:root{
  --navy:#0F2D52;
  --navy-deep:#071B31;
  --navy-mid:#173D67;
  --gold:#B68A3A;
  --gold-light:#D7B66F;
  --cream:#F6F1E7;
  --paper:#FFFDF8;
  --ink:#14283E;
  --muted:#66788A;
  --line:#E4DED4;
  --white:#FFFFFF;
  --shadow:0 22px 55px rgba(11,32,55,.10);
  --shadow-soft:0 12px 30px rgba(11,32,55,.07);
  --radius:8px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
button,input,select,textarea{font:inherit}
.container{width:min(1180px,92%);margin-inline:auto}
.staging{background:#E7D9B7;color:#4F3A12;text-align:center;padding:.5rem 1rem;font-size:.76rem;font-weight:800;letter-spacing:.06em;text-transform:uppercase;border-bottom:1px solid rgba(79,58,18,.15)}
.topbar{background:var(--navy-deep);color:#D7E1EB;text-align:center;padding:.46rem 1rem;font-size:.78rem;letter-spacing:.05em}
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,253,248,.96);backdrop-filter:blur(14px);border-bottom:1px solid rgba(15,45,82,.08);box-shadow:0 5px 20px rgba(15,45,82,.035)}
.nav{min-height:82px;display:flex;align-items:center;justify-content:space-between;gap:1.5rem}
.brand{display:flex;align-items:center;gap:.8rem;min-width:270px}
.monogram{font:700 2.15rem/1 Georgia,'Times New Roman',serif;color:var(--navy);padding-right:.78rem;border-right:1px solid var(--gold)}
.brand-copy strong{display:block;font:600 .97rem/1.1 Georgia,'Times New Roman',serif;letter-spacing:.025em}
.brand-copy small{display:block;margin-top:.3rem;font-size:.65rem;color:#60758A;letter-spacing:.02em}
.nav-links{display:flex;align-items:center;gap:1.25rem;font-size:.84rem;font-weight:700}
.nav-links a{position:relative;padding:.35rem 0}
.nav-links a:after{content:"";position:absolute;left:0;right:100%;bottom:-4px;height:2px;background:var(--gold);transition:.2s ease}
.nav-links a:hover:after,.nav-links a.active:after{right:0}
.nav-links a:hover,.nav-links a.active{color:var(--navy)}
.cta{display:inline-flex;align-items:center;justify-content:center;gap:.45rem;background:var(--gold);color:#fff;border:1px solid var(--gold);padding:.9rem 1.25rem;border-radius:3px;font-weight:800;font-size:.88rem;letter-spacing:.01em;transition:.22s ease;cursor:pointer}
.cta:hover{transform:translateY(-2px);box-shadow:0 10px 22px rgba(182,138,58,.22)}
.cta.secondary{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}
.cta.outline{background:transparent;color:var(--navy)}
.cta.light{background:#fff;color:var(--navy);border-color:#fff}
.hero-home{position:relative;min-height:720px;display:flex;align-items:center;color:#fff;overflow:hidden;background:linear-gradient(90deg,rgba(6,24,44,.97) 0%,rgba(10,38,68,.90) 43%,rgba(10,38,68,.48) 72%,rgba(10,38,68,.20) 100%),url('hero-dusk.png') center/cover no-repeat}
.hero-home:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 62%,rgba(5,21,38,.55));pointer-events:none}
.hero-inner{position:relative;z-index:2;padding:7rem 0 6.2rem;max-width:790px}
.eyebrow{display:inline-flex;align-items:center;gap:.55rem;color:var(--gold-light);font-size:.74rem;font-weight:900;letter-spacing:.2em;text-transform:uppercase;margin-bottom:.8rem}
.eyebrow:before{content:"";width:24px;height:1px;background:currentColor}
.hero-home h1,.section h2,.page-hero h1{font-family:Georgia,'Times New Roman',serif;font-weight:500;line-height:1.03;letter-spacing:-.02em}
.hero-home h1{font-size:clamp(3.6rem,7.4vw,7rem);margin:.15rem 0 1.15rem;max-width:900px}
.hero-home h1 span{display:block}
.hero-kicker{font-size:1.16rem;font-weight:800;letter-spacing:.01em;color:#F3E5C9;margin-bottom:.45rem}
.hero-home .lead{font-size:1.16rem;color:#E7EEF5;max-width:670px;margin:0 0 1.2rem}
.hero-actions{display:flex;gap:.85rem;flex-wrap:wrap;margin-top:1.7rem}
