:root{--ink:#141414;--ink-2:#3d3d3d;--muted:#6e6e6e;--paper:#f4f4f3;--paper-2:#e8e8e7;--white:#fff;--green:#151515;--green-2:#2b2b2b;--brass:#c8102e;--red:#c8102e;--red-2:#a50d26;--line:#d6d6d5;--serif:"Cormorant Garamond",Georgia,serif;--sans:Inter,system-ui,-apple-system,sans-serif;--r:4px;--wrap:1200px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.1;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2.4rem,5.5vw,4.4rem)}h2{font-size:clamp(1.9rem,3.4vw,2.8rem)}h3{font-size:1.5rem}
h4{font:600 .75rem/1.4 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--brass);margin:0 0 .6em}
p{margin:0 0 1em}.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.eyebrow{font:600 .75rem var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--brass);margin-bottom:1em}.eyebrow.light{color:#ff5a6a}
.muted{color:var(--muted)}.small{font-size:.85rem}.mb{margin-bottom:1.2em}.center{text-align:center}.mw{max-width:560px;margin:0 auto 1.6em}
.site-header{position:sticky;top:0;z-index:20;background:rgba(244,244,243,.94);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.has-hero .site-header{position:fixed;left:0;right:0;background:transparent;border-color:transparent;color:#fff;transition:background .25s,color .25s}
.has-hero .site-header.solid{background:rgba(244,244,243,.96);color:var(--ink);border-color:var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px;gap:24px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.mark{font:600 1rem var(--serif);letter-spacing:.08em;border:1px solid var(--red);background:var(--red);color:#fff;padding:6px 8px;line-height:1}
.name{font:600 1.35rem var(--serif);letter-spacing:.01em;white-space:nowrap}
.links{display:flex;align-items:center;gap:26px}
.links>a{text-decoration:none;font-size:.9rem;font-weight:500;opacity:.85}
.links>a:hover,.links>a[aria-current]{opacity:1;text-decoration:underline;text-underline-offset:6px;text-decoration-color:var(--brass)}
.portals{display:flex;gap:8px;margin-left:6px}
.portals a{font-size:.78rem;font-weight:600;text-decoration:none;border:1px solid currentColor;padding:7px 12px;border-radius:var(--r);opacity:.9}
.portals a:hover{opacity:1;background:rgba(127,127,127,.12)}
.menu-btn{display:none;background:none;border:0;width:40px;height:40px;cursor:pointer;color:inherit}
.menu-btn span{display:block;height:2px;width:24px;background:currentColor;margin:6px auto}
.hero{position:relative;min-height:92vh;display:flex;align-items:flex-end;color:#fff;background:var(--green) var(--hero) center/cover no-repeat}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.4) 0%,rgba(0,0,0,.2) 40%,rgba(0,0,0,.8) 100%)}
.hero-in{position:relative;padding-bottom:12vh;padding-top:140px}.hero h1{max-width:900px}
.lede{font-size:1.2rem;max-width:620px;opacity:.92}.lede.dark{color:var(--ink-2);opacity:1}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.btn{display:inline-block;background:var(--red);color:#fff;text-decoration:none;font-weight:600;font-size:.92rem;padding:14px 24px;border-radius:var(--r);border:1px solid var(--red);cursor:pointer;font-family:var(--sans);transition:background .2s}
.btn:hover{background:var(--red-2);border-color:var(--red-2)}
.btn-light{background:var(--red);color:#fff;border-color:var(--red)}.btn-light:hover{background:var(--red-2)!important;border-color:var(--red-2)}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}.btn-ghost:hover{background:rgba(255,255,255,.12)}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--ink)}.btn-outline:hover{background:var(--paper-2)}
.textlink{font-weight:600;font-size:.92rem;color:var(--ink);text-decoration:none;border-bottom:1px solid var(--brass);padding-bottom:2px}
.stats{background:var(--green);color:#fff}.stat-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat-grid>div{padding:38px 24px;border-left:1px solid rgba(255,255,255,.14)}.stat-grid>div:first-child{border-left:0;padding-left:0}
