:root{--navy:#0c2139;--navy2:#122d4b;--gold:#c99a35;--cream:#f4f1ea;--ink:#17202a;--muted:#66717c;--white:#fff;--line:rgba(12,33,57,.16)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--cream);font-family:Manrope,Arial,sans-serif;font-size:16px;line-height:1.7}a{color:inherit}img{display:block;max-width:100%}.site-header{position:absolute;z-index:10;top:0;left:0;width:100%;height:112px;padding:20px 5.5vw;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid rgba(255,255,255,.19);color:#fff}.brand{width:126px;height:74px;overflow:hidden;display:flex;align-items:center}.brand img{width:126px;filter:none}.site-header nav{display:flex;gap:34px;align-items:center}.site-header nav a{text-decoration:none;text-transform:uppercase;letter-spacing:.12em;font-size:.72rem;font-weight:600}.nav-contact{border:1px solid rgba(255,255,255,.65);padding:11px 17px}.hero{height:min(900px,100vh);min-height:720px;position:relative;color:#fff;overflow:hidden;background:var(--navy)}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,28,49,.96) 0%,rgba(8,28,49,.83) 42%,rgba(8,28,49,.33) 75%,rgba(8,28,49,.16) 100%)}.hero-content{position:relative;z-index:2;max-width:850px;padding:210px 5.5vw 100px}.eyebrow{text-transform:uppercase;color:#e1b650;font-size:.76rem;letter-spacing:.16em;font-weight:700;margin:0 0 28px}.eyebrow:after{content:"";display:block;width:44px;border-bottom:2px solid var(--gold);margin-top:11px}.eyebrow.dark{color:#9c7627}.hero h1,.section h2,.profile h2,.contact h2{font-family:"Playfair Display",Georgia,serif;font-weight:500;letter-spacing:-.035em;line-height:1.02;margin:0}.hero h1{font-size:clamp(3.5rem,7.2vw,7.7rem);max-width:850px}.hero h1 em{color:#e1b650;font-style:normal}.hero-copy{font-size:1.1rem;max-width:580px;color:rgba(255,255,255,.77);margin:32px 0}.hero-actions{display:flex;align-items:center;gap:32px;margin-top:44px}.button{display:inline-block;text-decoration:none;padding:15px 21px;text-transform:uppercase;letter-spacing:.1em;font-size:.72rem;font-weight:700}.button-primary{background:var(--gold);color:#13263b}.text-link{text-transform:uppercase;text-decoration:none;font-size:.72rem;letter-spacing:.11em;font-weight:700}.text-link span{margin-left:8px;color:var(--gold)}.hero-index{position:absolute;z-index:2;bottom:32px;left:5.5vw;right:5.5vw;display:flex;justify-content:space-between;border-top:1px solid rgba(255,255,255,.2);padding-top:16px;font-size:.68rem;letter-spacing:.16em}.section{padding:120px 5.5vw;display:grid;grid-template-columns:180px minmax(0,1fr);gap:6vw}.section-label{text-transform:uppercase;letter-spacing:.13em;font-size:.7rem;font-weight:700;color:#6c747b}.section-label span{color:var(--gold);display:block;font-family:"Playfair Display",serif;font-size:2rem;letter-spacing:0;margin-bottom:5px}.section-label.light{color:rgba(255,255,255,.55)}.intro{grid-template-columns:180px minmax(0,1.5fr) minmax(250px,.75fr);background:var(--cream)}.intro h2,.disposal h2,.profile h2{font-size:clamp(2.8rem,5vw,5.4rem);color:var(--navy)}.lead{font-size:1.2rem;line-height:1.65;color:#283746}.intro-copy>p:last-child,.profile-copy>p{color:var(--muted);max-width:680px}.principles{margin-top:52px;border-top:1px solid var(--line)}.principles div{padding:22px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column}.principles strong{font-family:"Playfair Display",serif;color:var(--navy);font-size:1.35rem}.principles