@import url('https://fonts.googleapis.com/css2?family=Montserrat:wght@300;400;500;600;700;800&display=swap');
:root{--ink:#252215;--black:#181812;--bone:#f6f4f1;--warm:#eeebe5;--paper:#fffefa;--sand:#d9d2c4;--gold:#9b8c73;--ash:#555146;--line:#d8d3cb;--white:#fff;--w:1296px}
*,*:before,*:after{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--bone);font:400 14px/1.75 'Montserrat',Arial,sans-serif;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button{cursor:pointer}img{max-width:100%;display:block}::selection{background:#ded5c4;color:var(--ink)}:focus-visible{outline:2px solid #82735d;outline-offset:4px}.container{width:min(var(--w),calc(100% - 112px));margin:auto}.topline{height:33px;display:flex;align-items:center;justify-content:center;gap:12px;background:var(--ink);color:#ddd6ca;font-size:9px;font-weight:600;letter-spacing:.24em;text-transform:uppercase}.dot{width:3px;height:3px;border-radius:50%;background:#252215;display:inline-block}.header{height:90px;background:rgba(246,244,241,.97);border-bottom:1px solid rgba(37,34,21,.11);position:sticky;top:0;z-index:50;backdrop-filter:blur(18px)}.headinner{width:min(1440px,calc(100% - 100px));height:100%;display:flex;align-items:center;justify-content:space-between;gap:32px;margin:auto}.brand{display:flex;flex-direction:column;line-height:1;min-width:206px}.brand-main{font-weight:700;letter-spacing:.23em;font-size:17px}.brand-sub{font-size:9px;letter-spacing:.53em;font-weight:600;margin-top:10px;color:#555146}.nav{display:flex;align-items:center;gap:24px}.nav a{font-size:9px;font-weight:700;letter-spacing:.11em;text-transform:uppercase;white-space:nowrap;transition:color .2s}.nav a:hover,.nav a.active{color:#252215}.nav a.active{border-bottom:1px solid #252215;padding-bottom:4px}.nav-cta,.button{display:inline-flex;align-items:center;justify-content:center;gap:24px;border:1px solid var(--ink);padding:17px 25px;min-height:54px;text-transform:uppercase;letter-spacing:.14em;font-size:10px;font-weight:700;white-space:nowrap;transition:background .25s,color .25s,transform 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@media(max-width:1180px){.headinner{width:calc(100% - 54px)}.nav{gap:15px}.nav a{font-size:8px;letter-spacing:.06em}.brand{min-width:176px}.brand-main{font-size:14px}.brand-sub{font-size:8px}.nav-cta{padding:12px}.hero-left{padding-left:8%;padding-right:6%}.hero .display{font-size:clamp(52px,6vw,80px)}}
@media(max-width:950px){.container{width:calc(100% - 60px)}.nav,.nav-cta{display:none}.mobile-btn{display:flex}.headinner{width:calc(100% - 60px)}.header{height:75px}.mobile-nav{display:none;background:var(--bone);border-top:1px solid var(--line);padding:10px 30px 24px;box-shadow:0 25px 40px rgba(0,0,0,.1)}.mobile-nav.open{display:block}.mobile-nav a{display:block;padding:12px 0;border-bottom:1px solid var(--line);text-transform:uppercase;font-size:11px;letter-spacing:.1em;font-weight:600}.hero-wrap{grid-template-columns:1fr}.hero-left{padding:70px 7%}.hero-picture{height:480px;min-height:480px}.hero-picture img{object-position:center 22%}.hero-index{margin-top:40px}.service-row{grid-template-columns:55px 1fr 40px}.service-row .desc{display:none}.split,.split.right{grid-template-columns:1fr;gap:35px}.split.right .copy-stack{order:2}.split.right .photo-panel{order:1}.footer-main{grid-template-columns:repeat(2,1fr);gap:30px}.details-grid{gap:40px}.form-shell{grid-template-columns:1fr;gap:42px}.page-hero{padding:65px 0}.space{padding:82px 0}.section-intro{align-items:start}.tiles{grid-template-columns:repeat(2,1fr)}}
@media(max-width:620px){.container{width:calc(100% - 40px)}.topline{font-size:7px;letter-spacing:.13em}.headinner{width:calc(100% - 40px)}.brand-main{font-size:15px}.brand-sub{letter-spacing:.34em}.header{height:70px}.hero-left{padding:55px 22px}.display,.hero .display{font-size:clamp(42px,11vw,62px);letter-spacing:-.073em}.hero .display{margin:20px 0}.hero-picture{height:470px;min-height:470px}.portrait-tag{bottom:28px;left:24px}.hero-index{margin-top:40px}.below-grid{grid-template-columns:1fr;gap:10px;padding:20px 0}.section-title{font-size:39px}.section-intro{flex-direction:column;gap:7px;margin-bottom:30px}.space{padding:65px 0}.space-sm{padding:60px 0}.darkstage .section-title{max-width:330px}.service-row{min-height:100px;grid-template-columns:38px 1fr 26px;gap:5px}.service-row .name{font-size:24px}.service-row .arr{font-size:21px}.numbers,.editorial-grid,.number-grid,.journey,.tiles,.pillars{grid-template-columns:1fr;gap:14px}.numbers{gap:20px}.split{gap:20px}.photo-panel{min-height:480px}.footer-main{grid-template-columns:1fr 1fr;gap:30px}.footer-main>div:first-child{grid-column:span 2}.footer-main>div:last-child{grid-column:span 2}.footer-bottom{flex-direction:column}.page-hero{padding:48px 0 60px}.page-hero .display{font-size:clamp(43px,10vw,66px)}.breadcrumbs{margin-bottom:45px}.details-grid{grid-template-columns:1fr;gap:10px}.cta-section{padding:70px 0}.cta-section .container{flex-direction:column;align-items:flex-start}.minibar .container{flex-direction:column;align-items:flex-start}.form-card{padding:22px}.fields-2{grid-template-columns:1fr;gap:0}.portrait-mini{height:480px}.hero-actions{gap:13px}.button{white-space:normal;padding:15px 18px}.editorial{min-height:270px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}

/* Brokerage identification should remain visibly prominent throughout the site. */
.topline{height:42px;font-size:10px;letter-spacing:.13em}.topline strong{color:#fff;font-weight:700;font-size:11px;letter-spacing:.12em}
@media(max-width:620px){.topline{font-size:8px;letter-spacing:.02em;gap:8px;padding:0 8px}.topline strong{font-size:9px;letter-spacing:.02em}}

/* High-contrast neutral accents on dark backgrounds; no green accents. */
.darkstage .eyebrow.light,.cta-section .eyebrow.light{color:#e5e0d8}
.darkstage .section-title em,.cta-section .section-title em{color:#f6f4f1}
.darkstage .service-row .num,.darkstage .service-row .arr,.darkstage .journey small{color:#e6dfd3}
.topline .dot{background:#e6dfd3}