:root {
  --green: #0e341b;
  --green-deep: #071c0f;
  --gold: #c4a37e;
  --ink: #121713;
  --muted: #65716a;
  --paper: #f7f5ef;
  --white: #ffffff;
  --line: rgba(14, 52, 27, 0.14);
  --shadow: 0 24px 70px rgba(7, 28, 15, 0.18);
  --motion-ease: cubic-bezier(0.2, 0.9, 0.18, 1);
  --motion-distance-block: 26px;
  --motion-distance-item: 18px;
  --motion-duration-block: 620ms;
  --motion-duration-item: 520ms;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: "Montserrat", Arial, sans-serif;
  font-size: 16px;
  font-weight: 300;
  line-height: 1.7;
  color: var(--ink);
  background: var(--paper);
}

body.nav-open {
  overflow: hidden;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
  text-decoration: none;
}

a:hover,
a:focus-visible {
  color: var(--gold);
}

button,
a {
  -webkit-tap-highlight-color: transparent;
}

:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 4px;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  line-height: 1.05;
  color: inherit;
}

h1 {
  max-width: 780px;
  margin-bottom: 24px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 72px;
  font-weight: 400;
}

h2 {
  margin-bottom: 24px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 48px;
  font-weight: 400;
}

h3 {
  margin-bottom: 14px;
  font-size: 22px;
  font-weight: 700;
}

p {
  margin-bottom: 18px;
}

.site-header {
  position: fixed;
  z-index: 20;
  top: 0;
  right: 0;
  left: 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
  min-height: 68px;
  padding: 12px 44px;
  color: var(--white);
  transition: background 180ms ease, box-shadow 180ms ease, color 180ms ease;
}

.site-header.is-scrolled,
.site-header.nav-active {
  color: var(--green);
  background: rgba(247, 245, 239, 0.78);
  border-bottom: 1px solid rgba(14, 52, 27, 0.08);
  box-shadow: 0 8px 24px rgba(7, 28, 15, 0.04);
  backdrop-filter: none;
  -webkit-backdrop-filter: none;
}

.brand-link {
  position: relative;
  z-index: 22;
  display: inline-flex;
  align-items: center;
  width: 132px;
}

.brand-logo {
  width: 132px;
  height: auto;
}

.brand-logo-dark {
  display: none;
}

.site-header.is-scrolled .brand-logo-light,
.site-header.nav-active .brand-logo-light {
  display: none;
}

.site-header.is-scrolled .brand-logo-dark,
.site-header.nav-active .brand-logo-dark {
  display: block;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 30px;
  font-size: 13px;
  font-weight: 700;
  text-transform: uppercase;
}

.site-nav a {
  position: relative;
  padding: 6px 0;
}

.site-nav a::after {
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  height: 1px;
  content: "";
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 180ms ease;
}

.site-nav a:hover::after,
.site-nav a:focus-visible::after,
.site-nav a.is-current::after {
  transform: scaleX(1);
  transform-origin: left;
}

.site-nav a.is-current {
  color: var(--green);
}

.nav-toggle {
  position: relative;
  z-index: 22;
  display: none;
  width: 44px;
  height: 44px;
  padding: 12px;
  border: 1px solid rgba(255, 255, 255, 0.5);
  border-radius: 4px;
  color: inherit;
  background: transparent;
  cursor: pointer;
}

.nav-toggle span:not(.sr-only) {
  display: block;
  width: 100%;
  height: 2px;
  margin: 4px 0;
  background: currentColor;
  transition: transform 180ms ease, opacity 180ms ease;
}

.site-header.is-scrolled .nav-toggle,
.site-header.nav-active .nav-toggle {
  border-color: rgba(14, 52, 27, 0.28);
}

.site-header.nav-active .nav-toggle span:nth-child(1) {
  transform: translateY(6px) rotate(45deg);
}

.site-header.nav-active .nav-toggle span:nth-child(2) {
  opacity: 0;
}

.site-header.nav-active .nav-toggle span:nth-child(3) {
  transform: translateY(-6px) rotate(-45deg);
}

.hero {
  position: relative;
  display: grid;
  min-height: 100vh;
  padding: 168px 44px 88px;
  color: var(--white);
  background-image:
    linear-gradient(90deg, rgba(7, 28, 15, 0.88), rgba(7, 28, 15, 0.56) 48%, rgba(7, 28, 15, 0.16)),
    url("../img/adamhills/modern villa 1.webp");
  background-position: center;
  background-size: cover;
}

.hero-content {
  position: relative;
  z-index: 1;
  align-self: center;
  max-width: 900px;
  text-align: left;
}

.eyebrow,
.section-kicker {
  margin-bottom: 18px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 700;
  text-transform: uppercase;
}

.hero-copy {
  max-width: 680px;
  margin-bottom: 34px;
  color: rgba(255, 255, 255, 0.84);
  font-size: clamp(18px, 1.45vw, 20px);
  line-height: 1.62;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 13px 20px;
  border: 1px solid transparent;
  border-radius: 4px;
  font-size: 13px;
  font-weight: 700;
  text-transform: uppercase;
  transition: background 180ms ease, border-color 180ms ease, color 180ms ease;
}

.button-primary {
  color: var(--green-deep);
  background: var(--gold);
}

.button-primary:hover,
.button-primary:focus-visible {
  color: var(--green-deep);
  background: #d5b994;
}

.button-secondary {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.42);
}

.button-secondary:hover,
.button-secondary:focus-visible {
  color: var(--white);
  border-color: var(--gold);
  background: rgba(196, 163, 126, 0.18);
}

.section {
  padding: 96px 44px;
}

.intro-section,
.property-section,
.contact-section {
  max-width: 1220px;
  margin: 0 auto;
}

.intro-grid,
.split-heading,
.market-section,
.leadership-section {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: 56px;
  align-items: center;
}

.intro-grid p {
  color: var(--muted);
  font-size: 18px;
}

.stat-row {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  margin-top: 52px;
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--line);
}

.stat-item {
  padding: 28px;
  background: var(--white);
}

.stat-item span {
  display: block;
  margin-bottom: 10px;
  color: var(--green);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 42px;
  line-height: 1;
}

.stat-item strong {
  display: block;
  color: var(--muted);
  font-size: 13px;
  text-transform: uppercase;
}

.dark-section {
  color: var(--white);
  background: var(--green-deep);
}

.section-heading {
  max-width: 1120px;
  margin: 0 auto 44px;
}

.section-heading h2 {
  max-width: 760px;
}

.split-heading {
  margin-bottom: 44px;
}

.split-heading p:last-child {
  margin-bottom: 0;
  color: var(--muted);
  font-size: 18px;
}

.service-grid,
.property-grid,
.contact-grid {
  display: grid;
  gap: 18px;
}

.service-grid {
  max-width: 1120px;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  margin: 0 auto;
}

.service-card {
  min-height: 310px;
  padding: 28px;
  border: 1px solid rgba(255, 255, 255, 0.12);
  border-radius: 8px;
  background: rgba(255, 255, 255, 0.04);
}

.service-number {
  display: block;
  margin-bottom: 70px;
  color: var(--gold);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 34px;
}

.service-card p {
  color: rgba(255, 255, 255, 0.68);
}

.property-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.property-card {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  box-shadow: 0 18px 45px rgba(7, 28, 15, 0.08);
}

.property-card img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
}

.property-copy {
  padding: 24px;
}

.property-copy span {
  display: block;
  margin-bottom: 12px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 700;
  text-transform: uppercase;
}

.property-copy p {
  color: var(--muted);
}

.leadership-section {
  max-width: 1120px;
  margin: 0 auto;
  padding-top: 56px;
  border-top: 0;
}

.leader-image img {
  width: min(100%, 520px);
  aspect-ratio: auto;
  object-fit: contain;
  border-radius: 0;
  box-shadow: none;
}

