@font-face {
  font-family: 'Barlow';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url(assets/fonts/font-1.ttf) format('truetype');
}
@font-face {
  font-family: 'Barlow';
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url(assets/fonts/font-2.ttf) format('truetype');
}
@font-face {
  font-family: 'Barlow';
  font-style: normal;
  font-weight: 600;
  font-display: swap;
  src: url(assets/fonts/font-3.ttf) format('truetype');
}
@font-face {
  font-family: 'Barlow Condensed';
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url(assets/fonts/font-4.ttf) format('truetype');
}
@font-face {
  font-family: 'Barlow Condensed';
  font-style: normal;
  font-weight: 600;
  font-display: swap;
  src: url(assets/fonts/font-5.ttf) format('truetype');
}
@font-face {
  font-family: 'Barlow Condensed';
  font-style: normal;
  font-weight: 700;
  font-display: swap;
  src: url(assets/fonts/font-6.ttf) format('truetype');
}
@font-face {
  font-family: 'Playfair Display';
  font-style: italic;
  font-weight: 400;
  font-display: swap;
  src: url(assets/fonts/font-7.ttf) format('truetype');
}
@font-face {
  font-family: 'Playfair Display';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url(assets/fonts/font-8.ttf) format('truetype');
}
@font-face {
  font-family: 'Playfair Display';
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url(assets/fonts/font-9.ttf) format('truetype');
}

:root{--navy:#0d1b2a;--navy-2:#142638;--gold:#c8902a;--gold-lt:#e5b54e;--cream:#f5f2ec;--cream-2:#eae6de;--ink:#172033;--muted:#53606c;--max:1200px}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:7rem}body{margin:0;background:var(--cream);color:var(--ink);font-family:"Barlow",Arial,sans-serif;font-size:1.0625rem;line-height:1.8}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}img{display:block;max-width:100%}p{margin:0 0 1.25rem}h1,h2,h3{font-family:"Playfair Display",Georgia,serif;font-weight:500}h3{font-size:1.65rem;line-height:1.3;margin:0 0 1rem}em{font-weight:400}a,button,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:6px}section:target{scroll-margin-top:1rem}.container{width:100%;max-width:var(--max);padding:0 3rem;margin:auto}.section{padding:7rem 0}.label{display:flex;align-items:center;gap:.8rem;color:#845b16;font-family:"Barlow Condensed",Arial,sans-serif;font-size:.875rem;font-weight:600;letter-spacing:.15em;line-height:1.5;text-transform:uppercase}.label:before{content:"";width:1.8rem;height:1px;background:currentColor;flex-shrink:0}.section-title{font-size:clamp(2.6rem,4.6vw,4rem);letter-spacing:-.025em;line-height:1.13;margin:1.25rem 0 1.6rem}.section-title em{color:#8a601b}.section-copy{font-size:1.125rem;line-height:1.8;color:var(--muted)}.btn{display:inline-flex;gap:1.2rem;align-items:center;justify-content:center;padding:.9rem 1.35rem;min-height:3.25rem;border:1px solid transparent;font-family:"Barlow Condensed",Arial,sans-serif;font-size:.9375rem;font-weight:600;letter-spacing:.09em;text-transform:uppercase;line-height:1.3;transition:background .2s,transform .2s}.btn:hover{transform:translateY(-2px)}.btn-gold{background:var(--gold);color:var(--navy)}.btn-gold:hover{background:var(--gold-lt)}.btn-outline{border-color:#71808b;color:var(--cream)}.btn-outline:hover{background:#ffffff0d}.skip-link{position:fixed;left:1rem;top:1rem;padding:.7rem 1rem;background:var(--cream);z-index:100;transform:translateY(-180%)}.skip-link:focus{transform:none}.site-header{position:sticky;top:0;z-index:20;background:var(--navy);color:var(--cream);border-bottom:1px solid #ffffff17}.nav-inner{min-height:6rem;display:flex;align-items:center;justify-content:space-between;gap:1.5rem}.wordmark{display:inline-flex;flex-shrink:0}.wordmark-lockup{display:block;width:14.5rem;height:3.4rem;overflow:hidden}.wordmark-lockup img{width:100%;height:100%;object-fit:cover}.nav-links{display:flex;align-items:center;gap:1.6rem}.nav-links a{font-family:"Barlow Condensed",Arial,sans-serif;font-size:.9375rem;font-weight:500;letter-spacing:.05em;padding:.6rem 