:root{--onyx:#141010;--cobalt:#2A5E93;--gold:#B9924A;--gold2:#C6A15B;--gold3:#E9CB85;--red:#A83A2E;--amber:#D98232;--cream:#F6F1E7;--cream2:#FBF8F1;--ink:#28211b;--muted:#7c7266}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--cream2);color:var(--ink);font-family:'Poppins',sans-serif;font-weight:300;line-height:1.75;overflow-x:hidden}
h1,h2,h3,.serif{font-family:'Cormorant Garamond',serif;font-weight:300;line-height:1.08;color:var(--onyx)}
h1 em,h2 em,h3 em{font-style:italic;color:var(--gold)}
.wrap{max-width:1240px;margin:0 auto;padding:0 36px}
.narrow{max-width:860px;margin:0 auto}
.eyebrow{font-family:'Poppins',sans-serif;font-weight:400;text-transform:uppercase;letter-spacing:.34em;font-size:.8rem;color:var(--gold)}
.glass{height:3px;width:132px;border-radius:2px;margin:22px 0;background:linear-gradient(90deg,var(--cobalt) 0 25%,var(--gold2) 25% 50%,var(--amber) 50% 75%,var(--red) 75% 100%)}
.glass.c{margin-left:auto;margin-right:auto}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
p{color:var(--muted)}
.lead{font-size:1.08rem;max-width:720px}
.btn{display:inline-block;font-family:'Poppins',sans-serif;font-weight:400;text-transform:uppercase;letter-spacing:.22em;font-size:.68rem;padding:16px 34px;border:1px solid var(--onyx);color:var(--onyx);transition:.35s;background:transparent;cursor:pointer;text-align:center}
.btn:hover{background:var(--onyx);color:var(--cream);transform:translateY(-2px)}
.btn.solid{background:var(--onyx);color:var(--cream)}
.btn.solid:hover{background:var(--gold);border-color:var(--gold);color:#fff}
.btn.light{border-color:var(--cream);color:var(--cream)}
.btn.light:hover{background:var(--cream);color:var(--onyx)}
.btn.gold{border-color:var(--gold);color:var(--gold)}
.btn.gold:hover{background:var(--gold);color:#fff}
.cta{display:flex;gap:14px;flex-wrap:wrap}
.reveal{opacity:0;transform:translateY(34px);transition:opacity .9s ease,transform .9s ease}
.reveal.in{opacity:1;transform:none}
header{position:fixed;top:0;left:0;right:0;z-index:100;transition:padding .4s,box-shadow .4s;padding:14px 0;background:#000;border-bottom:1px solid rgba(198,161,91,.18)}
header.solid{padding:8px 0;box-shadow:0 8px 30px rgba(0,0,0,.45)}
.nav{display:flex;align-items:center;justify-content:space-between}
.logo-img{height:62px;width:auto;display:block;transition:height .4s}
header.solid .logo-img{height:50px}
.links{display:flex;gap:26px;align-items:center}
.links a{font-family:'Poppins',sans-serif;text-transform:uppercase;letter-spacing:.16em;font-size:.66rem;color:var(--cream);opacity:.85;white-space:nowrap}
.links a:hover,.links a.on{color:var(--gold2);opacity:1}
.links .btn{padding:11px 20px;border-color:var(--gold2);color:var(--cream);opacity:1}
.links .btn:hover{background:var(--gold2);border-color:var(--gold2);color:var(--onyx)}
.menu{display:none;font-size:1.5rem;background:none;border:0;color:var(--cream);cursor:pointer}
section{padding:120px 0}
.center{text-align:center}
.tight{padding:80px 0}
.cream{background:var(--cream)}
.dark{background:var(--onyx);color:var(--cream)}
.dark h2,.dark h3{color:var(--cream)}
.dark p{color:#cfc6b5}
.dark .eyebrow{color:var(--gold2)}
/* hero (home) */
.hero{min-height:100vh;display:grid;grid-template-columns:1.04fr .96fr;align-items:stretch}
.hero .txt{display:flex;flex-direction:column;justify-content:center;padding:150px 5.5vw 90px}
.hero .eyebrow{margin-bottom:26px}
.hero h1{font-size:clamp(2.8rem,5.6vw,5.4rem)}
