@font-face{font-family:"Montserrat";src:url("../fonts/montserrat-var.db3e05e1de.woff2") format("woff2");font-weight:500 800;font-style:normal;font-display:swap}
@font-face{font-family:"Open Sans";src:url("../fonts/opensans-var.e4f1fc3c3a.woff2") format("woff2");font-weight:400 700;font-style:normal;font-display:swap}
:root{
  --green:#254A3C;--green-d:#1B382D;--brass:#B08D57;--brass-l:#C9A86A;--sage:#3A6B57;--sage-l:#7FA08F;
  --sand:#D8C7A3;--cream:#F3EFE4;--off:#F8F6F0;--ink:#1F2A25;--muted:#55625B;--line:#E3DCCB;
  --head:"Montserrat",system-ui,-apple-system,"Segoe UI",Arial,sans-serif;
  --body:"Open Sans",system-ui,-apple-system,"Segoe UI",Arial,sans-serif;
  --wrap:1200px;--pad:clamp(20px,4vw,40px);--sec:clamp(72px,9vw,128px);--r:4px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
section[id]{scroll-margin-top:76px}
body{margin:0;-webkit-tap-highlight-color:transparent;font-family:var(--body);font-size:17px;line-height:1.65;color:var(--ink);background:var(--off);-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
figure{margin:0}
a{color:var(--green);text-decoration-thickness:1px;text-underline-offset:3px}
a:hover{color:var(--brass)}
h1,h2,h3{font-family:var(--head);color:var(--green);margin:0 0 .5em;line-height:1.15;letter-spacing:-.01em}
h1{font-size:clamp(2.3rem,5.2vw,4.1rem);font-weight:800}
h2{font-size:clamp(1.9rem,3.6vw,2.85rem);font-weight:800}
h3{font-size:1.02rem;font-weight:700;letter-spacing:.02em}
p{margin:0 0 1em}
.lead{font-size:1.14rem;color:var(--ink)}
.sprite{position:absolute;width:0;height:0;overflow:hidden}
.skip{position:absolute;left:-999px;top:0;background:var(--green);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:12px;top:12px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--pad)}
.kicker{font-family:var(--head);font-size:.76rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin:0 0 14px}
.note{text-align:center;margin:36px 0 0;font-size:.98rem}
.note-dark{color:var(--muted);font-style:italic}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--head);font-weight:700;font-size:.9rem;letter-spacing:.04em;padding:15px 24px;border-radius:var(--r);text-decoration:none;border:1.5px solid transparent;transition:background .2s,color .2s,border-color .2s}
.btn-sm{padding:10px 18px;font-size:.82rem}
.btn-solid{background:var(--green);color:var(--cream)}
.btn-solid:hover{background:var(--green-d);color:#fff}
.btn-brass{background:var(--brass);color:#fff}
.btn-brass:hover{background:#9c7b47;color:#fff}
.btn-ghost{border-color:rgba(243,239,228,.75);color:var(--cream)}
.btn-ghost:hover{background:var(--cream);color:var(--green)}
.btn-green{background:var(--green);color:var(--cream)}
.btn-green:hover{background:var(--green-d);color:#fff}
.ico{width:34px;height:34px;color:var(--brass);flex:none}
.ico-inline{width:18px;height:18px}
.ico-check{width:20px;height:20px;color:var(--brass);flex:none;margin-top:3px}

/* header: light ground so the black logo always sits on cream */
.site-header{position:sticky;top:0;z-index:50;background:rgba(243,239,228,.97);border-bottom:1px solid var(--line);backdrop-filter:saturate(1.2) blur(6px)}
.bar{display:flex;align-items:center;gap:28px;height:76px}
.brand{display:block;flex:none}
.brand .logo{height:38px;width:auto}
.nav{display:flex;gap:22px;margin-left:auto}
.nav a{font-family:var(--head);font-size:.8rem;font-weight:600;color:var(--ink);text-decoration:none;letter-spacing:.02em;white-space:nowrap}
.nav a:hover{color:var(--brass)}