.leader-copy .role {
  margin-bottom: 28px;
  color: var(--green);
  font-weight: 700;
  text-transform: uppercase;
}

blockquote {
  margin: 32px 0 0;
  padding-left: 24px;
  border-left: 2px solid var(--gold);
  color: var(--green);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 24px;
  line-height: 1.45;
}

.market-section {
  max-width: 1220px;
  margin: 0 auto;
}

.market-copy p {
  color: var(--muted);
  font-size: 18px;
}

.market-section img {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
  border-radius: 8px;
  box-shadow: var(--shadow);
}

.contact-section {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  align-items: start;
  gap: 0;
  padding-top: 56px;
  padding-bottom: 0;
  background: transparent;
}

.contact-copy {
  grid-column: 1 / span 2;
  max-width: 760px;
  margin-bottom: 0;
  padding-top: clamp(28px, 3vw, 46px);
  padding-bottom: clamp(28px, 3vw, 46px);
}

.contact-copy p:last-child {
  color: var(--muted);
  font-size: 18px;
}

.contact-grid {
  grid-column: 3 / span 2;
  display: contents;
}

.contact-card {
  align-self: stretch;
  min-height: 170px;
  padding: clamp(28px, 3vw, 46px) clamp(20px, 2.2vw, 38px);
  border: 0;
  border-radius: 0;
  background: transparent;
  box-shadow: none;
}

.contact-card span {
  display: block;
  margin-bottom: 22px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 700;
  text-transform: uppercase;
}

.contact-card strong {
  display: block;
  color: var(--green);
  font-size: clamp(18px, 1.15vw, 24px);
  line-height: 1.35;
}

.contact-card:first-child strong {
  white-space: nowrap;
}

.contact-copy h2 {
  max-width: 460px;
}

.site-footer {
  display: grid;
  grid-template-columns: 1fr;
  justify-items: center;
  gap: clamp(24px, 3vw, 44px);
  align-items: start;
  min-height: clamp(340px, 32vw, 520px);
  padding: clamp(72px, 7vw, 120px) var(--page-pad) 0;
  text-align: center;
  color: rgba(255, 255, 255, 0.68);
  background:
    radial-gradient(circle at 50% 18%, rgba(24, 98, 51, 0.34), transparent 34%),
    linear-gradient(135deg, #0e341b 0%, #071c0f 58%, #031008 100%);
}

.footer-brand img {
  width: clamp(150px, 12vw, 220px);
  margin: 0 auto;
  display: block;
}

.footer-brand {
  position: relative;
  z-index: 2;
}

.footer-brand p,
.footer-meta p {
  margin-bottom: 0;
}

.footer-meta {
  text-align: center;
  color: rgba(255, 255, 255, 0.72);
  font-size: clamp(12px, 1vw, 14px);
}

.image-credits {
  margin-top: 16px;
  font-size: 12px;
}

.image-credits summary {
  color: var(--gold);
  cursor: pointer;
}

.image-credits p {
  margin-top: 12px;
  color: rgba(255, 255, 255, 0.6);
}

.image-credits a {
  color: rgba(255, 255, 255, 0.86);
  text-decoration: underline;
  text-decoration-thickness: 1px;
}

@media (max-width: 1180px) {
  .service-grid,
  .property-grid,
  .contact-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 900px) {
  h1 {
    font-size: 54px;
  }

  h2 {
    font-size: 38px;
  }

  .site-header {
    padding: 16px 22px;
  }

  .brand-link,
  .brand-logo {
    width: 138px;
  }

  .nav-toggle {
    display: block;
  }

  .site-nav {
    position: fixed;
    top: 0;
    right: 0;
    left: 0;
    display: grid;
    gap: 0;
    padding: 96px 22px 28px;
    color: var(--green);
    background: var(--paper);
    box-shadow: 0 18px 45px rgba(7, 28, 15, 0.12);
    transform: translateY(-110%);
    transition: transform 200ms ease;
  }

  .site-nav.load-item,
  .site-nav.load-item.is-load-visible {
    opacity: 1;
    transform: translateY(-110%);
  }

  .site-nav.is-open {
    transform: translateY(0);
  }

  .site-nav.load-item.is-open,
  .site-nav.load-item.is-load-visible.is-open {
    transform: translateY(0);
  }

  .site-nav a {
    padding: 16px 0;
    border-bottom: 1px solid var(--line);
    font-size: 15px;
  }

  .hero {
    min-height: 86vh;
    padding: 134px 22px 72px;
    background-image:
      linear-gradient(180deg, rgba(7, 28, 15, 0.88), rgba(7, 28, 15, 0.58)),
      url("../img/adamhills/modern villa 1.webp");
  }

  .section {
    padding: 76px 22px;
  }

  .intro-grid,
  .split-heading,
  .market-section,
  .leadership-section,
  .site-footer {
    grid-template-columns: 1fr;
    gap: 32px;
  }

  .stat-row {
    grid-template-columns: 1fr;
  }

  .footer-meta {
    text-align: left;
  }
}

@media (max-width: 620px) {
  h1 {
    font-size: 42px;
  }

  h2 {
    font-size: 32px;
  }

  h3 {
    font-size: 20px;
  }

  .hero {
    min-height: 84vh;
  }

  .hero-actions,
  .button {
    width: 100%;
  }

  .service-grid,
  .property-grid,
  .contact-grid {
    grid-template-columns: 1fr;
  }

  .service-card {
    min-height: auto;
  }

  .service-number {
    margin-bottom: 36px;
  }

  .property-card img {
    aspect-ratio: 16 / 11;
  }

  blockquote {
    font-size: 21px;
  }
}

/* Editorial refresh inspired by the original reference template. */

h1,
h2 {
  font-family: "Oswald", "Montserrat", Arial, sans-serif;
  font-weight: 400;
  text-transform: uppercase;
  letter-spacing: 0.2em;
}

h1 {
  max-width: 980px;
  font-size: 70px;
  line-height: 1.2;
}

h2 {
  font-size: 44px;
  line-height: 1.28;
}

h3,
.site-nav,
.button,
.eyebrow,
.section-kicker,
.contact-card span,
.property-copy span,
.stat-item strong,
.role {
  letter-spacing: 0.24em;
}

.site-header {
  font-family: "Oswald", "Montserrat", Arial, sans-serif;
  letter-spacing: 0.45em;
}

.header-phone {
  display: none;
}

.section {
  position: relative;
  overflow: hidden;
}

.section::before {
  position: absolute;
  z-index: -1;
  top: 36px;
  right: -38px;
  content: attr(data-ghost);
  color: rgba(14, 52, 27, 0.045);
  font-family: "Montserrat", Arial, sans-serif;
  font-size: clamp(96px, 13vw, 250px);
  font-weight: 700;
  line-height: 0.8;
  pointer-events: none;
  white-space: nowrap;
}

.dark-section::before,
.site-footer::before {
  color: rgba(255, 255, 255, 0.055);
}

.eyebrow,
.section-kicker {
  font-family: "Oswald", "Montserrat", Arial, sans-serif;
  font-size: 16px;
  font-weight: 400;
  line-height: 1.4;
}

.button {
  min-height: 56px;
  padding: 15px 28px;
  border-radius: 999px;
  font-family: "Oswald", "Montserrat", Arial, sans-serif;
  font-size: 15px;
}

.button::after {
  content: none;
}

.button svg {
  width: 18px;
  height: 18px;
  flex: 0 0 auto;
  stroke-width: 1.8;
}

.button svg:first-child {
  margin-right: 10px;
}

.button svg:last-child {
  margin-left: 10px;
}

.intro-section,
.property-section,
.contact-section,
.leadership-section,
.market-section {
  max-width: none;
}

