:root{--ink:#171713;--ink-2:#292a25;--cream:#f3efe6;--paper:#fbfaf6;--white:#fff;--orange:#e86f32;--orange-dark:#c94f18;--sage:#a9ad9e;--line:rgba(23,23,19,.14);--muted:#686a62;--serif:"DM Serif Display",Georgia,serif;--sans:"Manrope",Arial,sans-serif;--shadow:0 18px 50px rgba(23,23,19,.08);--radius:2px;--shell:min(1180px,calc(100% - 48px))}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,textarea{font:inherit}button{color:inherit}.shell{width:var(--shell);margin-inline:auto}.narrow{max-width:820px}.section{padding:112px 0}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.mobile-only{display:none!important}[hidden]{display:none!important}
.icon{width:20px;height:20px;flex:0 0 auto}.kicker{display:inline-flex;align-items:center;gap:10px;margin-bottom:20px;color:var(--orange-dark);font-size:.72rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase}.kicker:before{content:"";width:28px;height:1px;background:currentColor}.kicker-light{color:#ffc7aa}.section-head h2,.page-hero h1,.split-hero h1,.about-hero h1,.valuation-page h1,.contact-page h1{margin:0;font-family:var(--serif);font-weight:400;line-height:1.03;letter-spacing:-.025em}.section-head h2{max-width:720px;font-size:clamp(2.4rem,5vw,4.45rem)}.section-head p{max-width:650px;margin:22px 0 0;color:var(--muted);font-size:1.02rem}.section-head.center{text-align:center;margin-inline:auto}.section-head.center h2,.section-head.center p{margin-inline:auto}.lead{font-size:1.3rem;line-height:1.55}.text-link{display:inline-flex;align-items:center;gap:10px;border-bottom:1px solid var(--ink);padding:0 0 4px;font-weight:700;font-size:.88rem}.text-link .icon{width:17px;transition:transform .2s}.text-link:hover .icon{transform:translateX(4px)}.text-link.light{border-color:rgba(255,255,255,.6);color:var(--white)}
.button{display:inline-flex;min-height:52px;align-items:center;justify-content:center;gap:11px;padding:0 24px;border:1px solid transparent;border-radius:var(--radius);font-weight:700;font-size:.87rem;transition:transform .2s,background .2s,color .2s,border-color .2s;cursor:pointer}.button:hover{transform:translateY(-2px)}.button-primary{background:var(--orange);color:var(--white)}.button-primary:hover{background:var(--orange-dark)}.button-ghost{border-color:rgba(255,255,255,.48);color:var(--white);background:rgba(255,255,255,.05);backdrop-filter:blur(6px)}.button-ghost:hover{background:var(--white);color:var(--ink)}.button-light{background:var(--white);color:var(--ink)}.button-outline{border-color:var(--ink);background:transparent}.button-row,.hero-actions,.cta-actions{display:flex;align-items:center;gap:18px;flex-wrap:wrap}
.site-header{position:sticky;z-index:100;top:0;height:82px;background:rgba(251,250,246,.94);border-bottom:1px solid var(--line);backdrop-filter:blur(14px);transition:background .25s,border-color .25s}.home .site-header{position:absolute;width:100%;background:linear-gradient(to bottom,rgba(10,10,8,.58),transparent);border-color:transparent;backdrop-filter:none}.home .site-header.is-scrolled{position:fixed;background:rgba(251,250,246,.95);border-color:var(--line);backdrop-filter:blur(14px)}.header-inner{height:100%;display:flex;align-items:center;justify-content:space-between;gap:32px}.brand{display:inline-flex;flex-direction:column;line-height:1}.brand strong{font-family:var(--serif);font-size:1.6rem;font-weight:400;letter-spacing:.18em}.brand span{margin-top:7px;color:var(--muted);font-size:.54rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase}.home .site-header:not(.is-scrolled) .brand,.home .site-header:not(.is-scrolled) .desktop-nav,.home .site-header:not(.is-scrolled) .header-cta{color:var(--white)}.home .site-header:not(.is-scrolled) .brand span{color:rgba(255,255,255,.68)}.desktop-nav{display:flex;align-items:center;gap:26px}.desktop-nav a{position:relative;padding:8px 0;font-size:.78rem;font-weight:600}.desktop-nav a:after{position:absolute;bottom:1px;left:0;width:0;height:1px;background:var(--orange);content:"";transition:width .2s}.desktop-nav a:hover:after,.desktop-nav a.is-active:after{width:100%}.header-cta{display:inline-flex;align-items:center;gap:8px;border-bottom:1px solid currentColor;padding-bottom:3px;font-size:.78rem;font-weight:700}.header-cta .icon{width:16px}.menu-toggle,.mobile-menu{display:none}
.hero-home{position:relative;min-height:700px;display:flex;align-items:center;overflow:hidden;background:#24241f;color:var(--white)}.hero-image{position:absolute;inset:0;background:url('/assets/images/hero-eolid.webp') center/cover no-repeat;transform:scale(1.01)}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,12,10,.86) 0%,rgba(12,12,10,.69) 37%,rgba(12,12,10,.18) 68%,rgba(12,12,10,.15) 100%)}.hero-content{position:relative;z-index:2;padding-top:96px}.hero-content h1{max-width:780px;margin:0;font-family:var(--serif);font-size:clamp(3.6rem,7.2vw,6.8rem);font-weight:400;line-height:.92;letter-spacing:-.04em}.hero-content h1 em{display:block;color:#ffb78f;font-weight:400}.hero-content>p{max-width:600px;margin:26px 0 32px;color:rgba(255,255,255,.9);font-size:1.06rem}.hero-proof{display:flex;gap:34px;margin-top:46px}.hero-proof div{display:grid;grid-template-columns:auto auto;align-items:center;gap:0 10px;padding-right:32px;border-right:1px solid rgba(255,255,255,.28)}.hero-proof div:last-child{border:0}.hero-proof strong{grid-row:1/3;font-family:var(--serif);font-size:2rem;font-weight:400}.hero-proof span{max-width:100px;color:rgba(255,255,255,.68);font-size:.7rem;line-height:1.3}.hero-scroll{position:absolute;z-index:2;right:44px;bottom:34px;display:flex;align-items:center;gap:10px;color:rgba(255,255,255,.7);font-size:.65rem;letter-spacing:.15em;text-transform:uppercase;transform:rotate(90deg);transform-origin:right bottom}.hero-scroll span{width:36px;height:1px;background:currentColor}
.intro-section{background:var(--cream)}.intro-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:120px;align-items:start}.intro-copy p{margin-top:0;color:var(--muted)}.intro-copy .lead{color:var(--ink)}.intro-grid .text-link{margin-top:38px}.section-top{display:flex;align-items:end;justify-content:space-between;gap:28px;margin-bottom:48px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px 20px}.property-card{min-width:0;background:var(--white);border:1px solid rgba(23,23,19,.09);transition:box-shadow .25s,transform .25s}.property-card:hover{box-shadow:var(--shadow);transform:translateY(-5px)}.property-media{position:relative;display:block;overflow:hidden;aspect-ratio:4/3;background:#ddd}.property-media img{width:100%;height:100%;object-fit:cover;transition:transform .55s}.property-card:hover .property-media img{transform:scale(1.035)}.property-tag{position:absolute;top:14px;left:14px;padding:6px 10px;background:rgba(251,250,246,.92);font-size:.64rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;backdrop-filter:blur(8px)}.property-info{padding:21px 20px 19px}.property-place{margin:0 0 8px;color:var(--orange-dark);font-size:.64rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.property-info h3{min-height:3.2em;margin:0;font-size:1rem;line-height:1.55}.property-bottom{display:flex;align-items:end;justify-content:space-between;gap:12px;margin-top:19px;padding-top:16px;border-top:1px solid var(--line)}.property-bottom strong{font-family:var(--serif);font-size:1.42rem;font-weight:400}.property-bottom a{display:inline-flex;align-items:center;gap:5px;color:var(--muted);font-size:.7rem;font-weight:700}.property-bottom .icon{width:14px}
