:root{--paper:#f7f5f0;--ink:#242420;--muted:#74736d;--line:#dedbd3;--wine:#7c3439;--soft:#eeeae1;--white:#fffefa;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:14px;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input{font:inherit}.topline{height:32px;padding:0 6.3%;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);color:#87847c;font-size:9px;letter-spacing:.16em}.header{height:86px;padding:0 6.3%;display:flex;align-items:center;justify-content:space-between;background:var(--paper);position:sticky;top:0;z-index:9;border-bottom:1px solid rgba(36,36,32,.07)}.brand{display:flex;align-items:center;gap:12px}.brand-mark{width:39px;height:39px;display:grid;place-items:center;border:1px solid var(--wine);color:var(--wine);border-radius:50%;font:15px var(--serif);letter-spacing:-.05em}.brand b{display:block;font:500 16px var(--serif)}.brand small{display:block;color:var(--muted);font-size:8px;letter-spacing:.14em;margin-top:4px}.nav{display:flex;align-items:center;gap:34px;font-size:11px}.nav>a:not(.nav-cta){color:#64625d}.nav-cta{padding:12px 16px;border:1px solid var(--ink);font-size:10px}.nav-cta span{padding-left:14px}.menu-toggle{display:none;background:none;border:0}.hero{min-height:600px;padding:48px 6.3% 56px;display:grid;grid-template-columns:1fr .9fr;gap:8%;align-items:center}.hero-copy{padding:12px 0 20px}.eyebrow{font-size:9px;letter-spacing:.16em;color:var(--wine);font-weight:600;margin:0 0 24px}.eyebrow i{display:inline-block;width:18px;height:1px;background:var(--wine);vertical-align:middle;margin-right:9px}.hero h1{font:400 clamp(45px,5.5vw,77px)/1.08 var(--serif);letter-spacing:-.045em;max-width:650px;margin:0}.hero h1 em,h2 em{color:var(--wine);font-weight:400}.hero-text{max-width:400px;font-size:13px;line-height:1.9;color:#62615c;margin:25px 0 28px}.hero-actions{display:flex;align-items:center;gap:26px}.button{display:inline-flex;gap:24px;align-items:center;padding:16px 19px;font-size:10px;letter-spacing:.02em}.button span{font-size:14px}.button.dark{background:var(--ink);color:var(--paper)}.button.light{color:var(--paper);border:1px solid #9c817d}.text-link{font-size:10px;border-bottom:1px solid #aaa59a;padding-bottom:6px}.text-link span{padding-left:11px}.hero-note{display:flex;align-items:center;gap:12px;font-size:9px;color:#85827b;margin-top:68px}.note-line{width:28px;height:1px;background:#b7b1a7}.hero-visual{height:485px;position:relative;padding:0 24px 24px 0}.hero-visual:after{position:absolute;content:'';inset:24px 0 0 24px;border:1px solid #c8c0b5;z-index:-1}.hero-visual img{height:100%;width:100%;object-fit:cover;object-position:center 48%;filter:saturate(.75)}.visual-caption{position:absolute;bottom:40px;left:20px;right:45px;display:flex;justify-content:space-between;color:white;text-shadow:0 1px 8px #333;font-size:8px;letter-spacing:.15em}.roundel{position:absolute;right:-30px;top:48px;width:105px;height:105px;border-radius:50%;background:var(--wine);color:#f8f3ea;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;font-size:8px;letter-spacing:.1em;line-height:1.6}.roundel b{font-size:16px;margin-top:3px}.intro-strip{padding:34px 9.5%;background:#eeece5;display:flex;align-items:center;justify-content:space-between}.intro-strip>span{font-size:9px;letter-spacing:.15em;color:var(--wine)}.intro-strip p{font:20px/1.6 var(--serif);text-align:center;margin:0}.intro-strip p em{color:#77736c}.intro-strip>a{width:34px;height:34px;border:1px solid #c9c3b9;border-radius:50%;display:grid;place-items:center}.section{padding:108px 9.5%}.section-head{display:flex;justify-content:space-between;align-items:end;margin-bottom:43px}.section-head .eyebrow{margin-bottom:17px}.section h2,.newsletter h2{font:400 clamp(35px,4vw,51px)/1.15 var(--serif);letter-spacing:-.035em;margin:0}.empty-properties{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:36px 2%;display:flex;gap:28px;align-items:start}.empty-icon{font:50px var(--serif);color:var(--wine);line-height:1}.empty-properties h3{font:400 23px var(--serif);margin:2px 0 10px}.empty-properties p{max-width:570px;font-size:12px;line-height:1.8;color:var(--muted);margin:0 0 19px}.about{background:#eeece5;display:grid;grid-template-columns:.82fr 