:root{--ink:#192331;--ink2:#263449;--paper:#f7f5f1;--white:#fff;--accent:#efa03d;--muted:#65717d;--line:#d9d9d4;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0}a{color:inherit}button{font:inherit}img{max-width:100%}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Arial,Helvetica,sans-serif}a:focus-visible,button:focus-visible{outline:3px solid var(--accent);outline-offset:4px}.theme-property{--ink:#191b1c;--ink2:#292725;--paper:#f8f6f0;--accent:#dfb64f}.theme-realty{--ink:#1b2830;--ink2:#253944;--paper:#f6f8f7;--accent:#91d66c}.theme-construction{--accent:#efa03d}
.site-header{height:84px;background:var(--ink);color:#fff;display:flex;align-items:center;justify-content:space-between;gap:30px;padding:0 clamp(24px,5vw,90px);position:relative;z-index:20;border-bottom:1px solid #fff2}.brand{display:flex;align-items:center;gap:10px;text-decoration:none;font-weight:800;letter-spacing:.08em;font-size:.96rem;line-height:1.05;flex-shrink:0}.brand small{display:block;color:#d4dbe1;font-size:.57rem;letter-spacing:.14em;margin-top:6px;font-weight:600;max-width:220px;line-height:1.3}.header-logo{width:54px;height:46px;object-fit:contain}.brand-symbol{width:42px;height:42px;display:grid;place-items:center;border:2px solid var(--accent);color:var(--accent);font-family:Arial,Helvetica,sans-serif;font-weight:800;font-size:1.4rem}.site-header nav{display:flex;align-items:center;gap:clamp(12px,1.9vw,30px)}.site-header nav a{font-size:.82rem;font-weight:700;text-decoration:none;white-space:nowrap;color:#e4e9eb}.site-header nav a:hover,.site-header nav a[aria-current=page]{color:var(--accent)}.site-header nav .nav-cta{background:var(--accent);color:var(--ink);padding:13px 19px}.menu-toggle{display:none}
.micro{font-size:.7rem;font-weight:800;letter-spacing:.22em;text-transform:uppercase;color:var(--accent);line-height:1.55}.hero{display:grid;grid-template-columns:1.05fr .95fr;background:var(--ink);color:#fff;min-height:660px}.hero-copy{padding:clamp(78px,8vw,135px) clamp(24px,5vw,90px) 65px;display:flex;flex-direction:column;align-items:flex-start}.hero .micro{margin-bottom:32px}.hero h1{font-size:clamp(3.3rem,5.25vw,6rem);line-height:1.02;letter-spacing:-.07em;font-weight:800;max-width:850px;margin:0 0 29px}.hero h1 em,.simple-hero h1 em{color:var(--accent);font-style:normal}.lede{font-size:clamp(1.08rem,1.35vw,1.25rem);line-height:1.7;color:#d4dbe2;max-width:590px;margin-bottom:34px}.hero-actions{display:flex;gap:24px;align-items:center;flex-wrap:wrap}.btn{display:inline-flex;align-items:center;justify-content:center;background:var(--accent);color:var(--ink);min-height:55px;padding:16px 24px;text-decoration:none;font-weight:800;font-size:.91rem;transition:transform .2s,filter .2s}.btn:hover{transform:translateY(-3px);filter:brightness(1.08)}.ghost-link{text-decoration:none;color:#fff;border-bottom:1px solid var(--accent);padding:7px 0;font-size:.9rem;font-weight:700}.hero-note{display:flex;gap:22px;align-items:center;color:#aab5c0;font-size:.71rem;letter-spacing:.12em;text-transform:uppercase;margin-top:auto;padding-top:70px}.hero-note span:first-child{color:var(--accent)}
.hero-art{position:relative;overflow:hidden;background:linear-gradient(150deg,#d7dbdb,#edece6 62%,#c8d0cf);min-height:540px;display:flex;align-items:center;justify-content:center;padding:65px 45px 95px}.architectural-lines{position:absolute;inset:0;opacity:.56;background:linear-gradient(28deg,transparent 44%,#65717b55 44.13%,transparent 44.35%),linear-gradient(152deg,transparent 46%,#65717b4b 46.13%,transparent 46.35%),repeating-linear-gradient(90deg,transparent 0 120px,#7e8a8e38 121px,transparent 122px),repeating-linear-gradient(0deg,transparent 0 