.seller-section{background:#e7e2d7}.seller-grid{display:grid;grid-template-columns:1fr 1fr;gap:110px;align-items:center}.seller-visual{display:grid;gap:1px;background:rgba(23,23,19,.15);box-shadow:var(--shadow)}.seller-number{display:grid;grid-template-columns:78px 1fr;align-items:center;min-height:116px;padding:0 30px;background:var(--paper)}.seller-number span{color:var(--orange);font-family:var(--serif);font-size:1.65rem}.seller-number strong{font-family:var(--serif);font-size:2.25rem;font-weight:400}.check-list{display:grid;gap:12px;margin:30px 0 34px;padding:0;list-style:none}.check-list li{display:flex;align-items:center;gap:10px}.check-list .icon{width:18px;color:var(--orange-dark)}.team-grid{display:grid;grid-template-columns:1.18fr .82fr;gap:110px;align-items:center}.team-images{position:relative;min-height:530px}.portrait{position:absolute;margin:0;overflow:hidden;background:var(--cream)}.portrait img{width:100%;height:100%;object-fit:cover}.portrait figcaption{position:absolute;left:14px;bottom:14px;padding:5px 9px;background:var(--ink);color:var(--white);font-size:.65rem}.portrait-one{top:0;left:0;width:58%;height:430px}.portrait-two{right:0;bottom:0;width:48%;height:360px;border:10px solid var(--paper)}.team-grid>div:last-child>p{color:var(--muted);font-size:1.04rem}.team-grid .text-link{margin-top:24px}.area-section{padding-top:0}.area-card{display:grid;grid-template-columns:1.25fr .75fr;gap:90px;align-items:center;padding:70px;background:var(--ink);color:var(--white)}.area-card .section-head p,.area-card>div>p{color:rgba(255,255,255,.68)}.area-map{position:relative;display:flex;min-height:260px;flex-direction:column;justify-content:center;padding:42px;border:1px solid rgba(255,255,255,.2);background:radial-gradient(circle at 75% 30%,rgba(232,111,50,.32),transparent 33%)}.area-map:after{position:absolute;inset:16px;border:1px dashed rgba(255,255,255,.14);content:""}.area-map .icon{position:relative;z-index:1;width:32px;height:32px;margin-bottom:28px;color:var(--orange)}.area-map span,.area-map strong,.area-map small{position:relative;z-index:1}.area-map span{color:rgba(255,255,255,.55);font-size:.7rem;letter-spacing:.14em;text-transform:uppercase}.area-map strong{font-family:var(--serif);font-size:2.2rem;font-weight:400}.area-map small{color:rgba(255,255,255,.62)}
.cta-band{padding:78px 0;background:var(--orange);color:var(--white)}.cta-band-inner{display:flex;align-items:end;justify-content:space-between;gap:40px}.cta-band h2{max-width:750px;margin:0;font-family:var(--serif);font-size:clamp(2.5rem,5vw,4.6rem);font-weight:400;line-height:1}.cta-actions{flex-direction:column;align-items:flex-start}.cta-actions .button{min-width:200px}
.page-hero{padding:150px 0 110px;background:var(--cream);text-align:center}.page-hero h1{font-size:clamp(3.3rem,7vw,6.5rem)}.page-hero p{max-width:700px;margin:26px auto 0;color:var(--muted);font-size:1.1rem}.compact-hero{text-align:left}.compact-hero>.shell{display:flex;align-items:end;justify-content:space-between;gap:50px}.compact-hero h1{max-width:850px;font-size:clamp(3.1rem,6.2vw,5.7rem)}.compact-hero p{margin-left:0}.hero-stat{display:flex;min-width:180px;flex-direction:column;padding-left:28px;border-left:1px solid var(--line)}.hero-stat strong{font-family:var(--serif);font-size:4rem;font-weight:400;line-height:1}.hero-stat