@import url('https://fonts.googleapis.com/css2?family=Dancing+Script:wght@500&family=Manrope:wght@400;500;600;700&family=Mr+Dafoe&family=Newsreader:ital,opsz,wght@0,6..72,500;1,6..72,500&display=swap');

@view-transition{navigation:auto}

:root{
  --ink:#202321;
  --muted:#626762;
  --ivory:#f6f3ed;
  --paper:#fffefa;
  --gold:#b49561;
  --gold-dark:#80683f;
  --stone:#e6e0d6;
  --smoke:#e9e8e3;
  --white:#fff;
  --shadow:0 24px 70px rgba(32,35,33,.12);
}

/* Replaces RealtyNinja's account control with a useful property enquiry CTA. */
.rn-embed{position:relative}
.idx-enquire-property{
  position:absolute;
  z-index:2147483000;
  top:18px;
  right:0;
  width:188px;
  min-height:58px;
  padding:10px 14px;
  display:flex;
  align-items:center;
  justify-content:center;
  border:2px solid #fff;
  border-radius:5px;
  background:#247a52;
  box-shadow:0 5px 16px rgba(0,0,0,.2);
  color:#fff;
  font:700 .88rem/1.15 Arial,sans-serif;
  letter-spacing:.045em;
  text-align:center;
  text-decoration:none;
  text-transform:uppercase;
  pointer-events:auto;
  touch-action:manipulation;
  -webkit-tap-highlight-color:transparent;
  -webkit-user-select:none;
  user-select:none;
}
.idx-enquire-property:hover,.idx-enquire-property:focus-visible{background:#185d3d;color:#fff;transform:translateY(-1px)}
@media(max-width:720px){
  .idx-enquire-property{top:14px;right:0;width:172px;min-height:52px;padding:8px 10px;font-size:.78rem}
}

/* Keep third-party listing surfaces stable inside iPhone/iPad Safari. */
.rn-embed,.rn-embed side-chain,.rn-embed iframe{
  max-width:100%;
  touch-action:pan-y;
  overflow-anchor:none;
}
.rn-embed side-chain,.rn-embed iframe{display:block;width:100%;border:0}
.apple-touch .rn-embed{-webkit-overflow-scrolling:touch;isolation:isolate}
.apple-touch .idx-enquire-property{right:2px;transform:translateZ(0)}
.apple-touch .idx-enquire-property:active{background:#185d3d}


/* Live homepage property search */
.home-listings{background:#f5f1e8;padding-block:clamp(64px,8vw,112px)}
.home-listings-head{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:36px;align-items:end;margin-bottom:34px}
.home-listings-head h2{max-width:820px;margin:.45rem 0 .8rem}
.home-listings-head .lead{max-width:760px;margin:0}
.home-listings-head .btn{white-space:nowrap}
.home-address-search{margin:0 0 24px;padding:22px 24px;background:#152321;color:#f6f0e6;border:1px solid rgba(210,177,111,.48)}
.home-address-search label{display:block;margin:0 0 10px;font-size:.82rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:#d2b16f}
.home-address-search-row{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:12px}
.home-address-search input{width:100%;min-height:56px;padding:0 18px;border:1px solid rgba(255,255,255,.28);background:#fff;color:#152321;font:inherit;border-radius:0}
.home-address-search input:focus{outline:3px solid rgba(210,177,111,.35);outline-offset:2px}
.home-address-search .btn{min-height:56px;border:0;white-space:nowrap}
.home-listings-shell{height:min(760px,78vh);min-height:620px;overflow:auto;overscroll-behavior:contain;-webkit-overflow-scrolling:touch;background:#fff;border:1px solid rgba(25,35,33,.16);box-shadow:0 24px 70px rgba(18,28,27,.10)}
.home-listings-shell .rn-embed{width:100%;min-height:620px}
.home-listings-foot{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:30px;align-items:center;margin-top:28px;padding:26px 30px;background:#152321;color:#f6f0e6}
.home-listings-foot p{max-width:760px;margin:0;line-height:1.75}
.home-listings-foot .actions{margin:0;justify-content:flex-end}
.buy-featured-properties{background:#f5f1e8;border-top:1px solid rgba(25,35,33,.12);border-bottom:1px solid rgba(25,35,33,.12)}
.featured-properties-head{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:36px;align-items:end;margin-bottom:32px}
.featured-properties-head h2{max-width:800px;margin:.45rem 0 .8rem}
.featured-properties-head .lead{max-width:790px;margin:0}
.featured-properties-head .btn{white-space:nowrap}
.featured-properties-shell{overflow:hidden;background:#fff;border:1px solid rgba(25,35,33,.16);box-shadow:0 24px 70px rgba(18,28,27,.1)}
.featured-properties-shell .rn-embed{width:100%;min-height:95vh}
.featured-properties-cta{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:30px;align-items:center;margin-top:28px;padding:26px 30px;background:#152321;color:#f6f0e6}
.featured-properties-cta p{max-width:760px;margin:0;line-height:1.75}
.featured-properties-cta .actions{margin:0;justify-content:flex-end}
.sell-office-listings{background:#f5f1e8;border-bottom:1px solid rgba(25,35,33,.12)}
.office-listings-head{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:36px;align-items:end;margin-bottom:32px}
.office-listings-head h2{max-width:850px;margin:.45rem 0 .8rem}
.office-listings-head .lead{max-width:820px;margin:0}
.office-listings-head .btn{white-space:nowrap}
.office-listings-shell{overflow:hidden;background:#fff;border:1px solid rgba(25,35,33,.16);box-shadow:0 24px 70px rgba(18,28,27,.1)}
.office-listings-shell .rn-embed{width:100%;min-height:95vh}
.office-listings-cta{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:30px;align-items:center;margin-top:28px;padding:26px 30px;background:#152321;color:#f6f0e6}
.office-listings-cta p{max-width:780px;margin:0;line-height:1.75}
.office-listings-cta .actions{margin:0;justify-content:flex-end}
@media (max-width:850px){
  .home-listings-head,.home-listings-foot{grid-template-columns:1fr}
  .home-listings-head{align-items:start}
  .home-listings-head .btn{width:100%;text-align:center}
  .home-address-search{padding:20px 18px}
  .home-address-search-row{grid-template-columns:1fr}
  .home-address-search .btn{width:100%}
  .home-listings-shell{height:620px;min-height:0;margin-inline:-18px;border-left:0;border-right:0}
  .home-listings-shell .rn-embed{min-height:620px}
  .home-listings-foot{padding:24px 22px}
  .home-listings-foot .actions{justify-content:flex-start}
  .featured-properties-head,.featured-properties-cta{grid-template-columns:1fr}
  .featured-properties-head{align-items:start}
  .featured-properties-head .btn{width:100%;text-align:center}
  .featured-properties-shell{margin-inline:-18px;border-left:0;border-right:0}
  .featured-properties-cta{padding:24px 22px}
  .featured-properties-cta .actions{justify-content:flex-start}
  .office-listings-head,.office-listings-cta{grid-template-columns:1fr}
  .office-listings-head{align-items:start}
  .office-listings-head .btn{width:100%;text-align:center}
  .office-listings-shell{margin-inline:-18px;border-left:0;border-right:0}
  .office-listings-cta{padding:24px 22px}
  .office-listings-cta .actions{justify-content:flex-start}
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--ivory);color:var(--ink);font-family:'Manrope',sans-serif;font-size:16px;line-height:1.72}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
.wrap{width:min(1180px,calc(100% - 48px));margin:auto}

