:root{--bg:#f4f2ed;--surface:#fbfaf7;--ink:#171714;--muted:#6e6b64;--line:rgba(23,23,20,.14);--accent:#56664f;--max:1240px;--radius:2px;}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--ink);font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;line-height:1.6;font-size:16px}
img{max-width:100%;display:block}
a{color:inherit}
.shell{width:min(var(--max),calc(100% - 48px));margin:0 auto}
.skip-link{position:absolute;left:-9999px;top:auto}.skip-link:focus{left:20px;top:20px;background:var(--ink);color:#fff;padding:10px 14px;z-index:1000}
.site-header{position:sticky;top:0;z-index:50;background:rgba(244,242,237,.94);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.header-inner{min-height:78px;display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:28px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;min-width:225px}
.brand img{width:42px;height:42px;object-fit:contain}
.brand strong{display:block;font-size:15px;letter-spacing:.22em;line-height:1}.brand small{display:block;color:var(--muted);font-size:11px;margin-top:5px}
.header-tools{display:flex;align-items:center;gap:10px;justify-self:end}.language-control{display:flex;align-items:center;gap:9px;font-size:12px;color:var(--muted)}
.language-control select,.menu-button{font:inherit;border:1px solid var(--line);background:var(--surface);padding:9px 12px;color:var(--ink)}
.menu-button{display:none;cursor:pointer}
.site-navigation{display:flex;justify-content:flex-end;gap:24px;align-items:center}.site-navigation a{text-decoration:none;font-size:13px;color:#33322e}.site-navigation a:hover{text-decoration:underline}.site-navigation .contact-link{padding:9px 13px;border:1px solid var(--ink)}
.hero{padding:86px 0 48px}.hero-grid{display:grid;grid-template-columns:1.02fr .98fr;gap:72px;align-items:end}.hero-copy{padding:20px 0 30px}.kicker{margin:0 0 16px;text-transform:uppercase;letter-spacing:.16em;font-size:11px;color:var(--accent);font-weight:700}.hero h1{font-family:Georgia,"Times New Roman",serif;font-size:clamp(48px,6vw,88px);font-weight:500;line-height:.98;letter-spacing:-.03em;max-width:720px;margin:0 0 26px}.hero-lead{font-size:19px;max-width:620px;color:#403e38;margin:0 0 28px}.hero-actions{display:flex;gap:18px;align-items:center}.button{display:inline-block;text-decoration:none;background:var(--ink);color:#fff;padding:13px 18px;border:1px solid var(--ink);font-size:13px}.button:hover{opacity:.92}.plain-link{font-size:13px;text-underline-offset:4px}
.hero-image{margin:0;position:relative}.hero-image img{width:100%;aspect-ratio:1.5;object-fit:cover;filter:saturate(.92)}
.intro-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--surface)}.intro-items{display:grid;grid-template-columns:repeat(3,1fr)}.intro-items p{margin:0;padding:24px 26px;border-right:1px solid var(--line)}.intro-items p:first-child{padding-left:0}.intro-items p:last-child{border-right:0}.intro-items strong,.intro-items span{display:block}.intro-items strong{font-size:13px}.intro-items span{font-size:12px;color:var(--muted);margin-top:4px}
.section{padding:110px 0}.section-heading{max-width:830px}.section-heading h2,.image-note-copy h2,.offmarket-heading h2,.assets-section h2,.financing-intro h2,.team-section h2,.firm-grid h2,.contact-intro h2,.commerce-intro h2{font-family:Georgia,"Times New Roman",serif;font-weight:500;font-size:clamp(34px,4vw,56px);line-height:1.04;letter-spacing:-.025em;margin:0 0 20px}.section-heading>p:last-child{font-size:17px;color:#4d4a43}
.service-list{margin-top:56px;border-top:1px solid var(--line)}.service-list article{display:grid;grid-template-columns:70px 1fr;gap:26px;padding:27px 0;border-bottom:1px solid var(--line)}.service-list article>span{font-size:12px;color:var(--muted);padding-top:6px}.service-list h3{font-size:20px;margin:0 0 7px;font-weight:600}.service-list p{margin:0;max-width:920px;color:#514e47}
