*{margin:0;padding:0;box-sizing:border-box}
:root{
--ink:#10233e;--navy:#0a2463;--paper:#fcfbf9;--stone:#f4f2ee;
--rule:#ddd8cf;--rule-dark:rgba(255,255,255,.14);--bronze:#96682b;--slate:#484e59;
}
html{scroll-behavior:smooth}
body{font-family:'Public Sans',sans-serif;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}
::selection{background:#10233e;color:#fcfbf9}
@keyframes rise{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:translateY(0)}}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}

/* ---- Signature: ledger rule ---- */
.ledger{width:72px;border-top:1px solid var(--bronze);border-bottom:1px solid var(--rule);height:4px;margin:0 auto}
.ledger.left{margin:0}
.ledger.wide{width:100%}

/* ---- Type ---- */
h1,h2,.serif{font-family:'Cormorant Garamond',serif;font-weight:500;line-height:1.12;color:var(--ink)}
h1 em,h2 em{font-style:italic;color:var(--bronze);font-weight:500}
.kicker{font-size:11px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--bronze)}
.lede{font-family:'Cormorant Garamond',serif;font-size:clamp(19px,2vw,23px);line-height:1.65;color:var(--slate)}

/* ---- Header: centered two-tier masthead ---- */
.hdr{position:fixed;top:0;left:0;right:0;z-index:1000;background:rgba(252,251,249,.97);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border-bottom:1px solid var(--rule)}
.hdr-inner{max-width:1280px;margin:0 auto;padding:20px 40px 0;display:flex;flex-direction:column;align-items:center;transition:padding .3s}
.hdr.scrolled .hdr-inner{padding-top:12px}
.logo{cursor:pointer;display:flex;align-items:center}
.logo img{height:52px;display:block;transition:height .3s}
.hdr.scrolled .logo img{height:38px}
.nav{display:flex;gap:6px;align-items:center;justify-content:center;width:100%;border-top:1px solid var(--rule);margin-top:16px;padding:6px 0 8px;transition:margin .3s,padding .3s}
.hdr.scrolled .nav{margin-top:10px;padding:3px 0 5px}
.nav a{color:var(--ink);font-size:11.5px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;padding:10px 16px;cursor:pointer;text-decoration:none;position:relative;transition:color .25s}
.nav a:hover{color:var(--bronze)}
.nav a.active{color:var(--bronze)}
.nav a.active::after{content:'';position:absolute;bottom:4px;left:16px;right:16px;height:1px;background:var(--bronze)}
.nav a:focus-visible{outline:1px solid var(--bronze);outline-offset:2px}
.mobile-btn{display:none;background:none;border:none;color:var(--ink);cursor:pointer;padding:6px}
@media(max-width:860px){
  .hdr-inner{flex-direction:row;justify-content:space-between;align-items:center;height:64px;padding:0 24px}
  .hdr.scrolled .hdr-inner{padding-top:0}
  .logo img{height:36px}
  .hdr.scrolled .logo img{height:36px}
  .nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--paper);border-bottom:1px solid var(--rule);border-top:none;margin-top:0;flex-direction:column;align-items:stretch;padding:12px 24px 20px;gap:0}
  .nav a{padding:12px 8px;border-bottom:1px solid var(--rule)}
  .nav a.active::after{display:none}
  .mobile-btn{display:block}
}

/* ---- Heroes: prospectus title pages ---- */
.hero{padding:210px 40px 96px;text-align:center;background:var(--paper)}
.hero .frame{max-width:920px;margin:0 auto}
.hero .kicker{display:block;margin-bottom:26px;animation:rise .7s ease both}
.hero h1{font-size:clamp(38px,5.4vw,68px);margin-bottom:26px;animation:rise .7s ease .12s both}
.hero .ledger{margin:0 auto 26px;animation:rise .7s ease .2s both}
.hero .sub{font-family:'Cormorant Garamond',serif;font-size:clamp(18px,2vw,22px);line-height:1.7;color:var(--slate);max-width:640px;margin:0 auto;animation:rise .7s ease .28s both}
.hero-full{padding:230px 40px 110px}
@media(max-width:640px){.hero{padding:120px 24px 70px}.hero-full{padding:130px 24px 80px}}

/* ---- Photo heroes ---- */
.hero.photo{background-size:cover;background-position:center;position:relative}
.hero.photo::before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(13,26,46,.72),rgba(13,26,46,.84))}
.hero.photo>*{position:relative;z-index:1}
.hero.photo h1{color:#fff}
.hero.photo h1 em{color:inherit}