.top{background:#181a19;color:#d8d4cc;font-size:.8rem;padding:9px 0;letter-spacing:.025em}
.top .wrap{display:flex;justify-content:space-between;gap:20px}
.nav{position:sticky;top:0;z-index:20;background:rgba(246,243,237,.96);backdrop-filter:blur(18px);border-bottom:1px solid rgba(32,35,33,.1)}
.nav-inner{height:88px;display:flex;align-items:center;justify-content:space-between}
.brand{font-family:'Newsreader',serif;font-size:1.65rem;line-height:1;font-weight:500}
.brand small{display:block;margin-top:7px;font:700 .62rem 'Manrope';letter-spacing:.24em;color:var(--gold-dark);text-transform:uppercase}
.links{display:flex;align-items:center;gap:28px;font-weight:600;font-size:.88rem}
.links a{position:relative;padding:31px 0}
.links a:after{content:'';position:absolute;left:0;right:100%;bottom:22px;height:1px;background:var(--gold);transition:.2s}
.links a:hover:after,.links a.active:after{right:0}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;border:1px solid var(--ink);border-radius:2px;background:var(--ink);color:#fff;padding:12px 23px;font-weight:700;font-size:.9rem;cursor:pointer;transition:.22s}
.btn:hover{background:var(--gold-dark);border-color:var(--gold-dark);transform:translateY(-2px)}
.btn.alt{background:transparent;color:var(--ink)}
.btn.alt:hover{background:var(--ink);color:#fff}
.btn.light{background:var(--paper);border-color:var(--paper);color:var(--ink)}
.menu{display:none;background:none;border:0;font-size:1.7rem}
.mobile-search-tab{display:none}
.nav{background:rgba(43,45,44,.97);border-bottom-color:rgba(255,255,255,.1)}.brand{display:flex;align-items:center;width:185px;height:56px}.brand img{display:block;width:100%;height:auto;max-height:52px;object-fit:contain}.links{color:#f4f1ea}.links a:after{background:#d7b979}.nav .btn.nav-cta{background:#d2b477;border-color:#d2b477;color:#202321}.nav .btn.nav-cta:hover{background:#f0dfbd;border-color:#f0dfbd}.menu{color:#fff}

.hero{padding:64px 0 68px;overflow:hidden;background:linear-gradient(105deg,var(--ivory) 0%,var(--ivory) 63%,var(--smoke) 63%)}
.hero-grid{display:grid;grid-template-columns:1.06fr .94fr;gap:78px;align-items:center}
.eyebrow{color:var(--gold-dark);font-weight:700;letter-spacing:.18em;text-transform:uppercase;font-size:.72rem}
.hero h1,.page-hero h1,h2{font-family:'Newsreader',serif;font-weight:500;line-height:1.02}
.hero h1{max-width:760px;font-size:clamp(3.7rem,6.8vw,6.7rem);margin:17px 0 24px;letter-spacing:-.045em}
.hero h1.hero-suit{font-size:clamp(3.2rem,5.4vw,5.5rem);max-width:820px}
.hero h1 em{color:var(--gold-dark);font-style:italic}
.lead{font-size:1.12rem;color:var(--muted);max-width:690px;line-height:1.75}
.actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:32px}
.portrait{position:relative;min-height:600px;overflow:hidden;box-shadow:var(--shadow);border:1px solid rgba(32,35,33,.14);background:#d6d6d1}
.portrait:before{content:'';position:absolute;inset:18px;z-index:2;border:1px solid rgba(255,255,255,.7);pointer-events:none}
.portrait img{width:100%;height:100%;min-height:600px;object-fit:cover;object-position:center top;display:block}
.float-card{position:absolute;z-index:3;left:22px;right:22px;bottom:22px;background:rgba(255,254,250,.94);backdrop-filter:blur(10px);padding:18px 22px;border-left:3px solid var(--gold);box-shadow:0 14px 35px rgba(0,0,0,.14)}
.float-card strong{display:block;font-family:'Newsreader';font-size:1.38rem;font-weight:500}

.strip{background:#181a19;color:#fff;padding:29px 0}
.strip-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.strip-item{display:grid;grid-template-rows:auto 1fr;align-content:start;gap:9px;padding:2px 25px;border-right:1px solid rgba(255,255,255,.15);color:#c8cbc6;font-size:.9rem;line-height:1.5}
.strip-item:first-child{padding-left:0}.strip-item:last-child{border:0}
.strip-item strong{display:block;color:#d6bd91;font-family:'Newsreader';font-size:1.2rem;font-weight:500;line-height:1.25}
.home-idx{padding:72px 0;background:#ece9e2;border-bottom:1px solid #d8d3c9}.home-idx-shell{display:grid;grid-template-columns:.8fr 1.2fr;gap:54px;align-items:center;background:var(--paper);border:1px solid var(--stone);box-shadow:var(--shadow);padding:44px 48px;position:relative}.home-idx-shell:before{content:'';position:absolute;left:0;top:0;bottom:0;width:4px;background:var(--gold)}.home-idx-copy h2{font-size:clamp(2.35rem,3.8vw,3.7rem);margin:10px 0 16px}.home-idx-copy p{color:var(--muted);margin:0 0 18px}.home-idx-form{display:grid;grid-template-columns:1.15fr 1fr 1fr auto;gap:12px;align-items:end}.home-idx-form label{display:grid;gap:7px}.home-idx-form label span{font-size:.78rem;font-weight:700;letter-spacing:.02em}.home-idx-form input,.home-idx-form select{width:100%;height:50px;border:1px solid #cfcac0;background:#fff;color:var(--ink);padding:0 13px;outline:none}.home-idx-form input:focus,.home-idx-form select:focus{border-color:var(--gold-dark);box-shadow:0 0 0 3px rgba(180,149,97,.15)}.home-idx-form .btn{height:50px;white-space:nowrap}

