:root{--ink:#10100f;--ink-2:#1a1917;--cream:#f7f2e8;--cream-2:#eee4d3;--white:#fffdfa;--gold:#b88431;--gold-light:#e2bf79;--muted:#6d675f;--line:rgba(184,132,49,.28);--shadow:0 28px 70px rgba(34,25,12,.12);--radius:28px;--serif:"Iowan Old Style","Palatino Linotype",Baskerville,"Times New Roman",serif;--sans:Inter,ui-sans-serif,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);line-height:1.65;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}.container{width:min(1180px,calc(100% - 40px));margin-inline:auto}.skip-link{position:fixed;left:16px;top:-80px;z-index:9999;background:var(--ink);color:white;padding:12px 16px;border-radius:10px}.skip-link:focus{top:16px}.site-header{position:fixed;inset:0 0 auto;z-index:1000;transition:.4s;background:linear-gradient(to bottom,rgba(8,8,7,.58),transparent);color:white}.site-header.is-scrolled{background:rgba(12,12,11,.93);backdrop-filter:blur(18px);box-shadow:0 8px 30px rgba(0,0,0,.13)}.header-inner{height:96px;display:flex;align-items:center;gap:30px}.brand{display:flex;align-items:center;gap:12px;margin-right:auto}.brand img{width:52px;height:56px;object-fit:contain;background:#fff;border-radius:50%;padding:5px;mix-blend-mode:screen}.brand span{display:grid;line-height:1}.brand strong{font-family:var(--serif);font-size:19px;letter-spacing:.22em}.brand small{font-size:8px;letter-spacing:.32em;color:var(--gold-light);margin-top:7px}.desktop-nav{display:flex;gap:28px}.nav-link{font-size:13px;letter-spacing:.06em;position:relative;opacity:.86}.nav-link:after{content:"";position:absolute;left:0;right:100%;bottom:-8px;height:1px;background:var(--gold-light);transition:.35s}.nav-link:hover:after,.nav-link.is-active:after{right:0}.nav-link.is-active{opacity:1}.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:54px;padding:0 26px;border-radius:999px;border:1px solid transparent;font-weight:650;letter-spacing:.01em;transition:transform .3s,box-shadow .3s,background .3s,color .3s;cursor:pointer}.btn svg{width:18px;fill:none;stroke:currentColor;stroke-width:1.7;transition:transform .3s}.btn:hover svg{transform:translateX(5px)}.btn-gold{background:linear-gradient(135deg,#d2a556,#9c6a21);color:white;box-shadow:0 16px 40px rgba(156,106,33,.25)}.btn-gold:hover{box-shadow:0 20px 48px rgba(156,106,33,.34)}.btn-dark{background:var(--ink);color:white}.btn-light{background:rgba(255,255,255,.92);color:var(--ink);box-shadow:0 14px 35px rgba(0,0,0,.12)}.btn-outline{border-color:rgba(255,255,255,.45);color:white;background:rgba(255,255,255,.06);backdrop-filter:blur(10px)}.btn-cream{background:var(--cream);color:var(--ink)}.btn-small{min-height:46px;padding:0 20px;font-size:13px}.menu-toggle{display:none;width:48px;height:48px;border:1px solid rgba(255,255,255,.2);border-radius:50%;background:rgba(255,255,255,.08);position:relative}.menu-toggle span{position:absolute;left:13px;width:20px;height:1px;background:white;transition:.3s}.menu-toggle span:first-child{top:19px}.menu-toggle span:last-child{top:27px}.menu-open .menu-toggle span:first-child{transform:translateY(4px) rotate(45deg)}.menu-open .menu-toggle span:last-child{transform:translateY(-4px) rotate(-45deg)}.mobile-menu{display:none}
