:root {
  --ink: #181817;
  --paper: #f4f2ed;
  --white: #fff;
  --concrete: #d8d4cc;
  --gold: #c7a45b;
  --gold-bright: #e2bd6c;
  --muted: #6e6b64;
  --line: rgba(24, 24, 23, 0.14);
  --shell: min(1180px, calc(100vw - 40px));
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif; line-height: 1.6; }
img { display: block; width: 100%; }
a { color: inherit; text-decoration: none; }
.shell { width: var(--shell); margin-inline: auto; }
.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; }
.skip-link { position: fixed; z-index: 1000; top: 10px; left: 10px; transform: translateY(-150%); background: #fff; padding: 10px 16px; }
.skip-link:focus { transform: none; }

.site-header { position: fixed; z-index: 100; inset: 0 0 auto; transition: background .25s, box-shadow .25s; }
.site-header.scrolled { background: rgba(20,20,19,.94); backdrop-filter: blur(12px); box-shadow: 0 10px 30px rgba(0,0,0,.15); }
.nav-wrap { min-height: 88px; display: flex; align-items: center; justify-content: space-between; gap: 28px; }
.brand { width: 128px; height: 62px; overflow: hidden; background: #bdbdbb; }
.brand img { height: 100%; object-fit: cover; }
.site-nav { display: flex; align-items: center; gap: 30px; color: #fff; font-size: .84rem; font-weight: 650; letter-spacing: .04em; }
.site-nav a { position: relative; }
.site-nav a:not(.nav-cta)::after { content: ""; position: absolute; left: 0; right: 100%; bottom: -7px; height: 2px; background: var(--gold-bright); transition: right .2s; }
.site-nav a:hover::after { right: 0; }
.nav-cta { border: 1px solid rgba(255,255,255,.55); padding: 10px 16px; }
.menu-toggle { display: none; border: 0; background: transparent; padding: 8px; }
.menu-toggle span:not(.sr-only) { display: block; width: 25px; height: 2px; background: #fff; margin: 5px; }

.hero { min-height: 780px; height: 92vh; position: relative; display: grid; align-items: center; overflow: hidden; background: #1c201e; color: #fff; }
.hero-image, .hero-shade { position: absolute; inset: 0; height: 100%; object-fit: cover; }
.hero-image { animation: heroZoom 16s ease-out both; }
.hero-shade { background: linear-gradient(90deg, rgba(11,13,12,.82) 0%, rgba(11,13,12,.48) 52%, rgba(11,13,12,.15) 100%), linear-gradient(0deg, rgba(0,0,0,.3), transparent 45%); }
.hero-content { position: relative; z-index: 2; padding-top: 70px; }
.eyebrow { margin: 0 0 20px; color: #987c42; text-transform: uppercase; letter-spacing: .17em; font-size: .72rem; font-weight: 800; }
.eyebrow.light { color: var(--gold-bright); }
.eyebrow::before { content: ""; display: inline-block; width: 36px; height: 1px; margin-right: 12px; vertical-align: middle; background: currentColor; }
h1, h2, h3 { margin-top: 0; font-family: Georgia, "Times New Roman", serif; line-height: 1.08; font-weight: 500; }
h1 { max-width: 820px; margin-bottom: 24px; font-size: clamp(3.2rem, 7vw, 6.8rem); letter-spacing: -.045em; }
.hero-copy { max-width: 600px; margin: 0 0 34px; color: rgba(255,255,255,.8); font-size: clamp(1rem, 1.6vw, 1.2rem); }
.hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 28px; }
.button { display: inline-flex; min-height: 52px; align-items: center; justify-content: center; padding: 0 24px; text-transform: uppercase; letter-spacing: .1em; font-size: .72rem; font-weight: 800; transition: transform .2s, background .2s; }
.button:hover { transform: translateY(-2px); }
.button.primary { background: var(--gold); color: #171613; }
.button.primary:hover { background: var(--gold-bright); }
.button.dark { background: var(--ink); color: #fff; }
.text-link { border-bottom: 1px solid currentColor; padding: 5px 0; font-size: .84rem; font-weight: 700; }
.hero-note { position: absolute; z-index: 2; right: 0; bottom: 0; max-width: 410px; padding: 24px 38px; background: rgba(24,24,23,.9); color: rgba(255,255,255,.72); font-size: .78rem; letter-spacing: .05em; }
@keyframes heroZoom { from { transform: scale(1.08); } to { transform: scale(1); } }