.section{padding:100px 0}
.section.soft{background:var(--smoke);border-top:1px solid #dbd9d2;border-bottom:1px solid #dbd9d2}
.section-head{max-width:790px;margin-bottom:48px}
.section h2{font-size:clamp(2.65rem,4.5vw,4.35rem);margin:11px 0 18px;letter-spacing:-.035em}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.card{position:relative;background:var(--paper);padding:34px 30px;border:1px solid var(--stone);transition:.25s;overflow:hidden}
.card:before{content:'';position:absolute;left:0;top:0;width:0;height:3px;background:var(--gold);transition:.3s}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow);border-color:#d4c6ad}
.card:hover:before{width:100%}
.card .num{font-family:'Newsreader';font-size:2.65rem;color:var(--gold)}
.card h3{font-family:'Newsreader';font-size:1.5rem;font-weight:500;line-height:1.2;margin:11px 0}
.text-link{font-weight:700;color:var(--gold-dark);font-size:.92rem}
.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.quote{font-family:'Newsreader';font-size:1.75rem;line-height:1.4;border-left:2px solid var(--gold);padding-left:28px}
.checklist{list-style:none;padding:0;margin:0}
.checklist li{padding:11px 0 11px 31px;position:relative;border-bottom:1px solid rgba(32,35,33,.09)}
.checklist li:before{content:'—';position:absolute;left:0;color:var(--gold-dark);font-weight:700}
.buy-story{max-width:920px}
.buy-story h2{max-width:820px}
.buy-story>p{max-width:860px}
.buy-story .lead{margin-bottom:28px}
.buy-story-close{margin-top:32px;padding:24px 28px;border-left:3px solid var(--gold);background:rgba(255,254,250,.72);font-family:'Newsreader',serif;font-size:1.35rem;line-height:1.45}
.flip-proof-head{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(300px,.9fr);gap:64px;align-items:end;margin-bottom:34px}.flip-proof-head h2{margin:10px 0 0}.flip-proof-head p{margin:0;color:var(--muted);font-size:1.05rem;line-height:1.75}.flip-project-showcase{position:relative;margin:0 0 34px;padding:12px;background:#151716;border:1px solid #b49561;box-shadow:0 28px 70px rgba(20,22,21,.18)}.flip-project-showcase:last-child{margin-bottom:0}.flip-project-showcase:before{content:'';position:absolute;inset:22px;z-index:1;border:1px solid rgba(214,189,145,.38);pointer-events:none}.flip-project-showcase img{display:block;width:100%;height:auto;object-fit:contain}.flip-project-showcase figcaption{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:17px 12px 7px;color:#eee8dc}.flip-project-showcase figcaption strong{font-family:'Newsreader',serif;font-size:1.35rem;font-weight:500;color:#d8bf93}.flip-project-showcase figcaption span{font-size:.83rem;font-weight:700;letter-spacing:.05em;text-transform:uppercase}
.flip-hero-photo{position:relative;height:260px;margin:42px 0 0;overflow:hidden;border:1px solid #b49561;background:#151716;box-shadow:0 22px 55px rgba(20,22,21,.16)}.flip-hero-photo:after{content:'';position:absolute;inset:10px;border:1px solid rgba(255,255,255,.36);pointer-events:none}.flip-hero-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 58%}.flip-photo-note{position:absolute;z-index:2;left:18px;bottom:18px;margin:0;padding:7px 12px;border:1px solid rgba(216,191,147,.8);background:rgba(21,23,22,.84);color:#f3e6ca;font-size:.68rem;font-weight:700;line-height:1;letter-spacing:.08em;text-transform:uppercase;box-shadow:0 7px 18px rgba(0,0,0,.2);backdrop-filter:blur(4px)}.flip-experience-photo{margin:48px 0 34px}.flip-experience-photo img{object-position:center 52%}
.about-hero{padding:68px 0;background:linear-gradient(110deg,var(--ivory) 0%,var(--ivory) 67%,var(--smoke) 67%);overflow:hidden}.page-hero .about-hero-grid{max-width:1180px;margin:auto;display:grid;grid-template-columns:1.18fr .82fr;gap:76px;align-items:center}.about-hero h1{max-width:760px;font-size:clamp(3.25rem,5.5vw,5.5rem)}.about-hero h1 em{color:var(--gold-dark);font-style:italic}.about-portrait{position:relative;margin:0;padding:0 0 24px 24px}.about-portrait:before{content:'';position:absolute;left:0;bottom:0;width:74%;height:72%;border:1px solid var(--gold);z-index:0}.about-portrait-frame{position:relative;z-index:1;height:540px;overflow:hidden;background:#252a29;box-shadow:var(--shadow)}.about-portrait-frame:after{content:'';position:absolute;inset:15px;border:1px solid rgba(255,255,255,.55);pointer-events:none}.about-portrait img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block}.about-portrait figcaption{position:absolute;z-index:2;left:0;right:22px;bottom:0;background:rgba(32,35,33,.94);color:#fff;padding:18px 22px;border-left:4px solid var(--gold);box-shadow:0 16px 36px rgba(0,0,0,.18)}.about-portrait figcaption strong{display:block;font-family:'Newsreader',serif;font-size:1.35rem;font-weight:500;color:#dfc89f}.about-portrait figcaption span{display:block;color:#d7d9d5;font-size:.82rem;line-height:1.5;margin-top:3px}.about-story{max-width:900px}.about-story>p{max-width:850px}.about-story h2{margin:64px 0 20px;padding-top:30px;border-top:1px solid var(--stone);font-size:clamp(2rem,4vw,3rem)}.about-opening{font-family:'Newsreader',serif;font-size:1.65rem;line-height:1.45;color:var(--ink)}.about-questions{display:grid;grid-template-columns:1fr 1fr;gap:0 36px;margin:26px 0 32px;padding:28px 32px;background:var(--paper);border:1px solid var(--stone)}.about-questions li{padding:10px 0 10px 24px;position:relative}.about-questions li:before{content:'✓';position:absolute;left:0;color:var(--gold);font-weight:700}.about-pillars{font-family:'Newsreader',serif;font-size:1.55rem;color:var(--gold-dark)}
.page-hero .about-hero-grid{grid-template-columns:minmax(0,1.12fr) minmax(340px,.78fr);gap:64px;align-items:center}.about-hero-copy{min-width:0}.about-portrait{width:100%;max-width:440px;justify-self:end}.about-portrait-frame{height:auto;aspect-ratio:4/5}.about-portrait figcaption{left:0;right:0}.about-portrait img{object-position:50% 18%}
.hero-grid{grid-template-columns:minmax(0,1.12fr) minmax(360px,.78fr);gap:64px;align-items:center}.hero-grid>div:first-child{min-width:0}.hero .portrait{width:100%;max-width:470px;min-height:0;aspect-ratio:4/5;justify-self:end}.hero .portrait img{height:100%;min-height:0;object-position:50% 18%}.hero .float-card{left:20px;right:20px;bottom:20px}
.hero-letter{position:relative;background:#fffdf8;padding:52px 52px 38px;border:1px solid #d8d0c2;box-shadow:0 24px 65px rgba(32,35,33,.11);transform:rotate(-.25deg)}.hero-letter:before{content:'';position:absolute;inset:10px;border:1px solid rgba(180,149,97,.22);pointer-events:none}.hero-letter:after{content:'';position:absolute;top:-1px;right:-1px;width:44px;height:44px;background:linear-gradient(225deg,var(--ivory) 49%,#d9d2c6 50%,#f4efe6 52%);box-shadow:-3px 3px 8px rgba(32,35,33,.06)}.hero-letter>*{position:relative;z-index:1}.hero-letter .lead{font-family:'Newsreader',serif;font-size:1.25rem;line-height:1.68;color:#4e514d}.hero-signature{width:clamp(205px,47%,330px);max-width:100%;margin:25px 8px 4px auto;text-align:center;line-height:1;transform:rotate(-2deg)}.hero-signature span{display:block;text-align:left;margin:0 0 -7px 15%;color:var(--muted);font-family:'Newsreader',serif;font-size:.72rem;font-style:italic}.hero-signature img{display:block;width:100%;height:auto;max-height:108px;object-fit:contain;object-position:center;filter:sepia(1) saturate(.55) hue-rotate(357deg) brightness(.62)}.hero-signature small{display:block;margin-top:-8px;font-size:.56rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:#686c67}.hero-letter .actions{border-top:1px solid #e4ded3;padding-top:27px;margin-top:29px}

