:root{--ink:#252525;--muted:#666;--paper:#fff;--pale:#f4f4f3;--line:#dedede;--page-pad:clamp(24px,6vw,100px);font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--paper);font-synthesis:none}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;min-height:100vh;min-height:100dvh;display:flex;flex-direction:column}#main{flex:1 0 auto}.site-header,.site-footer{flex-shrink:0}body[data-page=contact] #main{background:var(--pale)}a{color:inherit}img{display:block;max-width:100%}button,input,textarea{font:inherit}button,a,input,textarea{-webkit-tap-highlight-color:transparent}button,a{touch-action:manipulation}a:focus-visible,button:focus-visible{outline:2px solid currentColor;outline-offset:6px}p{line-height:1.7}h1,h2,h3,p,figure{margin-top:0}h1,h2,h3{font-weight:400}h1,h2{line-height:1.18;letter-spacing:-.025em}h1{font-size:clamp(2.2rem,4vw,3.6rem)}h2{font-size:clamp(1.85rem,3vw,2.7rem)}.skip-link{position:fixed;top:-100px;left:20px;background:white;color:#111;padding:14px;z-index:100}.skip-link:focus{top:12px}.site-header{position:relative;z-index:10;background:#252525;min-height:190px;padding:24px var(--page-pad);display:grid;align-items:center}.brand{position:relative;z-index:2;width:190px;justify-self:center;grid-area:1/1;line-height:0}.brand img{width:100%;height:auto;object-fit:contain}.site-nav{grid-area:1/1;display:grid;grid-template-columns:1fr 1.35fr 240px 1.35fr 1fr;align-items:center;gap:24px;color:white}.site-nav a{text-decoration:none;text-transform:uppercase;letter-spacing:.07em;font-size:.875rem;line-height:1.5;justify-self:center;text-align:center;padding:12px 0;border-bottom:1px solid transparent}.site-nav a:hover,.site-nav a[aria-current=page]{border-color:#fff}.nav-home{grid-column:1}.nav-loans{grid-column:2}.nav-about{grid-column:4}.nav-contact{grid-column:5}.menu-toggle{display:none}body[data-page=home] .site-header{position:absolute;inset:0 0 auto;background:transparent}.hero{position:relative;isolation:isolate;height:100svh;min-height:700px;max-height:1150px;background:#404040;color:white;display:flex;align-items:flex-end;justify-content:center;padding:230px var(--page-pad) clamp(65px,9vh,120px);overflow:hidden}.hero-property{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 52%;z-index:-3}.hero:before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.78) 0%,rgba(0,0,0,.4) 18%,rgba(0,0,0,0) 48%);z-index:-2}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.64),rgba(0,0,0,.12) 34%,transparent 57%);z-index:-1}.hero-copy{text-align:center;width:100%;max-width:1000px}.hero h1{font-size:clamp(1.85rem,3.2vw,2.9rem);font-weight:400;line-height:1.28;letter-spacing:.015em;text-shadow:0 2px 18px #0005;margin:0 0 34px}.hero h1 span{display:inline}.button{display:inline-flex;justify-content:center;align-items:center;min-height:52px;padding:16px 30px;background:#303030;color:#fff;border:1px solid #303030;border-radius:32px;font-size:.875rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase;text-align:center;text-decoration:none;line-height:1.4;cursor:pointer;transition:background .2s,color .2s,transform .2s;max-width:100%}.button:hover{background:#111;transform:translateY(-1px)}.hero-button{min-width:195px;background:#fff;color:#000;border-color:#fff}.hero-button:hover{background:#e9e9e9;color:#000;border-color:#e9e9e9}.button-white{background:white;border-color:white;color:#292929}.button-white:hover{background:#ddd;color:#111}.eyebrow,.section-rail{font-size:.875rem;text-transform:uppercase;letter-spacing:.16em;line-height:1.6}.company-intro{padding:100px var(--page-pad) 0;text-align:center;max-width:1500px;margin:auto}.company-intro .eyebrow{margin-bottom:24px;color:#676767}.intro-statement{font-size:clamp(1.45rem,2.5vw,2rem);line-height:1.55;max-width:920px;margin:0 