.hero-note{margin-top:3rem;padding-left:1rem;border-left:3px solid var(--gold);font:italic 1.35rem/1.35 Georgia,'Times New Roman',serif;color:#F4E7CD;max-width:420px}
.section{padding:92px 0}
.section.alt{background:var(--cream)}
.section.dark{background:var(--navy);color:#fff}
.section h2{font-size:clamp(2.25rem,4.3vw,4.1rem);margin:.2rem 0 1rem;max-width:880px}
.section p{color:#3F5368}
.section.dark p{color:#D7E2EC}
.section-intro{max-width:760px;font-size:1.08rem;color:#60758A}
.two-col{display:grid;grid-template-columns:1.1fr .9fr;gap:64px;align-items:center}
.editorial-image{position:relative;min-height:440px;background:url('property-dusk.png') center/cover no-repeat;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
.editorial-image:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 40%,rgba(5,24,44,.72))}
.editorial-caption{position:absolute;left:26px;right:26px;bottom:24px;color:white;z-index:2;font:italic 1.3rem/1.35 Georgia,'Times New Roman',serif}
.founder-panel{background:linear-gradient(150deg,#F5EFE3,#ECE4D3);border:1px solid #DCCFB7;padding:2.1rem;box-shadow:var(--shadow-soft);position:relative;overflow:hidden}
.founder-panel:before{content:none}
.founder-panel blockquote{margin:0;position:relative;z-index:1;font:500 1.45rem/1.45 Georgia,'Times New Roman',serif;color:var(--navy)}
.founder-panel .signature{margin-top:1.4rem;font-family:Arial,Helvetica,sans-serif;font-size:.9rem;color:#5C6E80}
.grid{display:grid;gap:20px}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
.grid-5{grid-template-columns:repeat(5,1fr)}
.card,.path-card{background:#fff;border:1px solid var(--line);border-radius:6px;padding:1.5rem;box-shadow:0 8px 24px rgba(14,40,67,.045);transition:.22s ease}
.card:hover,.path-card:hover{transform:translateY(-4px);box-shadow:var(--shadow-soft)}
.card h3,.path-card h3{font:600 1.28rem/1.22 Georgia,'Times New Roman',serif;margin:.55rem 0 .6rem;color:var(--navy)}
.card p,.path-card p{margin:.25rem 0;color:#53677B}
.icon{width:45px;height:45px;border:1px solid var(--gold);border-radius:50%;display:grid;place-items:center;color:var(--gold);font-weight:900;background:#FFFDF8}
.business-grid{display:grid;grid-template-columns:1.25fr 1fr 1fr;gap:20px;margin-top:2rem}
.business{position:relative;min-height:330px;padding:2rem;border-radius:6px;overflow:hidden;border:1px solid rgba(255,255,255,.15);display:flex;flex-direction:column;justify-content:flex-end;background:linear-gradient(180deg,rgba(7,27,49,.04),rgba(7,27,49,.82)),url('luxury-opportunity.png') center/cover no-repeat}
.business.current{background:linear-gradient(180deg,rgba(8,29,52,.18),rgba(8,29,52,.95)),url('property-dusk.png') center/cover no-repeat}
.business h3{font:600 2rem/1.06 Georgia,serif;margin:.6rem 0;color:#fff}
.business p{color:#E7EEF4;margin:.25rem 0 1rem}
.business a:not(.cta){color:#F3D8A0;font-weight:800}
.tag{display:inline-block;width:max-content;padding:.3rem .5rem;border:1px solid rgba(215,182,111,.9);color:#F3D8A0;font-size:.68rem;text-transform:uppercase;letter-spacing:.08em;font-weight:900;background:rgba(7,27,49,.35)}
.steps{display:grid;grid-template-columns:repeat(5,1fr);gap:14px;margin-top:2rem}
.step{position:relative;padding:1.2rem 1rem 1rem;border-top:1px solid var(--line);background:#FFFFFF}
.step .num{width:42px;height:42px;display:grid;place-items:center;border-radius:50%;background:var(--gold);color:#0F2D52;font-weight:900;margin-bottom:.8rem}
.step strong{display:block;font-size:1.05rem;color:var(--navy);margin-bottom:.35rem}
.step span{display:block;color:#0F2D52;font-size:1rem;line-height:1.55}
.quote-block{margin-top:2rem;background:#fff;border-left:3px solid var(--gold);padding:1.25rem 1.4rem;font:italic 1.5rem/1.4 Georgia,serif;color:var(--navy);box-shadow:var(--shadow-soft)}
.path-card{text-align:left;padding:1.65rem}