.cta{background:#202321;color:#fff;padding:58px;display:flex;align-items:center;justify-content:space-between;gap:30px;border-left:6px solid var(--gold)}
.cta h2{font-size:2.75rem;margin:0 0 10px}
.cta p{color:#cdd0cb;margin:0}
.page-hero{padding:94px 0 86px;background:linear-gradient(112deg,#e7e5df 0%,var(--ivory) 72%);border-bottom:1px solid var(--stone)}
.page-hero .wrap{max-width:950px;margin-left:max(24px,calc((100vw - 1180px)/2))}
.page-hero h1{font-size:clamp(3.3rem,6vw,5.8rem);margin:14px 0 22px;letter-spacing:-.04em}
.process{counter-reset:step}
.process .card{padding-top:76px}
.process .card:after{counter-increment:step;content:'0' counter(step);position:absolute;top:28px;left:30px;color:var(--gold-dark);font-size:.76rem;font-weight:700;letter-spacing:.18em}

.form-box{background:var(--paper);padding:40px;border:1px solid var(--stone);box-shadow:var(--shadow)}
.form-box h3{font-family:'Newsreader';font-size:2rem;font-weight:500;margin:0}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{display:flex;flex-direction:column;gap:7px}
.field.full{grid-column:1/-1}
.field label{font-weight:700;font-size:.86rem}
.field input,.field select,.field textarea{border:1px solid #cfcac0;border-radius:0;background:#fff;padding:13px 14px;color:var(--ink);width:100%;outline:none}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--gold-dark);box-shadow:0 0 0 3px rgba(180,149,97,.15)}
.field textarea{min-height:120px;resize:vertical}
.success{display:none;background:#e6eee8;color:#285d41;padding:13px;margin-top:14px}
.resource-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.resource{background:var(--paper);padding:32px;border:1px solid var(--stone)}
.resource h3{font-family:'Newsreader';font-weight:500;font-size:1.55rem;margin:10px 0}
.blog-hero{padding:98px 0 92px;background:#202321;color:#fff;border-bottom:4px solid var(--gold)}.blog-hero h1{font-family:'Newsreader',serif;font-weight:500;font-size:clamp(3.5rem,6.5vw,6.4rem);line-height:1;letter-spacing:-.045em;margin:15px 0 24px;max-width:980px}.blog-hero h1 em{color:#d8bf93;font-style:italic}.blog-hero .lead{color:#d1d4cf;max-width:790px}.blog-intro{max-width:820px;margin-bottom:46px}.blog-intro h2{margin-top:12px}.blog-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.blog-card{background:var(--paper);border:1px solid var(--stone);padding:36px;position:relative;transition:.25s}.blog-card:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:#d4c6ad}.blog-meta{display:flex;align-items:center;gap:14px;color:var(--gold-dark);font-weight:700;text-transform:uppercase;letter-spacing:.13em}.blog-meta span{font-family:'Newsreader',serif;font-size:1.8rem;font-weight:500}.blog-meta small{font-size:.68rem}.blog-card h3{font-family:'Newsreader',serif;font-size:2rem;font-weight:500;line-height:1.15;margin:18px 0 12px}.blog-card p{color:var(--muted);margin-bottom:22px}.blog-cta{display:flex;align-items:center;justify-content:space-between;gap:44px}.blog-cta h2{max-width:760px}.blog-cta p{color:var(--muted);max-width:690px}

