:root{--ink:#11110f;--black:#0b0c0b;--cream:#f4efe5;--paper:#fbf8f1;--gold:#c9a35b;--gold-light:#e2c486;--muted:#77736b;--line:rgba(17,17,15,.14)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:"DM Sans",sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}h1,h2,h3,p{margin-top:0}h1,h2{font-family:"Playfair Display",serif;font-weight:500;line-height:1.04;letter-spacing:-.035em}h2{font-size:clamp(2.8rem,5vw,5.4rem);margin-bottom:1.5rem}em{color:var(--gold);font-weight:500}button,input,select,textarea{font:inherit}.section-pad{padding:clamp(5rem,9vw,9rem) max(6vw,calc((100vw - 1320px)/2))}.eyebrow{display:flex;align-items:center;gap:.8rem;color:var(--gold-light);font-size:.72rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase}.eyebrow:before{content:"";width:32px;height:1px;background:currentColor}.eyebrow.dark{color:#9b7838}.site-header{position:absolute;z-index:10;top:0;left:0;width:100%;height:108px;padding:0 5vw;display:flex;align-items:center;justify-content:space-between;color:white;border-bottom:1px solid rgba(255,255,255,.18)}.brand{display:inline-flex;align-items:center;gap:12px}.brand-mark{display:grid;place-items:center;width:44px;height:44px;border:1px solid var(--gold);color:var(--gold-light);font:600 1.8rem/1 "Playfair Display",serif}.brand-copy{display:flex;flex-direction:column;line-height:1}.brand-copy strong{font:600 1.35rem/1 "Playfair Display",serif;letter-spacing:.02em}.brand-copy small{margin-top:6px;font-size:.57rem;letter-spacing:.19em;text-transform:uppercase}.site-header nav{display:flex;align-items:center;gap:2rem;font-size:.82rem}.nav-cta{padding:.78rem 1.2rem;border:1px solid rgba(226,196,134,.75);color:var(--gold-light)}.menu-toggle{display:none;background:none;border:0;color:white}.hero{position:relative;min-height:900px;height:100vh;color:white;overflow:hidden;background:#171a1b}.hero-image{position:absolute;inset:0;background:url('assets/legacy-hero.png') center/cover no-repeat;transform:scale(1.01)}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,7,8,.92) 0%,rgba(5,7,8,.76) 34%,rgba(5,7,8,.19) 69%,rgba(5,7,8,.12)),linear-gradient(0deg,rgba(4,5,5,.5),transparent 50%)}.hero-content{position:absolute;left:max(6vw,calc((100vw - 1320px)/2));top:50%;transform:translateY(-42%);max-width:750px}.hero h1{font-size:clamp(4rem,7.3vw,7.6rem);margin:1.3rem 0 2rem}.hero-copy{max-width:650px;color:#dedbd3;font-size:1.16rem}.hero-actions{display:flex;align-items:center;gap:2.2rem;margin-top:2.5rem}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:2rem;border:0;cursor:pointer;padding:1rem 1.3rem;text-transform:uppercase;letter-spacing:.12em;font-size:.7rem;font-weight:600}.button-gold{background:var(--gold);color:#111}.button-gold:hover{background:var(--gold-light)}.text-link{font-size:.75rem;text-transform:uppercase;letter-spacing:.11em;border-bottom:1px solid rgba(255,255,255,.35);padding:.7rem 0}.text-link span{margin-left:.7rem;color:var(--gold-light)}.hero-note{position:absolute;right:6vw;bottom:3.5rem;width:270px;display:flex;gap:1rem;color:#d6d1c8;font-size:.78rem}.hero-note span{color:var(--gold-light);font:500 1.3rem "Playfair Display"}.intro{display:grid;grid-template-columns:1.05fr .75fr;gap:10vw;background:var(--paper)}.intro h2{max-width:760px}.intro-copy{padding-top:4.5rem}.intro-copy .lead{font:500 1.55rem/1.5 "Playfair Display",serif}.intro-copy>p:not(.lead){color:#68645d}.arrow-link{display:inline-flex;gap:3rem;margin-top:1.3rem;padding-bottom:.5rem;border-bottom:1px