/* Private capital editorial styling, shared across the entire site. */
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80%),linear-gradient(0deg,#11111399,transparent 40%)}.estate-hero .wrap{padding-top:90px;padding-bottom:70px;position:relative}.estate-hero .eyebrow{color:#c8ac89;letter-spacing:3.6px;font-size:9px}.estate-hero h1{font-size:clamp(74px,8.9vw,130px);letter-spacing:-5px;line-height:.99;max-width:800px;margin-bottom:35px;font-weight:400}.estate-hero h1 em{color:#d0b18b}.estate-hero p:not(.eyebrow){font-size:15px;line-height:1.9;color:#c8c1b9;max-width:530px}.estate-hero .actions{margin-top:38px;gap:16px}.button,.submit-button{background:#852234;border-color:#852234;color:#fff;padding:18px 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select,.application-grid textarea{background:#121214;color:#f1e8dc;border-color:#716254;border-radius:0}input::placeholder,textarea::placeholder{color:#93887c}form input:focus,form select:focus,form textarea:focus{outline-color:#c7aa83}.form-hint{color:#a99f93}thead{background:#28232a}th,td{border-color:#ffffff26}table{color:#d3c7b9}.article a{border-color:#a88b68}.skip:focus{color:#111113}.stateline{border-color:#ffffff25}.architectural{background:#1b1b1d}.architectural img{filter:invert(1) hue-rotate(180deg);mix-blend-mode:screen}.sectionhead p{color:#aaa197}@media(max-width:1100px){header{min-height:0}.estate-hero h1{font-size:100px}.hero-scroll{display:none}.estate-hero{min-height:690px}.estate-hero>img{width:100%}.hero-shade{background:linear-gradient(90deg,#111113f5,#111113af 60%,#11111330)}.program-grid h3{font-size:29px}.wrap{padding-top:80px;padding-bottom:80px}}@media(max-width:700px){header{padding-top:15px;padding-bottom:15px}.header-logo{width:175px}nav{font-size:9px;gap:12px 16px}.estate-hero{min-height:650px}.estate-hero .wrap{padding-top:65px;padding-bottom:60px}.estate-hero h1{font-size:72px;letter-spacing:-3px}.estate-hero>img{object-position:60% center}.hero-shade{background:linear-gradient(90deg,#111113df,#11111385),linear-gradient(0deg,#111113,transparent 80%)}.estate-hero p:not(.eyebrow){font-size:14px}.estate-hero .eyebrow{font-size:8px}.estate-hero .actions{gap:13px}.estate-hero .button{font-size:9px;padding:17px 18px}.hero-caption{gap:10px;font-size:6px;letter-spacing:1px;margin-top:50px}.wrap{padding-top:65px;padding-bottom:65px}.pathways>a{padding:25px 0}.pathways strong{font-size:22px}.program-grid .card{padding:28px 0}.program-grid .card+.card{border-left:0}.program-grid h3{min-height:0;font-size:34px}.program-grid .num{margin-bottom:25px}.four-steps span{font-size:28px}.project-art{min-height:350px}.feature-project h3{font-size:36px}.feature-project{gap:30px}.article h1{font-size:46px}.article h2{font-size:33px}footer .footer-brand img{width:190px}.page-intro h1{font-size:51px}}

/* Keep approved logo colors intact across every page. */
.header-logo,footer .footer-brand img,.architectural img{filter:none;mix-blend-mode:normal;background:#fff}.header-logo{padding:7px 10px;max-height:94px;border:1px solid #d5c6b2}.footer-brand img{padding:8px!important;border:1px solid #d5c6b2}.estate-hero .button{text-transform:none}

.project-art img{filter:none;object-position:center}.project-art small{top:auto;bottom:0;left:0;right:0;padding:18px 22px;background:linear-gradient(0deg,#000b,transparent);font-size:7px;letter-spacing:1.4px;color:#eee1cd}.project-art{min-height:410px}