100px,#7e8a8e2e 101px,transparent 102px);transform:scale(1.4) rotate(-8deg)}.hero-mark{position:relative;z-index:1;width:min(100%,430px);min-height:300px;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:20px}.hero-mark img{display:block;width:min(100%,330px);max-height:220px;object-fit:contain;filter:drop-shadow(0 14px 18px #1a263526)}.hero-mark span{color:#42515a;font-size:.66rem;font-weight:800;letter-spacing:.2em;text-align:center}.hero-art-label{position:absolute;bottom:29px;left:40px;right:40px;border-top:1px solid #52616b80;padding-top:17px;color:#354451;display:flex;justify-content:space-between;font-size:.67rem;letter-spacing:.15em;font-weight:800}.hero-art-label span{font-size:1.1rem}.property-art{background:radial-gradient(circle at 55% 42%,#3e3a31,#181a1d 65%)}.property-art .architectural-lines{opacity:.16}.property-art .hero-mark img{width:min(100%,340px);max-height:210px;filter:drop-shadow(0 12px 18px #0007)}.property-art .hero-art-label{color:#ebdbad;border-color:#d8b85a66}.realty-art{background:#22313b}.realty-frame{position:relative;width:min(100%,570px);box-shadow:0 24px 75px #0007;overflow:hidden;border:1px solid #ffffff38}.realty-original{display:block;width:100%;height:auto;object-fit:contain}.realty-art .hero-art-label{color:#e4ede5;border-color:#ffffff52}.lending-art{background:linear-gradient(150deg,#1a3d55,#1d644e)}.lending-art .architectural-lines{opacity:.12}.lending-graphic{position:relative;z-index:1;width:100%;max-width:440px;color:#fff}.lending-graphic>span{font-size:.78rem;letter-spacing:.23em;font-weight:800}.lending-graphic strong{display:block;font:800 clamp(4rem,6vw,7.5rem)/.9 Arial,Helvetica,sans-serif;letter-spacing:-.09em;margin-top:30px}.lending-graphic strong span{color:var(--accent)}.lending-art .hero-art-label{color:white;border-color:#ffffff70}
.ticker{display:grid;grid-template-columns:repeat(4,1fr);background:var(--accent);padding:0 clamp(24px,5vw,90px);color:var(--ink)}.ticker span{padding:23px 15px;text-align:center;text-transform:uppercase;letter-spacing:.11em;font-size:.7rem;font-weight:800;border-left:1px solid #17232e35}.ticker span:last-child{border-right:1px solid #17232e35}.section{padding:110px clamp(24px,5vw,90px) 125px}.section-head{display:grid;grid-template-columns:1.2fr .8fr;gap:35px;align-items:end;margin-bottom:55px}.section-head .micro{grid-column:1/-1;margin:0}.section-head h2{font-size:clamp(2.7rem,4.4vw,5rem);line-height:1.06;letter-spacing:-.065em;margin:0}.section-head>p:last-child{max-width:450px;line-height:1.7;color:#4c5964;margin:0 0 7px;font-size:1.05rem}.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.service-card{background:#fff;min-height:365px;padding:34px;display:flex;flex-direction:column;text-decoration:none;border:1px solid var(--line);border-top:4px solid var(--accent);transition:transform .2s,box-shadow .2s}.service-card:hover{transform:translateY(-4px);box-shadow:0 20px 40px #17212d18}.service-index{font-size:.69rem;letter-spacing:.17em;font-weight:800;color:#a56c20}.theme-property .service-index{color:#95741c}.theme-realty .service-index{color:#36833a}.service-card h3{font-size:clamp(1.6rem,2.15vw,2.35rem);line-height:1.15;letter-spacing:-.05em;margin:42px 0 18px}.service-card p{line-height:1.65;color:#53616a;max-width:350px}.service-arrow{margin-top:auto;font-size:.84rem;font-weight:800;border-bottom:1px solid var(--accent);align-self:flex-start;padding-bottom:5px}