1fr;gap:11%;align-items:center;padding-top:95px;padding-bottom:95px}.about-image{height:500px;position:relative}.about-image img{width:100%;height:100%;object-fit:cover;object-position:center 32%;filter:saturate(.75)}.image-label{position:absolute;bottom:0;left:0;background:var(--paper);padding:12px 16px;font-size:8px;letter-spacing:.12em}.about-copy{max-width:480px}.about-copy .eyebrow{margin-bottom:18px}.about-copy h2{margin-bottom:24px}.about-copy>p:not(.eyebrow){font-size:12px;line-height:1.9;color:#696760}.signature{font:italic 32px var(--serif);color:var(--wine);margin:28px 0}.signature span{font:12px var(--sans);color:#a49e94;padding:0 9px}.credentials{border-top:1px solid #d5d0c6;padding-top:17px;display:flex;gap:22px;font-size:8px;letter-spacing:.12em;color:#7b786f}.invest{background:#292a27;color:var(--paper);display:grid;grid-template-columns:.8fr 1fr;gap:13%;padding-top:98px;padding-bottom:98px}.invest-copy{padding-top:20px}.invest-copy .eyebrow{color:#c6a3a1}.invest-copy h2{font-size:50px}.invest-copy h2 em{color:#d9b1aa}.invest-copy>p:not(.eyebrow){font-size:12px;line-height:1.9;color:#c7c5be;max-width:370px;margin:24px 0}.invest-copy .button{margin-top:14px}.invest-copy>small{display:block;color:#999891;font-size:9px;margin-top:15px}.calculator{background:#f4f1e9;color:var(--ink);padding:29px 32px 23px}.calc-title{display:flex;justify-content:space-between;align-items:center;font-size:8px;letter-spacing:.15em;color:var(--wine);border-bottom:1px solid var(--line);padding-bottom:16px;margin-bottom:18px}.calc-dot{width:6px;height:6px;border-radius:50%;background:#849273}.calculator>label{display:block;font-size:10px;color:#6a6862;margin:0 0 12px}.input-wrap{display:flex;align-items:center;border-bottom:1px solid #cfcac0;margin-top:4px;padding:0 0 5px}.input-wrap span{font-size:11px;color:#99958c}.input-wrap input{width:100%;border:0;background:transparent;padding:6px;color:var(--ink);font-size:14px;outline:none}.input-wrap input::-webkit-inner-spin-button{-webkit-appearance:none}.range-row{display:flex;align-items:center;gap:16px;margin-top:8px}.range-row input{flex:1;accent-color:var(--wine)}.range-row output{font-size:12px;color:var(--wine);min-width:31px}.calc-results{border-top:1px solid var(--line);margin-top:18px;padding-top:15px;display:grid;grid-template-columns:1fr 1fr;gap:18px 12px}.calc-results div:last-child{grid-column:1/-1}.calc-results span{display:block;color:#868178;font-size:7px;letter-spacing:.1em}.calc-results b{display:block;font:20px var(--serif);margin-top:4px}.calc-disclaimer{font-size:8px;line-height:1.65;color:#858178;margin:19px 0 0}.resources{padding-bottom:115px}.head-description{max-width:270px;color:#75726b;font-size:11px;line-height:1.8}.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.resource-card{position:relative;border-top:1px solid var(--line);padding-top:15px}.resource-number{font-size:8px;color:#8d8980;letter-spacing:.11em}.resource-art{height:186px;margin:16px 0 20px;position:relative;overflow:hidden;display:grid;place-items:center}.resource-art>span{font:76px var(--serif);color:rgba(255,255,255,.78);position:relative;z-index:1}.resource-art i{font-style:normal;position:absolute;font-size:112px;opacity:.2;right:20%;top:15%}.art-one{background:#b7ada1;color:#f6f0e5}.art-two{background:#9b7771;color:#fff}.art-three{background:#c8c4b9;color:#fff}.resource-card h3{font:22px var(--serif);font-weight:400;margin:0 0 7px}.resource-card p{font-size:10px;color:#77746d;line-height:1.7;margin:0;max-width:250px}.card-arrow{position:absolute;right:2px;bottom:0;color:var(--wine)}.newsletter{background:#e9e6de;padding:76px 9.5%;display:grid;grid-template-columns:1fr 1fr;gap:12%;align-items:center}.newsletter h2{font-size:43px}.newsletter>div>p:last-child{font-size:11px;color:#75726b;margin-top:14px}.newsletter form{padding-top:15px}.newsletter form>label:first-child{font-size:8px;letter-spacing:.13em;color:#77736c}.email-field{margin-top:8px;display:flex;border-bottom:1px solid #77736c}.email-field input{flex:1;border:0;background:transparent;padding:13px 2px;outline:none;font-size:12px}.email-field