.intro-grid,
.split-heading,
.market-section,
.leadership-section,
.section-heading,
.service-grid,
.contact-grid {
  max-width: 1180px;
}

.intro-grid,
.split-heading,
.market-section,
.leadership-section,
.section-heading,
.service-grid,
.contact-grid,
.stat-row {
  position: relative;
  z-index: 1;
}

.stat-row {
  border-radius: 0;
  box-shadow: 0 22px 70px rgba(7, 28, 15, 0.08);
}

.dark-section {
  color: var(--ink);
  background: transparent;
}

.dark-section .section-heading h2,
.dark-section .service-card h3 {
  color: var(--ink);
}

.service-grid {
  gap: 0;
  border-top: 1px solid var(--line);
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  border-left: 1px solid var(--line);
}

.service-card {
  min-height: 360px;
  padding: 42px 34px;
  border: 0;
  border-right: 1px solid var(--line);
  border-radius: 0;
  background: rgba(255, 255, 255, 0.24);
}

.service-icon {
  width: 52px;
  height: 52px;
  margin-bottom: 36px;
  color: var(--gold);
  stroke-width: 1.35;
}

.service-card:last-child {
  border-right: 0;
}

.service-number {
  margin-bottom: 46px;
  font-family: "Oswald", "Montserrat", Arial, sans-serif;
  font-size: 52px;
  font-weight: 300;
  letter-spacing: 0.12em;
}

.service-card p {
  color: var(--muted);
}

.property-section {
  padding-top: 0;
  padding-right: 0;
  padding-bottom: 0;
  padding-left: 0;
}

.property-section .split-heading {
  padding-right: 44px;
  padding-left: 44px;
}

.property-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 0;
}

.property-card {
  position: relative;
  min-height: 580px;
  overflow: hidden;
  border: 0;
  border-radius: 0;
  background: var(--green-deep);
  box-shadow: none;
}

.property-card::after {
  position: absolute;
  inset: 0;
  content: "";
  background:
    linear-gradient(180deg, rgba(7, 28, 15, 0.08) 0%, rgba(7, 28, 15, 0.2) 42%, rgba(7, 28, 15, 0.9) 100%);
  transition: opacity 240ms ease;
}

.property-card img {
  width: 100%;
  height: 100%;
  min-height: 580px;
  aspect-ratio: auto;
  object-fit: cover;
  filter: saturate(0.82) contrast(1.05);
  transform: scale(1.01);
  transition: transform 900ms ease, filter 300ms ease;
}

.property-card:hover img {
  filter: saturate(1) contrast(1.05);
  transform: scale(1.07);
}

.property-card:hover::after {
  opacity: 0.82;
}

.property-copy {
  position: absolute;
  z-index: 1;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 42px 34px 54px;
  color: var(--white);
}

.property-copy span {
  position: absolute;
  top: 42px;
  left: 34px;
  width: max-content;
  margin-bottom: 0;
  color: rgba(247, 245, 239, 0.78);
  font-family: "Oswald", "Montserrat", Arial, sans-serif;
  font-size: 12px;
  line-height: 1;
  letter-spacing: 0.28em;
  writing-mode: vertical-rl;
  transform: rotate(180deg);
}

.property-copy h3 {
  max-width: 330px;
  margin-bottom: 0;
  color: var(--paper);
  font-family: var(--font-display);
  font-size: clamp(26px, 1.85vw, 38px);
  font-weight: 600;
  letter-spacing: 0.035em;
  line-height: 1.02;
  text-transform: uppercase;
}

.property-copy p {
  max-width: 300px;
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.76);
}

.leader-image img,
.market-section img {
  border-radius: 0;
}

.contact-card {
  position: relative;
  border-radius: 0;
  box-shadow: none;
}

.contact-icon {
  width: 34px;
  height: 34px;
  margin-bottom: 28px;
  color: var(--gold);
  stroke-width: 1.45;
}

.site-footer {
  position: relative;
  overflow: hidden;
}

.site-footer::before {
  content: none;
}

@media (max-width: 1180px) {
  .property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-card,
  .property-card img {
    min-height: 520px;
  }
}

@media (max-width: 1023px) {
  .page-grid {
    inset: 0;
  }
}

@media (max-width: 900px) {
  body {
    background: var(--paper);
  }

  h1 {
    font-size: 48px;
    letter-spacing: 0.08em;
  }

  h2 {
    font-size: 34px;
    letter-spacing: 0.12em;
  }

  h3,
  .site-nav,
  .button,
  .eyebrow,
  .section-kicker {
    letter-spacing: 0.13em;
  }

  .site-header {
    font-family: "Montserrat", Arial, sans-serif;
    letter-spacing: 0;
  }

  .hero {
    min-height: 86vh;
    padding: 136px 22px 72px;
    background-image:
      linear-gradient(180deg, rgba(7, 28, 15, 0.88), rgba(7, 28, 15, 0.6)),
      url("../img/adamhills/modern villa 1.webp");
  }

  .hero-content {
    text-align: left;
  }

  .section::before {
    top: 22px;
    right: -24px;
    font-size: 86px;
  }

  .service-grid {
    border-bottom: 0;
  }

  .service-card {
    min-height: auto;
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .property-section .split-heading {
    padding-right: 22px;
    padding-left: 22px;
  }
}

@media (max-width: 620px) {
  .property-grid {
    grid-template-columns: 1fr;
  }

  .property-card,
  .property-card img {
    min-height: 470px;
  }

  .property-copy {
    padding: 30px 24px;
  }

.property-copy h3 {
  font-size: 22px;
}
}

/* Grid refinement: vertical construction lines only, aligned to content. */

:root {
  --grid-max: 1768px;
  --grid-inner-max: calc(var(--grid-max) - 2px);
  --grid-line: rgba(14, 52, 27, 0.065);
  --grid-cell-pad: clamp(28px, 2.4vw, 46px);
  --section-pad-y: 96px;
  --page-pad: 44px;
}

body {
  background: var(--paper);
}

.page-grid {
  position: fixed;
  z-index: -1;
  top: 0;
  bottom: 0;
  left: 50%;
  display: block;
  width: min(calc(100% - (var(--page-pad) * 2)), var(--grid-max));
  pointer-events: none;
  transform: translateX(-50%);
  border-right: 1px solid var(--grid-line);
  border-left: 1px solid var(--grid-line);
}

.site-header,
.site-header.is-scrolled {
  left: 0;
}

.site-footer,
.section {
  margin-left: 0;
}

.site-header {
  padding-right: var(--page-pad);
  padding-left: var(--page-pad);
}

.site-header > .brand-link,
.site-header.is-scrolled > .brand-link {
  display: inline-flex;
}

.site-header .brand-logo {
  width: 154px;
}

.header-phone {
  margin-left: 34px;
}

.site-nav {
  gap: 38px;
}

.hero-content {
  width: min(100%, var(--grid-max));
  justify-self: start;
  max-width: none;
  padding-left: 0;
}

.hero-scroll {
  position: absolute;
  z-index: 1;
  bottom: 30px;
  left: var(--page-pad);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 32px;
  height: 120px;
  color: var(--white);
  transform: none;
  animation: hero-bounce 1.8s ease-in-out infinite;
}

.hero-scroll svg {
  width: 24px;
  height: 120px;
  overflow: visible;
}

.hero-scroll path {
  fill: none;
  stroke: rgba(255, 255, 255, 0.9);
  stroke-width: 2;
  stroke-linecap: round;
  stroke-linejoin: round;
}

.section {
  padding-right: var(--page-pad);
  padding-left: var(--page-pad);
  scroll-margin-top: 104px;
}

