:root{--ink:#0d0d0d;--ink2:#1a1a1a;--gold:#b08d2c;--gold2:#c9a646;--cream:#f6f3ed;--paper:#fff;--stone:#6d6a64;--line:rgba(0,0,0,.12);--serif:"Cormorant Garamond",Georgia,serif;--sans:"DM Sans",system-ui,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:.06em;line-height:1.1;margin:0}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}
.eyebrow{font-size:12px;letter-spacing:.28em;text-transform:uppercase;color:var(--gold)}
.title{font-size:clamp(34px,5vw,58px);text-transform:uppercase}
.lead{color:var(--stone);font-size:17px;max-width:640px}
.btn{display:inline-block;padding:14px 30px;font:500 12px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;text-decoration:none;border:1px solid var(--gold);background:var(--gold);color:#fff;cursor:pointer;transition:.25s}
.btn:hover{background:var(--ink);border-color:var(--ink)}
.btn.ghost{background:transparent;color:inherit;border-color:currentColor}.btn.ghost:hover{background:var(--gold);border-color:var(--gold);color:#fff}
section{padding:96px 0}.dark{background:var(--ink);color:#fff}.dark .lead{color:#bdb8ae}.cream{background:var(--cream)}

/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:50;transition:.3s;color:#fff}
.hdr.solid,.hdr.always{background:rgba(13,13,13,.96);box-shadow:0 1px 0 rgba(255,255,255,.06)}
.hdr .wrap{display:flex;align-items:center;gap:28px;height:96px;max-width:1360px}
.logo{display:flex;flex-direction:column;align-items:center;text-decoration:none;gap:4px}
.logo svg{width:54px;height:54px}.logo small{font-size:7.5px;letter-spacing:.32em;line-height:1.5;text-align:center}
.nav{margin-left:auto;display:flex;gap:26px;align-items:center}
.nav a{font-size:12px;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;opacity:.92}.nav a:hover,.nav a.on{color:var(--gold2)}
.nav .ph{letter-spacing:.06em;white-space:nowrap}
.burger{width:46px;height:46px;border-radius:50%;border:0;background:rgba(255,255,255,.85);display:grid;place-items:center;cursor:pointer;flex:none}
.burger i{display:block;width:16px;height:1.5px;background:var(--ink);box-shadow:0 5px 0 var(--ink)}
.overlay{position:fixed;inset:0;z-index:60;background:var(--ink);color:#fff;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:18px;opacity:0;pointer-events:none;transition:.35s}
.overlay.open{opacity:1;pointer-events:auto}
.overlay a{font-family:var(--serif);font-size:clamp(28px,4vw,44px);text-decoration:none;letter-spacing:.08em;text-transform:uppercase}.overlay a:hover{color:var(--gold2)}
.overlay .x{position:absolute;top:28px;right:28px;background:none;border:0;color:#fff;font-size:34px;cursor:pointer}
.overlay p{margin-top:18px;color:#aaa;font-size:14px;letter-spacing:.1em}

/* hero */
.hero{position:relative;min-height:100vh;display:grid;place-items:center;text-align:center;color:#fff;overflow:hidden;padding:120px 0 80px}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transition:opacity 2s ease}
.hero .bg.on{opacity:1;animation:kb 9s ease-out forwards}@keyframes kb{from{transform:scale(1.1)}to{transform:scale(1)}}@media (prefers-reduced-motion:reduce){.hero .bg.on{animation:none}}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(rgba(0,0,0,.45),rgba(0,0,0,.35) 50%,rgba(0,0,0,.6))}
.hero .in{position:relative;z-index:2;width:100%}
.hero h1{font-size:clamp(38px,6.4vw,82px);letter-spacing:.07em;text-transform:uppercase}
.hero .sub{margin:16px 0 40px;font-size:clamp(14px,1.6vw,18px);letter-spacing:.14em}
.search{max-width:640px;margin:0 auto;text-align:left}
.tabs{display:flex}.tabs button{border:0;padding:11px 26px;font:500 14px var(--sans);cursor:pointer;background:rgba(255,255,255,.92);color:var(--ink)}
.tabs button[aria-selected=false]{background:var(--gold);color:#fff}
.srow{display:flex;gap:10px}.srow label{flex:1;display:flex;align-items:center;gap:10px;background:#fff;padding:0 16px}
.srow input{border:0;outline:0;font:15px var(--sans);width:100%;padding:16px 0;color:var(--ink)}
.srow svg{width:18px;height:18px;flex:none;opacity:.5}
.srow .btn{background:transparent;border-color:#fff}.srow .btn:hover{background:var(--gold);border-color:var(--gold)}
.page-hero{min-height:58vh}