.section { padding: 115px 0; }
.section-heading { margin-bottom: 52px; }
.split-heading { display: grid; grid-template-columns: 1.5fr .8fr; align-items: end; gap: 70px; }
.section-heading h2 { max-width: 720px; margin-bottom: 0; font-size: clamp(2.5rem, 5vw, 4.6rem); letter-spacing: -.035em; }
.section-heading > p { color: var(--muted); }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.property-card { background: #fff; border: 1px solid var(--line); transition: transform .25s, box-shadow .25s; }
.property-card:hover { transform: translateY(-7px); box-shadow: 0 22px 60px rgba(29,26,19,.12); }
.card-image { position: relative; aspect-ratio: 1.13; overflow: hidden; }
.card-image img { height: 100%; object-fit: cover; transition: transform .5s; }
.property-card:hover .card-image img { transform: scale(1.04); }
.status { position: absolute; top: 16px; left: 16px; padding: 7px 10px; background: rgba(248,247,243,.92); text-transform: uppercase; letter-spacing: .12em; font-size: .6rem; font-weight: 800; }
.card-body { padding: 27px; }
.card-kicker { margin: 0 0 8px; color: #92783d; text-transform: uppercase; letter-spacing: .14em; font-size: .65rem; font-weight: 800; }
.card-body h3 { margin-bottom: 14px; font-size: 1.8rem; }
.card-body > p:not(.card-kicker) { min-height: 82px; color: var(--muted); font-size: .91rem; }
.card-link { display: inline-block; margin-top: 10px; border-bottom: 1px solid #b79a5a; padding-bottom: 3px; font-size: .76rem; font-weight: 800; text-transform: uppercase; letter-spacing: .08em; }

.about { background: #e7e3db; }
.about-grid { display: grid; grid-template-columns: .9fr 1.1fr; align-items: center; gap: 95px; }
.about-copy h2 { margin-bottom: 26px; font-size: clamp(2.7rem, 4.7vw, 4.9rem); letter-spacing: -.035em; }
.about-copy > p { color: #5f5c56; }
.vision { display: grid; grid-template-columns: 55px 1fr; gap: 18px; margin: 34px 0; border-top: 1px solid rgba(24,24,23,.2); padding-top: 25px; }
.vision-number { color: #987c42; font-size: .8rem; font-weight: 800; }
.vision h3 { margin-bottom: 8px; font-size: 1.6rem; }
.vision p { margin: 0; color: #5f5c56; }
.about-images { position: relative; min-height: 650px; }
.image-main { position: absolute; top: 0; right: 0; width: 78%; height: 77%; object-fit: cover; }
.image-inset { position: absolute; left: 0; bottom: 0; width: 50%; height: 52%; object-fit: cover; border: 12px solid #e7e3db; }
.since { position: absolute; right: 0; bottom: 4%; width: 205px; padding: 24px; background: var(--gold); color: #171613; }
.since strong, .since span { display: block; }
.since strong { font: 500 2.2rem Georgia, serif; }
.since span { font-size: .68rem; text-transform: uppercase; letter-spacing: .1em; }

.method { background: #1d1e1b; color: #fff; }
.centered { max-width: 760px; margin-inline: auto; text-align: center; }
.centered .eyebrow::before { display: none; }
.benefit-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.18); }
.benefit-grid article { min-height: 260px; padding: 42px; border-right: 1px solid rgba(255,255,255,.18); }
.benefit-grid article:last-child { border-right: 0; }
.benefit-grid span { color: var(--gold-bright); font-size: .72rem; }
.benefit-grid h3 { margin: 42px 0 12px; font-size: 2rem; }
.benefit-grid p { color: rgba(255,255,255,.62); }

.stats { position: relative; min-height: 470px; display: grid; align-items: end; color: #fff; overflow: hidden; }
.stats > img, .stats-overlay { position: absolute; inset: 0; height: 100%; object-fit: cover; }
.stats-overlay { background: linear-gradient(0deg, rgba(8,9,8,.85), rgba(8,9,8,.2)); }
.stats-grid { position: relative; z-index: 2; display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid rgba(255,255,255,.35); padding: 37px 0 43px; }
.stats-grid div { padding-left: 28px; border-left: 1px solid rgba(255,255,255,.25); }
.stats-grid strong, .stats-grid span { display: block; }
.stats-grid strong { font: 500 clamp(2rem, 4vw, 3.8rem) Georgia, serif; }
.stats-grid span { color: rgba(255,255,255,.66); font-size: .72rem; text-transform: uppercase; letter-spacing: .1em; }

