@layer properties{@supports (((-webkit-hyphens:none)) and (not (margin-trim:inline))) or ((-moz-orient:inline) and (not (color:rgb(from red r g b)))){*,:before,:after,::backdrop{--tw-blur:initial;--tw-brightness:initial;--tw-contrast:initial;--tw-grayscale:initial;--tw-hue-rotate:initial;--tw-invert:initial;--tw-opacity:initial;--tw-saturate:initial;--tw-sepia:initial;--tw-drop-shadow:initial;--tw-drop-shadow-color:initial;--tw-drop-shadow-alpha:100%;--tw-drop-shadow-size:initial}}}@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.start{inset-inline-start:var(--spacing)}.table{display:table}.filter{filter:var(--tw-blur,) var(--tw-brightness,) var(--tw-contrast,) var(--tw-grayscale,) var(--tw-hue-rotate,) var(--tw-invert,) var(--tw-saturate,) var(--tw-sepia,) var(--tw-drop-shadow,)}}:root{--ink:#16211d;--ink-deep:#0b120f;--cream:#f3f0e8;--paper:#fbfaf6;--moss:#70806f;--sage:#d6dbce;--line:#16211d2e;--white-line:#ffffff47;--accent:#d7a85a}*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--paper)}body{background:var(--paper);color:var(--ink);-webkit-font-smoothing:antialiased;margin:0;font-family:Helvetica Neue,Helvetica,Arial,sans-serif;font-size:16px;line-height:1.5}body,a,button,input,select,textarea{cursor:default}a,button,select{cursor:pointer}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}::selection{background:var(--accent);color:var(--ink-deep)}:focus-visible{outline:2px solid var(--accent);outline-offset:4px}.section-shell{width:min(100% - 64px,1320px);margin-inline:auto}.hero{color:#fff;isolation:isolate;background:var(--ink-deep);height:100svh;min-height:920px;position:relative;overflow:hidden}.hero-image,.hero-shade{position:absolute;inset:0}.hero-image{z-index:-3;background-image:url(/twilight-estate.png);background-position:54%;background-size:cover;animation:14s cubic-bezier(.2,.75,.2,1) both heroZoom}.hero-shade{z-index:-2;background:linear-gradient(90deg,#070e0bd4 0%,#070e0b85 41%,#070e0b1c 75%),linear-gradient(#0000 62%,#070e0ba6 100%),linear-gradient(#070e0b7a 0%,#0000 27%)}.site-header{z-index:5;border-bottom:1px solid var(--white-line);grid-template-columns:1fr auto 1fr;align-items:center;height:100px;animation:.8s .1s both fadeDown;display:grid;position:absolute;top:0;left:32px;right:32px}.brand{letter-spacing:-.02em;align-items:center;gap:14px;width:max-content;display:inline-flex}.brand-mark{border:1px solid;border-radius:50%;place-items:center;width:48px;height:48px;font-family:Georgia,Times New Roman,serif;font-size:16px;font-style:italic;display:grid}.brand strong,.brand small{display:block}.brand strong{letter-spacing:.04em;font-size:15px;font-weight:600}.brand small{letter-spacing:.18em;text-transform:uppercase;opacity:.7;margin-top:2px;font-size:10px}.site-header nav{letter-spacing:.13em;text-transform:uppercase;align-items:center;gap:34px;font-size:12px;display:flex}.site-header nav a{padding:12px 0;position:relative}.site-header nav a:after{content:"";background:currentColor;height:1px;transition:right .3s;position:absolute;bottom:7px;left:0;right:100%}.site-header nav a:hover:after{right:0}.header-cta{letter-spacing:.12em;text-transform:uppercase;border:1px solid #ffffffb3;justify-self:end;align-items:center;gap:30px;padding:13px 18px;font-size:12px;transition:background .25s,color .25s;display:inline-flex}.header-cta:hover{color:var(--ink-deep);background:#fff}.hero-copy{width:min(760px,70vw);position:absolute;top:50%;left:max(32px,50vw - 660px);transform:translateY(-43%)}.eyebrow{letter-spacing:.23em;text-transform:uppercase;margin:0 0 25px;font-size:11px;font-weight:600}.eyebrow.ink{color:var(--moss)}.hero-title,h2{letter-spacing:-.058em;margin:0;font-family:Georgia,Times New Roman,serif;font-weight:400;line-height:.88}.hero-title{flex-direction:column;font-size:clamp(86px,10.3vw,156px);display:flex}.hero-title em,h2 