:root{
  --paper:#f7f4ee; --linen:#efe9de; --ink:#1f1e1b; --stone:#7c766b; --line:#d9d1c3;
  --pine:#26332b; --pine-2:#34443a; --brass:#a8865a;
  --serif:"Fraunces",Georgia,serif; --sans:"Lato",system-ui,sans-serif;
  --maxw:1320px; --gut:clamp(20px,4vw,56px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:400 16px/1.7 var(--sans);-webkit-font-smoothing:antialiased}
img{display:block;width:100%;height:100%;object-fit:cover}
a{color:inherit;text-decoration:none}
p{margin:0 0 1em}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 var(--gut)}
.label{font:700 11px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--stone)}
.serif{font-family:var(--serif)}
h1,h2,h3{font-family:var(--serif);font-weight:300;line-height:1.08;margin:0;letter-spacing:-.01em;font-variation-settings:"opsz" 144}
h1{font-size:clamp(2.6rem,6.4vw,5.6rem)}
h2{font-size:clamp(2rem,4.2vw,3.6rem)}
h3{font-size:clamp(1.3rem,1.8vw,1.6rem);font-weight:400}
em{font-style:italic;font-weight:300}
.todo{font:700 10px/1.4 var(--sans);letter-spacing:.08em;text-transform:uppercase;color:#a0522d;background:#f6e7d8;padding:2px 6px;display:inline-block}


/* Header */
.hdr{position:fixed;inset:0 0 auto;z-index:100;transition:background .35s,color .35s,border-color .35s;color:#fff;border-bottom:1px solid rgba(255,255,255,.18)}
.hdr.solid,.hdr.light{background:rgba(247,244,238,.96);color:var(--ink);border-color:var(--line);backdrop-filter:blur(8px)}
.hdr-in{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;height:92px;gap:24px}
.hdr nav{display:flex;gap:34px}
.hdr nav a,.hdr .hdr-cta{font:700 13.2px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;opacity:.9;white-space:nowrap}
.hdr nav a:hover{opacity:1}
.logo{font-family:var(--serif);font-weight:400;font-size:1.98rem;letter-spacing:.06em;text-align:center;white-space:nowrap}
.logo span{color:var(--brass);font-style:italic}
.hdr:not(.solid):not(.light) .logo span{color:#e9d8bd}
.hdr-right{display:flex;justify-content:flex-end;align-items:center;gap:28px}
.hdr-tel{font-size:15.6px;letter-spacing:.06em;opacity:.85;white-space:nowrap}
.hdr-cta{border:1px solid currentColor;padding:15px 24px;white-space:nowrap}
.hdr .wrap{max-width:1440px}
@media (max-width:1500px){.hdr-tel{display:none}}
@media (max-width:1240px){.hdr nav{gap:20px}.hdr nav a,.hdr .hdr-cta{letter-spacing:.16em}.hdr-cta{padding:15px 18px}}
.menu-btn{display:none;background:none;border:0;color:inherit;font:700 13.2px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;cursor:pointer}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:12px;font:700 11px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;padding:18px 28px;border:1px solid var(--ink);transition:background .25s,color .25s}
.btn:hover{background:var(--ink);color:var(--paper)}
.btn.fill{background:var(--pine);border-color:var(--pine);color:#fff}
.btn.fill:hover{background:var(--ink);border-color:var(--ink)}
.btn.light{border-color:#fff;color:#fff}
.btn.light:hover{background:#fff;color:var(--ink)}
.link{font:700 11px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;border-bottom:1px solid currentColor;padding-bottom:6px}