span{color:var(--muted);font-size:.75rem}.catalog-section{padding-top:72px}.catalog-toolbar{display:flex;align-items:center;justify-content:space-between;gap:28px;margin-bottom:38px}.catalog-toolbar>p{color:var(--muted);font-size:.8rem}.search-box{display:flex;width:min(520px,100%);align-items:center;gap:12px;border-bottom:1px solid var(--ink);padding:12px 0}.search-box input{width:100%;border:0;outline:0;background:transparent;color:var(--ink)}.search-box input::placeholder{color:#898a82}.empty-state{margin-top:30px;padding:24px;background:var(--cream);text-align:center}.empty-state a{text-decoration:underline}.buyer-note{padding:70px 0;background:var(--ink);color:var(--white)}.buyer-note-inner{display:flex;align-items:center;justify-content:space-between;gap:40px}.buyer-note-inner>div{display:grid;grid-template-columns:auto 1fr;column-gap:20px}.buyer-note .icon{grid-row:1/3;width:38px;height:38px;color:var(--orange)}.buyer-note h2{margin:0;font-family:var(--serif);font-size:2.4rem;font-weight:400}.buyer-note p{margin:2px 0 0;color:rgba(255,255,255,.65)}.availability-note{margin-top:42px;padding:26px 30px;border-left:3px solid var(--orange);background:var(--cream)}.availability-note p{margin:5px 0 0;color:var(--muted)}
.service-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border-top:1px solid var(--line);border-left:1px solid var(--line)}.service-grid article{position:relative;min-height:350px;padding:52px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.service-grid article>.icon{width:34px;height:34px;color:var(--orange)}.service-grid article>span{position:absolute;top:48px;right:48px;color:var(--muted);font-family:var(--serif);font-size:1.5rem}.service-grid h2{margin:48px 0 14px;font-family:var(--serif);font-size:2rem;font-weight:400}.service-grid p{max-width:480px;color:var(--muted)}.service-grid a{display:inline-flex;align-items:center;gap:8px;margin-top:14px;border-bottom:1px solid var(--ink);font-size:.8rem;font-weight:700}.service-grid a .icon{width:15px}
.split-hero{display:grid;min-height:680px;grid-template-columns:1.1fr .9fr}.split-copy{display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding:120px max(48px,calc((100vw - 1180px)/2));padding-right:8vw;background:var(--cream)}.split-copy h1{max-width:760px;font-size:clamp(3.7rem,6vw,6.5rem)}.split-copy p{max-width:630px;margin:28px 0 34px;color:var(--muted);font-size:1.07rem}.split-art{display:flex;align-items:flex-end;padding:50px;background:linear-gradient(140deg,#1f201b,#37382f);position:relative;overflow:hidden}.split-art:before,.split-art:after{position:absolute;border:1px solid rgba(255,255,255,.1);border-radius:50%;content:""}.split-art:before{width:600px;height:600px;top:-250px;right:-260px}.split-art:after{width:380px;height:380px;top:-140px;right:-160px}.art-card{position:relative;z-index:1;display:flex;min-height:300px;width:100%;flex-direction:column;justify-content:end;padding:38px;border:1px solid rgba(255,255,255,.22);color:var(--white);background:linear-gradient(to top,rgba(232,111,50,.25),transparent)}.art-card span,.art-card small{color:rgba(255,255,255,.6)}.art-card strong{max-width:440px;margin:12px 0;font-family:var(--serif);font-size:2.5rem;font-weight:400;line-height:1.1}.process-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:110px}.process-sticky{position:sticky;top:120px;align-self:start}.process-sticky p{color:var(--muted)}.process-list{margin:0;padding:0;list-style:none}.process-list li{display:grid;grid-template-columns:72px 1fr;gap:28px;padding:0 0 48px;margin-bottom:48px;border-bottom:1px solid var(--line)}.process-list li:last-child{margin:0}.process-list>li>span{color:var(--orange);font-family:var(--serif);font-size:1.6rem}.process-list h2{margin:0 0 12px;font-family:var(--serif);font-size:2.3rem;font-weight:400}.process-list p{margin:0;color:var(--muted)}
