:root{--ink:#23262b;--muted:#5c636e;--navy:#14233f;--mist:#f3f4f6;--line:#d5d8dd;--white:#fff;font-family:Inter,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;color:var(--ink);font-synthesis:none;scroll-behavior:smooth;scroll-padding-top:96px}*{box-sizing:border-box}body{margin:0;background:#fff}a{color:inherit;text-decoration:none}button,input,textarea{font:inherit}button,a,input,textarea,summary{-webkit-tap-highlight-color:transparent}a,button,summary{touch-action:manipulation}button{cursor:pointer}img{display:block;max-width:100%;height:auto}button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid #14233f;outline-offset:5px}input:focus,textarea:focus{outline:2px solid #14233f;outline-offset:2px}.wrap{max-width:1200px;width:calc(100% - 112px);margin-inline:auto}.section{padding-block:112px}.eyebrow,.small-label{font-size:12px;line-height:1.5;font-weight:650;letter-spacing:.14em}.eyebrow{margin:0 0 22px}h1,h2,h3,p{margin-top:0}h1,h2{letter-spacing:-.055em;line-height:1.04;font-weight:600}h1{font-size:clamp(48px,5.5vw,82px);margin-bottom:32px}h2{font-size:clamp(38px,4.4vw,62px);margin-bottom:26px}h2 span{color:#5c636e}h3{font-size:25px;line-height:1.2;letter-spacing:-.035em;font-weight:600}p{font-size:17px;line-height:1.65;color:var(--muted)}.lead{font-size:21px;line-height:1.5;color:var(--ink)}.button{display:inline-flex;justify-content:center;align-items:center;min-height:48px;padding:12px 25px;border:0;border-radius:100px;background:var(--navy);color:white;font-size:15px;line-height:1.4;font-weight:500;transition:background .2s,transform .2s}.button:hover{background:#23262b;transform:translateY(-1px)}.button.white{background:#fff;color:#14233f}.button.white:hover{background:#f3f4f6}.skip{position:fixed;top:-70px;left:15px;background:#fff;padding:15px;z-index:100}.skip:focus{top:10px}header{position:fixed;top:0;left:0;right:0;z-index:30;color:#fff;transition:background .2s,color .2s,box-shadow .2s}header.solid,header.menu-open{background:rgba(255,255,255,.97);color:var(--ink);box-shadow:0 1px 0 #d5d8dd}.nav{height:84px;display:flex;align-items:center;gap:32px}.brand{position:relative;margin-right:auto;width:164px;flex-shrink:0}.logo{width:164px;height:auto}.logo.dark{position:absolute;inset:0;opacity:0}.solid .logo.dark,.menu-open .logo.dark{opacity:1}.solid .logo.light,.menu-open .logo.light{opacity:0}.navlinks{display:flex;gap:30px;font-size:14px}.navlinks a:hover{text-decoration:underline;text-underline-offset:6px}.nav-cta{background:#fff;color:var(--ink);min-height:38px;padding:9px 21px;font-size:14px}.solid .nav-cta,.menu-open .nav-cta{background:var(--navy);color:#fff}.menu{display:none}.hero{height:91svh;min-height:610px;max-height:1080px;position:relative;background:#0a0a0b;color:white;display:flex;align-items:flex-end}.film,.film>img,.film>video,.shade{position:absolute;inset:0;width:100%;height:100%}.film img,.film video{object-fit:cover;object-position:center}.film video{opacity:0;transition:opacity .35s}.film video.playing{opacity:1}.shade{background:linear-gradient(0deg,rgba(10,10,11,.7),transparent 62%),linear-gradient(180deg,rgba(10,10,11,.5),transparent 24%)}.hero-copy{position:relative;z-index:2;padding-bottom:62px}.hero-copy .eyebrow{color:#fff;letter-spacing:.16em;font-size:12px;margin-bottom:20px}.video-toggle{position:absolute;z-index:3;right:40px;bottom:38px;color:#fff;width:44px;height:44px;border:1px solid #ffffff80;background:#0a0a0b55;border-radius:50%;font-size:15px}.track{padding-block:66px 38px;border-bottom:1px solid var(--line)}.stats{display:grid;grid-template-columns:repeat(3,1fr);text-align:center}.stats>div+div{border-left:1px solid var(--line)}.stats strong{font-size:64px;font-weight:550;letter-spacing:-.06em;line-height:1;font-variant-numeric:tabular-nums}.stats