:root{
  --navy:#0f1f33; --navy-2:#16294a; --slate:#475569; --ink:#1b2433;
  --paper:#f7f4ee; --white:#ffffff; --line:#e3ddd1;
  --gold:#c49a5a; --gold-2:#b0844a; --gold-soft:#f1e6d3;
  --radius:14px; --wrap:1120px;
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,"Times New Roman",serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.6;font-size:17px;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:6px}
.skip{position:absolute;left:-9999px;top:0;background:var(--gold);color:var(--navy);padding:.6rem 1rem;z-index:100;font-weight:600}
.skip:focus{left:1rem;top:1rem}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 22px}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.15;margin:0 0 .6em;letter-spacing:-.01em}
h1{font-size:clamp(2.3rem,7.5vw,4.1rem)}
h2{font-size:clamp(1.75rem,4.6vw,2.6rem);color:var(--navy)}
h3{font-size:1.28rem;color:var(--navy)}
p{margin:0 0 1em}
.eyebrow{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--gold);margin-bottom:1rem}
.eyebrow.dark{color:var(--gold-2)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(15,31,51,.96);backdrop-filter:saturate(140%) blur(8px);-webkit-backdrop-filter:saturate(140%) blur(8px);border-bottom:1px solid rgba(255,255,255,.08)}
.header-inner{display:flex;align-items:center;gap:.4rem .8rem;min-height:60px}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none;color:var(--white);margin-right:auto;min-width:0}
.mark{flex:none;width:40px;height:auto;display:block}
.header-call{order:2}
.header-inner{padding-top:.55rem}
@media (min-width:860px){.mark{width:46px}.header-inner{padding-top:0}.brand-sub{font-size:.66rem;letter-spacing:.1em}}
.brand-text{display:flex;flex-direction:column;line-height:1.15;min-width:0}
.brand-name{font-family:var(--serif);font-size:1.08rem;font-weight:600;white-space:nowrap}
.brand-sub{font-size:.6rem;letter-spacing:.05em;text-transform:uppercase;color:#aab6c7;white-space:nowrap}
.nav{display:flex;gap:.95rem;overflow-x:auto;scrollbar-width:none;order:3;flex-basis:100%;padding:.15rem 0 .7rem;margin-top:-.2rem}
.nav::-webkit-scrollbar{display:none}
.header-inner{flex-wrap:wrap}
.nav a{color:#d7deea;text-decoration:none;font-size:.86rem;white-space:nowrap;padding:.2rem 0}
.nav a[href="#real-estate"]{color:var(--gold)}
.nav a:hover{color:var(--white)}
@media (min-width:860px){.header-inner{flex-wrap:nowrap}.nav{order:0;flex-basis:auto;padding:0;margin:0;gap:1.8rem;overflow:visible}.nav a{font-size:.95rem}}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;min-height:50px;padding:.8rem 1.4rem;border-radius:999px;font-weight:600;font-size:1rem;text-decoration:none;border:1.5px solid transparent;transition:background .2s,color .2s,border-color .2s,transform .2s}
.btn:hover{transform:translateY(-1px)}
.btn-small{min-height:40px;padding:.45rem 1.05rem;font-size:.92rem}
.btn-accent{background:var(--gold);color:var(--navy)}
.btn-accent:hover{background:#d3ab6f}
.btn-ghost{color:var(--white);border-color:rgba(255,255,255,.4)}
.btn-ghost:hover{border-color:var(--white);background:rgba(255,255,255,.06)}
.btn-primary{background:var(--navy);color:var(--white)}
.btn-primary:hover{background:var(--navy-2)}
.btn-outline{color:var(--navy);border-color:var(--navy)}
.btn-outline:hover{background:var(--navy);color:var(--white)}

/* hero */
.hero{background:radial-gradient(120% 90% at 85% 0%,#22406b 0%,rgba(34,64,107,0) 55%),linear-gradient(160deg,var(--navy) 0%,#0b1726 100%);color:var(--white);padding:72px 0 76px;position:relative;overflow:hidden}
.hero::after{content:"";position:absolute;right:-120px;bottom:-160px;width:420px;height:420px;border:1px solid rgba(196,154,90,.25);border-radius:50%;pointer-events:none}
.hero-inner{position:relative;z-index:1}
.hero h1{max-width:15ch;color:var(--white)}
.lede{font-size:clamp(1.08rem,2.6vw,1.3rem);color:#cfd8e5;max-width:40ch;margin-bottom:2rem}
.cta-row{display:flex;flex-wrap:wrap;gap:.8rem}
.hero .cta-row .btn{flex:1 1 220px;max-width:300px}
.hero-points{list-style:none;padding:0;margin:2.6rem 0 0;display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;color:#b8c4d6;font-size:.95rem}
.hero-points li{display:flex;align-items:center;gap:.55rem}
.hero-points a{color:var(--gold);text-decoration:none;border-bottom:1px solid rgba(196,154,90,.5)}
.hero-points li::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--gold);flex:none}
@media (min-width:860px){.hero{padding:120px 0 128px}.hero::after{width:620px;height:620px;right:-140px;bottom:-260px}}