.valuation-section{padding:100px 0;background:var(--ink);color:var(--white)}.valuation-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px;align-items:center}.valuation-grid h2{margin:0;font-family:var(--serif);font-size:clamp(3rem,6vw,5rem);font-weight:400;line-height:1}.valuation-grid>div>p{color:rgba(255,255,255,.65)}.lead-form{display:grid;grid-template-columns:1fr 1fr;gap:20px}.field{display:flex;flex-direction:column;gap:7px}.field-wide{grid-column:1/-1}.field label{font-size:.68rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.field input,.field textarea{width:100%;border:0;border-bottom:1px solid rgba(255,255,255,.35);border-radius:0;outline:none;background:transparent;color:var(--white);padding:10px 0}.field input:focus,.field textarea:focus{border-color:var(--orange)}.field input::placeholder,.field textarea::placeholder{color:rgba(255,255,255,.45)}.consent{display:flex;align-items:flex-start;gap:8px;color:rgba(255,255,255,.7);font-size:.72rem}.consent input{margin-top:4px;accent-color:var(--orange)}.consent a{text-decoration:underline}.form-note{margin:0;color:rgba(255,255,255,.5);font-size:.68rem}.valuation-page{padding:145px 0 110px;background:var(--ink);color:var(--white)}.valuation-page-grid{display:grid;grid-template-columns:1fr .9fr;gap:90px;align-items:center}.valuation-page h1{font-size:clamp(3.4rem,6.5vw,6.1rem)}.valuation-page-grid>div>p{max-width:630px;color:rgba(255,255,255,.7)}.simple-points{display:grid;gap:12px;margin:34px 0 0;padding:0;list-style:none}.simple-points li{display:flex;align-items:center;gap:10px}.simple-points .icon{color:var(--orange)}.valuation-form-card{padding:42px;background:var(--paper);color:var(--ink)}.valuation-form-card h2{margin:0 0 28px;font-family:var(--serif);font-size:2rem;font-weight:400}.valuation-form-card .field input,.valuation-form-card .field textarea{border-color:var(--line);color:var(--ink)}.valuation-form-card .field input::placeholder,.valuation-form-card .field textarea::placeholder{color:#93948d}.valuation-form-card .consent,.valuation-form-card .form-note{color:var(--muted)}.value-explain{display:grid;grid-template-columns:1.1fr .9fr;gap:100px;align-items:center}.value-explain>div>p{color:var(--muted)}.quote-block{position:relative;padding:55px;background:var(--cream)}.quote-block span{position:absolute;top:5px;left:20px;color:var(--orange);font-family:var(--serif);font-size:5rem;line-height:1}.quote-block p{margin:0!important;color:var(--ink)!important;font-family:var(--serif);font-size:2rem;line-height:1.3}
.method-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--line)}.method-grid article{min-height:300px;padding:48px;background:var(--paper)}.method-grid span{color:var(--orange);font-family:var(--serif);font-size:1.6rem}.method-grid h2{margin:44px 0 12px;font-family:var(--serif);font-size:2.25rem;font-weight:400}.method-grid p{color:var(--muted)}.work-image-strip{display:grid;grid-template-columns:1fr 1.3fr 1fr;height:430px;gap:8px;background:var(--white)}.work-image-strip div{overflow:hidden}.work-image-strip img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.work-image-strip img:hover{transform:scale(1.035)}