.hero{min-height:100svh;display:grid;align-items:end;position:relative;overflow:hidden;background:var(--ink);color:white}.hero-media{position:absolute;inset:0}.hero-media img{width:100%;height:100%;object-fit:cover;filter:saturate(.8) contrast(1.04);transform:scale(1.03)}.hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,8,7,.85) 0%,rgba(9,8,7,.54) 45%,rgba(9,8,7,.2) 75%),linear-gradient(0deg,rgba(9,8,7,.7),transparent 50%)}.hero-content{position:relative;z-index:2;padding:190px 0 90px;max-width:850px}.eyebrow{display:inline-flex;align-items:center;gap:12px;text-transform:uppercase;letter-spacing:.24em;font-size:11px;font-weight:750;color:var(--gold-light)}.eyebrow:before{content:"";width:40px;height:1px;background:currentColor}.hero h1,.page-hero h1,.display-title{font-family:var(--serif);font-size:clamp(52px,7.1vw,104px);line-height:.94;font-weight:400;letter-spacing:-.045em;margin:24px 0 28px}.hero h1 em,.display-title em{font-style:italic;color:var(--gold-light)}.hero-lead{font-size:clamp(17px,2vw,22px);max-width:680px;color:rgba(255,255,255,.82);margin:0 0 36px}.hero-actions{display:flex;flex-wrap:wrap;gap:14px}.hero-scroll{position:absolute;right:5vw;bottom:55px;z-index:3;display:flex;align-items:center;gap:12px;writing-mode:vertical-rl;text-transform:uppercase;letter-spacing:.2em;font-size:9px;color:rgba(255,255,255,.64)}.hero-scroll:after{content:"";height:70px;width:1px;background:linear-gradient(var(--gold-light),transparent)}
.section{padding:120px 0}.section-sm{padding:80px 0}.section-dark{background:var(--ink);color:white}.section-cream{background:var(--cream-2)}.section-white{background:var(--white)}.section-head{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:end;margin-bottom:60px}.section-head h2,.section-title{font-family:var(--serif);font-weight:400;letter-spacing:-.035em;font-size:clamp(38px,5vw,72px);line-height:1.02;margin:12px 0}.section-head p{font-size:18px;color:var(--muted);max-width:600px;margin:0}.section-dark .section-head p{color:rgba(255,255,255,.65)}.gold{color:var(--gold)}.lead{font-size:20px;color:var(--muted)}.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s ease,transform .9s cubic-bezier(.2,.7,.2,1)}.reveal.is-visible{opacity:1;transform:none}.delay-1{transition-delay:.12s}.delay-2{transition-delay:.24s}.delay-3{transition-delay:.36s}
.promise-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.promise-card{padding:38px;border:1px solid var(--line);border-radius:var(--radius);background:rgba(255,255,255,.45);min-height:310px;display:flex;flex-direction:column;transition:.45s}.promise-card:hover{transform:translateY(-8px);background:white;box-shadow:var(--shadow)}.number{font-family:var(--serif);font-size:18px;color:var(--gold);margin-bottom:auto}.promise-card h3{font-family:var(--serif);font-size:32px;font-weight:400;margin:36px 0 12px}.promise-card p{color:var(--muted);margin:0}.service-list{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid rgba(255,255,255,.16)}.service-item{padding:38px 10px 38px 0;border-bottom:1px solid rgba(255,255,255,.16);display:grid;grid-template-columns:72px 1fr auto;align-items:center;gap:22px;transition:.35s}.service-item:nth-child(odd){padding-right:38px;border-right:1px solid rgba(255,255,255,.16)}.service-item:nth-child(even){padding-left:38px}.service-item:hover{background:rgba(255,255,255,.035)}.service-index{font-family:var(--serif);font-size:36px;color:var(--gold-light)}.service-item h3{font-family:var(--serif);font-size:28px;font-weight:400;margin:0 0 6px}.service-item p{margin:0;color:rgba(255,255,255,.6);font-size:14px}.service-item svg{width:25px;fill:none;stroke:var(--gold-light)}
