:root {
  --ink: #1f3442;
  --ink-deep: #102936;
  --brown: #3c240f;
  --brown-2: #543518;
  --gold: #bd8b3f;
  --gold-soft: #d7b271;
  --cream: #f7f4ee;
  --paper: #fffdfa;
  --line: #d9cfbf;
  --muted: #667791;
  --shadow: 0 22px 56px rgba(49, 32, 15, 0.16);
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 8.25rem; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.6; }
img { display: block; width: 100%; }
a { color: inherit; }
button { font: inherit; }

.shell { width: min(1160px, calc(100% - 3rem)); margin: 0 auto; }
.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; }
.skip-link { position: fixed; z-index: 100; top: 1rem; left: 1rem; padding: .75rem 1rem; transform: translateY(-180%); border-radius: .25rem; background: var(--brown); color: white; text-decoration: none; transition: transform .2s ease; }
.skip-link:focus { transform: translateY(0); }

.site-header { position: fixed; z-index: 20; inset: 0 0 auto; border-bottom: 1px solid transparent; color: white; transition: background .25s ease, color .25s ease, box-shadow .25s ease, border-color .25s ease; }
.site-header.is-scrolled { background: rgba(255, 253, 250, .97); color: var(--brown); box-shadow: 0 6px 20px rgba(36, 24, 12, .08); border-color: rgba(88, 64, 35, .12); }
.nav-shell { display: flex; min-height: 7.65rem; align-items: center; justify-content: space-between; gap: 1.5rem; }
.brand { display: inline-flex; align-items: center; gap: 1.05rem; text-decoration: none; line-height: 1.08; }
.brand img { width: 5.15rem; height: 5.15rem; border-radius: .1rem; object-fit: cover; }
.brand-copy { display: flex; flex-direction: column; color: currentColor; font-family: var(--serif); font-size: 1.18rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; }
.brand-copy strong, .brand-copy span { font: inherit; }
.primary-nav { display: flex; align-items: center; gap: 1.45rem; font-size: .86rem; font-weight: 650; }
.primary-nav a { text-decoration: none; opacity: .93; transition: color .2s ease, opacity .2s ease; }
.primary-nav a:hover { color: var(--gold-soft); opacity: 1; }
.site-header.is-scrolled .primary-nav a:hover { color: var(--gold); }
.nav-contact { padding: .45rem .85rem; border: 1px solid currentColor; border-radius: .15rem; }
.menu-toggle { display: none; border: 0; background: transparent; color: currentColor; cursor: pointer; }
.menu-toggle span:not(.sr-only) { display: block; width: 1.6rem; height: 2px; margin: .3rem 0; background: currentColor; }

.hero { position: relative; display: grid; min-height: min(800px, 100vh); overflow: hidden; color: white; align-items: end; }
.hero-image, .hero-wash { position: absolute; inset: 0; }
.hero-image { background: 50% center / cover no-repeat url("assets/hero-hill-country.jpg"); transform: scale(1.015); }
.hero-wash { background: linear-gradient(90deg, rgba(20, 25, 24, .83) 0%, rgba(20, 25, 24, .58) 38%, rgba(20, 25, 24, .18) 72%, rgba(20, 25, 24, .05) 100%); }
.hero-content { position: relative; z-index: 1; padding: 9rem 0 9rem; }
.eyebrow { margin: 0 0 .9rem; color: var(--gold); font-size: .85rem; font-weight: 800; letter-spacing: .17em; text-transform: uppercase; }
.eyebrow-light { color: #e6c892; }
.eyebrow-gold { color: var(--gold-soft); }
.section-approach .eyebrow { font-size: 1rem; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { color: var(--brown); line-height: 1.1; }
h1 { max-width: 790px; margin-bottom: 1.45rem; color: white; font-family: var(--serif); font-size: clamp(3.15rem, 7vw, 6.5rem); font-weight: 500; letter-spacing: -.045em; }
h1 em { color: #f0c577; font-style: italic; }
.hero-intro { max-width: 575px; margin-bottom: 2rem; font-size: clamp(1.05rem, 2vw, 1.28rem); line-height: 1.65; color: rgba(255, 255, 255, .92); }
.button { display: inline-flex; align-items: center; gap: .8rem; padding: .9rem 1.2rem; border: 1px solid currentColor; border-radius: .15rem; font-size: .88rem; font-weight: 750; letter-spacing: .02em; text-decoration: none; transition: transform .2s ease, background .2s ease, color .2s ease; }
.button:hover { transform: translateY(-2px); }
.button-light { background: #f1d19b; border-color: #f1d19b; color: var(--brown); }
.button-light:hover { background: white; border-color: white; }
.hero-location { position: absolute; z-index: 1; right: max(1.5rem, calc((100% - 1160px) / 2)); bottom: 2rem; margin: 0; font-size: .69rem; font-weight: 750; letter-spacing: .13em; text-transform: uppercase; writing-mode: vertical-rl; transform: rotate(180deg); color: rgba(255,255,255,.82); }