/* hero */
.hero{position:relative;min-height:min(88vh,820px);display:flex;align-items:flex-end;overflow:hidden;background:var(--green)}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 40%}
.hero-veil{position:absolute;inset:0;background:linear-gradient(90deg,rgba(27,56,45,.92) 0%,rgba(37,74,60,.78) 38%,rgba(37,74,60,.25) 70%,rgba(37,74,60,.05) 100%),linear-gradient(0deg,rgba(27,56,45,.55),rgba(27,56,45,0) 45%)}
.hero-inner{position:relative;width:100%;padding-top:120px;padding-bottom:clamp(64px,9vw,112px)}
.hero-copy{max-width:640px}
.hero .rule{display:block;width:64px;height:3px;background:var(--brass);margin-bottom:22px}
.hero .kicker{color:var(--brass-l)}
.hero h1{color:#fff}
.hero-sectors{color:rgba(243,239,228,.9);font-size:1.02rem;margin:18px 0 34px;max-width:560px}
.cta-row{display:flex;flex-wrap:wrap;gap:14px}

/* number band */
.band{background:var(--green);color:var(--cream);border-top:3px solid var(--brass)}
.band-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:34px 20px;text-align:center;border-left:1px solid rgba(243,239,228,.14)}
.stat:first-child{border-left:0}
.stat-big{display:block;font-family:var(--head);font-weight:800;font-size:clamp(1.4rem,2.4vw,2rem);color:#fff;line-height:1.2}
.stat-label{display:block;font-family:var(--head);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-l);margin-top:8px}

/* sections */
.sec{padding:var(--sec) 0;position:relative}
.sec-cream{background:var(--cream)}
.sec-white{background:var(--off)}
.sec-sand{background:#EDE5D3}
.sec-green{background:var(--green);color:var(--cream)}
.sec-brass{background:var(--brass)}
.center-head{text-align:center;max-width:720px;margin:0 auto 52px}
.center-head p{color:var(--muted)}

.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,88px);align-items:center}
.split-media img{width:100%;border-radius:var(--r);box-shadow:0 24px 50px -28px rgba(31,42,37,.45)}
.split-media.tall img{aspect-ratio:4/5;object-fit:cover}
.split-media.wide img{aspect-ratio:4/3;object-fit:cover}
.split-copy .btn{margin-top:14px}
.sub{font-size:.8rem;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);margin-top:28px}

/* invest */
.photo-bg{overflow:hidden}
.bg-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.bg-veil{position:absolute;inset:0;background:rgba(37,74,60,.9)}
.two-col{position:relative;display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(36px,6vw,80px);align-items:center}
.sec-green h2{color:#fff}
.sec-green .col-intro p{color:rgba(243,239,228,.88);font-size:1.08rem}
.cards{display:grid;gap:18px}
.cards-2{grid-template-columns:1fr 1fr}
.card{background:var(--off);color:var(--ink);padding:30px 26px;border-radius:var(--r);border-top:3px solid var(--brass)}
.card .ico{margin-bottom:16px}
.card h3{text-transform:uppercase;font-size:.86rem;letter-spacing:.08em}
.card p{margin:0;color:var(--muted);font-size:.96rem}

/* texas map */
.map-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(36px,6vw,80px);align-items:center}
.map-card{background:#fff;padding:clamp(20px,3vw,36px);border-radius:var(--r);box-shadow:0 24px 50px -32px rgba(31,42,37,.4)}
.map-card img{width:100%}
.map-card figcaption{font-size:.86rem;color:var(--muted);margin-top:18px;border-top:1px solid var(--line);padding-top:14px}
.numbered{list-style:none;padding:0;margin:28px 0 0;display:grid;gap:22px}
.numbered li{display:flex;gap:18px;align-items:flex-start}
.num{font-family:var(--head);font-weight:800;color:var(--brass);font-size:1.05rem;min-width:34px;padding-top:1px}
.numbered h3{text-transform:uppercase;font-size:.86rem;letter-spacing:.1em;margin-bottom:4px}
.numbered p{margin:0;color:var(--muted)}