.blog-card.published{border-top:4px solid var(--gold);padding-top:33px}.article-hero{padding:70px 0 64px;background:#202321;color:#fff;border-bottom:4px solid var(--gold)}.article-head{max-width:1000px}.article-back{display:inline-block;color:#d8bf93;font-weight:700;margin-bottom:28px}.article-hero h1{font-family:'Newsreader',serif;font-size:clamp(3rem,5.2vw,5.2rem);font-weight:500;line-height:1.03;letter-spacing:-.04em;margin:15px 0 20px}.article-hero .lead{color:#d1d4cf}.article-layout{display:grid;grid-template-columns:minmax(0,780px) 280px;gap:76px;align-items:start;padding-top:76px;padding-bottom:90px}.article-body{font-size:1.08rem;line-height:1.78}.article-body h2{font-family:'Newsreader',serif;font-size:clamp(2.15rem,3.7vw,3.25rem);font-weight:500;line-height:1.13;letter-spacing:-.025em;margin:60px 0 20px;padding-top:25px;border-top:1px solid var(--stone)}.article-body p{margin:0 0 22px}.article-body a:not(.btn){color:var(--gold-dark);font-weight:700;text-decoration:underline;text-underline-offset:3px}.article-body ul{margin:8px 0 28px;padding:22px 30px 22px 48px;background:var(--paper);border-left:3px solid var(--gold)}.article-body li{margin:7px 0}.article-opening{font-family:'Newsreader',serif;font-size:1.6rem;line-height:1.5;color:var(--ink)}.article-aside{position:sticky;top:118px;background:var(--paper);border:1px solid var(--stone);border-top:4px solid var(--gold);padding:30px;box-shadow:var(--shadow)}.article-aside strong{display:block;font-family:'Newsreader',serif;font-size:1.8rem;font-weight:500;margin-top:24px}.article-aside small{display:block;color:var(--muted);line-height:1.45;padding-bottom:16px;border-bottom:1px solid var(--stone)}.article-aside .btn{width:100%;margin-top:26px;padding-inline:12px}.article-close{margin-top:56px;padding:34px;background:#202321;color:#fff;border-left:5px solid var(--gold)}.article-close strong{display:block;font-family:'Newsreader',serif;font-size:1.55rem;line-height:1.4;margin-bottom:22px}.article-note{font-size:.8rem;line-height:1.6;color:var(--muted);margin-top:28px!important}
footer{background:#181a19;color:#cdd0cb;padding:68px 0 28px}
.idx-hero{padding:92px 0 82px;background:#202321;color:#fff;border-bottom:4px solid var(--gold)}.idx-hero h1{font-family:'Newsreader',serif;font-weight:500;font-size:clamp(3.4rem,6vw,6rem);line-height:1.02;letter-spacing:-.04em;margin:15px 0 24px;max-width:980px}.idx-hero h1 em{color:#d8bf93;font-style:italic}.idx-hero .lead{color:#d1d4cf}.idx-section{padding-top:76px}.idx-layout{display:grid;grid-template-columns:1.25fr .75fr;gap:24px;align-items:start}.idx-search,.idx-ready{background:var(--paper);border:1px solid var(--stone);padding:38px;box-shadow:var(--shadow)}.idx-search h2{font-size:clamp(2.4rem,4vw,3.5rem);margin:13px 0 14px}.idx-status{display:inline-flex;align-items:center;gap:9px;color:var(--gold-dark);font-size:.78rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.idx-status i{width:9px;height:9px;border-radius:50%;background:#ad8c55;box-shadow:0 0 0 5px rgba(180,149,97,.15)}.idx-fields{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin:28px 0 16px}.idx-search label{display:grid;gap:7px;font-size:.82rem;font-weight:700}.idx-search input,.idx-search select,.idx-search textarea{width:100%;border:1px solid #cdc8be;background:#fff;padding:13px 14px;color:var(--ink);border-radius:0}.idx-search textarea{min-height:100px;resize:vertical}.idx-notes{margin-bottom:20px}.idx-ready h3{font-family:'Newsreader',serif;font-size:2rem;line-height:1.15;margin:14px 0}.idx-map{min-height:260px;margin:25px 0;background:linear-gradient(135deg,#dedbd4,#f5f2ec);border:1px solid #d3cdc1;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:24px;position:relative;overflow:hidden}.idx-map:before,.idx-map:after{content:'';position:absolute;width:140%;height:1px;background:rgba(128,104,63,.22);transform:rotate(-24deg)}.idx-map:after{transform:rotate(30deg)}.idx-map span{letter-spacing:.3em;font-size:.7rem;color:var(--gold-dark);z-index:1}.idx-map b{font-family:'Newsreader',serif;font-size:1.35rem;margin:8px 0;z-index:1}.idx-map small{color:var(--muted);z-index:1}.idx-note{font-size:.9rem}.idx-live iframe{display:block;width:100%;min-height:850px;border:1px solid var(--stone);background:#fff}.idx-benefits{display:grid;grid-template-columns:1.1fr .9fr;gap:80px;align-items:start}.idx-benefits h2{font-size:clamp(2.5rem,4vw,4rem)}.idx-points p{padding:18px 0;margin:0;border-bottom:1px solid rgba(32,35,33,.12)}.idx-points strong{display:block;font-family:'Newsreader',serif;font-size:1.35rem;color:var(--gold-dark)}
.investment-story{max-width:1180px}.investment-intro{max-width:900px;margin-bottom:48px}.investment-intro h2,.investment-close h2{font-size:clamp(2.7rem,4.6vw,4.5rem);margin:12px 0 20px}.investment-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.investment-card{position:relative;background:var(--paper);border:1px solid var(--stone);padding:38px 34px 34px}.investment-card:nth-child(3n+2){background:#f1eee8}.investment-number{display:block;color:var(--gold-dark);font-size:.75rem;font-weight:700;letter-spacing:.18em}.investment-card h3{font-family:'Newsreader',serif;font-size:2rem;font-weight:500;line-height:1.15;margin:10px 0 20px}.investment-card p{color:#4f544f}.investment-card .text-link{display:inline-block;margin-top:8px}.investment-close{margin-top:26px;background:#202321;color:#fff;padding:54px 58px;border-left:5px solid var(--gold)}.investment-close p{max-width:900px;color:#d0d3ce}.investment-close .buy-story-close{background:rgba(255,255,255,.06);color:#fff}.investment-close .btn{margin-top:15px;background:#d2b477;border-color:#d2b477;color:#202321}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:52px}
.footer-title{font-family:'Newsreader';font-size:1.85rem;color:#fff}
.footer-links{display:grid;gap:9px;margin-top:12px}
.footer-links a:hover{color:#d6bd91}
.fine{border-top:1px solid rgba(255,255,255,.12);margin-top:45px;padding-top:23px;font-size:.8rem;color:#979c97}
.mobile-call{display:none}
.whatsapp-float{position:fixed;right:22px;bottom:22px;z-index:45;display:flex;align-items:center;gap:11px;color:#fff;filter:drop-shadow(0 10px 22px rgba(0,0,0,.24));transition:transform .2s ease}.whatsapp-float:hover{transform:translateY(-3px)}.whatsapp-icon{display:grid;place-items:center;width:58px;height:58px;border-radius:50%;background:#25d366;border:3px solid #fff}.whatsapp-icon svg{width:32px;height:32px}.whatsapp-label{display:flex;flex-direction:column;background:#202321;padding:9px 14px 10px;border-radius:7px;border-left:3px solid #25d366;line-height:1.25}.whatsapp-label strong{font-size:.85rem}.whatsapp-label small{font-size:.7rem;color:#d3d7d2;margin-top:2px}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.idx-dock{position:fixed;left:0;right:0;bottom:0;z-index:40;padding:9px 18px;background:#651a22;border-top:2px solid #d6bd91;box-shadow:0 -10px 30px rgba(51,5,11,.32);backdrop-filter:blur(12px)}.idx-dock-form{width:min(860px,100%);margin:auto;display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:center;gap:7px}.idx-dock-form label{display:block;position:relative}.idx-dock input{width:100%;height:44px;border:1px solid rgba(255,255,255,.58);background:#761f29;color:#fff;padding:0 15px;font:inherit;font-size:.92rem;outline:none}.idx-dock input::placeholder{color:#f5e9e7}.idx-dock input:focus{border-color:#fff;box-shadow:0 0 0 3px rgba(255,255,255,.18)}.idx-dock button{height:44px;border:1px solid #d6bd91;background:#d6bd91;color:#202321;padding:0 20px;font:inherit;font-size:.82rem;font-weight:800;cursor:pointer;white-space:nowrap}.idx-dock button:hover{background:#ead6b3}.idx-address-suggestions{position:absolute;left:0;right:0;bottom:calc(100% + 10px);z-index:60;max-height:min(390px,55vh);overflow:auto;background:#fff;color:#202321;border:1px solid #d6bd91;box-shadow:0 -16px 38px rgba(25,10,12,.28);text-align:left}.idx-address-suggestions[hidden]{display:none}.idx-address-option{display:block;width:100%;height:auto!important;padding:13px 16px!important;border:0!important;border-bottom:1px solid #e5dfd4!important;background:#fff!important;color:#202321!important;text-align:left;white-space:normal!important}.idx-address-option:hover,.idx-address-option:focus{background:#f5eee3!important;outline:2px solid #8e2430;outline-offset:-2px}.idx-address-option strong,.idx-address-option small{display:block}.idx-address-option strong{font-family:'Newsreader',serif;font-size:1.05rem}.idx-address-option small{margin-top:2px;color:#686b67;font-size:.74rem;font-weight:500}.idx-address-note{display:block;padding:9px 16px;background:#f7f3eb;color:#6f5b34;font-size:.68rem;font-weight:700}.whatsapp-float{bottom:80px}body{padding-bottom:62px}

