:root{--color-primary:#c6a667;--color-black:#000;--color-white:#fff;--color-paper:#fff;--color-ink:#000;--sans-font-family:"DM Sans",Arial,sans-serif;--body-font-family:var(--sans-font-family);--site-width:1440px;--page-gutter:clamp(24px,5.2vw,100px)}
html{scroll-snap-type:y mandatory;scroll-behavior:smooth;background:#000}
body{background:#000;color:#fff;overflow-x:clip}
.container{width:min(100% - var(--page-gutter)*2,var(--site-width));margin-inline:auto}
main>section, #main-content>.consultation{position:relative;height:100vh;min-height:800px;max-height:none;overflow:hidden;scroll-snap-align:start}
.site-header{background:linear-gradient(#0007,#0000)}
.site-header.over-light-section,.site-header.over-map{background:#000e;backdrop-filter:blur(12px)}
.site-nav>a[aria-current="page"]::after{transform:scaleX(1)}
.site-nav>.btn--nav{background:#c6a667;border-color:#c6a667;color:#000}
.site-nav>.btn--nav:hover{background:transparent!important;color:#fff!important}
.site-header .site-nav>.btn--nav:hover svg{color:#fff}
.eyebrow{font-size:12px;font-weight:500;letter-spacing:.2em;line-height:1.6;text-transform:uppercase}
.hero{isolation:isolate;display:flex;align-items:center;background:#1c251f}
.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:65% 50%;z-index:-3}
.hero::before,.hero::after{content:"";position:absolute;inset:0;pointer-events:none;z-index:-2}
.hero::before{background:linear-gradient(90deg,#000b 0%,#0006 47%,#0001 100%)}
.hero::after{z-index:-1;background:linear-gradient(#0005,transparent 40%,#0003 70%,#0009)}
.hero-content{padding-block:150px 170px}
.hero .eyebrow{display:flex;align-items:center;gap:18px;color:#fff;margin-bottom:27px}
.hero .eyebrow span{width:40px;height:1px;background:#c6a667}
.hero h1{font-size:clamp(62px,6.1vw,96px);letter-spacing:-.05em;line-height:1.08;max-width:1050px}
.hero h1 em{color:#c6a667}
.hero-copy{font-size:17px;max-width:none;line-height:1.9;color:#ffffffe0;margin-top:28px}
.hero-content>.btn{margin-top:34px;min-width:235px;justify-content:space-between;color:#000}
.hero-bottom{position:absolute;inset:auto 0 0;display:flex;justify-content:center;align-items:center;gap:25px;padding-block:28px;border-top:1px solid #ffffff40}
.hero-location{font-size:11px;letter-spacing:.16em;line-height:1.9}
.hero-location span{display:block;color:#ffffff9c}
.scroll-cue{display:flex;align-items:center;gap:18px;font-size:13px;min-height:44px}
.section-number{font-size:13px;font-weight:500;letter-spacing:.12em;white-space:nowrap}
.section-number i{font-style:normal;color:#c6a667;padding-inline:12px}
.map-section{background:#09271d;isolation:isolate}
.map-scene,.market-map{position:absolute;inset:0;width:100%;height:100%}
.satellite-image{filter:brightness(.71) saturate(.64) contrast(1.2)}
.map-tint{fill:#004229;mix-blend-mode:color;opacity:.52;pointer-events:none}
.map-vignette{position:absolute;inset:0;z-index:3;background:linear-gradient(#0009,transparent 35%,transparent 73%,#000b),linear-gradient(90deg,#0004,transparent 35%,transparent 85%,#0003);pointer-events:none}
.map-heading{position:absolute;inset:calc(var(--nav-height) + 38px) 0 auto;z-index:4;display:flex;justify-content:space-between;pointer-events:none}
.map-heading .eyebrow{color:#c6a667;margin-bottom:13px}
.map-heading h2{font-size:clamp(38px,3.7vw,58px);letter-spacing:-.04em;line-height:1.15}
.map-heading h2 em{color:#c6a667}
.map-heading p:last-child{color:#ffffffba;font-size:14px;margin-top:17px}
.map-north{display:flex;align-items:center;flex-direction:column;color:#eee8da;font-size:12px;letter-spacing:.15em;gap:10px;padding:8px 8px 0}
.map-north svg{width:27px;height:49px}
.market-area{fill:#ffffff0c;stroke:#ffffffe0;stroke-width:1.25;vector-effect:non-scaling-stroke;transition:fill .25s,stroke .25s;cursor:pointer}
.market-link:focus{outline:none}
.market-link:hover .market-area,.market-link:focus-visible .market-area,.market-link.is-active .market-area{fill:#c6a66750;stroke:#e7c47f;stroke-width:2}