.hero.photo .sub{color:rgba(252,251,249,.8)}
.hero.photo .kicker{color:#c9a05e}
.hero.photo .ledger{border-top-color:#c9a05e;border-bottom-color:rgba(255,255,255,.28)}
.hero.photo .stats{border-color:rgba(255,255,255,.24)}
.hero.photo .stats>div{border-color:rgba(255,255,255,.24)}
.hero.photo .stats h3{color:#fff}
.hero.photo .stats small{color:rgba(252,251,249,.62)}
.hero.photo .btn-solid{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.hero.photo .btn-solid:hover{background:#fff;border-color:#fff}
.hero.photo .btn-line{color:#fff;border-color:rgba(255,255,255,.55)}
.hero.photo .btn-line:hover{color:#c9a05e;border-color:#c9a05e}
@media(max-width:640px){.hero.photo .stats>div{border-color:rgba(255,255,255,.24)}}

/* ---- Buttons ---- */
.btn-row{display:flex;gap:14px;flex-wrap:wrap;justify-content:center}
.btn-solid{background:var(--ink);color:var(--paper);border:1px solid var(--ink);padding:16px 38px;font-family:'Public Sans',sans-serif;font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;cursor:pointer;text-decoration:none;display:inline-block;transition:background .25s,border-color .25s}
.btn-solid:hover{background:var(--navy);border-color:var(--navy)}
.btn-line{background:transparent;color:var(--ink);border:1px solid var(--ink);padding:16px 38px;font-family:'Public Sans',sans-serif;font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;cursor:pointer;text-decoration:none;display:inline-block;transition:color .25s,border-color .25s}
.btn-line:hover{color:var(--bronze);border-color:var(--bronze)}
.textlink{font-size:11.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);text-decoration:none;cursor:pointer;border-bottom:1px solid var(--rule);padding-bottom:3px;transition:border-color .25s}
.textlink:hover{border-color:var(--bronze)}

/* ---- Stats: ledger row ---- */
.stats{max-width:1080px;margin:88px auto 0;display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));border-top:1px solid var(--rule);border-bottom:1px solid var(--rule);animation:rise .7s ease .4s both}
.stats>div{padding:36px 24px;text-align:center;border-left:1px solid var(--rule)}
.stats>div:first-child{border-left:none}
.stats h3{font-family:'Cormorant Garamond',serif;font-size:34px;font-weight:500;color:var(--ink);margin-bottom:8px}
.stats small{font-size:10.5px;font-weight:600;color:var(--slate);letter-spacing:.16em;text-transform:uppercase}
@media(max-width:640px){.stats>div{border-left:none;border-top:1px solid var(--rule)}.stats>div:first-child{border-top:none}}

/* ---- Sections ---- */
.section{padding:104px 40px}
.section.stone{background:var(--stone);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.section-inner{max-width:1180px;margin:0 auto}
.sec-head{margin-bottom:64px}
.sec-head .kicker{display:block;margin-bottom:18px}
.sec-head h2{font-size:clamp(30px,3.6vw,46px);margin-bottom:22px}
.sec-head .ledger{margin-bottom:22px}
@media(max-width:640px){.section{padding:72px 24px}}

/* ---- Service columns ---- */
.svc-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:48px}
.svc-col{border-top:1px solid var(--ink);padding-top:30px;cursor:pointer}
.svc-col svg{margin-bottom:18px}
.svc-col h3{font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:500;color:var(--ink);margin-bottom:14px}
.svc-col p{font-size:14.5px;color:var(--slate);line-height:1.8;margin-bottom:22px}
.svc-col:hover .textlink{border-color:var(--bronze)}

/* ---- Dark statement section ---- */
.dark-sec{background:var(--ink);padding:110px 40px}
.dark-sec .kicker{color:var(--bronze)}
.dark-sec h2{color:var(--paper)}
.dark-sec h2 em{color:var(--bronze)}
.adv-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:0;border-left:1px solid var(--rule-dark)}
.adv-item{padding:8px 36px 8px 36px;border-right:1px solid var(--rule-dark)}
.adv-item .num{font-family:'Cormorant Garamond',serif;font-size:17px;color:var(--bronze);letter-spacing:.1em;margin-bottom:18px}
.adv-item h3{font-family:'Cormorant Garamond',serif;font-size:23px;font-weight:500;color:var(--paper);margin-bottom:14px}
.adv-item p{font-size:13.5px;color:rgba(252,251,249,.62);line-height:1.85}
@media(max-width:1080px){.adv-grid{border-left:none;gap:44px}.adv-item{padding:0;border-right:none}}