.about-hero{padding:160px 0 110px;background:var(--cream)}.about-hero>.shell{display:grid;grid-template-columns:1fr 280px;gap:80px;align-items:end}.about-hero h1{max-width:900px;font-size:clamp(3.6rem,7vw,6.7rem)}.about-hero p{max-width:650px;color:var(--muted);font-size:1.08rem}.about-mark{display:flex;aspect-ratio:1;align-items:center;justify-content:center;border:1px solid var(--ink);color:var(--orange);font-family:var(--serif);font-size:9rem}.founders{display:grid;gap:80px}.founders article{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.founders article:nth-child(even) .founder-photo{order:2}.founder-photo{height:520px;overflow:hidden;background:var(--cream)}.founder-photo img{width:100%;height:100%;object-fit:cover}.founders span{color:var(--orange-dark);font-size:.7rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.founders h2{margin:10px 0 20px;font-family:var(--serif);font-size:3.7rem;font-weight:400}.founders p{max-width:520px;color:var(--muted);font-size:1.05rem}.manifesto{padding:110px 0;background:var(--ink);color:var(--white);text-align:center}.manifesto blockquote{max-width:960px;margin:20px auto;font-family:var(--serif);font-size:clamp(3rem,6vw,5.8rem);line-height:1.05}.manifesto p{color:rgba(255,255,255,.62)}
.contact-page{padding:145px 0 110px;background:var(--cream)}.contact-grid{display:grid;grid-template-columns:1fr .9fr;gap:100px;align-items:start}.contact-page h1{font-size:clamp(3.7rem,7vw,6.8rem)}.contact-grid>div>p{max-width:600px;color:var(--muted)}.contact-cards{display:grid;margin-top:42px;border-top:1px solid var(--line)}.contact-cards>a{display:flex;align-items:center;gap:18px;padding:20px 0;border-bottom:1px solid var(--line)}.contact-cards .icon{width:24px;color:var(--orange-dark)}.contact-cards span{display:flex;flex-direction:column}.contact-cards small{color:var(--muted);font-size:.65rem;text-transform:uppercase}.contact-cards strong{font-size:.88rem}.hours{margin-top:36px}.hours h2{display:flex;align-items:center;gap:10px;font-family:var(--serif);font-size:1.8rem;font-weight:400}.hours h2 .icon{color:var(--orange-dark)}.hours p{display:flex;max-width:500px;justify-content:space-between;gap:20px;margin:8px 0;font-size:.78rem}.hours p span{color:var(--muted)}.contact-form-card{padding:46px;background:var(--ink);color:var(--white)}.contact-form-card h2{margin:0 0 28px;font-family:var(--serif);font-size:2.3rem;font-weight:400}
.legal-hero .button{margin-top:32px}.legal-note{font-size:1.05rem}.legal-note h2{font-family:var(--serif);font-size:2.4rem;font-weight:400}.legal-note p{color:var(--muted)}.legal-note a{text-decoration:underline}
.site-footer{padding:82px 0 30px;background:#11120f;color:var(--white)}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr 1fr .65fr;gap:58px}.brand-light span{color:rgba(255,255,255,.45)}.footer-grid>div:first-child>p{max-width:280px;color:rgba(255,255,255,.48);font-size:.82rem}.footer-grid h2{margin:0 0 20px;color:rgba(255,255,255,.42);font-size:.65rem;letter-spacing:.13em;text-transform:uppercase}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;align-items:flex-start;gap:11px}.footer-grid a,.footer-grid address{display:inline-flex;align-items:center;gap:5px;color:rgba(255,255,255,.74);font-size:.77rem;font-style:normal}.footer-grid a:hover{color:var(--orange)}.footer-grid .icon{width:13px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;margin-top:65px;padding-top:25px;border-top:1px solid rgba(255,255,255,.12);color:rgba(255,255,255,.38);font-size:.65rem}.footer-bottom div{display:flex;gap:20px}.mobile-contact-bar{display:none}
:focus-visible{outline:3px solid #1d7dff;outline-offset:3px}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important}}
@media (max-width:1020px){:root{--shell:min(100% - 36px,900px)}.desktop-nav{gap:16px}.desktop-nav a{font-size:.7rem}.header-cta{display:none}.section{padding:90px 0}.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.seller-grid,.team-grid,.valuation-grid,.valuation-page-grid,.contact-grid{gap:60px}.team-images{min-height:470px}.area-card{gap:50px;padding:52px}.footer-grid{grid-template-columns:1fr 1fr;gap:45px}.split-hero{grid-template-columns:1fr}.split-copy{min-height:620px}.split-art{min-height:460px}.process-grid{gap:60px}.about-hero>.shell{grid-template-columns:1fr 200px}.about-mark{font-size:6rem}}