em{color:var(--accent);letter-spacing:-.045em;font-weight:400}.hero-title em{padding-left:.6em}.hero-deck{color:#ffffffd1;max-width:570px;margin:35px 0 0 9px;font-size:clamp(17px,1.4vw,22px);font-weight:350;line-height:1.55}.hero-actions{align-items:center;gap:30px;margin:40px 0 0 9px;display:flex}.button{letter-spacing:.14em;text-transform:uppercase;background:0 0;border:1px solid #0000;justify-content:space-between;align-items:center;min-width:225px;min-height:55px;padding:16px 20px;font-size:11px;font-weight:600;transition:background .25s,color .25s,border .25s;display:inline-flex}.button-light{color:var(--ink-deep);background:var(--cream)}.button-light:hover{color:#fff;background:0 0;border-color:#fff}.button-ink{color:#fff;background:var(--ink-deep)}.button-ink:hover{color:var(--ink-deep);border-color:var(--ink-deep);background:0 0}.text-link{letter-spacing:.13em;text-transform:uppercase;border-bottom:1px solid;align-items:center;gap:20px;padding:8px 0 7px;font-size:11px;font-weight:600;display:inline-flex}.text-link span,.service-action span,.activity-row>span:last-child,.footer-links a span{transition:transform .25s}.text-link:hover span,.service-card:hover .service-action span,.activity-row:hover>span:last-child,.footer-links a:hover span{transform:translate(3px,-3px)}.text-link-light{color:#fff}.hero-proof{border-top:1px solid var(--white-line);grid-template-columns:auto auto;align-items:center;column-gap:15px;width:230px;padding-top:18px;display:grid;position:absolute;bottom:46px;right:42px}.proof-score{grid-row:span 2;font-family:Georgia,Times New Roman,serif;font-size:52px;line-height:1}.stars{color:var(--accent);letter-spacing:.08em;font-size:10px}.hero-proof>span:last-child{color:#ffffffb3;font-size:11px}.scroll-note{color:#ffffffa6;letter-spacing:.17em;text-transform:uppercase;align-items:center;gap:12px;font-size:9px;display:flex;position:absolute;bottom:42px;left:32px}.scroll-note span{transform-origin:0;background:currentColor;width:42px;height:1px;animation:2s ease-in-out infinite scrollPulse}.hero-line{animation:.9s cubic-bezier(.16,1,.3,1) both heroIn}.hero-copy .hero-line:first-child{animation-delay:.3s}.hero-copy .hero-line:nth-child(2){animation-delay:.42s}.hero-copy .hero-line:nth-child(3){animation-delay:.56s}.hero-copy .hero-line:nth-child(4){animation-delay:.68s}.hero-proof.hero-line{animation-delay:.84s}.stat-strip{color:#fff;background:var(--ink);border-top:1px solid #ffffff0f;grid-template-columns:repeat(4,1fr);min-height:170px;display:grid;position:relative}.stat{border-right:1px solid #ffffff21;flex-direction:column;justify-content:center;padding:32px 38px;display:flex}.stat strong{letter-spacing:-.05em;font-family:Georgia,Times New Roman,serif;font-size:clamp(42px,4vw,62px);font-weight:400;line-height:1}.stat span{color:#fff9;letter-spacing:.18em;text-transform:uppercase;margin-top:10px;font-size:9px}.stat-source{color:#ffffff61;letter-spacing:.12em;text-transform:uppercase;font-size:8px;position:absolute;bottom:13px;right:22px}.section-kicker{border-top:1px solid var(--line);border-bottom:1px solid var(--line);letter-spacing:.17em;text-transform:uppercase;align-items:center;gap:25px;padding:24px 0;font-size:10px;display:flex}.section-kicker p{margin:0}.section-kicker span{color:var(--moss)}.section-kicker-light{border-color:var(--white-line)}.section-kicker-light span,.section-kicker-light p{color:#ffffffb3}.manifesto{padding-top:120px;padding-bottom:150px}.manifesto-grid{grid-template-columns:.9fr 1.1fr;align-items:center;gap:clamp(60px,9vw,150px);padding:100px 6vw 0;display:grid}.manifesto-copy{max-width:590px}h2{font-size:clamp(60px,6.2vw,98px)}.large-copy{margin:42px 0 25px;font-family:Georgia,Times New Roman,serif;font-size:clamp(20px,1.75vw,28px);line-height:1.5}.body-copy{color:#5c625f;margin:0 0 