@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:ital,wght@0,400;0,500;1,400;1,500&display=swap');
:root{--navy:#081725;--gold:#d9b16c;--cream:#f7f5ef;--ink:#172633;--muted:#687078;--line:#dcdedb;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--ink);background:#fff;font-family:var(--sans);font-size:15px;line-height:1.7}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}button,a{touch-action:manipulation}button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:6px}img{display:block;max-width:100%}.wrap{width:calc(100% - 112px);max-width:1280px;margin:auto}.eyebrow{font-size:10px;letter-spacing:2.2px;font-weight:600;line-height:1.7;color:var(--gold)}.eyebrow.dark{color:#877049}.header{background:var(--navy);height:112px;position:relative;z-index:5}.header-inner{width:calc(100% - 112px);max-width:1280px;margin:auto;height:100%;display:flex;justify-content:space-between;align-items:center}.brand{position:relative;display:block;width:206px;height:105px;overflow:hidden;flex-shrink:0}.brand img{position:absolute;width:240px;max-width:none;left:-17px;top:-69px}.header nav{display:flex;align-items:center;gap:38px;color:#eee;font-size:12px;letter-spacing:.2px}.header nav a{transition:color .2s}.header nav a:hover{color:var(--gold)}.nav-contact{border:1px solid #8b795d;padding:12px 20px}.nav-contact span{margin-left:18px;color:var(--gold)}.menu-toggle{display:none}.hero{height:700px;min-height:620px;position:relative;isolation:isolate;color:white;background:var(--navy);overflow:hidden}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 55%;z-index:-3}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(4,15,24,.91) 0%,rgba(4,15,24,.68) 40%,rgba(4,15,24,.09) 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svg{width:42px;height:42px;stroke:#a98950;stroke-width:1.15;fill:none}.service h3{font-family:var(--serif);font-size:31px;margin-bottom:12px}.service>p{flex:1;font-size:13px;color:var(--muted);line-height:1.9}.service-button{width:100%;display:flex;justify-content:space-between;align-items:center;gap:12px;text-align:left;background:transparent;border:0;border-top:1px solid #d6d1c7;padding:21px 0 0;margin-top:29px;font-size:11px;color:var(--ink)}.service-button span{color:#92703b;font-size:20px}.service-button:hover{color:#92703b}.service-note{font-size:10px;color:#74716a;margin-top:20px;letter-spacing:.1px}.approach{display:grid;grid-template-columns:1fr 1fr;gap:94px;padding:106px 0;align-items:center}.approach-photo{position:relative;min-height:515px;align-self:stretch}.approach-photo img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover}.photo-caption{position:absolute;left:28px;right:28px;bottom:24px;border-top:1px solid 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0}.contact-details .muted{font-size:12px;margin:4px 0 0}.questions{display:grid;grid-template-columns:1fr 1.3fr;gap:80px;padding:60px 0 90px;border-top:1px solid var(--line)}.questions h2{font-size:33px;margin-top:17px}.faq details{border-bottom:1px solid var(--line)}.faq summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:25px;cursor:pointer;font-size:13px;padding:20px 0}.faq summary::-webkit-details-marker{display:none}.faq summary span{color:#a78850;font-size:22px;font-weight:400}.faq details[open] summary span{transform:rotate(45deg)}.faq details p{font-size:13px;color:var(--muted);padding:0 30px 21px 0}.faq p a{text-decoration:underline}footer{background:var(--navy);color:#c3cbd0}.footer-main{display:flex;justify-content:space-between;align-items:center;padding:29px 0}.footer-main p{font-family:var(--serif);font-style:italic;font-size:21px;color:#dec69e}.footer-main>a:last-child{font-size:12px}.footer-main>a:last-child span{margin-left:32px;color:var(--gold)}.footer-brand{width:182px;height:90px}.footer-brand img{width:214px;top:-62px;left:-16px}.footer-bottom{border-top:1px solid #ffffff20;display:flex;align-items:center;justify-content:space-between;gap:20px;padding:24px 0;font-size:10px;color:#98a4ac}.footer-bottom button{background:none;border:none;color:inherit;font-size:10px;padding:0}.skip{position:fixed;top:-70px;left:10px;z-index:50;background:white;color:var(--navy);padding:12px}.skip:focus{top:10px}.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}dialog{border:0;background:var(--cream);color:var(--ink);padding:54px 46px;max-width:560px;width:calc(100% - 40px);max-height:85vh;overflow:auto}dialog::backdrop{background:#04101bd4;backdrop-filter:blur(4px)}dialog h2{margin:20px 0;font-size:39px}dialog p{color:var(--muted);font-size:14px;margin:17px 0}dialog a:not(.button){text-decoration:underline}dialog 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@media(min-width:1600px){.hero{height:780px}.hero-content{padding-top:112px}}