.split{display:grid;grid-template-columns:1fr 1fr;min-height:720px}.split-media{position:relative;overflow:hidden}.split-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s}.split:hover .split-media img{transform:scale(1.04)}.split-copy{padding:110px clamp(40px,7vw,110px);display:flex;flex-direction:column;justify-content:center}.split-copy h2{font-family:var(--serif);font-size:clamp(44px,5vw,76px);font-weight:400;line-height:1;margin:20px 0 28px}.split-copy p{color:var(--muted);font-size:18px}.check-list{display:grid;gap:16px;margin:28px 0 36px}.check-list div{display:flex;gap:14px;align-items:flex-start}.check-list i{width:25px;height:25px;border:1px solid var(--gold);border-radius:50%;display:grid;place-items:center;color:var(--gold);font-style:normal;font-size:11px;flex:none;margin-top:2px}
.property-grid{display:grid;grid-template-columns:1.4fr .8fr .8fr;gap:18px}.property-card{position:relative;min-height:560px;border-radius:var(--radius);overflow:hidden;color:white;background:#292723}.property-card:nth-child(n+2){min-height:480px}.property-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s}.property-card:hover img{transform:scale(1.055)}.property-card:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(9,8,7,.85),transparent 65%)}.property-copy{position:absolute;z-index:2;inset:auto 28px 28px}.property-copy h3{font-family:var(--serif);font-weight:400;font-size:30px;line-height:1.05;margin:8px 0 10px}.property-meta{font-size:12px;text-transform:uppercase;letter-spacing:.13em;color:rgba(255,255,255,.72)}.property-link{display:inline-flex;align-items:center;gap:8px;color:var(--gold-light);font-size:13px;margin-top:14px}.property-link svg{width:18px;fill:none;stroke:currentColor}.property-card-featured .property-copy h3{font-size:42px}.properties-cta{text-align:center;margin-top:38px}
.method-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.method-step{padding:34px 25px;border-right:1px solid var(--line)}.method-step:last-child{border:0}.method-step strong{font-family:var(--serif);font-size:42px;font-weight:400;color:var(--gold)}.method-step h3{font-family:var(--serif);font-size:23px;font-weight:400;margin:22px 0 8px}.method-step p{font-size:14px;color:var(--muted);margin:0}.partner-row{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.partner-card{background:white;border:1px solid var(--line);border-radius:var(--radius);padding:38px;min-height:290px;display:flex;flex-direction:column;transition:.4s}.partner-card:hover{transform:translateY(-7px);box-shadow:var(--shadow)}.partner-mark{font-family:var(--serif);font-size:30px;color:var(--gold);letter-spacing:.04em}.partner-card h3{font-size:22px;margin:28px 0 10px}.partner-card p{color:var(--muted);margin:0 0 22px}.partner-card a{margin-top:auto;color:var(--gold);font-weight:700;font-size:13px}.cta-panel{position:relative;border-radius:40px;overflow:hidden;background:var(--ink);color:white;padding:80px;box-shadow:var(--shadow)}.cta-panel:before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 85% 20%,rgba(220,177,90,.25),transparent 35%)}.cta-panel>*{position:relative}.cta-panel h2{font-family:var(--serif);font-size:clamp(43px,5.6vw,78px);line-height:1;font-weight:400;margin:18px 0}.cta-panel p{color:rgba(255,255,255,.68);font-size:18px;max-width:650px}
