:root{--ink:#0a0a0b;--ink2:#151516;--paper:#f6f2ea;--white:#fff;--gold:#c4983f;--gold2:#e0bf74;--muted:#6f6a61;--line:rgba(10,10,11,.14);--serif:"Source Serif 4",Georgia,serif;--sans:"Manrope",Arial,sans-serif;--shadow:0 24px 70px rgba(12,10,5,.16)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.62}img{display:block;max-width:100%}a{text-decoration:none;color:inherit}button,input,select,textarea{font:inherit}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);font-weight:500;letter-spacing:-.035em}em{font-weight:500;color:var(--gold);font-style:italic}.site-header{height:86px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(22px,5vw,74px);background:rgba(247,244,238,.94);backdrop-filter:blur(18px);position:sticky;top:0;z-index:100;border-bottom:1px solid rgba(10,10,11,.08)}.brand img{width:162px;height:62px;object-fit:contain;object-position:left center}.nav{display:flex;gap:27px;align-items:center;font-size:.78rem;font-weight:700;letter-spacing:.035em}.nav a{padding:12px 0;position:relative}.nav a::after{content:"";position:absolute;left:0;right:100%;bottom:4px;height:1px;background:var(--gold);transition:.25s}.nav a:hover::after,.nav a.active::after{right:0}.nav-cta{border:1px solid var(--ink);border-radius:999px;padding:11px 18px!important}.nav-cta::after{display:none}.menu-toggle{display:none;border:0;background:none;width:44px;height:44px}.menu-toggle span{display:block;width:24px;height:1.5px;background:var(--ink);margin:7px auto}.eyebrow{text-transform:uppercase;letter-spacing:.2em;font-size:.68rem;font-weight:700;color:var(--gold);margin-bottom:18px}.eyebrow.light{color:var(--gold2)}.button-row{display:flex;flex-wrap:wrap;gap:13px;margin-top:30px}.button{display:inline-flex;min-height:52px;align-items:center;justify-content:center;border-radius:999px;padding:0 23px;border:1px solid transparent;font-weight:700;font-size:.88rem;cursor:pointer;transition:transform .2s,box-shadow .2s}.button:hover{transform:translateY(-2px)}.button.gold{background:linear-gradient(135deg,var(--gold2),var(--gold));color:#17120a;box-shadow:0 12px 35px rgba(196,152,63,.28)}.button.glass{border-color:rgba(255,255,255,.55);color:#fff;background:rgba(255,255,255,.08);backdrop-filter:blur(10px)}.button.dark{background:var(--ink);color:#fff}.button.outline{border-color:var(--line);background:transparent}.button.outline-light{border-color:rgba(255,255,255,.3);color:#fff}.button.full{width:100%}.home-hero{height:calc(100vh - 86px);min-height:720px;position:relative;display:flex;align-items:flex-end;color:#fff;overflow:hidden}.home-hero-image,.home-hero-image img,.photo-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.image-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,5,6,.88) 0%,rgba(5,5,6,.56) 45%,rgba(5,5,6,.18) 75%,rgba(5,5,6,.24) 100%)}.home-hero-copy{position:relative;z-index:3;padding:0 clamp(24px,7vw,110px) 85px;max-width:960px}.home-hero h1,.page-hero h1,.contact-hero h1{font-size:clamp(3.7rem,7.4vw,7.8rem);line-height:.92;margin-bottom:28px}.home-hero-copy>p:not(.eyebrow){max-width:700px;font-size:1.05rem;color:#e7e2da}.hero-contact-card{position:absolute;right:clamp(24px,5vw,70px);bottom:58px;z-index:4;width:300px;padding:23px;border:1px solid rgba(255,255,255,.3);border-radius:20px;background:rgba(10,10,11,.66);backdrop-filter:blur(16px)}.hero-contact-card span,.hero-contact-card strong,.hero-contact-card a{display:block}.hero-contact-card span{text-transform:uppercase;color:var(--gold2);font-size:.65rem;letter-spacing:.18em}.hero-contact-card