:root{
  --ink:#09090b;--ink-2:#121214;--ink-3:#18181b;--line-dark:#27272a;
  --cream:#faf9f6;--paper:#fff;--zinc-50:#f7f7f6;--zinc-200:#e4e4e7;--zinc-400:#a1a1aa;--zinc-500:#71717a;--zinc-600:#52525b;--zinc-800:#27272a;
  --rose:#b57a66;--rose-300:#d4a390;--rose-100:#f5eae4;--rose-600:#8c5545;--rose-900:#3f1e16;--wine:#4d0218;
  --serif:"Playfair Display",Georgia,"Times New Roman",serif;
  --sans:Inter,ui-sans-serif,system-ui,-apple-system,"Segoe UI",sans-serif;
  --mono:ui-monospace,SFMono-Regular,Menlo,Consolas,monospace;
  --wrap:1200px;--pad:clamp(20px,5vw,48px);
  --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;font-family:var(--sans);font-size:16px;line-height:1.6;color:#27272a;background:var(--paper);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
p{margin:0 0 1em}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.1;margin:0 0 .5em;letter-spacing:-.005em}
h2 em,h1 em{font-style:italic;color:var(--rose)}
:focus-visible{outline:2px solid var(--rose);outline-offset:3px;border-radius:2px}
.wrap{width:min(100% - 2*var(--pad),var(--wrap));margin-inline:auto}
.skip{position:absolute;left:-999px;top:8px;background:var(--rose);color:#fff;padding:10px 14px;z-index:100}
.skip:focus{left:8px}

/* eyebrow */
.eyebrow{font-family:var(--mono);font-size:11px;letter-spacing:.3em;text-transform:uppercase;color:var(--rose);display:flex;align-items:center;gap:14px;margin:0 0 20px}
.eyebrow::before{content:"";width:40px;height:1px;background:var(--rose);flex:none}
.hero .eyebrow{justify-content:center;letter-spacing:.24em;white-space:nowrap}
@media (max-width:480px){.hero .eyebrow{font-size:10px;letter-spacing:.2em}.hero .eyebrow::before,.hero .eyebrow::after{width:22px}}
.hero .eyebrow::after{content:"";width:40px;height:1px;background:var(--rose);flex:none}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font-family:var(--sans);font-weight:600;font-size:12px;letter-spacing:.2em;text-transform:uppercase;padding:16px 32px;border-radius:3px;transition:transform .3s var(--ease),background .3s,box-shadow .3s,border-color .3s;white-space:nowrap}
.btn:hover{transform:translateY(-2px)}
.btn-primary{background:linear-gradient(135deg,var(--rose-300) 0%,var(--rose) 45%,var(--rose-600) 100%);color:#fff;box-shadow:0 14px 34px -12px rgba(63,30,22,.6)}
.btn-primary:hover{box-shadow:0 18px 40px -12px rgba(63,30,22,.75)}
.btn-glass{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.28);color:#fff;backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}
.btn-glass:hover{background:rgba(255,255,255,.16)}
.btn-outline{border:1px solid rgba(181,122,102,.45);color:var(--rose-300)}
.btn-outline:hover{background:rgba(181,122,102,.12)}
.btn-sm{padding:10px 18px;font-size:10px}