38px;font-size:14px;line-height:1.8}.portrait-placeholder{min-height:700px;position:relative}.portrait-image{background:linear-gradient(#0000 60%,#08100c40),url(/arun-home-portrait.jpg) 50% 20%/cover;position:absolute;inset:0 14% 0 0}.portrait-caption{color:#fff;letter-spacing:.15em;text-transform:uppercase;justify-content:space-between;align-items:flex-end;font-size:9px;display:flex;position:absolute;bottom:28px;left:28px;right:calc(14% + 28px)}.portrait-caption span,.portrait-caption small{max-width:150px}.portrait-caption small{text-align:right;line-height:1.7}.portrait-note{color:#fff;background:var(--ink);flex-direction:column;justify-content:flex-end;width:180px;min-height:190px;padding:24px;display:flex;position:absolute;top:48px;right:0}.portrait-note strong{letter-spacing:-.05em;font-family:Georgia,Times New Roman,serif;font-size:70px;font-weight:400;line-height:1}.portrait-note span{color:#ffffffb3;letter-spacing:.15em;text-transform:uppercase;margin-top:10px;font-size:9px}.services{padding-bottom:150px}.services-heading,.activity-intro{grid-template-columns:1.2fr .8fr;align-items:end;gap:80px;padding:95px 6vw 75px;display:grid}.services-heading p,.activity-intro p{color:#626763;max-width:470px;margin:0 0 4px;font-size:15px;line-height:1.8}.service-list{border-top:1px solid var(--line)}.service-card{border-bottom:1px solid var(--line);grid-template-columns:80px 1fr 1.15fr .8fr;align-items:center;gap:30px;min-height:150px;padding:25px 15px;transition:color .35s,background .35s,padding .35s;display:grid}.service-card:hover{color:#fff;background:var(--ink);padding-inline:28px}.service-number{color:var(--moss);font-size:10px}.service-title{letter-spacing:-.035em;font-family:Georgia,Times New Roman,serif;font-size:clamp(25px,2.2vw,34px)}.service-body{color:#676c68;font-size:13px;line-height:1.7}.service-card:hover .service-body,.service-card:hover .service-number{color:#ffffffa8}.service-action{letter-spacing:.12em;text-transform:uppercase;justify-self:end;font-size:9px;font-weight:600}.service-action span{margin-left:16px;display:inline-block}.results{color:#fff;isolation:isolate;min-height:950px;position:relative;overflow:hidden}.results-image,.results-overlay{position:absolute;inset:0}.results-image{z-index:-2;background:url(/aerial-estate.png) 50%/cover}.results-overlay{z-index:-1;background:linear-gradient(90deg,#080f0ced 0%,#080f0cc4 48%,#080f0c4d 100%)}.results-content{padding-top:120px;padding-bottom:120px}.results-grid{grid-template-columns:1fr .85fr;gap:100px;padding:115px 6vw 0;display:grid}.results-copy>p:not(.eyebrow){color:#ffffffb3;max-width:530px;margin:38px 0;font-size:16px;line-height:1.8}.results-ledger{border-top:1px solid var(--white-line)}.results-ledger>div{border-bottom:1px solid var(--white-line);grid-template-columns:1fr 1fr;align-items:end;gap:35px;padding:27px 0;display:grid}.results-ledger strong{letter-spacing:-.05em;font-family:Georgia,Times New Roman,serif;font-size:clamp(32px,3.2vw,52px);font-weight:400;line-height:1}.results-ledger span{color:#ffffff8c;letter-spacing:.12em;text-transform:uppercase;font-size:9px;line-height:1.6}.activity{padding-top:140px;padding-bottom:150px}.activity-grid{border-top:1px solid var(--line)}.activity-row{border-bottom:1px solid var(--line);grid-template-columns:55px .75fr 1.1fr 1.6fr 35px;align-items:center;gap:25px;min-height:132px;transition:background .25s,padding .25s;display:grid}.activity-row:hover{background:var(--cream);padding-inline:18px}.activity-index{color:var(--moss);font-size:9px}.activity-row strong{letter-spacing:-.04em;font-family:Georgia,Times New Roman,serif;font-size:clamp(35px,3.5vw,54px);font-weight:400}.activity-place{font-family:Georgia,Times New Roman,serif;font-size:23px}.activity-detail{color:#686d69;letter-spacing:.09em;text-transform:uppercase;font-size:11px}.about{grid-template-columns:1.03fr .97fr;align-items:center;gap:clamp(70px,9vw,150px);padding-bottom:150px;display:grid}.about-images{min-height:790px;position:relative}.about-image-main{background:url(/arun-market-office.jpg) 28%/cover;position:absolute;inset:0 15% 12% 0}.about-image-small{aspect-ratio:.85;border:14px solid var(--paper);background:url(/front-door.jpg) 50%/cover;width:42%;position:absolute;bottom:0;right:0}.about-label{color:#fff;background:var(--ink);letter-spacing:.15em;text-transform:uppercase;padding:18px;font-size:9px;line-height:1.7;position:absolute;top:35px;right:6%}.about-copy{padding-right:3vw}.credential-grid{border-top:1px solid var(--line);grid-template-columns:repeat(2,1fr);margin:38px 0 42px;display:grid}.credential-grid>div{border-bottom:1px solid var(--line);padding:18px 15px 18px 0}.credential-grid>div:nth-child(odd){border-right:1px solid var(--line)}.credential-grid>div:nth-child(2n){padding-left:20px}.credential-grid span,.credential-grid strong{display:block}.credential-grid span{color:var(--moss);letter-spacing:.15em;text-transform:uppercase;margin-bottom:6px;font-size:8px}.credential-grid strong{font-family:Georgia,Times New Roman,serif;font-size:15px;font-weight:400}.market-band{color:#fff;background:var(--ink);white-space:nowrap;width:100%;padding:29px 0;overflow:hidden}.market-track{width:max-content;animation:34s linear infinite ticker;display:flex}.market-track span{align-items:center;gap:35px;padding-right:35px;font-family:Georgia,Times New Roman,serif;font-size:27px;font-style:italic;display:inline-flex}.market-track i{color:var(--accent);font-size:14px;font-style:normal}.commercial{padding-top:140px;padding-bottom:140px}.commercial-card{color:#fff;isolation:isolate;min-height:730px;position:relative;overflow:hidden}.commercial-image,.commercial-shade{position:absolute;inset:0}.commercial-image{z-index:-2;background:url(/twilight-estate.png) 50% 55%/cover;transition:transform .8s cubic-bezier(.16,1,.3,1)}.commercial-card:hover .commercial-image{transform:scale(1.025)}.commercial-shade{z-index:-1;background:linear-gradient(90deg,#060d0ade,#060d0a33)}.commercial-copy{max-width:750px;position:absolute;bottom:12%;left:8%}.commercial-copy>p:not(.eyebrow){color:#ffffffbf;max-width:550px;margin:35px 0;line-height:1.75}.testimonials{padding-bottom:150px}.testimonial-head{justify-content:space-between;align-items:flex-end;padding:95px 6vw 80px;display:flex}.testimonial-head>div{flex-direction:column;align-items:flex-end;gap:18px;display:flex}.testimonial-score{color:var(--accent);font-family:Georgia,Times New Roman,serif;font-size:22px}.testimonial-grid{border-top:1px solid var(--line);border-bottom:1px solid var(--line);grid-template-columns:repeat(3,1fr);display:grid}.testimonial{border-right:1px solid var(--line);min-height:320px;margin:0;padding:38px}.testimonial:last-child{border-right:0}.testimonial>span,.testimonial>p{color:var(--moss);letter-spacing:.14em;text-transform:uppercase;font-size:8px}.testimonial blockquote{margin:60px 0 45px;font-family:Georgia,Times New Roman,serif;font-size:clamp(22px,2vw,31px);line-height:1.35}.contact{color:var(--ink-deep);background:var(--sage)}.contact-shell{grid-template-columns:1fr .9fr;gap:clamp(80px,11vw,170px);padding-top:130px;padding-bottom:130px;display:grid}.contact-copy>p:not(.eyebrow){color:#4c5650;max-width:550px;margin:40px 0;font-size:16px;line-height:1.8}.direct-contact{border-top:1px solid #0b120f38;max-width:560px;display:grid}.direct-contact a{border-bottom:1px solid #0b120f38;justify-content:space-between;gap:25px;padding:20px 0;display:flex}.direct-contact span{color:#69726d;letter-spacing:.14em;text-transform:uppercase;font-size:8px}.direct-contact strong{font-family:Georgia,Times New Roman,serif;font-size:16px;font-weight:400}.contact-form{background:var(--paper);padding:45px;position:relative}.form-honeypot{opacity:0!important;pointer-events:none!important;width:1px!important;height:1px!important;position:absolute!important;left:-10000px!important;overflow:hidden!important}.contact-form