strong{font-family:var(--serif);font-size:1.26rem;margin:7px 0 10px}.hero-contact-card a{font-size:.82rem;color:#e6e1d9}.trust-bar{display:flex;justify-content:center;align-items:center;gap:24px;padding:20px 28px;background:var(--ink);color:#ece6dc;text-transform:uppercase;font-size:.63rem;letter-spacing:.16em;white-space:nowrap;overflow:auto}.trust-bar i{width:4px;height:4px;border-radius:50%;background:var(--gold)}.section{padding:105px clamp(24px,6vw,94px)}.intro-grid,.editorial-grid{display:grid;grid-template-columns:.34fr 1.66fr;gap:60px}.section-label{font-size:.72rem;text-transform:uppercase;letter-spacing:.16em;color:var(--muted)}.section-label span{display:block;color:var(--gold);margin-bottom:10px}.intro-copy h2,.editorial-grid h2,.section-heading h2,.feature-copy h2,.owner-copy h2,.location-copy h2,.guide-copy h2,.contact-options h2,.map-band h2{font-size:clamp(2.6rem,5vw,5.2rem);line-height:1.02;margin-bottom:26px}.lead{font-family:var(--serif);font-size:clamp(1.4rem,2.2vw,2rem);line-height:1.38;color:#3d3933}.arrow-link{display:inline-flex;gap:8px;font-weight:700;border-bottom:1px solid var(--gold);padding-bottom:5px;margin-top:18px}.ink-section{background:var(--ink);color:#fff}.feature-split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.feature-image img{width:100%;height:650px;object-fit:cover;border-radius:2px}.feature-copy>p:not(.eyebrow){color:#aaa59b}.clean-list{list-style:none;padding:0;margin:30px 0}.clean-list li{padding:14px 0 14px 28px;border-bottom:1px solid rgba(255,255,255,.14);position:relative}.clean-list li::before{content:"";position:absolute;left:0;top:24px;width:10px;height:1px;background:var(--gold)}.owner-highlight{display:grid;grid-template-columns:1.08fr .92fr;gap:70px;align-items:center;background:#fff}.owner-copy>p:not(.eyebrow){color:var(--muted)}.mini-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin:36px 0}.mini-grid article{border-top:1px solid var(--line);padding-top:20px}.mini-grid strong,.mini-grid span{display:block}.mini-grid strong{font-family:var(--serif);font-size:1.25rem}.mini-grid span{color:var(--muted);font-size:.8rem;margin-top:7px}.owner-image{position:relative}.owner-image img{height:680px;width:100%;object-fit:cover}.owner-note{position:absolute;left:24px;right:24px;bottom:24px;padding:18px;background:rgba(9,9,10,.82);color:#fff;display:flex;justify-content:space-between;border-radius:14px;backdrop-filter:blur(14px);font-size:.8rem}.location-panel{display:grid;grid-template-columns:1.25fr .75fr;gap:60px;align-items:center}.location-image img{height:600px;width:100%;object-fit:cover}.location-copy p:not(.eyebrow){color:var(--muted)}.cta-band{padding:78px clamp(24px,6vw,94px);display:flex;align-items:center;justify-content:space-between;gap:50px;background:linear-gradient(135deg,#161616,#050506);color:#fff}.cta-band h2{font-size:clamp(2.4rem,4.5vw,4.6rem);margin:0}.page-hero{position:relative;background:var(--ink);color:#fff;overflow:hidden}.page-hero.compact{min-height:570px;display:grid;grid-template-columns:1fr 1fr;align-items:center;padding-left:clamp(24px,6vw,94px)}.page-hero.compact>div:first-child{position:relative;z-index:2;padding-right:40px}.page-hero-image{height:570px}.page-hero-image img{width:100%;height:100%;object-fit:cover;opacity:.72}.page-hero-image::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--ink),transparent)}.founder-section{display:grid;grid-template-columns:.8fr 