.split-story{display:grid;grid-template-columns:.85fr 1.15fr;background:#e9ebe8}.story-visual{background:#293b49;min-height:620px;color:#fff;padding:45px clamp(25px,5vw,80px);position:relative;display:flex;flex-direction:column;justify-content:space-between;overflow:hidden}.story-visual:after{content:"";position:absolute;left:20%;top:22%;width:75%;height:55%;border:1px solid #ffffff6b;transform:skewY(-17deg);box-shadow:20px 24px 0 -1px #ffffff18,45px 54px 0 -1px #ffffff12}.story-number{color:var(--accent);font-size:.75rem;font-weight:800;letter-spacing:.2em}.story-visual p{font:800 clamp(2.2rem,3.6vw,4.5rem)/1.1 Arial,Helvetica,sans-serif;letter-spacing:-.05em;z-index:1;margin:0}.property-visual{background:#302e2a}.story-copy{padding:100px clamp(30px,7vw,110px)}.story-copy h2{font-size:clamp(2.5rem,3.7vw,4.4rem);letter-spacing:-.06em;line-height:1.1;margin:20px 0 45px}.steps>div{display:grid;grid-template-columns:45px 1fr;gap:16px;border-top:1px solid #aab3b2;padding:22px 0}.steps>div>span{font-size:.75rem;color:#a46e20;font-weight:800}.steps h3{font-size:1.14rem;margin:0 0 7px}.steps p{font-size:.95rem;color:#53616a;line-height:1.6;margin:0}.inline-link{display:inline-block;margin-top:25px;text-decoration:none;border-bottom:1px solid var(--accent);padding-bottom:5px;font-weight:800;font-size:.9rem}.cross-sell{display:grid;grid-template-columns:1fr .55fr;gap:30px;background:var(--ink);color:white;padding:100px clamp(24px,5vw,90px);align-items:center}.cross-sell h2{font-size:clamp(2.6rem,4.3vw,4.7rem);line-height:1.08;letter-spacing:-.06em;max-width:650px;margin:22px 0}.cross-sell p:not(.micro){color:#d4dce3;line-height:1.7;max-width:600px}.btn-outline{background:transparent;color:#fff;border:1px solid var(--accent);margin-top:18px}.cross-stat{text-align:center;border-left:1px solid #ffffff38;padding:30px}.cross-stat strong{font:800 clamp(5rem,9vw,11rem)/1 Arial,Helvetica,sans-serif;letter-spacing:-.09em}.cross-stat strong span{color:var(--accent)}.cross-stat p{margin:8px auto;text-transform:uppercase;letter-spacing:.15em;font-size:.72rem;font-weight:800;max-width:220px}.review-invite{padding:100px clamp(24px,5vw,90px);background:#f1ede1}.review-invite h2{font-size:clamp(2.4rem,4vw,4.5rem);letter-spacing:-.06em;max-width:760px;line-height:1.1}.review-invite>p:not(.micro){max-width:620px;line-height:1.7;color:#49515a}.experience{background:#e9e4d4;padding:70px clamp(24px,5vw,90px);display:grid;grid-template-columns:1fr .75fr .45fr;align-items:center;gap:40px}.experience h2{font-size:clamp(2rem,3vw,3.5rem);line-height:1.12;letter-spacing:-.06em;margin:0}.experience>p{line-height:1.7;color:#4c4e50;margin:0}.experience strong{font:800 clamp(3.7rem,6vw,7rem)/1 Arial,Helvetica,sans-serif;letter-spacing:-.07em;color:#715a22;white-space:nowrap}.experience strong span{display:block;font:800 .65rem/1.5 Arial,Helvetica,sans-serif;letter-spacing:.14em;color:#333;text-transform:uppercase;white-space:normal}.fineprint{font-size:.84rem;color:#53616a;line-height:1.65;margin:28px 0 0;max-width:800px}
.contact-band{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;padding:100px clamp(24px,5vw,90px);background:var(--accent);align-items:center}.contact-band .micro{color:#4f391d}.contact-band h2{font-size:clamp(2.7rem,4.5vw,5.3rem);line-height:1.05;letter-spacing:-.06em;max-width:750px;margin:20px 0}.contact-band>div:first-child>p:last-child{font-size:1.1rem;line-height:1.65;max-width:600px}.contact-card{background:#fff;color:#192331;padding:34px;box-shadow:18px 18px 0 #17212b22;border-top:5px solid #192331;min-width:0}.card-label{font-size:.68rem;font-weight:800;letter-spacing:.2em}.card-phone{display:block;font:800 clamp(1.75rem,2.6vw,2.8rem)/1.15 Arial,Helvetica,sans-serif;letter-spacing:-.055em;text-decoration:none;margin:22px 0 15px;white-space:nowrap}.contact-card p{color:#52616b;line-height:1.55;font-size:.94rem}.card-button{display:flex;justify-content:space-between;background:#192331;color:white;text-decoration:none;padding:17px 20px;font-weight:800;font-size:.9rem;margin:25px 0}.card-address{border-top:1px solid #d7dcdd;padding-top:20px;line-height:1.7;font-size:.85rem;color:#4c5a64}.card-address a{display:inline-block;margin-top:8px;font-weight:800;color:#192331}
