@font-face{font-family:Bona Nova;font-style:normal;font-weight:400;font-display:swap;src:url(/fonts/bona-nova-regular-400.woff2) format("woff2")}@font-face{font-family:Bona Nova;font-style:italic;font-weight:400;font-display:swap;src:url(/fonts/bona-nova-italic-400.woff2) format("woff2")}@font-face{font-family:Bona Nova;font-style:normal;font-weight:700;font-display:swap;src:url(/fonts/bona-nova-bold-700.woff2) format("woff2")}@font-face{font-family:Commissioner;font-style:normal;font-weight:300 600;font-display:swap;src:url(/fonts/commissioner-latin.woff2) format("woff2")}:root{--paper: #F3F0E9;--surface: #FCFBF7;--ink: #0A0A09;--muted: #6F6A62;--brand: #0A0A09;--black: #050505;--bronze: #4E3926;--line: #D8D3C9;--white: #FCFBF7;--font-display: "Bona Nova", Georgia, serif;--font-ui: "Commissioner", Arial, sans-serif;--shell: min(1380px, calc(100vw - 64px) );--section-space: clamp(76px, 9vw, 148px);--ease: cubic-bezier(.22, 1, .36, 1)}*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;background:var(--paper)}body{min-width:320px;background:var(--paper);color:var(--ink);font-family:var(--font-ui);font-size:16px;font-weight:300;line-height:1.65;overflow-x:clip;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}main{min-height:70vh}img{display:block;max-width:100%}svg{display:block}a{color:inherit;text-decoration:none}button,input,select,textarea{color:inherit;font:inherit}button{cursor:pointer}h1,h2,h3,h4{font-family:var(--font-display);font-weight:400;letter-spacing:-.025em;line-height:.98}p{text-wrap:pretty}::selection{background:var(--bronze);color:var(--white)}.skip-link{background:var(--white);color:var(--ink);font-size:.78rem;font-weight:600;left:16px;padding:10px 14px;position:fixed;top:12px;transform:translateY(-160%);transition:transform .2s;z-index:120}.skip-link:focus{transform:none}.sr-only{border:0;clip:rect(0 0 0 0);clip-path:inset(50%);height:1px;margin:-1px;overflow:hidden;padding:0;position:absolute;white-space:nowrap;width:1px}.shell{width:var(--shell);margin-inline:auto;position:relative}.shell--narrow{width:min(880px,calc(100vw - 64px));margin-inline:auto}.section{padding-block:var(--section-space);position:relative}.section--surface{background:var(--surface)}.section--black{background:var(--black);color:var(--white)}.section--tight{padding-block:clamp(54px,6vw,88px)}.section-rule{border-top:1px solid var(--line)}.eyebrow{align-items:center;color:var(--muted);display:inline-flex;font-size:.68rem;font-weight:500;gap:10px;letter-spacing:.14em;line-height:1.2;text-transform:uppercase}.eyebrow:before{background:currentColor;content:"";height:1px;width:28px}.section--black .eyebrow,.dark-panel .eyebrow{color:#fcfbf79e}.display-title{font-size:clamp(2.75rem,6.2vw,6.8rem);max-width:11ch}.section-title{font-size:clamp(2.35rem,4.6vw,5.1rem);max-width:13ch}.lead{color:var(--muted);font-size:clamp(1.05rem,1.35vw,1.28rem);line-height:1.6;max-width:55ch}.section--black .lead{color:#fcfbf7b8}.text-link,.arrow-link{align-items:center;display:inline-flex;font-size:.76rem;font-weight:500;gap:9px;letter-spacing:.08em;line-height:1.2;min-height:44px;text-transform:uppercase}.text-link{border-bottom:1px solid currentColor;padding-bottom:5px}.text-link span,.arrow-link span{transition:transform .25s var(--ease)}.text-link:hover span,.arrow-link:hover span{transform:translate(3px,-3px)}.button{align-items:center;border:1px solid var(--ink);display:inline-flex;font-size:.72rem;font-weight:500;gap:14px;justify-content:center;letter-spacing:.09em;min-height:50px;padding:14px 21px;text-transform:uppercase;transition:background .25s,color .25s,transform .25s var(--ease)}.button:hover{transform:translateY(-2px)}.button--dark{background:var(--ink);color:var(--white)}.button--dark:hover{background:var(--bronze);border-color:var(--bronze)}.button--light{border-color:#fcfbf794;color:var(--white)}.button--light:hover{background:var(--white);color:var(--ink)}.button--outline{background:transparent}.button-row{display:flex;flex-wrap:wrap;gap:10px}.progress-line{background:transparent;height:2px;inset:0 0 auto;pointer-events:none;position:fixed;z-index:100}.progress-line span{background:var(--bronze);display:block;height:100%;transform:scaleX(0);transform-origin:left;width:100%}.site-header{align-items:center;background:var(--paper);border-bottom:1px solid transparent;display:flex;height:86px;inset:0 0 auto;position:fixed;transition:background .3s,border-color .3s,color .3s,height .3s;z-index:70}.site-header.is-scrolled{background:#f3f0e9f5;border-color:var(--line);height:70px}.site-header__inner{align-items:center;display:flex;gap:28px;justify-content:space-between}.site-brand{flex:0 0 