1.2fr;gap:30px;background:#fff}.founder-card,.founder-quote{padding:46px;border:1px solid var(--line)}.founder-card h2{font-size:3rem}.founder-card p,.founder-quote p{color:var(--muted)}.founder-contact a{display:block;font-weight:700;margin-top:7px}.founder-quote{display:flex;flex-direction:column;justify-content:center}.founder-quote blockquote{font-family:var(--serif);font-size:clamp(2rem,4vw,4rem);line-height:1.08;margin:0 0 30px}.section-heading{max-width:850px;margin-bottom:52px}.card-grid{display:grid;gap:16px}.card-grid.four{grid-template-columns:repeat(4,1fr)}.card-grid article{padding:30px;border:1px solid var(--line);background:rgba(255,255,255,.45);min-height:270px}.card-grid article>span{font-size:.7rem;color:var(--gold);letter-spacing:.15em}.card-grid h3{font-family:var(--serif);font-size:1.45rem;margin:45px 0 13px}.card-grid p{color:var(--muted);font-size:.88rem}.photo-hero{height:690px;display:flex;align-items:flex-end}.page-hero-copy{position:relative;z-index:2;padding:0 clamp(24px,6vw,94px) 70px;max-width:900px}.page-hero-copy>p:not(.eyebrow){max-width:620px;color:#ddd6cb}.photo-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.photo-grid figure{margin:0;position:relative;overflow:hidden;min-height:420px}.photo-grid figure.wide{grid-column:1/-1;min-height:560px}.photo-grid img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.photo-grid figcaption{position:absolute;left:20px;bottom:20px;background:rgba(10,10,11,.8);padding:10px 14px;border-radius:999px;font-size:.76rem}.timeline{border-top:1px solid var(--line)}.timeline article{display:grid;grid-template-columns:100px 1fr;padding:28px 0;border-bottom:1px solid var(--line)}.timeline>article>span{color:var(--gold)}.timeline h3{font-family:var(--serif);font-size:1.6rem;margin-bottom:6px}.timeline p{color:var(--muted);margin:0}.split-hero{min-height:650px;display:grid;grid-template-columns:1fr 1fr}.split-copy{padding:90px clamp(24px,5vw,80px);display:flex;flex-direction:column;justify-content:center}.split-copy>p:not(.eyebrow){color:#bcb6ad;max-width:600px}.split-image img{width:100%;height:100%;object-fit:cover}.deal-fit{display:grid;grid-template-columns:1.1fr .9fr;gap:80px}.deal-fit-copy h2{font-size:clamp(2.6rem,4.8vw,5rem)}.fit-metrics{display:grid;gap:12px}.fit-metrics article{padding:25px;border:1px solid rgba(255,255,255,.15)}.fit-metrics span,.fit-metrics strong{display:block}.fit-metrics span{color:var(--gold);font-size:.7rem}.fit-metrics strong{font-family:var(--serif);font-size:1.55rem;margin:16px 0 6px}.fit-metrics p{color:#aaa59b;margin:0}.guide-section{display:grid;grid-template-columns:1fr .8fr;gap:70px;align-items:center}.guide-copy p:not(.eyebrow){color:var(--muted)}.guide-preview{position:relative;border:0;background:none;padding:0;cursor:pointer;box-shadow:var(--shadow)}.guide-preview img{width:100%}.guide-preview span{position:absolute;left:18px;right:18px;bottom:18px;background:rgba(10,10,11,.86);color:#fff;padding:16px;border-radius:12px;font-weight:700}.accordion{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line);padding:0}summary{cursor:pointer;list-style:none;padding:24px 5px;font-family:var(--serif);font-size:1.35rem}summary::-webkit-details-marker{display:none}details p{color:var(--muted);max-width:840px;padding:0 5px 24px}.dark-hero{padding-right:clamp(24px,6vw,94px)}.standards-mark{justify-self:end;text-align:center}.standards-mark span{display:grid;place-items:center;width:190px;height:190px;border-radius:50%;border:1px