:root{--bg:#090909;--panel:#111111;--panel2:#171513;--gold:#d9b56b;--gold2:#f4dca0;--text:#f7f4ed;--muted:#b9b4aa;--line:rgba(217,181,107,.24);--max:1180px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--bg);color:var(--text);font-family:Arial,Helvetica,sans-serif;line-height:1.65}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}.wrap{width:min(var(--max),calc(100% - 40px));margin:auto}.topline{height:3px;background:linear-gradient(90deg,#8f6a2d,var(--gold2),#8f6a2d)}
header{position:sticky;top:0;z-index:20;background:rgba(8,8,8,.94);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}.nav{min-height:88px;display:flex;align-items:center;justify-content:space-between;gap:25px}.brand{display:flex;align-items:center;gap:13px;min-width:210px}.brand img{width:72px;height:65px;object-fit:contain;background:transparent}.brand span{font-size:13px;letter-spacing:2.2px;text-transform:uppercase;line-height:1.35}.brand b{display:block;color:var(--gold2);font-size:18px;letter-spacing:3px}.links{display:flex;gap:22px;align-items:center}.links a{font-size:12px;letter-spacing:1.2px;text-transform:uppercase;color:#ded9cf;transition:.2s}.links a:hover,.links a.active{color:var(--gold2)}.nav-cta,.btn{display:inline-flex;align-items:center;justify-content:center;padding:13px 21px;border:1px solid var(--gold);color:#090909;background:linear-gradient(135deg,var(--gold2),var(--gold));font-weight:700;font-size:12px;letter-spacing:1px;text-transform:uppercase;transition:.2s}.btn:hover,.nav-cta:hover{filter:brightness(1.1);transform:translateY(-1px)}.btn-outline{background:transparent;color:var(--gold2)}.menu-toggle{display:none;border:1px solid var(--line);background:none;color:var(--gold2);padding:9px 12px;font-size:20px}
.hero{position:relative;overflow:hidden;min-height:620px;display:flex;align-items:center;background:radial-gradient(ellipse at 75% 40%,rgba(217,181,107,.15),transparent 35%),linear-gradient(115deg,#090909 0%,#11100e 58%,#17120b 100%)}.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.35),transparent 85%);pointer-events:none}.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:45px;align-items:center;position:relative;z-index:1;padding:80px 0}.eyebrow{color:var(--gold2);font-size:11px;letter-spacing:3px;text-transform:uppercase;font-weight:700}.hero h1{font-family:Georgia,serif;font-weight:400;font-size:clamp(42px,5.6vw,76px);line-height:1.08;letter-spacing:-1.6px;margin:18px 0 22px}.hero h1 em{color:var(--gold2);font-style:normal}.hero p{color:#c9c3b8;max-width:610px;font-size:16px}.actions{display:flex;gap:13px;flex-wrap:wrap;margin-top:30px}.hero-visual{position:relative;width:100%;min-height:400px;overflow:hidden;border:1px solid rgba(217,181,107,.3);box-shadow:0 24px 70px rgba(0,0,0,.45)}.hero-visual img{width:100%;height:440px;object-fit:cover;opacity:.9}.visual-caption{position:absolute;left:0;right:0;bottom:0;padding:28px;background:linear-gradient(0deg,rgba(0,0,0,.88),transparent);display:grid;gap:7px}.visual-caption span{font-size:10px;letter-spacing:3px;color:var(--gold2)}.visual-caption strong{font:26px Georgia,serif;color:#fff}
.section{padding:88px 0}.section.alt{background:#0e0d0b;border-top:1px solid rgba(217,181,107,.09);border-bottom:1px solid rgba(217,181,107,.09)}.section-head{max-width:720px;margin-bottom:38px}.section h2,.page-hero h1{font-family:Georgia,serif;font-size:clamp(32px,4vw,49px);line-height:1.15;font-weight:400;margin:12px 0 17px}.section-head p,.muted{color:var(--muted)}.grid{display:grid;gap:18px}.grid-3{grid-template-columns:repeat(3,1fr)}.grid-2{grid-template-columns:repeat(2,1fr)}.card{padding:27px;background:linear-gradient(145deg,#151310,#0e0d0b);border:1px solid var(--line);min-height:190px;transition:.25s}.card:hover{border-color:rgba(244,220,160,.6);transform:translateY(-3px)}.card .num{color:var(--gold);font-family:Georgia,serif;font-size:25px}.card h3{font-size:17px;margin:13px 0 8px}.card p{font-size:14px;color:var(--muted);margin:0}.split{display:grid;grid-template-columns:1fr 1fr;gap:55px;align-items:center}.feature-panel{padding:35px;border:1px solid var(--line);background:radial-gradient(ellipse at top right,rgba(217,181,107,.1),transparent 55%),#10100e}.feature-panel .big{font:44px Georgia,serif;color:var(--gold2)}.stat-row{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:30px}.stat{border-top:1px solid var(--gold);padding-top:15px}.stat b{display:block;font:30px Georgia,serif;color:var(--gold2)}.stat span{font-size:11px;letter-spacing:1px;color:var(--muted);text-transform:uppercase}
.page-hero{padding:86px 0 72px;background:radial-gradient(ellipse at 85% 15%,rgba(217,181,107,.12),transparent 34%),#0d0c0a;border-bottom:1px solid var(--line)}.page-hero h1{max-width:850px}.page-hero p{max-width:720px;color:var(--muted)}.crumb{color:var(--gold);font-size:11px;letter-spacing:2px;text-transform:uppercase}