/* nav */
.nav{position:fixed;inset:0 0 auto 0;z-index:50;color:#e4e4e7;background:rgba(9,9,11,.55);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid rgba(255,255,255,.06);transition:background .4s,padding .4s}
.nav.scrolled{background:rgba(9,9,11,.88);border-bottom-color:rgba(255,255,255,.1)}
.nav-row{display:flex;align-items:center;justify-content:space-between;gap:16px;height:72px}
.logo img{height:56px;width:auto;border-radius:3px;box-shadow:0 2px 10px rgba(0,0,0,.4)}
.nav-links{display:none;align-items:center;gap:30px}
.nav-links a:not(.btn){font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--zinc-400);position:relative;padding:6px 0;transition:color .3s}
.nav-links a:not(.btn)::after{content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--rose);border-radius:2px;transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.nav-links a:not(.btn):hover,.nav-links a:not(.btn)[aria-current]{color:var(--rose-300)}
.nav-links a:not(.btn):hover::after,.nav-links a:not(.btn)[aria-current]::after{transform:scaleX(1)}
.menu-btn{width:44px;height:44px;margin-right:-10px;border:0;background:none;display:grid;place-content:center;gap:5px;cursor:pointer;padding:0}
.menu-btn span{display:block;width:22px;height:1.5px;background:#e4e4e7;transition:transform .3s var(--ease),opacity .3s}
.menu-btn[aria-expanded="true"] span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.menu-btn[aria-expanded="true"] span:nth-child(2){opacity:0}
.menu-btn[aria-expanded="true"] span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}
.drawer{display:flex;flex-direction:column;gap:4px;padding:8px var(--pad) 24px;border-top:1px solid rgba(255,255,255,.08);background:rgba(9,9,11,.96)}
.drawer[hidden]{display:none}
.drawer a:not(.btn){padding:14px 0;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--zinc-400);border-bottom:1px solid rgba(255,255,255,.06)}
.drawer .btn{margin-top:16px}
@media (min-width:900px){.nav-links{display:flex}.menu-btn,.drawer{display:none}}

/* hero */
.hero{position:relative;min-height:100svh;display:grid;place-items:center;text-align:center;color:#fff;background:var(--ink);overflow:hidden;padding:120px 0 90px;isolation:isolate}
.hero-bg{position:absolute;inset:0;z-index:-2}
.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:center 40%;filter:grayscale(.55) brightness(.62) contrast(1.05);transform:scale(1.06);animation:kenburns 22s var(--ease) forwards}
@keyframes kenburns{to{transform:scale(1)}}
.hero-shade{position:absolute;inset:0;z-index:-1;background:
  radial-gradient(ellipse 70% 60% at 50% 60%,rgba(77,2,24,.26),transparent 70%),
  linear-gradient(180deg,rgba(9,9,11,.72) 0%,rgba(9,9,11,.5) 40%,rgba(9,9,11,.82) 85%,var(--ink) 100%)}
.hero-inner{max-width:900px}
.hero h1{font-size:clamp(2.5rem,7.2vw,5.25rem);font-weight:400;color:#fff;margin:0 0 .45em;text-wrap:balance}
.hero h1 em{color:var(--rose-300)}
.lede{font-size:clamp(1.05rem,1.6vw,1.25rem);line-height:1.65;color:rgba(255,255,255,.78);max-width:680px;margin:0 auto 2.2em;font-weight:300;text-wrap:pretty}
.cta{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;margin:0}
.scroll-cue{position:absolute;left:50%;bottom:26px;transform:translateX(-50%);width:24px;height:40px;border:1px solid rgba(255,255,255,.35);border-radius:14px;display:flex;justify-content:center;padding-top:7px}
.scroll-cue span{width:3px;height:7px;border-radius:2px;background:var(--rose-300);animation:cue 1.8s ease-in-out infinite}
@keyframes cue{0%{transform:translateY(0);opacity:1}70%{transform:translateY(14px);opacity:0}100%{opacity:0}}

/* facts */
.facts{background:var(--cream);border-block:1px solid var(--zinc-200);padding:40px 0}
.facts-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px 20px}
.fact:last-child{grid-column:1/-1;position:relative;padding-top:24px}
.fact:last-child::after{content:"";position:absolute;left:25%;right:25%;top:0;height:1px;background:var(--zinc-200)}
.fact{text-align:center;position:relative}
.fact strong{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(2rem,4.5vw,3.1rem);line-height:1;color:var(--ink);margin-bottom:10px}
.fact span{font-family:var(--mono);font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--zinc-500)}
@media (min-width:760px){.facts{padding:56px 0}.facts-grid{grid-template-columns:repeat(3,1fr);max-width:960px;margin-inline:auto}.fact:last-child{grid-column:auto;padding-top:0}.fact:last-child::after{display:none}.fact+.fact::before{content:"";position:absolute;left:-10px;top:12%;height:76%;width:1px;background:var(--zinc-200)}}

