:root{
  --ink: #2a2018;
  --ink-2: #5b4a42;       /* brand brown — primary text */
  --ink-3: #8a7a70;       /* warm tan — muted */
  --line: #ece6df;        /* warm divider */
  --bg: #fbf9f6;          /* cream */
  --bg-2: #ffffff;
  --accent: #5b4a42;
  --accent-soft: #8a7a70;

  --serif: 'Cormorant Garamond', ui-serif, Georgia, 'Times New Roman', serif;
  --sans: 'Inter', ui-sans-serif, system-ui, -apple-system, 'Segoe UI', Roboto, sans-serif;
  --maxw: 1180px;
  --pad: clamp(20px, 4vw, 56px);
}

*{box-sizing:border-box}
html,body{margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family: var(--sans);
  color: var(--ink);
  background: var(--bg);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
a{color:inherit;text-decoration:none}
img,svg{display:block;max-width:100%}

/* Nav */
.nav{
  position: sticky; top:0; z-index:50;
  display:flex; align-items:center; justify-content:space-between;
  padding: 16px var(--pad);
  background: rgba(251,249,246,.88);
  backdrop-filter: saturate(160%) blur(10px);
  border-bottom: 1px solid var(--line);
}
.brand img{
  height: 38px;
  width: auto;
}
.nav-links{ display:flex; gap: clamp(18px, 2.4vw, 32px); }
.nav-links a{
  font-size: 14px;
  font-weight: 500;
  color: var(--ink-2);
  letter-spacing: .3px;
  white-space: nowrap;
  transition: color .2s ease;
}
.nav-links a:hover{ color: var(--ink); }

@media (max-width: 640px){
  .nav{ padding: 12px 14px; gap: 10px; }
  .brand img{ height: 28px; }
  .nav-links{ gap: 12px; }
  .nav-links a{ font-size: 12px; letter-spacing: .1px; }
}
@media (max-width: 380px){
  .nav-links a{ font-size: 11px; }
}

/* Hero */
main{ max-width: var(--maxw); margin: 0 auto; padding: 0 var(--pad); }
.hero{
  padding: clamp(64px, 11vw, 130px) 0 clamp(48px, 8vw, 90px);
  max-width: 820px;
  text-align: left;
}
.hero-logo{
  width: 100%;
  max-width: 620px;
  height: auto;
  margin-bottom: clamp(28px, 4vw, 44px);
}
.lede{
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(20px, 2.2vw, 28px);
  color: var(--ink-2);
  max-width: 640px;
  margin: 0;
  line-height: 1.45;
  letter-spacing: .2px;
  font-style: italic;
}

@media (max-width: 640px){
  .hero{ text-align: center; }
  .hero-logo{ margin-left: auto; margin-right: auto; }
  .lede{ margin-left: auto; margin-right: auto; }
}

/* Entities */
.entities{
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(28px, 3.5vw, 56px);
  padding: clamp(48px, 7vw, 88px) 0 clamp(72px, 10vw, 120px);
  border-top: 1px solid var(--line);
  margin-top: clamp(20px, 3vw, 40px);
  padding-top: clamp(56px, 8vw, 100px);
}
.entity{
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.entity-logo{
  height: 110px;
  display: flex;
  align-items: center;
  justify-content: flex-start;
  margin-bottom: 4px;
}
.entity-logo img{
  max-height: 100%;
  width: auto;
  max-width: 100%;
}
.tagline{
  font-family: var(--serif);
  font-size: 18px;
  color: var(--accent);
  margin: 0;
  font-style: italic;
  font-weight: 500;
}
.desc{
  font-size: 15px;
  color: var(--ink-2);
  margin: 0;
  line-height: 1.65;
}
.entity-link{
  margin-top: auto;
  padding-top: 10px;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 14px;
  font-weight: 500;
  color: var(--ink);
  letter-spacing: .3px;
  text-transform: uppercase;
  align-self: flex-start;
  transition: gap .2s ease, color .2s ease;
}
.entity-link svg{ transition: transform .2s ease; }
.entity-link:hover{ color: var(--accent); }
.entity-link:hover svg{ transform: translateX(4px); }

@media (max-width: 860px){
  .entities{ grid-template-columns: 1fr; gap: 48px; }
  .entity{ padding-bottom: 36px; border-bottom: 1px solid var(--line); align-items: center; text-align: center; }
  .entity:last-child{ border-bottom: 0; }
  .entity-logo{ justify-content: center; height: 100px; }
  .entity-link{ align-self: center; }
}