span{color:var(--muted);font-size:.84rem}.focus,.process{background:var(--navy);color:#fff}.focus-heading,.process-heading{grid-column:2}.focus h2,.process h2{font-size:clamp(3rem,5.5vw,6rem);max-width:890px}.focus-grid{grid-column:2;display:grid;grid-template-columns:repeat(4,1fr);margin-top:70px;border-top:1px solid rgba(255,255,255,.18)}.focus-grid article{padding:35px 26px 28px 0;border-right:1px solid rgba(255,255,255,.18);margin-right:26px}.focus-grid article:last-child{border:0;margin-right:0}.focus-grid article>span,.steps li>span{color:var(--gold);font-size:.69rem;letter-spacing:.13em}.focus-grid h3,.steps h3{font-family:"Playfair Display",serif;font-size:1.65rem;font-weight:500;margin:30px 0 12px}.focus-grid p,.steps p{color:rgba(255,255,255,.62);font-size:.9rem}.capital-note{grid-column:2;margin-top:60px;padding:34px 0;border-top:1px solid rgba(255,255,255,.18);display:grid;grid-template-columns:1fr 1fr;gap:9vw}.capital-note p{margin:0;color:rgba(255,255,255,.72)}.capital-note strong{color:#fff}.disposal{grid-template-columns:180px 1fr 1fr;background:#e9e5dc}.disposal-content{padding-top:95px}.disposal-content ul{list-style:none;margin:40px 0 0;padding:0}.disposal-content li{display:grid;grid-template-columns:40px 1fr;gap:16px;padding:20px 0;border-top:1px solid var(--line)}.disposal-content li span{color:#a67d26;font-size:.72rem}.process{background:var(--navy2)}.steps{grid-column:2;display:grid;grid-template-columns:repeat(4,1fr);list-style:none;padding:0;margin:70px 0 0}.steps li{border-left:1px solid rgba(255,255,255,.2);padding:5px 28px}.profile{display:grid;grid-template-columns:1fr 1fr;background:#d7d0c5;min-height:760px}.profile-image-wrap{height:760px;overflow:hidden}.profile-image-wrap img{width:100%;height:100%;object-fit:cover;object-position:center 22%}.profile-copy{padding:120px 8vw;display:flex;flex-direction:column;justify-content:center}.profile-copy>p{font-size:1.08rem}.dark-link{margin-top:20px;color:var(--navy)}.contact{background:var(--navy);color:#fff;text-align:center;padding:130px 5.5vw}.contact .eyebrow:after{margin-left:auto;margin-right:auto}.contact h2{font-size:clamp(3.5rem,6.5vw,7rem)}.contact>p:not(.eyebrow){max-width:620px;margin:30px auto;color:rgba(255,255,255,.68)}.contact-actions{display:flex;justify-content:center;gap:14px;margin-top:42px}.button-outline{border:1px solid rgba(255,255,255,.5)}footer{background:#071626;color:rgba(255,255,255,.55);padding:48px 5.5vw;display:grid;grid-template-columns:150px 1fr 1fr auto;gap:40px;align-items:center;font-size:.72rem;text-transform:uppercase;letter-spacing:.08em}footer img{width:118px}footer p{margin:3px 0}.copyright{text-align:right}
@media(max-width:900px){.site-header{height:88px}.brand,.brand img{width:98px}.site-header nav a:not(.nav-contact){display:none}.hero{min-height:700px}.hero-content{padding-top:180px}.section,.intro,.disposal{grid-template-columns:1fr;padding:90px 6vw}.section-label{margin-bottom:30px}.focus-heading,.process-heading,.focus-grid,.capital-note,.steps{grid-column:1}.focus-grid,.steps{grid-template-columns:1fr 1fr}.disposal-content{padding-top:10px}.profile{grid-template-columns:1fr}.profile-image-wrap{height:620px}.profile-copy{padding:80px 6vw}footer{grid-template-columns:1fr 1fr}.copyright{text-align:left}}