solid rgba(255,255,255,.25);font-family:var(--serif);font-size:4rem;color:var(--gold)}.standards-mark p{color:#aaa59b;text-transform:uppercase;font-size:.65rem;letter-spacing:.18em;margin-top:18px}.standards-list{padding-top:25px}.standards-row{display:grid;grid-template-columns:110px 1fr;gap:30px;padding:34px 0;border-bottom:1px solid var(--line)}.standards-row>span{color:var(--gold)}.standards-row h3{font-family:var(--serif);font-size:2rem;margin-bottom:8px}.standards-row p{color:var(--muted);max-width:900px}.standards-photo{display:grid;grid-template-columns:.7fr 1.3fr;gap:70px;align-items:center}.standards-photo h2{font-size:clamp(2.7rem,5vw,5rem)}.standards-photo p:not(.eyebrow){color:#aaa59b}.standards-photo img{height:620px;width:100%;object-fit:cover}.contact-hero{display:grid;grid-template-columns:.85fr 1.15fr;min-height:760px}.contact-intro{background:var(--ink);color:#fff;padding:90px clamp(24px,5vw,80px);display:flex;flex-direction:column;justify-content:center}.contact-intro>p:not(.eyebrow){color:#aaa59b;max-width:600px}.contact-direct{margin-top:38px;border-top:1px solid rgba(255,255,255,.14)}.contact-direct a{display:grid;grid-template-columns:100px 1fr;padding:18px 0;border-bottom:1px solid rgba(255,255,255,.14)}.contact-direct span{color:var(--gold);font-size:.72rem;text-transform:uppercase}.contact-form-wrap{padding:70px clamp(24px,5vw,80px);background:#fff;display:flex;align-items:center}.contact-form-wrap form{width:100%}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}label{display:block;font-size:.74rem;font-weight:700;text-transform:uppercase;letter-spacing:.08em;margin-bottom:17px}input,select,textarea{display:block;width:100%;margin-top:8px;padding:14px 4px;border:0;border-bottom:1px solid var(--line);background:transparent;border-radius:0;outline:none;text-transform:none;letter-spacing:normal}input:focus,select:focus,textarea:focus{border-color:var(--gold)}.form-note{font-size:.72rem;color:var(--muted);margin-top:14px}.contact-options{display:grid;grid-template-columns:1fr 1fr;gap:20px}.contact-options article{padding:46px;border:1px solid var(--line);background:#fff}.contact-options>article>span{text-transform:uppercase;letter-spacing:.16em;color:var(--gold);font-size:.68rem}.contact-options h2{font-size:2.5rem;margin:30px 0 15px}.contact-options p{color:var(--muted)}.map-band{position:relative;height:520px;color:#fff;display:flex;align-items:center;padding:0 clamp(24px,6vw,94px);overflow:hidden}.map-band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.map-band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,8,9,.9),rgba(8,8,9,.2))}.map-band>div{position:relative;z-index:2;max-width:620px}.map-band h2{margin-bottom:15px}.site-footer{background:#050506;color:#fff;padding:65px clamp(24px,6vw,94px) 28px}.footer-top{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:60px}.footer-brand img{width:190px;filter:brightness(0) invert(1);margin-bottom:22px}.footer-brand p{color:#8f8b84;max-width:430px}.footer-links{display:grid;align-content:start;gap:10px;font-size:.84rem}.footer-contact{display:grid;align-content:start;gap:9px}.footer-contact strong{font-family:var(--serif);font-size:1.35rem;margin-bottom:8px}.footer-contact a{color:#aaa59b}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid rgba(255,255,255,.1);padding-top:25px;margin-top:55px;color:#77736d;font-size:.72rem}.photo-credit{font-size:.6rem;color:#4f4d49;margin-top:12px}.guide-modal{border:0;padding:0;max-width:min(920px,94vw);max-height:92vh;background:#111;color:#fff;box-shadow:0 