:root{--ink:#171310;--espresso:#271d16;--clay:#a67656;--sand:#d7c2a4;--cream:#f7f1e8;--paper:#fffdf8;--line:#e4d8c8;--muted:#6c6258;--white:#fff}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Inter,Arial,sans-serif;color:var(--ink);background:var(--paper);line-height:1.62}.topbar{background:var(--espresso);color:#f7ead9;text-align:center;padding:9px 16px;font-size:12px;letter-spacing:.12em;text-transform:uppercase}.site-header{position:sticky;top:0;z-index:50;background:rgba(255,253,248,.95);border-bottom:1px solid var(--line);backdrop-filter:blur(12px)}.nav{max-width:1240px;margin:0 auto;padding:17px 22px;display:flex;align-items:center;justify-content:space-between;gap:20px}.brand{font-family:Georgia,serif;text-transform:uppercase;letter-spacing:.08em;font-size:22px;color:var(--ink);text-decoration:none}.nav-links{display:flex;align-items:center;gap:18px;flex-wrap:wrap}.nav-links a{font-size:12px;letter-spacing:.12em;text-transform:uppercase;text-decoration:none;color:var(--ink)}.nav-cta,.btn{background:var(--espresso);color:#fff!important;text-decoration:none;padding:12px 17px;display:inline-block;border:1px solid var(--espresso);letter-spacing:.12em;text-transform:uppercase;font-size:12px}.btn.light{background:transparent;border-color:#fff;color:#fff!important}.btn.secondary{background:transparent;color:var(--espresso)!important}.hero{min-height:86vh;display:flex;align-items:flex-end;background:linear-gradient(180deg,rgba(0,0,0,.18),rgba(0,0,0,.58)),url('../images/Screenshot-2026-06-25-142757.png') center/cover no-repeat;color:#fff}.hero-inner{max-width:1240px;width:100%;margin:0 auto;padding:110px 22px 70px}.eyebrow{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:#ead6bd;font-weight:700}.hero h1{font-family:Georgia,serif;font-size:72px;line-height:1.02;margin:14px 0 18px;max-width:930px;font-weight:400}.hero p{font-size:22px;max-width:770px;margin:0 0 26px}.hero-card{margin-top:30px;background:rgba(255,253,248,.95);color:var(--ink);display:grid;grid-template-columns:1.4fr repeat(4,1fr);gap:1px;border:1px solid rgba(255,255,255,.4);max-width:1000px}.hero-card div{padding:18px 20px;border-right:1px solid var(--line)}.hero-card div:last-child{border-right:0}.hero-card span{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.14em;color:var(--muted)}.hero-card strong{display:block;font-family:Georgia,serif;font-size:24px;font-weight:400}.section{padding:82px 22px}.section.alt{background:var(--cream)}.container{max-width:1240px;margin:0 auto}.narrow{max-width:900px}.grid{display:grid;gap:34px}.two{grid-template-columns:repeat(2,minmax(0,1fr))}.three{grid-template-columns:repeat(3,minmax(0,1fr))}.four{grid-template-columns:repeat(4,minmax(0,1fr))}.card{background:#fff;border:1px solid var(--line);padding:30px}.dark{background:var(--espresso);color:#fff}.dark .muted{color:#d9cdbf}.gallery{display:grid;grid-template-columns:1.2fr .8fr;gap:18px;align-items:stretch}.gallery>img{width:100%;height:520px;object-fit:cover;min-height:0}.gallery-stack{display:grid;grid-template-rows:1fr 1fr;gap:18px}.gallery-stack img{width:100%;height:251px;object-fit:cover;min-height:0}.owner-design-section .grid{align-items:center}.owner-design-section .feature-img{height:460px}.image{width:100%;display:block;object-fit:cover}.feature-img{height:460px}.small-img{height:260px}.pill{display:inline-block;color:var(--clay);border:1px solid var(--clay);padding:5px 12px;border-radius:999px;font-size:11px;text-transform:uppercase;letter-spacing:.12em;margin-bottom:14px}h1,h2,h3{line-height:1.15}h2{font-family:Georgia,serif;font-size:46px;font-weight:400;margin:0 0 18px}h3{font-family:Georgia,serif;font-size:26px;font-weight:400;margin:0 0 12px}.lede{font-size:21px;color:#302923;max-width:950px}.muted{color:var(--muted)}.list{padding-left:22px}.list li{margin:9px 0}.quote{font-family:Georgia,serif;font-size:34px;line-height:1.25;border-left:4px solid var(--clay);padding-left:24px}.stat{border-top:1px solid var(--line);padding-top:16px}.stat strong{display:block;font-family:Georgia,serif;font-size:34px;font-weight:400}.agent{display:grid;grid-template-columns:110px 1fr;gap:22px;align-items:center}.agent img{width:110px;height:110px;object-fit:cover;border-radius:100%}.faq details{border-top:1px solid var(--line);padding:18px 0}.faq summary{cursor:pointer;font-weight:700}.article-hero{background:linear-gradient(rgba(39,29,22,.55),rgba(39,29,22,.55)),url('../images/Screenshot-2026-06-25-150327.png') center/cover