:root {
  --ivory: #f5f0e8;
  --paper: #fbf8f2;
  --navy: #10212c;
  --ink: #1d2930;
  --muted: #68655f;
  --bronze: #aa5c38;
  --bronze-dark: #864226;
  --sand: #ddd1c1;
  --line: #d5ccc0;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: "DM Sans", Arial, sans-serif;
  text-rendering: optimizeLegibility;
}
a { color: inherit; text-decoration: none; }
button, input, textarea { font: inherit; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 {
  color: var(--navy);
  font-family: "Instrument Serif", Georgia, serif;
  font-weight: 400;
}

.site-header {
  height: 84px;
  padding: 0 clamp(24px, 3vw, 52px);
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  border-bottom: 1px solid var(--line);
  background: rgba(245, 240, 232, .94);
  position: sticky;
  top: 0;
  z-index: 20;
  backdrop-filter: blur(12px);
}
.brand {
  color: var(--navy);
  font-size: 14px;
  font-weight: 600;
  letter-spacing: .26em;
}
.desktop-nav { display: flex; gap: clamp(28px, 3.5vw, 56px); }
.desktop-nav a { font-size: 13px; position: relative; }
.desktop-nav a::after {
  content: "";
  position: absolute;
  left: 0; right: 100%; bottom: -8px;
  height: 1px;
  background: var(--bronze);
  transition: right .2s ease;
}
.desktop-nav a:hover::after { right: 0; }
.mobile-menu { display: none; }

.hero {
  min-height: calc(100svh - 84px);
  display: grid;
  grid-template-columns: 52% 48%;
  border-bottom: 1px solid var(--line);
}
.hero-copy {
  padding: clamp(56px, 8vh, 110px) clamp(28px, 4.8vw, 74px) 38px;
  display: flex;
  flex-direction: column;
}
.eyebrow {
  margin: 0 0 34px;
  color: var(--bronze);
  text-transform: uppercase;
  letter-spacing: .24em;
  font-weight: 600;
  font-size: 10px;
}
.eyebrow::before {
  content: "";
  display: inline-block;
  width: 38px;
  height: 1px;
  margin: 0 14px 4px 0;
  background: currentColor;
}
h1 {
  margin-bottom: 30px;
  max-width: 760px;
  font-size: clamp(58px, 5.9vw, 94px);
  line-height: .91;
  letter-spacing: -.04em;
}
h1 em, h2 em { color: var(--bronze); font-style: italic; }
.hero-lede {
  max-width: 620px;
  color: #4d5559;
  font-size: clamp(16px, 1.25vw, 18px);
  line-height: 1.7;
}
.trust-line {
  display: flex;
  gap: 28px;
  margin: auto 0 0;
  padding-top: 42px;
  color: #60676b;
  text-transform: uppercase;
  font-size: 9px;
  letter-spacing: .17em;
}
.trust-line span + span::before { content: "•"; color: var(--bronze); margin-right: 28px; }
.hero-image {
  min-height: 640px;
  position: relative;
  background:
    linear-gradient(90deg, rgba(29, 27, 23, .04), rgba(54, 34, 22, .08)),
    url("assets/hero-city.webp") center center / cover no-repeat;
  overflow: hidden;
}
.hero-image::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(18, 30, 38, .16), transparent 32%, rgba(18, 30, 38, .25));
}
.location-label, .asset-tag { position: absolute; z-index: 1; color: white; }
.location-label {
  top: 34px; left: 34px;
  display: grid;
  gap: 5px;
  text-transform: uppercase;
  letter-spacing: .17em;
  font-size: 9px;
}
.location-label b {
  margin-top: 10px;
  padding-top: 12px;
  border-top: 1px solid rgba(255,255,255,.7);
  font-size: 10px;
}
.asset-tag {
  right: 28px; bottom: 28px;
  border: 1px solid rgba(255,255,255,.75);
  padding: 12px 16px;
  text-transform: uppercase;
  letter-spacing: .2em;
  font-size: 9px;
}