30px 110px rgba(0,0,0,.6)}.guide-modal::backdrop{background:rgba(0,0,0,.78);backdrop-filter:blur(6px)}.guide-modal img{width:100%}.guide-toolbar{position:sticky;top:0;z-index:3;background:#111;display:flex;justify-content:space-between;padding:15px 55px 15px 18px}.guide-toolbar a{color:var(--gold)}.modal-close{position:fixed;right:max(3vw,15px);top:max(3vh,15px);z-index:10;border:0;border-radius:50%;width:42px;height:42px;font-size:1.7rem;background:#fff}.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s,transform .7s}.reveal.visible{opacity:1;transform:none}
@media(max-width:1050px){.nav{display:none;position:absolute;top:76px;left:18px;right:18px;background:#fff;box-shadow:var(--shadow);border-radius:18px;padding:20px;flex-direction:column;align-items:stretch}.nav.open{display:flex}.menu-toggle{display:block}.hero-contact-card{display:none}.home-hero-copy{padding-bottom:65px}.feature-split,.owner-highlight,.location-panel,.page-hero.compact,.split-hero,.deal-fit,.guide-section,.standards-photo,.contact-hero{grid-template-columns:1fr}.page-hero.compact{padding:70px 24px 0}.page-hero-image{height:350px}.split-image{height:460px}.card-grid.four{grid-template-columns:repeat(2,1fr)}.footer-top{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.contact-form-wrap{padding-top:60px;padding-bottom:60px}}
@media(max-width:700px){.site-header{height:74px;padding:0 19px}.brand img{width:135px}.home-hero{height:760px;min-height:0}.home-hero h1,.page-hero h1,.contact-hero h1{font-size:3.45rem}.home-hero-copy{padding:0 20px 45px}.home-hero-copy>p:not(.eyebrow){font-size:.9rem}.button{width:100%}.button-row{width:100%}.trust-bar{justify-content:flex-start}.section{padding:75px 20px}.intro-grid,.editorial-grid{grid-template-columns:1fr;gap:24px}.feature-image img,.owner-image img,.location-image img,.standards-photo img{height:440px}.mini-grid{grid-template-columns:1fr}.cta-band{padding:60px 20px;align-items:flex-start;flex-direction:column}.page-hero.compact{min-height:auto}.page-hero-image{height:280px}.founder-section{grid-template-columns:1fr}.founder-card,.founder-quote{padding:28px}.card-grid.four,.photo-grid,.contact-options{grid-template-columns:1fr}.photo-grid figure.wide{grid-column:auto}.photo-grid figure,.photo-grid figure.wide{min-height:360px}.timeline article,.standards-row{grid-template-columns:55px 1fr}.split-copy{padding:70px 20px}.split-image{height:380px}.guide-section{gap:40px}.standards-mark{justify-self:start}.standards-mark span{width:130px;height:130px;font-size:3rem}.contact-intro,.contact-form-wrap{padding:65px 20px}.field-row{grid-template-columns:1fr}.contact-direct a{grid-template-columns:75px 1fr}.map-band{height:460px;padding:0 20px}.footer-top{grid-template-columns:1fr}.footer-bottom{flex-direction:column;gap:8px}.footer-links{grid-template-columns:1fr 1fr}}

/* V3 brand/contact refinements */
.brand img{object-fit:contain;object-position:left center}
.footer-brand img{object-fit:contain;object-position:left center}
.hero-contact-card small{display:block;color:var(--muted);margin-top:.35rem;font-size:.78rem}
.guide-cover-only{min-height:420px;background:linear-gradient(145deg,#f8f5ee,#e9dfca);display:flex;align-items:center;justify-content:center}
.guide-cover-only img{width:100%;height:100%;min-height:420px;object-fit:cover;object-position:center top}
.contact-direct{grid-template-columns:1fr 1fr}