.section { padding: 7.4rem 0; }
.section-heading { margin-bottom: 3.7rem; }
.split-heading, .portfolio-heading { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(280px, .65fr); align-items: end; gap: 5rem; }
.section-heading h2 { max-width: 780px; margin-bottom: 0; font-family: var(--serif); font-size: clamp(2.3rem, 4.3vw, 4rem); font-weight: 500; letter-spacing: -.045em; }
.section-heading > p { margin-bottom: .25rem; color: var(--muted); font-size: 1.03rem; }
.section-approach { background: var(--cream); }
.principles { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.principle { position: relative; min-height: 337px; padding: 2.2rem 2.2rem 2.4rem; border-right: 1px solid var(--line); background: rgba(255,255,255,.38); }
.principle:first-child { border-left: 1px solid var(--line); }
.principle-number { margin-bottom: 3.9rem; color: var(--gold); font-family: var(--serif); font-size: 1.25rem; }
.principle-icon { position: absolute; top: 1.9rem; right: 2rem; color: var(--gold); }
.principle-icon svg { width: 2.4rem; height: 2.4rem; }
.principle h3 { margin-bottom: .8rem; font-family: var(--serif); font-size: 1.75rem; font-weight: 500; letter-spacing: -.025em; }
.principle p:last-child { margin-bottom: 0; color: var(--muted); font-size: .96rem; line-height: 1.65; }

.section-strategy { background: var(--ink-deep); color: white; }
.strategy-intro { max-width: 880px; margin: 0 auto 4rem; text-align: center; }
.strategy-intro .eyebrow { color: var(--gold-soft); }
.strategy-intro h2 { max-width: 760px; margin: 0 auto 1.25rem; color: white; font-family: var(--serif); font-size: clamp(2.5rem, 5vw, 4.5rem); font-weight: 500; letter-spacing: -.045em; }
.strategy-intro > p:last-child { max-width: 690px; margin: 0 auto; color: rgba(255,255,255,.72); font-size: 1.06rem; }
.strategy-frame { display: grid; grid-template-columns: minmax(300px, .9fr) minmax(0, 1.1fr); overflow: hidden; border: 1px solid rgba(235, 209, 155, .4); background: rgba(255,255,255,.04); }
.strategy-lead { padding: clamp(2.4rem, 5vw, 4.5rem); border-right: 1px solid rgba(235, 209, 155, .4); background: linear-gradient(145deg, rgba(189,139,63,.23), rgba(189,139,63,.03)); }
.strategy-kicker { margin-bottom: 3.35rem; color: var(--gold-soft); font-size: .75rem; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; }
.strategy-lead h3 { margin-bottom: 1.1rem; color: white; font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3.25rem); font-weight: 500; letter-spacing: -.04em; }
.strategy-lead p:last-child { max-width: 430px; margin-bottom: 0; color: rgba(255,255,255,.76); font-size: 1rem; line-height: 1.72; }
.strategy-points { display: grid; align-content: center; }
.strategy-point { display: grid; grid-template-columns: 3.2rem minmax(0, 1fr); gap: 1.25rem; padding: 2rem 2.5rem; border-bottom: 1px solid rgba(235, 209, 155, .25); }
.strategy-point:last-child { border-bottom: 0; }
.strategy-number { margin: .15rem 0 0; color: var(--gold-soft); font-family: var(--serif); font-size: 1.35rem; }
.strategy-point h3 { margin-bottom: .5rem; color: white; font-family: var(--serif); font-size: 1.5rem; font-weight: 500; letter-spacing: -.02em; }
.strategy-point p:last-child { margin-bottom: 0; color: rgba(255,255,255,.7); font-size: .93rem; line-height: 1.6; }

