:root{--ink:#090909;--warm:#f5f1e9;--white:#fff;--frame:#b49354;--mist:#d7d1c7;--line:#d7d1c7;--display:Georgia,"Times New Roman",serif;--sans:Arial,"Helvetica Neue",Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--warm);color:var(--ink);font-family:var(--sans);line-height:1.45}img{display:block;width:100%;max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.wrap{width:min(1280px,calc(100% - 64px));margin:auto}.eyebrow{display:block;font-size:.69rem;letter-spacing:.08em;text-transform:uppercase}.demo{background:var(--ink);color:var(--white);padding:7px 18px;text-align:center;font-size:.62rem;letter-spacing:.11em;text-transform:uppercase}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 25px;border:1px solid var(--ink);background:var(--ink);color:var(--white);font-size:.72rem;font-weight:700;letter-spacing:.05em;text-transform:uppercase;transition:.25s ease}.button:hover,.button:focus-visible{background:var(--frame);border-color:var(--frame)}.button.inverse{background:var(--white);color:var(--ink);border-color:var(--white)}.button.ghost{background:transparent;color:var(--ink)}
header{position:relative;z-index:30;background:var(--warm);border-bottom:1px solid rgba(21,21,21,.15)}header.hero-header{position:absolute;top:28px;left:0;right:0;background:transparent;border:0;color:var(--white)}.nav{height:88px;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{font-weight:900;font-size:1.35rem;letter-spacing:-.05em}.brand small{display:block;font-size:.48rem;font-weight:400;letter-spacing:.31em;margin-top:-3px}.links{display:flex;align-items:center;gap:34px;font-size:.69rem;text-transform:uppercase}.links a:not(.button){position:relative}.links a:not(.button):after{content:"";position:absolute;left:0;right:100%;bottom:-7px;height:1px;background:currentColor;transition:.25s}.links a:hover:after{right:0}.hero-header .button{background:transparent;border-color:var(--white)}.menu{display:none;width:44px;height:44px;border:1px solid currentColor;background:transparent;color:inherit;font-size:0}.menu:before,.menu:after{content:"";display:block;width:20px;height:1px;margin:7px auto;background:currentColor}
.editorial-hero{min-height:760px;display:grid;grid-template-columns:1fr 1fr;background:var(--ink);color:var(--white);position:relative}.hero-panel{min-height:760px;position:relative;overflow:hidden}.hero-panel img{height:100%;object-fit:cover;filter:grayscale(1) contrast(1.08)}.hero-panel:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.18) 0%,rgba(0,0,0,.02) 55%,rgba(0,0,0,.62) 100%)}.hero-label{position:absolute;z-index:2;left:50%;bottom:48px;transform:translateX(-50%);font-size:.82rem;letter-spacing:.65em;text-transform:uppercase}.hero-center{position:absolute;z-index:3;left:50%;top:51%;transform:translate(-50%,-50%);width:min(900px,82vw);text-align:center;pointer-events:none}.hero-center h1{margin:0;font:400 clamp(5.2rem,12vw,11.5rem)/.76 var(--display);letter-spacing:-.055em;text-transform:uppercase}.hero-center p{max-width:600px;margin:28px auto 0;font-size:.86rem;letter-spacing:.13em;text-transform:uppercase}.hero-center .line{display:block;width:1px;height:74px;background:var(--white);margin:28px auto 0}