.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.service-grid article { position: relative; min-height: 430px; display: flex; flex-direction: column; justify-content: flex-end; padding: 32px; overflow: hidden; background: #222 var(--service-image) center/cover no-repeat; color: #fff; }
.service-grid article::before { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(9,10,9,.9), rgba(9,10,9,.05) 78%); }
.service-grid article > * { position: relative; z-index: 1; }
.service-grid span { color: var(--gold-bright); font-size: .7rem; }
.service-grid h3 { margin: 14px 0 10px; font-size: 2rem; }
.service-grid p { margin-bottom: 0; color: rgba(255,255,255,.7); font-size: .9rem; }

.contact-banner { position: relative; min-height: 620px; display: grid; align-items: center; color: #fff; }
.contact-banner > img, .contact-shade { position: absolute; inset: 0; height: 100%; object-fit: cover; }
.contact-shade { background: linear-gradient(90deg, rgba(12,13,12,.88), rgba(12,13,12,.35)); }
.contact-content { position: relative; z-index: 1; }
.contact-content h2 { max-width: 720px; margin-bottom: 20px; font-size: clamp(3rem, 6vw, 6rem); letter-spacing: -.04em; }
.contact-content p:not(.eyebrow) { max-width: 580px; color: rgba(255,255,255,.72); }
.contact-content .button { margin-top: 20px; }

.site-footer { padding: 70px 0 26px; background: #141513; color: #fff; }
.footer-grid { display: grid; grid-template-columns: 1.6fr .7fr .8fr; gap: 80px; padding-bottom: 55px; }
.footer-grid h2 { margin-bottom: 16px; font-size: 2rem; }
.footer-grid h3 { color: var(--gold-bright); font: 700 .67rem Inter, sans-serif; text-transform: uppercase; letter-spacing: .13em; }
.footer-grid p, .footer-grid a { display: block; margin: 8px 0; color: rgba(255,255,255,.57); font-size: .88rem; }
.footer-grid > div:first-child p { max-width: 480px; }
.footer-bottom { display: flex; justify-content: space-between; border-top: 1px solid rgba(255,255,255,.14); padding-top: 24px; color: rgba(255,255,255,.42); font-size: .7rem; text-transform: uppercase; letter-spacing: .1em; }

@media (max-width: 900px) {
  .menu-toggle { display: block; position: relative; z-index: 2; }
  .site-nav { position: fixed; inset: 0; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; gap: 26px; padding: 70px 10vw; background: #161715; font: 500 2rem Georgia, serif; transform: translateX(100%); transition: transform .25s; }
  .site-nav.open { transform: none; }
  .split-heading, .about-grid { grid-template-columns: 1fr; }
  .property-grid, .service-grid { grid-template-columns: 1fr 1fr; }
  .property-card:last-child, .service-grid article:last-child { grid-column: 1 / -1; }
  .about-images { min-height: 560px; }
  .benefit-grid { grid-template-columns: 1fr; }
  .benefit-grid article { min-height: auto; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.18); }
  .stats-grid { grid-template-columns: 1fr 1fr; gap: 28px 0; }
}

@media (max-width: 620px) {
  :root { --shell: min(100% - 28px, 1180px); }
  .nav-wrap { min-height: 74px; }
  .brand { width: 105px; height: 52px; }
  .hero { min-height: 700px; height: 100svh; }
  h1 { font-size: clamp(2.8rem, 14vw, 4.3rem); }
  .hero-note { display: none; }
  .section { padding: 82px 0; }
  .split-heading { gap: 24px; }
  .property-grid, .service-grid { grid-template-columns: 1fr; }
  .property-card:last-child, .service-grid article:last-child { grid-column: auto; }
  .about-grid { gap: 50px; }
  .about-images { min-height: 440px; }
  .image-main { width: 88%; }
  .image-inset { width: 58%; }
  .since { width: 160px; padding: 17px; }
  .stats { min-height: 560px; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .stats-grid div { padding-left: 14px; }
  .footer-grid { grid-template-columns: 1fr; gap: 30px; }
  .footer-bottom { flex-direction: column; gap: 8px; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; animation: none !important; transition: none !important; }
}