/* services */
.split-rev .split-copy{order:0}
.checks{list-style:none;padding:0;margin:24px 0 0;display:grid;gap:12px}
.checks li{display:flex;gap:12px;font-family:var(--head);font-weight:600;font-size:.95rem;color:var(--ink);padding-bottom:12px;border-bottom:1px solid var(--line)}
.checks li:last-child{border-bottom:0}
.photo-pair{display:grid;grid-template-columns:1fr 1fr;gap:16px;align-items:end}
.photo-pair img{width:100%;aspect-ratio:3/4;object-fit:cover;border-radius:var(--r)}
.photo-pair img:nth-child(2){aspect-ratio:3/3.4;margin-bottom:-28px}

/* markets */
.sec-brass .kicker{color:var(--green)}
.sec-brass h2{color:#fff}
.sec-brass .note{color:#fff}
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.tile{position:relative;overflow:hidden;border-radius:var(--r);background:var(--green)}
.tile img{width:100%;aspect-ratio:4/5;object-fit:cover}
.tile figcaption{position:absolute;left:0;right:0;bottom:0;background:var(--green);color:#fff;font-family:var(--head);font-weight:700;font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;text-align:center;padding:14px 8px}

/* how we work */
.how-grid{display:grid;grid-template-columns:.7fr 1fr 1.05fr;gap:clamp(28px,4vw,56px);align-items:center}
.how-media img{width:100%;aspect-ratio:9/14;object-fit:cover;border-radius:var(--r)}
.audience{font-family:var(--head);font-weight:600;font-size:.86rem;color:var(--brass);letter-spacing:.04em}
.stack{display:grid;gap:16px}
.stack-card{background:#fff;padding:24px 26px;border-left:4px solid var(--brass);border-radius:var(--r);box-shadow:0 18px 40px -30px rgba(31,42,37,.45)}
.stack-card:first-child{background:var(--brass)}
.stack-card:first-child h3,.stack-card:first-child p{color:#fff}
.stack-card:first-child{border-left-color:var(--green)}
.stack-card h3{text-transform:uppercase;font-size:.84rem;letter-spacing:.08em}
.stack-card p{margin:0;color:var(--muted);font-size:.96rem}

/* situations */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.sit{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:28px 26px}
.badge{display:inline-grid;place-items:center;width:40px;height:40px;border-radius:50%;background:var(--green);color:#fff;font-family:var(--head);font-weight:700;font-size:.82rem;margin-bottom:16px}
.badge-brass{background:var(--brass)}
.sit h3{text-transform:uppercase;font-size:.84rem;letter-spacing:.08em}
.sit p{margin:0;color:var(--muted);font-size:.96rem}

/* process */
.steps{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(4,1fr);gap:20px;counter-reset:none}
.step{display:flex;flex-direction:column}
.step-top{background:var(--brass);color:#fff;aspect-ratio:1/0.82;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px;border-radius:var(--r) var(--r) 0 0;font-family:var(--head);font-weight:700;font-size:.95rem;text-align:center;padding:16px}
.step-top .ico{color:#fff;width:40px;height:40px}
.step-green .step-top{background:var(--green)}
.step p{background:#fff;margin:0;padding:22px 20px;font-size:.95rem;color:var(--muted);border-radius:0 0 var(--r) var(--r);flex:1;border-bottom:3px solid var(--brass)}
.step-green p{border-bottom-color:var(--green)}

/* brokers */
.sec-brass-split{background:linear-gradient(90deg,var(--off) 0 38%,var(--brass) 38% 100%)}
.sec-brass-split .kicker{color:var(--green)}
.sec-brass-split h2{color:#fff}
.sec-brass-split .sub{color:var(--green)}
.checks-light li{color:#fff;border-bottom-color:rgba(255,255,255,.28)}
.checks-light .ico-check{color:var(--green)}