.project-gallery{display:grid;grid-template-columns:1fr 1fr;gap:40px;padding-top:55px}.project-card{display:block;border-bottom:1px solid #b69b774a}.project-cover{height:370px;position:relative;overflow:hidden;background:#242226}.project-cover img{width:100%;height:100%;object-fit:cover;transition:transform .4s}.rotonda-cover img{object-position:center top}.davis-cover img{object-position:50% 15%}.project-card:hover .project-cover img{transform:scale(1.035)}.project-open{position:absolute;right:0;bottom:0;background:#81283b;color:white;padding:15px 20px;font-size:9px;letter-spacing:1.5px}.project-card-info{position:relative;padding:30px 0}.project-card-info h2{font-size:33px;margin:14px 30px 15px 0;letter-spacing:-.7px}.project-card-info p{font-size:14px}.project-card-info .eyebrow{font-size:8px}.project-arrow{position:absolute;right:0;top:50px;color:#c6aa85;font-size:28px}.project-subnav{display:flex;justify-content:space-between;align-items:center;padding:23px 6%;border-bottom:1px solid #ffffff20;font-size:11px;color:#d4b999}.project-subnav nav{display:flex;gap:28px}.project-detail-gallery{border-top:1px solid #ffffff20;max-width:1200px}.project-detail-gallery img{max-height:850px;width:100%;object-fit:contain;background:#19191b}.document-list{border-top:1px solid #b69b7760;margin-bottom:30px}.document-list>a{display:flex;justify-content:space-between;align-items:center;padding:28px 0;border-bottom:1px solid #b69b7740;gap:35px}.document-list p{max-width:650px;font-size:13px}.document-list h3{font-size:27px;margin:12px 0}.document-list>a>span{white-space:nowrap;font-size:10px;color:#d4b999}.project-card:focus-visible{outline:2px solid #d4b999;outline-offset:8px}@media(max-width:700px){.project-gallery{grid-template-columns:1fr;gap:40px}.project-cover{height:310px}.project-card-info h2{font-size:31px}.project-subnav{flex-direction:column;gap:18px;align-items:flex-start}.project-subnav nav{gap:24px}.document-list>a{align-items:flex-start}}

.header-logo,footer .footer-brand img,.architectural img{background:transparent!important;border:0!important;padding:0!important;filter:none;mix-blend-mode:normal}.header-logo{width:225px;max-height:102px}.brand{flex-basis:225px}@media(max-width:700px){.header-logo{width:190px}.brand{flex-basis:auto}}

.address-cover{padding:35px;background:radial-gradient(ellipse at 80% 0,#68304366,transparent 70%),linear-gradient(135deg,#242024,#111113);display:flex;flex-direction:column;justify-content:center;border:1px solid #b69b7740}.address-number{font:100px/1 Georgia,serif;letter-spacing:-4px;color:#d4b999}.address-street{font:25px/1.3 Georgia,serif;letter-spacing:3px;margin-top:12px;color:#eee4d5}.address-caption{font-size:8px;letter-spacing:2px;margin-top:23px;color:#9f8a74}
/* Slightly larger navigation labels and tap areas. */
header nav{font-size:12px;gap:22px}header nav>a{padding-top:8px;padding-bottom:8px}header nav .nav-cta{padding:14px 20px}.project-subnav nav{font-size:12px}.project-subnav nav>a{padding:7px 0}@media(max-width:1100px){header nav{gap:16px 21px}}@media(max-width:700px){header nav{font-size:11px;gap:8px 17px}header nav>a{padding-top:6px;padding-bottom:6px}header nav .nav-cta{padding:10px 14px}.project-subnav nav{font-size:12px}}

.rotonda-cover img{object-position:center 47%}.davis-cover img{object-position:center}.lot-layout,.residential-concept{margin:0 0 60px}.lot-layout img{max-height:700px}.lot-layout figcaption,.residential-concept figcaption{color:#b1a79a;line-height:1.8;font-size:11px;letter-spacing:.2px}.property-section .project-art img{object-position:center 46%}

.partner-empty{padding:35px;border:1px solid #b69b7755;background:#ffffff03}.partner-empty h3{font-size:30px}header nav{gap:18px}@media(max-width:700px){header nav{gap:8px 16px}}