/* sections */
.section{padding:72px 0}
@media (min-width:860px){.section{padding:104px 0}}
.two-col{display:grid;gap:1.6rem}
@media (min-width:860px){.two-col{grid-template-columns:5fr 6fr;gap:4rem;align-items:start}}
.prose{color:var(--slate);font-size:1.06rem}
.prose a{color:var(--navy);text-decoration-color:var(--gold);text-underline-offset:3px}
.about{background:var(--white)}

/* services */
.services h2{margin-bottom:2rem}
.cards{display:grid;gap:1.1rem}
@media (min-width:700px){.cards{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.cards{grid-template-columns:1.15fr 1fr 1fr}.card-feature{grid-row:span 2}.card-wide{grid-column:span 2}}
.card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:1.7rem 1.5rem;position:relative}
.card p{color:var(--slate);margin-bottom:0}
.card-num{display:block;font-family:var(--serif);color:var(--gold-2);font-size:.95rem;letter-spacing:.08em;margin-bottom:.8rem}
.card-feature{background:var(--navy);border-color:var(--navy);color:var(--white)}
.card-feature h3{color:var(--white)}
.card-feature p{color:#cfd8e5}
.card-feature .card-num{color:var(--gold)}
.ticks{list-style:none;padding:0;margin:1.2rem 0 0;display:grid;gap:.7rem}
.ticks li{position:relative;padding-left:1.6rem;color:#e3e9f2;font-size:.97rem}
.ticks li::before{content:"";position:absolute;left:0;top:.5em;width:.75rem;height:.4rem;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);transform:rotate(-45deg)}
@media (min-width:700px) and (max-width:999px){.card-feature{grid-column:1/-1}}

/* process */
.process{background:var(--navy);color:var(--white)}
.process h2{color:var(--white);margin-bottom:2.2rem}
.steps{list-style:none;margin:0;padding:0;display:grid;gap:1.4rem}
@media (min-width:860px){.steps{grid-template-columns:repeat(4,1fr);gap:1.6rem}}
.steps li{display:flex;gap:1rem;align-items:flex-start;padding:1.4rem;border:1px solid rgba(255,255,255,.12);border-radius:var(--radius);background:rgba(255,255,255,.03)}
@media (min-width:860px){.steps li{flex-direction:column}}
.step-n{flex:none;display:grid;place-items:center;width:40px;height:40px;border-radius:50%;background:var(--gold);color:var(--navy);font-weight:700;font-family:var(--serif)}
.steps h3{color:var(--white);margin-bottom:.35rem}
.steps p{color:#bfcadb;margin:0;font-size:.98rem}

/* contact */
.contact .prose{margin-bottom:1.6rem}
.contact-list{margin:0;background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:.4rem 1.5rem}
.contact-list div{display:grid;gap:.15rem;padding:1.05rem 0;border-bottom:1px solid var(--line)}
.contact-list div:last-child{border-bottom:0}
.contact-list dt{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.contact-list dd{margin:0;font-size:1.1rem;color:var(--navy);overflow-wrap:anywhere}
.contact-list a{text-decoration:none;border-bottom:1px solid var(--gold)}
.contact-list a:hover{color:var(--gold-2)}

/* footer */
.site-footer{background:#0b1726;color:#93a1b5;padding:2.2rem 0;font-size:.9rem}
.footer-inner{display:flex;flex-wrap:wrap;justify-content:space-between;gap:.4rem 1.5rem}
.footer-inner p{margin:0}
.footer-brand{color:#d7deea;font-family:var(--serif);display:flex;align-items:center;gap:.6rem}
.footer-brand img{width:28px;height:auto}
.disclaimer{flex-basis:100%;margin-top:.8rem!important;padding-top:.9rem;border-top:1px solid rgba(255,255,255,.08);font-size:.8rem;color:#7f8ea4}