auto 30px;font-weight:400}.intro-links{display:flex;justify-content:center;gap:34px;flex-wrap:wrap}.text-link{font-size:.9375rem;text-decoration:none;border-bottom:1px solid #777;padding-bottom:7px;line-height:1.6}.text-link:hover{border-color:#111}.principles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:45px;margin-top:72px;padding:50px 0 75px;border-top:1px solid var(--line)}.principles h2{font-size:1.125rem;letter-spacing:.02em;margin-bottom:14px}.principles p{font-size:1rem;color:var(--muted);margin:0}.loans,.about{max-width:1500px;margin:0 auto;padding:75px var(--page-pad) 95px}.section-rail{text-align:center;color:#666;margin-bottom:24px}.section-rail p{margin-bottom:0}.section-heading,.about-lead{text-align:center;max-width:840px;margin:0 auto 55px}.section-heading .eyebrow,.about-lead .eyebrow{color:#666;margin-bottom:20px}.section-heading p:last-child{font-size:1.0625rem;line-height:1.75;color:#626262;max-width:750px;margin:20px auto 0}.program-photos{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin:0 0 55px}.program-photos figure{position:relative;margin:0;overflow:hidden;background:#333}.program-photos img{width:100%;height:300px;object-fit:cover}.program-photos figure:after{content:'';position:absolute;inset:40% 0 0;background:linear-gradient(transparent,#000b)}.program-photos figcaption{position:absolute;bottom:25px;left:28px;right:24px;z-index:1;color:white;font-size:1.25rem;line-height:1.4}.loan-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));column-gap:42px;row-gap:0}.loan-card{padding:28px 0 35px;border-top:1px solid #bdbdbd}.loan-card h3{font-size:1.25rem;font-weight:500;line-height:1.4;margin-bottom:12px}.loan-card p{font-size:1rem;color:#626262;margin:0}.loan-card-inverse{padding:28px;background:#f1f1f1;border-color:#333}.closing-note{margin-top:50px;padding:34px 0;border-top:1px solid #ccc;display:grid;grid-template-columns:1fr 1.5fr auto;align-items:center;gap:32px}.closing-note>div{display:flex;align-items:baseline;gap:8px;flex-wrap:wrap}.closing-note strong{font-size:2.5rem;font-weight:400}.closing-note span{font-size:.875rem}.closing-note p{color:#666;font-size:.9375rem;margin:0}.about-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:60px;align-items:center}.about-image{margin:0;min-width:0}.about-image img{width:100%;height:490px;object-fit:cover;object-position:center}.about-copy>p{font-size:1rem;color:#626262}.about-copy .large-copy{font-size:1.5rem;line-height:1.5;color:#252525}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin:32px 0 0;border-top:1px solid #ddd;padding-top:30px}.stats dt{font-size:2.25rem;line-height:1.25}.stats dd{font-size:.875rem;line-height:1.55;margin:10px 0 0;color:#666}.page-action{text-align:center;margin-top:60px}.contact{background:var(--pale);padding:85px var(--page-pad) 95px;scroll-margin-top:0}.contact>.section-rail{max-width:1300px;margin:0 auto 28px;text-align:left}.contact-content{max-width:1300px;margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:10%}.contact-intro .eyebrow{font-size:.875rem;color:#666}.contact-intro :is(h1,h2){font-size:clamp(2.3rem,4vw,3.5rem);max-width:600px}.contact-intro>p:last-child{color:#666;max-width:430px;font-size:1.0625rem}.contact-form{display:grid;gap:22px}.field{display:grid;gap:10px}.field label{font-size:.9375rem}.field input,.field textarea{width:100%;border:1px solid #c5c5c5;background:white;border-radius:0;padding:14px;line-height:1.5;min-height:50px;color:#252525;resize:vertical}.field input:focus,.field textarea:focus{outline:2px solid #444;outline-offset:1px}.field [aria-invalid=true]{border-color:#a32b2b}.field-error{color:#a32b2b;font-size:.875rem;line-height:1.5}.field-error:empty{display:none}.form-submit{justify-self:start;min-width:175px;gap:12px}.form-status{font-size:.9375rem;margin:0;line-height:1.6}.form-status:empty{display:none}.honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.site-footer{background:#252525;color:#fff;padding:70px var(--page-pad) 35px}.footer-columns{display:grid;grid-template-columns:1fr 1fr 1.2fr auto;gap:40px;max-width:1500px;margin:auto}.site-footer h2{font-size:.9375rem;font-weight:400;text-transform:uppercase;letter-spacing:.05em;line-height:1.5;margin:0 0 28px}.site-footer address{font-style:normal;line-height:1.8;font-size:1rem;color:#ddd}.site-footer p{margin-bottom:0;font-size:1rem;color:#ddd}.site-footer [data-email-link]{font-size:1rem;line-height:1.8;text-decoration:none;overflow-wrap:anywhere;color:#ddd}.site-footer [data-email-link]:hover{text-decoration:underline}.footer-action .button{min-width:175px}.footer-secondary{max-width:1500px;margin:65px auto 35px;display:flex;align-items:center;gap:40px}.footer-logo{width:110px;flex:none}.footer-logo img{height:auto;width:100%}.footer-secondary>p{font-size:.9375rem}.service-area{margin-left:auto;max-width:300px}.service-area h2{font-size:.875rem;margin-bottom:6px}.service-area p{font-size:.875rem}.footer-bottom{max-width:1500px;margin:auto;border-top:1px solid #555;padding-top:24px;display:grid;grid-template-columns:1fr 2fr;gap:40px}.footer-bottom p{font-size:.8125rem;line-height:1.75;color:#aaa}.draft-banner{position:fixed;bottom:16px;left:16px;right:16px;z-index:99;background:#303030;color:white;border:1px solid #777;padding:14px 20px;font-size:1rem;text-align:center}.draft-banner a{color:white;text-decoration:underline}
@media(min-width:1600px){.site-header{padding-left:10vw;padding-right:10vw}.brand{width:210px}}
@media(max-width:1000px){.site-nav{grid-template-columns:1fr 1.2fr 180px 1fr 1fr;gap:16px}.brand{width:160px}.site-header{min-height:170px}.site-nav a{font-size:.8125rem}.footer-columns{grid-template-columns:1fr 1fr;gap:38px}.footer-action{align-self:start}.loan-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.about-layout{gap:32px}.stats{gap:12px}.closing-note{grid-template-columns:1fr 1.4fr}.closing-note .button{justify-self:start}.program-photos img{height:250px}}
@media(max-width:700px){.site-header{min-height:154px;padding:18px 24px}.brand{width:154px}.menu-toggle{display:flex;align-items:center;gap:9px;position:absolute;right:22px;top:65px;background:none;border:0;color:white;font-size:.875rem;padding:8px;z-index:4}.menu-icon{width:20px;height:10px;border-top:1px solid currentColor;border-bottom:1px solid currentColor}.site-nav{display:none;position:absolute;top:154px;left:0;right:0;background:#222;padding:20px 24px 30px;grid-template-columns:1fr;gap:8px;box-shadow:0 15px 25px #0003}.site-nav.is-open{display:grid}.site-nav a{grid-column:1;font-size:.9375rem;padding:12px;width:100%}.hero{min-height:650px;max-height:1000px;padding:200px 24px 70px}.hero-property{object-position:52% center}.hero h1{font-size:1.9rem;line-height:1.4;max-width:460px;margin-left:auto;margin-right:auto}.hero h1 span{display:block}.company-intro{padding:65px 24px 0}.intro-statement{font-size:1.4rem}.principles{grid-template-columns:1fr;gap:26px;margin-top:45px;padding:35px 0 55px}.principles article{max-width:400px;margin:auto}.loans,.about{padding:55px 24px 65px}.section-heading,.about-lead{margin-bottom:35px}.program-photos{grid-template-columns:1fr;gap:20px;margin-bottom:40px}.program-photos img{height:auto;aspect-ratio:1.8;object-fit:cover}.loan-grid{column-gap:25px}.loan-card h3{font-size:1.125rem}.loan-card-inverse{padding:28px 