:root{
  --bg:#FFFFFF;
  --panel:#F6F4EE;
  --ink:#1B2230;
  --muted:#5B6270;
  --line:#E3DFD3;
  --gold:#A88433;
  --gold-text:#7D5F1E;
  --font:'Hanken Grotesk',system-ui,-apple-system,'Segoe UI',sans-serif;
  --pad:clamp(1.25rem,5vw,4.5rem);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:5rem}
body{background:var(--bg);color:var(--ink);font-family:var(--font);font-weight:300;font-size:1.0625rem;line-height:1.7;-webkit-font-smoothing:antialiased}
a{color:inherit}
img{max-width:100%;display:block}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.wrap{padding-inline:var(--pad);max-width:80rem;margin-inline:auto}
.sky{display:block;width:100%;height:auto}

/* Header */
header{position:fixed;inset:0 0 auto 0;z-index:20;background:rgba(255,255,255,0);transition:background .3s,border-color .3s;border-bottom:1px solid transparent}
header.solid{background:rgba(255,255,255,.94);border-bottom-color:var(--line);backdrop-filter:blur(8px)}
.bar{display:flex;align-items:center;justify-content:space-between;height:4.5rem}
.logo{font-weight:600;font-size:1.25rem;letter-spacing:.22em;text-decoration:none;color:var(--ink)}
nav ul{display:flex;gap:2.25rem;list-style:none}
nav a{text-decoration:none;font-size:.95rem;font-weight:400;padding-block:.4rem;border-bottom:1px solid transparent;transition:border-color .2s,color .2s}
nav a:hover{color:var(--gold-text);border-color:var(--gold)}
.burger{display:none;background:none;border:1px solid var(--line);color:var(--ink);width:2.75rem;height:2.75rem;font:inherit;cursor:pointer}

/* Hero */
.hero{min-height:100svh;display:flex;flex-direction:column;justify-content:flex-end;position:relative;overflow:hidden;background:linear-gradient(#FFFFFF 55%,var(--panel))}
.hero .wrap{width:100%;padding-top:9rem;padding-bottom:clamp(2rem,6vh,4rem);position:relative;z-index:1}
.hero h1{font-weight:300;line-height:.96;font-size:clamp(3.2rem,9.5vw,8.4rem);letter-spacing:-.035em}
.hero h1 span{display:block}
.hero h1 span:last-child{color:var(--gold)}
.hero p.sub{margin-top:2rem;max-width:34rem;color:var(--muted);font-size:1.15rem}
.hero .photo{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.18}
.hero .skyline{position:relative;z-index:0}
.hero h1 span{opacity:0;transform:translateY(1.2rem);animation:rise .9s cubic-bezier(.2,.7,.2,1) forwards}
.hero h1 span:nth-child(2){animation-delay:.18s}
.hero h1 span:nth-child(3){animation-delay:.36s}
.hero p.sub{opacity:0;animation:rise .9s .6s cubic-bezier(.2,.7,.2,1) forwards}
@keyframes rise{to{opacity:1;transform:none}}

/* Sections */
section{padding-block:clamp(4.5rem,10vw,8rem)}
h2{font-weight:300;font-size:clamp(2.1rem,4.6vw,3.4rem);line-height:1.1;letter-spacing:-.025em;margin-bottom:1.5rem}
.lead{font-size:1.25rem;max-width:44rem}
.muted{color:var(--muted)}

.values{border-block:1px solid var(--line);padding-block:2rem;background:var(--panel)}
.values ul{list-style:none;display:flex;flex-wrap:wrap;justify-content:space-between;gap:.75rem 2rem}
.values li{font-size:clamp(1.15rem,2.4vw,1.6rem);font-weight:300;letter-spacing:-.01em}

.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.5rem,3vw,3rem);margin-top:3.5rem}
.pillar{border-top:2px solid var(--gold);padding-top:1.5rem}
.pillar h3{font-size:1.5rem;font-weight:400;line-height:1.2;letter-spacing:-.015em;margin-bottom:.9rem}
.pillar p{color:var(--muted)}