auto;width:190px}.site-brand img{height:auto;transition:filter .3s;width:100%}.desktop-nav{align-items:center;display:flex;gap:clamp(18px,2vw,34px);margin-left:auto}.desktop-nav a{color:var(--muted);font-size:.74rem;font-weight:400;letter-spacing:.06em;padding-block:12px;position:relative;text-transform:uppercase;transition:color .3s}.desktop-nav a:after{background:currentColor;bottom:7px;content:"";height:1px;left:0;position:absolute;transform:scaleX(0);transform-origin:left;transition:transform .25s;width:100%}.desktop-nav a:hover,.desktop-nav a.is-active{color:var(--ink)}.desktop-nav a:hover:after,.desktop-nav a.is-active:after{transform:scaleX(1)}.header-cta{border:1px solid var(--ink);font-size:.66rem;font-weight:500;letter-spacing:.08em;min-height:44px;padding:13px 16px;text-transform:uppercase;transition:background .25s,border-color .3s,color .3s;white-space:nowrap}.header-cta:hover{background:var(--ink);color:var(--white)}.menu-toggle{align-items:center;background:transparent;border:0;display:none;flex-direction:column;gap:7px;height:48px;justify-content:center;transition:color .3s;width:48px}.menu-toggle span{background:currentColor;height:1px;width:28px}.dark-hero .site-header:not(.is-scrolled){background:#0505052e;border-color:#fcfbf72e;color:var(--white)}.dark-hero .site-header:not(.is-scrolled) .site-brand img{filter:invert(1)}.dark-hero .site-header:not(.is-scrolled) .desktop-nav a{color:#fcfbf7c7}.dark-hero .site-header:not(.is-scrolled) .desktop-nav a:hover,.dark-hero .site-header:not(.is-scrolled) .desktop-nav a.is-active{color:var(--white)}.dark-hero .site-header:not(.is-scrolled) .header-cta{border-color:#fcfbf79e;color:var(--white)}.dark-hero .site-header:not(.is-scrolled) .header-cta:hover{background:var(--white);color:var(--ink)}.mobile-menu{background:var(--black);color:var(--white);display:flex;flex-direction:column;inset:0;opacity:0;overscroll-behavior:contain;overflow-y:auto;padding:max(24px,env(safe-area-inset-top)) max(28px,5vw) max(24px,env(safe-area-inset-bottom));pointer-events:none;position:fixed;transform:translateY(-16px);transition:opacity .3s,transform .45s var(--ease);visibility:hidden;z-index:90}.mobile-menu.is-open{opacity:1;pointer-events:auto;transform:none;visibility:visible}.mobile-menu__top{align-items:center;display:flex;justify-content:space-between}.mobile-menu__brand{width:190px}.mobile-menu__brand img{filter:invert(1)}.mobile-menu__close{background:transparent;border:0;border-bottom:1px solid rgba(252,251,247,.55);color:inherit;font-size:.7rem;letter-spacing:.1em;min-height:44px;text-transform:uppercase}.mobile-menu__links{display:grid;margin-block:auto}.mobile-menu__links a{align-items:baseline;border-bottom:1px solid rgba(252,251,247,.16);display:flex;font-family:var(--font-display);font-size:clamp(1.75rem,5vw,3.4rem);gap:18px;line-height:1;min-height:44px;padding:10px 0}.mobile-menu__links a span{color:#fcfbf79e;font-family:var(--font-ui);font-size:.6rem;letter-spacing:.08em}.mobile-menu__links a.is-active{color:#c9b8a5;padding-left:12px}.mobile-menu__foot{display:flex;flex-wrap:wrap;font-size:.75rem;gap:10px 24px;letter-spacing:.04em}.mobile-menu__foot p{color:#fcfbf794;flex-basis:100%}.home-hero{background:var(--black);color:var(--white);min-height:100svh;overflow:hidden;padding-top:86px;position:relative}.reveal-stage{--reveal: 46%;inset:0;overflow:hidden;position:absolute}.reveal-stage:after{background:linear-gradient(90deg,#050505db,#0505058c 41%,#0505050d 76%,#05050547);content:"";inset:0;position:absolute;z-index:3}.reveal-stage__base,.reveal-stage__color{height:100%;inset:0;object-fit:cover;object-position:center;position:absolute;width:100%}.reveal-stage__base{filter:grayscale(1) contrast(1.08) brightness(.7)}.reveal-stage__color{clip-path:inset(0 calc(100% - var(--reveal)) 0 0);filter:saturate(.82) brightness(.8);z-index:2}.reveal-stage__line{background:#fcfbf7b8;bottom:0;left:var(--reveal);pointer-events:none;position:absolute;top:0;transform:translate(-1px);width:1px;z-index:4}.reveal-stage__line:after{align-items:center;background:var(--white);border-radius:50%;color:var(--ink);content:"↔";display:flex;font-family:var(--font-ui);font-size:.8rem;height:42px;justify-content:center;left:50%;position:absolute;top:51%;transform:translate(-50%,-50%);width:42px}.reveal-stage input[type=range]{appearance:none;background:transparent;cursor:ew-resize;inset:86px 0 0;opacity:0;position:absolute;width:100%;z-index:5}.reveal-stage:focus-within .reveal-stage__line:after{box-shadow:0 0 0 4px #fcfbf775}.home-hero__content{display:flex;flex-direction:column;justify-content:center;min-height:calc(100svh - 86px);padding:clamp(84px,14vh,150px) 0 