:root{--teal:#0b2431;--ivory:#f5f2ec;--gold:#aa8b54;--muted:#546269;--line:#cccac2}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:32px}body{margin:0;color:var(--teal);background:var(--ivory);font:16px/1.65 Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}a:focus-visible{outline:3px solid var(--gold);outline-offset:7px}::selection{background:#d7c6a5;color:var(--teal)}.wrap{width:min(1280px,88%);margin-inline:auto}.header{min-height:132px;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);gap:24px}.brand{display:block;width:455px;max-width:52%}.brand img{display:block;width:100%;height:auto}nav{display:flex;gap:38px;font-size:13px}nav a{padding:12px 0}nav a:hover,.text-link:hover{color:#796137}nav span{margin-left:13px}.hero{padding-top:38px}.hero-top{display:flex;justify-content:space-between;align-items:center}.eyebrow{font-size:11px;letter-spacing:.17em;text-transform:uppercase;font-weight:500;margin:0}.tiny{font-size:11px;color:var(--muted);letter-spacing:.06em}.hero-copy{display:flex;justify-content:space-between;align-items:flex-end;padding:30px 0 52px;gap:40px}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.08;margin:0}h1{font-size:clamp(58px,7.4vw,108px);letter-spacing:-.055em}h1 em{font-weight:400;color:#786746}.hero-aside{width:250px;padding-bottom:7px}.hero-aside p{font-size:15px;line-height:1.8;margin:0 0 26px}.text-link{display:flex;justify-content:space-between;border-bottom:1px solid var(--gold);padding-bottom:10px;font-size:12px}.landscape{margin:0}.landscape img{display:block;width:100%;height:clamp(230px,29vw,390px);object-fit:cover;object-position:50% 20%;filter:none}figcaption{display:flex;justify-content:space-between;padding:12px 0;font-size:10px;color:var(--muted);letter-spacing:.05em}.image-index{text-transform:uppercase;font-size:9px;letter-spacing:.13em}.overview{display:grid;grid-template-columns:1fr 1.65fr;padding-top:100px;padding-bottom:106px;gap:40px}.overview>.eyebrow{padding-top:10px;color:#766343}h2{font-size:clamp(38px,4vw,58px);letter-spacing:-.035em}.overview p:not(.eyebrow){max-width:585px;margin:24px 0 0;font-size:16px;color:var(--muted)}.portfolio{background:var(--teal);color:var(--ivory);padding:75px 0 54px}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;padding-bottom:50px}.section-heading .eyebrow{color:#d0b780;margin-bottom:20px}.section-heading>p{font-size:12px;color:#bec9ca;margin:0 0 5px}.company{border-top:1px solid #4b5c63;display:grid;grid-template-columns:60px 1fr 190px 48px;align-items:center;gap:28px;padding:37px 0 42px;transition:background .2s,padding .2s}.company:last-of-type{border-bottom:1px solid #4b5c63}.company:hover{background:#143340;padding-left:14px;padding-right:14px}.company-number{align-self:start;font-size:11px;color:#c8ad79;padding-top:4px}.company-name>.eyebrow{color:#b8c6ca;font-size:10px;letter-spacing:.12em}.company h3{font-size:clamp(32px,3.7vw,51px);letter-spacing:-.025em;margin-top:15px}.company-action{font-size:12px}.domain{display:block;color:#b4c2c6;font-size:11px;margin-top:7px}.arrow{width:46px;height:46px;border:1px solid #8e815f;border-radius:50%;display:grid;place-items:center;font-size:22px;color:#d0b780}.portfolio-note{color:#b8c6ca;font-size:11px;margin:28px 0 0}footer{padding-top:43px;padding-bottom:26px}.footer-top,.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px}.footer-top{padding-bottom:27px;border-bottom:1px solid var(--line)}.footer-name{font:22px Georgia,serif;margin:0}.footer-top>p:last-child{font-size:10px;letter-spacing:.07em}.footer-top span{margin:0 10px;color:var(--gold)}.footer-bottom{padding-top:22px;font-size:10px;color:var(--muted)}.footer-bottom small{font-size:10px}.skip{position:absolute;left:12px;top:-100px;padding:10px;background:var(--ivory);z-index:10}.skip:focus{top:12px}@media(max-width:760px){.wrap{width:88%}.header{min-height:104px}.brand{width:330px;max-width:65%}nav{gap:0;font-size:11px}nav a:first-child{display:none}nav span{margin-left:5px}.hero{padding-top:27px}.tiny{display:none}.hero-copy{display:block;padding:30px 0 35px}h1{font-size:clamp(51px,10.7vw,78px)}.hero-aside{width:100%;display:flex;justify-content:space-between;gap:20px;align-items:flex-end;margin-top:30px;padding:0}.hero-aside p{font-size:12px;margin:0}.text-link{font-size:11px;gap:15px}.landscape img{height:260px;object-position:57% 38%}.image-index{display:none}.overview{grid-template-columns:1fr;gap:28px;padding:60px 0}.overview p:not(.eyebrow){font-size:15px}.portfolio{padding:50px 0 35px}.section-heading{display:block;padding-bottom:35px}.section-heading>p{margin-top:20px}.company{grid-template-columns:25px 1fr 38px;gap:10px;padding:29px 0}.company h3{font-size:32px}.company-action{grid-column:2;grid-row:2;margin-top:8px}.company-action .domain{display:none}.arrow{grid-column:3;grid-row:1;width:36px;height:36px;font-size:19px}.company:hover{padding-left:5px;padding-right:5px}.footer-top,.footer-bottom{align-items:flex-start;flex-direction:column;gap:13px}.footer-top>p:last-child{margin:0}.footer-name{font-size:21px}footer{padding-top:32px}.footer-bottom{gap:10px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.company{transition:none}}