.market-label-link{cursor:pointer;outline:none}
.market-label{fill:#fff;font-family:var(--sans-font-family);font-size:16px;font-weight:500;letter-spacing:2.5px;text-anchor:middle;paint-order:stroke;stroke:#071c16b3;stroke-width:4px;stroke-linejoin:round;transition:fill .2s}
.market-label-link:hover .market-label,.market-label-link:focus-visible .market-label,.market-label-link.is-active .market-label{fill:#e7c47f}
.market-label-link:focus-visible .label-focus{stroke:#c6a667;stroke-width:1.5;fill:#0005}
.label-focus{fill:transparent;stroke:transparent}
.market-leader{fill:none;stroke:#ffffffe6;stroke-width:1.2;stroke-linecap:round;vector-effect:non-scaling-stroke;pointer-events:none}
.map-context-label{fill:#ffffff60;font-family:var(--sans-font-family);font-size:13px;letter-spacing:4px;text-anchor:middle;paint-order:stroke;stroke:#09271d55;stroke-width:2px}
.cloud-frame{position:absolute;inset:0;overflow:hidden;pointer-events:none;z-index:2}
.cloud-layer{position:absolute;inset:-12%;background:url('../assets/clouds.png') center/100% 100% no-repeat;pointer-events:none;will-change:transform;opacity:.66;animation:cloud-drift-near 42s ease-in-out -14s infinite alternate;animation-play-state:paused;mix-blend-mode:screen}
.cloud-far{opacity:.3;inset:-28%;animation-name:cloud-drift-far;animation-duration:67s;animation-delay:-31s}
.map-bottom{position:absolute;inset:auto 0 46px;z-index:4;display:flex;justify-content:space-between;align-items:flex-end;gap:24px;pointer-events:none}
.map-region{font-size:14px;font-weight:500;letter-spacing:.22em;line-height:1.9}
.map-region span{display:block;font-size:10px;letter-spacing:.16em;color:#ffffffb8}

.map-credit{position:absolute;bottom:11px;left:var(--page-gutter);right:var(--page-gutter);z-index:5;display:flex;gap:5px;flex-wrap:wrap;font-size:10px;color:#ffffffa8;line-height:1.4}
.map-credit a,.map-credit button{font:inherit;color:inherit;text-decoration:underline;text-underline-offset:3px;border:0;background:none;padding:0}
.map-credit button:hover{color:#fff}
/* The homepage consultation and footer, contained in a single snap section. */
#main-content>.consultation{background:#fff;color:#000;padding:calc(var(--nav-height) + 18px) 0 0}
.consultation::before{background:linear-gradient(90deg,transparent calc(50% - .5px),#c6a66726 50%,transparent calc(50% + .5px))}
#main-content>.consultation>.container{height:100%;min-height:0}
.consultation-layout{min-height:0;flex:1;grid-template-columns:1.05fr 1fr;gap:clamp(30px,7vw,110px);padding:0 0 25px}
.consultation-copy{padding-block:0}
.consultation-copy h2{font-size:clamp(44px,4.3vw,70px)}
.consultation-copy>p:not(.eyebrow){margin-top:24px;line-height:1.85;font-size:16px;color:#636363}
.consultation-form{transform:none;padding:22px 26px 18px;border:1px solid #c6a667;box-shadow:none}
.consultation-form-heading{margin-bottom:16px;padding-bottom:15px}
.consultation-fields{margin-bottom:12px}
.consultation-form-heading h3{font-size:clamp(26px,2.4vw,36px)}
.consultation-signature{margin-top:28px;padding-top:20px}
.consultation-eyebrow-line{margin-bottom:25px}
.appointment-selection{margin-top:12px;padding-top:10px}
.consultation-submit{margin-top:12px}
.consultation-footer{position:relative;isolation:isolate;flex-shrink:0;color:#fff;grid-template-columns:1fr auto 1fr;padding-block:20px 14px;gap:12px 24px;border:0}
.consultation-footer::before{content:"";position:absolute;inset:0 calc(-1*var(--page-gutter));background:#000;z-index:-1}
.consultation-footer img{filter:none}
.consultation-footer .footer-brokerage,.consultation-footer .footer-brokerage>a,.consultation-footer .footer-brokerage img{width:165px}
.footer-brokerage-disclaimer{font-size:10px;width:190px;margin-top:5px;color:#a9a9a9}
.consultation-footer nav{gap:10px 24px;font-size:13px}