.page-hero{padding:210px 0 100px;background:var(--ink);color:white;position:relative;overflow:hidden}.page-hero:after{content:"";position:absolute;width:550px;height:550px;border:1px solid rgba(215,176,94,.22);border-radius:50%;right:-120px;top:-220px;box-shadow:0 0 0 90px rgba(215,176,94,.025),0 0 0 180px rgba(215,176,94,.02)}.page-hero .container{position:relative;z-index:2}.page-hero h1{max-width:950px}.page-hero p{font-size:20px;max-width:720px;color:rgba(255,255,255,.7)}.content-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:90px}.sticky-label{position:sticky;top:140px;align-self:start}.content-copy h2{font-family:var(--serif);font-size:44px;font-weight:400;line-height:1.05;margin:0 0 20px}.content-copy h3{font-family:var(--serif);font-size:30px;font-weight:400;margin-top:45px}.content-copy p,.content-copy li{color:var(--muted);font-size:17px}.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.feature-card{padding:34px;border-radius:24px;background:white;border:1px solid var(--line)}.feature-card h3{font-family:var(--serif);font-size:26px;font-weight:400;margin:18px 0 10px}.feature-icon{width:52px;height:52px;border-radius:50%;display:grid;place-items:center;background:var(--cream);color:var(--gold);font-family:var(--serif);font-size:22px}.faq{display:grid;gap:12px;max-width:900px;margin:auto}.faq-item{border:1px solid var(--line);border-radius:20px;background:rgba(255,255,255,.55);overflow:hidden}.faq-button{width:100%;border:0;background:none;padding:24px 26px;text-align:left;display:flex;justify-content:space-between;gap:20px;font-weight:700;cursor:pointer}.faq-button span:last-child{color:var(--gold);font-size:22px;transition:.3s}.faq-item.is-open .faq-button span:last-child{transform:rotate(45deg)}.faq-panel{max-height:0;overflow:hidden;transition:max-height .35s}.faq-panel p{padding:0 26px 24px;margin:0;color:var(--muted)}
.profile-shell{background:#0b0b0a;color:white;min-height:100svh;padding:145px 0 90px}.profile-card{width:min(760px,calc(100% - 32px));margin:auto;text-align:center}.profile-photo{width:150px;height:150px;border-radius:50%;padding:8px;border:1px solid rgba(213,169,82,.45);margin:0 auto 28px;background:rgba(213,169,82,.08);box-shadow:0 0 50px rgba(184,132,49,.16)}.profile-photo img{width:100%;height:100%;border-radius:50%;object-fit:cover}.profile-card h1{font-family:var(--serif);font-size:clamp(38px,6vw,62px);font-weight:400;line-height:1;margin:0}.profile-sub{color:var(--gold-light);font-size:17px;margin:14px 0}.profile-socials{display:flex;justify-content:center;gap:12px;margin:30px 0}.social-pill{width:52px;height:52px;border-radius:50%;border:1px solid rgba(255,255,255,.14);display:grid;place-items:center;background:rgba(255,255,255,.04);transition:.3s}.social-pill:hover{border-color:var(--gold);transform:translateY(-4px)}.social-pill svg{width:22px;height:22px;fill:none;stroke:currentColor}.profile-actions{display:grid;gap:12px;margin:44px 0}.profile-action{min-height:75px;border:1px solid rgba(184,132,49,.65);border-radius:22px;padding:0 28px;display:flex;align-items:center;justify-content:space-between;text-align:left;background:linear-gradient(90deg,rgba(184,132,49,.18),rgba(184,132,49,.08));color:var(--gold-light);font-size:18px;transition:.35s}.profile-action:hover{transform:translateX(6px);background:rgba(184,132,49,.2)}.profile-action svg{width:22px;fill:none;stroke:currentColor}.profile-about{background:#171716;border:1px solid rgba(255,255,255,.07);border-radius:24px;padding:34px;text-align:left;color:rgba(255,255,255,.7);margin-bottom:34px}.profile-about h2{font-family:var(--serif);font-size:32px;color:white;font-weight:400;margin-top:0}.calendly-wrap{background:#f7f2e8;border-radius:30px;overflow:hidden;min-height:760px;margin-top:30px}.calendly-inline-widget{min-width:320px;height:760px}
