:root{--black:#08090a;--charcoal:#111316;--ink:#17191d;--gold:#d6a52b;--gold2:#f2cf69;--cream:#f5f2eb;--white:#fff;--muted:#6c7078;--line:#dedbd3;--max:1280px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Manrope,Arial,sans-serif;color:var(--ink);background:#fff;line-height:1.65}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}.container{width:min(var(--max),calc(100% - 48px));margin:auto}.screen-reader-text{position:absolute;left:-9999px}.site-header{position:fixed;z-index:100;top:0;left:0;right:0;background:rgba(7,8,9,.88);border-bottom:1px solid rgba(214,165,43,.25);backdrop-filter:blur(14px);transition:.3s}.site-header.scrolled{background:rgba(7,8,9,.98);box-shadow:0 8px 30px rgba(0,0,0,.3)}.nav-wrap{height:82px;display:flex;align-items:center;gap:32px}.brand{display:flex;align-items:center;gap:12px;color:#fff;min-width:225px}.brand img{width:54px;height:54px;object-fit:contain;border-radius:50%}.brand strong{display:block;font-size:20px;letter-spacing:1.8px;color:var(--gold2)}.brand small{display:block;font-size:9px;color:#e8d398}.primary-nav{display:flex;align-items:center;margin-left:auto;gap:25px}.primary-nav ul{display:flex;gap:25px;list-style:none;margin:0;padding:0}.primary-nav a{font-size:12px;text-transform:uppercase;letter-spacing:.8px;color:#eee;transition:.2s}.primary-nav a:hover,.primary-nav .current-menu-item>a{color:var(--gold2)}.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:13px 22px;border-radius:3px;font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.7px;border:1px solid transparent;transition:.25s;cursor:pointer}.btn-gold{background:linear-gradient(135deg,var(--gold2),var(--gold));color:#08090a}.btn-gold:hover{transform:translateY(-2px);box-shadow:0 12px 30px 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0;background:linear-gradient(transparent,rgba(0,0,0,.95))}.image-card span{position:absolute;z-index:2;left:22px;right:22px;bottom:20px;color:#fff}.image-card b{font-size:18px;text-transform:uppercase;display:block}.image-card small{display:block;color:#ddd;margin-top:5px;line-height:1.45}.value-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:0;margin-top:65px;border-top:1px solid #34373c}.value-grid.three{grid-template-columns:repeat(3,1fr)}.value-grid>div{padding:34px 26px;border-right:1px solid #34373c}.value-grid span,.service-grid span{font-size:11px;color:var(--gold);letter-spacing:2px}.value-grid h3{font-size:17px}.value-grid p{font-size:13px;color:#aaa}.process{text-align:center}.process-grid{display:grid;grid-template-columns:repeat(5,1fr);margin-top:55px}.process-grid>div{padding:28px;border-right:1px solid var(--line)}.process-grid b{font-size:38px;color:#e3d7ba;font-family:'Playfair Display',serif}.process-grid h3{font-size:17px}.process-grid p{font-size:13px;color:var(--muted)}.visual-split{display:grid;grid-template-columns:1.1fr .9fr;min-height:690px;background:var(--black);color:white}.visual-split.reverse{grid-template-columns:.9fr 1.1fr}.visual-split.reverse .visual{order:2}.visual img{width:100%;height:100%;object-fit:cover}.visual-copy{padding:90px clamp(45px,7vw,120px);display:flex;flex-direction:column;justify-content:center}.check-list{list-style:none;padding:0;margin:20px 0 34px;display:grid;grid-template-columns:1fr 1fr;gap:15px}.check-list li:before{content:'✓';color:var(--gold);margin-right:10px}.definition-list{list-style:none;padding:0;margin:25px 0}.definition-list li{display:grid;grid-template-columns:160px 1fr;padding:16px 0;border-bottom:1px solid #34363a}.definition-list span{color:#aaa}.leadership blockquote{font-family:'Playfair Display',serif;font-size:28px;line-height:1.55;margin:0;color:#40351e}.leadership cite{display:block;font:700 14px 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a{color:#936d10;text-decoration:underline}.property-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:25px}.property-card{background:var(--cream)}.property-card img{width:100%;height:340px;object-fit:cover}.property-card div{padding:28px}.property-card h2{font-size:30px}.filter-bar{display:flex;flex-wrap:wrap;gap:9px;margin-bottom:35px}.filter-bar button{border:1px solid #ccc;background:#fff;padding:10px 18px;font:700 11px Manrope;text-transform:uppercase;cursor:pointer}.filter-bar button.active{background:var(--black);color:var(--gold2);border-color:var(--black)}.portfolio-note{margin-top:55px;padding:48px;background:var(--charcoal);color:#fff}.property-hero{height:720px;position:relative;background:#000;color:#fff}.property-hero>img{width:100%;height:100%;object-fit:cover;opacity:.65}.property-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.9),transparent 70%)}.property-hero .overlay{position:absolute;z-index:2;bottom:80px;left:50%;transform:translateX(-50%)}.mini-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}.mini-grid div{background:var(--cream);padding:20px}.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.post-card{background:var(--cream);padding:30px}.post-card h2{font-size:26px}.empty-state{grid-column:1/-1;text-align:center;padding:70px;background:var(--cream)}.site-footer{background:#08090a;color:#b9b9b9;padding:75px 0 22px}.footer-grid{display:grid;grid-template-columns:1.5fr repeat(3,1fr);gap:50px}.footer-grid>div>a{display:block;margin:9px 0;font-size:13px}.footer-grid h3{color:#fff;font-size:14px}.footer-brand{margin-bottom:20px}.footer-bottom{border-top:1px solid 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@media(max-width:1050px){.menu-toggle{display:block;margin-left:auto}.primary-nav{display:none;position:absolute;top:82px;left:0;right:0;background:#090a0b;padding:25px;flex-direction:column;align-items:stretch}.primary-nav.open{display:flex}.primary-nav ul{flex-direction:column}.card-grid.four,.value-grid,.process-grid{grid-template-columns:repeat(2,1fr)}.service-grid,.partner-grid{grid-template-columns:repeat(2,1fr)}.content-sidebar{grid-template-columns:1fr}.footer-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:720px){.container{width:min(100% - 30px,var(--max))}.nav-wrap{height:70px}.brand img{width:45px;height:45px}.primary-nav{top:70px}.hero{min-height:700px}.hero h1{font-size:50px}.section{padding:70px 0}.split,.visual-split,.visual-split.reverse{grid-template-columns:1fr;gap:35px}.visual-split.reverse .visual{order:0}.visual{height:360px}.visual-copy{padding:60px 24px}.card-grid.four,.value-grid,.value-grid.three,.process-grid,.service-grid,.mission-grid,.partner-grid,.property-grid,.post-grid{grid-template-columns:1fr}.image-card{height:330px}.process-grid>div{border-bottom:1px solid var(--line);border-right:0}.section-head{align-items:start;flex-direction:column}.form-grid,.contact-cards,.mini-grid{grid-template-columns:1fr}.content-sidebar aside{padding:25px}.page-hero{min-height:430px}.property-hero{height:600px}.footer-grid{grid-template-columns:1fr}.footer-bottom{gap:15px;flex-direction:column}.button-row{align-items:stretch;flex-direction:column}.check-list{grid-template-columns:1fr}.definition-list li{grid-template-columns:1fr}.cta .container{margin:auto}.brand span{display:none}}