section{padding:110px 0}.about-editorial{background:var(--warm)}.about-composition{min-height:780px;display:grid;grid-template-columns:36% 41% 23%;align-items:center}.about-title{position:relative;z-index:3;align-self:start;padding-top:40px}.about-title h2{font:400 clamp(6rem,12vw,12rem)/.74 var(--display);letter-spacing:-.055em;text-transform:uppercase;margin:0;white-space:nowrap}.about-image{height:700px;position:relative;z-index:1}.about-image img{height:100%;object-fit:cover;filter:grayscale(.2) contrast(1.05)}.about-copy{align-self:end;padding:0 0 28px 34px;font-size:.76rem;text-transform:uppercase}.about-copy p{max-width:300px;margin:0 0 24px}.text-link{display:inline-block;border-bottom:1px solid;padding-bottom:4px;font-size:.72rem;text-transform:uppercase}
.services-editorial{padding:80px 0 95px}.section-row{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:38px}.section-row h2,.inner-title{font:400 clamp(4rem,8vw,8rem)/.78 var(--display);letter-spacing:-.045em;text-transform:uppercase;margin:0}.tabs{display:flex;gap:12px;flex-wrap:wrap;justify-content:flex-end}.tab{border:0;background:transparent;padding:14px 18px;color:#555;font-size:.72rem;text-transform:uppercase;cursor:pointer}.tab.active{background:var(--ink);color:var(--white)}.service-stage{display:grid;grid-template-columns:34% 1fr;gap:14%;align-items:center;min-height:570px}.service-stage img{height:520px;object-fit:cover;filter:grayscale(1)}.service-copy{max-width:600px}.service-copy h3{font:400 clamp(3.5rem,7vw,7rem)/.84 var(--display);text-transform:uppercase;margin:0 0 25px}.service-copy p{max-width:550px;font-size:1rem}.service-copy ul{list-style:none;margin:30px 0;padding:0;border-top:1px solid}.service-copy li{display:flex;justify-content:space-between;padding:13px 0;border-bottom:1px solid;font-size:.73rem;text-transform:uppercase}
.gallery-editorial{background:var(--ink);color:var(--white);padding:90px 0 120px;overflow:hidden}.gallery-head{position:relative;min-height:135px}.gallery-head h2{position:absolute;z-index:2;top:0;left:0;margin:0;font:400 clamp(7rem,15vw,15rem)/.7 var(--display);letter-spacing:-.06em;text-transform:uppercase;white-space:nowrap}.gallery-head a{position:absolute;right:0;top:0}.property-mosaic{position:relative;z-index:1;display:grid;grid-template-columns:1fr .82fr 1.25fr .8fr;grid-auto-rows:110px;gap:30px 42px;margin-top:5px}.mosaic-card{position:relative}.mosaic-card img{height:100%;object-fit:cover;filter:grayscale(1) contrast(1.08);transition:.35s}.mosaic-card:hover img{filter:grayscale(0) contrast(1.02)}.mosaic-card h3{margin:9px 0 0;font-size:.67rem;font-weight:400;text-transform:uppercase}.mosaic-card p{margin:2px 0;font-size:.58rem;color:#b7b7b7;text-transform:uppercase}.mosaic-card.one{grid-column:1;grid-row:1/span 3}.mosaic-card.two{grid-column:2/span 2;grid-row:1/span 4}.mosaic-card.three{grid-column:4;grid-row:2/span 3}.mosaic-card.four{grid-column:1;grid-row:5/span 3}.mosaic-card.five{grid-column:2/span 2;grid-row:6/span 4}.mosaic-card.six{grid-column:4;grid-row:6/span 3}.gallery-note{grid-column:2/span 2;grid-row:10;padding:22px 0 0;max-width:430px;font-size:.76rem;color:#d2d2d2}
.broker-editorial{padding:90px 0}.broker-grid{display:grid;grid-template-columns:48% 1fr;gap:42px}.broker-main img{height:700px;object-fit:cover;object-position:center 20%;filter:grayscale(1)}.broker-detail{display:grid;grid-template-columns:1fr 1.3fr;gap:24px;align-content:start;padding-top:140px}.broker-detail h2{grid-column:1/-1;font:400 clamp(4rem,7vw,7.2rem)/.8 var(--display);text-transform:uppercase;margin:0 0 35px}.broker-detail img{height:330px;object-fit:cover;filter:grayscale(1)}.broker-bio{padding:0 0 0 12px}.broker-bio h3{font-size:2rem;margin:8px 0 12px}.broker-bio p{max-width:420px}.broker-cta{grid-column:1/-1;margin-top:22px}