/* capital */
.cap-head{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,64px);align-items:end;margin-bottom:56px}
.photo-pair-row img{aspect-ratio:1/1}
.photo-pair-row img:nth-child(2){aspect-ratio:1/1;margin-bottom:0}
.cols-lined article{border-top:3px solid var(--brass);padding-top:22px}
.cols-lined h3{text-transform:uppercase;font-size:.86rem;letter-spacing:.08em}
.cols-lined p{color:var(--muted);margin:0}

/* development */
.dev-top{display:grid;grid-template-columns:.9fr 1.3fr;align-items:center}
.dev-card{background:var(--off);padding:clamp(28px,4vw,48px);position:relative;z-index:1;margin-right:-60px;border-radius:var(--r);box-shadow:0 30px 60px -30px rgba(31,42,37,.5)}
.dev-card .kicker{color:var(--brass)}
.dev-card h2{color:var(--green)}
.dev-card p{margin:0;color:var(--muted)}
.dev-media img{width:100%;aspect-ratio:16/10;object-fit:cover;border-radius:var(--r)}
.feature-row{margin-top:28px}
.feature{display:flex;gap:16px;background:#fff;padding:24px;border-radius:var(--r)}
.feature h3{text-transform:uppercase;font-size:.82rem;letter-spacing:.08em}
.feature p{margin:0;color:var(--muted);font-size:.94rem}

/* discretion */
.banner img{width:100%;aspect-ratio:21/8;object-fit:cover;border-radius:var(--r)}
.disc-head{display:grid;grid-template-columns:1fr 1.3fr;gap:clamp(24px,5vw,64px);align-items:end;margin:52px 0 40px}
.disc-head .lead{margin:0;color:var(--muted)}
.iconcol{border-top:1px solid var(--line);padding-top:24px}
.iconcol .ico{margin-bottom:14px}
.iconcol h3{text-transform:uppercase;font-size:.84rem;letter-spacing:.08em}
.iconcol p{color:var(--muted);margin:0}

/* why */
.why{background:linear-gradient(90deg,var(--green) 0 34%,var(--cream) 34% 100%)}
.why-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(36px,6vw,88px);align-items:center}
.why-photos{display:grid;grid-template-columns:1fr 1fr;gap:16px;align-items:center}
.why-photos img{width:100%;aspect-ratio:3/4.6;object-fit:cover;border-radius:var(--r);box-shadow:0 24px 50px -28px rgba(0,0,0,.5)}
.why-photos img:first-child{aspect-ratio:3/4;margin-top:-40px}

/* commitments */
#commitments .split{align-items:end;margin-bottom:44px}
.rules-in{display:grid;grid-template-columns:repeat(4,1fr);gap:0;background:var(--brass);border-radius:var(--r);overflow:hidden}
.rule-card{padding:30px 26px;border-left:1px solid rgba(255,255,255,.28)}
.rule-card:first-child{border-left:0}
.rule-card h3{color:#fff;text-transform:uppercase;font-size:.84rem;letter-spacing:.08em}
.rule-card p{color:rgba(255,255,255,.92);margin:0;font-size:.96rem}

/* invite */
.invite{position:relative;overflow:hidden;background:var(--green);padding:clamp(96px,12vw,170px) 0}
.invite-veil{position:absolute;inset:0;background:linear-gradient(90deg,rgba(37,74,60,.35) 0%,rgba(37,74,60,.9) 52%,rgba(27,56,45,.96) 100%)}
.invite-inner{position:relative;display:flex;flex-direction:column;align-items:flex-end;text-align:right}
.invite h2{color:#fff;font-size:clamp(2.2rem,4.6vw,3.6rem);max-width:640px}
.invite-grid{display:grid;gap:22px;margin:22px 0 38px}
.invite .kicker{color:var(--brass-l);margin-bottom:4px}
.invite-line{color:#fff;font-family:var(--head);font-weight:700;font-size:clamp(1.15rem,2vw,1.45rem);margin:0}