.form-layout{display:grid;grid-template-columns:.78fr 1.22fr;gap:30px}.form-aside{background:var(--ink);color:white;border-radius:32px;padding:50px;position:relative;overflow:hidden}.form-aside:after{content:"";position:absolute;width:280px;height:280px;border:1px solid rgba(212,169,82,.28);border-radius:50%;right:-130px;bottom:-130px}.form-aside h2{font-family:var(--serif);font-size:48px;font-weight:400;line-height:1;margin:18px 0}.form-aside p{color:rgba(255,255,255,.64)}.form-card{background:white;border-radius:32px;padding:50px;border:1px solid var(--line);box-shadow:var(--shadow)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.field{display:grid;gap:8px}.field.full{grid-column:1/-1}.field label{font-size:13px;font-weight:700}.field input,.field select,.field textarea{width:100%;border:1px solid #d9d1c5;border-radius:14px;background:#fbf9f5;padding:15px 16px;color:var(--ink);outline:none;transition:.25s}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--gold);box-shadow:0 0 0 4px rgba(184,132,49,.1)}.field textarea{min-height:140px;resize:vertical}.checkbox{display:flex;align-items:flex-start;gap:12px;font-size:13px;color:var(--muted);margin:20px 0}.checkbox input{margin-top:4px}.form-status{display:none;margin-top:18px;padding:16px;border-radius:12px}.form-status.success{display:block;background:#eef7ee;color:#285c2d}.form-status.error{display:block;background:#fff0ee;color:#8b3027}.legal-note{font-size:12px;color:var(--muted)}
.gallery-grid{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:280px 280px;gap:12px}.gallery-grid img{width:100%;height:100%;object-fit:cover;border-radius:20px}.gallery-grid img:first-child{grid-row:1/3}.listing-detail{display:grid;grid-template-columns:1.15fr .85fr;gap:70px;align-items:start}.listing-info h2{font-family:var(--serif);font-size:50px;font-weight:400;line-height:1;margin:0 0 20px}.listing-box{background:white;border:1px solid var(--line);border-radius:26px;padding:34px;position:sticky;top:125px}.listing-stats{display:flex;flex-wrap:wrap;gap:12px;margin:24px 0}.listing-stats span{padding:9px 14px;background:var(--cream);border-radius:999px;font-size:13px}.about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:80px;align-items:center}.portrait-frame{border-radius:40px;overflow:hidden;position:relative}.portrait-frame img{width:100%;aspect-ratio:1/1.15;object-fit:cover}.portrait-frame:after{content:"";position:absolute;inset:18px;border:1px solid rgba(255,255,255,.5);border-radius:30px}.quote{font-family:var(--serif);font-size:34px;line-height:1.2;color:var(--ink);border-left:1px solid var(--gold);padding-left:30px;margin:36px 0}.timeline{display:grid;gap:0;border-left:1px solid var(--line);margin-left:12px}.timeline-item{padding:0 0 42px 34px;position:relative}.timeline-item:before{content:"";position:absolute;width:11px;height:11px;border-radius:50%;background:var(--gold);left:-6px;top:7px}.timeline-item h3{margin:0 0 8px}.timeline-item p{margin:0;color:var(--muted)}
.site-footer{background:#0b0b0a;color:white;padding:80px 0 100px}.footer-grid{display:grid;grid-template-columns:1.25fr repeat(3,1fr);gap:50px}.footer-brand img{width:74px;background:#fff;border-radius:50%;padding:6px;margin-bottom:20px}.footer-brand p{color:rgba(255,255,255,.56);max-width:260px}.footer-title{font-family:var(--serif);font-size:20px;font-weight:400;color:var(--gold-light);margin:0 0 18px}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;gap:9px}.footer-grid a,.footer-grid span{font-size:14px;color:rgba(255,255,255,.64)}.footer-grid a:hover{color:white}.footer-bottom{border-top:1px solid rgba(255,255,255,.1);margin-top:55px;padding-top:24px;display:flex;justify-content:space-between;color:rgba(255,255,255,.4);font-size:12px}.mobile-dock{display:none}