@media (max-width:380px){.brand-sub{display:none}}

/* real estate: black / cream / gold */
.realestate{--bk:#0d0d0c;--bk-2:#171614;--cream:#f2ece0;--cream-2:#bfb6a5;--g:#c9a24e;background:var(--bk);color:var(--cream);padding:76px 0 84px;border-top:1px solid rgba(201,162,78,.35)}
@media (min-width:860px){.realestate{padding:112px 0 120px}}
.realestate .eyebrow{color:var(--g)}
.realestate h2,.realestate h3,.realestate h4{color:var(--cream);font-weight:500}
.re-head{max-width:760px}
.re-mono{width:76px;height:auto;margin-bottom:1.4rem}
.realestate h2{font-size:clamp(1.9rem,5.2vw,3rem);letter-spacing:-.005em}
.re-lede{color:var(--cream-2);font-size:clamp(1.05rem,2.4vw,1.2rem);max-width:60ch}
.re-pillars{list-style:none;padding:0;margin:2rem 0 0;display:grid;gap:0;border-top:1px solid rgba(201,162,78,.3)}
.re-pillars li{display:flex;justify-content:space-between;gap:1rem;padding:.9rem 0;border-bottom:1px solid rgba(201,162,78,.3)}
.re-pillars strong{font-family:var(--serif);font-weight:500;font-size:1.08rem;color:var(--cream)}
.re-pillars span{color:var(--cream-2);font-size:.9rem;text-align:right}
@media (min-width:860px){.re-pillars{grid-template-columns:repeat(3,1fr);border-top:0}.re-pillars li{flex-direction:column;gap:.2rem;padding:1rem 1.4rem;border-bottom:0;border-left:1px solid rgba(201,162,78,.4)}.re-pillars li:first-child{padding-left:0;border-left:0}.re-pillars span{text-align:left}}
.re-sub{font-size:.8rem!important;letter-spacing:.2em;text-transform:uppercase;font-family:var(--sans);font-weight:600!important;color:var(--g)!important;margin:3.6rem 0 1.4rem;display:flex;align-items:center;gap:1rem}
.re-sub::after{content:"";flex:1;height:1px;background:rgba(201,162,78,.35)}
.re-steps{list-style:none;margin:0;padding:0;display:grid;gap:1px;background:rgba(201,162,78,.28);border:1px solid rgba(201,162,78,.28)}
@media (min-width:640px){.re-steps{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.re-steps{grid-template-columns:repeat(4,1fr)}}
.re-steps li{background:var(--bk);padding:1.4rem 1.3rem 1.5rem}
.re-n{display:block;font-family:var(--serif);color:var(--g);font-size:1.5rem;line-height:1;margin-bottom:.7rem}
.re-steps h4{font-family:var(--serif);font-size:1.2rem;letter-spacing:.14em;text-transform:uppercase;margin:0 0 .45rem}
.re-steps p{color:var(--cream-2);margin:0;font-size:.97rem}
.project{margin-top:3.6rem;background:var(--bk-2);border:1px solid rgba(201,162,78,.3)}
.project figure{margin:0;position:relative}
.project img{height:auto}
.project-hero img{width:100%;aspect-ratio:16/10;object-fit:cover;object-position:52% 60%}
@media (min-width:860px){.project-hero img{aspect-ratio:1402/566}}
.tfc,.gallery figcaption{position:absolute;left:0;bottom:0;background:rgba(13,13,12,.82);color:var(--cream);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;padding:.45rem .7rem;border-top-right-radius:2px}
.tfc{left:12px;top:12px;bottom:auto;border:1px solid rgba(201,162,78,.6);color:var(--g)}
.project-body{display:grid;gap:2rem;padding:1.6rem 1.3rem 1.8rem}
@media (min-width:960px){.project-body{grid-template-columns:5fr 6fr;gap:2.6rem;padding:2.4rem}}
.project-text h3{font-size:clamp(2rem,6vw,2.8rem);margin-bottom:.2rem;letter-spacing:.02em}
.project-meta{color:var(--g);font-size:.86rem;letter-spacing:.1em;text-transform:uppercase;margin-bottom:1.1rem}
.project-text p{color:var(--cream-2)}
.project-text .note{font-size:.88rem;font-style:italic;border-left:2px solid var(--g);padding-left:.8rem;margin:1.2rem 0 1.6rem}
.project .btn-ghost{color:var(--cream);border-color:rgba(242,236,224,.4)}
.project .btn-accent{background:var(--g);color:#0d0d0c}
.project .cta-row .btn{flex:1 1 auto;white-space:nowrap}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:8px;align-content:start}
.gallery .g-wide{grid-column:1/-1}
.gallery img{width:100%;aspect-ratio:1/1;object-fit:cover;object-position:center bottom}
.gallery .g-wide img{aspect-ratio:738/524;object-position:center}
.gallery figure:not(.g-wide) figcaption{position:static;background:none;padding:.4rem 0 0;font-size:.6rem;letter-spacing:.1em;color:var(--cream-2);line-height:1.35}
.principles{list-style:none;margin:0;padding:0;display:grid;gap:1.3rem}
@media (min-width:640px){.principles{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.principles{grid-template-columns:repeat(5,1fr)}}
.principles li{border-top:1px solid var(--g);padding-top:1rem}
.principles h4{font-family:var(--serif);font-size:1.12rem;margin:0 0 .35rem}
.principles p{color:var(--cream-2);margin:0;font-size:.95rem}
.realestate :focus-visible{outline-color:var(--g)}