no-repeat;color:#fff;padding:110px 22px 75px}.article h1{font-family:Georgia,serif;font-size:60px;font-weight:400;line-height:1.05;max-width:980px}.article p,.article li{font-size:18px}.article h2{font-size:38px;margin-top:42px}.breadcrumbs{font-size:12px;letter-spacing:.12em;text-transform:uppercase}.breadcrumbs a{color:inherit;text-decoration:none}.footer{background:#100c09;color:#f3eadf;padding:50px 22px}.footer a{color:#fff}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:30px}.form-box{background:#fff;border:1px solid var(--line);padding:34px}.input{width:100%;padding:14px;border:1px solid var(--line);margin-bottom:12px;background:#fff}.micro{font-size:12px;color:var(--muted)}@media(max-width:860px){.topbar{text-align:left}.nav{align-items:flex-start;flex-direction:column}.nav-links{gap:12px}.hero{min-height:78vh}.hero h1{font-size:44px}.hero p{font-size:18px}.hero-card,.two,.three,.four,.gallery,.footer-grid{grid-template-columns:1fr}.hero-card div{border-right:0;border-bottom:1px solid var(--line)}.section{padding:58px 18px}h2{font-size:36px}.feature-img{height:320px}.gallery>img,.gallery-stack img{height:300px}.article h1{font-size:42px}.agent{grid-template-columns:80px 1fr}.agent img{width:80px;height:80px}}

/* Hero readability fixes for editorial/supporting pages */
.article-hero{
  position:relative;
  isolation:isolate;
  background:linear-gradient(90deg,rgba(16,12,9,.78),rgba(39,29,22,.58) 48%,rgba(39,29,22,.34)),url('../images/Screenshot-2026-06-25-150327.png') center/cover no-repeat;
  color:#fff;
}
.article-hero .article,
.article-hero .breadcrumbs,
.article-hero h1,
.article-hero .lede,
.article-hero p{
  color:#fff;
}
.article-hero .lede{
  color:#f5eadc;
  text-shadow:0 2px 16px rgba(0,0,0,.45);
}
.article-hero h1{
  text-shadow:0 3px 22px rgba(0,0,0,.55);
}
.article-hero .breadcrumbs,
.article-hero .breadcrumbs a{
  color:#ead6bd;
}
.article-hero .pill{
  color:#f7ead9;
  border-color:rgba(247,234,217,.75);
  background:rgba(39,29,22,.35);
}

/* v9 production additions */
:root{--gold:#c8a46b;--deep:#100c09}.nav-links a.active{color:var(--clay);font-weight:700}.kicker{font-size:13px;letter-spacing:.18em;text-transform:uppercase;color:var(--clay);font-weight:700}.split-intro{max-width:780px}.lux-row{display:grid;grid-template-columns:1fr 1fr;gap:22px;align-items:center}.feature-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:28px}.feature-strip div{background:#fff;padding:20px}.feature-strip span{display:block;font-size:11px;letter-spacing:.13em;text-transform:uppercase;color:var(--muted)}.feature-strip strong{font-family:Georgia,serif;font-weight:400;font-size:23px}.cta-band{background:linear-gradient(90deg,#100c09,#322319);color:#fff;padding:62px 22px}.cta-band h2,.cta-band .lede{color:#fff}.cta-band .lede{color:#ead6bd}.journal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.journal-card{background:#fff;border:1px solid var(--line);padding:26px;text-decoration:none;color:var(--ink);display:block;min-height:240px}.journal-card:hover{border-color:var(--clay)}.journal-card .meta{font-size:11px;text-transform:uppercase;letter-spacing:.13em;color:var(--clay)}.journal-card h3{margin-top:10px}.contact-card{background:#fff;border:1px solid var(--line);padding:34px}.contact-card a{color:var(--espresso);font-weight:700}.hero.property-hero{background:linear-gradient(180deg,rgba(0,0,0,.18),rgba(0,0,0,.68)),url('../images/Screenshot-2026-06-25-142757.png') center/cover no-repeat}.notice{font-size:13px;color:var(--muted);border-top:1px solid var(--line);padding-top:18px}.page-list{columns:2;column-gap:38px}.page-list li{break-inside:avoid}.breadcrumb-schema-hide{display:none}.badge-row{display:flex;gap:10px;flex-wrap:wrap;margin:18px 0}.badge{border:1px solid var(--line);padding:8px 12px;background:#fff;font-size:12px;text-transform:uppercase;letter-spacing:.1em}.article-body{max-width:920px;margin:0 auto}.article-body p,.article-body li{font-size:18px}.article-body h2{margin-top:48px}.social-preview-card{background:var(--cream);border:1px solid var(--line);padding:22px}.school-card h3,.school-card p{margin-top:0}.hero .btn.light{background:rgba(255,255,255,.1)}
@media(max-width:860px){.journal-grid,.feature-strip,.lux-row{grid-template-columns:1fr}.page-list{columns:1}.hero h1{font-size:40px}.hero-card strong{font-size:20px}}