.consultation-footer .footer-bottom{display:grid;grid-template-columns:1fr auto 1fr;border-top:1px solid #ffffff24;padding-top:8px;gap:8px 20px;font-size:10px;color:#a9a9a9}
.consultation-footer .footer-bottom .footer-disclosures{gap:5px 18px;font-size:10px}
.consultation-footer .footer-bottom>p:last-child{text-align:right}
.consultation-footer .footer-disclosures a{min-height:28px}
.consultation-footer .footer-bottom>p a{min-height:28px}
.consultation-review,.map-notes{color:#000;background:#fff;border:1px solid #c6a667;max-width:620px}
.map-notes{position:fixed;inset:0;margin:auto;padding:42px;width:calc(100% - 32px);max-height:85vh;overflow:auto;line-height:1.65}
.map-notes::backdrop{background:#000a;backdrop-filter:blur(8px)}
.map-notes .eyebrow{color:#8b713d;margin-bottom:12px}
.map-notes h2{font-size:40px;margin-bottom:24px}
.map-notes>p{margin-block:20px;font-size:15px}
.map-notes a{color:#7e612c;text-decoration:underline;text-underline-offset:3px}
#market-sources{display:grid;gap:8px;margin-block:20px;font-size:14px}
.source-row{display:flex;justify-content:space-between;gap:14px;border-bottom:1px solid #ddd;padding-bottom:7px}
.source-row span{white-space:nowrap}
.map-notes .map-note-small{font-size:12px;color:#656565}
.map-notes .review-close{color:#000}
@media(min-width:1600px){.consultation-footer::before{inset-inline:calc((1440px - 100vw)/2)}}
@media(max-width:1100px){.hero h1{font-size:72px}.hero-location{max-width:250px}.consultation-copy h2{font-size:48px}.consultation-signature{margin-top:22px}.consultation-footer{grid-template-columns:1fr auto}.footer-top{grid-column:2;grid-row:1}.consultation-footer>nav{grid-column:2;grid-row:1;padding-right:130px}.consultation-footer .footer-bottom{grid-template-columns:1fr auto;justify-items:stretch}.consultation-footer .footer-bottom .footer-disclosures{grid-column:1/-1;grid-row:2;justify-content:space-between}.consultation-footer .footer-bottom>p:last-child{text-align:right}}
@media(max-width:800px){.hero h1{font-size:clamp(50px,8.5vw,70px)}.hero-image{object-position:61% 50%}.hero-copy{max-width:none}.hero-location{display:none}.hero-bottom{padding-block:23px}.hero-content{padding-block:140px 165px}.map-heading{top:calc(var(--nav-height) + 27px)}.map-heading h2{font-size:40px}.map-heading p:last-child{font-size:13px;margin-top:12px}.map-region{font-size:12px}.map-region span{font-size:9px}.map-north{padding-right:0}.consultation-layout{gap:26px}.consultation-copy h2{font-size:40px}.consultation-copy>p:not(.eyebrow){font-size:15px;line-height:1.75}.consultation-form{padding:18px}.consultation-fields{gap:12px}.consultation-signature p{font-size:15px}.consultation-footer>nav{padding-right:0;grid-column:1/-1;grid-row:2;justify-content:center}.consultation-footer{gap:5px 20px;padding-top:14px}.consultation-footer .footer-bottom{font-size:10px}.map-credit{font-size:9px}}
@media(max-width:650px){
 .hero h1{font-size:clamp(45px,10.4vw,66px);line-height:1.12;letter-spacing:-.045em}.hero .eyebrow{font-size:10px;letter-spacing:.16em;gap:12px;margin-bottom:24px}.hero .eyebrow span{width:24px}.hero-copy{font-size:16px;max-width:none;line-height:1.85;margin-top:25px}.hero-content>.btn{margin-top:28px;min-height:54px;font-size:13px}.hero-image{object-position:60% 50%}.hero::before{background:linear-gradient(90deg,#000a,#0004)}
 .map-heading h2{font-size:36px}.map-heading .eyebrow{font-size:10px}.map-bottom{bottom:56px}.map-credit{max-width:90%;gap:3px}.map-region{font-size:11px}.map-region span{font-size:9px;letter-spacing:.1em}.map-bottom .section-number{font-size:11px}.map-heading p:last-child{max-width:200px}
 #main-content>.consultation{padding-top:calc(var(--nav-height) + 14px)}.consultation::before{display:none}.consultation-layout{display:flex;flex-direction:column;justify-content:center;align-items:stretch;gap:15px;padding-bottom:17px}.consultation-copy{padding:0}.consultation-eyebrow-line{width:36px;height:1px;margin-bottom:9px}.consultation-copy h2{font-size:32px;line-height:1.08}.consultation-copy h2 br{display:none}.consultation-copy h2 em{margin-top:0}.consultation-copy>p:not(.eyebrow){font-size:14px;line-height:1.55;max-width:100%;margin-top:12px}.consultation-signature{display:none}.consultation-copy::before{width:110px;height:170px;left:-35px}