clamp(160px,20vh,230px);position:relative;z-index:6}.home-hero__content .eyebrow{color:#fcfbf7b8}.home-hero h1{font-size:clamp(3.1rem,6vw,7.4rem);max-width:13ch}.home-hero__lead{color:#fcfbf7c7;font-size:clamp(1.05rem,1.4vw,1.28rem);margin-top:24px;max-width:50ch}.home-hero .button-row{margin-top:34px}.home-hero__note{bottom:28px;color:#fcfbf79e;font-size:.66rem;left:0;letter-spacing:.08em;position:absolute;text-transform:uppercase}.finder-wrap{margin-top:-76px;position:relative;z-index:12}.property-finder{background:var(--surface);border:1px solid var(--line);display:grid;grid-template-columns:.8fr 1.1fr 1fr auto;min-height:150px}.finder-field{border-right:1px solid var(--line);display:flex;flex-direction:column;justify-content:center;min-width:0;padding:26px 28px}.finder-field span{color:var(--muted);font-size:.62rem;font-weight:500;letter-spacing:.12em;margin-bottom:9px;text-transform:uppercase}.finder-field select{appearance:none;background:transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%230A0A09'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") no-repeat right center;border:0;border-radius:0;font-family:var(--font-display);font-size:1.3rem;outline:none;padding-right:24px;width:100%}.finder-submit{align-items:center;background:var(--ink);border:0;color:var(--white);display:flex;font-size:.7rem;font-weight:500;gap:14px;justify-content:center;letter-spacing:.09em;min-width:178px;padding:24px;text-transform:uppercase;transition:background .25s}.finder-submit:hover{background:var(--bronze)}.page-hero{align-items:flex-end;display:flex;min-height:72svh;overflow:hidden;padding:180px 0 76px;position:relative}.page-hero--dark{background:var(--black);color:var(--white)}.page-hero--dark .eyebrow,.page-hero--image .eyebrow,.property-detail-hero .eyebrow,.founder-grid__copy .eyebrow,.contact-panel .eyebrow{color:#fcfbf7c2}.page-hero--dark .breadcrumbs,.page-hero--dark .breadcrumbs span,.page-hero--image .breadcrumbs,.page-hero--image .breadcrumbs span,.property-detail-hero .breadcrumbs,.property-detail-hero .breadcrumbs span{color:#fcfbf7b8}.page-hero--image:before{background:linear-gradient(90deg,#050505d6,#0505053d);content:"";inset:0;position:absolute;z-index:1}.page-hero--image>img{height:100%;inset:0;object-fit:cover;position:absolute;width:100%}.page-hero__content{position:relative;z-index:2}.page-hero h1{font-size:clamp(3rem,7vw,7.6rem);max-width:11ch}.page-hero__lead{color:#fcfbf7b8;font-size:clamp(1.05rem,1.35vw,1.25rem);margin-top:22px;max-width:52ch}.page-hero__number{color:#fcfbf794;font-size:.65rem;letter-spacing:.12em;position:absolute;right:0;top:10px}.page-hero--light{background:var(--paper);min-height:58svh}.page-hero--light .page-hero__lead{color:var(--muted)}.breadcrumbs{align-items:center;display:flex;flex-wrap:wrap;font-size:.68rem;gap:8px;letter-spacing:.06em;margin-bottom:24px;text-transform:uppercase}.breadcrumbs span{color:var(--muted)}.section-head{align-items:end;display:flex;gap:32px;justify-content:space-between;margin-bottom:clamp(36px,5vw,68px)}.section-head>div:first-child{display:grid;gap:16px}.property-grid{display:grid;gap:42px 22px;grid-template-columns:repeat(3,minmax(0,1fr))}.property-card[hidden]{display:none}.property-card__media{aspect-ratio:4 / 3;display:block;overflow:hidden;position:relative}.property-card__media img{filter:grayscale(.85);height:100%;object-fit:cover;transition:filter .6s var(--ease),transform .8s var(--ease);width:100%}.property-card:hover .property-card__media img{filter:grayscale(0);transform:scale(1.025)}.property-card__operation{background:#fcfbf7f0;font-size:.61rem;left:12px;letter-spacing:.1em;padding:8px 10px;position:absolute;text-transform:uppercase;top:12px}.property-card__index{bottom:12px;color:#fcfbf7c7;font-family:var(--font-display);font-size:.68rem;letter-spacing:.08em;position:absolute;right:12px}.property-card__body{border-bottom:1px solid var(--line);padding:18px 0 17px}.property-card__topline{color:var(--muted);display:flex;font-size:.63rem;justify-content:space-between;letter-spacing:.08em;text-transform:uppercase}.property-card h3{font-size:clamp(1.55rem,2.1vw,2.25rem);margin-top:12px}.property-card__facts{color:var(--muted);display:flex;flex-wrap:wrap;font-size:.73rem;gap:0;margin-top:18px}.property-card__facts span+span:before{color:var(--line);content:"/";margin-inline:9px}.property-card__foot{align-items:center;display:flex;justify-content:space-between;margin-top:17px}.property-card__foot strong{font-size:.86rem;font-weight:500}.catalog-filters{align-items:center;border-bottom:1px solid var(--line);border-top:1px solid