.site-footer{background:var(--ink);color:#fff;padding:78px clamp(24px,5vw,90px) 27px}.footer-top{display:grid;grid-template-columns:1.45fr .7fr 1fr;gap:clamp(35px,5vw,90px);max-width:1500px;margin:0 auto 75px}.footer-top h2{font-size:clamp(2rem,3vw,3.4rem);letter-spacing:-.06em;line-height:1.12;margin:18px 0}.footer-top>div:first-child>p:last-child{line-height:1.7;color:#aebac3;max-width:360px}.footer-top h3{font-size:.73rem;text-transform:uppercase;letter-spacing:.18em;color:var(--accent);margin:5px 0 20px}.footer-top>div:not(:first-child){display:flex;align-items:flex-start;flex-direction:column;gap:13px}.footer-top a{text-decoration:none;font-size:.9rem}.footer-top a:hover,.footer-bottom a:hover{text-decoration:underline;color:var(--accent)}.footer-top .footer-phone{font-size:1.55rem;font-weight:800;letter-spacing:-.04em}.footer-top address{font-style:normal;line-height:1.7;color:#b4bec7;font-size:.9rem}.footer-bottom{max-width:1500px;margin:auto;display:flex;justify-content:space-between;gap:30px;border-top:1px solid #ffffff33;padding-top:25px;color:#aebac3;font-size:.76rem;line-height:1.6}.footer-bottom>div{display:flex;gap:12px 22px;flex-wrap:wrap;justify-content:flex-end}.footer-bottom a{text-decoration:none}
.simple-hero{background:var(--ink);color:#fff;padding:100px clamp(24px,5vw,90px) 110px}.simple-hero h1{font-size:clamp(3rem,5.5vw,6rem);line-height:1.03;letter-spacing:-.07em;margin:24px 0;max-width:900px}.simple-hero>p:last-child{max-width:650px;color:#d2dbe1;line-height:1.7;font-size:1.16rem}.contact-page-grid{padding:105px clamp(24px,5vw,90px);display:grid;grid-template-columns:1fr .7fr;gap:10%;align-items:start}.contact-page-grid h2{font-size:clamp(2.3rem,3.6vw,4rem);letter-spacing:-.06em}.contact-page-grid>div>p{line-height:1.7;max-width:600px;color:#53616a}.contact-options{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:35px}.contact-options a{background:#fff;border:1px solid var(--line);padding:20px;text-decoration:none;font-weight:700}.contact-options a:hover{border-color:var(--accent)}.contact-card.standalone{box-shadow:18px 18px 0 #19233118}.legal-hero{padding-top:75px;padding-bottom:75px}.legal-hero h1{font-size:clamp(2.7rem,4.5vw,4.6rem)}.legal-layout{display:grid;grid-template-columns:260px minmax(0,760px);gap:clamp(40px,7vw,110px);padding:75px clamp(24px,5vw,90px) 110px}.legal-layout nav{display:flex;align-items:flex-start;flex-direction:column;gap:16px;position:sticky;top:24px;align-self:start}.legal-layout nav strong{text-transform:uppercase;letter-spacing:.17em;font-size:.7rem;color:#8c631f}.legal-layout nav a{font-size:.9rem;text-decoration:none;border-bottom:1px solid transparent}.legal-layout nav a:hover{border-color:var(--accent)}.legal-copy section{border-top:1px solid var(--line);padding:25px 0 34px}.legal-copy section h2{font-size:1.5rem;letter-spacing:-.04em}.legal-copy section p{line-height:1.75;color:#47535d}.legal-copy section a{font-weight:700}.legal-date{font-size:.75rem;text-transform:uppercase;letter-spacing:.1em;color:#68737a;margin-bottom:30px}
@media(max-width:1150px){.site-header nav{gap:13px}.site-header nav a{font-size:.74rem}.brand{font-size:.85rem}.hero h1{font-size:clamp(3rem,5vw,5rem)}}