/* sections */
.section{padding:clamp(72px,10vw,128px) 0}
.sec-head{max-width:720px;margin-bottom:clamp(36px,5vw,64px)}
.sec-head h2{font-size:clamp(2.1rem,4.6vw,3.6rem);color:var(--ink);text-wrap:balance}
.sec-lede{font-size:1.08rem;color:var(--zinc-600);max-width:600px;text-wrap:pretty}
.about .sec-lede,.about-text{color:var(--zinc-400)}

/* companies */
.companies{background:var(--paper);position:relative}
.co-grid{display:grid;grid-template-columns:1fr;gap:18px}
.co{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:420px;border-radius:6px;overflow:hidden;background:linear-gradient(160deg,#1c1c1f 0%,var(--ink) 60%,#140608 100%);color:#fff;border:1px solid var(--line-dark);box-shadow:0 20px 50px -30px rgba(0,0,0,.6);transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.co:hover{transform:translateY(-6px);box-shadow:0 30px 60px -28px rgba(63,30,22,.6)}
.co-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:saturate(.75) brightness(.72);transition:transform 1.2s var(--ease),filter .8s}
.co:hover .co-img{transform:scale(1.05);filter:saturate(.9) brightness(.8)}
.co-photo::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(9,9,11,.12) 0%,rgba(9,9,11,.35) 30%,rgba(9,9,11,.86) 58%,rgba(9,9,11,.97) 100%);z-index:1}
.co-icon{position:absolute;inset:0 0 auto 0;height:58%;display:grid;place-items:center;pointer-events:none}
.co-icon svg{width:min(40%,150px);height:auto;color:rgba(212,163,144,.16);transform:translateY(6%);transition:color .6s,transform .8s var(--ease)}
.co:hover .co-icon svg{color:rgba(212,163,144,.3);transform:translateY(0) scale(1.04)}
.co:not(.co-photo)::after{content:"";position:absolute;inset:auto 0 0 0;height:70%;background:linear-gradient(180deg,transparent,rgba(9,9,11,.8));pointer-events:none}
.co-body{position:relative;z-index:2;padding:28px 26px 26px}
.co-photo .co-body{padding-top:64px;background:linear-gradient(180deg,rgba(9,9,11,0) 0%,rgba(9,9,11,.78) 26%,rgba(9,9,11,.9) 100%)}
.co-tag{font-family:var(--mono);font-size:10px;letter-spacing:.3em;text-transform:uppercase;color:var(--rose-300);margin:0 0 10px;display:flex;align-items:center;gap:10px}
.co-tag::before{content:"";width:22px;height:1px;background:var(--rose-300)}
.co h3{font-size:1.75rem;color:#fff;margin:0 0 .4em}
.co-body p:not(.co-tag){color:rgba(255,255,255,.72);font-size:.98rem;margin:0 0 14px;text-wrap:pretty}
.co address{font-style:normal;font-size:.92rem;color:rgba(255,255,255,.72);margin:-4px 0 14px;line-height:1.55}
.co address a{color:var(--rose-300);border-bottom:1px solid rgba(212,163,144,.4)}
.co-links{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.co-links a{display:inline-block;font-size:11px;letter-spacing:.16em;text-transform:uppercase;padding:8px 12px;border:1px solid rgba(212,163,144,.35);border-radius:3px;color:var(--rose-300);transition:background .3s,border-color .3s,color .3s}
.co-links a:hover{background:var(--rose);border-color:var(--rose);color:#fff}
@media (min-width:700px){.co-grid{grid-template-columns:repeat(2,1fr);gap:22px}.co{min-height:460px}}
@media (min-width:1024px){.co-grid{grid-template-columns:repeat(12,1fr)}.co{min-height:500px}.co-photo{grid-column:span 6}.co:not(.co-photo){grid-column:span 3;min-height:500px}.co:not(.co-photo) .co-icon{height:44%}.co-body{padding:32px 30px 30px}}