.intro-section::after,
.leadership-section::after,
.market-section::after,
.contact-section::after {
  position: absolute;
  z-index: 0;
  top: 0;
  bottom: 0;
  left: 50%;
  width: min(calc(100% - (var(--page-pad) * 2)), var(--grid-max));
  content: "";
  pointer-events: none;
  transform: translateX(-50%);
}

.intro-section::after {
  bottom: 0;
  background:
    linear-gradient(
      90deg,
      transparent calc(33.333333% - 0.5px),
      var(--grid-line) calc(33.333333% - 0.5px),
      var(--grid-line) calc(33.333333% + 0.5px),
      transparent calc(33.333333% + 0.5px)
    );
}

.intro-section {
  padding-bottom: 0;
}

.leadership-section::after {
  background-image:
    linear-gradient(
      90deg,
      transparent calc(25% - 0.5px),
      var(--grid-line) calc(25% - 0.5px),
      var(--grid-line) calc(25% + 0.5px),
      transparent calc(25% + 0.5px)
    ),
    linear-gradient(
      90deg,
      var(--grid-line),
      var(--grid-line)
    );
  background-repeat: no-repeat;
  background-size: 100% 100%, 100% 1px;
  background-position: 0 0, 0 100%;
}

.market-section::after {
  border-top: 1px solid var(--grid-line);
  background:
    linear-gradient(
      90deg,
      transparent calc(33.333333% - 0.5px),
      var(--grid-line) calc(33.333333% - 0.5px),
      var(--grid-line) calc(33.333333% + 0.5px),
      transparent calc(33.333333% + 0.5px)
    );
}

.contact-section::after {
  border-top: 1px solid var(--grid-line);
  border-bottom: 1px solid var(--grid-line);
  background:
    linear-gradient(
      90deg,
      transparent calc(50% - 0.5px),
      var(--grid-line) calc(50% - 0.5px),
      var(--grid-line) calc(50% + 0.5px),
      transparent calc(50% + 0.5px),
      transparent calc(75% - 0.5px),
      var(--grid-line) calc(75% - 0.5px),
      var(--grid-line) calc(75% + 0.5px),
      transparent calc(75% + 0.5px)
    );
}

.dark-section::after {
  position: absolute;
  z-index: 0;
  right: 0;
  bottom: 0;
  left: 50%;
  width: 1px;
  height: var(--section-pad-y);
  content: "";
  pointer-events: none;
  transform: translateX(-0.5px);
  background: var(--grid-line);
}

.section::before {
  right: max(var(--page-pad), calc((100vw - var(--grid-max)) / 2));
}

.intro-grid,
.split-heading,
.market-section,
.leadership-section,
.section-heading,
.service-grid,
.contact-grid,
.stat-row {
  width: min(100%, var(--grid-max));
  max-width: var(--grid-max);
  margin-right: auto;
  margin-left: auto;
}

.intro-grid,
.market-section,
.leadership-section {
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 0;
}

.intro-grid {
  grid-template-columns: minmax(0, 1fr) minmax(0, 2fr);
  gap: 0;
}

.property-section .split-heading {
  position: relative;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0;
}

.property-section::after {
  position: absolute;
  z-index: 1;
  top: 0;
  left: 50%;
  width: 1px;
  height: clamp(460px, 42vw, 640px);
  content: "";
  pointer-events: none;
  transform: translateX(-0.5px);
  background: var(--grid-line);
}

.section-kicker {
  width: min(100%, var(--grid-max));
  margin-right: auto;
  margin-left: auto;
  padding-right: var(--grid-cell-pad);
  padding-left: var(--grid-cell-pad);
}

.section-heading,
.contact-copy {
  padding-right: var(--grid-cell-pad);
  padding-left: var(--grid-cell-pad);
}

.intro-grid > :first-child,
.market-copy,
.leader-image {
  grid-column: 1;
  padding-right: var(--grid-cell-pad);
  padding-left: var(--grid-cell-pad);
}

.intro-grid > :last-child,
.market-section > img,
.leader-copy {
  grid-column: 2 / span 2;
  padding-right: var(--grid-cell-pad);
  padding-left: var(--grid-cell-pad);
}

.property-section .split-heading > :first-child {
  grid-column: 1;
  padding-right: clamp(34px, 5vw, 96px);
  padding-left: var(--grid-cell-pad);
}

.property-section .split-heading > :last-child {
  grid-column: 2;
  padding-left: clamp(34px, 5vw, 96px);
  padding-right: var(--grid-cell-pad);
}

.intro-grid h2 {
  max-width: 620px;
  font-size: clamp(38px, 2.75vw, 56px);
  letter-spacing: 0.15em;
}

.intro-grid p {
  max-width: 720px;
}

.intro-grid > :last-child {
  padding-left: var(--grid-cell-pad);
}

.intro-grid > :last-child {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(28px, 2.5vw, 44px);
}

.intro-grid > :last-child p {
  max-width: none;
  font-size: clamp(14px, 0.82vw, 16px);
  line-height: 1.86;
  text-align: justify;
  text-align-last: left;
  text-wrap: pretty;
  hyphens: auto;
  word-spacing: -0.03em;
}

.intro-grid > :last-child p:last-child {
  margin-bottom: 0;
}

.dark-section .section-heading {
  text-align: center;
}

.dark-section .section-heading h2 {
  max-width: 820px;
  margin-right: auto;
  margin-left: auto;
  color: var(--green);
  font-size: clamp(42px, 3.4vw, 66px);
  line-height: 1.04;
  letter-spacing: 0.045em;
}

.dark-section .section-heading .eyebrow {
  margin-right: auto;
  margin-left: auto;
}

.service-card {
  min-height: 340px;
  padding-top: clamp(38px, 3vw, 58px);
  background: transparent;
}

.service-icon {
  margin-bottom: 22px;
}

.service-number {
  display: none;
}

.service-card h3 {
  max-width: 300px;
  margin-bottom: 24px;
  color: var(--green);
  font-family: var(--font-display);
  font-size: clamp(30px, 2vw, 42px);
  font-weight: 600;
  line-height: 0.98;
  letter-spacing: 0.025em;
  text-transform: uppercase;
}

.service-grid,
.contact-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 0;
}

.service-grid {
  border-color: var(--grid-line);
  border-right: 0;
  border-left: 0;
}

.service-card {
  border-right-color: var(--grid-line);
}

.stat-row,
.service-grid,
.property-section .split-heading {
  width: min(calc(100% - 2px), var(--grid-inner-max));
}

.stat-row {
  gap: 0;
  overflow: visible;
  border-top: 1px solid var(--grid-line);
  border-right: 0;
  border-bottom: 1px solid var(--grid-line);
  border-left: 0;
  border-radius: 0;
  background: transparent;
  box-shadow: none;
}

.stat-item {
  padding: clamp(28px, 3vw, 46px) var(--grid-cell-pad);
  border-right: 1px solid var(--grid-line);
  background: transparent;
}

.stat-item:last-child {
  border-right: 0;
}

.intro-section .stat-item:first-child {
  border-right: 0;
}

.property-section .split-heading {
  min-height: clamp(460px, 42vw, 640px);
  align-items: center;
  margin-bottom: 0;
  padding-top: clamp(72px, 6vw, 118px);
  padding-right: 0;
  padding-bottom: clamp(90px, 8vw, 150px);
  padding-left: 0;
}

.leadership-section {
  grid-template-columns: minmax(0, 1fr) minmax(0, 3fr);
  align-items: end;
  padding-bottom: 0;
  border-bottom: 0;
}

.leader-image {
  grid-column: 1;
  align-self: end;
  display: flex;
  position: relative;
  align-items: flex-end;
  justify-content: center;
  padding-right: 0;
  overflow: hidden;
}