@media(max-width:720px){.contact-direct{grid-template-columns:1fr}.guide-cover-only,.guide-cover-only img{min-height:300px}}


/* V4 logo fixes */
.footer-brand{display:flex;justify-content:space-between;align-items:center;gap:30px}
.footer-brand-lockup{display:flex;align-items:center;gap:16px}
.footer-brand img.footer-mark{width:74px;filter:none;display:block;flex:0 0 auto}
.footer-wordmark strong{display:block;font-family:var(--serif);font-size:1.5rem;color:#fff;line-height:1.05}
.footer-wordmark span{display:block;margin-top:6px;color:#a7a199;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase}
.standards-mark img{display:block;width:190px;height:190px;object-fit:contain;margin:0 auto;filter:drop-shadow(0 8px 24px rgba(0,0,0,.22))}
.standards-mark p{max-width:360px}
@media(max-width:700px){
  .footer-brand{align-items:flex-start;flex-direction:column}
  .footer-brand-lockup{gap:14px}
  .footer-brand img.footer-mark{width:62px}
  .footer-wordmark strong{font-size:1.28rem}
  .footer-wordmark span{font-size:.63rem}
  .standards-mark img{width:130px;height:130px}
}


/* FINAL LANDLORD-READY BRAND FIXES */
.brand{display:flex;align-items:center;min-width:190px}
.brand img{width:190px;height:68px;object-fit:contain;object-position:left center;background:transparent}
.site-footer{overflow:hidden}
.footer-brand .footer-logo{
  width:270px;
  height:auto;
  max-height:150px;
  object-fit:contain;
  object-position:left center;
  margin:0 0 24px;
  filter:none;
  background:transparent;
}
.footer-brand p{margin:0;color:#a7a198;max-width:470px}
.standards-mark{justify-self:end;text-align:center;display:flex;flex-direction:column;align-items:center;gap:22px}
.standards-emblem{
  width:260px;height:260px;border-radius:50%;display:grid;place-items:center;
  border:1px solid rgba(224,191,116,.5);
  background:radial-gradient(circle at 48% 42%,rgba(196,152,63,.13),rgba(255,255,255,.018) 58%,transparent 70%);
  box-shadow:0 26px 80px rgba(0,0,0,.35), inset 0 0 0 10px rgba(255,255,255,.018);
  position:relative;
}
.standards-emblem::before,.standards-emblem::after{content:"";position:absolute;width:44px;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
.standards-emblem::before{left:-28px}.standards-emblem::after{right:-28px}
.standards-emblem img{width:185px;height:185px;object-fit:contain;background:transparent}
.standards-mark p{margin:0;color:#c4beb5;text-transform:uppercase;font-size:.69rem;letter-spacing:.22em}
.footer-contact a,.contact-direct strong{overflow-wrap:anywhere}
@media(max-width:1050px){.brand img{width:170px}.standards-mark{justify-self:start;margin:35px 0 60px}.standards-emblem{width:220px;height:220px}.standards-emblem img{width:155px;height:155px}}
@media(max-width:700px){.brand{min-width:145px}.brand img{width:145px;height:58px}.footer-brand .footer-logo{width:230px;max-height:130px}.standards-emblem{width:175px;height:175px}.standards-emblem img{width:125px;height:125px}.standards-emblem::before,.standards-emblem::after{display:none}}

.guide-preview[type="button"]{width:100%;text-align:left}
.guide-modal{border-radius:22px;overflow:auto}
.guide-modal .modal-close{cursor:pointer;box-shadow:0 8px 30px rgba(0,0,0,.22)}
.guide-modal .guide-toolbar strong{font-family:var(--serif);font-size:1rem}
@media(max-width:700px){
  .guide-modal{max-width:96vw;max-height:94vh}
  .guide-toolbar{padding-right:18px;gap:15px;flex-direction:column;align-items:flex-start}
  .modal-close{width:38px;height:38px}
}