.reviews{background:var(--warm);padding:85px 0}.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:42px}.review{background:var(--white)}.review img{height:280px;object-fit:cover;filter:grayscale(1)}.review-body{padding:24px}.review-body small{font-size:.62rem;text-transform:uppercase}.review-body h3{font-size:1.15rem;margin:7px 0}.review-body p{font-size:.86rem}
.lead-form{padding:90px 0 110px}.lead-grid{display:grid;grid-template-columns:34% 1fr;gap:9%}.lead-grid h2{font:400 clamp(4.8rem,9vw,9rem)/.77 var(--display);letter-spacing:-.045em;text-transform:uppercase;margin:0}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:28px 34px;align-content:start}.contact-form label{font-size:.68rem;text-transform:uppercase}.contact-form input,.contact-form select,.contact-form textarea{width:100%;border:0;border-bottom:1px solid var(--line);background:transparent;padding:13px 0;border-radius:0;outline:none}.contact-form textarea{min-height:105px;resize:vertical}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--ink)}.full{grid-column:1/-1}.notice{display:none;background:var(--white);padding:14px;margin-top:12px}.disclaimer{font-size:.65rem;color:#666;margin-top:20px}
.page-hero{position:relative;min-height:660px;background:var(--ink);color:var(--white);overflow:hidden}.page-hero img{position:absolute;inset:0;height:100%;object-fit:cover;filter:grayscale(1) contrast(1.1);opacity:.72}.page-hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.7),rgba(0,0,0,.08))}.page-hero .wrap{position:relative;z-index:2;min-height:660px;display:flex;flex-direction:column;justify-content:flex-end;padding-bottom:60px}.page-hero h1{font:400 clamp(6rem,14vw,14rem)/.71 var(--display);letter-spacing:-.06em;text-transform:uppercase;margin:0;max-width:1050px}.page-hero p{max-width:590px;font-size:.84rem;text-transform:uppercase;letter-spacing:.07em}.light-section{background:var(--warm)}.story-layout{display:grid;grid-template-columns:42% 58%;align-items:center}.story-layout .story-title{position:relative;z-index:2}.story-layout h2{font:400 clamp(6rem,11vw,11rem)/.76 var(--display);letter-spacing:-.055em;text-transform:uppercase;margin:0;white-space:nowrap}.story-layout img{height:690px;object-fit:cover;filter:grayscale(1)}.story-copy{grid-column:2;padding:35px 0 0 34px;max-width:650px}.values{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);margin-top:60px}.value{padding:30px 22px;border-right:1px solid var(--line)}.value:last-child{border-right:0}.value b{font:400 2.4rem var(--display)}.value h3{font-size:1rem;text-transform:uppercase;margin:28px 0 8px}.value p{font-size:.78rem;color:#555}
.properties-page{background:var(--ink);color:var(--white)}.property-list{display:grid;grid-template-columns:repeat(12,1fr);gap:30px;grid-auto-rows:100px}.listing{position:relative}.listing img{height:100%;object-fit:cover;filter:grayscale(1) contrast(1.05)}.listing figcaption{position:absolute;left:16px;bottom:14px;text-transform:uppercase;font-size:.66rem;text-shadow:0 1px 5px #000}.listing.a{grid-column:1/span 4;grid-row:1/span 5}.listing.b{grid-column:6/span 7;grid-row:1/span 7}.listing.c{grid-column:2/span 5;grid-row:7/span 5}.listing.d{grid-column:8/span 4;grid-row:9/span 