 .consultation-form{padding:13px 16px 12px;flex-shrink:0}.consultation-form-heading{margin-bottom:8px;padding-bottom:10px;gap:10px}.appointment-kicker{font-size:9px;margin-bottom:5px}.consultation-form-heading h3{font-size:24px;line-height:1.05}.appointment-crest{width:25px;height:34px}.consultation-fields{grid-template-columns:1fr 1fr;gap:12px;margin-bottom:8px}.consultation-fields label,.consultation-date-label,.consultation-times legend{font-size:11px!important}.consultation-fields input{font-size:14px;min-height:31px;line-height:1.4}.consultation-date-label{margin-bottom:0}#consultation-date{min-height:32px;padding:3px 0;font-size:14px}.consultation-times{margin-top:9px;gap:6px}.consultation-times legend{margin-bottom:5px}.consultation-times span{min-height:31px;font-size:12px}.appointment-selection{margin-top:9px;padding-top:7px}.appointment-selection-label{font-size:10px;line-height:1.2}.consultation-submit{min-height:39px;padding:9px 12px;margin-top:8px;font-size:12px}
 .consultation-footer{padding-block:12px 8px;gap:4px 12px}.consultation-footer .footer-brokerage,.consultation-footer .footer-brokerage>a,.consultation-footer .footer-brokerage img{width:125px}.footer-brokerage-disclaimer{width:180px;max-width:100%;font-size:8px;line-height:1.3;margin-top:4px}.consultation-footer .footer-top{font-size:11px;gap:14px;min-height:35px}.consultation-footer>nav{font-size:11px;gap:8px 19px}.consultation-footer>nav>a{min-height:29px}.consultation-footer .footer-bottom{padding-top:6px;row-gap:2px;font-size:8px;line-height:1.4}.consultation-footer .footer-bottom .footer-disclosures{flex-direction:column;gap:2px;font-size:8px;align-items:center}.consultation-footer .footer-disclosures a{min-height:16px}.consultation-footer .footer-bottom>p a{min-height:20px}.map-notes{padding:32px 23px}.map-notes h2{font-size:32px}
}
@media(max-width:370px){.hero h1{font-size:43px}.hero .eyebrow{font-size:9px;gap:8px}.hero .eyebrow span{width:17px}.hero-content{padding-top:130px}.consultation-copy h2{font-size:29px}.consultation-copy>p:not(.eyebrow){font-size:13px}.consultation-layout{gap:12px}.consultation-form{padding:12px}.consultation-form-heading h3{font-size:21px}.consultation-footer>nav{gap:8px 14px}.consultation-form-heading{padding-bottom:8px}}
@media(max-width:650px){.consultation-times{grid-template-columns:repeat(6,minmax(0,1fr));gap:3px}.consultation-times span{font-size:9px;white-space:nowrap;min-height:32px}.consultation-footer{padding-top:10px;padding-bottom:6px}.consultation-footer .footer-brokerage,.consultation-footer .footer-brokerage>a,.consultation-footer .footer-brokerage img{width:115px}.consultation-copy h2 em{padding-left:.16em}}
@media(max-width:370px){:root{--page-gutter:16px}.consultation-copy h2{font-size:26px}.consultation-copy>p:not(.eyebrow){font-size:13px;line-height:1.5;margin-top:10px}.consultation-form-heading h3{font-size:21px}.consultation-form-heading .appointment-crest{display:none}.consultation-form-heading{padding-bottom:8px}.appointment-kicker{letter-spacing:.1em}.consultation-copy h2 em{padding-left:.1em}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.cloud-layer{transform:none!important}.market-area,.market-label{transition:none}}

.clouds-running .cloud-layer{animation-play-state:running}
@keyframes cloud-drift-near{from{transform:translate3d(-4%,-2%,0) scale(1.04)}to{transform:translate3d(4%,3%,0) scale(1.09)}}
@keyframes cloud-drift-far{from{transform:translate3d(3%,-3%,0) rotate(180deg) scale(1.03)}to{transform:translate3d(-3%,3%,0) rotate(180deg) scale(1.08)}}
@media(prefers-reduced-motion:reduce){.cloud-layer{animation:none!important}}