/* properties */
.properties{background:var(--zinc-50);border-block:1px solid var(--zinc-200)}
.prop{display:grid;grid-template-columns:1fr;background:var(--paper);border:1px solid var(--zinc-200);border-radius:6px;overflow:hidden;box-shadow:0 30px 60px -40px rgba(0,0,0,.35)}
.prop-media{position:relative;aspect-ratio:4/3}
.prop-media img{width:100%;height:100%;object-fit:cover}
.prop-body{padding:28px 26px 30px}
.status{display:inline-flex;align-items:center;gap:8px;font-family:var(--mono);font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--rose-600);background:var(--rose-100);padding:7px 12px;border-radius:999px;margin:0 0 18px}
.dot{width:7px;height:7px;border-radius:50%;background:var(--rose);box-shadow:0 0 0 0 rgba(181,122,102,.5);animation:pulse 2s infinite}
@keyframes pulse{70%{box-shadow:0 0 0 7px rgba(181,122,102,0)}100%{box-shadow:0 0 0 0 rgba(181,122,102,0)}}
.prop h3{font-size:clamp(1.8rem,3vw,2.5rem);color:var(--ink);margin:0 0 .15em}
.prop-loc{color:var(--zinc-500);margin:0 0 1.1em;font-size:.95rem}
.prop-body>p:not(.prop-loc):not(.status){color:var(--zinc-600);text-wrap:pretty}
.prop-specs{display:flex;flex-wrap:wrap;gap:16px 28px;margin:22px 0 24px;padding:18px 0;border-block:1px solid var(--zinc-200)}
.prop-specs div{flex:0 0 auto}
.prop-specs dt{font-family:var(--mono);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--zinc-500);margin-bottom:4px}
.prop-specs dd{margin:0;font-family:var(--serif);font-size:1.15rem;color:var(--ink);white-space:nowrap}
.arrow-link{color:var(--rose-600);font-weight:600;font-size:.95rem;border-bottom:1px solid rgba(140,85,69,.35);transition:border-color .3s,color .3s}
.arrow-link:hover{color:var(--rose-900);border-color:var(--rose-900)}
@media (min-width:860px){.prop{grid-template-columns:1.1fr 1fr}.prop-media{aspect-ratio:auto;min-height:100%}.prop-body{padding:48px 44px}}

/* about */
.about{background:var(--ink);color:#e4e4e7;position:relative;overflow:hidden}
.about::before{content:"";position:absolute;inset:-20% -10% auto auto;width:60vw;height:60vw;max-width:800px;max-height:800px;background:radial-gradient(circle,rgba(77,2,24,.45),transparent 65%);pointer-events:none}
.about .sec-head{margin-bottom:0}
.about h2{color:#fff}
.about-grid{display:grid;grid-template-columns:1fr;gap:28px;position:relative}
.about-text p{font-size:1.1rem;line-height:1.75;color:rgba(255,255,255,.72);text-wrap:pretty}
.about-text p:first-child{font-size:1.25rem;color:#fff}
@media (min-width:900px){.about-grid{grid-template-columns:1fr 1fr;gap:64px;align-items:start}}

/* contact */
.contact{background:var(--cream);border-top:1px solid var(--zinc-200)}
.contact-card{text-align:center;max-width:760px;margin-inline:auto;background:var(--paper);border:1px solid var(--zinc-200);border-radius:6px;padding:clamp(36px,6vw,72px) clamp(22px,5vw,64px);box-shadow:0 30px 70px -45px rgba(0,0,0,.35);position:relative;overflow:hidden}
.contact-card::before{content:"";position:absolute;inset:0 0 auto 0;height:3px;background:linear-gradient(90deg,var(--rose-300),var(--rose),var(--rose-600))}
.contact-card .eyebrow{justify-content:center}
.contact-card .eyebrow::after{content:"";width:40px;height:1px;background:var(--rose)}
.contact-card h2{font-size:clamp(1.9rem,4vw,3rem);color:var(--ink)}
.contact-card p{color:var(--zinc-600);max-width:520px;margin-inline:auto;text-wrap:pretty}
.contact-card .cta{margin-top:28px}