@media(max-width:560px){.hero{min-height:680px}.hero-overlay{background:rgba(8,28,49,.79)}.hero-content{padding:160px 6vw 70px}.hero h1{font-size:3.25rem}.hero-copy{font-size:1rem}.hero-actions{align-items:flex-start;flex-direction:column;gap:22px}.section,.intro,.disposal{padding:75px 6vw}.focus-grid,.steps,.capital-note{grid-template-columns:1fr}.focus-grid article{border-right:0;border-bottom:1px solid rgba(255,255,255,.18);margin:0;padding:28px 0}.steps li{padding:24px 0;border-left:0;border-top:1px solid rgba(255,255,255,.18)}.profile-image-wrap{height:520px}.contact-actions{flex-direction:column;align-items:stretch}.contact{padding:90px 6vw}footer{grid-template-columns:1fr;gap:22px}}

/* Portrait and social links */
.profile-image-wrap{background:#c9c1b5}
.profile-image-wrap img{object-fit:contain;object-position:center bottom}
.social-links{display:flex;gap:24px;margin-top:30px;padding-top:24px;border-top:1px solid var(--line)}
.social-links a,.footer-socials a{text-transform:uppercase;text-decoration:none;font-size:.72rem;letter-spacing:.11em;font-weight:700}
.social-links span{color:var(--gold);margin-left:5px}
.footer-socials{display:flex;gap:18px}
.footer-socials a{color:rgba(255,255,255,.72)}
footer{grid-template-columns:130px 1fr 1fr auto auto;gap:32px}
@media(max-width:900px){footer{grid-template-columns:1fr 1fr}}
@media(max-width:560px){footer{grid-template-columns:1fr}.social-links{gap:18px;flex-wrap:wrap}}
.founder-title{margin:10px 0 20px!important;color:#9c7627!important;text-transform:uppercase;font-size:.76rem!important;letter-spacing:.16em;font-weight:700}
.social-links,.footer-socials{align-items:center}
.social-icon{width:43px;height:43px;display:inline-flex;align-items:center;justify-content:center;border:1px solid rgba(12,33,57,.28);color:var(--navy);transition:background .2s ease,color .2s ease,border-color .2s ease}
.social-icon svg{width:24px;height:24px}
.social-icon:hover,.social-icon:focus-visible{background:var(--navy);color:#fff;border-color:var(--navy)}
.footer-socials .social-icon{width:38px;height:38px;color:rgba(255,255,255,.72);border-color:rgba(255,255,255,.28)}
.footer-socials .social-icon:hover,.footer-socials .social-icon:focus-visible{background:var(--gold);color:var(--navy);border-color:var(--gold)}
.property-gallery{display:grid;grid-template-columns:1.15fr 1fr .95fr 1.1fr;height:620px;background:var(--navy);gap:2px;overflow:hidden}
.property-gallery figure{margin:0;min-width:0;overflow:hidden;position:relative}
.property-gallery figure:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,33,57,.05),rgba(12,33,57,.22));pointer-events:none}
.property-gallery img{width:100%;height:100%;object-fit:cover;transition:transform .7s ease}
.property-gallery figure:hover img{transform:scale(1.025)}
@media(max-width:900px){.property-gallery{grid-template-columns:1fr 1fr;height:900px}}
@media(max-width:560px){.property-gallery{height:650px}.property-gallery img{object-position:center}}
@media(prefers-reduced-motion:reduce){.property-gallery img{transition:none}}
.image-chapter{min-height:820px;position:relative;color:#fff;background:var(--navy);display:flex;align-items:stretch;overflow:hidden}
.chapter-bg{position:absolute;inset:0;width:100%;height:100%;max-width:none;object-fit:cover;object-position:center;z-index:0}
.image-chapter:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(5,20,36,.36),rgba(5,20,36,.04));pointer-events:none}