.leader-image img {
  width: 100%;
  max-width: none;
  height: auto;
  aspect-ratio: auto;
  object-fit: contain;
  object-position: center bottom;
  border: 0;
  border-radius: 0;
  background: transparent;
  box-shadow: none;
  display: block;
  opacity: 0;
  filter: saturate(1) contrast(1);
  clip-path: inset(12% 0 0 0);
  transform: translate3d(0, 34px, 0) scale(1.045);
  transform-origin: 50% 100%;
  transition:
    opacity 620ms var(--motion-ease),
    transform 980ms var(--motion-ease),
    clip-path 980ms var(--motion-ease),
    filter 320ms ease;
  transition-delay: calc(var(--reveal-delay) + 80ms);
  will-change: opacity, transform, clip-path;
}

.leader-copy {
  grid-column: 2;
  padding-bottom: 96px;
  padding-left: clamp(42px, 6vw, 108px);
}

.property-grid {
  width: min(100%, var(--grid-max));
  max-width: var(--grid-max);
  margin-right: auto;
  margin-left: auto;
}

.site-footer {
  padding-right: var(--page-pad);
  padding-left: var(--page-pad);
}

.site-footer > * {
  position: relative;
  z-index: 1;
}

@media (max-width: 1180px) {
  .hero-content {
    padding-left: 0;
  }

  .property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 1023px) {
  :root {
    --page-pad: 22px;
  }

  .page-grid {
    width: calc(100% - (var(--page-pad) * 2));
  }

  .header-phone {
    display: none;
  }
}

@media (max-width: 900px) {
  .site-header > .brand-link {
    display: inline-flex;
  }

  .hero {
    padding: 136px var(--page-pad) 72px;
  }

  .hero-content {
    width: 100%;
    text-align: left;
  }

  .hero-actions {
    justify-content: flex-start;
  }

  .intro-grid,
  .split-heading,
  .market-section,
  .leadership-section {
    grid-template-columns: 1fr;
    gap: 32px;
  }

  .intro-section::after,
  .dark-section::after,
  .leadership-section::after,
  .market-section::after,
  .contact-section::after,
  .property-section::after {
    content: none;
  }

  .intro-grid > :first-child,
  .intro-grid > :last-child,
  .split-heading > :first-child,
  .split-heading > :last-child,
  .market-copy,
  .market-section > img,
  .leader-image,
  .leader-copy {
    grid-column: auto;
    padding-right: 0;
    padding-left: 0;
  }

  .intro-grid > :last-child {
    grid-template-columns: 1fr;
  }

  .intro-grid > :last-child p {
    text-align: left;
  }

  .service-grid,
  .contact-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-section .split-heading {
    padding-right: var(--page-pad);
    padding-left: var(--page-pad);
  }
}

@media (max-width: 620px) {
  .service-grid,
  .contact-grid,
  .property-grid {
    grid-template-columns: 1fr;
  }
}

/* Typography normalization */

:root {
  --font-display: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --font-compact: "Oswald", "Montserrat", Arial, sans-serif;
  --font-body: "Montserrat", Arial, sans-serif;
  --tracking-display: 0.055em;
  --tracking-label: 0.22em;
  --tracking-nav: 0.28em;
}

body {
  font-family: var(--font-body);
  font-size: 16px;
  font-weight: 300;
  line-height: 1.7;
}

h1,
h2 {
  font-family: var(--font-display);
  font-weight: 600;
  letter-spacing: var(--tracking-display);
  text-transform: uppercase;
}

h1 {
  font-size: clamp(62px, 5.5vw, 98px);
  line-height: 0.98;
}

.hero h1 {
  max-width: 1180px;
  margin-left: 0;
  font-size: clamp(36px, 3.5vw, 60px);
  line-height: 0.95;
  text-align: left;
}

@keyframes hero-bounce {
  0%,
  100% {
    transform: translateY(0);
  }
  50% {
    transform: translateY(10px);
  }
}

h2,
.intro-grid h2,
.section-heading h2,
.split-heading h2,
.market-copy h2,
.leader-copy h2,
.contact-copy h2 {
  max-width: 780px;
  font-size: clamp(44px, 3.8vw, 76px);
  line-height: 1.02;
  letter-spacing: var(--tracking-display);
}

.heading-mobile {
  display: none;
}

.heading-mobile-subline {
  display: block;
  margin-top: 0.16em;
  font-size: 0.84em;
  line-height: 1.08;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  white-space: nowrap;
}

.headline-minor {
  display: inline-block;
  font-size: 0.68em;
  letter-spacing: 0.08em;
}

.headline-soft {
  display: inline-block;
  font-size: 0.82em;
  letter-spacing: 0.045em;
}

.intro-grid h2 {
  max-width: 520px;
  font-size: clamp(30px, 2.15vw, 38px);
  line-height: 1.08;
  color: var(--green);
  letter-spacing: 0.035em;
  text-wrap: balance;
}

.leader-copy h2 {
  color: var(--green);
}

.contact-copy h2 {
  color: var(--green);
  line-height: 0.88;
}

h3,
.service-card h3,
.property-copy h3 {
  font-family: var(--font-compact);
  font-weight: 400;
  font-size: clamp(21px, 1.35vw, 28px);
  line-height: 1.18;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

p,
.intro-grid p,
.split-heading p:last-child,
.market-copy p,
.contact-copy p:last-child,
.service-card p,
.property-copy p {
  font-family: var(--font-body);
  font-size: clamp(17px, 1vw, 20px);
  font-weight: 300;
  line-height: 1.78;
  letter-spacing: 0;
}

.eyebrow,
.section-kicker,
.site-nav,
.button,
.stat-item strong,
.service-card h3,
.property-copy span,
.contact-card span,
.leader-copy .role {
  font-family: var(--font-compact);
  font-weight: 400;
  letter-spacing: var(--tracking-label);
  text-transform: uppercase;
}

.site-nav {
  letter-spacing: var(--tracking-nav);
}

.eyebrow,
.section-kicker {
  font-size: clamp(14px, 0.9vw, 17px);
  line-height: 1.35;
}

.stat-item span {
  font-size: clamp(42px, 3.2vw, 62px);
  line-height: 1;
}

.stat-item strong {
  font-size: clamp(12px, 0.8vw, 15px);
  line-height: 1.45;
}

.service-number {
  font-family: var(--font-compact);
  font-size: clamp(44px, 3.2vw, 60px);
  font-weight: 300;
  line-height: 1;
  letter-spacing: 0.12em;
}

.leader-copy .role {
  font-size: clamp(14px, 0.9vw, 17px);
  line-height: 1.4;
}

.contact-subline {
  display: block;
  margin-top: -0.12em;
  font-size: 0.78em;
  white-space: nowrap;
  line-height: 1;
}

.contact-copy h2 .headline-minor,
.contact-copy h2 .headline-soft {
  font-size: 0.88em;
}

blockquote {
  font-size: clamp(22px, 1.55vw, 30px);
  line-height: 1.48;
}

@media (max-width: 900px) {
  .heading-desktop {
    display: none;
  }

  .heading-mobile {
    display: inline;
  }

  h1 {
    font-size: clamp(46px, 13vw, 62px);
    line-height: 1.02;
    letter-spacing: 0.045em;
  }

  h2,
  .intro-grid h2,
  .section-heading h2,
  .split-heading h2,
  .market-copy h2,
  .leader-copy h2,
  .contact-copy h2 {
    font-size: clamp(38px, 10.5vw, 54px);
    line-height: 1.04;
    letter-spacing: 0.045em;
  }

  .contact-copy h2 {
    line-height: 0.98;
  }

  h3,
  .service-card h3,
  .property-copy h3 {
    font-size: 22px;
    letter-spacing: 0.13em;
  }

  p,
  .intro-grid p,
  .split-heading p:last-child,
  .market-copy p,
  .contact-copy p:last-child,
  .service-card p,
  .property-copy p {
    font-size: 17px;
    line-height: 1.72;
  }