@media(max-width:900px){
  .mobile-search-tab{display:inline-flex;align-items:center;justify-content:center;margin-left:auto;margin-right:12px;padding:10px 13px;border:1px solid #d6bd91;color:#f4f1ea;font-size:.75rem;font-weight:800;letter-spacing:.04em;text-transform:uppercase}
  html.menu-open,body.menu-open{overflow:hidden;overscroll-behavior:none}
  body.menu-open{touch-action:none}
  body.menu-open .nav{z-index:100;backdrop-filter:none}
  body.menu-open .idx-dock,body.menu-open .whatsapp-float,body.menu-open .mobile-call{visibility:hidden;pointer-events:none}
  .links{display:none;position:fixed;z-index:101;top:88px;left:0;right:0;bottom:0;height:auto;max-height:none;overflow-x:hidden;overflow-y:auto;overscroll-behavior:contain;-webkit-overflow-scrolling:touch;touch-action:pan-y;contain:layout paint;background:#2b2d2c;color:#f4f1ea;padding:24px 24px max(34px,env(safe-area-inset-bottom));flex-direction:column;align-items:flex-start;flex-wrap:nowrap;border-bottom:1px solid rgba(255,255,255,.12)}
  .links.open{display:flex}.links a{width:100%;padding:10px 0;flex:0 0 auto}.links a:after{bottom:3px}
  .menu{display:block}.nav .btn.nav-cta{display:none}
  .hero{background:var(--ivory)}.hero-grid,.split{grid-template-columns:1fr;gap:44px}
  .hero{padding-top:52px}.portrait{min-height:510px;max-width:560px}.portrait img{min-height:510px}
  .strip-grid{grid-template-columns:1fr 1fr;row-gap:0}.strip-item{min-height:116px;padding:16px 28px;border-bottom:1px solid rgba(255,255,255,.14)}.strip-item:first-child{padding-left:28px}.strip-item:nth-child(2){border-right:0}.strip-item:nth-child(3),.strip-item:nth-child(4){border-bottom:0}
  .cards{grid-template-columns:1fr 1fr}.cta{align-items:flex-start;flex-direction:column}
  .footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}
  .idx-layout,.idx-benefits{grid-template-columns:1fr}.idx-ready{order:-1}.idx-benefits{gap:36px}
  .home-idx-shell{grid-template-columns:1fr;gap:30px}.home-idx-form{grid-template-columns:1fr 1fr}.home-idx-form .btn{grid-column:1/-1}
  .about-hero{background:var(--ivory)}.page-hero .about-hero-grid{grid-template-columns:1fr;gap:50px}.about-portrait{width:min(100%,520px);max-width:520px;justify-self:center;margin-inline:auto}.about-portrait-frame{height:auto;aspect-ratio:4/5}
  .investment-grid{grid-template-columns:1fr}.investment-close{padding:44px 38px}
  .blog-grid{grid-template-columns:1fr}.blog-cta{align-items:flex-start;flex-direction:column}
  .article-layout{grid-template-columns:1fr;gap:38px}.article-aside{position:static;display:grid;grid-template-columns:1fr 1fr;gap:0 24px}.article-aside>.eyebrow,.article-aside>.btn{grid-column:1/-1}
  .hero-grid{grid-template-columns:1fr;gap:44px}.hero .portrait{width:min(100%,520px);max-width:520px;min-height:0;aspect-ratio:4/5;justify-self:center;margin-inline:auto}.hero .portrait img{min-height:0}.hero-letter{transform:none}
  .flip-proof-head{grid-template-columns:1fr;gap:18px}
}

@media(max-width:620px){
  .mobile-search-tab{padding:9px 10px;font-size:.68rem}
  .wrap{width:min(100% - 30px,1180px)}.top .wrap span:last-child{display:none}
  .nav-inner{height:76px}.brand{width:155px;height:48px}.brand img{max-height:44px}.links{top:76px;height:auto;max-height:none}.hero h1{font-size:3.35rem}
  .portrait{min-height:430px}.portrait img{min-height:430px}
  .strip-grid,.cards,.resource-grid,.form-grid,.footer-grid{grid-template-columns:1fr}
  .idx-hero{padding:64px 0 58px}.idx-hero h1{font-size:3.25rem}.idx-fields{grid-template-columns:1fr}.idx-search,.idx-ready{padding:26px 22px}.idx-map{min-height:220px}
  .home-idx{padding:52px 0}.home-idx-shell{padding:30px 22px}.home-idx-form{grid-template-columns:1fr}.home-idx-form .btn{grid-column:auto;width:100%}
  .strip-item{min-height:0;border-right:0;border-bottom:1px solid rgba(255,255,255,.14);padding:16px 0}.strip-item:first-child{padding-left:0}.strip-item:nth-child(3){border-bottom:1px solid rgba(255,255,255,.14)}
  .section{padding:72px 0}.field.full{grid-column:auto}
  .cta{padding:38px 28px}.form-box{padding:28px 22px}
  .mobile-call{display:flex;position:fixed;z-index:39;bottom:72px;left:14px;right:14px;box-shadow:0 12px 30px rgba(0,0,0,.24)}
  .whatsapp-float{right:14px;bottom:140px}.whatsapp-icon{width:54px;height:54px}.whatsapp-label{display:none}
  .idx-dock{padding:8px 10px}.idx-dock-form{grid-template-columns:minmax(0,1fr) auto;gap:7px}.idx-dock input{height:46px}.idx-dock button{height:46px;padding:0 14px}body{padding-bottom:126px}
  .about-story h2{margin-top:48px;padding-top:24px}.about-questions{grid-template-columns:1fr;padding:22px}.about-opening{font-size:1.4rem}.about-hero{padding-top:48px}.page-hero .about-hero-grid{gap:38px}.about-portrait{width:100%;padding:0 0 18px 14px;margin-inline:auto}.about-portrait-frame{height:auto;aspect-ratio:4/5}.about-portrait figcaption{left:0;right:0;padding:15px 18px}.about-portrait figcaption strong{font-size:1.2rem}
  .investment-card{padding:30px 24px}.investment-close{padding:36px 25px}.investment-close h2{font-size:2.55rem}
  .blog-hero{padding:64px 0 60px}.blog-hero h1{font-size:3.25rem}.blog-card{padding:28px 23px}.blog-card h3{font-size:1.75rem}
  .article-hero{padding:52px 0}.article-hero h1{font-size:2.75rem}.article-layout{padding-top:54px;padding-bottom:70px}.article-body{font-size:1rem}.article-body h2{margin-top:46px}.article-body ul{padding:20px 22px 20px 40px}.article-aside{grid-template-columns:1fr}.article-aside>.eyebrow,.article-aside>.btn{grid-column:auto}.article-close{padding:28px 23px}
  .flip-project-showcase{padding:6px;margin-inline:-8px}.flip-project-showcase:before{inset:12px}.flip-project-showcase figcaption{display:block;padding:14px 8px 6px}.flip-project-showcase figcaption strong,.flip-project-showcase figcaption span{display:block}.flip-project-showcase figcaption span{margin-top:5px;font-size:.7rem}
  .hero .portrait{width:100%;min-height:0;aspect-ratio:4/5;margin-inline:auto}.hero .portrait img{min-height:0;object-position:50% 18%}.hero .float-card{left:14px;right:14px;bottom:14px}.hero-letter{padding:38px 27px 29px}.hero-letter .lead{font-size:1.12rem}.hero-signature{width:min(250px,86%);margin-right:0}.hero-signature img{max-height:88px}.hero-letter .actions{padding-top:23px}.hero-letter .actions .btn{width:100%}
}
.article-byline{margin:0 0 2rem;padding:1rem 0;border-top:1px solid rgba(20,37,31,.15);border-bottom:1px solid rgba(20,37,31,.15);font-size:.9rem;color:#506159}.article-byline a{color:inherit}.related-guides{margin-top:3rem;padding:2rem;border:1px solid rgba(20,37,31,.14);background:#f7f4ed}.related-guides h2{margin:.35rem 0 1rem}.related-guides a{color:#173d31;font-weight:700}

