:root{--wine:#682d3b;--wine-dark:#421c27;--ink:#20272d;--muted:#535d65;--mist:#e8edf1;--paper:#f5f6f7;--rule:#cbd0d4;--white:#fff;--pad:clamp(22px,5.5vw,88px)}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;color:var(--ink);background:var(--paper);font-family:"Helvetica Neue",Arial,sans-serif;font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}button,input,textarea,select{font:inherit}button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}a{color:inherit;text-underline-offset:5px;text-decoration-thickness:1px}a:hover{text-decoration-thickness:2px}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,[tabindex="-1"]:focus-visible{outline:3px solid #ae6a26;outline-offset:5px}h1,h2,h3,p,figure,ul,ol,dl{margin-top:0}h1,h2,h3{font-weight:400;line-height:1.08;letter-spacing:-.045em}h1{font-size:clamp(46px,7.8vw,112px);margin-bottom:32px}h2{font-size:clamp(34px,4.3vw,62px);margin-bottom:26px}h3{font-size:28px;letter-spacing:-.025em}p{margin-bottom:22px}ul{padding-left:20px}li{padding-left:6px;margin-bottom:10px}img{display:block;width:100%;height:auto}figure{margin:0}figcaption{font-size:11px;line-height:1.55;letter-spacing:.025em;color:var(--muted);margin-top:12px}address{font-style:normal;line-height:1.8}hr{border:0;border-top:1px solid var(--rule);margin:35px 0}[hidden]{display:none!important}.wrap{width:calc(100% - var(--pad)*2);max-width:1400px;margin-inline:auto}.eyebrow{font-size:11px;text-transform:uppercase;letter-spacing:.18em;line-height:1.7;font-weight:500;margin-bottom:30px}.lead{font-size:clamp(19px,1.8vw,25px);line-height:1.5;letter-spacing:-.02em}.small{font-size:12px;line-height:1.7;color:var(--muted)}.text-link{display:inline-block;color:var(--wine);font-size:14px;font-weight:500;margin-top:12px;margin-right:28px}.light-link{color:inherit;font-size:13px}.skip{position:fixed;z-index:30;left:20px;top:-100px;background:white;padding:12px 24px;color:var(--wine)}.skip:focus{top:12px}.reading-progress{position:fixed;z-index:40;top:0;left:0;height:3px;width:100%;background:#b08b78;transform:scaleX(0);transform-origin:left;pointer-events:none}.site-header{position:sticky;top:0;z-index:20;min-height:100px;padding:20px var(--pad);display:flex;align-items:center;justify-content:space-between;gap:30px;background:#f5f6f7f5;border-bottom:1px solid var(--rule)}.brand{display:flex;align-items:center;gap:16px;text-decoration:none;font-size:17px;letter-spacing:.16em;line-height:1.2;flex-shrink:0}.brand img{width:46px;height:46px}.brand small{display:block;font-size:9px;letter-spacing:.33em;margin-top:7px}.site-header nav{display:flex;gap:clamp(20px,3vw,45px);align-items:center}.site-header nav a{text-decoration:none;font-size:12px;line-height:1.4;position:relative;padding-block:8px}.site-header nav a::after{content:"";height:1px;background:var(--wine);position:absolute;bottom:0;left:0;right:0;transform:scaleX(0);transform-origin:left;transition:transform .25s}.site-header nav a:hover::after,.site-header nav [aria-current]::after{transform:scaleX(1)}.site-header nav a:last-child{border:1px solid var(--wine);padding:12px 18px;color:var(--wine)}.menu-toggle{display:none;border:1px solid var(--rule);background:none;padding:8px 12px;font-size:12px}.menu-toggle span{margin-left:12px}.cover{background:var(--wine);color:white;padding-top:60px}.cover-title{position:relative;min-height:300px}.cover-title .eyebrow{color:#e7d3da;margin-bottom:20px}.cover h1{font-size:clamp(60px,8.8vw,136px);line-height:.97;letter-spacing:-.055em;max-width:1000px;margin-bottom:60px}.cover-note{position:absolute;right:0;bottom:0;font-size:14px;line-height:1.8;max-width:240px;color:#f4e5e9}.cover-image{margin-inline:var(--pad);position:relative}.cover-image img{height:clamp(360px,39vw,620px);object-fit:cover;object-position:center 57%}.cover-image figure{position:relative}.cover-image figcaption{position:absolute;bottom:16px;right:16px;background:var(--wine-dark);padding:7px 10px;color:white;font-size:10px;max-width:calc(100% - 32px)}.cover-band{padding:25px