strong span{font-size:42px}.stats p{font-size:15px;margin:14px 0 0}.fine{font-size:12px;line-height:1.6}.track>.fine{text-align:center;margin:32px 0 0;color:#5c636e}.about{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.portrait{position:relative;border-radius:22px;overflow:hidden;background:#0a0a0b;max-width:475px}.portrait img{width:100%}.portrait-caption{position:absolute;bottom:0;left:0;right:0;padding:50px 30px 26px;background:linear-gradient(transparent,#0a0a0b99);font-size:17px;color:white}.portrait-caption span{display:block;font-size:13px;color:#f3f4f6;margin-top:5px}.about-copy>p:not(.eyebrow){max-width:460px}.text-link{display:inline-flex;gap:18px;margin-top:10px;font-size:17px;font-weight:550;color:var(--navy)}.text-link:hover{text-decoration:underline}.outcomes{background:var(--mist)}.section-heading{max-width:740px;margin-bottom:54px}.section-heading>p:last-child{max-width:550px;margin-bottom:0}.case{background:#fff;border-radius:24px;padding:56px 64px;display:grid;grid-template-columns:1fr 1fr;gap:100px}.case-intro .small-label{color:var(--muted);font-size:11px;display:block;margin-bottom:32px}.case h3{font-size:37px;letter-spacing:-.045em;line-height:1.1;margin-bottom:20px}.case-intro>p{max-width:300px}.case-intro .button{margin-top:10px}.case-numbers{display:flex;flex-direction:column;justify-content:center}.case-numbers>div{padding:22px 0;border-bottom:1px solid var(--line)}.case-numbers>div:first-child{padding-top:0}.case-numbers>div:last-child{border:0;padding-bottom:0}.case-numbers strong{font-size:40px;letter-spacing:-.04em;display:block;font-weight:550;font-variant-numeric:tabular-nums}.case-numbers span{font-size:14px;color:var(--muted);display:block;margin-top:8px}.case-note{max-width:740px;margin:22px 0 0}.steps{list-style:none;padding:0;margin:64px 0 30px;display:grid;grid-template-columns:repeat(5,1fr);gap:32px}.steps li{border-top:1px solid #d5d8dd;padding-top:22px}.steps li>span{font-size:13px;color:#5c636e}.steps h3{margin:30px 0 14px}.steps p{font-size:15px;line-height:1.6}.process-note{font-size:13px;max-width:780px;margin-top:34px}.projects{background:var(--mist)}.project-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.project-grid figure{margin:0}.project-grid img{aspect-ratio:4/3;width:100%;object-fit:cover;border-radius:17px}.project-grid figcaption{padding:24px 0 0}.project-grid figcaption>span{font-size:11px;letter-spacing:.1em;color:var(--muted)}.project-grid h3{font-size:23px;margin:12px 0 8px}.project-grid p{font-size:15px}.faq{display:grid;grid-template-columns:.9fr 1.1fr;gap:86px}.faq h2{font-size:42px}.faq>div>p:last-child{max-width:340px}.questions details{border-bottom:1px solid var(--line)}.questions summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;align-items:center;padding:23px 0;font-size:16px;line-height:1.5;font-weight:500}.questions summary::-webkit-details-marker{display:none}.questions summary span{font-size:23px;font-weight:300}.questions details[open] summary span{transform:rotate(45deg)}.questions details p{font-size:15px;padding-right:25px;margin-bottom:25px}.contact{background:var(--mist)}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:85px}.contact h2{font-size:72px}.location{font-size:14px;margin-top:36px}form label{display:block;font-size:14px;font-weight:500;margin-bottom:20px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}input,textarea{display:block;width:100%;background:white;border:1px solid #d5d8dd;border-radius:10px;padding:15px 16px;margin-top:9px;color:var(--ink);font-size:16px;line-height:1.4}textarea{resize:vertical;min-height:132px}input::placeholder,textarea::placeholder{color:#5c636e}.optional{font-weight:400;color:var(--muted)}.phone-field{display:flex;align-items:center;background:white;border:1px solid #d5d8dd;border-radius:10px;margin-top:9px}.phone-field>span{padding-left:16px;font-size:16px}.phone-field input{border:0;margin:0;background:transparent}.field-help{display:block;font-size:12px;color:var(--muted);margin:-12px 0 22px}#form-status{font-size:13px;margin:15px 0 0}.hp{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}footer{padding-top:44px;padding-bottom:24px}.footer-main{display:flex;align-items:center;gap:24px;padding-bottom:34px;border-bottom:1px solid var(--line)}.footer-main img{width:155px}.footer-main>span{margin-left:auto;color:var(--muted);font-size:14px}.footer-main>a:last-child{font-size:14px;margin-left:30px}.footer-bottom{display:flex;justify-content:space-between;gap:25px;margin-top:24px;font-size:12px;color:var(--muted);line-height:1.6}@media(min-width:1500px){.hero-copy{padding-bottom:85px}}@media(max-width:1000px){.wrap{width:calc(100% - 64px)}.about,.faq,.contact-grid{gap:45px}.section{padding-block:80px}.case{gap:45px;padding:45px}.steps{gap:20px}.steps h3{font-size:23px}.nav{gap:22px}.navlinks{gap:20px}.project-grid{gap:18px}.hero{min-height:570px}}@media(max-width:700px){.wrap{width:calc(100% - 40px)}.section{padding-block:68px}.nav{height:72px;gap:15px}.brand,.logo{width:135px}.nav-cta{padding:9px 17px;min-height:38px;font-size:13px}.menu{display:flex;flex-direction:column;justify-content:center;gap:6px;width:28px;height:40px;padding:0;border:0;background:none;color:inherit}.menu span{width:22px;height:1.5px;background:currentColor;transition:transform .2s}.menu-open .menu span:first-child{transform:translateY(3.75px) rotate(45deg)}.menu-open .menu span:last-child{transform:translateY(-3.75px) rotate(-45deg)}.navlinks{display:none;position:absolute;top:72px;left:0;right:0;background:#fff;color:var(--ink);padding:20px;box-shadow:0 6px 12px #0a0a0b11}.menu-open .navlinks{display:flex;flex-direction:column;gap:0}.navlinks a{padding:15px 0;font-size:17px}.hero{height:auto;min-height:0;max-height:none;padding-top:72px;display:block;background:#0a0a0b}.film{position:relative;height:auto;aspect-ratio:16/9}.film img,.film video{object-fit:contain}.shade{background:none}.hero-copy{padding-block:32px 36px}.hero-copy h1{font-size:43px;line-height:1.06;letter-spacing:-.055em;margin-bottom:24px}.hero-copy .eyebrow{font-size:10px;letter-spacing:.12em;margin-bottom:18px}.video-toggle{top:calc(72px + (100vw * .5625) - 52px);right:16px;bottom:auto;width:36px;height:36px}.track{padding-block:36px 28px}.stats strong{font-size:44px}.stats strong span{font-size:30px}.stats p{font-size:12px;line-height:1.4;max-width:95px;margin:12px auto 0}.track>.fine{font-size:11px;line-height:1.5;margin-top:25px}.about{display:flex;flex-direction:column;gap:38px;align-items:stretch}.portrait{width:100%;max-width:420px;margin:auto}.portrait 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h3{font-size:25px}.faq,.contact-grid{grid-template-columns:1fr;gap:25px}.faq h2{font-size:39px}.questions summary{font-size:16px;padding:21px 0}.contact h2{font-size:62px}.contact .location{margin-top:22px}.field-row{grid-template-columns:1fr;gap:0}.footer-main{flex-wrap:wrap;justify-content:space-between}.footer-main>span{order:3;width:100%;margin:0;font-size:13px}.footer-main>a:last-child{margin:0}.footer-bottom{flex-direction:column;gap:10px}.contact-grid{gap:30px}}@media(prefers-reduced-motion:reduce){:root{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}

/* Property albums: quiet covers, then a focused full-photo viewer. */
.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px 24px}
.property-card{display:block;min-width:0;border-radius:18px;outline-offset:7px!important}
.property-image{position:relative;overflow:hidden;border-radius:18px;background:#f3f4f6;aspect-ratio:4/3}