/* ---- Figures ---- */
.figure{border:1px solid var(--rule);padding:10px;background:#fff}
.figure img{width:100%;display:block;filter:saturate(.82) contrast(1.02)}
.two-col{display:grid;grid-template-columns:repeat(auto-fit,minmax(340px,1fr));gap:64px;align-items:center}

/* ---- Lists ---- */
.list-item{display:flex;align-items:baseline;gap:14px;margin-bottom:12px}
.list-dash{width:14px;border-top:1px solid var(--bronze);flex-shrink:0;position:relative;top:-4px}
.list-item span:last-child{font-size:14px;color:var(--slate);line-height:1.6}
.panel{border:1px solid var(--rule);background:#fff;padding:36px}
.panel h4{font-family:'Cormorant Garamond',serif;font-size:21px;font-weight:500;color:var(--ink);margin-bottom:6px}
.panel .ledger{margin:0 0 22px}

/* ---- Management columns ---- */
.hl-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:48px;margin-bottom:88px}
.hl-item{border-top:1px solid var(--ink);padding-top:26px}
.hl-item h3{font-family:'Cormorant Garamond',serif;font-size:23px;font-weight:500;color:var(--ink);margin-bottom:12px}
.hl-item p{font-size:14px;color:var(--slate);line-height:1.8}
.mgt-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:0;border:1px solid var(--rule);background:#fff}
.mgt-cell{padding:44px 40px;border-left:1px solid var(--rule)}
.mgt-cell:first-child{border-left:none}
.mgt-cell h3{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:500;color:var(--ink);margin-bottom:8px}
@media(max-width:920px){.mgt-cell{border-left:none;border-top:1px solid var(--rule)}.mgt-cell:first-child{border-top:none}}

/* ---- Listings ---- */
.search-box{max-width:1080px;margin:0 auto;border:1px solid var(--rule);background:#fff;padding:48px}
.search-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:24px;margin-bottom:32px}
.search-grid label{font-size:10.5px;font-weight:600;color:var(--slate);letter-spacing:.16em;text-transform:uppercase;display:block;margin-bottom:10px}
.search-grid select,.search-grid input{width:100%;padding:13px 14px;border:1px solid var(--rule);font-family:'Public Sans',sans-serif;font-size:14px;color:var(--ink);background:var(--paper);outline:none;border-radius:0;-webkit-appearance:none;appearance:none}
.search-grid select{background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='10' height='6'><path d='M1 1l4 4 4-4' stroke='%2310233e' fill='none'/></svg>");background-repeat:no-repeat;background-position:right 14px center}
.search-grid select:focus,.search-grid input:focus{border-color:var(--ink)}
.placeholder-box{max-width:1080px;margin:56px auto 0;text-align:center;padding:80px 40px;border:1px solid var(--rule)}

/* ---- Team ---- */
.team-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:48px}
.team-card{text-align:center}
.team-avatar{width:88px;height:88px;border:1px solid var(--ink);display:flex;align-items:center;justify-content:center;margin:0 auto 22px}
.team-avatar span{font-family:'Cormorant Garamond',serif;font-size:30px;font-weight:500;color:var(--ink);letter-spacing:.04em}
.team-card h3{font-family:'Cormorant Garamond',serif;font-size:23px;font-weight:500;color:var(--ink);margin-bottom:8px}
.team-card .title{font-size:10.5px;font-weight:600;color:var(--bronze);letter-spacing:.16em;text-transform:uppercase;margin-bottom:16px}
.team-card p{font-size:13.5px;color:var(--slate);line-height:1.8}