.city{background:var(--panel);padding:0}
.city.flip{background:var(--bg)}

.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,6rem);margin-top:3rem}
.split h3{font-size:1.35rem;font-weight:500;margin-bottom:1.1rem;color:var(--gold-text)}
.split ul{list-style:none;border-top:1px solid var(--line)}
.split li{padding:.85rem 0;border-bottom:1px solid var(--line)}

.dark{background:var(--panel)}
.portfolio{display:grid;grid-template-columns:repeat(auto-fill,minmax(17rem,1fr));gap:1.5rem;margin-top:3rem}
.co{background:var(--bg);border:1px solid var(--line);padding:2rem;display:flex;flex-direction:column;gap:.9rem;transition:border-color .25s,box-shadow .25s}
.co:hover{border-color:var(--gold);box-shadow:0 10px 30px -18px rgba(27,34,48,.35)}
.co img{height:3rem;width:auto;object-fit:contain;object-position:left}
.co h3{font-size:1.5rem;font-weight:400;letter-spacing:-.015em}
.co p{color:var(--muted);flex:1}
.co a{color:var(--gold-text);text-underline-offset:4px}

.team{display:grid;grid-template-columns:repeat(auto-fill,minmax(12rem,1fr));gap:2rem;margin-top:3rem}
.person img{aspect-ratio:4/5;object-fit:cover;width:100%;filter:grayscale(1);margin-bottom:.9rem}
.person h3{font-size:1.2rem;font-weight:500}
.person p{color:var(--muted);font-size:.95rem}

.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:clamp(2rem,6vw,6rem);margin-top:3rem}
.contact-grid address{font-style:normal;color:var(--muted)}
.contact-grid address strong{color:var(--ink);font-weight:500}
form{display:grid;gap:1.1rem}
label{display:grid;gap:.4rem;font-size:.95rem;color:var(--muted)}
input,textarea{background:var(--bg);border:1px solid var(--line);color:var(--ink);padding:.85rem 1rem;font:inherit;width:100%}
input:focus,textarea:focus{border-color:var(--gold);outline:none}
textarea{min-height:9rem;resize:vertical}
button.send{justify-self:start;background:var(--ink);color:#fff;border:0;padding:.95rem 2.2rem;font:inherit;font-weight:500;cursor:pointer;transition:background .2s}
button.send:hover{background:var(--gold-text)}
.hp{position:absolute;left:-9999px}
.notice{padding:1rem 1.2rem;border:1px solid var(--gold);color:var(--gold-text);background:var(--panel)}
.notice.err{border-color:#B5654A;color:#8A3F27}

footer{border-top:1px solid var(--line);padding-block:3rem;text-align:center;background:var(--panel)}
footer .creed{font-size:1.1rem;font-weight:300;margin-bottom:1rem}
footer small{color:var(--muted);font-size:.85rem;display:block}

@media (max-width:52rem){
  .burger{display:block}
  nav{position:absolute;inset:4.5rem 0 auto 0;background:#fff;border-bottom:1px solid var(--line);display:none}
  nav.open{display:block}
  nav ul{flex-direction:column;gap:0;padding:1rem var(--pad)}
  nav a{display:block;padding:.9rem 0}
  .pillars,.split,.contact-grid{grid-template-columns:1fr}
  .sky{min-height:9rem;object-fit:cover}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .hero h1 span,.hero p.sub{animation:none;opacity:1;transform:none}
}

header{padding-top:env(safe-area-inset-top,0px)}
footer{padding-bottom:calc(3rem + env(safe-area-inset-bottom,0px))}