18px}.closing-note{grid-template-columns:1fr;gap:18px}.about-layout{grid-template-columns:1fr;gap:30px}.about-image img{height:auto;aspect-ratio:1.35}.about-copy .large-copy{font-size:1.35rem}.stats dt{font-size:2rem}.page-action{margin-top:40px}.contact{padding:60px 24px}.contact-content{grid-template-columns:1fr;gap:30px}.contact-intro :is(h1,h2){margin-bottom:20px}.site-footer{padding:55px 24px 30px}.footer-columns{gap:34px 24px}.site-footer h2{margin-bottom:15px}.footer-secondary{margin:45px 0 30px;gap:25px;flex-wrap:wrap}.footer-secondary>p{flex:1;min-width:150px}.service-area{margin-left:0;width:100%;max-width:none}.footer-bottom{grid-template-columns:1fr;gap:16px}.footer-action .button{min-width:0;padding:15px 22px}}
@media(max-width:420px){.menu-toggle>span:first-child{display:none}.loan-grid,.footer-columns{grid-template-columns:1fr}.footer-action{margin-top:5px}.stats{gap:10px}.stats dd{font-size:.875rem}.hero h1{font-size:1.7rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Photo-only motion, clipped inside the existing sections. */
.parallax-active>[data-parallax-layer]{top:calc(-1 * var(--parallax-bleed));bottom:auto;height:calc(100% + 2 * var(--parallax-bleed));transition:none;pointer-events:none}
.parallax-active.parallax-visible>[data-parallax-layer]{will-change:transform}
@media(prefers-reduced-motion:reduce){.parallax-active>[data-parallax-layer]{top:0;bottom:0;height:100%;transform:none!important;will-change:auto}}
/* Pen-and-paper backdrop lets the loan details float over one continuous photo. */
.loans.loans-photo{max-width:none;color:#fff;background-color:#343940;background-image:linear-gradient(110deg,rgba(31,35,40,.86),rgba(40,45,51,.76)),url('/assets/loan-programs-pen-paper.png?v=1bcc2f979ae2');background-size:cover;background-position:center;padding-top:90px;padding-bottom:100px}
.loans-photo>.section-content,.loans-photo>.section-rail,.loans-photo>.closing-note{max-width:1300px;margin-left:auto;margin-right:auto}
.loans-photo .section-rail,.loans-photo .eyebrow{color:#fff}
.loans-photo .section-heading{max-width:900px;margin-bottom:64px}
.loans-photo .section-heading p:last-child{color:#f1f1f1;font-size:clamp(1.125rem,1.6vw,1.4rem);max-width:900px}
.loans-photo .loan-card{background:transparent;border-color:rgba(255,255,255,.55);padding:32px 0 38px}
.loans-photo .loan-card h3{font-size:1.375rem;color:#fff}
.loans-photo .loan-card p,.loans-photo .closing-note p{color:#f1f1f1}
.loans-photo .closing-note{border-color:rgba(255,255,255,.55);display:flex;flex-direction:column;align-items:center;gap:20px;padding:48px 0 20px;text-align:center}
.loans-photo .closing-note>div{justify-content:center;gap:10px 14px;max-width:100%;line-height:1.5}
.loans-photo .closing-note span{font-size:clamp(1.25rem,2.2vw,1.875rem)}
.loans-photo .closing-note strong{font-size:clamp(3rem,4.5vw,4rem);line-height:1.15}
.loans-photo .closing-note p{font-size:clamp(1.125rem,1.8vw,1.5rem);max-width:900px;line-height:1.6}
.loans-photo .button{background:#fff;border-color:#fff;color:#252525}
.loans-photo .button:hover{background:#e7e7e7;border-color:#e7e7e7}
@media(max-width:700px){.loans.loans-photo{padding-top:60px;padding-bottom:65px;background-position:65% center}.loans-photo .section-heading{margin-bottom:40px}.loans-photo .loan-card h3{font-size:1.25rem}}
body[data-page=contact] .footer-action{display:none}
body[data-page=contact] .footer-columns{grid-template-columns:repeat(3,minmax(0,1fr))}
@media(max-width:700px){body[data-page=contact] .footer-columns{grid-template-columns:1fr}}
/* Keep navigation available while retaining the large logo at the top. */
:root{--header-height:200px}
html{scroll-padding-top:110px}
body{padding-top:0}