@media(max-width:950px){.site-header{height:74px}.menu-toggle{display:block;border:0;background:var(--accent);color:var(--ink);padding:13px 16px;font-weight:800;cursor:pointer}.site-header nav{display:none;position:absolute;top:74px;left:0;right:0;background:var(--ink);padding:20px 25px 28px;box-shadow:0 25px 35px #0005;flex-direction:column;align-items:stretch;gap:0}.site-header nav.open{display:flex}.site-header nav a{font-size:1rem;padding:15px;border-top:1px solid #fff2}.site-header nav .nav-cta{margin-top:14px;text-align:center}.hero{grid-template-columns:1fr}.hero-copy{min-height:550px;padding:80px 6vw 55px}.hero-art{min-height:400px}.hero-mark{min-height:250px}.ticker{grid-template-columns:repeat(2,1fr)}.ticker span:nth-child(3){border-top:1px solid #17232e35}.ticker span:nth-child(4){border-top:1px solid #17232e35}.section-head{grid-template-columns:1fr;gap:20px}.section-head .micro{grid-column:auto}.service-grid{gap:12px}.service-card{padding:25px}.service-card h3{font-size:1.7rem}.split-story{grid-template-columns:1fr}.story-visual{min-height:330px}.story-copy{padding:80px 6vw}.experience{grid-template-columns:1fr 1fr}.experience strong{grid-column:1/-1}.footer-top{grid-template-columns:1fr 1fr}.footer-top>div:first-child{grid-column:1/-1}.legal-layout{grid-template-columns:200px 1fr}}
@media(max-width:650px){.site-header{padding:0 20px}.brand{font-size:.78rem;max-width:240px}.brand small{font-size:.45rem;max-width:150px}.header-logo{width:42px;height:38px}.brand-symbol{width:38px;height:38px}.hero-copy{min-height:0;padding:64px 24px 65px}.hero .micro{margin-bottom:23px}.hero h1{font-size:clamp(2.75rem,11.2vw,4.5rem)}.lede{font-size:1.04rem}.hero-note{padding-top:50px;line-height:1.5;gap:12px}.hero-art{min-height:300px;padding:35px 25px 65px}.hero-mark{min-height:180px}.hero-mark img,.property-art .hero-mark img{width:min(100%,210px);max-height:150px}.hero-mark span{font-size:.55rem}.hero-art-label{left:24px;right:24px;bottom:18px;font-size:.53rem}.realty-frame{width:min(100%,400px)}.lending-graphic strong{font-size:4.1rem}.ticker{padding:0 12px}.ticker span{font-size:.59rem;padding:17px 8px}.section{padding:75px 24px 85px}.section-head h2{font-size:clamp(2.5rem,9vw,3.8rem)}.service-grid{grid-template-columns:1fr}.service-card{min-height:260px;padding:28px}.service-card h3{margin:30px 0 14px}.story-visual{min-height:300px;padding:30px 24px}.story-copy{padding:75px 24px}.story-copy h2{font-size:2.6rem}.cross-sell{grid-template-columns:1fr;padding:75px 24px;gap:25px}.cross-sell h2{font-size:2.8rem}.cross-stat{border-left:0;border-top:1px solid #ffffff38;padding:30px 10px 0;text-align:left}.cross-stat strong{font-size:5.5rem}.cross-stat p{margin:0}.experience{grid-template-columns:1fr;padding:65px 24px;gap:20px}.experience strong{grid-column:auto}.review-invite{padding:75px 24px}.review-invite h2{font-size:2.8rem}.contact-band{grid-template-columns:1fr;gap:30px;padding:75px 24px}.contact-band h2{font-size:3rem}.contact-card{padding:26px;box-shadow:11px 11px 0 #17212b22}.card-phone{font-size:1.8rem}.site-footer{padding:65px 24px 25px}.footer-top{grid-template-columns:1fr;gap:35px;margin-bottom:50px}.footer-top>div:first-child{grid-column:auto}.footer-bottom{flex-direction:column}.footer-bottom>div{justify-content:flex-start}.simple-hero{padding:70px 24px}.simple-hero h1{font-size:3.3rem}.contact-page-grid{grid-template-columns:1fr;padding:75px 24px;gap:35px}.contact-options{grid-template-columns:1fr}.legal-layout{grid-template-columns:1fr;padding:50px 24px 75px;gap:35px}.legal-layout nav{position:static;display:grid;grid-template-columns:1fr 1fr;gap:12px}.legal-layout nav strong{grid-column:1/-1}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

.theme-realty .hero h1 em{color:#b8abe3}.theme-realty .realty-frame{border-color:#b8abe375}.theme-realty .service-card{border-top-color:#b8abe3}