solid var(--gold);font-size:.75rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase}.audience-strip{background:var(--gold);padding:1.25rem 5vw;display:flex;align-items:center;justify-content:center;gap:2.2rem;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase}.audience-strip p{margin:0;font-weight:600}.audience-strip i{width:3px;height:3px;background:#111;border-radius:50%}.services{background:var(--black);color:var(--cream)}.section-heading{display:grid;grid-template-columns:1fr 1.2fr .8fr;gap:4vw;align-items:end;margin-bottom:4rem}.section-heading .eyebrow{align-self:start}.section-heading h2{font-size:clamp(2.7rem,4.5vw,4.8rem);margin:0}.section-heading>p:last-child{color:#aaa59b}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.16)}.service-card{position:relative;padding:2.2rem 1.8rem 1rem;border-right:1px solid rgba(255,255,255,.16);min-height:460px}.service-card:first-child{border-left:1px solid rgba(255,255,255,.16)}.number{color:#8a857b;font-size:.7rem}.line-icon{font:400 2.8rem "Playfair Display";color:var(--gold);margin:2.5rem 0 3.4rem}.service-card h3{font:500 1.55rem "Playfair Display"}.service-card>p{color:#aaa59b;font-size:.9rem}.service-card ul,.price-card ul{list-style:none;padding:0;margin:1.5rem 0}.service-card li,.price-card li{padding:.45rem 0;border-top:1px solid rgba(255,255,255,.1);font-size:.78rem}.service-card li:before,.price-card li:before{content:"—";color:var(--gold);margin-right:.7rem}.approach{display:grid;grid-template-columns:.8fr 1.2fr;gap:10vw;background:var(--cream)}.approach-title{position:sticky;top:3rem;align-self:start}.approach-title>p:last-child{max-width:500px;color:#6d685e}.steps{list-style:none;margin:0;padding:0}.steps li{display:grid;grid-template-columns:70px 1fr;gap:1.5rem;border-top:1px solid var(--line);padding:2rem 0}.steps li:last-child{border-bottom:1px solid var(--line)}.steps li>span{color:#a07b38;font:500 1.4rem "Playfair Display"}.steps h3{font:500 1.6rem "Playfair Display";margin-bottom:.4rem}.steps p{color:#716d65;margin:0}.outcomes{background:#181917;color:var(--cream)}.outcomes .section-heading{grid-template-columns:1fr 2fr}.outcome-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.15)}.outcome-grid>div{padding:3rem 3rem 2rem 0;border-right:1px solid rgba(255,255,255,.15);margin-right:3rem}.outcome-grid strong{color:var(--gold);font:500 2.5rem "Playfair Display"}.outcome-grid h3{font:500 1.6rem "Playfair Display";margin-top:3rem}.outcome-grid p{color:#aaa59b}.pricing{background:var(--paper)}.pricing-head{display:grid;grid-template-columns:1fr .6fr;gap:10vw;align-items:end;margin-bottom:4rem}.pricing-head h2{margin:0}.pricing-head>p{color:#716d65}.price-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem;align-items:stretch}.price-card{display:flex;flex-direction:column;padding:2.5rem;background:#eee8dc;border-top:3px solid #111}.price-card.featured{background:#171816;color:var(--cream);border-color:var(--gold);transform:translateY(-1rem)}.tag{text-transform:uppercase;letter-spacing:.16em;font-size:.67rem;color:#9a7738}.price-card h3{font:500 1.7rem "Playfair Display";margin:1rem 0}.price{font:500 2.2rem "Playfair Display";display:flex;flex-direction:column}.price small{font:500 .62rem "DM Sans";letter-spacing:.12em;text-transform:uppercase;color:#77736b}.price-card>p:not(.tag):not(.price){color:#716d65;font-size:.9rem}.featured>p:not(.tag):not(.price){color:#aaa59b}.price-card