.site-header,body[data-page=home] .site-header{background:transparent;position:fixed;inset:0 0 auto;--current-header-height:var(--header-height);height:var(--current-header-height);min-height:0;z-index:50;transition:height .2s ease,padding .2s ease,background-color .2s ease,box-shadow .2s ease}
.site-header .brand{transition:width .2s ease}
.site-header.is-scrolled,body[data-page=home] .site-header.is-scrolled{--current-header-height:90px;background:#252525;padding-top:10px;padding-bottom:10px;box-shadow:0 3px 16px #0002}
.site-header.is-scrolled .brand{width:96px}
#main,.field{scroll-margin-top:110px}
@media(max-width:1000px){:root{--header-height:170px}}
@media(max-width:700px){:root{--header-height:154px}.site-header.is-scrolled{--current-header-height:84px}.site-header.is-scrolled,body[data-page=home] .site-header.is-scrolled{--current-header-height:84px;padding-top:8px;padding-bottom:8px}.site-header.is-scrolled .brand{width:94px}.menu-toggle{top:50%;transform:translateY(-50%)}.site-nav{top:100%;max-height:calc(100dvh - var(--current-header-height));overflow-y:auto}}

/* Financing programs: spacious type, numbered offerings, and a separate property list. */
.financing-hero .hero-copy{max-width:1050px}
.financing-hero .eyebrow{color:#fff;margin-bottom:24px;letter-spacing:.2em;font-size:.9375rem}
.financing-hero h1{font-size:clamp(2.75rem,5.4vw,5.25rem);line-height:1.08;letter-spacing:-.035em;text-wrap:balance;margin-bottom:0}
.financing-introduction{padding:90px var(--page-pad) 65px;background:#fff}
.financing-intro-copy,.financing-properties{max-width:1300px;margin-inline:auto}
.financing-intro-copy{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center}
.financing-intro-copy h2{font-size:clamp(2.25rem,3.7vw,3.65rem);line-height:1.1;max-width:15ch;margin:0;text-wrap:balance}
.financing-intro-copy>p{font-size:1.1875rem;line-height:1.8;color:#575757;margin:0;max-width:520px}
.financing-properties{display:flex;align-items:center;justify-content:space-between;gap:25px;border-top:1px solid #d6d6d6;margin-top:55px;padding-top:30px}
.financing-properties .eyebrow{margin:0;color:#626262;font-size:.875rem;letter-spacing:.1em}
.financing-properties ul{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:16px 30px;font-size:1.125rem}
.loans.financing-programs{position:relative;isolation:isolate;overflow:hidden;padding-top:90px;padding-bottom:75px;background-image:none}
.financing-background{position:absolute;inset:0;z-index:-2;background-image:url('/assets/loan-programs-pen-paper.png?v=1bcc2f979ae2');background-size:cover;background-position:65% center;pointer-events:none}
.financing-programs:before{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(110deg,rgba(31,35,40,.9),rgba(40,45,51,.8));pointer-events:none}
.financing-programs-heading{max-width:800px;margin:0 0 64px}
.financing-programs-heading .eyebrow{font-size:.875rem;letter-spacing:.17em;margin:0 0 20px}
.financing-programs-heading h2{font-size:clamp(2.25rem,3.8vw,3.75rem);line-height:1.12;text-wrap:balance;margin:0}
.financing-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 70px}
.financing-program{display:grid;grid-template-columns:42px minmax(0,1fr);gap:18px;border-top:1px solid rgba(255,255,255,.48);padding:35px 0 48px;min-width:0}
.program-number{font-size:1rem;letter-spacing:.06em;color:#d3d5d8;padding-top:8px}
.financing-program h3{font-size:clamp(1.65rem,2.5vw,2.4rem);line-height:1.15;letter-spacing:-.025em;font-weight:400;margin:0 0 22px;text-wrap:balance}
.financing-program p{font-size:1.0625rem;line-height:1.8;color:#f1f1f1;margin:0;max-width:470px}
.financing-programs .closing-note{margin-top:25px;padding-top:55px}