/* contact */
.contact{position:relative;background:var(--cream);padding-bottom:var(--sec)}
.contact-photo img{width:100%;aspect-ratio:2200/747;max-height:520px;object-fit:cover}
.contact-card{position:relative;margin-top:-120px;background:var(--off);border-radius:var(--r);box-shadow:0 30px 70px -30px rgba(31,42,37,.45);display:grid;grid-template-columns:1.1fr 1fr;overflow:hidden}
.contact-left{padding:clamp(28px,5vw,56px)}
.contact-left .logo{height:52px;width:auto;margin-bottom:30px}
.contact-left p{color:var(--muted);margin:0;max-width:440px}
.contact-right{background:var(--green);padding:clamp(28px,5vw,56px);display:flex;flex-direction:column;justify-content:center;gap:26px}
.contact-item{display:flex;align-items:center;gap:18px;color:#fff;text-decoration:none}
.contact-item .ico{width:44px;height:44px;padding:10px;border:1.5px solid var(--brass);border-radius:50%;color:var(--brass-l)}
.contact-item small{display:block;font-family:var(--head);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-l)}
.contact-item strong{display:block;font-family:var(--head);font-weight:700;font-size:clamp(1rem,1.8vw,1.2rem);overflow-wrap:normal}
.contact-item:hover strong{color:var(--brass-l)}

/* footer */
.site-footer{background:var(--green);color:var(--cream);border-top:3px solid var(--brass)}
.foot{display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px 30px;padding-top:26px;padding-bottom:26px;font-family:var(--head);font-size:.84rem}
.foot p{margin:0}
.foot-line{display:flex;flex-wrap:wrap;gap:4px 12px}
.foot-line .dot{color:var(--brass-l)}
.foot a{color:var(--cream);text-decoration:none}
.foot a:hover{color:var(--brass-l)}
.foot-small{color:rgba(243,239,228,.6)}

/* responsive */
@media (max-width:1080px){
  .nav{display:none}
  .bar .btn{margin-left:auto}
  .how-grid{grid-template-columns:1fr 1.2fr}
  .how-media{grid-row:span 2}
  .steps{grid-template-columns:repeat(2,1fr)}
  .rules-in{grid-template-columns:repeat(2,1fr)}
  .rule-card:nth-child(3){border-left:0}
  .rule-card:nth-child(n+3){border-top:1px solid rgba(255,255,255,.28)}
}
@media (max-width:860px){
  body{font-size:16px}
  .bar{height:64px}
  .brand .logo{height:30px}
  .hero{min-height:auto;display:block}
  .hero-img{position:relative;height:auto;aspect-ratio:4/3;object-position:62% 60%}
  .hero-veil{display:none}
  .hero-inner{padding-top:40px;padding-bottom:52px;background:var(--green)}
  .band-grid{grid-template-columns:1fr 1fr}
  .stat:nth-child(3){border-left:0}
  .stat:nth-child(n+3){border-top:1px solid rgba(243,239,228,.14)}
  .split,.two-col,.map-grid,.cap-head,.disc-head,.why-grid,.dev-top,.contact-card{grid-template-columns:1fr}
  .split-rev .split-media,.split-rev .photo-pair{order:-1}
  .split-media.tall img{aspect-ratio:4/3}
  .how-grid{grid-template-columns:1fr}
  .how-media{grid-row:auto}
  .how-media img{aspect-ratio:16/9}
  .cards-2{grid-template-columns:1fr 1fr}
  .tiles{grid-template-columns:1fr 1fr}
  .grid-3{grid-template-columns:1fr}
  .photo-pair img:nth-child(2){margin-bottom:0}
  .sec-brass-split{background:var(--brass)}
  .why{background:var(--cream)}
  .why-photos img:first-child{margin-top:0}
  .dev-card{margin-right:0;margin-bottom:-40px;margin-left:16px;margin-right:16px}
  .contact-card{margin-top:-60px}
  .invite-veil{background:rgba(27,56,45,.86)}
  .invite-inner{align-items:flex-start;text-align:left}
}
.m-only{display:none}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* ===== MOBILE v2 (<=768px): compact, premium, one-screen hero ===== */
@media (max-width:768px){
  :root{--pad:18px;--sec:48px}
  body{font-size:16px;line-height:1.6}
  h1,h2{text-wrap:balance}
  p,li{text-wrap:pretty}
  h2{font-size:1.8rem;line-height:1.15;margin-bottom:.45em}
  h3{font-size:.8rem}
  .lead{font-size:1rem}
  .kicker{font-size:.7rem;letter-spacing:.18em;margin-bottom:8px}
  section[id]{scroll-margin-top:56px}
  .m-only{display:block}