var(--line);display:flex;flex-wrap:wrap;gap:0;margin-bottom:0}.catalog-filters__group{align-items:center;display:flex;flex-wrap:wrap;gap:8px;padding:15px 22px 15px 0}.catalog-filters__group+.catalog-filters__group{border-left:1px solid var(--line);padding-left:22px}.catalog-filters__label{color:var(--muted);font-size:.63rem;letter-spacing:.1em;margin-right:6px;text-transform:uppercase}.filter-button{background:transparent;border:1px solid var(--line);min-height:44px;padding:9px 13px;font-size:.71rem}.filter-button.is-active{background:var(--ink);border-color:var(--ink);color:var(--white)}.catalog-results{color:var(--muted);font-size:.72rem;letter-spacing:.04em;margin:16px 0 34px}.empty-state{border:1px solid var(--line);grid-column:1 / -1;padding:46px;text-align:center}.empty-state[hidden]{display:none}.catalog-note{color:var(--muted);font-size:.76rem;margin-top:34px;max-width:80ch}.trust-strip{border-bottom:1px solid var(--line);border-top:1px solid var(--line)}.trust-strip__grid{display:grid;grid-template-columns:repeat(4,1fr)}.trust-item{min-height:145px;padding:28px}.trust-item+.trust-item{border-left:1px solid var(--line)}.trust-item strong{display:block;font-family:var(--font-display);font-size:clamp(1.8rem,3vw,3.1rem);font-weight:400}.trust-item span{color:var(--muted);display:block;font-size:.7rem;letter-spacing:.08em;margin-top:8px;text-transform:uppercase}.manifesto-grid{align-items:start;display:grid;gap:clamp(44px,8vw,130px);grid-template-columns:1.05fr .95fr}.manifesto-copy{display:grid;gap:26px;padding-top:30px}.manifesto-quote{font-family:var(--font-display);font-size:clamp(2.4rem,4.7vw,5.4rem);line-height:.98}.editorial-media{min-height:620px;overflow:hidden;position:relative}.editorial-media img{height:100%;inset:0;object-fit:cover;position:absolute;width:100%}.editorial-media:after{border:1px solid rgba(252,251,247,.58);content:"";inset:22px;pointer-events:none;position:absolute}.split-paths{display:grid;grid-template-columns:1fr 1fr}.path-card{display:flex;flex-direction:column;justify-content:space-between;min-height:530px;overflow:hidden;padding:clamp(32px,5vw,68px);position:relative}.path-card:first-child{background:var(--surface)}.path-card:last-child{background:var(--black);color:var(--white)}.path-card__number{color:var(--muted);font-size:.64rem;letter-spacing:.12em}.path-card h3{font-size:clamp(2.5rem,5vw,5.6rem);max-width:8ch}.path-card p{color:var(--muted);margin-top:20px;max-width:42ch}.path-card:last-child p{color:#fcfbf7ad}.path-card .brand-aperture{opacity:.08;position:absolute;right:-40px;top:10%;width:280px}.process-grid{border-bottom:1px solid var(--line);border-top:1px solid var(--line);display:grid;grid-template-columns:repeat(4,1fr)}.process-step{min-height:300px;padding:28px;position:relative}.process-step+.process-step{border-left:1px solid var(--line)}.process-step__number{color:var(--bronze);display:block;font-size:.62rem;letter-spacing:.12em}.process-step h3{font-size:clamp(1.6rem,2.4vw,2.5rem);margin-top:80px}.process-step p{color:var(--muted);font-size:.9rem;margin-top:14px}.process-step .brand-aperture{bottom:18px;opacity:.15;position:absolute;right:18px;width:55px}.area-grid{display:grid;gap:1px;grid-template-columns:repeat(3,1fr);background:var(--line)}.area-card{background:var(--surface);min-height:420px;overflow:hidden;padding:32px;position:relative}.area-card:after{background:linear-gradient(180deg,transparent 34%,rgba(5,5,5,.82));content:"";inset:0;position:absolute}.area-card img{filter:grayscale(1);height:100%;inset:0;object-fit:cover;position:absolute;transition:filter .5s,transform .7s var(--ease);width:100%}.area-card:hover img{filter:grayscale(.2);transform:scale(1.035)}.area-card__content{bottom:28px;color:var(--white);left:28px;position:absolute;right:28px;z-index:2}.area-card__content span{font-size:.62rem;letter-spacing:.12em;text-transform:uppercase}.area-card h3{font-size:clamp(1.75rem,3vw,3rem);margin-top:7px}.area-card p{color:#fcfbf7b3;font-size:.82rem;margin-top:10px}.team-grid{display:grid;gap:28px 20px;grid-template-columns:repeat(4,minmax(0,1fr))}.team-card__image{aspect-ratio:1;background:var(--surface);overflow:hidden}.team-card__image img{filter:grayscale(1);height:100%;object-fit:cover;transition:filter .4s,transform .6s var(--ease);width:100%}.team-card:hover img{filter:grayscale(.15);transform:scale(1.018)}.team-card__info{border-bottom:1px solid var(--line);padding:17px 0}.team-card h2,.team-card h3{font-size:clamp(1.4rem,2vw,2rem)}.team-card p{color:var(--muted);font-size:.72rem;letter-spacing:.07em;margin-top:5px;text-transform:uppercase}.founder-grid{align-items:stretch;display:grid;grid-template-columns:.88fr 1.12fr}.founder-grid__image{min-height:640px;overflow:hidden;position:relative}.founder-grid__image