/* Contact */
.contact{
  padding: clamp(56px, 8vw, 96px) 0 clamp(64px, 9vw, 112px);
  border-top: 1px solid var(--line);
}
.eyebrow{
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: .22em;
  color: var(--ink-3);
  margin: 0 0 18px;
  font-weight: 500;
}
.contact h2{
  font-family: var(--serif);
  font-weight: 500;
  font-size: clamp(36px, 5vw, 56px);
  line-height: 1.05;
  letter-spacing: -0.01em;
  margin: 0 0 32px;
  color: var(--ink);
  font-style: italic;
}
.principal{
  margin: 0 0 clamp(32px, 4vw, 48px);
  padding-bottom: clamp(28px, 4vw, 40px);
  border-bottom: 1px solid var(--line);
  max-width: 720px;
}
.principal-name{
  font-family: var(--serif);
  font-size: clamp(22px, 2.4vw, 28px);
  font-weight: 500;
  color: var(--ink);
  margin: 0 0 4px;
  letter-spacing: .2px;
}
.principal-title{
  font-size: 13px;
  text-transform: uppercase;
  letter-spacing: .22em;
  color: var(--ink-3);
  margin: 0;
  font-weight: 500;
}
.contact-primary{
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(24px, 3vw, 48px);
  max-width: 640px;
  margin-bottom: clamp(40px, 6vw, 64px);
}
.contact-primary > div{
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.label{
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: .18em;
  color: var(--ink-3);
  font-weight: 500;
}
.contact-primary a{
  font-size: 17px;
  color: var(--ink);
  font-weight: 500;
  border-bottom: 1px solid var(--line);
  padding-bottom: 2px;
  width: fit-content;
  transition: border-color .2s ease;
}
.contact-primary a:hover{ border-bottom-color: var(--accent); }

.offices{
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(28px, 4vw, 56px);
  max-width: 720px;
  padding-top: clamp(28px, 4vw, 40px);
  border-top: 1px solid var(--line);
}
.office{
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.office .label{ margin-bottom: 4px; }
.office p{
  margin: 0;
  font-size: 15px;
  color: var(--ink-2);
  line-height: 1.55;
}
.office a{
  font-size: 15px;
  color: var(--ink);
  font-weight: 500;
  margin-top: 4px;
}
.office a:hover{ color: var(--accent); }


@media (max-width: 640px){
  .contact-primary{ grid-template-columns: 1fr; gap: 24px; }
  .offices{ grid-template-columns: 1fr; gap: 28px; }
}

/* ============================================
   SUB-SITE PAGES (real-estate / capital / financial)
   ============================================ */

/* Breadcrumb bar (shown only on sub-sites, just below the nav) */
.breadcrumb{
  border-bottom: 1px solid var(--line);
  background: var(--bg);
}
.breadcrumb-inner{
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 12px var(--pad);
  display: flex;
  align-items: center;
  gap: 14px;
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: .18em;
}
.breadcrumb-inner a{
  display: inline-flex;
  align-items: center;
  gap: 8px;
  color: var(--ink-2);
  font-weight: 500;
  transition: color .2s ease, gap .2s ease;
}
.breadcrumb-inner a:hover{ color: var(--ink); gap: 10px; }
.breadcrumb-inner a svg{ transition: transform .2s ease; }
.breadcrumb-inner a:hover svg{ transform: translateX(-3px); }
.breadcrumb-current{
  color: var(--ink-3);
  font-weight: 500;
}
.breadcrumb-current::before{
  content: '/';
  margin-right: 14px;
  color: var(--ink-3);
}
@media (max-width: 480px){
  .breadcrumb-inner{ font-size: 11px; gap: 10px; padding: 10px 14px; }
  .breadcrumb-current::before{ margin-right: 10px; }
}


.sub-nav{
  display: flex;
  gap: clamp(20px, 3vw, 36px);
  padding: clamp(28px, 4vw, 40px) 0 clamp(8px, 1.5vw, 14px);
  border-bottom: 1px solid var(--line);
  margin-bottom: clamp(40px, 6vw, 64px);
}
.sub-nav a{
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: .22em;
  color: var(--ink-3);
  font-weight: 500;
  padding-bottom: 14px;
  margin-bottom: -1px;
  border-bottom: 2px solid transparent;
  transition: color .2s ease, border-color .2s ease;
}
.sub-nav a:hover{ color: var(--ink-2); }
.sub-nav a[aria-current="page"]{
  color: var(--ink);
  border-bottom-color: var(--accent);
}

/* Entity hero (used on every sub-site page) */
.entity-hero{
  padding: clamp(20px, 3vw, 32px) 0 clamp(48px, 7vw, 80px);
  max-width: 820px;
}
.entity-hero.compact{
  padding-bottom: clamp(32px, 5vw, 56px);
}
.entity-hero-logo{
  max-width: 540px;
  width: 100%;
  height: auto;
  margin-bottom: clamp(28px, 4vw, 40px);
}
.entity-hero-logo.small{
  max-width: 320px;
  margin-bottom: clamp(24px, 3vw, 32px);
}
.entity-hero .lede{
  font-family: var(--serif);
  font-size: clamp(22px, 2.4vw, 30px);
  color: var(--accent);
  font-style: italic;
  margin: 0 0 18px;
  line-height: 1.35;
}
.entity-intro{
  font-size: clamp(16px, 1.4vw, 18px);
  color: var(--ink-2);
  max-width: 640px;
  line-height: 1.6;
  margin: 0;
}
.about-lead{
  font-family: var(--serif);
  font-weight: 500;
  font-style: italic;
  font-size: clamp(36px, 5vw, 60px);
  line-height: 1.05;
  letter-spacing: -0.01em;
  margin: 0;
  max-width: 820px;
  color: var(--ink);
}