var(--pad);display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:13px}.cover-band .small{color:#e7d3da}.opening{display:grid;grid-template-columns:1fr 2fr;gap:60px;padding-block:115px}.opening>div{max-width:770px}.opening>div>p:not(.lead){max-width:590px}.opening h2{font-size:clamp(40px,5.3vw,78px)}.property-essay{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(40px,8vw,130px);padding-bottom:110px;align-items:center}.property-essay img{aspect-ratio:1/1.12;object-fit:cover}.essay-copy{padding-top:40px;max-width:490px}.essay-copy .eyebrow{color:var(--wine)}.review-window{padding-block:85px;background:var(--mist)}.section-heading{display:flex;justify-content:space-between;align-items:baseline;gap:40px}.section-heading .eyebrow{max-width:230px}.section-heading h2{max-width:660px}.review-tabs{display:flex;border-bottom:1px solid #aeb8c0;margin-top:40px}.review-tabs button{flex:1;text-align:left;color:var(--ink);background:transparent;border:0;border-bottom:2px solid transparent;padding:22px 0;font-size:18px}.review-tabs button[aria-pressed="true"]{border-color:var(--wine);color:var(--wine)}.review-tabs button:hover{color:var(--wine)}.review-panels article{display:grid;grid-template-columns:.6fr 1fr 1fr;gap:20px 50px;padding-top:48px}.topic-number{font-size:11px;text-transform:uppercase;letter-spacing:.14em;color:var(--wine)}.review-panels h3{font-size:36px;max-width:320px}.review-panels p{margin-bottom:0}.review-panels ul{grid-column:2;grid-row:2}.review-panels .text-link{grid-column:3;grid-row:2;align-self:start}.review-panels article:not(:last-child){margin-bottom:40px}.two-stories{display:grid;grid-template-columns:.85fr 1.15fr;gap:90px;padding-block:110px;align-items:center}.two-stories>div{max-width:460px}.two-stories img{aspect-ratio:1.25;object-fit:cover}.closing-strip{background:var(--wine);color:white;padding:60px var(--pad);display:flex;align-items:center;justify-content:space-between;gap:40px}.closing-strip p{font-size:clamp(30px,4vw,58px);letter-spacing:-.045em;line-height:1.15;margin:0}.closing-strip p span{color:#d5b9c1}.page-intro{padding-block:80px 65px}.page-intro .eyebrow{color:var(--wine)}.page-intro .lead{max-width:660px;margin:0 0 0 auto}.page-intro h1{max-width:1100px}.wide-plate img{max-height:600px;object-fit:cover;object-position:center 55%}.chapter{display:grid;grid-template-columns:1fr 1.2fr;gap:clamp(40px,10vw,160px);padding-block:80px;border-bottom:1px solid var(--rule)}.chapter h2{font-size:clamp(34px,3.5vw,50px);max-width:450px}.chapter .eyebrow{color:var(--wine)}.prose p:last-child{margin-bottom:0}.prose{max-width:740px}.prose p{line-height:1.85}.table-wrap{width:100%}table{width:100%;border-collapse:collapse;font-size:14px;text-align:left}caption{text-align:left;font-size:12px;color:var(--muted);padding-bottom:18px}th,td{vertical-align:top;border-top:1px solid #b9c0c7;padding:18px 10px 18px 0;line-height:1.65}thead{font-size:11px;letter-spacing:.04em;color:var(--muted)}tbody th{font-weight:500;width:30%;padding-right:25px}td{color:#434e57}.decision-map{padding-block:80px}.decision-map>p{max-width:680px;font-size:13px;color:var(--muted);margin-top:30px}.decision-map ol{list-style:none;padding:0;display:grid;grid-template-columns:repeat(4,1fr);margin:45px 0 0;counter-reset:stage}.decision-map li{border-top:2px solid var(--wine);border-right:1px solid var(--rule);padding:24px 30px 0 0;margin-right:30px;counter-increment:stage}.decision-map li::before{content:"0" counter(stage);display:block;color:var(--wine);font-size:12px;margin-bottom:30px}.decision-map li span{font-size:25px}.decision-map li p{font-size:13px;margin-top:15px}.review-photo{position:relative}.review-photo img{max-height:500px;object-fit:cover}.ownership-layout{display:grid;grid-template-columns:1.15fr .85fr;gap:0;background:var(--wine);color:white}.ownership-layout figure{position:relative}.ownership-layout img{height:100%;min-height:500px;object-fit:cover}.ownership-layout figcaption{background:var(--wine-dark);color:white;position:absolute;bottom:10px;left:10px;right:10px;padding:6px 