.partner-profile{background:#18181b;border:1px solid #b69b7736;overflow:hidden}.partner-portrait{height:370px;background:#242328;overflow:hidden}.partner-portrait>img{width:100%;height:100%;object-fit:cover;object-position:center 25%}.partner-content{padding:30px}.partner-company{height:85px;margin-bottom:28px;display:flex;align-items:center}.partner-company img{height:auto;width:auto;max-height:80px;max-width:210px}.partner-profile .eyebrow{font-size:8px;margin-bottom:16px}.partner-profile h3{font-size:34px;margin-bottom:13px}.partner-role{font-size:11px;line-height:1.8;color:#d4b999;margin-bottom:20px}.partner-bio{font-size:14px;line-height:1.9}.partner-contact{display:flex;flex-wrap:wrap;gap:15px;margin-top:25px}.partner-contact a{font-size:10px;color:#d9bd99;border-bottom:1px solid #b69b7760;padding-bottom:4px}.builder-profiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;align-items:start}.realtor-profiles .partner-profile{display:grid;grid-template-columns:.8fr 1.2fr;max-width:1050px;margin:auto}.realtor-profiles .partner-portrait{height:100%;min-height:550px}.realtor-profiles .partner-portrait img{object-position:center top}.realtor-profiles .partner-content{padding:45px}.realtor-profiles .partner-bio{max-width:550px}.skylr-company img{max-width:170px;max-height:105px}.skylr-company{height:110px}.james-company img{max-height:90px}.mike-company img{filter:invert(1)}.partner-section{scroll-margin-top:30px}@media(max-width:1000px){.builder-profiles{grid-template-columns:1fr 1fr}.partner-content{padding:25px}.partner-profile h3{font-size:31px}}@media(max-width:700px){.builder-profiles{grid-template-columns:1fr}.realtor-profiles .partner-profile{grid-template-columns:1fr}.realtor-profiles .partner-portrait{height:440px;min-height:0}.realtor-profiles .partner-content{padding:28px}.partner-portrait{height:390px}.partner-profile h3{font-size:34px}.partner-company{margin-bottom:20px}}

.partner-identity{height:370px;display:flex;flex-direction:column;align-items:center;justify-content:center;background:radial-gradient(ellipse at 80% 0,#68304355,transparent 70%),#201e21}.partner-identity span{font:80px/1 Georgia,serif;color:#c6aa85}.partner-identity small{font-size:8px;letter-spacing:2px;margin-top:22px;color:#ad9476}
#application-form [data-currency]{font-variant-numeric:tabular-nums;letter-spacing:.3px}#application-form .form-hint{display:block;font-size:12px;line-height:1.7;letter-spacing:0}#application-form label>.form-hint{margin-top:3px}#application-form legend{color:#e3c49f}.application-confirmation{border:1px solid #c0a27c;padding:45px;margin:35px 0;background:#211c20;scroll-margin-top:30px}.application-confirmation strong{color:#e1c49e;overflow-wrap:anywhere}.application-confirmation .textlink{margin-left:22px}#application-form input:disabled,#application-form textarea:disabled,#application-form select:disabled{opacity:.85;-webkit-text-fill-color:#eee3d5}#form-status{scroll-margin-top:40px}@media(max-width:700px){.application-confirmation{padding:26px}.application-confirmation .textlink{display:block;width:fit-content;margin:20px 0 0}}
#application-form .consent{align-items:flex-start;gap:16px;min-height:64px;padding:18px;border:1px solid #b69b7755;background:#ffffff05;cursor:pointer}#application-form .consent input[type=checkbox]{width:28px;height:28px;min-width:28px;flex:0 0 28px;margin:0;accent-color:#a92f46;cursor:pointer}#application-form .consent span{line-height:1.8;font-size:14px}#application-form .consent:focus-within{outline:2px solid #d4b999;outline-offset:4px}
.financing-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:35px}.financing-card{padding:34px;border:1px solid #b69b7740;background:#ffffff02}.financing-card:hover{background:#ffffff05}.financing-card h3{font-size:33px}.financing-card .num{margin-bottom:28px}.terms-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;padding:32px 0;border-top:1px solid #b69b7770;border-bottom:1px solid #b69b7740;margin-top:35px}.terms-strip strong{display:block;font:48px/1.1 Georgia,serif;color:#d6b995}.terms-strip span{display:block;font-size:10px;letter-spacing:1px;color:#b9aea1;margin-top:15px}.document-checklist{margin:0;padding-left:26px}.document-checklist li{padding:16px 0 16px 12px;border-bottom:1px solid #ffffff22;font-size:15px;line-height:1.8;color:#c7b9a9}.document-checklist li::marker{color:#d4b999}.program-table th,.program-table td{font-size:14px;vertical-align:top;padding:22px 18px}.program-table tbody th{font:22px/1.4 Georgia,serif;min-width:190px}.program-table a{color:#d5b792}.referral-highlight{display:flex;gap:40px;align-items:center;background:linear-gradient(120deg,#421f2b,#211a20);padding:45px;margin:40px 0}.referral-highlight>strong{font:110px/1 Georgia,serif;color:#d8bc98}.referral-highlight p{max-width:680px;font-size:14px}.referral-highlight h3{font-size:31px}.checklist-guide{max-width:1050px}.checklist-guide article{margin-bottom:40px;border-top:1px solid #c4a47c50;padding-top:30px}.checklist-guide h2{font-size:33px}.checklist-guide li{padding:8px 0;color:#c7b9a9;font-size:15px}.guide-apply{margin-left:25px}.nav-group{position:relative}.nav-group summary{cursor:pointer;list-style:none;color:#d0cbc5;white-space:nowrap;padding:8px 0}.nav-group summary::-webkit-details-marker{display:none}.nav-group summary::after{content:'⌄';margin-left:6px;color:#c0a27c}.nav-menu{position:absolute;top:calc(100% + 6px);left:-20px;min-width:250px;background:#18171b;border:1px solid #b69b7770;padding:14px;box-shadow:0 20px 40px #0007;z-index:30}.nav-menu a{display:block;padding:11px 12px;font-size:11px;letter-spacing:.3px}.nav-menu a:hover{background:#39212a;color:#f1d5b4}.nav-group[open] summary{color:#e1c5a1}.request-form,.application-confirmation{max-width:1150px}.choice-row{gap:15px}#request-form .consent{gap:15px;cursor:pointer;padding:14px;border:1px solid #b69b7740}#request-form .consent input[type=checkbox]{width:24px;height:24px;min-width:24px;margin-top:0;accent-color:#a92f46}.choice-row input[type=radio]{width:20px;height:20px;min-width:20px;accent-color:#a92f46}.choice-row label{cursor:pointer}#form-status{overflow-wrap:anywhere}@media(max-width:900px){.terms-strip{grid-template-columns:1fr 1fr}.financing-grid{gap:24px}.nav-menu{left:0}}@media(max-width:700px){.financing-grid{grid-template-columns:1fr}.financing-card{padding:25px}.terms-strip strong{font-size:39px}.referral-highlight{padding:28px;gap:25px;align-items:flex-start;flex-direction:column}.referral-highlight>strong{font-size:85px}.nav-menu{position:fixed;left:6%;right:6%;top:auto;min-width:0;max-height:65vh;overflow:auto}.guide-apply{display:block;width:fit-content;margin:22px 0 0}.document-checklist li{font-size:14px}.program-table td{min-width:230px}.program-table tbody th{min-width:210px}}
@media print{body.luxury-realty{background:white!important;color:#111!important}.topline,header,footer,.closing,.skip,#print-guide,.guide-apply{display:none!important}.page-intro,.wrap,.checklist-guide{background:white!important;padding:15px 0!important;max-width:none!important}.page-intro h1{font-size:32px!important;color:#111!important}.page-intro .intro{font-size:12px!important}.checklist-guide article{break-inside:avoid;margin-bottom:18px;padding-top:15px}.checklist-guide h2{font-size:20px!important;color:#111!important}.checklist-guide li,.checklist-guide p,.note,em{color:#222!important;font-size:12px!important}.note{background:#f3f3f3!important}.page-intro .eyebrow{color:#444!important}.checklist-guide li{padding:3px 0}a{color:#111!important}}