/* Hero */
.hero{position:relative;height:100svh;min-height:640px;color:#fff;overflow:hidden}
.hero img,.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.04);animation:settle 2.4s cubic-bezier(.2,.7,.2,1) forwards}
@keyframes settle{to{transform:scale(1)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,20,18,.5) 0%,rgba(20,20,18,.2) 45%,rgba(20,20,18,0) 70%),linear-gradient(180deg,rgba(20,20,18,.4) 0%,rgba(20,20,18,0) 26%,rgba(20,20,18,.05) 45%,rgba(20,20,18,.66) 100%)}
.hero-copy{position:absolute;left:0;right:0;bottom:clamp(40px,8vh,88px);z-index:2}
.hero-copy .wrap{display:flex;justify-content:space-between;align-items:flex-end;gap:40px}
.hero h1{max-width:12ch}
.hero .lede{max-width:34ch;font-size:1.05rem;opacity:.92;margin:22px 0 0}
.hero .label{color:rgba(255,255,255,.8)}
.hero-actions{display:flex;gap:14px;flex-shrink:0}
.fade{opacity:0;transform:translateY(14px);animation:up 1s .5s cubic-bezier(.2,.7,.2,1) forwards}
.fade.d2{animation-delay:.75s}.fade.d3{animation-delay:1s}
@keyframes up{to{opacity:1;transform:none}}

/* Sections */
section{padding:clamp(80px,11vw,150px) 0}
.intro{display:grid;grid-template-columns:1.5fr 1fr;gap:clamp(40px,8vw,120px);align-items:end}
.intro h2{font-size:clamp(1.9rem,3.4vw,3rem);line-height:1.18}
.facts{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.facts li{display:flex;justify-content:space-between;gap:20px;padding:18px 0;border-bottom:1px solid var(--line);font-size:15px}
.facts li span:first-child{color:var(--stone)}

.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:56px}
.sec-head .label{display:block;margin-bottom:18px}



/* Process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--ink)}
.steps li{list-style:none;padding:28px 28px 0 0}
.steps li+li{padding-left:28px;border-left:1px solid var(--line)}
.steps .num{font:300 1rem/1 var(--serif);color:var(--brass);display:block;margin-bottom:40px}
.steps h3{margin-bottom:12px}
.steps p{font-size:15px;color:var(--stone)}
ol.steps{padding:0;margin:0}


/* Quote */
.quote-sec{background:var(--linen)}
.pull{max-width:980px;margin:0 auto;text-align:center}
.pull blockquote{margin:0;font:300 clamp(1.36rem,2.56vw,2.16rem)/1.3 var(--serif)}
.pull cite{display:block;margin-top:34px;font-style:normal}
.pull-nav{display:flex;justify-content:center;gap:10px;margin-top:34px}
.pull-nav button{width:28px;height:2px;border:0;background:var(--line);cursor:pointer;padding:0}
.pull-nav button.on{background:var(--ink)}

/* Agents band */
.agents{display:grid;grid-template-columns:1fr 1fr;min-height:560px;padding:0}
.agents .ph{overflow:hidden}
.agents .copy{background:var(--ink);color:var(--paper);padding:clamp(48px,7vw,110px);display:flex;flex-direction:column;justify-content:center}
.agents .label{color:rgba(247,244,238,.55);margin-bottom:22px;display:block}
.agents ul{list-style:none;padding:0;margin:30px 0 40px;font-size:15px}
.agents li{padding:12px 0;border-bottom:1px solid rgba(247,244,238,.14)}
.agents .btn{align-self:flex-start;border-color:var(--paper);color:var(--paper)}
.agents .btn:hover{background:var(--paper);color:var(--ink)}

/* Consultation */
.consult{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(40px,8vw,120px)}
.consult .direct{margin-top:40px;font-size:15px;line-height:2}
.consult .direct a{border-bottom:1px solid var(--line)}
form .grid{display:grid;grid-template-columns:1fr 1fr;gap:0 28px}
.f{display:flex;flex-direction:column;margin-bottom:26px}
.f.full{grid-column:1/-1}
.f label{font:700 10px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--stone);margin-bottom:10px}
.f input,.f select,.f textarea{font:400 16px var(--sans);color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--ink);padding:8px 0 10px;border-radius:0;outline:none}
.f input:focus,.f select:focus,.f textarea:focus{border-color:var(--brass)}
.f textarea{resize:vertical;min-height:70px}
.form-note{font-size:13px;color:var(--stone);margin-top:16px}