.commerce-section{padding-top:20px}.commerce-intro{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:start}.commerce-copy p{margin:0 0 16px;color:#4f4c46}.commerce-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:54px}.commerce-grid article{padding:24px;border:1px solid var(--line);background:rgba(255,255,255,.22);min-height:205px}.commerce-grid span{font-size:11px;color:var(--muted)}.commerce-grid h3{font-size:17px;margin:26px 0 10px}.commerce-grid p{font-size:14px;margin:0;color:#55514a}.commerce-note{margin:26px 0 0;font-size:12px;color:var(--muted)}
.image-note-section{padding:100px 0}.image-note-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:80px;align-items:center}.image-note-grid figure{margin:0}.image-note-grid img{width:100%;aspect-ratio:1.5;object-fit:cover}.steps{list-style:none;padding:0;margin:34px 0 0}.steps li{display:grid;grid-template-columns:140px 1fr;gap:18px;padding:18px 0;border-top:1px solid var(--line)}.steps li:last-child{border-bottom:1px solid var(--line)}.steps strong{font-size:14px}.steps span{font-size:14px;color:#55514a}
.offmarket-section{background:#eae8e1}.offmarket-heading{max-width:760px}.offmarket-grid{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center;margin-top:52px}.offmarket-copy p{margin:0 0 16px;color:#48453f}.offmarket-image{margin:0}.offmarket-image img{width:100%;aspect-ratio:1.5;object-fit:cover}.project-support{display:grid;grid-template-columns:.8fr 1.2fr;gap:60px;padding-top:72px;margin-top:72px;border-top:1px solid var(--line)}.project-support h3{font-family:Georgia,"Times New Roman",serif;font-size:30px;font-weight:500;margin:0}.project-support p{margin:0 0 15px;color:#4f4c46}
.banking-section{padding-top:80px}.banking-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}.bank-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;gap:14px}.bank-card{display:block;text-decoration:none;border:1px solid var(--line);padding:24px;background:var(--surface)}.bank-accent{display:block;width:38px;height:3px;background:var(--ink);margin-bottom:28px}.bank-name{display:block;font-size:22px}.bank-site{display:block;font-size:12px;color:var(--muted);margin-top:8px}
.assets-section{padding-top:80px}.horizontal-heading{display:grid;grid-template-columns:1fr .65fr;gap:60px}.horizontal-heading>p{margin-top:15px;color:#4f4c46}.asset-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:46px}.asset-grid article{border:1px solid var(--line);background:var(--surface)}.asset-grid img{width:100%;aspect-ratio:1.5;object-fit:cover}.asset-grid article>div{padding:24px}.asset-grid h3{margin:0 0 8px;font-size:21px}.asset-grid article p:last-child{margin:0;color:#55514a}
.financing-section{background:#161614;color:#f4f2ed}.financing-section .kicker,.financing-section .scope-note{color:#b9c2b0}.financing-intro{display:grid;grid-template-columns:1fr 1fr;gap:70px}.financing-intro h2{margin-bottom:0}.financing-intro>div:last-child p{margin:0 0 15px;color:#d8d5cf}.finance-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:56px;border-top:1px solid rgba(255,255,255,.18);border-left:1px solid rgba(255,255,255,.12)}.finance-grid article{padding:24px 20px;border-right:1px solid rgba(255,255,255,.12);border-bottom:1px solid rgba(255,255,255,.12)}.finance-grid h3{font-size:16px;margin:0 0 10px}.finance-grid p{font-size:13px;color:#c5c1ba;margin:0}.scope-note{font-size:12px;margin-top:28px}
.team-section{padding-bottom:90px}.team-list{margin-top:50px;border-top:1px solid var(--line)}.team-list article{display:flex;justify-content:space-between;gap:30px;align-items:center;padding:22px 0;border-bottom:1px solid var(--line)}.team-list h3{margin:0;font-size:18px}.team-list p{margin:4px 0 0;font-size:13px;color:var(--muted)}.team-list a{font-size:13px;color:#44423d;text-decoration:none}.team-list a:hover{text-decoration:underline}.team-lead{padding-top:28px!important}