label{margin-bottom:23px;display:block}.contact-form label>span{color:var(--moss);letter-spacing:.15em;text-transform:uppercase;margin-bottom:8px;font-size:8px;font-weight:600;display:block}.contact-form input,.contact-form select,.contact-form textarea{width:100%;color:var(--ink-deep);border:0;border-bottom:1px solid var(--line);background:0 0;border-radius:0;outline:0;padding:13px 0;transition:border-color .2s}.contact-form textarea{resize:vertical}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--ink-deep)}.contact-form .button{width:100%;margin-top:10px}.contact-form .button:disabled{cursor:wait;opacity:.68}.form-status{color:#737a76;text-align:center;min-height:36px;margin:12px 0 0;font-size:10px}.form-status p{margin:0}.form-status a{border-bottom:1px solid}.form-status-success{color:#36583f}.form-status-error{color:#8b332d}footer{color:#fff;background:var(--ink-deep);padding:85px 32px 28px}.footer-top{grid-template-columns:1fr 1fr 1fr;align-items:start;padding-bottom:85px;display:grid}.footer-top>p{color:#ffffff94;margin:0;font-family:Georgia,Times New Roman,serif;font-size:18px;line-height:1.5}.footer-links{justify-self:end;gap:12px;display:grid}.footer-links a{letter-spacing:.12em;text-transform:uppercase;border-bottom:1px solid #ffffff40;justify-content:space-between;gap:45px;min-width:180px;padding-bottom:8px;font-size:10px;display:flex}.footer-bottom{color:#fff6;letter-spacing:.12em;text-transform:uppercase;border-top:1px solid #ffffff29;justify-content:space-between;gap:35px;padding-top:25px;font-size:8px;display:flex}.mobile-contact{display:none}.reveal{opacity:0;transition:opacity .9s,transform .9s cubic-bezier(.16,1,.3,1);transform:translateY(32px)}.reveal.is-visible{opacity:1;transform:translateY(0)}@keyframes heroZoom{0%{transform:scale(1.08)}to{transform:scale(1)}}@keyframes heroIn{0%{opacity:0;transform:translateY(28px)}to{opacity:1;transform:translateY(0)}}@keyframes fadeDown{0%{opacity:0;transform:translateY(-15px)}to{opacity:1;transform:translateY(0)}}@keyframes scrollPulse{0%,to{opacity:.4;transform:scaleX(.25)}50%{opacity:1;transform:scaleX(1)}}@keyframes ticker{to{transform:translate(-50%)}}@media (max-width:1050px){.site-header{grid-template-columns:1fr auto}.site-header nav{display:none}.hero-copy{width:min(820px,100vw - 64px)}.manifesto-grid,.about,.results-grid,.contact-shell{grid-template-columns:1fr}.manifesto-grid{padding-inline:2vw}.manifesto-copy,.about-copy{max-width:760px}.portrait-placeholder{min-height:650px}.results-grid{padding-top:85px}.results-ledger{max-width:700px}.about-images{min-height:720px}.service-card{grid-template-columns:55px 1fr 1fr}.service-action{display:none}.activity-row{grid-template-columns:45px .8fr 1fr 1.4fr 25px}.contact-form{max-width:720px}}@media (max-width:720px){.section-shell{width:min(100% - 36px,1320px)}.hero{min-height:760px}.hero-image{background-position:62%}.hero-shade{background:linear-gradient(90deg,#070e0bdb,#070e0b59),linear-gradient(#0000 52%,#070e0bbf)}.site-header{height:82px;left:18px;right:18px}.brand-mark{width:42px;height:42px}.header-cta{display:none}.hero-copy{width:calc(100vw - 40px);top:47%;left:20px}.hero-title{font-size:clamp(68px,22vw,104px);line-height:.92}.hero-title em{padding-left:.2em}.hero-deck{max-width:93%;margin-top:28px;margin-left:2px;font-size:16px}.hero-actions{flex-direction:column;align-items:stretch;gap:14px;margin-top:30px;margin-left:2px}.button{width:100%}.hero-actions .text-link{width:max-content}.hero-proof{width:190px;bottom:26px;right:18px}.proof-score{font-size:42px}.scroll-note{display:none}.stat-strip{grid-template-columns:repeat(2,1fr)}.stat{border-bottom:1px solid #ffffff21;min-height:130px;padding:24px 22px}.stat