/* layouts */
.split{display:grid;grid-template-columns:1fr 1.1fr;gap:72px;align-items:center}
.split .ph{aspect-ratio:4/5;background-size:cover;background-position:center top}
.split h2{font-size:clamp(34px,4.4vw,52px);text-transform:uppercase}
.roles{margin:10px 0 22px;font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.split p{color:var(--stone)}.dark .split p{color:#c9c4ba}
.actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.center{text-align:center}.center .lead{margin:18px auto 0}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:56px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:56px}
.card{background:#fff;padding:44px 38px;border:1px solid var(--line)}
.card h3{font-size:30px;margin:10px 0 14px}.card p{color:var(--stone);margin:0}
.tile{position:relative;aspect-ratio:4/5;overflow:hidden;color:#fff;text-decoration:none;display:flex;align-items:flex-end;padding:30px}
.tile .bgi{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .8s}
.tile:hover .bgi{transform:scale(1.06)}
.tile:after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 40%,rgba(0,0,0,.75))}
.tile div{position:relative;z-index:1}.tile h3{font-size:30px;text-transform:uppercase}.tile span{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold2)}
.band{position:relative;padding:150px 0;color:#fff;text-align:center;background-size:cover;background-position:center;background-attachment:fixed}
.band:before{content:"";position:absolute;inset:0;background:rgba(0,0,0,.5)}.band>*{position:relative}
.band h2{font-size:clamp(36px,5vw,64px);text-transform:uppercase;letter-spacing:.1em}
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;margin-top:56px;background:rgba(255,255,255,.08)}
.hood{background:var(--ink);padding:46px 34px;text-decoration:none;transition:.3s}
.hood:hover{background:#17140c}.hood h3{font-size:32px;text-transform:uppercase}.hood p{color:#a9a49a;margin:12px 0 0;font-size:15px}
.hood span{display:inline-block;margin-top:20px;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold2)}
.list{list-style:none;padding:0;margin:22px 0 0}.list li{padding:10px 0 10px 26px;border-bottom:1px solid var(--line);position:relative;color:var(--stone)}
.list li:before{content:"";position:absolute;left:0;top:20px;width:12px;height:1px;background:var(--gold)}
.stats{display:flex;gap:48px;flex-wrap:wrap;margin-top:34px}.stats b{display:block;font:400 40px var(--serif);color:var(--gold)}.stats small{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--stone)}

/* forms */
.formwrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:start;margin-top:52px}
.formwrap .ph{aspect-ratio:4/5;background-size:cover;background-position:center top}
.wf{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px}
.wf .f{display:flex;flex-direction:column;gap:6px;grid-column:span 2}.wf .f.half{grid-column:span 1}
.wf label{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--stone)}
.wf input,.wf select,.wf textarea{font:15px var(--sans);padding:14px 2px;border:0;border-bottom:1px solid #bdb7ab;background:transparent;color:var(--ink);outline:0;border-radius:0}
.wf textarea{min-height:120px;resize:vertical}.wf input:focus,.wf select:focus,.wf textarea:focus{border-color:var(--gold)}
.wf .err{color:#a1281f;font-size:13px;min-height:0}.wf [aria-invalid=true]{border-color:#a1281f}
.wf .formerr{grid-column:span 2;color:#a1281f;font-size:14px}
.wf .btn{grid-column:span 2;justify-self:start;margin-top:10px}.wf .btn[disabled]{opacity:.6;cursor:wait}
.thanks{padding:46px;border:1px solid var(--gold);text-align:center}.thanks h3{font-size:34px;margin-bottom:12px}
.skel{height:340px;background:linear-gradient(90deg,#f1eee8,#faf8f4,#f1eee8);background-size:200% 100%;animation:sk 1.4s infinite}@keyframes sk{to{background-position:-200% 0}}
.dark .wf input,.dark .wf select,.dark .wf textarea{color:#fff;border-color:#555}.dark .wf select option{color:var(--ink)}.dark .wf label{color:#aaa}