.team-placeholder{min-height:300px;border:1px dashed rgba(217,181,107,.55);display:flex;align-items:center;justify-content:center;text-align:center;padding:25px;background:linear-gradient(135deg,#171512,#0c0b09);color:var(--gold2)}.team-placeholder span{display:block;font-size:12px;color:var(--muted);margin-top:6px}.team-card{padding:18px;background:#11100e;border:1px solid var(--line)}.team-card h3{margin:17px 0 2px}.team-card p{margin:0;color:var(--muted);font-size:13px}
.locations{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.location-card{border:1px solid var(--line);padding:28px;background:#11100e}.location-card h3{font:26px Georgia,serif;color:var(--gold2);margin:0 0 12px}.location-card p{color:var(--muted);margin:7px 0}.blank{display:inline-block;min-width:180px;border-bottom:1px solid #82704d;height:20px;vertical-align:bottom}
.contact-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:30px;align-items:start}.contact-box,.form-box{padding:30px;background:#11100e;border:1px solid var(--line)}.contact-box h3{font:25px Georgia,serif;color:var(--gold2)}.contact-item{padding:15px 0;border-bottom:1px solid rgba(217,181,107,.13)}.contact-item small{display:block;color:var(--gold);letter-spacing:1px;text-transform:uppercase}.contact-item p{margin:5px 0;color:#d4cec3}form{display:grid;grid-template-columns:1fr 1fr;gap:16px}label{font-size:12px;color:#d9d1c3;letter-spacing:.5px}input,select,textarea{display:block;width:100%;margin-top:7px;padding:13px 14px;background:#080807;border:1px solid #383127;color:#f8f3e8;font:14px Arial}textarea{min-height:145px;resize:vertical}.full{grid-column:1/-1}form button{cursor:pointer} .notice{font-size:12px;color:var(--muted);margin-top:12px}
footer{border-top:1px solid var(--line);padding:45px 0 25px;background:#070707}.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:35px}.footer-brand{display:flex;align-items:center;gap:15px}.footer-brand img{width:95px}.footer-brand strong{letter-spacing:2px;color:var(--gold2)}footer p,footer a{font-size:13px;color:var(--muted)}footer h4{color:var(--gold2);font-size:12px;letter-spacing:1.5px;text-transform:uppercase}.footer-links{display:grid;gap:7px}.copyright{border-top:1px solid #28231b;margin-top:30px;padding-top:18px;color:#827b70;font-size:11px;display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap}
@media(max-width:900px){.links{gap:12px}.links a{font-size:10px}.nav-cta{display:none}.hero-grid{grid-template-columns:1fr}.hero-logo{max-width:320px}.hero{min-height:auto}.grid-3{grid-template-columns:repeat(2,1fr)}.split{gap:28px}.contact-layout{grid-template-columns:1fr}}
@media(max-width:680px){.wrap{width:min(100% - 28px,var(--max))}.nav{min-height:74px}.brand img{width:54px;height:54px}.brand b{font-size:15px}.brand span{font-size:10px}.menu-toggle{display:block}.links{display:none;position:absolute;top:74px;left:0;right:0;background:#090909;border-bottom:1px solid var(--line);padding:20px;flex-direction:column;align-items:flex-start}.links.open{display:flex}.links a{font-size:12px}.hero-grid{padding:62px 0}.hero h1{font-size:44px}.section{padding:62px 0}.grid-3,.grid-2,.split,.locations,.footer-grid{grid-template-columns:1fr}.stat-row{grid-template-columns:1fr 1fr 1fr}.stat b{font-size:24px}.page-hero{padding:62px 0 48px}form{grid-template-columns:1fr}.full{grid-column:auto}.contact-box,.form-box{padding:22px}}

/* Supplied property photography */
.photo-ribbon{display:grid;grid-template-columns:repeat(3,1fr);height:220px;overflow:hidden;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.photo-ribbon img{width:100%;height:100%;object-fit:cover;filter:brightness(.78);transition:filter .3s,transform .5s}
.photo-ribbon img:hover{filter:brightness(1);transform:scale(1.025)}
.image-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.image-tile{position:relative;min-height:260px;overflow:hidden;border:1px solid var(--line)}
.image-tile img{width:100%;height:300px;object-fit:cover;transition:transform .45s;filter:brightness(.78)}
.image-tile:hover img{transform:scale(1.04);filter:brightness(.95)}
.image-tile span{position:absolute;left:0;right:0;bottom:0;padding:28px 22px 18px;background:linear-gradient(0deg,rgba(0,0,0,.9),transparent);font:26px Georgia,serif;color:var(--gold2)}
.page-photo-banner{height:260px;position:relative;overflow:hidden;border-bottom:1px solid var(--line)}
.page-photo-banner img{width:100%;height:100%;object-fit:cover;object-position:center 48%;filter:brightness(.72)}
.banner-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(7,7,7,.35),transparent 55%,rgba(7,7,7,.18))}
.card-photo{width:calc(100% + 54px);height:190px;object-fit:cover;margin:-27px -27px 22px;max-width:none}
.property-card{padding-top:27px;overflow:hidden}
.about-photo{width:100%;height:390px;object-fit:cover;border:1px solid var(--line)}
.hero-visual{border-radius:2px}
@media(max-width:680px){.photo-ribbon{height:145px}.image-grid{grid-template-columns:1fr}.image-tile img{height:230px}.page-photo-banner{height:180px}.hero-visual{min-height:280px}.hero-visual img{height:300px}.card-photo{height:180px}.about-photo{height:260px}}