ul{flex:1;margin-bottom:2rem}.price-card li{border-color:rgba(0,0,0,.1)}.featured li{border-color:rgba(255,255,255,.1)}.button-outline{border:1px solid #7a756b;background:transparent}.featured .button-outline{border-color:#777}.pricing-note{text-align:center;color:#79756e;font-size:.75rem;margin:2rem 0 0}.consultation{display:grid;grid-template-columns:1fr 1fr;background:#0d0e0d;color:var(--cream)}.consult-copy{padding:clamp(5rem,9vw,9rem) 8vw clamp(5rem,9vw,9rem) max(6vw,calc((100vw - 1320px)/2));background:linear-gradient(rgba(9,10,9,.74),rgba(9,10,9,.88)),url('assets/legacy-hero.png') center/cover}.consult-copy h2{font-size:clamp(3rem,5vw,5.4rem)}.consult-copy>p:not(.eyebrow){color:#bbb6ad;max-width:600px}.callout{display:flex;align-items:center;gap:1rem;margin-top:3rem}.callout span{font:500 3.5rem "Playfair Display";color:var(--gold)}.callout p{margin:0;font-size:.78rem;color:#aaa}.consult-form{padding:clamp(5rem,9vw,9rem) max(6vw,calc((100vw - 1320px)/2)) clamp(5rem,9vw,9rem) 8vw;background:#171816}.consult-form label{display:block;color:#b9b4aa;font-size:.68rem;text-transform:uppercase;letter-spacing:.13em;margin-bottom:1.3rem}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}.consult-form input,.consult-form select,.consult-form textarea{display:block;width:100%;margin-top:.45rem;padding:.7rem 0;background:transparent;border:0;border-bottom:1px solid #5d5a54;color:var(--cream);outline:none;resize:vertical}.consult-form select option{background:#171816}.consult-form input:focus,.consult-form select:focus,.consult-form textarea:focus{border-color:var(--gold)}.consult-form .button{width:100%;margin-top:1rem}.form-note{text-align:center;color:#77736b;font-size:.67rem;margin:1rem 0 0}footer{padding:5rem 6vw 2rem;background:#080908;color:#eee9df;display:grid;grid-template-columns:2fr 1fr 1fr;gap:4rem}footer>div>a:not(.brand){display:block;color:#918d85;font-size:.82rem;margin:.6rem 0}.footer-brand p{color:#77736b;max-width:380px;font-size:.85rem;margin-top:1.5rem}.footer-label{text-transform:uppercase;color:var(--gold);font-size:.65rem;letter-spacing:.18em}.footer-bottom{grid-column:1/-1;display:flex;justify-content:space-between;border-top:1px solid #292a27;padding-top:1.5rem;color:#66655f;font-size:.68rem}.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:900px){.site-header{height:82px}.site-header nav{display:none;position:absolute;top:82px;left:0;width:100%;background:#0d0e0d;padding:2rem 6vw;flex-direction:column;align-items:flex-start}.site-header nav.open{display:flex}.menu-toggle{display:block;width:38px;height:38px}.menu-toggle span{display:block;width:24px;height:1px;background:white;margin:7px}.hero{min-height:760px}.hero-content{right:6vw}.hero-note{display:none}.intro,.approach,.consultation{grid-template-columns:1fr}.intro-copy{padding-top:0}.audience-strip{overflow:auto;justify-content:flex-start;white-space:nowrap}.section-heading,.pricing-head{grid-template-columns:1fr}.service-grid{grid-template-columns:1fr 1fr}.service-card:nth-child(3){border-left:1px solid rgba(255,255,255,.16)}.outcome-grid,.price-grid{grid-template-columns:1fr}.price-card.featured{transform:none}.approach-title{position:static}.consult-form{padding-left:6vw}.consult-copy{padding-right:6vw}footer{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}}