  /* header */
  .bar{height:56px;gap:12px}
  .brand{padding:9px 0}
  .brand .logo{height:26px}
  .bar .btn-sm{min-height:44px;padding:0 16px;font-size:.8rem}

  /* hero: photo with text over it, one screen */
  .hero{display:flex;align-items:flex-end;min-height:calc(100vh - 56px);min-height:calc(100svh - 56px);max-height:760px}
  .hero-img{position:absolute;top:0;left:0;right:0;bottom:auto;width:100%;height:66%;aspect-ratio:auto;object-position:62% 50%}
  .hero-veil{display:block;background:linear-gradient(180deg,rgba(37,74,60,0) 0%,rgba(37,74,60,.08) 28%,rgba(37,74,60,.7) 48%,var(--green) 66%,var(--green) 100%)}
  .hero-inner{padding-top:0;padding-bottom:28px;background:none}
  .hero .rule{width:44px;margin-bottom:14px}
  .hero h1{font-size:2.05rem;line-height:1.1}
  .hero-sectors{font-size:.94rem;margin:12px 0 20px;line-height:1.5}
  .cta-row{display:grid;grid-template-columns:1fr auto;gap:10px}
  .cta-row .btn{min-height:48px;justify-content:center;padding:0 14px;font-size:.8rem;width:auto;white-space:nowrap;letter-spacing:.02em}
  .cta-row .ico-inline{width:16px;height:16px}

  /* number band: one compact 2x2 */
  .band-grid{grid-template-columns:1fr 1fr}
  .stat{padding:14px 8px}
  .stat-big{font-size:1.15rem}
  .stat-label{font-size:.64rem;margin-top:3px;letter-spacing:.16em}

  /* who we are: text only */
  #who .split-media{display:none}
  #who .split-copy p:last-child{margin-bottom:0}

  /* what we invest in: 2x2 compact */
  .two-col{gap:20px}
  .sec-green .col-intro p{font-size:1rem;margin:0}
  .cards-2{grid-template-columns:1fr;gap:0;border-top:1px solid rgba(243,239,228,.16)}
  .card{display:grid;grid-template-columns:28px 1fr;column-gap:14px;background:none;color:var(--cream);padding:14px 0;border-top:0;border-radius:0;border-bottom:1px solid rgba(243,239,228,.16)}
  .card .ico{width:26px;height:26px;margin:2px 0 0;grid-row:span 2;color:var(--brass-l)}
  .card h3{font-size:.74rem;letter-spacing:.08em;margin-bottom:3px;color:#fff}
  .card p{font-size:.95rem;line-height:1.45;color:rgba(243,239,228,.82)}

  /* texas map */
  .map-grid{gap:18px}
  .map-card{padding:12px;box-shadow:none;order:2}
  .map-card figcaption{display:none}
  .numbered{grid-template-columns:1fr 1fr;gap:16px 14px;margin-top:14px}
  .numbered li{display:block}
  .num{display:block;font-size:.8rem;margin-bottom:2px}
  .numbered h3{font-size:.74rem;margin-bottom:2px}
  .numbered p{font-size:.94rem;line-height:1.45}

  /* services: 2-col compact list, no photos */
  #services .photo-pair{display:none}
  .checks{margin-top:14px;gap:0}
  #services .checks{grid-template-columns:1fr 1fr;column-gap:14px}
  .checks li{font-size:.94rem;padding:9px 0;gap:8px;line-height:1.35}
  #services .checks{row-gap:2px}
  #services .checks li{border-bottom:0;padding:6px 0}
  .ico-check{width:16px;height:16px;margin-top:2px}