  .eyebrow,
  .section-kicker,
  .stat-item strong,
  .property-copy span,
  .contact-card span,
  .leader-copy .role {
    letter-spacing: 0.16em;
  }

  .property-section .split-heading {
    min-height: auto;
    grid-template-columns: 1fr;
    align-items: start;
    gap: 30px;
    padding: 72px var(--page-pad) 66px;
  }

  .property-section .split-heading > :first-child,
  .property-section .split-heading > :last-child {
    grid-column: 1;
    max-width: none;
    padding-right: 0;
    padding-left: 0;
  }

  .service-card h3 {
    letter-spacing: 0.11em;
  }
}

/* Service cards */

.service-number {
  display: none;
}

.service-card {
  min-height: 340px;
  padding-top: clamp(38px, 3vw, 58px);
  background: transparent;
}

.service-icon {
  margin-bottom: 22px;
}

.dark-section .service-card h3,
.service-card h3 {
  max-width: 240px;
  margin-bottom: 18px;
  color: var(--green);
  font-family: var(--font-display);
  font-size: clamp(21px, 1.18vw, 26px);
  font-weight: 600;
  line-height: 1.08;
  letter-spacing: 0.02em;
  text-transform: uppercase;
}

.service-card p {
  max-width: none;
  color: var(--muted);
  font-family: var(--font-body);
  font-size: clamp(14px, 0.82vw, 16px);
  font-weight: 300;
  line-height: 1.86;
  letter-spacing: 0;
  text-align: justify;
  text-align-last: left;
  text-wrap: pretty;
  hyphens: auto;
  word-spacing: -0.03em;
}

@media (max-width: 900px) {
  .service-card h3 {
    font-size: clamp(24px, 7vw, 32px);
    line-height: 1.05;
    letter-spacing: 0.02em;
  }

  .service-card p {
    font-size: 17px;
    line-height: 1.72;
    text-align: left;
    word-spacing: normal;
  }
}

/* Property intro */

.dark-section {
  padding-bottom: 0;
}

.property-section {
  padding-top: 0;
  padding-right: var(--page-pad);
  padding-left: var(--page-pad);
  margin-top: 0;
}

.property-section .split-heading {
  position: relative;
  isolation: isolate;
  overflow: hidden;
  background:
    radial-gradient(circle at 18% 24%, rgba(24, 98, 51, 0.72), transparent 32%),
    radial-gradient(circle at 72% 70%, rgba(6, 20, 11, 0.92), transparent 38%),
    linear-gradient(135deg, #10411f 0%, #071c0f 62%, #041008 100%),
    var(--green);
}

.property-section .split-heading::before {
  position: absolute;
  z-index: -1;
  top: 36px;
  right: 0;
  content: "Projects";
  color: rgba(247, 245, 239, 0.045);
  font-family: var(--font-body);
  font-size: clamp(86px, 11vw, 210px);
  font-weight: 700;
  line-height: 0.8;
  pointer-events: none;
  white-space: nowrap;
}

.property-section .split-heading::after {
  position: absolute;
  z-index: 0;
  top: 0;
  bottom: 0;
  left: 50%;
  width: 1px;
  content: "";
  background: rgba(247, 245, 239, 0.14);
  transform: translateX(-0.5px);
}

.property-section::before {
  content: none;
}

.property-section::after {
  content: none;
}

.property-section .split-heading > * {
  position: relative;
  z-index: 1;
}

.property-section .split-heading h2 {
  max-width: 620px;
  color: var(--paper);
}

.property-section .split-heading .eyebrow {
  color: var(--gold);
}

.property-section .split-heading > p {
  color: rgba(247, 245, 239, 0.76);
  padding-right: clamp(44px, 4.5vw, 88px);
  text-align: justify;
  text-align-last: left;
  text-wrap: pretty;
  hyphens: none;
}

.property-card::after {
  background:
    linear-gradient(180deg, rgba(7, 28, 15, 0.02) 0%, rgba(7, 28, 15, 0.12) 46%, rgba(7, 28, 15, 0.84) 100%);
}

.property-copy {
  justify-content: flex-end;
  padding: 42px 34px 54px;
}

.property-copy span {
  width: max-content;
  margin-bottom: 22px;
  color: rgba(247, 245, 239, 0.78);
  font-family: var(--font-compact);
  font-size: 12px;
  line-height: 1;
  letter-spacing: 0.28em;
}

.property-copy h3 {
  max-width: 260px;
  margin-bottom: 0;
  color: var(--paper);
  font-family: var(--font-display);
  font-size: clamp(21px, 1.28vw, 28px);
  font-weight: 600;
  line-height: 1.12;
  letter-spacing: 0.055em;
}

.property-copy p {
  display: none;
}

@media (max-width: 900px) {
  .property-section .split-heading {
    background:
      radial-gradient(circle at 12% 18%, rgba(24, 98, 51, 0.7), transparent 40%),
      linear-gradient(145deg, #10411f 0%, #071c0f 72%, #041008 100%),
      var(--green);
  }

  .property-section .split-heading::before {
    top: 22px;
    right: 0;
    font-size: 86px;
  }

  .property-section .split-heading::after {
    content: none;
  }

  .property-section .split-heading > p {
    padding-right: 0;
    text-align: left;
  }

  .leadership-section + .dark-section::before {
    position: absolute;
    top: 0;
    left: 50%;
    width: calc(100% - (var(--page-pad) * 2));
    height: 1px;
    content: "";
    background: var(--grid-line);
    transform: translateX(-50%);
  }

  .property-copy {
    min-height: 100%;
    padding: 34px 28px 42px;
  }

  .property-copy span {
    top: 34px;
    left: 28px;
  }
}

/* Responsive polish */

@media (max-width: 900px) {
  :root {
    --page-pad: clamp(18px, 5.5vw, 24px);
    --grid-cell-pad: clamp(18px, 5vw, 24px);
  }

  html,
  body {
    overflow-x: hidden;
  }

  .site-header {
    min-height: 64px;
    padding: 10px var(--page-pad);
    gap: 16px;
  }

  .site-header.is-scrolled,
  .site-header.nav-active {
    background: rgba(247, 245, 239, 0.9);
  }

  .brand-link,
  .brand-logo,
  .site-header .brand-logo {
    width: 112px;
  }

  .nav-toggle {
    display: flex;
    flex-direction: column;
    align-items: center;
    justify-content: center;
    width: 40px;
    height: 40px;
    padding: 10px;
    border: 0;
    border-radius: 0;
    background: transparent;
  }

  .nav-toggle span:not(.sr-only) {
    width: 24px;
    height: 2px;
    margin: 3px 0;
    background: currentColor;
  }

  .site-header.is-scrolled .nav-toggle,
  .site-header.nav-active .nav-toggle {
    border-color: transparent;
  }

  .site-nav {
    min-height: 100svh;
    padding: 92px var(--page-pad) 34px;
    align-content: start;
    background: rgba(247, 245, 239, 0.96);
  }

  .site-nav a {
    padding: 18px 0;
    color: var(--green);
    font-size: 16px;
    letter-spacing: 0.22em;
  }

  .hero {
    min-height: 100svh;
    padding: 112px var(--page-pad) 92px;
    background-position: 62% center;
  }

  .hero-content {
    width: 100%;
    align-self: center;
    justify-self: start;
    text-align: left;
  }

  .hero h1 {
    max-width: 11ch;
    font-size: clamp(36px, 11.5vw, 54px);
    line-height: 0.96;
    letter-spacing: 0.035em;
    text-align: left;
  }

  .hero-scroll {
    bottom: 24px;
    left: var(--page-pad);
    width: 28px;
    height: 96px;
  }