.stat-grid b{display:block;font:600 2.4rem/1 var(--serif);color:#ff4d5e;margin-bottom:8px}.stat-grid span{font-size:.88rem;opacity:.85}
.section{padding:96px 0}.section.tight{padding:48px 0 96px}.section.alt{background:var(--paper-2)}
.split{display:grid;grid-template-columns:1fr 1.1fr;gap:64px;align-items:start}
.prose p{color:var(--ink-2);font-size:1.05rem}.prose .big{font:500 1.55rem/1.4 var(--serif);color:var(--ink)}
.photo img{border-radius:var(--r);width:100%;aspect-ratio:4/3;object-fit:cover}
.row-head{display:flex;justify-content:space-between;align-items:flex-end;gap:16px;margin-bottom:32px;flex-wrap:wrap}
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.svc{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:32px;text-decoration:none;display:flex;flex-direction:column;transition:border-color .2s,transform .2s}
a.svc:hover{border-color:var(--brass);transform:translateY(-2px)}.svc p{color:var(--ink-2);flex:1}
.num{font:600 .8rem var(--sans);color:var(--brass);letter-spacing:.1em;margin-bottom:18px;display:block}
.page-head{padding:96px 0 40px;border-bottom:1px solid var(--line)}.page-head h1{max-width:900px}
.page-head.image{position:relative;color:#fff;padding:180px 0 72px;border:0;background:var(--green) var(--hero) center/cover}
.page-head.image .wrap{position:relative}
.crit-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.crit{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:36px}
.crit ul{margin:0;padding:0;list-style:none}
.crit li{padding:12px 0 12px 22px;border-top:1px solid var(--paper-2);position:relative;color:var(--ink-2)}
.crit li:before{content:"";position:absolute;left:0;top:22px;width:8px;height:1px;background:var(--brass)}.crit li b{color:var(--ink)}
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.prop{background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden}.prop[hidden]{display:none}
.prop-img{position:relative;aspect-ratio:36/26;background:var(--paper-2);overflow:hidden}
.prop-img img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.prop:hover .prop-img img{transform:scale(1.03)}
.noimg{height:100%;display:grid;place-items:center;color:var(--muted);font-size:.85rem;background:repeating-linear-gradient(45deg,var(--paper-2),var(--paper-2) 10px,#e8e2d5 10px,#e8e2d5 20px)}
.badge{position:absolute;top:14px;left:14px;font:600 .7rem var(--sans);letter-spacing:.1em;text-transform:uppercase;padding:6px 10px;border-radius:2px;background:#fff;color:var(--ink)}
.badge-lease{background:var(--red);color:#fff}.badge-sold{background:var(--ink);color:#fff}
.prop-body{padding:20px 22px 22px}.prop-body h3{font-size:1.4rem;margin-bottom:.15em}
.loc{color:var(--muted);margin:0 0 .6em;font-size:.92rem}.tenant{font-size:.88rem;font-weight:600;color:var(--red);margin:0 0 .4em}
.size{font-size:.85rem;margin:0;padding-top:12px;border-top:1px solid var(--paper-2);color:var(--ink-2)}
.filters{display:flex;flex-wrap:wrap;gap:12px 20px;align-items:center;margin-bottom:12px}.chips{display:flex;gap:6px;flex-wrap:wrap}
.chip{font:500 .85rem var(--sans);padding:9px 16px;border:1px solid var(--line);background:#fff;border-radius:999px;cursor:pointer;color:var(--ink)}
.chip.on{background:var(--ink);border-color:var(--ink);color:#fff}
.search{flex:1;min-width:220px;font:inherit;padding:10px 16px;border:1px solid var(--line);border-radius:999px;background:#fff}
.search:focus,.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{outline:2px solid var(--brass);outline-offset:1px}
.count{font-size:.88rem;margin:8px 0 24px}
.cta{background:var(--green);color:#fff;padding:80px 0;border-top:4px solid var(--red)}.cta-in{display:flex;justify-content:space-between;align-items:center;gap:32px;flex-wrap:wrap}