@media(max-width:1050px){.wrap,.header-inner{width:calc(100% - 64px)}.header nav{gap:23px}.intro-grid,.approach,.properties-inner,.contact-grid{gap:55px}.hero{height:680px}.hero-content{padding-top:90px}h1{font-size:64px}.service{padding:29px 24px 24px}.service-button{font-size:10px}.email{font-size:25px}.approach-photo{min-height:500px}.questions{gap:40px}}
@media(max-width:760px){html{scroll-padding-top:25px}.wrap,.header-inner{width:calc(100% - 40px)}.header{height:94px}.brand{width:169px;height:88px}.brand img{width:206px;left:-18px;top:-59px}.menu-toggle{display:flex;width:41px;height:41px;border:1px solid #8b795d;background:none;flex-direction:column;align-items:center;justify-content:center;gap:6px;padding:10px;color:white}.menu-toggle>span:not(.sr-only){width:19px;height:1px;background:var(--gold)}.header nav{display:none;position:absolute;left:0;right:0;top:94px;background:var(--navy);padding:15px 20px 25px;gap:0;flex-direction:column;align-items:stretch;border-top:1px solid #ffffff22}.header nav.open{display:flex}.header nav a{padding:13px 0}.header nav .nav-contact{padding:13px 16px;margin-top:10px}.hero{height:685px;min-height:0}.hero-image{object-position:60% 50%}.hero-shade{background:linear-gradient(90deg,#04101be0,#04101b70),linear-gradient(0deg,#04101bba,transparent 45%)}.hero-content{padding-top:76px}.eyebrow{font-size:9px;letter-spacing:1.5px}h1{font-size:clamp(40px,8.3vw,59px);line-height:1.2;letter-spacing:-1px;margin-top:24px}.hero-content>p{font-size:13px;max-width:290px}.hero-actions{gap:20px;margin-top:30px;align-items:flex-start;flex-direction:column}.hero-actions .text-link{padding:0 0 8px}.button{font-size:11px;padding:15px 20px}.hero-bottom{bottom:41px;padding-top:20px;display:block}.hero-bottom>span{font-size:8px;letter-spacing:1px}.hero-bottom>a{display:none}.photo-note{font-size:8px}h2{font-size:34px}.intro{padding:62px 0}.intro-grid{grid-template-columns:1fr;gap:25px;margin-top:19px}.intro-grid p{font-size:13px}.services{padding:59px 0 42px}.section-heading{display:block;margin-bottom:28px}.section-heading>p{margin-top:20px}.service-grid{grid-template-columns:1fr}.service{padding:25px 0!important}.service+.service{border-left:0;border-top:1px solid #d6d1c7}.service-top{margin-bottom:10px}.service svg{width:35px;height:35px}.service h3{font-size:28px;margin-bottom:8px}.service-button{padding-top:15px;margin-top:16px;font-size:11px}.service-note{font-size:10px}.approach{grid-template-columns:1fr;gap:40px;padding:63px 0}.approach-photo{min-height:405px;order:2}.approach-copy h2{font-size:36px}.approach-copy>p{font-size:13px}.photo-caption{font-size:22px}.properties{padding:57px 0}.properties-inner{grid-template-columns:1fr;gap:28px}.properties h2{font-size:37px}.launch-panel{padding:14px 0 14px 22px}.launch-panel .eyebrow{font-size:8px;letter-spacing:1px}.launch-panel p{font-size:13px}.contact{padding:65px 0 58px}.contact-grid{grid-template-columns:1fr;gap:38px}.contact-grid>div>p{font-size:13px;margin:20px 0 25px}.contact-details{padding-top:30px;border-top:1px solid var(--line)}.email{font-size:27px}.questions{grid-template-columns:1fr;gap:20px;padding:46px 0 60px}.questions h2{font-size:30px}.faq summary{font-size:12px}.footer-main{align-items:flex-start;flex-wrap:wrap;gap:20px;padding:20px 0 30px}.footer-main p{font-size:16px;align-self:center;max-width:110px}.footer-main>a:last-child{width:100%;padding-top:6px}.footer-bottom{flex-wrap:wrap;gap:12px;padding:23px 0;font-size:9px}.footer-bottom>span:nth-child(2){width:100%;order:3}.footer-brand{width:160px;height:84px}.footer-brand img{width:192px;top:-55px;left:-16px}dialog{padding:50px 25px 30px}dialog h2{font-size:31px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

@media(min-width:761px) and (max-width:1050px){.service-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.service:nth-child(2){padding-right:0}.service:nth-child(3){border-left:0;padding-left:0}.service:nth-child(n+3){border-top:1px solid #d6d1c7}}
@media(max-width:760px){.hero-bottom>span{display:block;max-width:290px;line-height:2}}

#contact-form{margin-top:28px;display:grid;gap:10px;max-width:560px}#contact-form label{font-weight:600;font-size:14px;margin-top:8px}#contact-form input,#contact-form select,#contact-form textarea{width:100%;padding:13px;border:1px solid #c8cdd0;border-radius:3px;background:#fff;color:#081725;font:inherit;box-sizing:border-box}#contact-form textarea{resize:vertical}#contact-form :is(input,select,textarea):focus{outline:2px solid #a88c52;outline-offset:2px}#contact-form .button{justify-self:start;border:0;cursor:pointer}#contact-form .button:disabled{opacity:.6;cursor:wait}.form-note{font-size:13px!important;line-height:1.6!important}.form-note button{border:0;background:transparent;padding:0;text-decoration:underline;cursor:pointer;color:inherit;font:inherit}.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}#form-status{font-size:14px;line-height:1.6}.domain{color:inherit;word-break:break-word}