/* Services grid (home page) */
.services-list{
  padding: 0 0 clamp(64px, 9vw, 112px);
  border-top: 1px solid var(--line);
  padding-top: clamp(48px, 7vw, 80px);
}
.service-grid{
  list-style: none;
  padding: 0;
  margin: 0 0 clamp(40px, 6vw, 56px);
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(28px, 4vw, 48px);
}
.service-grid li h3{
  font-family: var(--serif);
  font-weight: 500;
  font-size: clamp(20px, 2vw, 24px);
  margin: 0 0 8px;
  color: var(--ink);
  letter-spacing: -0.01em;
}
.service-grid li p{
  font-size: 15px;
  color: var(--ink-2);
  line-height: 1.6;
  margin: 0;
}
@media (max-width: 720px){
  .service-grid{ grid-template-columns: 1fr; gap: 32px; }
}

/* Services detail page */
.services-detail{
  padding: clamp(8px, 2vw, 16px) 0 clamp(64px, 9vw, 112px);
  display: flex;
  flex-direction: column;
  gap: clamp(36px, 5vw, 56px);
}
.service-row{
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: clamp(20px, 3vw, 40px);
  padding-bottom: clamp(32px, 4vw, 48px);
  border-bottom: 1px solid var(--line);
  align-items: start;
}
.service-row:last-of-type{ border-bottom: 0; padding-bottom: 0; }
.service-num{
  font-family: var(--serif);
  font-size: 28px;
  font-style: italic;
  color: var(--accent-soft);
  line-height: 1;
}
.service-body h3{
  font-family: var(--serif);
  font-weight: 500;
  font-size: clamp(22px, 2.2vw, 28px);
  margin: 0 0 12px;
  color: var(--ink);
  letter-spacing: -0.01em;
}
.service-body p{
  font-size: clamp(15px, 1.3vw, 17px);
  color: var(--ink-2);
  line-height: 1.65;
  margin: 0;
  max-width: 680px;
}
@media (max-width: 640px){
  .service-row{ grid-template-columns: 1fr; gap: 8px; }
  .service-num{ font-size: 22px; }
}

/* About prose */
.prose{
  max-width: 720px;
  padding: clamp(8px, 1.5vw, 16px) 0 clamp(56px, 8vw, 88px);
}
.prose p{
  font-size: clamp(16px, 1.4vw, 19px);
  color: var(--ink-2);
  line-height: 1.7;
  margin: 0 0 1.2em;
}
.prose p:last-child{ margin-bottom: 0; }

/* Principal card on About page */
.principal-card{
  background: var(--bg-2);
  border: 1px solid var(--line);
  border-radius: 4px;
  padding: clamp(32px, 5vw, 56px);
  max-width: 720px;
  margin-bottom: clamp(64px, 9vw, 112px);
}
.principal-card .eyebrow{ margin-bottom: 12px; }
.principal-name-lg{
  font-family: var(--serif);
  font-weight: 500;
  font-size: clamp(28px, 3.4vw, 40px);
  margin: 0 0 6px;
  color: var(--ink);
  letter-spacing: -0.01em;
}
.principal-card .principal-title{
  margin-bottom: 24px;
}
.principal-bio{
  font-size: clamp(15px, 1.3vw, 17px);
  color: var(--ink-2);
  line-height: 1.65;
  margin: 0 0 24px;
}

/* CTA link (used on sub-pages) */
.cta-link{
  align-self: flex-start;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: 14px;
  font-weight: 500;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--ink);
  padding: 14px 22px;
  border: 1px solid var(--ink-2);
  border-radius: 2px;
  transition: background .2s ease, color .2s ease, gap .2s ease;
}
.cta-link svg{ transition: transform .2s ease; }
.cta-link:hover{
  background: var(--accent);
  color: var(--bg);
  border-color: var(--accent);
}
.cta-link:hover svg{ transform: translateX(3px); }

/* Active state for top nav */
.nav-links a[aria-current="page"]{
  color: var(--ink);
}

/* Footer */
.footer{
  border-top: 1px solid var(--line);
  padding: 24px var(--pad);
}
.footer-inner{
  max-width: var(--maxw);
  margin: 0 auto;
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 13px;
  color: var(--ink-3);
}
.footer-links{ display: flex; gap: 22px; }
.footer-links a{
  color: var(--ink-3);
  transition: color .2s ease;
}
.footer-links a:hover{ color: var(--ink-2); }

@media (max-width: 640px){
  .footer-inner{ flex-direction: column; gap: 12px; align-items: flex-start; }
}