.section { padding: clamp(88px, 10vw, 150px) clamp(24px, 6vw, 92px); }
.section h2 {
  font-size: clamp(52px, 5.6vw, 82px);
  line-height: .94;
  letter-spacing: -.035em;
}
.section-intro {
  display: grid;
  grid-template-columns: .8fr 2fr;
  align-items: start;
  padding-bottom: 72px;
  border-bottom: 1px solid var(--line);
}
.section-intro h2 { margin: 0; }
.approach-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.approach-grid article { padding: 38px 42px 0 0; min-height: 310px; }
.approach-grid article + article { border-left: 1px solid var(--line); padding-left: 42px; }
.approach-grid span { color: var(--bronze); font: 400 38px "Instrument Serif", Georgia, serif; }
.approach-grid h3 { margin: 62px 0 18px; color: var(--navy); font-size: 19px; font-weight: 500; }
.approach-grid p { max-width: 360px; color: var(--muted); line-height: 1.75; font-size: 13px; }

.properties { background: var(--navy); color: white; }
.properties h2, .properties h3 { color: white; }
.properties .eyebrow { color: #d98a63; }
.properties-heading {
  display: grid;
  grid-template-columns: 2fr 1fr;
  gap: 60px;
  align-items: end;
  margin-bottom: 58px;
}
.properties-heading h2 { margin: 0; }
.properties-heading > p { max-width: 390px; color: #bdc5c9; line-height: 1.75; }
.property-grid { display: grid; grid-template-columns: 1.15fr .85fr; gap: 24px; align-items: start; }
.property-card { border-top: 1px solid rgba(255,255,255,.25); padding-top: 18px; }
.property-card:nth-child(2) { margin-top: 110px; }
.property-image {
  height: 410px;
  position: relative;
  background-size: cover;
  background-position: center;
  overflow: hidden;
}
.property-card-large .property-image { height: 540px; }
.property-image::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.04), rgba(0,0,0,.28));
}
.property-image.manhattan { background-image: url("assets/manhattan.webp"); }
.property-image.san-francisco { background-image: url("assets/san-francisco.webp"); }
.property-image span {
  position: absolute; z-index: 1; top: 20px; left: 20px;
  background: rgba(247,243,236,.9); color: var(--navy);
  padding: 10px 14px;
  text-transform: uppercase; letter-spacing: .18em; font-size: 9px; font-weight: 600;
}
.property-meta { display: flex; justify-content: space-between; gap: 20px; padding-top: 22px; }
.property-meta > p { color: #aeb8bd; font-size: 10px; line-height: 1.7; text-align: right; }
.property-meta div p { color: #d98a63; text-transform: uppercase; letter-spacing: .16em; font-size: 9px; }
.property-meta h3 { font: 400 clamp(30px, 2.8vw, 44px) "Instrument Serif", Georgia, serif; }
.about {
  display: grid;
  grid-template-columns: minmax(340px, .9fr) minmax(420px, 1.1fr);
  gap: clamp(64px, 9vw, 150px);
  align-items: center;
  background: var(--paper);
}
.about-visual { position: relative; padding: 0 0 34px 34px; }
.about-visual::before {
  content: "";
  position: absolute;
  left: 0;
  bottom: 0;
  width: 55%;
  height: 55%;
  border-left: 1px solid var(--bronze);
  border-bottom: 1px solid var(--bronze);
}
.about-image {
  position: relative;
  z-index: 1;
  min-height: 590px;
  background:
    linear-gradient(180deg, rgba(16,33,44,.04), rgba(16,33,44,.2)),
    url("assets/hero-city.webp") 61% center / cover no-repeat;
  filter: saturate(.78) sepia(.06);
}
.about-caption {
  position: absolute;
  z-index: 2;
  left: 55px;
  right: 22px;
  bottom: 52px;
  display: flex;
  justify-content: space-between;
  color: white;
  text-transform: uppercase;
  letter-spacing: .16em;
  font-size: 8px;
}
.about-copy { max-width: 680px; }
.about-copy h2 { margin-bottom: 42px; }