strong{font-size:42px}.stat-source{display:none}.manifesto,.activity{padding-top:85px;padding-bottom:95px}.manifesto-grid{gap:65px;padding:65px 0 0}h2{font-size:clamp(52px,16vw,75px)}.portrait-placeholder{min-height:520px}.portrait-image{right:8%}.portrait-note{width:140px;min-height:150px;padding:18px;top:30px}.portrait-note strong{font-size:55px}.portrait-caption{flex-direction:column;align-items:flex-start;gap:5px;bottom:18px;left:18px;right:18%}.portrait-caption small{text-align:left}.services{padding-bottom:95px}.services-heading,.activity-intro{grid-template-columns:1fr;gap:35px;padding:65px 0 50px}.service-card{grid-template-columns:35px 1fr;align-items:start;min-height:0;padding:28px 4px}.service-card:hover{padding-inline:12px}.service-body{grid-column:2}.results{min-height:0}.results-overlay{background:#080f0cd1}.results-content{padding-top:85px;padding-bottom:95px}.results-grid{gap:70px;padding:70px 0 0}.results-ledger>div{grid-template-columns:1fr;gap:10px}.activity-row{grid-template-columns:34px 1fr 25px;gap:12px;padding:24px 0}.activity-row strong,.activity-place,.activity-detail{grid-column:2}.activity-row>span:last-child{grid-area:1/3/span 3}.activity-row strong{font-size:38px}.activity-place{font-size:20px}.about{gap:70px;padding-bottom:95px}.about-images{min-height:560px}.about-image-main{right:8%}.about-image-small{border-width:9px;width:48%}.about-label{right:0}.credential-grid{grid-template-columns:1fr}.credential-grid>div:nth-child(odd){border-right:0}.credential-grid>div:nth-child(2n){padding-left:0}.commercial{width:100%;padding-top:80px;padding-bottom:80px}.commercial-card{min-height:700px}.commercial-copy{bottom:55px;left:24px;right:24px}.testimonial-head{flex-direction:column;align-items:flex-start;gap:45px;padding:65px 0 55px}.testimonial-head>div{align-items:flex-start}.testimonial-grid{grid-template-columns:1fr}.testimonial{border-right:0;border-bottom:1px solid var(--line);min-height:270px;padding:30px 12px}.testimonial:last-child{border-bottom:0}.testimonial blockquote{margin:42px 0 35px}.testimonials{padding-bottom:95px}.contact-shell{gap:65px;padding-top:90px;padding-bottom:90px}.direct-contact a{flex-direction:column;align-items:flex-start;gap:7px}.direct-contact strong{overflow-wrap:anywhere}.contact-form{padding:28px 22px}footer{padding:70px 18px 90px}.footer-top{grid-template-columns:1fr;gap:45px;padding-bottom:60px}.footer-links{justify-self:stretch}.footer-links a{width:100%}.footer-bottom{flex-direction:column;align-items:flex-start}.mobile-contact{z-index:20;color:#fff;background:var(--ink-deep);letter-spacing:.13em;text-transform:uppercase;justify-content:space-between;gap:35px;min-width:170px;padding:15px 17px;font-size:10px;font-weight:600;display:flex;position:fixed;bottom:14px;right:14px;box-shadow:0 10px 35px #00000038}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}.reveal{opacity:1;transform:none}}.listing-page{background:var(--paper);min-height:100vh}.listing-header{border-bottom:1px solid var(--line);background:var(--paper);grid-template-columns:1fr auto 1fr;align-items:center;height:92px;padding:0 32px;display:grid}.listing-header nav{letter-spacing:.14em;text-transform:uppercase;gap:34px;font-size:10px;font-weight:600;display:flex}.listing-header nav a,.listing-header-cta{transition:opacity .2s}.listing-header nav a:hover,.listing-header-cta:hover{opacity:.55}.listing-header-cta{letter-spacing:.12em;text-transform:uppercase;justify-self:end;align-items:center;gap:25px;font-size:10px;font-weight:600;display:flex}.listing-hero{color:#fff;background:var(--ink);grid-template-columns:.92fr 1.08fr;min-height:700px;display:grid;position:relative;overflow:hidden}.listing-hero-copy{z-index:2;flex-direction:column;justify-content:center;padding:90px 7vw 90px max(40px,50vw - 660px);display:flex;position:relative}.listing-hero-copy