/* Desktop homepage: full-width editorial hero, without the paper/card effect */
@media(min-width:901px){
  .home-page .hero{
    min-height:760px;
    padding:0;
    background:#202321;
    overflow:hidden;
  }
  .home-page .hero .hero-grid{
    width:min(1500px,100%);
    min-height:760px;
    grid-template-columns:minmax(0,58%) minmax(420px,42%);
    gap:0;
    align-items:stretch;
  }
  .home-page .hero-letter{
    display:flex;
    flex-direction:column;
    justify-content:center;
    padding:70px clamp(48px,6.2vw,104px) 64px max(48px,calc((100vw - 1320px)/2));
    color:#f7f3eb;
    background:
      radial-gradient(circle at 12% 16%,rgba(214,189,145,.11),transparent 30%),
      linear-gradient(135deg,#252827 0%,#1f2221 76%);
    border:0;
    box-shadow:none;
    transform:none;
  }
  .home-page .hero-letter:before{
    content:'';
    inset:auto 0 0;
    height:1px;
    border:0;
    background:linear-gradient(90deg,transparent,rgba(214,189,145,.65),transparent);
  }
  .home-page .hero-letter:after{display:none}
  .home-page .hero .eyebrow{color:#d6bd91}
  .home-page .hero h1.hero-suit{
    max-width:790px;
    margin:19px 0 24px;
    color:#fffdf8;
    font-size:clamp(3.6rem,5.15vw,5.8rem);
    line-height:.96;
  }
  .home-page .hero h1 em{color:#d6bd91}
  .home-page .hero-letter .lead{
    max-width:720px;
    margin:0;
    color:#d3d6d1;
    font-family:'Manrope',sans-serif;
    font-size:1rem;
    line-height:1.75;
  }
  .home-page .hero-signature{
    width:min(260px,42%);
    margin:20px 0 0 auto;
  }
  .home-page .hero-signature span,
  .home-page .hero-signature small{color:#bfc3be}
  .home-page .hero-signature img{
    max-height:84px;
    filter:sepia(1) saturate(.7) hue-rotate(357deg) brightness(1.35);
  }
  .home-page .hero-letter .actions{
    margin-top:22px;
    padding-top:24px;
    border-top:1px solid rgba(255,255,255,.13);
  }
  .home-page .hero-letter .btn{
    background:#d6bd91;
    border-color:#d6bd91;
    color:#202321;
  }
  .home-page .hero-letter .btn:hover{
    background:#f0dfbd;
    border-color:#f0dfbd;
  }
  .home-page .hero-letter .btn.alt{
    color:#fff;
    background:transparent;
    border-color:rgba(255,255,255,.48);
  }
  .home-page .hero-letter .btn.alt:hover{
    color:#202321;
    background:#fff;
    border-color:#fff;
  }
  .home-page .hero .portrait{
    width:100%;
    max-width:none;
    min-height:760px;
    aspect-ratio:auto;
    justify-self:stretch;
    border:0;
    box-shadow:none;
    background:#2b302e;
  }
  .home-page .hero .portrait:before{
    inset:0;
    border:0;
    background:linear-gradient(90deg,rgba(32,35,33,.58) 0%,transparent 19%),linear-gradient(0deg,rgba(18,20,19,.25),transparent 42%);
  }
  .home-page .hero .portrait img{
    min-height:760px;
    height:100%;
    object-fit:cover;
    object-position:50% 18%;
  }
  .home-page .hero .float-card{
    left:auto;
    right:34px;
    bottom:34px;
    width:min(330px,calc(100% - 68px));
    padding:18px 21px;
    color:#fff;
    background:rgba(31,34,33,.88);
    border:1px solid rgba(255,255,255,.13);
    border-left:4px solid #d6bd91;
    box-shadow:0 18px 42px rgba(0,0,0,.25);
  }
  .home-page .hero .float-card strong{color:#e4cc9f}
  .home-page .home-idx{padding:78px 0;background:#eeebe4}
  .home-page .home-idx-shell{
    grid-template-columns:.78fr 1.22fr;
    gap:68px;
    padding:0;
    background:transparent;
    border:0;
    box-shadow:none;
  }
  .home-page .home-idx-shell:before{display:none}
  .home-page .home-idx-form{
    padding:28px;
    background:#fffefa;
    border-top:4px solid var(--gold);
    box-shadow:0 18px 48px rgba(32,35,33,.09);
  }
  .home-page .section-head{max-width:880px}
  .home-page .cards .card{
    padding:40px 34px 36px;
    background:transparent;
    border:0;
    border-top:1px solid #cfc6b6;
  }
  .home-page .cards .card:hover{
    background:#fffefa;
    border-color:var(--gold);
    box-shadow:0 20px 55px rgba(32,35,33,.09);
  }
}

/* Wider desktop canvas — mobile and tablet layouts remain unchanged */
@media(min-width:1100px){
  .wrap{
    width:min(1440px,calc(100% - 80px));
  }
  .nav-inner{
    height:92px;
  }
  .links{
    gap:34px;
  }
  .hero-grid{
    grid-template-columns:minmax(0,1.18fr) minmax(390px,.82fr);
    gap:88px;
  }
  .section{
    padding:108px 0;
  }
  .section-head{
    max-width:920px;
  }
  .cards{
    gap:24px;
  }
  .split{
    gap:104px;
  }
  .page-hero .wrap{
    width:min(1320px,calc(100% - 80px));
    max-width:none;
    margin-inline:auto;
  }
  .page-hero .about-hero-grid{
    width:min(1440px,calc(100% - 80px));
    max-width:none;
    gap:100px;
  }
  .about-portrait{
    max-width:500px;
  }
  .about-story,
  .buy-story{
    max-width:1080px;
  }
  .blog-intro{
    max-width:940px;
  }
  .blog-grid{
    gap:24px;
  }
  .article-head{
    max-width:1180px;
  }
  .article-layout{
    grid-template-columns:minmax(0,1fr) 320px;
    gap:96px;
  }
  .resource-grid,
  .investment-grid{
    gap:24px;
  }
  .idx-layout{
    grid-template-columns:minmax(0,1.35fr) minmax(340px,.65fr);
    gap:32px;
  }
  .footer-grid{
    grid-template-columns:1.65fr 1fr 1fr;
    gap:76px;
  }
}

.home-page .hero-signature img{
  filter:brightness(0) saturate(100%) invert(78%) sepia(23%) saturate(638%) hue-rotate(356deg) brightness(94%) contrast(89%);
}

/* Consistent action colours across every page */
a.btn[href="/contact/"]{
  background:#2f704f;
  border-color:#2f704f;
  color:#fff;
}
a.btn[href="/contact/"]:hover{
  background:#245a3f;
  border-color:#245a3f;
  color:#fff;
}
a.btn[href^="tel:"]{
  background:#e2b84b;
  border-color:#e2b84b;
  color:#202321;
}
a.btn[href^="tel:"]:hover{
  background:#f0cc68;
  border-color:#f0cc68;
  color:#202321;
}