/* --- v3: ACM-style flow: hero messages > team > portfolio > statements --- */
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.hero .wrap{padding-top:8rem}
.slides{display:grid}
.slide{grid-area:1/1;opacity:0;visibility:hidden;transition:opacity .9s ease,visibility .9s}
.slide.active{opacity:1;visibility:visible}
.hero .msg{font-weight:300;line-height:.98;font-size:clamp(2.8rem,8.4vw,7.4rem);letter-spacing:-.035em}
.hero .msg span{display:block;opacity:1;transform:none;animation:none}
.hero .msg span:last-child{color:var(--gold)}
.hero p.sub{opacity:1;animation:none;margin-top:2rem}
.dots{display:flex;gap:.6rem;margin-top:2rem}
.dots button{width:2.25rem;height:.35rem;border:0;background:var(--line);cursor:pointer;padding:0;position:relative}
.dots button::after{content:"";position:absolute;inset:-.6rem 0}
.dots button[aria-current="true"]{background:var(--gold)}
.hero .photo{opacity:.22}

.statements{margin-top:3.5rem;border-top:1px solid var(--line)}
.stmt{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(1.5rem,5vw,5rem);align-items:start;padding-block:clamp(2rem,4vw,3.25rem);border-bottom:1px solid var(--line)}
.stmt h3{font-weight:300;font-size:clamp(1.9rem,4vw,3rem);line-height:1.08;letter-spacing:-.03em}
.stmt h3::before{content:"";display:block;width:2.5rem;height:2px;background:var(--gold);margin-bottom:1.1rem}
.stmt p{color:var(--muted);padding-top:.4rem}
@media (max-width:52rem){.stmt{grid-template-columns:1fr}.dots{margin-top:1.5rem}}
@media (prefers-reduced-motion:reduce){.slide{transition:none}}

/* --- v4: real estate focus --- */
.re{display:grid;grid-template-columns:minmax(9rem,.6fr) 2fr;gap:clamp(1.5rem,4vw,4rem);align-items:center;background:var(--bg);border:1px solid var(--line);border-top:2px solid var(--gold);padding:clamp(1.75rem,4vw,3rem);margin-top:3rem}
.re .fig{font-size:clamp(4rem,10vw,7.5rem);font-weight:300;line-height:.9;letter-spacing:-.05em;color:var(--gold)}
.re .fig small{display:block;font-size:1rem;letter-spacing:0;color:var(--muted);margin-top:.75rem;line-height:1.4}
.re h3{font-size:1.6rem;font-weight:400;letter-spacing:-.015em;margin-bottom:.7rem}
.re p{color:var(--muted);max-width:38rem}
.subhead{font-size:1.6rem;font-weight:400;letter-spacing:-.015em;margin-top:4rem}
.subhead+.portfolio{margin-top:1.5rem}
@media (max-width:52rem){.re{grid-template-columns:1fr}}

/* --- v5: photos --- */
.hero.has-photo{background:var(--bg)}
.hero.has-photo .photo{opacity:1;background-position:center 35%;z-index:0}
.hero.has-photo::before{content:"";position:absolute;inset:0;z-index:1;
  background:
    linear-gradient(to top,var(--panel) 0,rgba(246,244,238,0) 16%),
    linear-gradient(90deg,rgba(255,255,255,.96) 0%,rgba(255,255,255,.93) 48%,rgba(255,255,255,.74) 72%,rgba(255,255,255,.38) 100%)}
.hero.has-photo .wrap{z-index:2}
.band{height:clamp(15rem,36vw,27rem);background-size:cover;background-position:center 55%;position:relative}
.band::after{content:"";position:absolute;inset:0;background:linear-gradient(rgba(27,34,48,.18),rgba(27,34,48,.32))}
@media (max-width:52rem){
  .hero.has-photo::before{background:linear-gradient(to top,var(--panel) 0,rgba(246,244,238,0) 12%),linear-gradient(rgba(255,255,255,.93),rgba(255,255,255,.88))}
  .hero.has-photo .photo{background-position:62% center}
}