/* Footer */
.ftr{background:var(--pine);color:#d9d3c7;padding:90px 0 36px}
.ftr-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;padding-bottom:70px;border-bottom:1px solid rgba(255,255,255,.12)}
.ftr .logo{text-align:left;color:#fff;font-size:2rem;display:block;margin-bottom:16px}
.ftr h4{font:700 10px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.5);margin:0 0 20px}
.ftr a{display:block;font-size:14px;line-height:2.1;overflow-wrap:anywhere}
.ftr-top>div{min-width:0}
.ftr a:hover{color:#fff}
.ftr-bot{display:flex;justify-content:space-between;padding-top:28px;font-size:12px;opacity:.6}

/* Portfolio page */
.page-head{padding-top:200px;padding-bottom:70px}
.page-head p{max-width:52ch;color:var(--stone);margin-top:26px;font-size:1.05rem}

/* Shared page pieces */
.hdr nav a[aria-current]{opacity:1;border-bottom:1px solid currentColor;padding-bottom:4px}
.page-head .label a{border-bottom:1px solid var(--line)}
section.linen{background:var(--linen)}
.agents .ph img{object-position:center 45%}
.cta-band{padding:clamp(60px,8vw,100px) 0;border-top:1px solid var(--line)}
.cta-in{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap}
.cta-in h2{margin-top:16px}
.intro .big{font:300 clamp(1.3rem,2vw,1.7rem)/1.5 var(--serif);margin-top:18px}

/* Portfolio grid */
.projects{display:grid;grid-template-columns:1fr 1fr;gap:0 24px}
.projects a{display:block;margin-bottom:90px}
.projects a:nth-child(even){margin-top:140px;margin-bottom:-50px}
.projects .ph{aspect-ratio:4/5;overflow:hidden;background:var(--linen)}
.projects .ph img{transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.projects a:hover img{transform:scale(1.03)}
.projects .meta{display:flex;justify-content:space-between;align-items:baseline;padding-top:18px;gap:20px}
.projects h3{font-size:clamp(1.5rem,2.4vw,2.2rem);font-weight:300}
.projects h3 em{color:var(--stone)}

/* Project page */
.proj-hero{height:92svh;min-height:560px;position:relative}
.proj-facts{display:grid;grid-template-columns:1fr 3fr;border-top:1px solid var(--ink)}
.proj-facts div{padding:22px 24px 0 0}
.proj-facts div+div{padding-left:24px;border-left:1px solid var(--line)}
.proj-facts strong{display:block;font:300 2.4rem/1.1 var(--serif);margin-top:12px}
.proj-facts strong.small{font-size:1.25rem;line-height:1.6}
.pgal{display:grid;grid-template-columns:1fr 1fr;gap:56px 24px}
.pgal figure{margin:0}
.pgal .g-full{grid-column:1/-1}
.pgal .g-full .ph{aspect-ratio:3/2}
.pgal .g-half .ph{aspect-ratio:4/5}
.pgal .g-half.off{margin-top:110px}
.pgal .g-solo{grid-column:1/-1;width:min(100%,640px);margin:0 auto}
.pgal .g-solo .ph{aspect-ratio:4/5}
.pgal .ph{display:block;width:100%;padding:0;border:0;overflow:hidden;cursor:zoom-in;background:var(--linen)}
.pgal .ph img{transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.pgal .ph:hover img{transform:scale(1.02)}
.pgal figcaption{font:italic 300 1.05rem var(--serif);color:var(--stone);padding-top:12px}
.next-card{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,5vw,72px);align-items:center;border-top:1px solid var(--line);padding-top:48px}
.next-card .ph{aspect-ratio:3/2;overflow:hidden}
.next-card .ph img{transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.next-card:hover img{transform:scale(1.03)}
.next-card h2{margin-top:14px}
.lb{position:fixed;inset:0;z-index:300;background:rgba(20,20,18,.96);display:flex;align-items:center;justify-content:center}
.lb[hidden]{display:none}
.lb img{max-width:min(92vw,1600px);max-height:84vh;width:auto;height:auto;object-fit:contain}
.lb button{position:absolute;background:none;border:0;color:#fff;cursor:pointer;font:700 12px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;padding:16px}
.lb-x{top:18px;right:18px}
.lb-prev,.lb-next{top:50%;transform:translateY(-50%);font-size:28px!important;letter-spacing:0!important}
.lb-prev{left:12px}.lb-next{right:12px}
.lb-cap{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:rgba(255,255,255,.75);font:italic 300 1rem var(--serif);margin:0}