10px;font-size:10px}.ownership-aside{padding:60px 50px;align-self:center}.ownership-aside h2{font-size:42px}.ownership-aside p{color:#eee3e6;font-size:14px}.ownership-cycle{border-left:2px solid var(--wine);padding-left:30px;margin-bottom:30px}.ownership-cycle>div{border-bottom:1px solid var(--rule);padding:10px 0 15px;margin-bottom:15px}.ownership-cycle b{font-weight:400;font-size:27px}.ownership-cycle p{font-size:14px;margin-top:10px}.company-record{display:grid;grid-template-columns:1fr 1.6fr;gap:100px;padding-block:50px 90px;align-items:center}.company-monogram{display:flex;justify-content:center;align-items:center;background:var(--mist);min-height:360px;padding:50px}.company-monogram img{max-width:240px}.company-record dl{margin-bottom:0}.company-record dl>div{display:grid;grid-template-columns:1fr 1.5fr;gap:20px;border-bottom:1px solid var(--rule);padding-block:22px;font-size:14px}.company-record dt{color:var(--muted)}.company-record dd{margin:0}.note-index{display:flex;justify-content:space-between;border-block:1px solid var(--rule);padding-block:12px;gap:20px}.note-index .text-link{margin-top:0;padding-block:10px}.note-article{display:grid;grid-template-columns:1fr 1.1fr;gap:100px;padding-block:85px;border-bottom:1px solid var(--rule);scroll-margin-top:100px}.note-article h2{max-width:400px;font-size:45px}.note-article figure{margin-top:40px}.note-article .prose{padding-top:45px}.contact-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:100px;padding:20px 0 100px}.contact-layout aside{max-width:370px}.contact-layout aside h2{font-size:32px}.contact-layout aside>p:not(.eyebrow){font-size:14px;margin-top:25px}.contact-layout aside h3{font-size:23px}.contact-layout form{border-top:1px solid var(--wine);padding-top:30px}label{display:block;font-size:13px;margin-bottom:23px;font-weight:500}label span{font-weight:400;color:var(--muted)}input,select,textarea{display:block;width:100%;border:1px solid #aeb7bd;border-radius:0;background:white;color:var(--ink);padding:13px 14px;font-size:15px;margin-top:9px;min-height:50px}textarea{resize:vertical;line-height:1.65}input::placeholder,textarea::placeholder{color:#626d75;opacity:1}.field-pair{display:grid;grid-template-columns:1fr 1fr;gap:20px}.button{display:inline-block;background:var(--wine);color:white;border:1px solid var(--wine);padding:15px 24px;font-size:13px;line-height:1.5;min-height:48px;text-decoration:none;transition:background .2s}.button:hover{background:var(--wine-dark)}.button:disabled{background:#7b7376;cursor:default}.button.secondary{color:var(--wine);background:transparent}.button.secondary:hover{background:#eee4e8}form .small{margin-top:15px}.brief-output{background:var(--mist);padding:35px;margin-top:50px}.brief-output h2{font-size:36px}.brief-output>p{font-size:14px}.brief-output textarea{background:white;font-size:13px}.actions{display:flex;gap:14px;flex-wrap:wrap}#copy-status{margin-top:20px;font-size:13px}.site-footer{padding:65px var(--pad) 25px;background:var(--wine-dark);color:#f0e5e9}.footer-top{display:grid;grid-template-columns:1.3fr 1fr .65fr;gap:50px;padding-bottom:65px}.footer-brand{text-decoration:none;font-size:clamp(23px,3.1vw,46px);letter-spacing:.06em;line-height:1.3;white-space:nowrap}.footer-brand small{display:block;font-size:10px;letter-spacing:.27em;margin-top:12px}.footer-top p{font-size:14px;line-height:1.8}.footer-top nav{display:flex;flex-direction:column;align-items:start;gap:15px}.footer-base{border-top:1px solid #865c68;padding-top:25px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:11px}.footer-base .light-link{font-size:11px;margin-right:20px}.footer-base p{font-size:10px;line-height:1.7;max-width:280px}.page-privacy .page-intro,.page-terms .page-intro{padding-bottom:20px}.page-privacy .chapter,.page-terms .chapter{padding-block:55px}.page-privacy .chapter h2,.page-terms .chapter h2{font-size:32px}.page-company .chapter:last-child,.page-approach .chapter:last-child,.page-property-review .chapter:last-child,.page-ownership .chapter:last-child,.page-terms .chapter:last-child,.page-privacy .chapter:last-child{border-bottom:0}.motion-ready [data-reveal]{opacity:0;transform:translateY(24px);transition:opacity .7s ease,transform .7s ease}.motion-ready [data-reveal].is-visible{opacity:1;transform:none}.motion-ready .cover-image{animation:frame-open 1.15s cubic-bezier(.2,.7,.2,1) both}@keyframes frame-open{from{clip-path:inset(0 5% 0 5%)}to{clip-path:inset(0)}}