/* --- v6: lighter hero veil, holdings lists, stakes --- */
.hero.has-photo::before{background:
  linear-gradient(to top,var(--panel) 0,rgba(246,244,238,0) 16%),
  linear-gradient(90deg,rgba(255,255,255,.9) 0%,rgba(255,255,255,.74) 36%,rgba(255,255,255,.36) 62%,rgba(255,255,255,.04) 100%)}
.hero.has-photo .msg{font-weight:400;text-shadow:0 0 30px rgba(255,255,255,.9),0 0 5px rgba(255,255,255,.65)}
.hero.has-photo .msg span:last-child{color:var(--gold-text)}
.hero.has-photo .sub{color:var(--ink);text-shadow:0 0 18px rgba(255,255,255,.95),0 0 4px rgba(255,255,255,.7)}
@media (max-width:52rem){
  .hero.has-photo::before{background:linear-gradient(to top,var(--panel) 0,rgba(246,244,238,0) 12%),linear-gradient(rgba(255,255,255,.86),rgba(255,255,255,.76))}
}
.hgroup{margin-top:3.5rem}
.hgroup h3{font-size:1.6rem;font-weight:400;letter-spacing:-.015em;margin-bottom:1.1rem}
.hold-list{list-style:none;display:grid;grid-template-columns:repeat(2,1fr);column-gap:clamp(1.5rem,4vw,4rem);border-top:1px solid var(--line)}
.hold-list li{padding:.95rem 0;border-bottom:1px solid var(--line)}
.hold-list b{font-weight:400;font-size:1.15rem}
.hold-list span{display:block;color:var(--muted);font-size:.95rem}
.hold-list a{color:var(--gold-text);text-underline-offset:4px;font-size:.95rem}
@media (max-width:52rem){.hold-list{grid-template-columns:1fr}}
.stake{font-size:2.6rem;font-weight:300;letter-spacing:-.04em;color:var(--gold-text);line-height:1}
.stake small{display:block;font-size:.85rem;letter-spacing:0;color:var(--muted);margin-top:.35rem;font-weight:300}
.sector{color:var(--muted)}

/* --- v7: multi-page portfolio, logo carousel, tiles --- */
nav a[aria-current="page"]{color:var(--gold-text);border-color:var(--gold)}
.marquee{overflow:hidden;background:var(--bg);border:1px solid var(--line);margin-top:1.5rem;-webkit-mask-image:linear-gradient(90deg,transparent,#000 7%,#000 93%,transparent);mask-image:linear-gradient(90deg,transparent,#000 7%,#000 93%,transparent)}
.track{display:flex;width:max-content;list-style:none;animation:marquee 80s linear infinite}
.marquee:hover .track,.marquee:focus-within .track{animation-play-state:paused}
.track li{flex:none;width:13.5rem;height:6.25rem;display:grid;place-items:center;padding:0 1.5rem}
.track img,.tile img{max-width:100%;max-height:2.75rem;object-fit:contain;filter:grayscale(1);opacity:.8}
.ph{font-weight:500;font-size:1.05rem;line-height:1.25;letter-spacing:-.01em;color:#7B8190;text-align:center}
@keyframes marquee{to{transform:translateX(-50%)}}
.more{margin-top:2.25rem}
.btn{display:inline-block;border:1px solid var(--ink);padding:.85rem 1.8rem;color:var(--ink);text-decoration:none;font-weight:400;transition:background .2s,color .2s}
.btn:hover{background:var(--ink);color:#fff}
.page-banner{position:relative;display:grid;place-items:center;min-height:clamp(13rem,24vw,19rem);padding-top:calc(4.5rem + env(safe-area-inset-top,0px));background-color:var(--ink);background-size:cover;background-position:center 60%}
.page-banner::after{content:"";position:absolute;inset:0;background:linear-gradient(rgba(27,34,48,.5),rgba(27,34,48,.62))}
.page-banner h1{position:relative;z-index:1;color:#fff;font-weight:300;font-size:clamp(2.2rem,5.4vw,3.8rem);letter-spacing:.03em;text-align:center}
.pf-body{padding-block:clamp(3.5rem,8vw,6rem)}
.pf-body .hgroup{margin-top:0}
.pf-body .hgroup+.hgroup{margin-top:4.5rem}
.pf-body .re{margin-top:0;margin-bottom:4.5rem}
.hgroup h2{font-size:clamp(1.5rem,2.8vw,2rem);font-weight:300;letter-spacing:-.02em;margin-bottom:.35rem}
.hgroup .cap{color:var(--muted);margin-bottom:1.5rem}
.hgroup h2+.tiles{margin-top:1.25rem}
.tiles{list-style:none;display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.tile{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.5rem;aspect-ratio:16/9;padding:1rem 1.25rem;border:1px solid rgba(168,132,51,.5);background:var(--bg);text-align:center;text-decoration:none;color:inherit;transition:border-color .25s,box-shadow .25s}
a.tile:hover{border-color:var(--gold);box-shadow:0 12px 30px -20px rgba(27,34,48,.4)}
.tile small{color:var(--muted);font-size:.85rem;line-height:1.35}
.tile .ph{font-size:1.2rem}
.tile img{max-height:3.25rem}
@media (max-width:75rem){.tiles{grid-template-columns:repeat(3,1fr)}}
@media (max-width:52rem){.tiles{grid-template-columns:repeat(2,1fr);gap:1rem}.tile{aspect-ratio:4/3}.tile .ph{font-size:1.05rem}}
@media (prefers-reduced-motion:reduce){.track{animation:none}.marquee{overflow-x:auto;-webkit-mask-image:none;mask-image:none}.track li[aria-hidden="true"]{display:none}}