.section-portfolio { background: var(--paper); }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.2rem; }
.property-card { position: relative; min-height: 460px; overflow: hidden; background: var(--ink); }
.property-card-tall { grid-row: auto; }
.property-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.property-card:hover img { transform: scale(1.05); }
.property-overlay { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(12, 23, 26, .92) 0%, rgba(12, 23, 26, .48) 43%, rgba(12,23,26,.06) 73%); }
.property-copy { position: absolute; right: 1.75rem; bottom: 1.55rem; left: 1.75rem; color: white; }
.property-label { margin-bottom: .45rem; color: #f2c978; font-size: .66rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.property-copy h3 { margin-bottom: .55rem; color: white; font-family: var(--serif); font-size: clamp(1.45rem, 2.4vw, 2.2rem); font-weight: 500; letter-spacing: -.03em; }
.property-copy p:last-child { margin-bottom: 0; color: rgba(255,255,255,.86); font-size: .9rem; line-height: 1.5; }
.portfolio-attributes { margin-top: 4.75rem; }
.portfolio-attributes-heading { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(280px, .65fr); align-items: end; gap: 5rem; margin-bottom: 1.75rem; }
.portfolio-attributes-heading .eyebrow { margin-bottom: 0; }
.portfolio-attributes-heading h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.8rem, 3vw, 2.65rem); font-weight: 500; letter-spacing: -.035em; }
.attribute-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.attribute-card { padding: 2rem 2rem 2.2rem; border-right: 1px solid var(--line); }
.attribute-card:first-child { border-left: 1px solid var(--line); }
.attribute-label { margin-bottom: 1.25rem; color: var(--gold); font-family: var(--serif); font-size: 1.45rem; font-weight: 600; }
.attribute-card ul { display: grid; gap: .75rem; margin: 0; padding: 0; color: var(--muted); font-size: .93rem; line-height: 1.55; list-style: none; }
.attribute-card li { position: relative; padding-left: 1rem; }
.attribute-card li::before { position: absolute; top: .55rem; left: 0; width: .32rem; height: .32rem; border-radius: 50%; background: var(--gold); content: ""; }

.section-stewardship { overflow: hidden; background: var(--ink-deep); color: white; }
.stewardship-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 7vw, 7rem); align-items: center; }
.stewardship-image { height: 555px; overflow: hidden; }
.stewardship-image img { height: 100%; object-fit: cover; }
.stewardship-copy { max-width: 490px; padding: 2rem 0; }
.stewardship-copy h2 { margin-bottom: 1.3rem; color: white; font-family: var(--serif); font-size: clamp(2.25rem, 4.1vw, 3.8rem); font-weight: 500; letter-spacing: -.045em; }
.stewardship-copy p:not(.eyebrow) { color: rgba(255,255,255,.75); font-size: 1rem; }
.stewardship-copy p:last-child { margin-bottom: 0; }

.section-leadership { background: var(--cream); }
.leadership-grid { display: grid; grid-template-columns: minmax(300px, .65fr) minmax(0, 1fr); gap: clamp(2.5rem, 9vw, 10rem); align-items: center; }
.portrait-frame { position: relative; max-width: 365px; margin: 0; }
.portrait-frame::after { position: absolute; z-index: 0; right: -1rem; bottom: -1rem; width: 75%; height: 68%; border: 1px solid var(--gold); content: ""; }
.portrait-frame img { position: relative; z-index: 1; aspect-ratio: 3 / 4; object-fit: cover; object-position: center top; filter: saturate(.9); }
.leadership-copy { max-width: 610px; }
.leadership-copy h2 { margin-bottom: .55rem; font-family: var(--serif); font-size: clamp(2.35rem, 4.7vw, 4.3rem); font-weight: 500; letter-spacing: -.045em; }
.leadership-credentials { display: inline-block; margin-left: .1em; font-size: .48em; letter-spacing: .01em; vertical-align: .22em; white-space: nowrap; }
.leadership-role { margin-bottom: 1.8rem; color: var(--gold); font-size: .83rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.leadership-copy > p:not(.eyebrow):not(.leadership-role) { color: var(--muted); font-size: 1.05rem; }