@media(max-width:1000px){.financing-grid{column-gap:40px}.financing-program{grid-template-columns:28px minmax(0,1fr);gap:12px}.financing-properties{align-items:flex-start;flex-direction:column;gap:18px}}
@media(max-width:700px){.financing-hero h1{font-size:clamp(2.35rem,7.5vw,3.5rem);max-width:100%}.financing-hero .eyebrow{font-size:.875rem}.financing-introduction{padding:60px 24px 45px}.financing-intro-copy{grid-template-columns:1fr;gap:25px}.financing-intro-copy h2{max-width:20ch}.financing-intro-copy>p{font-size:1.0625rem}.financing-properties{margin-top:35px;padding-top:25px}.financing-properties ul{gap:12px 24px;font-size:1rem}.loans.financing-programs{padding-top:60px;padding-bottom:55px}.financing-programs-heading{margin-bottom:40px}.financing-grid{grid-template-columns:1fr}.financing-program{padding:28px 0 36px;grid-template-columns:28px minmax(0,1fr);gap:14px}.financing-program h3{font-size:1.875rem;margin-bottom:16px}.financing-program p{font-size:1rem;max-width:none}.financing-programs .closing-note{margin-top:10px;padding-top:35px}}

/* About: an owner's perspective, with the service standard given equal weight. */
.about-hero .hero-copy{max-width:1100px}
.about-hero .eyebrow{color:#fff;font-size:.9375rem;letter-spacing:.2em;margin-bottom:24px}
.about-hero h1{font-size:clamp(2.75rem,5.2vw,5.1rem);line-height:1.1;letter-spacing:-.035em;text-wrap:balance;margin-bottom:0}
/* About: experience in the white section, a focused relationship statement over the desk. */
.about-introduction{background:#fff;padding:76px var(--page-pad)}
.about-introduction-inner{max-width:1180px;margin-inline:auto;display:grid;grid-template-columns:minmax(0,1.8fr) minmax(220px,1fr);gap:clamp(40px,7vw,100px);align-items:center}
.about-introduction h2{font-size:clamp(2rem,3.3vw,3.1rem);line-height:1.15;letter-spacing:-.03em;text-wrap:balance;margin:0 0 24px}
.about-introduction-copy p{font-size:1.125rem;line-height:1.8;color:#575757;max-width:650px;margin:0}
.about-experience{margin:0;border-left:1px solid #d8d8d8;padding:12px 0 12px clamp(32px,4vw,58px)}
.about-experience>div{display:grid;gap:14px}
.about-experience dt{font-size:clamp(4.5rem,7vw,6.5rem);line-height:.95;letter-spacing:-.055em;overflow-wrap:anywhere}
.about-experience dd{font-size:1.0625rem;line-height:1.55;margin:0;color:#626262;max-width:190px}
.about-overview{position:relative;isolation:isolate;display:grid;grid-template-columns:minmax(0,1fr);color:#fff;background:#242a30;overflow:hidden}
.about-overview-photo{position:absolute;inset:0;z-index:-2;width:100%;height:100%;min-width:0;object-fit:cover;object-position:center bottom}
.about-overview:before{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(15,21,27,.64),rgba(15,21,27,.42) 29%,rgba(15,21,27,.05) 48%,transparent 65%);pointer-events:none}
.about-overview-inner{display:flex;align-items:center;min-height:clamp(530px,42vw,680px);padding:65px var(--page-pad);width:100%}
.about-overview-copy{width:26vw;max-width:410px;min-width:0}
.about-overview-copy h2{font-size:clamp(2rem,3vw,3rem);line-height:1.12;letter-spacing:-.025em;text-wrap:balance;margin:0 0 26px}
.about-overview-copy p{font-size:clamp(1.0625rem,1.32vw,1.1875rem);line-height:1.75;color:#f3f4f5;margin:0}
@media(max-width:1000px) and (min-width:701px){.about-introduction-inner{grid-template-columns:minmax(0,1.65fr) minmax(185px,1fr);gap:36px}.about-experience{padding-left:32px}.about-overview-copy{width:28vw}.about-overview-inner{min-height:530px}.about-overview:before{background:linear-gradient(90deg,rgba(15,21,27,.7),rgba(15,21,27,.5) 35%,transparent 68%)}}