.path-card a{display:inline-block;color:var(--gold);font-weight:900;margin-top:.8rem}
.trust-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#D8D0C3;border:1px solid #D8D0C3;margin-top:2rem}
.trust-strip>div{background:#fff;padding:1.25rem;text-align:center}
.trust-strip strong{display:block;color:var(--navy);font-size:.9rem}
.trust-strip span{font-size:.78rem;color:#708092}
.banner{position:relative;background:linear-gradient(90deg,rgba(5,24,44,.95),rgba(15,45,82,.74)),url('hero-dusk.png') center 60%/cover no-repeat;color:#fff;padding:80px 0;overflow:hidden}
.banner h2{font:500 clamp(2.4rem,5vw,5rem)/1.03 Georgia,serif;max-width:900px;margin:0}
.footer{background:#061B30;color:#D4DFEA;padding:58px 0 26px}
.footer-grid{display:grid;grid-template-columns:1.45fr repeat(4,1fr);gap:34px}
.footer h4{margin:0 0 .9rem;color:#fff;font-size:.88rem;text-transform:uppercase;letter-spacing:.08em}
.footer a{display:block;color:#C5D2DF;margin:.36rem 0;font-size:.86rem}
.footer a:hover{color:#fff}
.legal-line{margin-top:36px;padding-top:20px;border-top:1px solid #29455F;display:flex;flex-wrap:wrap;gap:16px 24px;font-size:.76rem;color:#ACBDCE}
.page-hero{position:relative;min-height:500px;display:flex;align-items:center;color:white;overflow:hidden;background:linear-gradient(90deg,rgba(5,24,44,.97),rgba(15,45,82,.72)),url('property-dusk.png') center/cover no-repeat}
.page-hero .container{position:relative;z-index:2;padding:5rem 0}
.page-hero h1{font-size:clamp(3rem,6vw,5.6rem);margin:.2rem 0 .9rem;max-width:850px}
.page-hero p{max-width:700px;font-size:1.12rem;color:#E2EAF2}
.notice{padding:1.1rem 1.2rem;border:1px solid #D9C49A;background:#FFF8E8;border-radius:4px;color:#5B4926}
.form-shell{background:#fff;border:1px solid var(--line);padding:1.75rem;border-radius:7px;box-shadow:var(--shadow-soft)}
.form-section{padding:1.05rem 0 1.25rem;border-bottom:1px solid #EEE8DE}
.form-section:last-child{border-bottom:none;padding-bottom:0}
.form-section h3{font:600 1.35rem Georgia,serif;color:var(--navy);margin:.2rem 0 1rem}
.field-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}
.field-grid.three{grid-template-columns:repeat(3,1fr)}
label{display:block;margin-bottom:.35rem;font-size:.85rem;font-weight:800;color:#34495E}
input,select,textarea{width:100%;border:1px solid #CBD3DB;border-radius:4px;background:#fff;padding:.84rem .9rem;color:var(--ink);outline:none;transition:.2s}
input:focus,select:focus,textarea:focus{border-color:var(--gold);box-shadow:0 0 0 3px rgba(182,138,58,.12)}
textarea{min-height:120px;resize:vertical}
.check{display:flex;gap:.65rem;align-items:flex-start;margin:.85rem 0}
.check input{width:auto;margin-top:.25rem}
.small{font-size:.82rem;color:#687A8D}
.status-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:10px}
.status{border:1px solid var(--line);padding:1rem;text-align:center;background:#fff}
.status strong{display:block;font-size:.82rem;color:var(--navy)}
.status span{display:block;font-size:.76rem;color:#8A6C33;margin-top:.25rem}
.order-summary{background:#F8F4EC;border:1px solid #DED4C6;padding:1.35rem}
.order-row{display:flex;justify-content:space-between;gap:1rem;padding:.5rem 0;border-bottom:1px solid #E4DCD0}
.order-row.total{font-weight:900;font-size:1.08rem;border-top:2px solid var(--gold);border-bottom:0;margin-top:.5rem}
.receipt{max-width:780px;margin:50px auto;background:#fff;border:1px solid #D8DEE6;padding:2.1rem;box-shadow:var(--shadow)}
.receipt-head{display:flex;justify-content:space-between;gap:20px;border-bottom:2px solid var(--navy);padding-bottom:1rem}
.receipt h1{font:500 2.2rem Georgia,serif;margin:0}
.badge{display:inline-block;background:#EAF5EF;color:#1F6C4F;padding:.4rem .65rem;border-radius:999px;font-weight:900;font-size:.76rem}