.hero p{max-width:520px;font-size:1.06rem;margin:28px 0 36px}
.hero .frame{position:relative;overflow:hidden;min-height:60vh}
.hero .frame .ph{position:absolute;inset:0;background-size:cover;background-position:center}
.hero .frame::after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 160px rgba(20,16,16,.28)}
/* page hero (inner pages) */
.phero{position:relative;min-height:62vh;display:flex;align-items:flex-end;background:var(--onyx);color:var(--cream);overflow:hidden}
.phero .ph{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.55}
.phero::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(12,9,9,.92) 0%,rgba(12,9,9,.55) 45%,rgba(12,9,9,.25) 100%)}
.phero .wrap{position:relative;z-index:2;padding-top:170px;padding-bottom:70px}
.phero h1{color:#fff;font-size:clamp(2.6rem,5vw,4.6rem);max-width:900px}
.phero h1 em{color:var(--gold3)}
.phero p{color:#e9e2d4;max-width:620px;margin-top:22px;font-size:1.04rem}
.phero .eyebrow{color:var(--gold2)}
/* blocks */
.mission h2{font-size:clamp(2.2rem,4.8vw,3.9rem);max-width:980px;margin:0 auto}
.mission p{max-width:700px;margin:26px auto 0}
h2.sec{font-size:clamp(2.1rem,4.4vw,3.5rem);max-width:820px}
.head{max-width:760px;margin:0 auto 60px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;text-align:left}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:40px}
.cell{border-top:2px solid;border-image:linear-gradient(90deg,var(--cobalt),var(--gold2),var(--amber),var(--red)) 1;padding-top:24px}
.cell .no{font-family:'Cormorant Garamond',serif;font-size:1.4rem;color:var(--gold)}
.cell h3{font-size:1.5rem;margin:6px 0 10px}
.cell p{font-size:.95rem}
.card{background:#fff;border:1px solid rgba(40,33,27,.09);padding:38px;box-shadow:0 24px 60px -40px rgba(20,16,16,.35)}
.card h3{font-size:1.7rem;margin-bottom:10px}
.card p{font-size:.95rem}
.card .btn{margin-top:20px}
.stats{padding:96px 0}
.stats .grid4{text-align:center;gap:30px}
.stat .num{font-family:'Cormorant Garamond',serif;font-size:clamp(2.6rem,5vw,4rem);color:var(--cobalt);line-height:1}
.stat .lbl{text-transform:uppercase;letter-spacing:.18em;font-size:.64rem;color:var(--muted);margin-top:14px}
.split{display:grid;grid-template-columns:1fr 1fr;align-items:stretch;padding:0}
.split .media{min-height:70vh;background-size:cover;background-position:center}
.split .body{display:flex;align-items:center;padding:11vh 6vw;position:relative}
.split h2{font-size:clamp(2.1rem,4.2vw,3.3rem)}
.split p{margin:22px 0 30px;max-width:470px}
.split.rev .media{order:2}
.list{list-style:none;display:grid;gap:14px;margin-top:18px}
.list li{position:relative;padding-left:30px;color:var(--ink);font-size:.98rem}
.list li::before{content:"";position:absolute;left:0;top:.7em;width:14px;height:1px;background:var(--gold)}
.list li small{display:block;color:var(--muted);font-size:.9rem}
.twocol{display:grid;grid-template-columns:1fr 1fr;gap:48px;margin-top:50px}
.twocol .col{background:#fff;padding:40px;border-top:3px solid var(--gold)}
.twocol .col.you{border-top-color:var(--cobalt)}
.twocol h3{font-size:1.8rem;margin-bottom:6px}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:56px}
.step .no{font-family:'Cormorant Garamond',serif;font-size:3rem;color:var(--gold);line-height:1}
.step h3{font-size:1.6rem;margin:10px 0 8px}
.step p{font-size:.95rem}
.homes{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-top:56px}
.home{background:#fff;border:1px solid rgba(40,33,27,.09);overflow:hidden}