@media(min-width:1500px){.cover-title{min-height:350px}}@media(max-width:1050px){.site-header{gap:15px}.site-header nav{gap:18px}.brand{font-size:14px;gap:10px}.brand img{width:40px;height:40px}.cover-note{max-width:180px;font-size:12px}.property-essay,.two-stories,.chapter,.note-article,.contact-layout,.company-record{gap:45px}.review-panels article{grid-template-columns:.45fr 1fr 1fr;gap:20px 25px}.review-panels h3{font-size:30px}.ownership-aside{padding:35px}.ownership-aside h2{font-size:35px}}
@media(max-width:800px){html{scroll-padding-top:90px}.site-header{min-height:82px;padding-block:15px;flex-wrap:wrap}.menu-toggle:not([hidden]){display:block}.site-header nav{width:100%;display:flex;flex-wrap:wrap;justify-content:flex-start;gap:15px 25px;padding:10px 0}.site-header nav a{font-size:13px}.site-header nav a:last-child{padding:8px 12px}.site-header nav.is-collapsed{display:none}.cover{padding-top:40px}.cover-title{min-height:0}.cover h1{font-size:clamp(60px,10vw,88px);margin-bottom:25px}.cover-note{position:static;max-width:100%;margin-bottom:30px;font-size:13px}.cover-note br{display:none}.cover-image img{height:410px}.cover-band .small{display:none}.cover-band{padding-block:20px;font-size:11px}.cover-band .light-link{font-size:11px}.opening{grid-template-columns:1fr;gap:20px;padding-block:75px}.opening .eyebrow{margin-bottom:5px}.property-essay{gap:35px;padding-bottom:75px;align-items:start}.essay-copy{padding-top:0}.essay-copy h2{font-size:34px}.essay-copy p:not(.eyebrow){font-size:14px}.review-window{padding-block:60px}.section-heading{display:block}.section-heading .eyebrow{max-width:none}.section-heading h2{font-size:40px}.review-panels article{grid-template-columns:1fr 1.2fr;gap:15px 30px}.review-panels .topic-number{grid-column:1/-1}.review-panels h3{grid-column:1;grid-row:2}.review-panels p{grid-column:2;grid-row:2}.review-panels ul{grid-column:2;grid-row:3}.review-panels .text-link{grid-column:2;grid-row:4}.two-stories{gap:35px;padding-block:75px}.two-stories p:not(.eyebrow){font-size:14px}.closing-strip{padding-block:45px}.page-intro{padding-block:55px}.page-intro .lead{margin-left:0;max-width:640px}.chapter{grid-template-columns:.8fr 1.2fr;gap:35px;padding-block:60px}.chapter h2{font-size:34px}.chapter p,.chapter li{font-size:14px}.decision-map ol{grid-template-columns:1fr 1fr;gap:30px}.decision-map{padding-block:60px}.ownership-layout{grid-template-columns:1fr 1fr}.ownership-layout img{min-height:420px}.ownership-aside{padding:30px}.ownership-aside h2{font-size:30px}.company-record{grid-template-columns:1fr 1.5fr;gap:30px}.company-monogram{min-height:300px;padding:30px}.note-article{gap:35px}.note-article h2{font-size:34px}.note-article .prose{font-size:14px}.contact-layout{grid-template-columns:1fr;gap:40px}.contact-layout aside{max-width:none;display:grid;grid-template-columns:1fr 1fr;gap:0 35px}.contact-layout aside .eyebrow{grid-column:1/-1}.contact-layout aside hr,.contact-layout aside h3,.contact-layout aside h3+p,.contact-layout aside h3+p+p{display:none}.contact-layout aside h2{font-size:28px}.contact-layout aside .text-link{margin:0}.footer-top{grid-template-columns:1fr 1fr;gap:40px}.footer-top nav{grid-column:2}.footer-brand{white-space:normal}.footer-base{gap:15px}.note-index{flex-wrap:wrap;gap:0 20px}.note-index .text-link{font-size:12px}}