@media(max-width:1000px){.desktop-nav,.header-inner>.btn{display:none}.menu-toggle{display:block}.mobile-menu{position:fixed;inset:96px 0 auto;background:#0d0d0c;padding:28px 20px 40px;display:flex;flex-direction:column;gap:20px;transform:translateY(-140%);opacity:0;transition:.4s;pointer-events:none}.menu-open .mobile-menu{transform:none;opacity:1;pointer-events:auto}.mobile-menu .nav-link{font-family:var(--serif);font-size:30px}.section-head{grid-template-columns:1fr;gap:18px}.property-grid{grid-template-columns:1fr 1fr}.property-card:first-child{grid-column:1/-1}.method-grid{grid-template-columns:repeat(3,1fr)}.method-step:nth-child(3){border-right:0}.method-step:nth-child(n+4){border-top:1px solid var(--line)}.split{grid-template-columns:1fr;min-height:0}.split-media{min-height:560px}.form-layout,.listing-detail,.about-grid{grid-template-columns:1fr}.form-aside{min-height:390px}.listing-box{position:static}.footer-grid{grid-template-columns:1fr 1fr}.content-grid{grid-template-columns:1fr}.sticky-label{position:static}.feature-grid{grid-template-columns:1fr 1fr}}
@media(max-width:700px){.container{width:min(100% - 28px,1180px)}.header-inner{height:82px}.brand img{width:45px;height:48px}.brand strong{font-size:16px}.site-header .mobile-menu{inset:82px 0 auto}.hero-content{padding:155px 0 95px}.hero h1{font-size:clamp(48px,14vw,70px)}.hero-media:after{background:linear-gradient(0deg,rgba(9,8,7,.92),rgba(9,8,7,.18) 85%)}.hero-scroll{display:none}.section{padding:82px 0}.section-sm{padding:62px 0}.promise-grid,.service-list,.property-grid,.partner-row,.feature-grid,.form-grid{grid-template-columns:1fr}.service-item,.service-item:nth-child(odd),.service-item:nth-child(even){padding:28px 0;border-right:0}.property-card,.property-card:nth-child(n+2){min-height:480px}.property-card:first-child{grid-column:auto}.property-card-featured .property-copy h3{font-size:34px}.method-grid{grid-template-columns:1fr}.method-step{border-right:0;border-bottom:1px solid var(--line)}.method-step:nth-child(n+4){border-top:0}.split-media{min-height:420px}.split-copy{padding:70px 28px}.cta-panel{padding:50px 25px;border-radius:28px}.page-hero{padding:160px 0 80px}.page-hero h1{font-size:52px}.gallery-grid{grid-template-columns:1fr 1fr;grid-template-rows:300px 180px 180px}.gallery-grid img:first-child{grid-column:1/-1;grid-row:auto}.gallery-grid img:nth-child(n+4){display:none}.form-card,.form-aside{padding:30px 22px}.footer-grid{grid-template-columns:1fr;gap:34px}.footer-bottom{flex-direction:column;gap:10px;padding-bottom:32px}.site-footer{padding-bottom:140px}.mobile-dock{position:fixed;z-index:900;left:0;right:0;bottom:0;height:76px;padding-bottom:env(safe-area-inset-bottom);display:grid;grid-template-columns:repeat(4,1fr);background:rgba(8,8,8,.96);backdrop-filter:blur(15px);border-top:1px solid rgba(255,255,255,.09);color:white}.mobile-dock a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:4px;font-size:10px}.mobile-dock svg{width:22px;height:22px;fill:none;stroke:var(--gold-light);stroke-width:1.7}.profile-shell{padding-top:120px}.profile-action{font-size:16px}.calendly-wrap,.calendly-inline-widget{height:720px;min-height:720px}.about-grid{gap:45px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.magnetic,.property-card img,.split-media img{transition:none}}