.section-divider{height:1px;background:linear-gradient(90deg,transparent,var(--line),transparent)}
@media(max-width:1050px){
  .nav-links{display:none}.brand{min-width:0}.two-col,.business-grid,.footer-grid{grid-template-columns:1fr}.grid-5,.grid-4,.grid-3,.steps,.status-grid{grid-template-columns:repeat(2,1fr)}.field-grid,.field-grid.three{grid-template-columns:1fr}.hero-home{min-height:650px}.hero-inner{padding:6rem 0}.trust-strip{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:680px){
  .staging{font-size:.64rem}.topbar{display:none}.nav{min-height:70px}.brand-copy small{display:none}.site-header .cta{padding:.75rem .8rem;font-size:.74rem}.hero-home{min-height:560px;background-position:62% center}.hero-inner{padding:4.7rem 0}.hero-home h1{font-size:clamp(3rem,14vw,4.7rem)}.section{padding:64px 0}.grid-5,.grid-4,.grid-3,.steps,.status-grid,.trust-strip{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.editorial-image{min-height:330px}.page-hero{min-height:420px}.page-hero .container{padding:4rem 0}.page-hero h1{font-size:clamp(2.7rem,13vw,4.2rem)}
}

/* Footer social icon */
.footer .linkedin-icon{display:inline-flex;align-items:center;justify-content:center;width:42px;height:42px;margin-top:14px;border:1px solid rgba(215,182,111,.65);border-radius:4px;color:#fff;background:rgba(255,255,255,.03);transition:.2s ease}
.footer .linkedin-icon svg{width:22px;height:22px;fill:currentColor;display:block}
.footer .linkedin-icon:hover{color:#061B30;background:#D7B66F;border-color:#D7B66F;transform:translateY(-2px)}

/* October 2026: clear property imagery and founder portrait. */
.property-editorial{margin:0;border-radius:6px;overflow:hidden;background:var(--navy);box-shadow:var(--shadow)}
.property-editorial-photo{height:440px;background:linear-gradient(rgba(15,45,82,.12),rgba(15,45,82,.12)),url('property-dusk.png') right center / auto 160% no-repeat}
.property-editorial figcaption{padding:24px 26px;color:white;font:italic 1.3rem/1.45 Georgia,serif;border-top:3px solid #C69C55}
.founder-portrait{display:block;width:100%;height:auto;object-fit:contain;background:#0F2D52;border-radius:6px}
.founder-card blockquote{margin:0;padding:24px;background:#0F2D52;color:white;font:italic 1.3rem/1.45 Georgia,serif}
@media(max-width:700px){.property-editorial-photo{height:330px;background-size:auto 190%}}

/* Clean inner-page hero: keep embedded image lettering outside the visible crop. */
.page-hero{background:#0F2D52}
.page-hero::before{content:"";position:absolute;inset:0 0 0 60%;background:linear-gradient(90deg,#0F2D52 0%,rgba(15,45,82,.35) 35%,rgba(15,45,82,.18)),url("property-dusk.png") right center / auto 170% no-repeat;pointer-events:none}
@media(max-width:700px){.page-hero::before{display:none}}

/* Clean business cards: aligned content without lettering behind the copy. */
.business-grid{grid-template-columns:repeat(3,minmax(0,1fr));align-items:stretch}
.business,.business.current{min-width:0;min-height:330px;padding:2rem;background:linear-gradient(145deg,#173B61,#081D34);justify-content:flex-start;border:1px solid rgba(215,182,111,.35);border-top:3px solid var(--gold)}
.business .tag{max-width:100%;width:fit-content;white-space:normal}
.business h3{font-size:clamp(1.6rem,2.3vw,2rem);line-height:1.15;min-height:2.3em;overflow-wrap:break-word}
.business p{flex:1;margin:.4rem 0 1.5rem}
.business a{align-self:flex-start;max-width:100%}
.business .cta{padding:.85rem 1rem;white-space:normal}
@media(max-width:1000px){.business-grid{grid-template-columns:1fr}.business,.business.current{min-height:0}.business h3{min-height:0}.business .cta{width:auto}}

/* Make document downloads recognisable as links. */
a[href^="documents/"] { text-decoration: underline; text-underline-offset: 0.18em; }