@media(max-width:700px){.about-hero h1{font-size:clamp(2.35rem,7.5vw,3.5rem);max-width:100%}.about-hero .eyebrow{font-size:.875rem}.about-introduction{padding:48px 24px}.about-introduction-inner{grid-template-columns:1fr;gap:30px}.about-introduction h2{font-size:2rem;margin-bottom:20px}.about-introduction-copy p{font-size:1.0625rem;line-height:1.75}.about-experience{border-left:0;border-top:1px solid #d8d8d8;padding:25px 0 0}.about-experience>div{display:flex;align-items:center;gap:22px}.about-experience dt{font-size:3.75rem;max-width:50%}.about-experience dd{font-size:1rem;max-width:190px}.about-overview-inner{display:block;min-height:0;padding:46px 24px 34px}.about-overview-copy{width:auto;max-width:480px;margin-inline:auto}.about-overview-copy h2{font-size:2rem;max-width:13ch;margin-bottom:20px}.about-overview-copy p{font-size:1.0625rem;line-height:1.75}.about-overview-photo{position:static;grid-row:2;width:100%;height:auto;aspect-ratio:3/2;z-index:0}.about-overview:before{display:none}}

/* Contact: a full-size photo headline and a simple, open inquiry section. */
.contact-hero .hero-property{object-position:50% 50%}
.contact-hero:before{background:linear-gradient(180deg,rgba(0,0,0,.55),rgba(0,0,0,.2) 24%,transparent 50%)}
.contact-hero:after{background:linear-gradient(0deg,rgba(0,0,0,.4),rgba(0,0,0,.1) 30%,transparent 55%)}
.contact-hero .hero-copy{max-width:1100px}
.contact-hero .eyebrow{color:#fff;font-size:.9375rem;letter-spacing:.2em;margin-bottom:24px}
.contact-hero h1{font-size:clamp(2.75rem,5.2vw,5.1rem);line-height:1.1;letter-spacing:-.035em;text-wrap:balance;margin-bottom:0}
.contact.contact-refined{background:#fff;padding:90px var(--page-pad) 100px}
.contact-refined .contact-content{max-width:1180px;grid-template-columns:minmax(0,.95fr) minmax(0,1.15fr);gap:clamp(40px,7vw,100px);align-items:start}
.contact-refined .contact-intro h2{font-size:clamp(2.2rem,3.8vw,3.5rem);line-height:1.13;letter-spacing:-.03em;text-wrap:balance;max-width:15ch;margin:0 0 25px}
.contact-refined .contact-intro>p{font-size:1.125rem;line-height:1.8;color:#575757;max-width:380px;margin:0}
.contact-direct{margin-top:40px}
.contact-direct p{font-size:.875rem;line-height:1.6;color:#666;margin:0 0 10px}
.contact-direct a{display:inline-block;font-size:clamp(1.125rem,1.6vw,1.4rem);line-height:1.5;text-decoration-thickness:1px;text-underline-offset:7px;overflow-wrap:anywhere}
.contact-refined .contact-form{gap:26px;min-width:0;padding-top:5px}
.contact-identity-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:26px}
.contact-refined .field{gap:10px;min-width:0}
.contact-refined .field label{font-size:.9375rem;line-height:1.5}
.contact-refined .field input{background:#fff;border:0;border-bottom:1px solid #9e9e9e;border-radius:0;font-size:1.0625rem;padding:12px 0;min-height:52px}
.contact-refined .field textarea{background:#fff;border:1px solid #aaa;border-radius:0;font-size:1.0625rem;padding:16px;min-height:170px;line-height:1.6}
.contact-refined .field [aria-invalid=true]{border-color:#a32b2b}
.contact-form-note{font-size:.875rem;line-height:1.65;color:#666;margin:0}
.contact-refined .form-submit{min-height:56px;padding:16px 32px}
@media(max-width:1000px) and (min-width:701px){.contact-identity-fields{grid-template-columns:1fr;gap:22px}}
@media(max-width:700px){.contact-hero h1{font-size:clamp(2.35rem,7.5vw,3.5rem);max-width:100%}.contact-hero .eyebrow{font-size:.875rem}.contact.contact-refined{padding:50px 24px 60px}.contact-refined .contact-content{grid-template-columns:1fr;gap:38px}.contact-refined .contact-intro h2{font-size:2.15rem;max-width:19ch;margin-bottom:20px}.contact-refined .contact-intro>p{font-size:1.0625rem;max-width:480px}.contact-direct{margin-top:26px}.contact-refined .contact-form{border-top:1px solid #dedede;padding-top:32px;gap:22px}.contact-identity-fields{grid-template-columns:1fr;gap:22px}.contact-refined .form-submit{width:100%}}