.cta h2{margin:0;max-width:620px}.cta-actions{display:flex;gap:12px;flex-wrap:wrap}
.contact-grid{display:grid;grid-template-columns:1fr 1.4fr;gap:64px}.contact-info{display:grid;gap:28px;align-content:start}.contact-info p{margin:0 0 .4em}
.contact-form{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:36px;display:grid;gap:18px}
.contact-form .two{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.contact-form label{display:grid;gap:6px;font-size:.85rem;font-weight:600}
.contact-form input,.contact-form select,.contact-form textarea{font:400 1rem var(--sans);padding:12px 14px;border:1px solid var(--line);border-radius:var(--r);background:var(--paper);width:100%}
.contact-form .btn{justify-self:start}
.site-footer{background:#0d0d0d;color:#cfcfcf;padding:72px 0 28px;font-size:.92rem}
.foot{display:grid;grid-template-columns:1.6fr 1fr 1.2fr 1fr;gap:40px}.foot a{text-decoration:none}.foot a:hover{color:#fff;text-decoration:underline}
.foot-brand{font:600 1.5rem var(--serif);color:#fff}.site-footer .muted{color:#999;max-width:300px}
.fine{margin-top:48px;padding-top:24px;border-top:1px solid rgba(255,255,255,.1);font-size:.8rem;color:#999}
@media (max-width:1080px){.menu-btn{display:block}
.links{position:fixed;inset:76px 0 auto 0;background:var(--paper);color:var(--ink);flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 24px;border-bottom:1px solid var(--line);display:none;box-shadow:0 20px 30px rgba(0,0,0,.08)}
.links.open{display:flex}.links>a{padding:14px 0;border-bottom:1px solid var(--line);font-size:1rem}.portals{margin:16px 0 0}
.has-hero .site-header.menu-open{background:var(--paper);color:var(--ink)}}
@media (max-width:900px){.split,.contact-grid{grid-template-columns:1fr;gap:32px}.svc-grid,.prop-grid{grid-template-columns:1fr 1fr}.crit-grid{grid-template-columns:1fr}
.stat-grid{grid-template-columns:1fr 1fr}.stat-grid>div{border-left:0;padding:28px 0;border-top:1px solid rgba(255,255,255,.14)}.stat-grid>div:nth-child(-n+2){border-top:0}
.foot{grid-template-columns:1fr 1fr}.section{padding:72px 0}}
@media (max-width:600px){.wrap{padding:0 16px}.name{font-size:1.1rem}.svc-grid,.prop-grid,.contact-form .two{grid-template-columns:1fr}.foot{grid-template-columns:1fr}.hero{min-height:86vh}.contact-form,.crit,.svc{padding:24px}}
/* top bar: uppercase Georgia */
.links>a,.portals a{font-family:Georgia,"Times New Roman",serif;text-transform:uppercase;letter-spacing:.1em;font-weight:400}
.links>a{font-size:.8rem;white-space:nowrap}.links{gap:22px}.portals a{white-space:nowrap}
.portals a{font-size:.74rem}
@media (max-width:1080px){.links>a{font-size:.9rem}}
/* team */
.team{border-top:1px solid var(--line)}
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.member{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);border-radius:var(--r);padding:28px}
.mono{width:56px;height:56px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;font:600 1.15rem Georgia,serif;letter-spacing:.06em;margin-bottom:18px}
.member h3{margin-bottom:.2em}
.role{font-family:Georgia,serif;font-style:italic;color:var(--ink-2);margin:0 0 14px}
.member-mail{display:inline-flex;align-items:center;gap:8px;font-size:.85rem;color:var(--red);text-decoration:none;word-break:break-all}
.member-mail:hover span{text-decoration:underline}
@media (max-width:900px){.team-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.team-grid{grid-template-columns:1fr}}
/* about intro: photo fills the height of the text */
.about-intro{grid-template-columns:1.15fr 1fr;align-items:stretch;gap:56px}
.about-intro .photo{position:relative;min-height:520px}
.about-intro .photo img{position:absolute;inset:0;width:100%;height:100%;aspect-ratio:auto;object-fit:cover}
@media (max-width:900px){.about-intro{grid-template-columns:1fr}.about-intro .photo{min-height:0;aspect-ratio:4/3}}