.home .ph{aspect-ratio:4/3;background-size:cover;background-position:center}
.home .c{padding:22px 24px 26px}
.home h3{font-size:1.5rem}
.home .where{text-transform:uppercase;letter-spacing:.18em;font-size:.62rem;color:var(--gold);margin:4px 0 10px}
.home p{font-size:.9rem}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;margin-top:56px}
.quote{background:rgba(255,255,255,.04);border:1px solid rgba(198,161,91,.25);padding:34px}
.quote .q{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.45rem;color:var(--cream);line-height:1.35}
.quote .who{margin-top:22px;text-transform:uppercase;letter-spacing:.2em;font-size:.64rem;color:var(--gold2);line-height:1.8}
.testi{background:var(--onyx);color:var(--cream);position:relative}
.testi h3{color:var(--cream)}
.testi::before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:linear-gradient(90deg,var(--cobalt),var(--gold2),var(--amber),var(--red))}
.team{display:grid;grid-template-columns:1fr 1fr;gap:56px;margin-top:56px}
.person{display:grid;grid-template-columns:180px 1fr;gap:30px;align-items:start}
.person img{width:180px;height:180px;object-fit:cover;border-radius:50%;border:3px solid var(--gold2)}
.person h3{font-size:1.9rem}
.person .role{text-transform:uppercase;letter-spacing:.2em;font-size:.64rem;color:var(--gold);margin:4px 0 12px}
.person p{font-size:.95rem}
.faq details{border-bottom:1px solid rgba(40,33,27,.14);padding:18px 0}
.faq summary{cursor:pointer;list-style:none;font-family:'Cormorant Garamond',serif;font-size:1.5rem;color:var(--onyx);display:flex;justify-content:space-between;gap:20px;align-items:center}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--gold);font-size:1.6rem;font-family:'Poppins';font-weight:200}
.faq details[open] summary::after{content:"\2013"}
.faq details p{margin-top:12px;max-width:820px}
.faq h2.g{font-size:2.3rem;margin:70px 0 10px}
.faq h2.g:first-of-type{margin-top:0}
.notice{background:#fff;border-left:3px solid var(--gold);padding:28px 32px;margin-top:40px}
.notice h3{font-size:1.6rem;margin-bottom:8px}
.contact .grid2{gap:72px;align-items:start}
.contact h2{font-size:clamp(2.2rem,4.2vw,3.3rem)}
.contact .info{margin-top:26px;color:var(--muted);line-height:2.3}
.contact .info b{color:var(--gold);font-weight:400;letter-spacing:.05em}
form{display:grid;gap:18px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
input,select,textarea{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(40,33,27,.26);padding:13px 2px;color:var(--ink);font-family:'Poppins',sans-serif;font-weight:300;font-size:.95rem}
input::placeholder,textarea::placeholder{color:#9a8f80}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--gold)}
select{color:#9a8f80}
select.set{color:var(--ink)}
textarea{min-height:90px;resize:vertical}
.msg{display:none;color:var(--cobalt);margin-top:10px;font-family:'Cormorant Garamond',serif;font-size:1.25rem}
.msg a{color:var(--cobalt);text-decoration:underline}
.widget-wrap{background:#fff;border:1px solid rgba(40,33,27,.09);padding:28px;margin-top:40px;min-height:300px}
.dualcta{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:50px}
.pc{position:relative;min-height:460px;display:flex;align-items:flex-end;overflow:hidden}
.pc .ph{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform 1.2s ease}
.pc:hover .ph{transform:scale(1.05)}
.pc::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(12,9,9,.95) 0%,rgba(12,9,9,.75) 40%,rgba(12,9,9,.35) 72%,rgba(12,9,9,.12) 100%);z-index:1}