0}.nav-links a:hover,.nav-links a[aria-current]{color:var(--gold-lt)}.nav-action{font-size:.875rem;padding:.8rem 1rem;min-height:2.8rem}.menu-toggle{display:none}.hero{position:relative;padding:5.5rem 0 0;background:var(--navy);color:var(--cream);overflow:hidden}.hero:before{content:"";position:absolute;inset:0;background-image:linear-gradient(#c8902a08 1px,transparent 1px),linear-gradient(90deg,#c8902a08 1px,transparent 1px);background-size:64px 64px;pointer-events:none}.hero-inner{position:relative}.hero-layout{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(0,1fr);gap:3rem;align-items:center}.hero .label,.dark .label{color:var(--gold-lt)}.hero h1{font-size:clamp(3.4rem,6.5vw,5.8rem);line-height:1.06;letter-spacing:-.035em;margin:1.4rem 0 1.7rem}.hero h1 em{color:var(--gold-lt)}.hero-subhead{max-width:41ch;color:#c1c7cb;font-size:1.15rem;line-height:1.8;margin-bottom:2rem}.hero-cta{display:flex;gap:.8rem;flex-wrap:wrap}.hero-emblem{aspect-ratio:1;position:relative;background:repeating-linear-gradient(45deg,#c8902a0c 0 1px,transparent 1px 15px),#ffffff04;border:1px solid #c8902a70;overflow:hidden;display:grid;place-items:center}.hero-emblem:before{content:"";position:absolute;inset:1rem;border:1px solid #f5f2ec15}.hero-emblem img{width:100%;height:100%;object-fit:contain;transform:scale(1.85)}.hero-emblem>span{position:absolute;bottom:1.6rem;left:1rem;right:1rem;text-align:center;font-family:"Barlow Condensed",Arial,sans-serif;text-transform:uppercase;letter-spacing:.13em;font-size:.875rem;color:#c1c7cb}.hero-foot{display:grid;grid-template-columns:1fr 1.6fr auto;gap:2.5rem;align-items:center;border-top:1px solid #ffffff26;margin-top:4.5rem;padding:2rem 0}.hero-foot .label{font-size:.8125rem}.hero-foot>div p{font-family:"Playfair Display",Georgia,serif;font-size:1.4rem;color:var(--cream);margin:.5rem 0 0}.hero-foot>p{font-size:1rem;color:#bec5ca;margin:0;line-height:1.65}.hero-foot>a{font-size:.9375rem;border-bottom:1px solid var(--gold);padding:.4rem 0}.hero-foot>a span{margin-left:.8rem}.principle-band{background:var(--cream-2);border-bottom:1px solid #d7d4cd}.principle-band .container{display:flex;justify-content:space-between;gap:1.5rem;padding-top:1.25rem;padding-bottom:1.25rem}.principle-band span{font-family:"Barlow Condensed",Arial,sans-serif;font-size:.9375rem;letter-spacing:.12em;text-transform:uppercase}.about-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:5rem;align-items:center}.about-grid p:not(.section-copy){color:var(--muted)}.about-note{border-left:2px solid var(--gold);padding-left:1.4rem;margin-top:2rem}.about-note p{margin:.6rem 0 0;font-family:"Playfair Display",Georgia,serif;font-size:1.4rem;line-height:1.5;color:var(--ink)!important}.brand-panel{background:var(--navy);color:var(--cream);padding:1rem 2rem 2rem;overflow:hidden}.brand-panel img{width:100%;aspect-ratio:1;object-fit:contain;transform:scale(1.4)}.brand-panel p{text-align:center;color:var(--cream)!important;font-family:"Playfair Display",Georgia,serif;font-size:1.5rem}.property-figure{margin:0;position:relative}.property-figure img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover}.property-figure figcaption{font-size:.8125rem;color:var(--muted);line-height:1.6;margin-top:.8rem}.photo-label{background:var(--navy);color:var(--cream);padding:1.5rem 1.6rem;font-family:"Playfair Display",Georgia,serif;font-size:1.6rem;line-height:1.4;border-bottom:3px solid var(--gold)}.dark{background:var(--navy);color:var(--cream)}.dark .section-title em{color:var(--gold-lt)}.dark .section-copy{color:#bec5ca}.section-heading{display:grid;grid-template-columns:1.2fr 1fr;gap:4rem;align-items:end;margin-bottom:3rem}.section-heading .section-title{margin-bottom:0}.section-heading .section-copy{margin:0}.strategy-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.25rem}.strategy-card{display:flex;flex-direction:column;background:var(--navy-2);border:1px solid #ffffff17;padding:2rem;transition:transform .25s,border-color .25s}.strategy-card:hover{transform:translateY(-4px);border-color:#c8902a80}.card-index{font-family:"Playfair Display",Georgia,serif;font-size:2.6rem;line-height:1;color:var(--gold-lt);margin-bottom:2rem}.strategy-card p{font-size:1rem;line-height:1.85;color:#c1c7cb;margin-bottom:2rem}.card-foot{margin-top:auto;border-top:1px solid #ffffff24;padding-top:1rem;font-family:"Barlow Condensed",Arial,sans-serif;font-size:.875rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-lt)}.strategy-note{display:grid;grid-template-columns:1fr 2fr;gap:2rem;border-top:1px solid #ffffff26;padding-top:1.6rem;margin-top:2rem;font-size:1rem}.strategy-note strong{font-weight:500;color:var(--cream)}.strategy-note p{margin:0;color:#bec5ca}.approach{background:#fff}.approach-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 4rem}.approach-grid article{display:flex;gap:1.5rem;border-top:1px solid #d8dcd9;padding:2rem 0}.approach-grid h3{font-size:1.6rem}.approach-grid p{margin:0;color:var(--muted)}.step-number{font-family:"Barlow Condensed",Arial,sans-serif;font-size:.9375rem;color:#845b16;padding-top:.3rem}.partners-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:5rem}.partners-grid>div>p{color:var(--muted)}.locations{border:1px solid #d7d1c6;padding:2rem 2.5rem;background:#efebe3}.locations ul{list-style:none;padding:0;margin:1.5rem 0}.locations li{display:flex;align-items:center;gap:1.5rem;border-bottom:1px solid #d7d1c6;padding:.8rem 0}.locations li span{font-family:"Barlow Condensed",Arial,sans-serif;color:#845b16;font-size:.9375rem;width:2rem;letter-spacing:.1em}.locations li strong{font-family:"Playfair Display",Georgia,serif;font-size:1.6rem;font-weight:400}.locations>p{font-size:.9375rem;line-height:1.7;margin:0}.contact-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:5rem;align-items:center}.contact-details{border-top:1px solid #c8902a80;padding-top:2rem}.contact-details h3{font-size:1.8rem}.contact-details p{color:#bec5ca}.email-link{color:var(--gold-lt);text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:.25em;overflow-wrap:anywhere}.conversation-topics{display:flex;justify-content:space-between;gap:1.5rem;border-top:1px solid #ffffff26;margin-top:3rem;padding-top:1.5rem;color:#bec5ca;font-size:.9375rem}.site-footer{background:#091420;color:#bec5ca;padding:2.5rem 0 1.5rem}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:2rem}.footer-top-link{font-size:.9375rem;color:var(--cream)}.entity-line{font-size:.9375rem;line-height:1.8;margin:1.2rem 0}.disclaimer{max-width:90ch;font-size:.875rem;line-height:1.8;color:#aeb8bf}.privacy{font-size:.875rem;max-width:90ch;margin:1.5rem 0}.privacy summary{cursor:pointer;width:fit-content;color:var(--cream);min-height:2.5rem;line-height:2.5rem}.privacy>div{padding-top:.75rem}.privacy a{text-decoration:underline}.footer-bottom{border-top:1px solid #ffffff24;padding-top:1.25rem;display:flex;justify-content:space-between;gap:1.5rem;font-size:.8125rem;color:#aeb8bf}main:focus{outline:none}
@media(min-width:961px){.menu-toggle{display:none!important}}
@media(max-width:1100px){.nav-links{gap:1rem}.nav-action{display:none}.hero-layout{gap:2rem}.hero h1{font-size:4.8rem}.about-grid,.partners-grid,.contact-grid{gap:3rem}.strategy-card{padding:1.5rem}.hero-foot{gap:1.5rem}}
@media(max-width:960px){html{scroll-padding-top:6rem}.container{padding:0 1.75rem}.section{padding:5rem 0}.nav-inner{min-height:5rem;flex-wrap:wrap;gap:0;padding-top:.75rem;padding-bottom:.75rem}.wordmark-lockup{width:13rem;height:3rem}.nav-links{flex-basis:100%;justify-content:space-between;flex-wrap:wrap;gap:.3rem 1.2rem}.js .nav-links{display:none;padding:1rem 0 .5rem}.js .nav-links.is-open{display:flex;flex-direction:column;align-items:stretch}.js .nav-links a{padding:.65rem .25rem;border-top:1px solid #ffffff20}.js .menu-toggle{display:flex;align-items:center;justify-content:center;gap:.75rem;background:transparent;border:1px solid #ffffff55;color:var(--cream);padding:.45rem .75rem;min-height:2.8rem;font-size:.9375rem}.hero{padding-top:3.5rem}.hero