.team .eyebrow{margin-bottom:28px}
.eyebrow-gap{margin-bottom:28px}
/* property cards as links */
a.prop{display:block;text-decoration:none;color:inherit;transition:border-color .2s,transform .2s,box-shadow .2s}
a.prop:hover{border-color:var(--red);transform:translateY(-2px);box-shadow:0 10px 24px rgba(0,0,0,.08)}
.photo-count{position:absolute;right:12px;bottom:12px;font:600 .7rem var(--sans);background:rgba(0,0,0,.7);color:#fff;padding:5px 9px;border-radius:2px;letter-spacing:.04em}
.size{display:flex;justify-content:space-between;gap:12px}
.size .more{color:var(--red);font-weight:600;opacity:0;transition:opacity .2s}
a.prop:hover .size .more,a.prop:focus .size .more{opacity:1}
@media (hover:none){.size .more{opacity:1}}
/* property detail */
.prop-head{padding:44px 0 28px;border-bottom:1px solid var(--line)}
.back{display:inline-block;font-size:.85rem;font-weight:600;text-decoration:none;color:var(--ink-2);margin-bottom:28px}
.back:hover{color:var(--red)}
.prop-title{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap}
.prop-title h1{margin:0}.prop-title .eyebrow{margin-bottom:.6em}
.badge-lg{font:600 .75rem var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:9px 14px;border-radius:2px;background:#fff;border:1px solid var(--line)}
.badge-lg.badge-lease{background:var(--red);border-color:var(--red);color:#fff}
.badge-lg.badge-sold{background:var(--ink);border-color:var(--ink);color:#fff}
.detail-grid{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:48px;align-items:start}
.gallery{margin-bottom:40px}
.gal-main{position:relative;background:#e2e2e1;border-radius:var(--r);overflow:hidden;aspect-ratio:16/10}
.gal-main img{width:100%;height:100%;object-fit:contain;background:#1a1a1a}
.gal-main.noimg{display:grid;place-items:center;color:var(--muted)}
.gal-prev,.gal-next{position:absolute;top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:50%;border:0;background:rgba(255,255,255,.92);font-size:1.6rem;line-height:1;cursor:pointer;color:var(--ink)}
.gal-prev{left:14px}.gal-next{right:14px}.gal-prev:hover,.gal-next:hover{background:var(--red);color:#fff}
.gal-count{position:absolute;right:14px;bottom:14px;font:600 .75rem var(--sans);background:rgba(0,0,0,.7);color:#fff;padding:5px 10px;border-radius:2px}
.thumbs{display:grid;grid-template-columns:repeat(auto-fill,minmax(96px,1fr));gap:10px;margin-top:10px}
.thumb{padding:0;border:2px solid transparent;border-radius:var(--r);overflow:hidden;cursor:pointer;background:none;aspect-ratio:24/17}
.thumb img{width:100%;height:100%;object-fit:cover;opacity:.75}.thumb.on{border-color:var(--red)}.thumb.on img,.thumb:hover img{opacity:1}
.detail-desc{margin-bottom:40px}.detail-desc h2{font-size:1.9rem}.detail-desc p{color:var(--ink-2);font-size:1.05rem;max-width:720px}
.map{border-radius:var(--r);overflow:hidden;border:1px solid var(--line);aspect-ratio:16/8;background:#e2e2e1}
.map iframe{width:100%;height:100%;border:0;display:block}
.detail-side{position:sticky;top:96px;display:grid;gap:20px}
.side-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);border-radius:var(--r);padding:26px}
.side-card dl{margin:0}.side-card dl>div{display:flex;justify-content:space-between;gap:16px;padding:11px 0;border-top:1px solid var(--paper-2);font-size:.92rem}
.side-card dl>div:first-child{border-top:0}.side-card dt{color:var(--muted)}.side-card dd{margin:0;text-align:right;font-weight:600}
.agent{font:600 1.35rem var(--serif);margin-bottom:.3em}.side-card a:not(.btn){color:var(--ink);text-decoration:none}.side-card a:not(.btn):hover{color:var(--red)}
.btn-block{display:block;text-align:center;margin-top:14px}
@media (max-width:900px){.detail-grid{grid-template-columns:1fr}.detail-side{position:static}.map{aspect-ratio:4/3}}