img{filter:grayscale(1);height:100%;inset:0;object-fit:cover;position:absolute;width:100%}.founder-grid__copy{background:var(--black);color:var(--white);display:flex;flex-direction:column;justify-content:center;padding:clamp(44px,7vw,104px)}.founder-grid__copy h2{font-size:clamp(2.6rem,5vw,5.8rem);margin-top:20px;max-width:10ch}.founder-grid__copy p{color:#fcfbf7b3;margin-top:24px;max-width:50ch}.founder-grid__copy .text-link{margin-top:34px;width:max-content}.service-list{border-top:1px solid var(--line)}.service-row{align-items:start;border-bottom:1px solid var(--line);display:grid;gap:34px;grid-template-columns:80px 1fr 1fr;padding:34px 0}.service-row__number{color:var(--bronze);font-size:.65rem;letter-spacing:.12em;padding-top:8px}.service-row h2{font-size:clamp(2rem,3.8vw,4.2rem)}.service-row p{color:var(--muted);max-width:55ch}.private-intro{align-items:center;display:grid;gap:clamp(44px,8vw,120px);grid-template-columns:1fr 1fr}.private-intro__mark{border:1px solid rgba(252,251,247,.24);min-height:560px;position:relative}.private-intro__mark .brand-aperture{inset:50% auto auto 50%;opacity:.9;position:absolute;transform:translate(-50%,-50%);width:310px}.private-principles{border-top:1px solid rgba(252,251,247,.2);display:grid;grid-template-columns:repeat(3,1fr);margin-top:60px}.private-principle{padding:28px 24px 0 0}.private-principle+.private-principle{border-left:1px solid rgba(252,251,247,.2);padding-left:24px}.private-principle h3{font-size:1.5rem}.private-principle p{color:#fcfbf7a6;font-size:.85rem;margin-top:10px}.district-list{display:grid}.district-item{align-items:center;border-bottom:1px solid var(--line);display:grid;gap:28px;grid-template-columns:84px 1fr 1fr auto;min-height:146px;scroll-margin-top:100px;transition:padding .3s var(--ease)}.district-item:hover{padding-inline:12px}.district-item__number{color:var(--bronze);font-size:.65rem;letter-spacing:.1em}.district-item h2{font-size:clamp(1.8rem,3vw,3.6rem)}.district-item p{color:var(--muted);max-width:46ch}.district-item span:last-child{font-size:1.2rem}.property-detail-hero{background:var(--black);color:var(--white);padding:150px 0 0}.property-detail-hero__top{display:grid;gap:36px;grid-template-columns:1.2fr .8fr;padding-bottom:54px}.property-detail-hero h1{font-size:clamp(2.8rem,6vw,6.4rem);max-width:11ch}.property-detail-hero__meta{align-self:end;border-left:1px solid rgba(252,251,247,.25);padding-left:32px}.property-detail-hero__meta strong{display:block;font-family:var(--font-display);font-size:clamp(1.7rem,3vw,3.2rem);font-weight:400}.property-detail-hero__meta span{color:#fcfbf79e;display:block;font-size:.7rem;letter-spacing:.08em;margin-top:8px;text-transform:uppercase}.property-detail-image{aspect-ratio:16 / 8.4;overflow:hidden}.property-detail-image img{height:100%;object-fit:cover;width:100%}.property-facts{border-bottom:1px solid var(--line);display:grid;grid-template-columns:repeat(4,1fr)}.property-fact{min-height:132px;padding:28px}.property-fact+.property-fact{border-left:1px solid var(--line)}.property-fact span{color:var(--muted);display:block;font-size:.64rem;letter-spacing:.1em;text-transform:uppercase}.property-fact strong{display:block;font-family:var(--font-display);font-size:clamp(1.45rem,2.3vw,2.4rem);font-weight:400;margin-top:8px}.property-content-grid{display:grid;gap:80px;grid-template-columns:1fr 380px}.property-description h2{font-size:clamp(2.5rem,5vw,5rem)}.property-description>p{color:var(--muted);font-size:1.08rem;margin-top:26px;max-width:64ch}.feature-list{border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;margin-top:48px}.feature-list li{border-bottom:1px solid var(--line);list-style:none;padding:15px 0}.feature-list li:nth-child(odd){margin-right:24px}.property-inquiry{align-self:start;background:var(--surface);border:1px solid var(--line);padding:28px;position:sticky;top:100px}.property-inquiry h3{font-size:2rem}.property-inquiry p{color:var(--muted);font-size:.88rem;margin:14px 0 24px}.property-source{border-top:1px solid var(--line);color:var(--muted);font-size:.72rem;margin-top:24px;padding-top:17px}.lead-form{background:var(--surface);border:1px solid var(--line);padding:clamp(30px,5vw,64px)}.lead-form__head{display:grid;gap:17px;margin-bottom:36px}.lead-form__head h2{font-size:clamp(2.2rem,4vw,4.5rem);max-width:13ch}.lead-form__grid{display:grid;gap:22px;grid-template-columns:1fr 1fr}.lead-form label{display:grid;gap:7px}.lead-form label>span{color:var(--muted);font-size:.64rem;letter-spacing:.08em;text-transform:uppercase}.lead-form input,.lead-form select,.lead-form textarea{background:transparent;border:0;border-bottom:1px solid var(--line);border-radius:0;min-height:48px;outline:none;padding:8px 0;width:100%}.lead-form textarea{resize:vertical}.