/* ---- Contact ---- */
.contact-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(320px,1fr));gap:72px}
.contact-info-item{display:flex;gap:18px;margin-bottom:28px;align-items:flex-start}
.contact-icon{width:44px;height:44px;border:1px solid var(--rule);display:flex;align-items:center;justify-content:center;flex-shrink:0;background:#fff}
.ci-label{font-size:10.5px;font-weight:600;color:var(--bronze);letter-spacing:.16em;text-transform:uppercase;margin-bottom:5px}
.form-wrap{border:1px solid var(--rule);background:#fff;padding:44px}
.form-wrap label{font-size:10.5px;font-weight:600;color:var(--slate);letter-spacing:.16em;text-transform:uppercase;display:block;margin-bottom:8px}
.form-wrap input,.form-wrap select,.form-wrap textarea{width:100%;padding:13px 14px;border:1px solid var(--rule);font-family:'Public Sans',sans-serif;font-size:14px;color:var(--ink);background:var(--paper);outline:none;box-sizing:border-box;margin-bottom:22px;border-radius:0;-webkit-appearance:none;appearance:none}
.form-wrap input:focus,.form-wrap select:focus,.form-wrap textarea:focus{border-color:var(--ink)}
.form-wrap textarea{resize:vertical}
.form-wrap .submit-btn{width:100%;background:var(--ink);color:var(--paper);border:1px solid var(--ink);padding:17px;font-family:'Public Sans',sans-serif;font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;cursor:pointer;transition:background .25s}
.form-wrap .submit-btn:hover{background:var(--navy)}

/* ---- Footer ---- */
.ftr{background:var(--stone);color:var(--slate);padding:0 40px 40px;border-top:1px solid var(--bronze)}
.ftr::before{content:'';display:block;max-width:1180px;margin:0 auto;border-top:1px solid var(--rule);transform:translateY(3px)}
.ftr-grid{max-width:1180px;margin:0 auto;display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:56px;padding-top:72px}
.ftr h4{font-size:11px;font-weight:600;color:var(--ink);letter-spacing:.2em;text-transform:uppercase;margin-bottom:20px}
.ftr a{display:block;color:var(--slate);font-size:14px;padding:5px 0;text-decoration:none;cursor:pointer;transition:color .25s}
.ftr a:hover{color:var(--bronze)}
.ftr-contact-line{display:flex;align-items:center;gap:10px;margin-top:4px}
.ftr-contact-line svg{flex-shrink:0}
.ftr-bottom{max-width:1180px;margin:56px auto 0;padding-top:26px;border-top:1px solid var(--rule);display:flex;justify-content:space-between;flex-wrap:wrap;gap:16px;font-size:11.5px;color:var(--slate)}

/* ---- Listings feed ---- */
.listing-grid{max-width:1080px;margin:56px auto 0;display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:32px}
.listing-card{border:1px solid var(--rule);background:#fff;text-decoration:none;display:block;transition:border-color .25s}
.listing-card:hover{border-color:var(--bronze)}
.listing-card img{width:100%;height:200px;object-fit:cover;display:block;border-bottom:1px solid var(--rule)}
.listing-card .lc-body{padding:22px 24px 26px}
.listing-card .lc-status{font-size:10px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);margin-bottom:8px}
.listing-card h3{font-family:'Cormorant Garamond',serif;font-size:21px;font-weight:500;color:var(--ink);margin-bottom:6px}
.listing-card .lc-meta{font-size:13px;color:var(--slate);line-height:1.7}
.listing-card .lc-price{font-family:'Cormorant Garamond',serif;font-size:19px;color:var(--ink);margin-top:10px}
.hidden{display:none!important}

.lc-featured{display:inline-block;font-size:9.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--paper);background:var(--ink);padding:3px 8px;margin-bottom:10px}
.lc-office{font-size:11px;color:var(--slate);margin-top:10px;font-style:italic}

/* ---- Listing detail ---- */
.ld-grid{display:grid;grid-template-columns:1fr 340px;gap:56px;align-items:start}
@media(max-width:920px){.ld-grid{grid-template-columns:1fr}}
.ld-side{position:sticky;top:150px}
@media(max-width:920px){.ld-side{position:static}}
.ld-thumbs{display:grid;grid-template-columns:repeat(auto-fill,minmax(90px,1fr));gap:10px;margin-top:12px}
.ld-thumbs img{width:100%;height:64px;object-fit:cover;display:block;border:1px solid var(--rule);cursor:pointer;opacity:.75;transition:opacity .2s,border-color .2s}
.ld-thumbs img:hover{opacity:1}
.ld-thumbs img.active{opacity:1;border-color:var(--bronze)}
.ld-row{display:grid;grid-template-columns:180px 1fr;gap:16px;padding:13px 2px;border-bottom:1px solid var(--rule);font-size:14px}
.ld-row .k{font-weight:600;color:var(--ink);font-size:11px;letter-spacing:.14em;text-transform:uppercase;align-self:center}
.ld-row .v{color:var(--slate)}