.chapter-panel{position:relative;z-index:2;width:min(59%,820px);padding:105px 6vw;background:rgba(8,27,47,.78);-webkit-backdrop-filter:blur(9px);backdrop-filter:blur(9px);box-shadow:22px 0 70px rgba(5,18,31,.2);display:flex;flex-direction:column;justify-content:center}
.chapter-number{font-size:.7rem;letter-spacing:.15em;text-transform:uppercase;color:rgba(255,255,255,.58);border-bottom:1px solid rgba(255,255,255,.2);padding-bottom:18px;margin-bottom:46px}
.image-chapter h2{font-family:"Playfair Display",Georgia,serif;font-size:clamp(3.2rem,5.4vw,6rem);font-weight:500;line-height:1.02;letter-spacing:-.035em;margin:0 0 28px}
.image-chapter p{color:rgba(255,255,255,.72);max-width:680px}
.image-chapter .chapter-lead{font-size:1.08rem;color:rgba(255,255,255,.88)}
.chapter-tags{display:flex;flex-wrap:wrap;gap:9px;margin-top:27px}.chapter-tags span{border:1px solid rgba(255,255,255,.28);padding:8px 12px;text-transform:uppercase;font-size:.66rem;letter-spacing:.12em}
.chapter-grid{display:grid;grid-template-columns:1fr 1fr;margin-top:15px;border-top:1px solid rgba(255,255,255,.2)}.chapter-grid div{padding:18px 20px 18px 0;border-bottom:1px solid rgba(255,255,255,.2);display:flex;flex-direction:column}.chapter-grid div:nth-child(odd){border-right:1px solid rgba(255,255,255,.2)}.chapter-grid div:nth-child(even){padding-left:20px}.chapter-grid strong{font-family:"Playfair Display",serif;font-size:1.2rem;font-weight:500}.chapter-grid span{font-size:.78rem;color:rgba(255,255,255,.63);line-height:1.55;margin-top:4px}.chapter-note{font-size:.88rem;margin-top:22px}.chapter-note strong{color:#fff}
.chapter-points{list-style:none;padding:0;margin:25px 0 0}.chapter-points li{padding:15px 0 15px 28px;border-top:1px solid rgba(255,255,255,.2);position:relative;color:rgba(255,255,255,.78)}.chapter-points li:before{content:"";position:absolute;left:1px;top:26px;width:8px;border-top:2px solid var(--gold)}
.chapter-steps{list-style:none;padding:0;margin:20px 0 0}.chapter-steps li{display:grid;grid-template-columns:42px 1fr;gap:13px;padding:13px 0;border-top:1px solid rgba(255,255,255,.2)}.chapter-steps li>span{color:var(--gold);font-size:.68rem;letter-spacing:.12em}.chapter-steps strong{font-family:"Playfair Display",serif;font-size:1.1rem;font-weight:500}.chapter-steps p{font-size:.78rem;margin:2px 0 0}
@media(max-width:900px){.image-chapter{min-height:760px;background-position:center}.chapter-panel{width:72%;padding:85px 6vw}}
@media(max-width:650px){.image-chapter{min-height:780px;background-position:center}.chapter-panel{width:88%;padding:70px 6vw;background:rgba(8,27,47,.8)}.chapter-number{margin-bottom:32px}.image-chapter h2{font-size:3rem}.chapter-grid{grid-template-columns:1fr}.chapter-grid div:nth-child(odd){border-right:0}.chapter-grid div:nth-child(even){padding-left:0}.chapter-tags{margin-top:18px}}

/* Lighter image-led chapter treatment */
.image-chapter:after{background:linear-gradient(90deg,rgba(5,20,36,.18),rgba(5,20,36,0) 70%)}
.chapter-panel{width:min(50%,720px);background:rgba(8,27,47,.56);-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px);box-shadow:18px 0 55px rgba(5,18,31,.12)}
.chapter-panel>p,.chapter-grid span,.chapter-steps p{color:rgba(255,255,255,.86)}
.chapter-panel h2,.chapter-panel strong{text-shadow:0 2px 14px rgba(4,15,27,.38)}
@media(max-width:1050px){.chapter-panel{width:60%}}
@media(max-width:650px){.chapter-panel{width:82%;background:rgba(8,27,47,.58);-webkit-backdrop-filter:blur(3px);backdrop-filter:blur(3px)}}