/* Services */
.svc-list{display:grid;gap:110px}
.svc-row{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(32px,6vw,96px);align-items:center}
.svc-row:nth-child(even) .ph{order:2}
.svc-row .ph{aspect-ratio:4/5;overflow:hidden}
.svc-row h2{margin:14px 0 18px}
.svc-row p{color:var(--stone);max-width:46ch}
.svc-row .for{color:var(--ink);border-top:1px solid var(--line);padding-top:16px;margin-top:24px}
.svc-row .for .label{margin-right:10px}
.addon-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--ink)}
.addon-grid div{padding:28px 28px 0 0}
.addon-grid div+div{padding-left:28px;border-left:1px solid var(--line)}
.addon-grid h3{margin-bottom:12px}
.addon-grid p{color:var(--stone);font-size:15px}
.facts.four{display:grid;grid-template-columns:repeat(4,1fr);gap:0 28px;border-top:1px solid var(--ink)}
.facts.four li{flex-direction:column;gap:6px;border-bottom:0}
.facts.four li span:first-child{color:var(--ink);font:400 1.2rem var(--serif)}

/* Agents */
.agents h1{color:var(--paper)}
.agents.page-top{margin-top:92px}
.benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:56px 0;border-top:1px solid var(--ink)}
.benefits div{padding:28px 28px 0 0}
.benefits div:not(:nth-child(3n+1)){padding-left:28px;border-left:1px solid var(--line)}
.benefits .num{font:300 1rem/1 var(--serif);color:var(--brass);display:block;margin-bottom:28px}
.benefits h3{margin-bottom:10px}
.benefits p{color:var(--stone);font-size:15px}

/* FAQ and careers */
.faq{max-width:900px;border-top:1px solid var(--ink)}
.faq details,.jobs details{border-bottom:1px solid var(--line)}
.faq summary,.jobs summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:baseline;gap:24px;padding:26px 0;font:300 clamp(1.2rem,1.8vw,1.5rem)/1.3 var(--serif)}
.faq summary::-webkit-details-marker,.jobs summary::-webkit-details-marker{display:none}
.faq summary::after,.jobs summary::after{content:"+";font:300 1.6rem/1 var(--sans);color:var(--brass);flex-shrink:0}
.faq details[open] summary::after,.jobs details[open] summary::after{content:"\2013"}
.faq details p{color:var(--stone);max-width:68ch;padding-bottom:26px;margin:0}
.faq details p a{border-bottom:1px solid currentColor}
.jobs{border-top:1px solid var(--ink)}
.jobs summary .serif{font-size:clamp(1.4rem,2.2vw,1.9rem)}
.jobs summary .label{margin-left:auto;text-align:right}
.job-body{padding-bottom:30px}
.prose{max-width:72ch;color:#3b3934}
.prose h2{font-size:clamp(1.3rem,2vw,1.6rem);font-weight:400;margin:2.2em 0 .7em}
.prose h4{font:700 11px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--stone);margin:2em 0 1em}
.prose ul{padding-left:1.1em}
.prose li{margin-bottom:.4em}
.prose a{border-bottom:1px solid currentColor}
.legal .legal-meta,.legal .fineprint{color:var(--stone);font-size:14px}