.about-statement {
  display: grid;
  grid-template-columns: 1.2fr .8fr;
  gap: 38px;
  padding-top: 28px;
  border-top: 1px solid var(--line);
}
.about-statement p { color: var(--muted); line-height: 1.8; font-size: 14px; }
.about-statement p:last-child { font-size: 12px; }
.about-copy > a {
  display: inline-block;
  margin-top: 22px;
  padding-bottom: 6px;
  border-bottom: 1px solid var(--bronze);
  color: var(--navy);
  font-size: 13px;
  font-weight: 500;
}
.about-copy > a span { margin-left: 12px; font-size: 14px; }
.contact-dialog {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 100;
  place-items: center;
  padding: 24px;
  background: rgba(8, 18, 25, .72);
  backdrop-filter: blur(5px);
}
.contact-dialog:target { display: grid; }
.contact-backdrop {
  position: absolute;
  inset: 0;
}
.contact-modal {
  position: relative;
  z-index: 1;
  width: min(1120px, 100%);
  max-height: calc(100vh - 48px);
  overflow-y: auto;
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: clamp(64px, 9vw, 150px);
  padding: clamp(56px, 7vw, 100px);
  background: var(--paper);
  color: var(--ink);
  box-shadow: 0 28px 90px rgba(7, 18, 25, .28);
}
.contact-close {
  position: absolute;
  top: 24px;
  right: 28px;
  padding: 8px 0;
  color: var(--muted);
  text-transform: uppercase;
  letter-spacing: .16em;
  font-size: 9px;
}
.contact-close span {
  margin-left: 9px;
  color: var(--navy);
  font-size: 18px;
  vertical-align: -2px;
}
.contact-intro h2 { margin-bottom: 28px; }
.contact-intro > p:last-child {
  max-width: 420px;
  color: var(--muted);
  font-size: 14px;
  line-height: 1.8;
}
.contact-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px 28px;
}
.form-field { display: grid; gap: 10px; }
.form-field-message { grid-column: 1 / -1; }
.form-field label {
  color: var(--navy);
  text-transform: uppercase;
  letter-spacing: .18em;
  font-size: 9px;
  font-weight: 600;
}
.form-field input,
.form-field textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid var(--line);
  border-radius: 0;
  padding: 12px 0 14px;
  background: transparent;
  color: var(--ink);
  outline: none;
}
.form-field textarea { resize: vertical; }
.form-field input:focus,
.form-field textarea:focus { border-color: var(--bronze); }
.form-actions {
  grid-column: 1 / -1;
  display: flex;
  align-items: center;
  gap: 24px;
}
.form-actions button {
  min-height: 58px;
  border: 0;
  padding: 0 26px;
  background: var(--bronze);
  color: white;
  cursor: pointer;
  font-size: 13px;
  font-weight: 500;
}
.form-actions button span { margin-left: 14px; font-size: 15px; }
.form-actions button:hover { background: var(--bronze-dark); }
.form-actions button:disabled { cursor: wait; opacity: .7; }
.form-status { margin: 0; color: var(--muted); font-size: 12px; }
.form-honeypot {
  position: absolute;
  width: 1px;
  height: 1px;
  margin: -1px;
  padding: 0;
  overflow: hidden;
  clip: rect(0 0 0 0);
  border: 0;
}

footer { padding: 58px clamp(24px, 6vw, 92px) 28px; background: #0d1820; color: white; }
.footer-top { display: grid; grid-template-columns: 1fr 1.3fr auto; gap: 32px; align-items: end; padding-bottom: 50px; }
.footer-top .brand { color: white; }
.footer-top p { margin: 0; color: #9ca7ad; font: 400 27px "Instrument Serif", Georgia, serif; }
.footer-top > a:last-child { font-size: 10px; text-transform: uppercase; letter-spacing: .15em; }
.footer-bottom { display: flex; justify-content: space-between; gap: 40px; padding-top: 24px; border-top: 1px solid #2b373e; color: #7f8a90; font-size: 8px; line-height: 1.6; }
.footer-bottom p:last-child { max-width: 580px; text-align: right; }