h1{font-size:clamp(3.5rem,7.5vw,4.8rem)}.hero-layout{grid-template-columns:1.3fr 1fr}.hero-emblem>span{font-size:.75rem;bottom:1.3rem}.hero-foot{grid-template-columns:1fr 1.7fr;padding:1.5rem 0;margin-top:3rem}.hero-foot>a{grid-column:2;justify-self:start;margin-top:-1rem}.about-grid{gap:2.5rem;grid-template-columns:1fr 1fr}.section-heading{gap:2.5rem}.section-title{font-size:2.9rem}.strategy-grid{grid-template-columns:1fr}.strategy-card{display:grid;grid-template-columns:3.5rem 1fr;column-gap:1.5rem;padding:2rem}.card-index{grid-row:1/4;margin:0}.strategy-card p{margin-bottom:1.5rem}.card-foot{grid-column:2}.approach-grid{gap:0 2rem}.partners-grid,.contact-grid{gap:2.5rem}.locations{padding:1.5rem}.contact-grid{grid-template-columns:1fr 1fr}.conversation-topics{flex-wrap:wrap}}
@media(max-width:680px){.container{padding:0 1.4rem}.nav-inner{padding-top:.6rem;padding-bottom:.6rem}.hero-layout,.about-grid,.section-heading,.partners-grid,.contact-grid{grid-template-columns:1fr}.hero{padding-top:3rem}.hero h1{font-size:clamp(3.15rem,11.8vw,4.7rem)}.hero-subhead{font-size:1.1rem}.hero-emblem{display:none}.hero-foot{grid-template-columns:1fr;gap:1rem;margin-top:2.75rem}.hero-foot>a{grid-column:auto;margin-top:0;justify-self:start}.hero-foot>p{max-width:42ch}.principle-band .container{flex-wrap:wrap;justify-content:flex-start;gap:.6rem 1.3rem;padding-top:1rem;padding-bottom:1rem}.principle-band span{font-size:.8125rem;letter-spacing:.07em}.principle-band span+span:before{content:"/";color:#98753e;margin-right:1.3rem}.section{padding:4rem 0}.section-title{font-size:clamp(2.4rem,8vw,3rem)}.section-heading{gap:1.5rem;margin-bottom:2rem}.about-grid{gap:2.5rem}.property-figure img{aspect-ratio:5/4}.strategy-card{padding:1.5rem;grid-template-columns:2.6rem 1fr;column-gap:1rem}.strategy-card h3{font-size:1.5rem}.card-index{font-size:2rem}.strategy-note{grid-template-columns:1fr;gap:.5rem}.approach-grid{grid-template-columns:1fr}.approach-grid article{padding:1.7rem 0}.locations{padding:1.6rem}.contact-grid{gap:2rem}.contact-details{padding-top:1.6rem}.contact .section-title br:nth-child(2){display:none}.conversation-topics{display:grid;gap:.5rem}.footer-top{align-items:flex-start}.footer-top-link{font-size:.875rem;white-space:nowrap}.footer-top .wordmark-lockup{width:11rem;height:2.6rem}.footer-bottom{flex-wrap:wrap;gap:.5rem}.hero-cta .btn{padding:.9rem 1rem;font-size:.875rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
@media(max-width:360px){.site-header .wordmark-lockup{width:10.5rem;height:2.7rem}.footer-top{gap:1rem}.footer-top .wordmark-lockup{width:9.5rem}}
/* Intrinsic wrapping also supports visitors who enlarge their default text size. */
.nav-inner,.nav-links{flex-wrap:wrap}.nav-links{justify-content:center}.nav-inner{padding-top:.75rem;padding-bottom:.75rem}
.hero-layout,.about-grid,.section-heading,.partners-grid,.contact-grid{display:flex;flex-wrap:wrap}
.hero-copy{flex:1.45 1 24rem;min-width:0}.hero-emblem{flex:1 1 18rem;max-width:27rem;margin-inline:auto}
.about-grid>*,.section-heading>*,.partners-grid>*,.contact-grid>*{flex:1 1 24rem;min-width:0}
.strategy-grid{grid-template-columns:repeat(auto-fit,minmax(min(100%,18rem),1fr))}
.approach-grid{grid-template-columns:repeat(auto-fit,minmax(min(100%,24rem),1fr))}
.strategy-card,h1,h2,h3,p,.label,.card-foot{overflow-wrap:anywhere}
.hero-foot{grid-template-columns:repeat(auto-fit,minmax(min(100%,16rem),1fr))}
.hero-foot>a{justify-self:start}.footer-top,.conversation-topics{flex-wrap:wrap}
@media(max-width:960px){.strategy-grid{grid-template-columns:1fr}.hero-copy{flex-basis:22rem}.hero-emblem{flex-basis:15rem}.hero-foot>a{grid-column:auto;margin-top:0}}
@media(max-width:680px){.hero-foot{grid-template-columns:1fr}.hero-copy{flex-basis:100%}.strategy-card{display:flex}.card-index{margin-bottom:1.2rem}.card-foot{margin-top:auto}.footer-top{gap:1rem}.site-header .wordmark-lockup{max-width:53vw}}

html{scroll-padding-top:var(--header-offset,7rem)}
html:not(.js) .site-header{position:relative}