@media (max-width:760px){:root{--shell:calc(100% - 32px)}body{font-size:15px;padding-bottom:calc(58px + env(safe-area-inset-bottom))}.desktop-nav,.header-cta{display:none}.site-header{height:68px}.home .site-header{position:absolute}.home .site-header.is-scrolled{height:68px}.header-inner{padding-right:56px}.brand strong{font-size:1.35rem}.brand span{margin-top:5px;font-size:.54rem}.menu-toggle{position:fixed;z-index:210;top:14px;right:14px;display:flex;width:42px;height:40px;flex-direction:column;align-items:center;justify-content:center;gap:7px;border:1px solid var(--line);background:rgba(251,250,246,.95);cursor:pointer}.menu-toggle span{width:18px;height:1px;background:var(--ink);transition:transform .2s}.menu-open .menu-toggle span:first-child{transform:translateY(4px) rotate(45deg)}.menu-open .menu-toggle span:last-child{transform:translateY(-4px) rotate(-45deg)}.mobile-menu{position:fixed;z-index:200;inset:0;display:flex;visibility:hidden;flex-direction:column;justify-content:space-between;padding:96px 26px 34px;background:var(--ink);color:var(--white);opacity:0;transform:translateY(-12px);transition:opacity .2s,transform .2s,visibility .2s}.menu-open .mobile-menu{visibility:visible;opacity:1;transform:none}.mobile-menu nav{display:flex;flex-direction:column}.mobile-menu nav>a{padding:12px 0;border-bottom:1px solid rgba(255,255,255,.13);font-family:var(--serif);font-size:2rem}.mobile-menu nav>a.is-active{color:var(--orange)}.mobile-menu nav .mobile-value{margin-top:16px;border:0;color:#ffc7aa;font-family:var(--sans);font-size:.86rem;font-weight:700}.mobile-menu-meta{display:flex;justify-content:space-between;color:rgba(255,255,255,.55);font-size:.74rem}.section{padding:72px 0}.section-head h2{font-size:2.65rem}.section-head p{margin-top:16px}.mobile-only{display:inline-flex!important}.desktop-only{display:none}.hero-home{min-height:650px;align-items:flex-end;padding-bottom:46px}.hero-image{background-position:63% center}.hero-overlay{background:linear-gradient(90deg,rgba(10,10,8,.88),rgba(10,10,8,.48)),linear-gradient(to top,rgba(10,10,8,.9),transparent 58%)}.hero-content{padding-top:120px}.hero-content h1{font-size:3.55rem;line-height:.94}.hero-content>p{margin:20px 0 25px;font-size:.98rem;line-height:1.55}.hero-actions{gap:10px}.hero-actions .button{min-height:48px;padding-inline:17px}.hero-proof{gap:18px;margin-top:30px}.hero-proof div{display:block;padding-right:16px}.hero-proof strong{display:block;font-size:1.5rem}.hero-proof span{display:block;font-size:.66rem;line-height:1.35}.hero-scroll{display:none}.intro-grid,.seller-grid,.team-grid,.area-card,.value-explain{grid-template-columns:1fr;gap:42px}.intro-grid .text-link{margin-top:22px}.section-top{display:block;margin-bottom:30px}.property-grid{grid-template-columns:1fr;gap:18px}.property-card{display:grid;grid-template-columns:42% 58%}.property-media{height:100%;aspect-ratio:auto}.property-info{display:flex;min-width:0;flex-direction:column;padding:16px 14px}.property-info h3{min-height:0;font-size:.88rem;line-height:1.4}.property-place{font-size:.62rem;line-height:1.35}.property-bottom{margin-top:auto;padding-top:10px;align-items:center}.property-bottom strong{font-size:1.15rem}.property-bottom a{font-size:0;width:26px;height:26px;justify-content:center}.property-bottom a .icon{width:16px}.properties-section .mobile-only{width:100%;margin-top:24px}.seller-number{min-height:88px;grid-template-columns:55px 1fr;padding:0 20px}.seller-number strong{font-size:1.7rem}.team-images{min-height:390px}.portrait-one{height:310px}.portrait-two{height:270px;border-width:7px}.area-card{padding:34px 25px}.area-map{min-height:220px}.cta-band{padding:64px 0}.cta-band-inner{display:block}.cta-band h2{font-size:3rem}.cta-actions{margin-top:30px}.page-hero{padding:70px 0 48px}.page-hero h1{font-size:2.85rem;line-height:1}.compact-hero>.shell{display:block}.compact-hero h1{font-size:3.05rem;line-height:1}.hero-stat{display:none}.catalog-section{padding-top:34px}.catalog-toolbar{display:block}.catalog-toolbar>p{margin-top:10px;font-size:.76rem}.catalog-section .property-grid{gap:15px}.buyer-note-inner{display:block}.buyer-note-inner>div{display:block}.buyer-note .icon{margin-bottom:14px}.buyer-note h2{font-size:2rem}.buyer-note .button{margin-top:24px}.service-grid,.method-grid{grid-template-columns:minmax(0,1fr)}.service-grid article,.method-grid article{min-height:300px;padding:36px 28px}.service-grid h2{margin-top:35px}.split-copy{min-height:auto;padding:110px 22px 72px}.split-copy h1{font-size:3.55rem}.split-art{min-height:410px;padding:22px}.art-card{min-height:270px;padding:25px}.art-card strong{font-size:2.1rem}.process-grid{grid-template-columns:1fr;gap:45px}.process-sticky{position:static}.process-list li{grid-template-columns:45px 1fr;gap:14px;padding-bottom:34px;margin-bottom:34px}.process-list h2{font-size:1.85rem}.valuation-section{padding:72px 0}.valuation-grid{grid-template-columns:1fr;gap:46px}.valuation-grid h2{font-size:3.3rem}.lead-form{grid-template-columns:1fr}.field-wide{grid-column:auto}.valuation-page{padding:110px 0 72px}.valuation-page-grid{grid-template-columns:1fr;gap:50px}.valuation-page h1{font-size:3.55rem}.valuation-form-card{padding:28px 20px}.quote-block{padding:45px 28px}.quote-block p{font-size:1.7rem}.work-image-strip{height:300px;grid-template-columns:1fr 1fr}.work-image-strip>div:first-child{display:none}.about-hero{padding:115px 0 72px}.about-hero>.shell{grid-template-columns:1fr}.about-hero h1{font-size:3.6rem}.about-mark{display:none}.founders{gap:55px}.founders article{grid-template-columns:1fr;gap:25px}.founders article:nth-child(even) .founder-photo{order:0}.founder-photo{height:350px}.founders h2{font-size:2.8rem}.manifesto{padding:72px 0}.manifesto blockquote{font-size:3rem}.contact-page{padding:110px 0 72px}.contact-grid{grid-template-columns:1fr;gap:50px}.contact-page h1{font-size:3.6rem}.contact-form-card{padding:30px 20px}.hours p{display:block}.hours p strong{display:block}.footer-grid{grid-template-columns:1fr;gap:38px}.footer-bottom{display:block;margin-top:45px}.footer-bottom div{margin-top:12px}.mobile-contact-bar{position:fixed;z-index:150;right:0;bottom:0;left:0;display:grid;height:calc(58px + env(safe-area-inset-bottom));padding-bottom:env(safe-area-inset-bottom);grid-template-columns:1fr 1fr;background:var(--ink);color:var(--white);box-shadow:0 -8px 30px rgba(0,0,0,.15)}.mobile-contact-bar a{display:flex;align-items:center;justify-content:center;gap:8px;border-right:1px solid rgba(255,255,255,.13);font-size:.77rem;font-weight:700}.mobile-contact-bar a:last-child{background:var(--orange);border:0}.mobile-contact-bar .icon{width:18px}}
@media (max-width:390px){.hero-content h1,.split-copy h1,.valuation-page h1,.contact-page h1,.about-hero h1,.compact-hero h1{font-size:3.05rem}.hero-proof div:nth-child(2){display:none}.property-info h3{font-size:.8rem}.property-bottom strong{font-size:1rem}.button{padding-inline:18px}.cta-band h2{font-size:2.6rem}}