.property-image>img{width:100%;height:100%;object-fit:cover;transition:transform .55s cubic-bezier(.2,.7,.2,1)}
.photo-count{position:absolute;bottom:16px;left:16px;color:white;background:#0a0a0bbf;backdrop-filter:blur(8px);padding:7px 11px;border-radius:30px;font-size:12px;line-height:1.3}
.open-album{position:absolute;bottom:14px;right:14px;display:grid;place-items:center;background:white;color:var(--ink);width:36px;height:36px;border-radius:50%;font-size:21px;transition:transform .3s}
.property-caption{padding-top:19px}.property-caption h3{font-size:23px;margin:0 0 7px}.property-caption p{font-size:14px;margin:0}
@media(hover:hover){.property-card:hover .property-image>img{transform:scale(1.045)}.property-card:hover .open-album{transform:rotate(45deg)}}
.gallery-open{overflow:hidden}.property-dialog{padding:0;border:0;border-radius:22px;width:min(1120px,calc(100vw - 64px));max-width:none;max-height:calc(100dvh - 48px);color:var(--ink);background:#f3f4f6;box-shadow:0 24px 100px #0a0a0b55;overflow:auto;overscroll-behavior:contain}
.property-dialog::backdrop{background:#0a0a0bc9;backdrop-filter:blur(10px)}
.property-dialog[open]{animation:album-in .25s ease-out}.album-shell{padding:26px 32px 24px}.album-header{display:flex;justify-content:space-between;align-items:center;gap:16px;margin-bottom:18px}.album-header .eyebrow{font-size:11px;letter-spacing:.12em;margin:0 0 7px;color:var(--muted)}.album-header h2{font-size:27px;letter-spacing:-.035em;margin:0}
.album-close,.album-arrow{flex-shrink:0;display:grid;place-items:center;border:0;background:#f3f4f6;color:#23262b;border-radius:50%;width:44px;height:44px;font-size:23px;transition:background .2s}.album-close{font-size:30px;font-weight:300}.album-close:hover,.album-arrow:hover{background:#d5d8dd}
.album-stage{height:min(56dvh,650px);min-height:120px;display:flex;align-items:center;justify-content:center;position:relative;touch-action:pan-y pinch-zoom;border-radius:10px;overflow:hidden;background:#f3f4f6}.album-stage>img{max-width:100%;width:auto;height:100%;object-fit:contain}.album-stage>img[hidden]{display:none}.album-stage[aria-busy=true]:after{content:'';position:absolute;bottom:12px;width:28px;height:3px;border-radius:3px;background:#14233f;animation:album-loading 1s ease-in-out infinite}.album-stage p{text-align:center;padding:20px}
.album-controls{display:flex;justify-content:space-between;align-items:center;gap:14px;margin:16px 0}.album-controls p{margin:0;text-align:center;font-size:14px;line-height:1.4;color:#5c636e}.album-thumbs{display:flex;gap:10px;justify-content:center;flex-wrap:wrap}.album-thumbs button{padding:3px;border:2px solid transparent;border-radius:9px;background:none;flex-shrink:0}.album-thumbs button[aria-pressed=true]{border-color:var(--navy)}.album-thumbs img{width:76px;height:50px;object-fit:cover;border-radius:4px}
@keyframes album-in{from{opacity:0;transform:translateY(12px) scale(.99)}to{opacity:1;transform:none}}@keyframes album-loading{50%{opacity:.2}}
@media(max-width:1000px){.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:600px){.property-grid{grid-template-columns:1fr;gap:30px}.property-image{aspect-ratio:3/2;border-radius:15px}.property-caption{padding-top:15px}.property-caption h3{font-size:24px}.property-dialog{width:100%;height:100dvh;max-height:100dvh;margin:0;border-radius:0}.album-shell{padding:22px 16px max(20px,env(safe-area-inset-bottom))}.album-header{margin-bottom:22px}.album-header h2{font-size:26px}.album-stage{height:57dvh;min-height:120px}.album-thumbs{gap:5px}.album-thumbs img{width:54px;height:42px}.album-controls{margin:18px 0}.album-controls p{max-width:210px}.album-close{width:44px;height:44px}}
@media(prefers-reduced-motion:reduce){.property-card *,.property-dialog,.album-stage:after{animation:none!important;transition:none!important}}