@media (max-width: 900px) {
  .site-header { grid-template-columns: 1fr auto; height: 72px; }
  .desktop-nav { display: none; }
  .mobile-menu { display: block; position: relative; justify-self: end; }
  .mobile-menu summary { width: 34px; height: 34px; display: grid; align-content: center; gap: 7px; list-style: none; cursor: pointer; }
  .mobile-menu summary::-webkit-details-marker { display: none; }
  .mobile-menu summary span { display: block; width: 28px; height: 1px; background: var(--navy); transition: transform .2s ease; }
  .mobile-menu[open] summary span:first-child { transform: translateY(4px) rotate(45deg); }
  .mobile-menu[open] summary span:last-child { transform: translateY(-4px) rotate(-45deg); }
  .mobile-menu nav {
    position: fixed; top: 72px; left: 0; right: 0;
    display: grid; padding: 30px; gap: 24px;
    background: var(--ivory); border-bottom: 1px solid var(--line);
    font: 400 30px "Instrument Serif", Georgia, serif;
  }
  .hero { grid-template-columns: 1fr; }
  .hero-copy { min-height: 640px; padding-top: 72px; }
  .hero-image { min-height: 70svh; grid-row: 1; }
  .section-intro, .properties-heading, .about { grid-template-columns: 1fr; }
  .section-intro { gap: 20px; }
  .approach-grid { grid-template-columns: 1fr; }
  .approach-grid article { min-height: auto; padding: 32px 0; }
  .approach-grid article + article { border-left: 0; border-top: 1px solid var(--line); padding-left: 0; }
  .approach-grid h3 { margin-top: 28px; }
  .property-grid { grid-template-columns: 1fr; }
  .property-card:nth-child(2) { margin-top: 46px; }
  .property-image, .property-card-large .property-image { height: 60vw; min-height: 330px; }
  .about { gap: 72px; }
  .contact-modal { grid-template-columns: 1fr; gap: 52px; }
  .about-visual { width: min(82vw, 620px); }
  .about-image { min-height: 68vw; max-height: 660px; }
}

@media (max-width: 560px) {
  .brand { font-size: 11px; letter-spacing: .2em; }
  .hero-copy { min-height: auto; padding-bottom: 46px; }
  .hero-image { min-height: 520px; }
  h1 { font-size: 56px; }
  .trust-line { flex-wrap: wrap; gap: 10px 20px; }
  .trust-line span + span::before { margin-right: 20px; }
  .section { padding: 80px 24px; }
  .section h2 { font-size: 48px; }
  .property-meta { display: block; }
  .property-meta > p { text-align: left; }
  .about-visual { width: 100%; padding: 0 0 22px 22px; }
  .about-image { min-height: 115vw; }
  .about-caption { left: 38px; right: 16px; bottom: 36px; display: grid; gap: 7px; }
  .about-statement { grid-template-columns: 1fr; gap: 8px; }
  .contact-form { grid-template-columns: 1fr; }
  .form-field-message, .form-actions { grid-column: auto; }
  .form-actions { align-items: flex-start; flex-direction: column; }
  .contact-dialog { padding: 12px; }
  .contact-modal { max-height: calc(100vh - 24px); }
  .contact-modal { padding: 72px 24px 38px; }
  .footer-top { grid-template-columns: 1fr; gap: 26px; }
  .footer-bottom { display: block; }
  .footer-bottom p:last-child { text-align: left; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}