.firm-section{background:var(--surface)}.firm-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.firm-copy>p{margin-top:4px;color:#4f4c46}.firm-copy dl{margin:34px 0 0}.firm-copy dl>div{display:grid;grid-template-columns:190px 1fr;gap:20px;padding:18px 0;border-top:1px solid var(--line)}.firm-copy dt{font-size:12px;color:var(--muted);text-transform:uppercase;letter-spacing:.08em}.firm-copy dd{margin:0;font-size:14px}
.contact-section{padding-top:90px}.contact-grid{display:grid;grid-template-columns:.72fr 1.28fr;gap:80px}.contact-intro address{font-style:normal;color:#4e4b45;margin:30px 0 12px}.contact-intro>a{font-size:14px}.contact-form{border-top:1px solid var(--line);padding-top:22px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.contact-form label{display:block;font-size:12px;color:var(--muted);margin:0 0 18px}.contact-form input,.contact-form select,.contact-form textarea{display:block;width:100%;margin-top:7px;padding:13px 12px;border:1px solid var(--line);background:#fff;color:var(--ink);font:inherit}.contact-form textarea{resize:vertical}.consent{display:flex!important;gap:10px;align-items:flex-start}.consent input{width:auto;margin:3px 0 0}.consent span{font-size:12px;color:#5a5750}.consent a{text-underline-offset:3px}.hp-field{position:absolute;left:-9999px}.submit-row{display:flex;align-items:center;gap:18px}.submit-row p{font-size:11px;color:var(--muted);margin:0}.form-status{padding:10px 12px;border:1px solid var(--line);margin-bottom:18px;background:var(--surface)}
.information-section{padding:40px 0 70px}.information-section h2{font-family:Georgia,"Times New Roman",serif;font-size:34px;font-weight:500}.information-section details{border-top:1px solid var(--line);padding:18px 0}.information-section details:last-child{border-bottom:1px solid var(--line)}.information-section summary{cursor:pointer;font-size:13px;font-weight:600}.information-copy{padding:16px 0 4px;max-width:900px;color:#55514a;font-size:13px}.information-copy h3{color:var(--ink);font-size:14px;margin:20px 0 8px}.information-copy p{margin:0 0 13px}
.site-footer{border-top:1px solid var(--line);padding:44px 0 24px}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr .8fr;gap:40px}.footer-brand{text-decoration:none;font-weight:600}.footer-grid p{font-size:12px;color:var(--muted);margin:8px 0 0}.footer-grid nav{display:flex;flex-direction:column;gap:8px}.footer-grid nav a{font-size:12px;text-decoration:none;color:#4d4a44}.footer-grid nav a:hover{text-decoration:underline}.footer-bottom{display:flex;justify-content:space-between;gap:20px;padding-top:36px;margin-top:34px;border-top:1px solid var(--line);font-size:11px;color:var(--muted)}
@media (max-width:980px){.header-inner{grid-template-columns:1fr auto}.site-navigation{grid-column:1/-1;display:none;flex-direction:column;align-items:stretch;padding:12px 0 18px;gap:0}.site-navigation.open{display:flex}.site-navigation a{padding:11px 0}.menu-button{display:block}.hero-grid,.image-note-grid,.offmarket-grid,.banking-grid,.firm-grid,.contact-grid,.financing-intro,.commerce-intro,.project-support,.horizontal-heading{grid-template-columns:1fr;gap:34px}.commerce-grid,.finance-grid{grid-template-columns:1fr 1fr}.asset-grid,.bank-list{grid-template-columns:1fr}.hero{padding-top:55px}.hero-copy{padding-bottom:0}.intro-items{grid-template-columns:1fr}.intro-items p,.intro-items p:first-child{padding:18px 0;border-right:0;border-bottom:1px solid var(--line)}.intro-items p:last-child{border-bottom:0}.footer-grid{grid-template-columns:1fr 1fr}.site-navigation .contact-link{border:0;padding:11px 0}.language-control{display:none}}
@media (max-width:640px){.shell{width:min(var(--max),calc(100% - 28px))}.hero h1{font-size:48px}.hero-lead{font-size:17px}.hero-actions{flex-direction:column;align-items:flex-start}.section{padding:80px 0}.commerce-grid,.finance-grid,.form-row{grid-template-columns:1fr}.service-list article{grid-template-columns:42px 1fr;gap:14px}.steps li{grid-template-columns:1fr;gap:5px}.team-list article{display:block}.team-list a{display:inline-block;margin-top:10px}.footer-grid{grid-template-columns:1fr}.footer-bottom{flex-direction:column}.brand{min-width:auto}}