  .hero-scroll svg {
    width: 22px;
    height: 96px;
  }

  .section {
    padding: 72px var(--page-pad);
    scroll-margin-top: 76px;
  }

  .section::before {
    top: 18px;
    left: auto;
    right: var(--page-pad);
    width: calc(100% - (var(--page-pad) * 2));
    display: inline-block;
    white-space: normal;
    overflow: visible;
    text-align: right;
    color: rgba(14, 52, 27, 0.04);
    font-family: var(--font-body);
    font-size: clamp(64px, 16vw, 96px);
    font-weight: 700;
    line-height: 0.8;
  }

  h2,
  .intro-grid h2,
  .section-heading h2,
  .split-heading h2,
  .leader-copy h2,
  .contact-copy h2 {
    font-size: clamp(32px, 10vw, 44px);
    line-height: 1.04;
  }

  .contact-copy h2 {
    line-height: 0.98;
  }

  p,
  .intro-grid p,
  .split-heading p:last-child,
  .service-card p,
  .contact-copy p:last-child {
    font-size: 15px;
    line-height: 1.72;
    text-align: left;
    word-spacing: normal;
  }

  .eyebrow,
  .section-kicker,
  .stat-item strong,
  .property-copy span,
  .contact-card span,
  .leader-copy .role {
    font-size: 12px;
    letter-spacing: 0.18em;
  }

  .intro-grid,
  .intro-grid > :last-child,
  .leadership-section {
    grid-template-columns: 1fr !important;
    gap: 24px;
  }

  .intro-grid > :first-child,
  .intro-grid > :last-child,
  .leader-image,
  .leader-copy {
    grid-column: auto;
    padding-right: var(--grid-cell-pad);
    padding-left: var(--grid-cell-pad);
  }

  .stat-row {
    width: 100%;
    grid-template-columns: 1fr;
    margin-top: 42px;
    border-right: 0;
    border-left: 0;
  }

  .stat-item {
    padding: 24px var(--grid-cell-pad);
    border-right: 0;
    border-bottom: 1px solid var(--grid-line);
  }

  .stat-item:last-child {
    border-bottom: 0;
  }

  .dark-section .section-heading {
    margin-bottom: 30px;
    padding-top: 10px;
    padding-right: var(--grid-cell-pad);
    padding-left: var(--grid-cell-pad);
    text-align: left;
  }

  .dark-section .section-heading h2 {
    margin-left: 0;
    max-width: 9ch;
    font-size: clamp(30px, 8.2vw, 40px);
    line-height: 1.02;
    text-align: left;
    text-wrap: balance;
  }

  .service-grid,
  .contact-grid,
  .property-grid {
    width: 100%;
    grid-template-columns: 1fr !important;
    gap: 0;
  }

  .service-card {
    min-height: 0;
    padding: 24px var(--grid-cell-pad) 24px;
    border-right: 0;
    border-bottom: 1px solid var(--grid-line);
  }

  .service-card h3 {
    max-width: none;
    font-size: clamp(25px, 7.5vw, 34px);
  }

  .service-icon {
    width: 30px;
    height: 30px;
  }

  .property-section {
    padding-top: 0;
    padding-bottom: 0;
    padding-right: var(--page-pad);
    padding-left: var(--page-pad);
    margin-top: 0;
  }

  .property-section .split-heading {
    width: 100%;
    min-height: auto;
    padding: 64px var(--page-pad) 60px;
  }

  .property-section .split-heading::before {
    top: 18px;
    left: auto;
    right: var(--page-pad);
    width: calc(100% - (var(--page-pad) * 2));
    display: inline-block;
    white-space: normal;
    overflow: visible;
    text-align: right;
    color: rgba(247, 245, 239, 0.04);
    font-family: var(--font-body);
    font-size: clamp(64px, 16vw, 96px);
    font-weight: 700;
    line-height: 0.8;
  }

  .property-card {
    min-height: 0;
    border: 0;
    border-radius: 0;
  }

  .property-card,
  .property-card img {
    min-height: 320px;
  }

  .property-card img {
    aspect-ratio: 4 / 5;
  }

  .property-copy {
    padding: 24px var(--grid-cell-pad) 28px;
  }

  .property-copy h3 {
    max-width: 320px;
    font-size: clamp(20px, 6.4vw, 27px);
  }

  .leadership-section {
    padding-top: 64px;
  }

  .leader-image {
    justify-content: center;
  }

  .leader-image img {
    width: min(100%, 420px);
    margin-right: auto;
    margin-left: auto;
  }

  .leader-copy {
    padding-top: 38px;
    padding-right: var(--grid-cell-pad);
    padding-left: var(--grid-cell-pad);
    padding-bottom: 64px;
  }

  blockquote {
    margin-top: 24px;
    padding-left: 18px;
    font-size: clamp(20px, 6vw, 26px);
  }

  .contact-section {
    position: relative;
    grid-template-columns: 1fr !important;
    padding-top: 64px;
  }

  .contact-section::after {
    content: none;
  }

  .contact-section::before {
    position: absolute;
    top: 0;
    left: 50%;
    width: calc(100% - (var(--page-pad) * 2));
    height: 1px;
    content: "";
    background: var(--grid-line);
    transform: translateX(-50%);
  }

  .contact-copy,
  .contact-grid {
    grid-column: auto;
  }

  .contact-copy {
    padding-right: var(--grid-cell-pad);
    padding-left: var(--grid-cell-pad);
    padding-top: 0;
    padding-bottom: 34px;
  }

  .contact-card {
    min-height: auto;
    padding: 28px var(--grid-cell-pad);
    border-top: 1px solid var(--grid-line);
  }

  .contact-card:first-child strong {
    white-space: normal;
  }

  .contact-card strong {
    font-size: clamp(18px, 5.4vw, 23px);
    font-weight: 400;
    line-height: 1.25;
  }

.site-footer {
  min-height: 280px;
    padding: 64px var(--page-pad) 42px;
    gap: 20px;
  }

  .footer-brand img {
    width: 150px;
  }

  .footer-meta {
    text-align: center;
  }
}

/* Motion system */

.page-preloader {
  position: fixed;
  z-index: 9999;
  inset: 0;
  display: grid;
  place-items: center;
  background: rgba(14, 52, 27, 0.98);
  transition: opacity 650ms ease, visibility 650ms ease;
  pointer-events: none;
  visibility: visible;
}

.page-preloader.is-hidden {
  opacity: 0;
  visibility: hidden;
}

.preloader-shell {
  width: min(70%, 420px);
  text-align: center;
}

.preloader-word {
  display: block;
  margin-bottom: 12px;
  color: var(--gold);
  font-family: var(--font-compact);
  font-size: clamp(20px, 2.2vw, 34px);
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.preloader-word::after {
  display: none;
}

.preloader-percentage {
  display: block;
  margin-bottom: 14px;
  color: var(--gold);
  font-family: var(--font-compact);
  font-size: clamp(20px, 2.3vw, 28px);
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.preloader-track {
  position: relative;
  display: block;
  width: 100%;
  height: 2px;
  margin: 0 auto;
  overflow: hidden;
  border-radius: 2px;
  background: rgba(196, 163, 126, 0.22);
}

.preloader-fill {
  position: absolute;
  inset: 0;
  width: 0;
  background: var(--gold);
  transition: width 120ms linear;
}

.preloader-track::after {
  content: "";
  position: absolute;
  top: 50%;
  right: 0;
  width: 0.6rem;
  height: 6px;
  transform: translate(35%, -50%);
  border-radius: 999px;
  background: rgba(247, 245, 239, 0.5);
  animation: preload-tail 1.2s infinite;
}

@keyframes preload-tail {
  0% {
    transform: translate(35%, -50%);
    opacity: 0.18;
  }