  /* markets: swipe carousel with peek */
  .center-head{margin-bottom:22px;text-align:left}
  .tiles{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:10px;margin:0 calc(-1 * var(--pad));padding:0 var(--pad) 4px;scroll-padding:0 var(--pad);scrollbar-width:none;-webkit-overflow-scrolling:touch}
  .tiles::-webkit-scrollbar{display:none}
  .tile{flex:0 0 62%;scroll-snap-align:start}
  .tile img{aspect-ratio:4/5}
  .tile figcaption{font-size:.72rem;padding:11px 6px}
  .note{margin-top:16px;font-size:.94rem;text-align:left}

  /* how we work: no photo, compact cards */
  .how-media{display:none}
  .how-grid{gap:16px}
  .audience{margin:0;font-size:.8rem}
  .stack{gap:8px}
  .stack-card{padding:14px 16px;box-shadow:none}
  .stack-card h3{font-size:.74rem;margin-bottom:4px}
  .stack-card p{font-size:.94rem}

  /* situations: 2-col compact */
  .grid-3{grid-template-columns:1fr 1fr;gap:10px}
  .sit{padding:14px 12px}
  .badge{width:26px;height:26px;font-size:.66rem;margin-bottom:8px}
  .sit h3{font-size:.7rem;letter-spacing:.05em;margin-bottom:4px}
  .sit p{font-size:.94rem;line-height:1.42}
  .note-dark{text-align:center}

  /* process: compact timeline */
  .steps{grid-template-columns:1fr;gap:0;border-left:2px solid var(--line);margin-left:16px}
  .step{position:relative;padding:0 0 16px 26px}
  .step:last-child{padding-bottom:0}
  .step-top{aspect-ratio:auto;background:none!important;color:var(--green);flex-direction:row;justify-content:flex-start;gap:0;padding:0;font-size:.95rem;border-radius:0}
  .step-top .ico{position:absolute;left:-17px;top:-2px;width:32px;height:32px;padding:7px;border-radius:50%;background:var(--brass);color:#fff}
  .step-green .step-top .ico{background:var(--green)}
  .step p{background:none;padding:2px 0 0;border:0;font-size:.95rem;line-height:1.5}

  /* merged mobile accordion replaces sellers / brokers / capital / development */
  #sellers,#brokers,#capital,#development{display:none}
  #partners{background:var(--cream)}
  .acc{margin-top:14px;border-top:1px solid var(--line)}
  .acc-item{border-bottom:1px solid var(--line)}
  .acc-item summary{list-style:none;cursor:pointer;padding:14px 36px 14px 0;position:relative;min-height:56px;display:block}
  .acc-item summary::-webkit-details-marker{display:none}
  .acc-item summary::after{content:"";position:absolute;right:6px;top:50%;width:10px;height:10px;border-right:2px solid var(--brass);border-bottom:2px solid var(--brass);transform:translateY(-70%) rotate(45deg);transition:transform .2s}
  .acc-item[open] summary::after{transform:translateY(-30%) rotate(-135deg)}
  .acc-k{display:block;font-family:var(--head);font-size:.66rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--brass)}
  .acc-t{display:block;font-family:var(--head);font-weight:700;font-size:1.02rem;color:var(--green);line-height:1.3;margin-top:3px}
  .acc-body{padding:0 0 16px}
  .acc-body p{font-size:.95rem;margin:0 0 .7em}
  .acc-body strong{color:var(--green);font-weight:700}
  .dots{margin:0 0 12px;padding-left:18px;font-size:.95rem}
  .dots li{margin-bottom:4px}
  .dots li::marker{color:var(--brass)}
  .acc-link{display:inline-flex;align-items:center;gap:8px;min-height:44px;font-family:var(--head);font-weight:700;font-size:.86rem;color:var(--green)}