/* footer */
.ftr{background:#080808;color:#bdb8ae;padding:80px 0 34px;font-size:14px}
.ftr .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:40px}
.ftr h4{font:500 11px var(--sans);letter-spacing:.26em;text-transform:uppercase;color:#fff;margin:0 0 18px}
.ftr a{text-decoration:none;display:block;padding:3px 0}.ftr a:hover{color:var(--gold2)}
.ftr .logo{align-items:flex-start;color:#fff}.ftr .legal{margin-top:56px;padding-top:26px;border-top:1px solid #222;font-size:12px;line-height:1.8;display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
.eho{display:inline-flex;align-items:center;gap:8px}

@media (max-width:1080px){.nav a:not(.ph){display:none}}
@media (max-width:900px){section{padding:72px 0}.split,.formwrap{grid-template-columns:1fr;gap:40px}.grid3,.hoods{grid-template-columns:1fr 1fr}.ftr .cols{grid-template-columns:1fr 1fr}.band{background-attachment:scroll}}
@media (max-width:620px){.wrap{padding:0 16px}.hdr .wrap{height:78px}.logo svg{width:44px;height:44px}.nav .ph{display:none}.grid2,.grid3,.hoods{grid-template-columns:1fr}.srow{flex-direction:column}.wf{grid-template-columns:1fr}.wf .f.half{grid-column:span 2}.ftr .cols{grid-template-columns:1fr}.stats{gap:28px}.card{padding:34px 26px}}
.ftr .wordmark{display:block;width:210px;max-width:100%;height:auto}
.tabs button+button{border-left:1px solid rgba(255,255,255,.25)}