  50% {
    transform: translate(0, -50%);
    opacity: 0.9;
  }

  100% {
    transform: translate(35%, -50%);
    opacity: 0.18;
  }
}

@media (max-width: 620px) {
  .preloader-word {
    font-size: 17px;
    letter-spacing: 0.14em;
  }

  .preloader-percentage {
    font-size: 16px;
    letter-spacing: 0.14em;
  }
}

@media (prefers-reduced-motion: reduce) {
  .preloader-track::after {
    animation: none;
  }
}

.scroll-block {
  --reveal-delay: 0ms;
  opacity: 0;
  transform: translateY(var(--motion-distance-block));
  transition: opacity var(--motion-duration-block) var(--motion-ease), transform var(--motion-duration-block) var(--motion-ease);
  transition-delay: var(--reveal-delay);
  will-change: opacity, transform;
}

.scroll-block.reveal-up {
  transform: translateY(calc(-1 * var(--motion-distance-block)));
}

.scroll-block.reveal-down {
  transform: translateY(var(--motion-distance-block));
}

.scroll-block.reveal-left {
  transform: translateX(calc(-1 * var(--motion-distance-block)));
}

.scroll-block.reveal-right {
  transform: translateX(var(--motion-distance-block));
}

.scroll-block.is-visible {
  opacity: 1;
  transform: translate(0);
}

.leadership-section {
  --motion-distance-block: 36px;
}

.leadership-image {
  --motion-distance-block: 28px;
}

.leader-image.reveal-left img {
  transform: translate3d(-18px, 34px, 0) scale(1.045);
}

.leader-image.reveal-right img {
  transform: translate3d(18px, 34px, 0) scale(1.045);
}

.leader-image.reveal-up img {
  transform: translate3d(0, -20px, 0) scale(1.03);
}

.leader-image.reveal-down img {
  transform: translate3d(0, 34px, 0) scale(1.045);
}

.leader-image.is-visible img {
  opacity: 1;
  clip-path: inset(0 0 0 0);
  transform: translate3d(0, 0, 0) scale(1);
}

.leadership-copy {
  --motion-distance-block: 30px;
}

.leadership-copy .scroll-item {
  --motion-distance-item: 26px;
  --motion-duration-item: 620ms;
}

.stat-reveal-item {
  --motion-distance-block: 22px;
}

.stat-reveal-item .scroll-item {
  --motion-distance-item: 14px;
  --motion-duration-item: 560ms;
}

.intro-heading-block {
  --motion-distance-block: 22px;
}

.intro-copy-block {
  --motion-distance-block: 20px;
}

.service-reveal-item {
  --motion-distance-block: 24px;
}

.service-reveal-item .scroll-item {
  --motion-distance-item: 18px;
  --motion-duration-item: 600ms;
}

.property-heading-block {
  --motion-distance-block: 24px;
}

.property-heading-block .scroll-item {
  --motion-distance-item: 18px;
  --motion-duration-item: 600ms;
}

.property-heading-copy {
  --motion-distance-block: 22px;
}

.property-reveal-item {
  --motion-distance-block: 26px;
}

.scroll-item {
  --reveal-delay: 0ms;
  --child-delay: 0ms;
  opacity: 0;
  transform: translateY(var(--motion-distance-item));
  transition: opacity var(--motion-duration-item) var(--motion-ease), transform var(--motion-duration-item) var(--motion-ease);
  transition-delay: calc(var(--reveal-delay) + var(--child-delay));
  will-change: opacity, transform;
}

.scroll-item.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.load-item {
  opacity: 0;
  transition: opacity 640ms var(--motion-ease), transform 640ms var(--motion-ease);
  transition-delay: var(--load-delay, 0ms);
  will-change: opacity, transform;
}

.load-item.load-up {
  transform: translateY(16px);
}

.load-item.load-bottom {
  transform: translateY(16px);
}

.load-item.load-right {
  transform: translateX(20px);
}

.load-item.load-down {
  transform: translateY(-16px);
}

.load-item.is-load-visible {
  opacity: 1;
  transform: translate(0);
}

.site-nav a,
.service-card,
.property-card,
.contact-card,
.hero-scroll,
.service-icon,
.leader-image,
.leader-copy,
.section,
.property-copy,
.footer-meta,
.footer-brand,
.stat-item {
  transition: transform 260ms ease, box-shadow 260ms ease, opacity 260ms ease, color 260ms ease;
}

.service-card,
.property-card,
.contact-card {
  will-change: transform;
}

.service-card:hover,
.contact-card:hover {
  transform: translateY(-3px);
}

.leader-image:hover img {
  transform: translate3d(0, -3px, 0) scale(1.028);
  filter: saturate(1.08) contrast(1.05);
}

.leader-image:hover::after,
.leader-image:focus-within::after {
  opacity: 0.16;
}

.leader-image::after {
  position: absolute;
  inset: 0;
  content: "";
  pointer-events: none;
  opacity: 0;
  transition: opacity 260ms ease;
  background: linear-gradient(180deg, rgba(196, 163, 126, 0) 30%, rgba(196, 163, 126, 0.08));
}

.leader-image,
.stat-item {
  will-change: transform;
}

.stat-item:hover {
  transform: translateY(-2px);
  box-shadow: 0 10px 24px rgba(7, 28, 15, 0.08);
}

.property-card:hover .property-copy {
  transform: translateY(-2px);
}

.service-icon {
  transition: transform 280ms ease;
}

.service-card:hover .service-icon {
  transform: translateY(-1px) scale(1.05);
}

.hero-scroll:hover {
  transform: translateY(6px);
}

.hero-scroll:hover svg {
  opacity: 0.88;
}

@media (hover: none) {
  .service-card:hover,
  .contact-card:hover,
  .leader-image:hover img,
  .stat-item:hover,
  .property-card:hover .property-copy,
  .service-card:hover .service-icon,
  .hero-scroll:hover {
    transform: none;
  }

  .leader-image:hover::after {
    opacity: 0;
  }
}

@media (prefers-reduced-motion: reduce) {
  .page-preloader,
  .preloader-track::after,
  .preloader-fill,
  .scroll-block,
  .scroll-item,
  .load-item,
  .site-nav a,
  .service-card,
  .property-card,
  .contact-card,
  .hero-scroll,
  .service-icon,
  .leader-image img,
  .leader-image::after,
  .stat-item {
    transition: none !important;
    animation: none !important;
  }

  .scroll-block,
  .scroll-item,
  .load-item {
    opacity: 1;
    transform: translateY(0);
  }

  .page-preloader {
    display: none;
  }

  .leader-image img {
    opacity: 1;
    clip-path: inset(0 0 0 0);
    transform: none;
  }
}

@media (max-width: 620px) {
  :root {
    --page-pad: 18px;
  }

  .page-grid {
    display: block;
    width: calc(100% - (var(--page-pad) * 2));
  }

  .brand-link,
  .brand-logo,
  .site-header .brand-logo {
    width: 100px;
  }

  .hero {
    padding-top: 96px;
    background-position: 64% center;
  }

  .dark-section {
    padding-top: 56px;
    padding-bottom: 0;
  }

  .dark-section .section-heading h2 {
    max-width: 8.5ch;
    font-size: clamp(28px, 8.6vw, 36px);
  }

  .hero h1 {
    font-size: clamp(32px, 11vw, 44px);
    line-height: 1;
  }

  .hero-scroll,
  .hero-scroll svg {
    height: 84px;
  }

  .section {
    padding-top: 60px;
    padding-bottom: 60px;
  }

  .dark-section {
    padding-top: 56px;
    padding-bottom: 0;
  }

  .property-section {
    padding-top: 0;
    padding-bottom: 0;
  }

  .property-card,
  .property-card img {
    min-height: 300px;
  }

  .leader-image img {
    width: min(100%, 360px);
  }
}