/* Cities */
.regions{columns:3;column-gap:56px}
.region{break-inside:avoid;margin-bottom:56px}
.region h2{font-size:1.6rem;font-weight:400;border-bottom:1px solid var(--ink);padding-bottom:14px;margin-bottom:12px}
.region ul,.near{list-style:none;padding:0;margin:0}
.region li a{display:block;padding:7px 0;border-bottom:1px solid var(--line);font-size:15px}
.region li a:hover,.near a:hover{color:var(--brass)}
.near{display:flex;flex-wrap:wrap;gap:12px 40px;font:300 1.25rem var(--serif)}

@media (max-width:900px){
  .projects{grid-template-columns:1fr}
  .projects a,.projects a:nth-child(even){margin:0 0 56px}
  .proj-facts{grid-template-columns:1fr}
  .proj-facts div+div{padding-left:0;border-left:0}
  .pgal{grid-template-columns:1fr;gap:40px}
  .pgal .g-half.off{margin:0}
  .pgal .g-full .ph,.pgal .g-half .ph{aspect-ratio:4/5}
  .next-card,.svc-row{grid-template-columns:1fr}
  .svc-row:nth-child(even) .ph{order:0}
  .addon-grid,.benefits,.facts.four{grid-template-columns:1fr}
  .addon-grid div+div,.benefits div:not(:nth-child(3n+1)){padding-left:0;border-left:0}
  .regions{columns:1}
  .agents.page-top{margin-top:68px}
  .jobs summary{flex-wrap:wrap}
  .jobs summary .label{margin-left:0;text-align:left}
}

/* Reveal on scroll */
.rv{opacity:0;transform:translateY(24px);transition:opacity 1s cubic-bezier(.2,.7,.2,1),transform 1s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv,.fade{opacity:1;transform:none;animation:none;transition:none}.hero img{animation:none;transform:none}}

/* Mobile */
@media (max-width:1100px){
  .hdr nav,.hdr-tel,.hdr .hdr-cta{display:none}
  .hdr-in{grid-template-columns:auto 1fr;height:68px}
  .logo{text-align:left;font-size:1.68rem}
  .menu-btn{display:block}
  .hdr nav.open{display:flex;flex-direction:column;position:absolute;top:68px;left:0;right:0;background:var(--paper);color:var(--ink);padding:24px var(--gut) 30px;gap:22px;border-bottom:1px solid var(--line)}
}
@media (max-width:900px){
  .hero-copy .wrap{flex-direction:column;align-items:flex-start}
  .hero::after{background:linear-gradient(180deg,rgba(20,20,18,.4) 0%,rgba(20,20,18,.1) 30%,rgba(20,20,18,.72) 70%,rgba(20,20,18,.8) 100%)}
  .hero-actions{flex-direction:column;width:100%}
  .hero-actions .btn{justify-content:center}
  .intro,.consult,.agents{grid-template-columns:1fr}
  .agents .ph{aspect-ratio:4/3}
  .sec-head{flex-direction:column;align-items:flex-start}
  .steps{grid-template-columns:1fr}
  .steps li,.steps li+li{padding:26px 0;border-left:0;border-bottom:1px solid rgba(127,127,127,.25)}
  .steps .num{margin-bottom:14px}
  form .grid{grid-template-columns:1fr}
  .ftr-top{grid-template-columns:1fr 1fr}
  .ftr-bot{flex-direction:column;gap:8px}
  .page-head{padding-top:130px;padding-bottom:40px}
}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.form-note.ok{color:var(--pine)}
.form-note.err{color:#a0412d}
.pull blockquote cite{display:block;margin-top:28px;font-style:normal}
.btn.ig{padding-left:20px;padding-right:22px}
.btn.ig svg{flex-shrink:0}