@media(max-width:580px){h2{font-size:2.65rem}.hero{height:860px}.hero h1{font-size:3.7rem}.hero-actions{align-items:flex-start;flex-direction:column;gap:1rem}.service-grid{grid-template-columns:1fr}.service-card,.service-card:nth-child(3){border-left:1px solid rgba(255,255,255,.16)}.outcome-grid{grid-template-columns:1fr}.outcome-grid>div{border-right:0;border-bottom:1px solid rgba(255,255,255,.15);margin:0}.field-row{grid-template-columns:1fr}footer{grid-template-columns:1fr}.footer-brand{grid-column:auto}.footer-bottom{flex-direction:column;gap:.5rem}.brand-copy small{letter-spacing:.11em}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}}

/* Founder profile */
.founder{display:grid;grid-template-columns:minmax(300px,.82fr) minmax(420px,1.18fr);gap:clamp(4rem,9vw,9rem);align-items:center;background:var(--cream);overflow:hidden}.founder-portrait{position:relative;max-width:540px}.founder-portrait:before{content:"";position:absolute;inset:-18px 18px 18px -18px;border:1px solid var(--gold);z-index:0}.founder-portrait:after{content:"";position:absolute;right:-34px;bottom:-34px;width:100px;height:100px;background:var(--gold);opacity:.16}.founder-portrait img{position:relative;z-index:1;display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 22%;filter:saturate(.88) contrast(1.03)}.founder-copy{max-width:700px}.founder-copy h2{font-size:clamp(2.8rem,4.6vw,5rem);margin:1.2rem 0 1.8rem}.founder-copy>p:not(.eyebrow):not(.founder-name){color:#625e56;margin-bottom:1rem}.founder-name{display:flex;align-items:center;gap:1.2rem;margin:0 0 1.8rem;padding:1rem 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);font:500 1.25rem "Playfair Display",serif}.founder-name span{font:600 .64rem "DM Sans",sans-serif;color:#98743a;letter-spacing:.13em;text-transform:uppercase}.button-dark{margin-top:1.3rem;background:var(--ink);color:var(--cream)}.button-dark:hover{background:#292923;color:var(--gold-light)}
@media(max-width:900px){.founder{grid-template-columns:1fr;gap:4rem}.founder-portrait{width:min(78vw,520px);margin:0 auto}.founder-copy{max-width:none}}
@media(max-width:580px){.founder{gap:3rem}.founder-portrait{width:calc(100% - 18px);margin-left:18px}.founder-portrait:before{inset:-12px 12px 12px -12px}.founder-name{align-items:flex-start;flex-direction:column;gap:.35rem}.founder-copy .button{width:100%}}

/* Four-option pricing layout */
.pricing .price-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.pricing .price-card.featured{transform:none}
@media(max-width:900px){.pricing .price-grid{grid-template-columns:1fr}}

/* Single-family rental advisory */
.single-family-feature{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(3rem,7vw,7rem);margin-top:4rem;padding:clamp(2.5rem,5vw,4.5rem);border:1px solid rgba(201,163,91,.48);background:#131412}.single-family-heading h3{font:500 clamp(2rem,3.2vw,3.3rem)/1.12 "Playfair Display",serif;margin:1.2rem 0}.single-family-heading>p:last-child{color:#aaa59b;max-width:560px}.single-family-feature ul{display:grid;grid-template-columns:1fr 1fr;gap:0 2rem;list-style:none;padding:0;margin:0;align-content:start}.single-family-feature li{position:relative;padding:1rem 0 1rem 1.4rem;border-bottom:1px solid rgba(255,255,255,.11);color:#d5d0c7;font-size:.85rem}.single-family-feature li:before{content:"—";position:absolute;left:0;color:var(--gold)}
@media(max-width:900px){.single-family-feature{grid-template-columns:1fr}.single-family-feature ul{grid-template-columns:1fr}}

/* Netlify Forms spam-trap field */
.form-honeypot{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}