/* footer */
.footer{background:var(--ink);color:var(--zinc-400);padding:64px 0 28px;border-top:1px solid var(--line-dark)}
.foot-grid{display:grid;grid-template-columns:1fr 1fr;gap:36px 24px}
.foot-brand{grid-column:1/-1}
.foot-brand .logo img{height:64px;margin-bottom:18px}
.foot-brand p{max-width:420px;font-size:.95rem;line-height:1.65}
.foot-col{display:flex;flex-direction:column;gap:10px}
.foot-col h4{font-family:var(--mono);font-weight:500;font-size:10px;letter-spacing:.3em;text-transform:uppercase;color:var(--rose-300);margin:0 0 6px}
.foot-col a,.foot-col p{font-size:.92rem;color:var(--zinc-400);margin:0;transition:color .3s}
.foot-col a:hover{color:#fff}
.foot-base{margin-top:48px;padding-top:22px;border-top:1px solid var(--line-dark);font-size:.85rem;color:var(--zinc-500)}
.foot-base p{margin:0}
@media (min-width:860px){.foot-grid{grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px}.foot-brand{grid-column:auto}}

/* interactive upgrades */
.co-more{margin:14px 0 0!important;font-size:.9rem!important;color:var(--rose-300)!important;font-weight:500}
.co-more a{color:var(--rose-300);border-bottom:1px solid rgba(212,163,144,.35)}
.co-more a:hover{color:#fff;border-color:#fff}
@media (hover:hover) and (pointer:fine){
  .co-more{opacity:0;transform:translateY(10px);transition:opacity .45s var(--ease),transform .45s var(--ease)}
  .co:hover .co-more,.co:focus-within .co-more{opacity:1;transform:none}
  .co{transform-style:preserve-3d;will-change:transform}
  .co.tilt{transition:box-shadow .5s var(--ease)}
  .co .spot{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;opacity:0;transition:opacity .5s;background:radial-gradient(420px circle at var(--mx,50%) var(--my,50%),rgba(212,163,144,.18),transparent 60%)}
  .co:hover .spot{opacity:1}
}
.btn{position:relative;overflow:hidden}
.btn::after{content:"";position:absolute;top:0;left:-70%;width:40%;height:100%;background:linear-gradient(100deg,transparent,rgba(255,255,255,.35),transparent);transform:skewX(-20deg);transition:left .7s var(--ease);pointer-events:none}
.btn:hover::after{left:130%}
.btn:active{transform:translateY(0) scale(.98)}
.js .logo-in img{opacity:0;transform:translateY(-6px);animation:logoin .8s var(--ease) .1s forwards}
@keyframes logoin{to{opacity:1;transform:none}}
.hero-bg,.hero-inner{will-change:transform}
.js .hero .h1-word{display:inline-block;opacity:0;transform:translateY(.6em) rotate(2deg);animation:wordin 1s var(--ease) forwards;animation-delay:calc(.25s + var(--w,0)*.07s)}
@keyframes wordin{to{opacity:1;transform:none}}
.js .hero h1.rv{opacity:1;transform:none}
.rv-left.rv{transform:translateX(-26px)}
.rv-right.rv{transform:translateX(26px)}
.js .prop .rv-left,.js .prop .rv-right{opacity:0;transition:opacity 1s var(--ease),transform 1s var(--ease)}
.js .prop .rv-left{transform:translateX(-26px)}.js .prop .rv-right{transform:translateX(26px);transition-delay:.15s}
.js .prop.in .rv-left,.js .prop.in .rv-right{opacity:1;transform:none}
.fact strong{font-variant-numeric:tabular-nums}

/* reveal */
.js .rv{opacity:0;transform:translateY(22px);transition:opacity .9s var(--ease),transform .9s var(--ease);transition-delay:calc(var(--d,0)*.12s)}
.js .rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .js .rv{opacity:1;transform:none;transition:none}
  .hero-bg img,.dot,.scroll-cue span{animation:none}
  .btn,.co,.co-img{transition:none}
  .js .hero .h1-word{opacity:1;transform:none;animation:none}
  .js .logo-in img{opacity:1;transform:none;animation:none}
  .js .prop .rv-left,.js .prop .rv-right,.co-more{opacity:1;transform:none;transition:none}
  .btn::after{display:none}
}

/* 7 companies: rows of 2 photo / 3 / 2 on desktop; last odd card full width on tablet */
@media (min-width:700px) and (max-width:1023px){.co-grid>.co:last-child:nth-child(odd){grid-column:span 2}}
@media (min-width:1024px){.co-grid>.co:not(.co-photo):nth-child(n+3):nth-child(-n+5){grid-column:span 4}.co-grid>.co:not(.co-photo):nth-child(n+6){grid-column:span 6}}