.contact-section { padding: 5.5rem 0; background: var(--brown); color: white; }
.contact-shell { display: grid; grid-template-columns: minmax(0, 1fr) minmax(300px, .85fr); gap: 4rem; align-items: end; }
.contact-section h2 { max-width: 625px; margin-bottom: 0; color: white; font-family: var(--serif); font-size: clamp(2.45rem, 4.5vw, 4.2rem); font-weight: 500; letter-spacing: -.045em; }
.contact-details { color: rgba(255,255,255,.76); }
.contact-details > p { margin-bottom: .75rem; }
.audience-note { margin-bottom: 0 !important; color: #f2cf8d; font-family: var(--serif); font-size: clamp(1.2rem, 2.2vw, 1.75rem); line-height: 1.35; }
.contact-email { display: inline-block; margin-bottom: 1.2rem; color: #f2cf8d; font-family: var(--serif); font-size: clamp(1.4rem, 2.6vw, 2rem); text-decoration: none; }
.contact-email:hover { color: white; }

.site-footer { padding: 1.55rem 0; background: #26170a; color: rgba(255,255,255,.63); font-size: .76rem; }
.footer-shell { display: flex; align-items: center; justify-content: space-between; gap: 1rem; }
.footer-shell p { margin-bottom: 0; }
.footer-brand { color: white; font-family: var(--serif); font-size: 1.1rem; text-decoration: none; }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s ease, transform .7s ease; }
.reveal.is-visible { opacity: 1; transform: translateY(0); }

@media (max-width: 800px) {
  .shell { width: min(100% - 2rem, 600px); }
  .site-header { background: rgba(18, 32, 38, .43); backdrop-filter: blur(8px); }
  .site-header.is-scrolled { background: rgba(255, 253, 250, .98); }
  .nav-shell { min-height: 6.25rem; }
  .brand { gap: .78rem; }
  .brand img { width: 3.85rem; height: 3.85rem; }
  .brand-copy { font-size: .9rem; letter-spacing: .045em; }
  .menu-toggle { display: block; position: relative; z-index: 2; padding: .45rem; }
  .primary-nav { position: absolute; top: 100%; right: 0; left: 0; display: grid; gap: 0; max-height: 0; overflow: hidden; background: var(--paper); color: var(--brown); box-shadow: 0 15px 26px rgba(36, 24, 12, .13); opacity: 0; transition: max-height .25s ease, opacity .2s ease; }
  .primary-nav.is-open { max-height: 22rem; opacity: 1; }
  .primary-nav a { padding: 1rem 1.2rem; border-bottom: 1px solid var(--line); }
  .primary-nav .nav-contact { border: 0; border-radius: 0; }
  .hero { min-height: 720px; }
  .hero-wash { background: linear-gradient(90deg, rgba(20, 25, 24, .82) 0%, rgba(20, 25, 24, .45) 100%); }
  .hero-content { padding-top: 9rem; padding-bottom: 7rem; }
  .hero-location { display: none; }
  .section { padding: 5rem 0; }
  .split-heading, .portfolio-heading, .portfolio-attributes-heading, .stewardship-grid, .leadership-grid, .contact-shell { grid-template-columns: 1fr; gap: 2rem; }
  .section-heading { margin-bottom: 2.6rem; }
  .strategy-intro { margin-bottom: 2.5rem; text-align: left; }
  .strategy-intro h2, .strategy-intro > p:last-child { margin-left: 0; }
  .strategy-frame { grid-template-columns: 1fr; }
  .strategy-lead { border-right: 0; border-bottom: 1px solid rgba(235, 209, 155, .4); }
  .strategy-point { grid-template-columns: 2.5rem minmax(0, 1fr); padding: 1.65rem 1.5rem; }
  .principles, .attribute-grid { grid-template-columns: 1fr; border-bottom: 1px solid var(--line); }
  .principle, .attribute-card { min-height: auto; padding: 1.7rem 1.5rem 2rem; border-bottom: 1px solid var(--line); border-left: 1px solid var(--line); }
  .principle-number { margin-bottom: 2.5rem; }
  .strategy-kicker { margin-bottom: 2.25rem; }
  .property-grid { grid-template-columns: 1fr; grid-template-rows: none; }
  .property-card, .property-card-tall { grid-row: auto; min-height: 370px; }
  .portfolio-attributes { margin-top: 3.25rem; }
  .stewardship-image { height: min(70vw, 400px); order: 2; }
  .stewardship-copy { padding-top: 0; }
  .portrait-frame { max-width: 320px; }
  .footer-shell { align-items: flex-start; flex-direction: column; gap: .25rem; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
}