/* client portal */
.portal-wrap{padding:150px 0 96px;background:var(--cream);min-height:80vh}
.pcard{background:#fff;border:1px solid var(--line);padding:44px 40px;max-width:560px;margin:0 auto}
.pcard h2{font-size:clamp(30px,4vw,42px);text-transform:uppercase;margin:6px 0 10px}.pcard .lead{margin:0 0 24px}
.ptabs{display:flex;margin-bottom:26px;border-bottom:1px solid var(--line)}.ptabs button{flex:1;background:none;border:0;padding:12px;font:500 12px var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--stone);cursor:pointer;border-bottom:2px solid transparent}
.ptabs button[aria-selected=true]{color:var(--ink);border-color:var(--gold)}
.pform{display:grid;gap:16px}.pform label,.addform label,.nlabel{display:flex;flex-direction:column;gap:6px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--stone)}
.pform input,.addform input,.addform textarea,.home textarea,.home select{font:15px var(--sans);padding:12px 2px;border:0;border-bottom:1px solid #bdb7ab;background:transparent;color:var(--ink);outline:0;border-radius:0;letter-spacing:0;text-transform:none}
.addform textarea,.home textarea{border:1px solid #d9d3c7;padding:10px;resize:vertical}
.pform input:focus,.addform input:focus,.addform textarea:focus,.home textarea:focus{border-color:var(--gold)}
.prow{display:grid;grid-template-columns:1fr 1fr;gap:16px}.perr{color:#a1281f;font-size:14px;margin:0}.psmall{font-size:14px;color:var(--stone);margin:18px 0 0}
.pform .btn,.addform .btn{justify-self:start}
.phead{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:36px}.phead h2{font-size:clamp(34px,4.6vw,54px);text-transform:uppercase;margin:6px 0 8px}
.addform{max-width:none;display:grid;gap:16px;margin:0 0 36px}.addform h3{font-size:26px;text-transform:uppercase}
.homes{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}.homes .skel{grid-column:span 2}
.home{background:#fff;border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;gap:14px}
.home-top{display:flex;justify-content:space-between;gap:14px;align-items:flex-start}.home h3{font-size:24px;line-height:1.2}.home .price{margin:4px 0 0;color:var(--gold);font-weight:500}
.home select{border:1px solid #d9d3c7;padding:8px;font-size:13px;flex:none}.home a{color:var(--gold);font-size:14px;text-decoration:none}
.home-actions{display:flex;align-items:center;gap:16px}.btn.small{padding:10px 18px;font-size:11px}.linkbtn{background:none;border:0;color:var(--stone);font:14px var(--sans);text-decoration:underline;cursor:pointer}.saved{font-size:13px;color:var(--stone)}
.empty{grid-column:span 2;text-align:center;color:var(--stone);padding:40px;border:1px dashed #cfc8bb}
.pcta{margin-top:48px;text-align:center}.pcta p{font-family:var(--serif);font-size:26px;margin:0 0 16px}
@media (max-width:760px){.homes{grid-template-columns:1fr}.homes .skel,.empty{grid-column:span 1}.prow{grid-template-columns:1fr}.pcard{padding:32px 22px}.portal-wrap{padding-top:120px}}
.logo img{height:104px;width:auto;display:block}.hdr .wrap{height:124px}@media (max-width:620px){.logo img{height:78px}.hdr .wrap{height:96px}}
.fin{display:flex;justify-content:space-between;align-items:center;gap:40px;flex-wrap:wrap}.fin>div:first-child{max-width:680px}.fin .lead{margin:18px 0 0}.fin-cta{display:flex;flex-direction:column;gap:14px;align-items:flex-start}.fin-cta small{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#9a958c}.pcta .btn+.btn{margin-left:12px}@media (max-width:620px){.pcta .btn+.btn{margin:12px 0 0}}
.ftr .family{margin-top:48px;padding-top:26px;border-top:1px solid #222}.ftr .family>div{display:flex;flex-wrap:wrap;gap:10px 56px}.ftr .family a span{display:block;font-size:12px;color:#8d887f;letter-spacing:.02em}
.ftr .legal a{display:inline;padding:0}
.cons-hero .bg{background:radial-gradient(ellipse at 50% 35%,rgba(176,141,44,.28),transparent 60%),linear-gradient(135deg,#141414,#0a0a0a)}.cons-hero:after{background:none}.cons-hero .bg.on{opacity:1}
.cons-grid h3{font-size:clamp(24px,2.4vw,30px);margin:10px 0 14px}.cons-grid a{color:var(--gold)}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:56px;text-align:center}.steps b{display:inline-grid;place-items:center;width:58px;height:58px;border:1px solid var(--gold);color:var(--gold2);font:400 26px var(--serif);transform:rotate(45deg);margin-bottom:28px}.steps b{line-height:1}.steps h3{font-size:26px;text-transform:uppercase;margin-bottom:12px}.steps p{color:#bdb8ae;max-width:320px;margin:0 auto}
@media (max-width:760px){.steps{grid-template-columns:1fr}}
.steps b span{display:block;transform:rotate(-45deg)}
.hero:not(.cons-hero):after{background:linear-gradient(rgba(0,0,0,.5),rgba(0,0,0,.38) 50%,rgba(0,0,0,.62))}
@media (max-width:760px){.hero:not(.page-hero)>.bg:nth-child(1){background-image:url('https://static.wixstatic.com/media/a94ca3_b21a4ee46e22459fbca119bb4b7cf5d7~mv2.jpg/v1/fill/w_1200,h_2000,al_c,q_82,enc_auto/a94ca3_b21a4ee46e22459fbca119bb4b7cf5d7.jpg')!important}.hero:not(.page-hero)>.bg:nth-child(3){background-image:url('https://static.wixstatic.com/media/a94ca3_1ffec5c940a946328fab41936459a50e~mv2.jpg/v1/fill/w_1200,h_2000,al_c,q_82,enc_auto/a94ca3_1ffec5c940a946328fab41936459a50e.jpg')!important}}
@media (max-width:620px){.hero:not(.page-hero) h1{white-space:nowrap;letter-spacing:.03em;font-size:calc((100vw - 44px) / 13.1)}}