button{border:0;background:none;font-size:20px;color:var(--wine);cursor:pointer}.consent{display:flex;align-items:start;gap:8px;margin-top:14px;font-size:9px;color:#77736c}.consent input{accent-color:var(--wine)}.consent a{text-decoration:underline}.form-message{font-size:10px;color:var(--wine);min-height:15px}.contact{display:grid;grid-template-columns:1fr 1fr;gap:15%;padding-top:105px;padding-bottom:105px}.contact>div:first-child>p:not(.eyebrow){font-size:11px;color:#77746d;line-height:1.9;max-width:315px;margin:20px 0 25px}.contact-side{padding-top:10px}.contact-item{display:grid;grid-template-columns:34px 1fr 24px;gap:13px;align-items:start;padding:19px 0;border-bottom:1px solid var(--line)}.contact-item>span{font-size:8px;color:var(--wine);padding-top:3px}.contact-item b{font:18px var(--serif);font-weight:400}.contact-item p{font-size:10px;color:#77746d;margin:5px 0 0}.contact-item>a{font-size:14px}.contact-note{font-size:9px;color:#8a867e;margin-top:16px}footer{background:#292a27;color:#eeece5;padding:42px 6.3% 20px}.footer-main{display:grid;grid-template-columns:1fr 1fr 1fr;align-items:center;padding-bottom:38px}.footer-brand .brand-mark{border-color:#c6a3a1;color:#d9b1aa}.footer-brand small{color:#aaa79e}.footer-main>p{font:16px/1.6 var(--serif);color:#ccc8bf}.footer-links{justify-self:end;display:flex;gap:22px;font-size:9px;color:#c9c6bd}.footer-bottom{border-top:1px solid #474843;padding-top:17px;display:flex;justify-content:space-between;color:#999991;font-size:8px}.legal{max-width:660px;margin:18px 0 0;color:#82837c;font-size:8px;line-height:1.6}.policy{max-width:760px;margin:60px auto;padding:0 24px 80px}.policy h1{font:48px var(--serif)}.policy h2{font:26px var(--serif);margin-top:40px}.policy p{font-size:13px;line-height:1.9;color:#666}.policy-back{display:inline-block;margin-top:28px;color:var(--wine)}@media(max-width:800px){.topline{padding:0 5%;font-size:7px}.header{height:72px;padding:0 5%}.menu-toggle{display:block;font-size:19px;color:var(--ink)}.nav{display:none;position:absolute;top:71px;left:0;right:0;background:var(--paper);padding:22px 5%;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:20px}.nav.open{display:flex}.nav-cta{text-align:center}.hero{grid-template-columns:1fr;padding:50px 7% 54px;gap:35px}.hero h1{font-size:54px}.hero-note{margin-top:40px}.hero-visual{height:420px;margin-right:15px}.roundel{right:-18px}.intro-strip{padding:28px 7%;gap:14px}.intro-strip p{font-size:16px}.intro-strip>span{font-size:7px}.section{padding:75px 7%}.section-head{align-items:start;gap:20px}.section-head>.text-link{margin-top:12px;max-width:150px;line-height:1.8}.about{grid-template-columns:.85fr 1fr;gap:7%}.about-image{height:400px}.about-copy h2{font-size:38px}.invest{grid-template-columns:1fr;gap:38px;padding:75px 7%}.invest-copy h2{font-size:45px}.calculator{max-width:600px;width:100%;justify-self:center}.resources{padding-bottom:80px}.resource-grid{gap:15px}.resource-art{height:145px}.resource-card h3{font-size:19px}.newsletter{padding:60px 7%;gap:8%}.contact{gap:8%;padding:75px 7%}}@media(max-width:560px){.topline span:last-child{display:none}.hero{padding-top:43px}.hero h1{font-size:47px}.hero-visual{height:350px}.intro-strip{display:grid;grid-template-columns:1fr auto}.intro-strip p{grid-column:1/-1;grid-row:2;text-align:left;font-size:17px}.intro-strip>a{grid-column:2;grid-row:1}.section-head{display:block}.section-head>.text-link{display:inline-block;margin-top:20px;max-width:none}.empty-properties{gap:17px;padding:28px 0}.empty-icon{font-size:38px}.empty-properties h3{font-size:20px}.about{grid-template-columns:1fr;gap:32px}.about-image{height:390px;max-width:380px}.about-copy h2{font-size:41px}.invest-copy h2{font-size:42px}.calculator{padding:23px 20px}.calc-results{gap:15px 8px}.calc-results b{font-size:17px}.resource-grid{grid-template-columns:1fr;gap:28px}.resource-art{height:200px}.resource-card h3{font-size:22px}.newsletter{grid-template-columns:1fr;gap:21px}.newsletter h2{font-size:40px}.contact{grid-template-columns:1fr;gap:32px}.footer-main{grid-template-columns:1fr;gap:18px}.footer-main>p{margin:0}.footer-links{justify-self:start;flex-wrap:wrap}.footer-bottom{gap:11px;flex-wrap:wrap}.footer-bottom span{font-size:8px}}