@media(max-width:550px){h1{font-size:48px}.site-header{gap:10px}.brand{font-size:13px;letter-spacing:.13em}.brand small{font-size:8px}.brand img{width:38px;height:38px}.cover h1{font-size:clamp(54px,12vw,68px);line-height:1.04;letter-spacing:-.05em}.cover .eyebrow{font-size:9px;letter-spacing:.13em}.cover-note{font-size:12px;max-width:240px}.cover-image{margin-inline:0}.cover-image img{height:360px;object-position:59% center}.cover-image figcaption{font-size:8px;right:12px;bottom:12px;max-width:calc(100% - 24px);padding:6px 8px}.cover-band{gap:15px}.cover-band>span{max-width:120px;line-height:1.7}.cover-band .light-link{max-width:120px;text-align:right}.opening{padding-block:60px}.opening h2{font-size:38px}.opening p:not(.lead){font-size:14px}.lead{font-size:19px}.property-essay{grid-template-columns:1fr;gap:30px;padding-bottom:60px}.property-essay img{aspect-ratio:1.12}.essay-copy{max-width:none}.essay-copy h2{font-size:38px}.essay-copy h2 br{display:none}.eyebrow{font-size:10px;margin-bottom:20px}.section-heading h2{font-size:36px}.review-tabs{margin-top:25px}.review-tabs button{font-size:13px;padding:16px 6px 16px 0}.review-panels article{grid-template-columns:1fr;padding-top:30px;gap:17px}.review-panels .topic-number,.review-panels h3,.review-panels p,.review-panels ul,.review-panels .text-link{grid-column:auto;grid-row:auto}.review-panels h3{max-width:none;font-size:31px;margin:0}.review-panels p,.review-panels ul{font-size:14px}.review-panels ul{margin:0}.review-panels .text-link{margin:0}.two-stories{grid-template-columns:1fr;padding-block:60px;gap:35px}.two-stories>div{max-width:none}.two-stories h2{font-size:37px}.two-stories img{aspect-ratio:1.3}.closing-strip{display:block;padding-block:40px}.closing-strip .light-link{display:inline-block;margin-top:25px}.page-intro{padding-block:45px 40px}.page-intro h1{font-size:45px;margin-bottom:25px}.page-intro .lead{font-size:18px}.wide-plate img,.review-photo img{aspect-ratio:1.15;object-fit:cover}.chapter{grid-template-columns:1fr;gap:10px;padding-block:45px}.chapter h2{font-size:34px;max-width:none;margin-bottom:18px}.chapter .eyebrow{margin-bottom:16px}.chapter p,.chapter li{font-size:15px}.chapter .prose{max-width:none}.table-wrap{font-size:12px}table{font-size:12px}tbody th{width:31%;padding-right:12px}th,td{padding-block:15px}thead{font-size:10px}.decision-map{padding-block:45px}.decision-map h2{font-size:34px}.decision-map ol{gap:25px 15px;margin-top:30px}.decision-map li{margin-right:0;padding-right:15px}.decision-map li::before{margin-bottom:20px}.decision-map li span{font-size:22px}.decision-map li p{font-size:12px}.ownership-layout{grid-template-columns:1fr}.ownership-layout img{min-height:0;height:auto;aspect-ratio:1.15}.ownership-aside{padding:35px 25px}.ownership-aside h2{font-size:34px}.ownership-aside p{font-size:15px}.company-record{grid-template-columns:1fr;padding-block:10px 45px;gap:35px}.company-monogram{min-height:280px}.company-monogram img{width:200px}.company-record dl>div{font-size:13px;padding-block:18px}.company-record dl>div{grid-template-columns:.8fr 1.3fr;gap:15px}.note-index{display:block}.note-index .text-link{display:block;padding-block:9px}.note-article{grid-template-columns:1fr;gap:20px;padding-block:45px}.note-article h2{max-width:none;font-size:34px}.note-article figure{margin-top:25px}.note-article .prose{padding-top:0;font-size:15px}.contact-layout{padding-bottom:60px}.contact-layout aside{display:block;max-width:none}.contact-layout aside p{font-size:14px}.contact-layout aside .text-link{margin-top:0}.field-pair{grid-template-columns:1fr;gap:0}input,select,textarea{font-size:16px}label{font-size:13px}.brief-output{padding:25px 18px;margin-top:35px}.brief-output h2{font-size:32px}.actions{gap:10px}.actions button{padding:13px 16px}.site-footer{padding-top:45px}.footer-top{display:block;padding-bottom:35px}.footer-brand{display:block;font-size:32px;margin-bottom:35px}.footer-top>div{margin-bottom:30px}.footer-top nav{gap:12px}.footer-base{display:block}.footer-base>div{margin-block:17px}.footer-base p{max-width:none}.page-privacy .chapter,.page-terms .chapter{padding-block:35px}.page-privacy .chapter h2,.page-terms .chapter h2{font-size:29px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation:none!important;transition:none!important}.motion-ready [data-reveal]{opacity:1;transform:none}.reading-progress{display:none}}