h1{letter-spacing:-.06em;flex-direction:column;margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(70px,7vw,110px);font-weight:400;line-height:.88;display:flex}.listing-hero-copy h1 em{color:var(--accent);align-self:flex-end;font-weight:400}.listing-hero-copy>p:not(.eyebrow){color:#ffffffad;max-width:560px;margin:45px 0 0;font-size:16px;line-height:1.75}.listing-hero-image{background:linear-gradient(90deg, var(--ink) 0%, transparent 28%), linear-gradient(0deg, #080f0c59, transparent 48%), url(/modern-home.jpg) 56% center / cover;animation:12s cubic-bezier(.2,.75,.2,1) both heroZoom}.listing-hero-card{z-index:3;width:190px;min-height:190px;color:var(--ink-deep);background:var(--cream);flex-direction:column;justify-content:flex-end;padding:24px;display:flex;position:absolute;bottom:42px;right:42px}.listing-hero-card span,.listing-hero-card small{letter-spacing:.15em;text-transform:uppercase;font-size:8px}.listing-hero-card strong{margin:5px 0;font-family:Georgia,Times New Roman,serif;font-size:66px;font-weight:400;line-height:1}.listing-status{border-bottom:1px solid var(--line);letter-spacing:.14em;text-transform:uppercase;justify-content:space-between;gap:30px;padding:20px 32px;font-size:8px;display:flex}.listing-status span,.listing-status a{align-items:center;gap:10px;display:flex}.status-dot{background:#5f956f;border-radius:50%;width:7px;height:7px;box-shadow:0 0 0 4px #5f956f21}.listing-catalog{padding-top:130px;padding-bottom:100px}.listing-catalog-head{justify-content:space-between;align-items:flex-end;gap:50px;padding:0 6vw 80px;display:flex}.listing-filters{border:1px solid var(--line);display:flex}.listing-filters button{border:0;border-right:1px solid var(--line);min-width:120px;color:var(--ink);letter-spacing:.12em;text-transform:uppercase;background:0 0;padding:14px 18px;font-size:9px;font-weight:600}.listing-filters button:last-child{border-right:0}.listing-filters button.is-active{color:#fff;background:var(--ink)}.listing-grid{grid-template-columns:repeat(2,1fr);gap:30px;display:grid}.property-card{border:1px solid var(--line);background:#fff;overflow:hidden}.property-image-wrap{aspect-ratio:1.45;background:var(--cream);display:block;position:relative;overflow:hidden}.property-image-wrap img{object-fit:cover;width:100%;height:100%;transition:transform .8s cubic-bezier(.16,1,.3,1);display:block}.property-card:hover .property-image-wrap img{transform:scale(1.035)}.property-status,.property-type{letter-spacing:.13em;text-transform:uppercase;padding:9px 12px;font-size:8px;font-weight:600;position:absolute;top:18px}.property-status{color:var(--ink-deep);background:var(--cream);left:18px}.property-type{color:#fff;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#080f0cb8;right:18px}.property-body{padding:28px}.property-topline{justify-content:space-between;align-items:flex-start;gap:20px;display:flex}.property-topline strong{letter-spacing:-.04em;font-family:Georgia,Times New Roman,serif;font-size:36px;font-weight:400}.property-topline span,.property-city,.property-note,.property-footer>span{color:#747b77;letter-spacing:.1em;text-transform:uppercase;font-size:9px}.property-card h3{letter-spacing:-.025em;margin:32px 0 0;font-family:Georgia,Times New Roman,serif;font-size:27px;font-weight:400}.property-city{margin:4px 0 22px}.property-facts{border-top:1px solid var(--line);border-bottom:1px solid var(--line);flex-wrap:wrap;gap:10px 22px;padding:16px 0;display:flex}.property-facts span{font-size:10px;position:relative}.property-facts span:not(:last-child):after{content:"·";color:var(--moss);position:absolute;right:-13px}.property-note{margin:20px 0;line-height:1.65}.property-footer{justify-content:space-between;align-items:center;gap:20px;display:flex}.property-footer a{letter-spacing:.11em;text-transform:uppercase;border-bottom:1px