/* Four-colour action system */
.inline-actions{display:flex;flex-wrap:wrap;gap:12px;margin:24px 0 34px;align-items:center}
.inline-actions .btn{min-width:150px}
a.btn.cta-green{background:#2f704f;border-color:#2f704f;color:#fff}
a.btn.cta-green:hover{background:#245a3f;border-color:#245a3f;color:#fff}
a.btn.cta-yellow{background:#e2b84b;border-color:#e2b84b;color:#202321}
a.btn.cta-yellow:hover{background:#f0cc68;border-color:#f0cc68;color:#202321}
a.btn.cta-red{background:#b8403b;border-color:#b8403b;color:#fff}
a.btn.cta-red:hover{background:#95332f;border-color:#95332f;color:#fff}
a.btn.cta-blue{background:#2e6594;border-color:#2e6594;color:#fff}
a.btn.cta-blue:hover{background:#234f75;border-color:#234f75;color:#fff}
@media(max-width:620px){.inline-actions{display:grid;grid-template-columns:1fr;margin:20px 0 30px}.inline-actions .btn{width:100%}.page-hero .actions{display:grid;grid-template-columns:1fr}.page-hero .actions .btn{width:100%}}

/* Handwritten homepage statement; existing white and gold colours are preserved */
.home-page .hero h1.hero-suit,
.home-page .hero h1.hero-suit em{
  font-family:'Dancing Script',cursive;
  font-weight:500;
  letter-spacing:.005em;
  line-height:1.08;
}

/* Live RealtyNinja property search */
.realtyninja-shell{background:#fff;border:1px solid var(--stone);box-shadow:0 18px 50px rgba(32,35,33,.08);padding:24px;min-height:95vh}
.idx-live-head{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:2px 4px 22px;border-bottom:1px solid var(--stone);margin-bottom:18px}
.idx-live-head p{margin:0;color:#5b615c}
.realtyninja-shell .rn-embed{width:100%;min-height:95vh}
@media(max-width:720px){.realtyninja-shell{padding:12px}.idx-live-head{display:block}.idx-live-head p{margin-top:10px}}

/* Long-form investment services */
.investment-story-long{max-width:1180px}
.invest-longform{display:grid;gap:26px}
.invest-longform-intro{max-width:980px;margin-bottom:12px}
.invest-longform-intro h2{font-size:clamp(3rem,5vw,5rem);margin:12px 0 24px}
.invest-longform-intro p{font-size:1.05rem;color:#4f544f}
.invest-type{background:var(--paper);border:1px solid var(--stone);padding:42px 46px 40px;position:relative;box-shadow:0 14px 38px rgba(32,35,33,.07)}
.invest-type:before{content:'';position:absolute;left:0;top:0;bottom:0;width:5px;background:var(--gold)}
.invest-type h2{margin:-42px -46px 30px;padding:25px 46px 23px;background:#202321;color:#f7f2e8;border-bottom:4px solid var(--gold);font-size:clamp(2rem,3.7vw,3.25rem);line-height:1.08}
.invest-type p{max-width:950px;color:#454a46}
.invest-type ul{columns:2;column-gap:46px;margin:22px 0 28px;padding:24px 34px 24px 52px;background:#f1eee8;border-left:3px solid var(--gold)}
.invest-type li{break-inside:avoid;margin:7px 0;color:#3f4541}
.invest-type strong{color:#202321}
.multifamily-listings-panel,.rental-listings-panel,.commercial-listings-panel{margin-top:32px;padding:24px;background:#f1eee8;border:1px solid #d4cbbc;border-top:4px solid var(--gold)}
.multifamily-listings-head,.rental-listings-head,.commercial-listings-head{display:flex;align-items:end;justify-content:space-between;gap:24px;margin-bottom:18px}
.multifamily-listings-head h3,.rental-listings-head h3,.commercial-listings-head h3{font-family:'Newsreader',serif;font-size:clamp(1.75rem,2.8vw,2.4rem);font-weight:500;line-height:1.1;margin:6px 0 0;color:var(--ink)}
.multifamily-listings-window,.rental-listings-window,.commercial-listings-window{height:520px;overflow:auto;background:#fff;border:1px solid var(--stone);box-shadow:0 10px 30px rgba(32,35,33,.08)}
.multifamily-listings-window .rn-embed,.rental-listings-window .rn-embed,.commercial-listings-window .rn-embed{width:100%;min-height:520px!important}
.invest-longform>.inline-actions{padding:8px 0 2px}
.invest-final{background:#202321;color:#fff;border-color:#202321}
.invest-final:before{background:#d8bf93}
.invest-final h2{background:#151817;color:#fff3da}
.invest-final p,.invest-final li,.invest-final strong{color:#e5e6e2}
.invest-final ul{background:rgba(255,255,255,.06);border-left-color:#d8bf93}
.invest-statement{font-family:'Newsreader',serif;font-size:1.55rem;line-height:1.45;padding:24px 0;color:#fff}
@media(max-width:720px){.invest-type{padding:30px 22px}.invest-type h2{margin:-30px -22px 24px;padding:20px 22px;font-size:2rem}.invest-type ul{columns:1;padding:20px 20px 20px 40px}.invest-longform{gap:18px}.invest-longform-intro h2{font-size:3rem}.multifamily-listings-panel,.rental-listings-panel,.commercial-listings-panel{margin-inline:-10px;padding:16px}.multifamily-listings-head,.rental-listings-head,.commercial-listings-head{display:block}.multifamily-listings-head .text-link,.rental-listings-head .text-link,.commercial-listings-head .text-link{display:inline-block;margin-top:12px}.multifamily-listings-window,.rental-listings-window,.commercial-listings-window{height:460px}.multifamily-listings-window .rn-embed,.rental-listings-window .rn-embed,.commercial-listings-window .rn-embed{min-height:460px!important}}
@media(max-width:720px){.flip-hero-photo{height:170px;margin-top:28px}.flip-hero-photo:after{inset:6px}.flip-hero-photo img{object-position:center 55%}.flip-photo-note{left:12px;bottom:12px;padding:6px 9px;font-size:.56rem}.flip-experience-photo{margin:34px 0 24px}.flip-experience-photo img{object-position:center 52%}}

/* Homepage desktop composition: broader copy and a stronger photo presence */
@media(min-width:1100px){
  .home-page .hero .hero-grid{
    width:100%;
    max-width:none;
    grid-template-columns:minmax(0,54%) minmax(0,46%);
    margin:0;
  }
  .home-page .hero-letter{
    padding-left:max(48px,calc((100vw - 1520px)/2));
    padding-right:clamp(56px,5.2vw,100px);
  }
  .home-page .hero h1.hero-suit{
    max-width:900px;
    font-size:clamp(3.7rem,5vw,6rem);
  }
  .home-page .hero-letter .lead{
    max-width:860px;
    font-size:1.06rem;
    line-height:1.78;
  }
  .home-page .hero .portrait{
    min-width:0;
  }
  .home-page .section-head{
    max-width:1020px;
  }
  .home-page .section-head .lead{
    max-width:900px;
  }
  .home-page .buy-story,
  .home-page .investment-story{
    max-width:1240px;
  }
  .home-page .buy-story>p,
  .home-page .investment-intro{
    max-width:1000px;
  }
  .home-page .blog-cta h2{
    max-width:900px;
  }
  .home-page .blog-cta p{
    max-width:820px;
  }
}