.pc .c{position:relative;z-index:2;padding:40px;color:var(--cream)}
.pc h3{color:#fff;font-size:2.1rem}
.pc h3 em{color:var(--gold3)}
.pc p{color:#f2ece0;margin:10px 0 20px;max-width:380px;font-size:.95rem}
footer{background:#000;color:#b7ac9b;padding:70px 0 36px;text-align:center}
.logo-vert{height:140px;width:auto;margin:0 auto 18px}
footer .fnav{display:flex;flex-wrap:wrap;justify-content:center;gap:10px 26px;margin:22px 0 10px}
footer .fnav a{text-transform:uppercase;letter-spacing:.16em;font-size:.64rem;color:#b7ac9b}
footer .fnav a:hover{color:var(--gold2)}
footer .fine{color:#6d6558;font-size:.76rem;letter-spacing:.05em;margin-top:16px}
footer .fine a{color:#8a7f6d;border-bottom:1px solid rgba(198,161,91,.3)}
@media(max-width:1080px){.links{gap:18px}.links a{font-size:.6rem;letter-spacing:.12em}}
@media(max-width:920px){
  .links{display:none;position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:flex-start;background:#000;padding:22px 30px;gap:18px;border-bottom:1px solid rgba(198,161,91,.28);box-shadow:0 16px 36px rgba(0,0,0,.55)}
  header.nav-open .links{display:flex}
  .links a{font-size:.7rem;letter-spacing:.16em}
  .menu{display:block}
  .hero{grid-template-columns:1fr}.hero .frame{min-height:50vh;order:-1}.hero .txt{padding:34px 6vw 60px}
  .split,.grid2,.grid3,.grid4,.twocol,.steps,.homes,.quotes,.team,.dualcta,.contact .grid2,.row{grid-template-columns:1fr}
  .split.rev .media{order:0}.split .media{min-height:48vh}
  .person{grid-template-columns:1fr}.person img{width:150px;height:150px}
  section{padding:90px 0}.wrap{padding:0 22px}
  .phero .wrap{padding-top:130px}
}

.hero .eyebrow{font-weight:500;font-size:.95rem;letter-spacing:.3em;color:var(--gold)}
.whogrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:56px}
.whogrid .w{background:#fff;border:1px solid rgba(40,33,27,.09);padding:30px 30px 28px;border-top:3px solid var(--gold)}
.whogrid .w h3{font-size:1.45rem;margin-bottom:8px}
.whogrid .w p{font-size:.92rem}
.ways{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:56px}
.way{position:relative;min-height:420px;display:flex;align-items:flex-end;overflow:hidden}
.way .ph{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform 1.2s ease}
.way:hover .ph{transform:scale(1.05)}
.way::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(12,9,9,.96) 0%,rgba(12,9,9,.9) 45%,rgba(12,9,9,.7) 65%,rgba(12,9,9,.35) 85%,rgba(12,9,9,.15) 100%);z-index:1}
.way .c{position:relative;z-index:2;padding:34px;color:var(--cream)}
.way .no{font-family:'Cormorant Garamond',serif;font-size:1.3rem;color:var(--gold3)}
.way h3{color:#fff;font-size:1.9rem;margin:4px 0 8px}
.way h3 em{color:var(--gold3)}
.way p{color:#f2ece0;font-size:.93rem;margin-bottom:18px}
.table{width:100%;border-collapse:collapse;margin-top:30px;font-size:.93rem}
.table th,.table td{text-align:left;padding:12px 14px;border-bottom:1px solid rgba(40,33,27,.14);vertical-align:top}
.table th{font-family:'Poppins';font-weight:400;text-transform:uppercase;letter-spacing:.16em;font-size:.64rem;color:var(--gold)}
.table td{color:var(--ink)}
.check{list-style:none;display:grid;gap:10px;margin-top:14px}
.check li{position:relative;padding-left:30px;font-size:.95rem;color:var(--ink)}
.check li::before{content:"";position:absolute;left:0;top:.45em;width:14px;height:14px;border:1px solid var(--gold);border-radius:2px}
@media(max-width:920px){.whogrid,.ways{grid-template-columns:1fr}.way{min-height:320px}}