solid;align-items:center;gap:15px;padding-bottom:5px;font-size:9px;font-weight:600;display:flex}.listing-disclaimer{color:#787e7a;text-align:center;max-width:850px;margin:35px auto 0;font-size:10px;line-height:1.7}.listing-feed-note{color:#fff;background:var(--ink);padding:120px 0}.listing-feed-grid{grid-template-columns:.4fr 1.15fr .9fr;align-items:center;gap:70px;display:grid}.feed-number{color:#ffffff1a;font-family:Georgia,Times New Roman,serif;font-size:clamp(70px,9vw,130px);font-style:italic}.feed-copy>p{color:#ffffffa6;margin:0 0 28px;font-size:14px;line-height:1.8}.listing-concierge{grid-template-columns:1.05fr .95fr;align-items:stretch;padding-top:140px;padding-bottom:140px;display:grid}.listing-concierge-image{background:url(/vaulted-interior.jpg) 50%/cover;min-height:650px}.listing-concierge-copy{background:var(--cream);flex-direction:column;justify-content:center;padding:75px;display:flex}.listing-concierge-copy>p:not(.eyebrow){color:#626863;margin:38px 0;line-height:1.8}.listing-concierge-copy .button{width:min(100%,300px)}.listing-footer{grid-template-columns:1fr auto 1fr;align-items:center;gap:40px;padding:55px 32px;display:grid}.listing-footer>p{color:#ffffff73;letter-spacing:.12em;text-transform:uppercase;margin:0;font-size:8px}.listing-footer>div{letter-spacing:.11em;text-transform:uppercase;justify-self:end;gap:25px;font-size:9px;display:flex}@media (max-width:980px){.listing-header{grid-template-columns:1fr auto}.listing-header nav{display:none}.listing-hero{grid-template-columns:1fr}.listing-hero-copy{background:linear-gradient(90deg,#080f0ce6,#080f0c59),url(/modern-home.jpg) 50%/cover;min-height:610px}.listing-hero-image{display:none}.listing-grid,.listing-concierge{grid-template-columns:1fr}.listing-feed-grid{grid-template-columns:.35fr 1fr}.feed-copy{grid-column:2}.listing-concierge-copy{padding:65px}}@media (max-width:720px){.listing-header{height:80px;padding:0 18px}.listing-header-cta{font-size:0}.listing-header-cta span{font-size:16px}.listing-hero-copy{min-height:650px;padding:70px 20px}.listing-hero-copy h1{font-size:clamp(65px,19vw,95px)}.listing-hero-card{width:145px;min-height:145px;padding:18px;bottom:20px;right:18px}.listing-hero-card strong{font-size:48px}.listing-status{flex-direction:column;align-items:flex-start;padding:18px}.listing-catalog{padding-top:85px;padding-bottom:80px}.listing-catalog-head{flex-direction:column;align-items:flex-start;padding:0 0 55px}.listing-filters{width:100%}.listing-filters button{flex:1;min-width:0;padding-inline:8px}.listing-grid{gap:20px}.property-image-wrap{aspect-ratio:1.15}.property-body{padding:22px 18px}.property-topline strong{font-size:31px}.property-topline span{text-align:right;max-width:90px}.property-footer{flex-direction:column;align-items:flex-start}.listing-feed-note{padding:85px 0}.listing-feed-grid{grid-template-columns:1fr;gap:40px}.feed-number,.feed-copy{grid-column:1}.feed-number{line-height:.7}.listing-concierge{width:100%;padding-top:80px;padding-bottom:80px}.listing-concierge-image{min-height:430px}.listing-concierge-copy{padding:55px 22px}.listing-footer{grid-template-columns:1fr;align-items:start;padding:55px 18px}.listing-footer>div{justify-self:start}}@property --tw-blur{syntax:"*";inherits:false}@property --tw-brightness{syntax:"*";inherits:false}@property --tw-contrast{syntax:"*";inherits:false}@property --tw-grayscale{syntax:"*";inherits:false}@property --tw-hue-rotate{syntax:"*";inherits:false}@property --tw-invert{syntax:"*";inherits:false}@property --tw-opacity{syntax:"*";inherits:false}@property --tw-saturate{syntax:"*";inherits:false}@property --tw-sepia{syntax:"*";inherits:false}@property --tw-drop-shadow{syntax:"*";inherits:false}@property --tw-drop-shadow-color{syntax:"*";inherits:false}@property --tw-drop-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-drop-shadow-size{syntax:"*";inherits:false}