4}.collection-title{grid-column:1/-1;grid-row:6;align-self:center;font:400 clamp(6rem,14vw,14rem)/.7 var(--display);text-transform:uppercase;letter-spacing:-.055em;white-space:nowrap;z-index:2}.collection-copy{grid-column:8/span 4;grid-row:7/span 2;font-size:.78rem;color:#ccc}.leadband{background:var(--frame);padding:65px 0}.leadband .wrap{display:flex;justify-content:space-between;align-items:center;gap:30px}.leadband h2{font:400 clamp(3rem,6vw,6rem)/.8 var(--display);text-transform:uppercase;margin:0;max-width:850px}
.representation{padding-top:75px}.representation-grid{display:grid;grid-template-columns:42% 1fr;gap:12%;align-items:center}.representation-grid img{height:650px;object-fit:cover;filter:grayscale(1)}.rep-panel h2{font:400 clamp(4rem,8vw,8rem)/.78 var(--display);text-transform:uppercase;margin:0 0 28px}.rep-panel ul{list-style:none;padding:0;margin:30px 0}.rep-panel li{border-bottom:1px solid;padding:13px 0;font-size:.73rem;text-transform:uppercase}.process{margin-top:80px}.step{display:grid;grid-template-columns:110px 1fr;padding:32px 0;border-top:1px solid var(--line)}.step b{font:400 2.8rem var(--display)}.step h3{margin:0 0 8px;text-transform:uppercase;font-size:1rem}.step p{margin:0;color:#555;max-width:650px}.dark-section{background:var(--ink);color:var(--white)}.dark-section .step{border-color:#444}.dark-section .step p{color:#bbb}.dark-section .button{background:var(--white);border-color:var(--white);color:var(--ink)}
.contact-intro{padding-bottom:30px}.contact-intro h2{font:400 clamp(5rem,11vw,11rem)/.75 var(--display);letter-spacing:-.05em;text-transform:uppercase;margin:0}.contact-intro p{max-width:600px}.contact-card{background:var(--ink);color:var(--white);padding:40px}.contact-card h3{font:400 3.2rem/.85 var(--display);text-transform:uppercase;margin:12px 0 24px}.contact-card a{border-bottom:1px solid}.contact-page-grid{display:grid;grid-template-columns:34% 1fr;gap:8%}
footer{background:var(--ink);color:var(--white);padding:55px 0 24px}.footer-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:70px}.footer-grid h3{font:400 2.4rem var(--display);text-transform:uppercase;margin:0}.footer-grid h4{font-size:.67rem;text-transform:uppercase;letter-spacing:.08em}.footer-grid p,.footer-grid a{display:block;font-size:.75rem;color:#c7c7c7;margin:8px 0}.copyright{margin-top:45px;padding-top:18px;border-top:1px solid #3b3b3b;font-size:.61rem;color:#999}
@media(max-width:900px){.wrap{width:min(100% - 38px,760px)}header.hero-header{top:28px}.nav{height:70px}.links{display:none;position:absolute;top:70px;left:0;right:0;background:var(--warm);color:var(--ink);padding:28px;flex-direction:column;align-items:stretch;gap:20px}.links.open{display:flex}.hero-header .links.open{background:var(--ink);color:var(--white)}.menu{display:block}.editorial-hero,.hero-panel{min-height:690px}.hero-center h1{font-size:clamp(4.2rem,17vw,8rem)}section{padding:75px 0}.about-composition{grid-template-columns:24% 53% 23%;min-height:660px}.about-image{height:590px}.about-title h2{font-size:clamp(5rem,14vw,8rem)}.service-stage{grid-template-columns:38% 1fr;gap:8%;min-height:480px}.service-stage img{height:430px}.property-mosaic{grid-template-columns:1fr 1fr;grid-auto-rows:95px}.mosaic-card.one{grid-column:1;grid-row:1/span 4}.mosaic-card.two{grid-column:2;grid-row:1/span 5}.mosaic-card.three{grid-column:1;grid-row:6/span 3}.mosaic-card.four{grid-column:2;grid-row:7/span 