.strategy{padding-top:100px;padding-bottom:85px}.strategy-intro{display:grid;grid-template-columns:1fr 1.65fr;gap:40px}.strategy-intro>.eyebrow{padding-top:10px;color:#766343}.strategy-intro h2{font-size:clamp(36px,3.8vw,55px)}.strategy-intro p:not(.eyebrow){max-width:600px;color:var(--muted);margin:20px 0 0}.strategy-intro .strategy-lead{font:27px/1.35 Georgia,serif;color:var(--teal);margin-top:28px}.strategy-areas{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:42px;margin-top:58px}.strategy-areas article{border-top:1px solid var(--gold);padding-top:24px}.strategy-areas .eyebrow{color:#766343;font-size:10px}.strategy-areas h3{font-size:29px;line-height:1.2;margin:16px 0}.strategy-areas p{font-size:14px;color:var(--muted);margin:0}.strategy-closing{font:italic 25px/1.45 Georgia,serif;border-bottom:1px solid var(--line);padding-bottom:42px;margin:52px 0 0;max-width:100%}@media(max-width:1000px){nav{gap:22px}}@media(max-width:760px){nav .strategy-nav{display:none}.strategy{padding-top:60px;padding-bottom:30px}.strategy-intro{grid-template-columns:1fr;gap:28px}.strategy-intro h2{font-size:36px}.strategy-intro p:not(.eyebrow){font-size:15px}.strategy-intro .strategy-lead{font-size:25px}.strategy-areas{grid-template-columns:1fr;gap:30px;margin-top:38px}.strategy-areas h3{font-size:28px}.strategy-closing{font-size:23px;margin-top:38px;padding-bottom:30px}}

.strategy-closing a{display:block;width:fit-content;font:12px/1.6 Arial,sans-serif;border-bottom:1px solid var(--gold);padding-bottom:5px;margin-top:20px}.contact{background:#eae6de;padding:75px 0}.contact-layout{display:grid;grid-template-columns:1fr 1.2fr;gap:90px}.contact .eyebrow{color:#766343;margin-bottom:24px}.contact h2{font-size:clamp(38px,4vw,56px)}.contact-layout>div>p:not(.eyebrow){color:var(--muted);font-size:15px;max-width:400px;margin:0 0 25px}.contact-email{font-size:14px;border-bottom:1px solid var(--gold);padding-bottom:8px;overflow-wrap:anywhere}@media(max-width:760px){.contact{padding:50px 0}.contact-layout{grid-template-columns:1fr;gap:40px}}

.contact form{margin-top:32px}.contact label{display:block;font-size:12px;margin-bottom:7px}.contact input,.contact select,.contact textarea{display:block;width:100%;border:1px solid #aaa99f;border-radius:0;background:var(--ivory);color:var(--teal);font:15px/1.5 Arial,sans-serif;padding:12px;margin-bottom:21px;min-height:48px}.contact textarea{resize:vertical}.contact input:focus-visible,.contact select:focus-visible,.contact textarea:focus-visible{outline:2px solid #796137;outline-offset:2px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}.form-note{font-size:11px;color:var(--muted);line-height:1.7}.submit-button{background:var(--teal);color:var(--ivory);border:1px solid var(--teal);padding:15px 22px;font:13px Arial,sans-serif;cursor:pointer}.submit-button:hover{background:#173b4d}.submit-button:focus-visible{outline:3px solid var(--gold);outline-offset:4px}.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}@media(max-width:760px){.form-row{grid-template-columns:1fr;gap:0}}

.image-credit{font-size:9px;letter-spacing:.01em}.image-credit a{text-decoration:underline;text-underline-offset:2px}@media(max-width:760px){figcaption{flex-direction:column;gap:6px}.image-credit{font-size:9px}}

.affiliation{border-top:1px solid var(--line);padding:65px 0 70px;background:#efede6}.affiliation .eyebrow{color:#766343;margin-bottom:25px}.affiliation h2{font-size:clamp(34px,3.5vw,50px)}.affiliation h2 span{font-size:.78em;display:inline-block;margin-top:12px}.affiliation p{max-width:800px;font-size:15px;color:var(--muted)}.affiliation .broker-disclosure{font-size:14px;line-height:1.8}.affiliate-links{display:flex;gap:32px;flex-wrap:wrap;margin:26px 0}.affiliate-links .text-link{gap:30px}.affiliation .broker-office{font-size:12px}.real-estate-routing{font-size:12px;color:var(--muted);margin:0 0 25px}.real-estate-routing a{text-decoration:underline;text-underline-offset:3px}@media(max-width:760px){.affiliation{padding:45px 0}.affiliation h2{font-size:33px}.affiliate-links{gap:20px;flex-direction:column;align-items:flex-start}}

.header{min-height:160px}.brand{display:flex;align-items:center;gap:28px;width:455px;max-width:53%}.brand .header-monogram{width:104px;height:auto;flex:none}.brand .header-wordmark{width:310px;height:auto;min-width:0}@media(max-width:760px){.header{min-height:116px;gap:12px}.brand{width:240px;max-width:68%;gap:15px}.brand .header-monogram{width:54px}.brand .header-wordmark{width:calc(100% - 69px)}}