  /* discretion: no banner, compact rows */
  #discretion .banner{display:none}
  .disc-head{margin:0 0 16px;gap:8px}
  .disc-head .lead{font-size:.98rem}
  #discretion .grid-3{grid-template-columns:1fr;gap:0}
  .iconcol{display:grid;grid-template-columns:30px 1fr;column-gap:12px;padding:12px 0}
  .iconcol .ico{width:24px;height:24px;margin:0;grid-row:span 2}
  .iconcol h3{font-size:.74rem;margin-bottom:2px}
  .iconcol p{font-size:.94rem}

  /* why: no photos, compact list */
  .why{background:var(--green)}
  .why-photos{display:none}
  .why h2{color:#fff}
  .why .lead{color:rgba(243,239,228,.85);margin-bottom:4px}
  .why .checks li{color:#fff;border-bottom-color:rgba(243,239,228,.14)}
  .why .checks li:last-child{border-bottom:0}

  /* commitments: 2x2 brass grid, no photo */
  #commitments .split{margin-bottom:14px}
  #commitments .split-media{display:none}
  #commitments .lead{margin:0}
  .rules-in{grid-template-columns:1fr 1fr}
  .rule-card{padding:14px 12px;border-left:1px solid rgba(255,255,255,.28)!important;border-top:1px solid rgba(255,255,255,.28)}
  .rule-card:nth-child(odd){border-left:0!important}
  .rule-card:nth-child(-n+2){border-top:0}
  .rule-card h3{font-size:.7rem;letter-spacing:.05em;margin-bottom:4px}
  .rule-card p{font-size:.94rem;line-height:1.42}

  /* invite */
  .invite{padding:52px 0}
  .invite-veil{background:linear-gradient(180deg,rgba(27,56,45,.55),rgba(27,56,45,.9))}
  .invite-inner{align-items:flex-start;text-align:left}
  .invite h2{font-size:1.9rem;margin-bottom:6px}
  .invite-grid{grid-template-columns:1fr;gap:10px;margin:12px 0 22px}
  .invite-grid > div{display:flex;align-items:baseline;justify-content:space-between;gap:12px;border-bottom:1px solid rgba(243,239,228,.18);padding-bottom:10px}
  .invite .kicker{margin:0;font-size:.64rem}
  .invite-line{font-size:1rem;text-align:right}
  .invite .btn{min-height:48px;width:100%;justify-content:center}

  /* contact: compact card, short photo strip */
  .contact{padding-bottom:40px}
  .contact-photo img{aspect-ratio:16/6;max-height:none}
  .contact-card{margin-top:-36px;grid-template-columns:1fr}
  .contact-left{padding:22px 20px}
  .contact-left .logo{height:32px;margin-bottom:16px}
  .contact-left h2{font-size:1.6rem}
  .contact-left p{font-size:.95rem}
  .contact-right{padding:8px 20px;gap:0}
  .contact-item{min-height:60px;gap:14px;border-bottom:1px solid rgba(243,239,228,.14)}
  .contact-item:last-child{border-bottom:0}
  .contact-item .ico{width:36px;height:36px;padding:8px}
  .contact-item strong{font-size:.98rem}
  .contact-item small{font-size:.62rem}

  /* footer */
  .foot{flex-direction:column;padding-top:16px;padding-bottom:20px;gap:4px;font-size:.84rem}
  .foot-line{flex-direction:column;gap:0}
  .foot-line .dot{display:none}
  .foot-line a,.foot-line span{display:flex;align-items:center;min-height:40px}
}
@media (max-width:374px){
  .hero h1{font-size:1.8rem}
  .cta-row{grid-template-columns:1fr}
  .grid-3,.cards-2{gap:8px}
}
@media (max-width:768px){
  .hero-copy{text-shadow:0 1px 12px rgba(20,40,32,.45)}
}
@media (max-width:768px) and (max-height:700px){
  .hero .rule,.hero .kicker{display:none}
  .hero h1{font-size:1.75rem}
  .hero-sectors{margin:10px 0 16px}
}
.nf{min-height:60vh;display:flex;align-items:center}
.nf h1{font-size:clamp(2rem,4vw,3rem);margin-bottom:.4em}