4}.mosaic-card.five{grid-column:1;grid-row:10/span 5}.mosaic-card.six{grid-column:2;grid-row:12/span 4}.gallery-note{grid-column:1/span 2;grid-row:16}.broker-grid{grid-template-columns:1fr 1fr}.broker-main img{height:620px}.broker-detail{grid-template-columns:1fr;padding-top:80px}.broker-detail h2,.broker-detail img,.broker-bio,.broker-cta{grid-column:1}.broker-detail img{height:260px}.lead-grid,.contact-page-grid{grid-template-columns:1fr;gap:50px}.story-layout{grid-template-columns:32% 68%}.values{grid-template-columns:repeat(2,1fr)}.value{border-bottom:1px solid var(--line)}.property-list{grid-auto-rows:80px}.representation-grid{grid-template-columns:1fr 1fr;gap:7%}.review-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.wrap{width:calc(100% - 28px)}.demo{font-size:.52rem}.editorial-hero{grid-template-columns:1fr;min-height:auto}.hero-panel{min-height:57vh}.hero-center{top:50%;width:90%}.hero-center h1{font-size:22vw}.hero-center p{font-size:.65rem;max-width:270px}.hero-center .line{height:45px}.hero-label{bottom:25px}.about-composition{display:block;min-height:0}.about-title{padding:0;transform:translateY(18px)}.about-title h2{font-size:27vw}.about-image{height:520px;margin-left:16%}.about-copy{padding:22px 0 0 16%;font-size:.69rem}.section-row{display:block}.section-row h2{font-size:22vw}.tabs{justify-content:flex-start;margin-top:30px;gap:4px}.tab{padding:11px 10px;font-size:.61rem}.service-stage{grid-template-columns:42% 1fr;gap:7%;min-height:440px;align-items:center}.service-stage img{height:385px}.service-copy h3{font-size:15vw}.service-copy p{font-size:.82rem}.service-copy li{font-size:.57rem}.gallery-head{min-height:90px}.gallery-head h2{font-size:28vw}.gallery-head a{display:none}.property-mosaic{gap:22px 14px;grid-auto-rows:72px}.gallery-note{font-size:.69rem}.broker-grid{grid-template-columns:1fr}.broker-main img{height:520px}.broker-detail{padding-top:0;display:block}.broker-detail h2{font-size:20vw;margin-top:-35px;position:relative;z-index:2}.broker-detail img{width:56%;height:240px;margin-left:auto}.broker-bio{padding:25px 0 0}.review-grid{grid-template-columns:1fr;display:flex;overflow:auto;scroll-snap-type:x mandatory}.review{min-width:82%;scroll-snap-align:start}.lead-grid h2{font-size:22vw}.contact-form{grid-template-columns:1fr}.full{grid-column:auto}.page-hero,.page-hero .wrap{min-height:560px}.page-hero h1{font-size:23vw}.story-layout{display:block}.story-layout h2{font-size:26vw;position:relative;z-index:2;transform:translateY(25px)}.story-layout img{height:510px;margin-left:15%;width:85%}.story-copy{padding:25px 0 0 15%}.values{grid-template-columns:1fr}.value{border-right:0}.property-list{display:grid;grid-template-columns:1fr 1fr;grid-auto-rows:72px;gap:18px 12px}.listing.a{grid-column:1;grid-row:1/span 5}.listing.b{grid-column:2;grid-row:1/span 6}.collection-title{grid-column:1/-1;grid-row:6;font-size:24vw}.listing.c{grid-column:1;grid-row:7/span 5}.listing.d{grid-column:2;grid-row:8/span 5}.collection-copy{grid-column:1/-1;grid-row:13/span 2}.leadband .wrap{display:block}.leadband h2{font-size:17vw;margin-bottom:30px}.representation-grid{grid-template-columns:1fr}.representation-grid img{height:510px}.rep-panel h2{font-size:21vw;margin-top:-28px;position:relative}.step{grid-template-columns:70px 1fr}.contact-intro h2{font-size:22vw}.footer-grid{grid-template-columns:1fr;gap:30px}}