/* --- v8: real estate split --- */
.re-split{margin-top:1.6rem;max-width:38rem}
.re-bar{display:flex;gap:3px;height:.65rem}
.re-bar span{display:block;height:100%}
.re-legend{list-style:none;display:flex;gap:2.5rem;margin-top:.75rem;flex-wrap:wrap}
.re-legend li{display:flex;align-items:center;gap:.55rem;color:var(--muted);font-size:.95rem}
.re-legend i{width:.7rem;height:.7rem;display:inline-block}
.re-legend b{font-weight:500;color:var(--ink)}

/* --- v9: team initials --- */
.ph-photo{aspect-ratio:4/5;display:grid;place-items:center;background:var(--panel);border:1px solid var(--line);margin-bottom:.9rem;font-size:2.6rem;font-weight:300;letter-spacing:-.02em;color:var(--gold-text)}

/* --- v10: legal footer --- */
footer .legal{color:var(--muted);font-size:.9rem;line-height:1.85}
footer .legal a{color:inherit;text-underline-offset:3px}
footer .legal a:hover{color:var(--gold-text)}
footer small{margin-top:.9rem}

/* --- v11: large screens (everything is in rem, so scaling the root scales the whole layout) --- */
.logo{font-size:1.4rem}
nav a{font-size:1.02rem}
@media (min-width:1600px){html{font-size:17.5px}}
@media (min-width:1920px){html{font-size:20px}}
@media (min-width:2400px){html{font-size:23px}}
@media (min-width:3200px){html{font-size:31px}}

/* header legibility over the hero photo */
header{background:linear-gradient(rgba(255,255,255,.92) 0,rgba(255,255,255,.78) 55%,rgba(255,255,255,0) 100%)}
.logo,nav a{text-shadow:0 0 12px rgba(255,255,255,.9)}
header{background-origin:border-box}
header.solid{background:rgba(255,255,255,.94)}

/* holdings: up to 4 cards in one row on desktop */
#holdings .portfolio{grid-template-columns:repeat(auto-fit,minmax(15rem,1fr))}

/* mobile hero: photo visible at the top, veil only behind the text (anchored to the bottom, follows the text height) */
@media (max-width:52rem){
  .hero.has-photo::before{background:
    linear-gradient(to top,var(--panel) 0,rgba(246,244,238,0) 3rem),
    linear-gradient(to bottom,rgba(255,255,255,.65) 0,rgba(255,255,255,0) 8rem),
    linear-gradient(to top,rgba(255,255,255,.92) 0,rgba(255,255,255,.86) 27rem,rgba(255,255,255,.5) 32rem,rgba(255,255,255,0) 38rem)}
  .hero.has-photo .photo{background-position:42% center}
}