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{border-color:var(--ink)}.lead-form__wide{grid-column:1 / -1}.lead-form__privacy{align-items:start;display:flex!important;gap:10px!important;margin:24px 0}.lead-form__privacy input{flex:0 0 auto;min-height:auto;margin-top:4px;width:auto}.lead-form__privacy span{letter-spacing:0!important;line-height:1.5;text-transform:none!important}.lead-form__privacy a{text-decoration:underline;text-underline-offset:3px}.lead-form__note{color:var(--muted);font-size:.72rem;margin-top:12px}.contact-grid{align-items:start;display:grid;gap:22px;grid-template-columns:.85fr 1.15fr}.contact-panel{background:var(--black);color:var(--white);min-height:100%;padding:clamp(34px,5vw,68px)}.contact-panel h2{font-size:clamp(2.5rem,4.5vw,5rem)}.contact-list{border-top:1px solid rgba(252,251,247,.22);margin-top:48px}.contact-list a,.contact-list p{border-bottom:1px solid rgba(252,251,247,.22);display:block;padding:17px 0}.contact-list span{color:#fcfbf785;display:block;font-size:.62rem;letter-spacing:.1em;margin-bottom:5px;text-transform:uppercase}.map-frame{border:0;display:block;filter:grayscale(1);height:520px;width:100%}.map-consent{align-items:center;background:var(--surface);border:1px solid var(--line);display:flex;min-height:520px;padding:clamp(32px,6vw,76px)}.map-consent__content{display:grid;gap:20px;max-width:620px}.map-consent__content h3{font-size:clamp(2rem,4vw,4.5rem);max-width:12ch}.map-consent__content p{color:var(--muted);max-width:52ch}.faq{border-top:1px solid var(--line)}.faq-item{border-bottom:1px solid var(--line)}.faq-button{align-items:center;background:transparent;border:0;display:flex;font-family:var(--font-display);font-size:clamp(1.3rem,2vw,2rem);justify-content:space-between;min-height:76px;padding:14px 0;text-align:left;width:100%}.faq-button span{font-family:var(--font-ui);font-size:1rem;transition:transform .25s}.faq-item.is-open .faq-button span{transform:rotate(45deg)}.faq-panel{max-height:0;overflow:hidden;transition:max-height .35s var(--ease)}.faq-panel p{color:var(--muted);max-width:70ch;padding:0 0 24px}.journal-grid{display:grid;gap:44px 22px;grid-template-columns:repeat(3,1fr)}.journal-card{border-bottom:1px solid var(--line);padding-bottom:20px}.journal-card__image{aspect-ratio:16 / 10;display:block;overflow:hidden}.journal-card__image img{filter:grayscale(.8);height:100%;object-fit:cover;transition:filter .4s,transform .6s var(--ease);width:100%}.journal-card:hover img{filter:none;transform:scale(1.02)}.journal-card__meta{color:var(--muted);display:flex;font-size:.63rem;justify-content:space-between;letter-spacing:.08em;margin-top:18px;text-transform:uppercase}.journal-card h2{font-size:clamp(1.6rem,2.4vw,2.6rem);line-height:1.05;margin-top:12px}.article-hero{padding:160px 0 64px}.article-hero h1{font-size:clamp(2.8rem,6.5vw,7rem);max-width:13ch}.article-hero__meta{color:var(--muted);font-size:.68rem;letter-spacing:.08em;margin-top:26px;text-transform:uppercase}.article-cover{aspect-ratio:16 / 7;overflow:hidden}.article-cover img{height:100%;object-fit:cover;width:100%}.prose{font-size:1.04rem}.prose>*+*{margin-top:1.35em}.prose h2{font-size:clamp(2rem,3.5vw,3.7rem);margin-top:1.8em}.prose h3{font-size:1.65rem;margin-top:1.7em}.prose p,.prose li{color:#3f3c37}.prose ul,.prose ol{padding-left:1.2em}.prose a{border-bottom:1px solid currentColor}.answer-box{background:var(--surface);border-left:3px solid var(--bronze);font-family:var(--font-display);font-size:1.35rem;margin-bottom:44px;padding:24px}.cta-band{background:var(--black);color:var(--white);overflow:hidden;padding:clamp(70px,10vw,140px) 0;position:relative}.cta-band__grid{align-items:end;display:grid;gap:44px;grid-template-columns:1.2fr .8fr}.cta-band h2{font-size:clamp(3rem,7vw,7.5rem);max-width:9ch}.cta-band p{color:#fcfbf7ad;margin-bottom:26px;max-width:44ch}.cta-band .brand-aperture{opacity:.08;position:absolute;right:3vw;top:50%;transform:translateY(-50%);width:440px}.legal-page{padding:150px 0 90px}.legal-page h1{font-size:clamp(2.7rem,6vw,6rem)}.legal-page .prose{margin-top:50px}.site-footer{background:var(--black);color:var(--white);overflow:hidden;padding:90px 0 28px;position:relative}.site-footer__motif{opacity:.045;position:absolute;right:-60px;top:80px;width:520px}.site-footer__lead{display:grid;gap:22px;grid-template-columns:1.2fr 1fr auto;padding-bottom:70px;position:relative;z-index:1}.site-footer__brand{width:240px}.site-footer__brand img{filter:invert(1)}.site-footer__lead p{color:#fcfbf7a8;max-width:38ch}.site-footer__grid{border-top:1px solid rgba(252,251,247,.17);display:grid;grid-template-columns:repeat(4,1fr);padding:44px 0 68px}.site-footer__grid>div+div{border-left:1px solid rgba(252,251,247,.17);padding-left:28px}.site-footer__grid h2{color:#fcfbf79e;font-family:var(--font-ui);font-size:.62rem;font-weight:400;letter-spacing:.12em;margin-bottom:18px;text-transform:uppercase}.site-footer__grid a{color:#fcfbf7d1;display:block;font-size:.78rem;margin-top:10px;transition:color .2s}.site-footer__grid a:hover{color:var(--white)}.site-footer__bottom{border-top:1px solid rgba(252,251,247,.17);color:#fcfbf79e;display:flex;flex-wrap:wrap;font-size:.66rem;gap:12px 30px;justify-content:space-between;padding-top:24px}.mobile-actions{display:none}.brand-aperture{flex:none}.js-anim [data-anim],.js-anim [data-stagger]>*{opacity:0}@media (max-width: 1220px){:root{--shell: min(100% - 48px, 1180px)}.desktop-nav{gap:18px}.desktop-nav a{font-size:.68rem}.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width: 1040px){.desktop-nav,.header-cta{display:none}.menu-toggle{display:flex}.trust-strip__grid,.process-grid{grid-template-columns:repeat(2,1fr)}.trust-item:nth-child(3),.trust-item:nth-child(4),.process-step:nth-child(3),.process-step:nth-child(4){border-top:1px solid var(--line)}.trust-item:nth-child(3),.process-step:nth-child(3){border-left:0}.team-grid,.area-grid,.journal-grid{grid-template-columns:repeat(2,1fr)}.property-content-grid{gap:48px;grid-template-columns:1fr 330px}.site-footer__lead{grid-template-columns:1fr 1fr}.site-footer__lead .button{grid-column:2;width:max-content}}@media (max-width: 820px){:root{--shell: calc(100% - 40px) ;--section-space: 82px}.home-hero{min-height:82svh}.home-hero__content{min-height:calc(82svh - 86px);padding-bottom:100px}.home-hero h1{font-size:clamp(3rem,10.5vw,5.4rem);max-width:10.5ch}.home-hero__note{display:none}.finder-wrap{margin-top:0}.property-finder{grid-template-columns:1fr 1fr}.finder-field{min-height:118px}.finder-field:nth-child(2){border-right:0}.finder-field:nth-child(3){border-top:1px solid var(--line)}.finder-submit{border-top:1px solid var(--line);min-width:0}.manifesto-grid,.founder-grid,.private-intro,.contact-grid{grid-template-columns:1fr}.manifesto-copy{padding-top:0}.editorial-media,.founder-grid__image{min-height:520px}.split-paths{grid-template-columns:1fr}.path-card{min-height:430px}.service-row{grid-template-columns:60px 1fr}.service-row p{grid-column:2}.district-item{grid-template-columns:50px 1fr auto;padding:28px 0}.district-item p{grid-column:2 / 4}.property-detail-hero__top,.property-content-grid,.cta-band__grid{grid-template-columns:1fr}.property-detail-hero__meta{border-left:0;border-top:1px solid rgba(252,251,247,.25);padding-left:0;padding-top:24px}.property-facts{grid-template-columns:repeat(2,1fr)}.property-fact:nth-child(3),.property-fact:nth-child(4){border-top:1px solid var(--line)}.property-fact:nth-child(3){border-left:0}.property-inquiry{position:static}.site-footer__grid{grid-template-columns:1fr 1fr}.site-footer__grid>div:nth-child(3){border-left:0;border-top:1px solid rgba(252,251,247,.17);padding-left:0;padding-top:28px}.site-footer__grid>div:nth-child(4){border-top:1px solid rgba(252,251,247,.17);padding-top:28px}.site-footer__grid a{align-items:center;display:flex;margin-top:0;min-height:44px}}@media (max-width: 620px){:root{--shell: calc(100% - 32px) ;--section-space: 68px}body{padding-bottom:calc(58px + env(safe-area-inset-bottom))}.site-header{height:70px}.site-header.is-scrolled{height:64px}.site-brand{width:158px}.home-hero{padding-top:70px}.home-hero__content{min-height:calc(82svh - 70px);padding:72px 0 80px}.home-hero h1{font-size:clamp(2.75rem,13vw,4.25rem);max-width:9.7ch}.home-hero__lead{font-size:.96rem;max-width:34ch}.home-hero .button-row{align-items:stretch;flex-direction:column;width:min(100%,330px)}.home-hero .button{width:100%}.reveal-stage:after{background:linear-gradient(180deg,#05050540,#050505cc 72%,#050505ed)}.reveal-stage__base,.reveal-stage__color{object-position:63% center}.reveal-stage__base{display:none}.reveal-stage__color{clip-path:none;filter:saturate(.82) brightness(.8)}.reveal-stage__line,.reveal-stage input,.home-hero__note{display:none}.property-finder{grid-template-columns:1fr}.finder-field{border-bottom:1px solid var(--line);border-right:0;min-height:102px;padding:20px}.finder-field:nth-child(3){border-top:0}.finder-submit{min-height:62px}.page-hero{min-height:66svh;padding:130px 0 46px}.page-hero--light{min-height:52svh}.page-hero h1{font-size:clamp(2.8rem,14vw,4.6rem)}.page-hero__number{display:none}.section-head{align-items:start;flex-direction:column}.property-grid,.area-grid,.team-grid,.journal-grid{grid-template-columns:1fr}.property-grid{row-gap:34px}.property-card__media{aspect-ratio:4 / 3}.catalog-filters{align-items:stretch;display:grid}.catalog-filters__group{overflow-x:auto;padding:14px 0;scrollbar-width:none}.catalog-filters__group+.catalog-filters__group{border-left:0;border-top:1px solid var(--line);padding-left:0}.filter-button{flex:0 0 auto;min-height:44px}.trust-strip__grid,.process-grid{grid-template-columns:1fr}.trust-item+.trust-item,.process-step+.process-step{border-left:0;border-top:1px solid var(--line)}.trust-item,.process-step{min-height:auto;padding:24px 0}.process-step h3{margin-top:46px}.editorial-media,.founder-grid__image{min-height:420px}.path-card{min-height:390px;padding:30px 22px}.service-row{gap:18px;grid-template-columns:34px 1fr;padding:26px 0}.service-row p{font-size:.9rem}.private-intro__mark{min-height:390px}.private-intro__mark .brand-aperture{width:220px}.private-principles{grid-template-columns:1fr}.private-principle+.private-principle{border-left:0;border-top:1px solid rgba(252,251,247,.2);margin-top:24px;padding-left:0;padding-top:24px}.district-item{gap:14px;grid-template-columns:32px 1fr auto}.district-item p{font-size:.87rem}.property-detail-hero{padding-top:120px}.property-detail-image{aspect-ratio:4 / 3}.property-fact{min-height:110px;padding:20px 12px}.feature-list{grid-template-columns:1fr}.feature-list li:nth-child(odd){margin-right:0}.lead-form{padding:26px 20px}.lead-form__grid{grid-template-columns:1fr}.lead-form__wide{grid-column:auto}.contact-panel{padding:34px 24px}.map-frame{height:360px}.map-consent{min-height:360px;padding:28px 22px}.article-hero{padding:125px 0 46px}.article-hero h1{font-size:clamp(2.65rem,13vw,4.5rem)}.article-cover{aspect-ratio:4 / 3}.site-footer{padding-top:64px}.site-footer__lead{grid-template-columns:1fr}.site-footer__lead .button{grid-column:auto;width:100%}.site-footer__grid{grid-template-columns:1fr}.site-footer__grid>div+div,.site-footer__grid>div:nth-child(3),.site-footer__grid>div:nth-child(4){border-left:0;border-top:1px solid rgba(252,251,247,.17);padding:24px 0 0;margin-top:24px}.site-footer__bottom{justify-content:flex-start}.mobile-actions{background:var(--paper);border-top:1px solid var(--line);bottom:0;display:grid;grid-template-columns:1fr 1fr;height:calc(58px + env(safe-area-inset-bottom));left:0;padding-bottom:env(safe-area-inset-bottom);position:fixed;right:0;z-index:65}.mobile-actions a{align-items:center;display:flex;font-size:.7rem;font-weight:500;justify-content:center;letter-spacing:.08em;text-transform:uppercase}.mobile-actions a+a{background:var(--ink);color:var(--white)}.mobile-menu{padding:max(18px,env(safe-area-inset-top)) 22px max(24px,env(safe-area-inset-bottom))}.mobile-menu__brand{width:155px}.mobile-menu__links a{font-size:clamp(1.55rem,8vw,2.25rem);padding:8px 0}.mobile-menu__foot a{align-items:center;display:flex;min-height:44px}}:focus-visible{outline:2px solid #76583d;outline-offset:3px}.section--black :focus-visible,.site-footer :focus-visible,.mobile-menu :focus-visible,.dark-hero .site-header:not(.is-scrolled) :focus-visible{outline-color:#e4d8ca}.finder-field:focus-within,.lead-form label:focus-within{box-shadow:inset 0 -2px 0 var(--ink)}.finder-field select:focus-visible,.lead-form input:focus-visible,.lead-form select:focus-visible,.lead-form textarea:focus-visible{outline:2px solid #76583d;outline-offset:4px}@media (prefers-reduced-motion: reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}.js-anim [data-anim],.js-anim [data-stagger]>*{opacity:1!important;transform:none!important}.reveal-stage__color{clip-path:none}.reveal-stage__line,.reveal-stage input,.home-hero__note{display:none}.button:hover,.text-link:hover span,.arrow-link:hover span,.property-card:hover img{transform:none!important}}.astro-route-announcer{position:absolute;left:0;top:0;clip:rect(0 0 0 0);clip-path:inset(50%);overflow:hidden;white-space:nowrap;width:1px;height:1px}@keyframes astroFadeInOut{0%{opacity:1}to{opacity:0}}@keyframes astroFadeIn{0%{opacity:0;mix-blend-mode:plus-lighter}to{opacity:1;mix-blend-mode:plus-lighter}}@keyframes astroFadeOut{0%{opacity:1;mix-blend-mode:plus-lighter}to{opacity:0;mix-blend-mode:plus-lighter}}@keyframes astroSlideFromRight{0%{transform:translate(100%)}}@keyframes astroSlideFromLeft{0%{transform:translate(-100%)}}@keyframes astroSlideToRight{to{transform:translate(100%)}}@keyframes astroSlideToLeft{to{transform:translate(-100%)}}@media (prefers-reduced-motion){::view-transition-group(*),::view-transition-old(*),::view-transition-new(*){animation:none!important}[data-astro-transition-scope]{animation:none!important}}