.quickquote-company{height:auto;min-height:100px}.quickquote-company img{background:#fff;padding:8px;max-height:125px;width:180px;object-fit:contain}.leadership-copy{max-width:850px;margin:28px 0 40px}.leadership-copy p{font-size:16px;line-height:1.9}

.leadership-layout{display:grid;grid-template-columns:minmax(250px,.8fr) minmax(0,1.5fr);gap:48px;align-items:start;margin:32px 0 44px}.leadership-portrait{position:relative;aspect-ratio:4/5;overflow:hidden;border:1px solid #b69b7750;background:#19191b}.leadership-portrait img{position:absolute;width:300%;max-width:none;height:auto;left:-100%;top:-15%}.leadership-layout .leadership-copy{margin:0}.leadership-copy p:first-child{margin-top:0}@media(max-width:800px){.leadership-layout{grid-template-columns:1fr;gap:28px}.leadership-portrait{width:100%;max-width:400px}}

/* Improve readability of small section labels and navigation, without changing body copy. */
body.luxury-realty .eyebrow,body.luxury-realty .estate-hero .eyebrow,body.luxury-realty .partner-profile .eyebrow{font-size:11px;line-height:1.6;letter-spacing:2px}
body.luxury-realty .pathways span{font-size:12px;line-height:1.6;letter-spacing:2px}
body.luxury-realty .card .num{font-size:11px;line-height:1.6;letter-spacing:1.5px}
body.luxury-realty .project-art small,body.luxury-realty .project-cover small,body.luxury-realty .address-caption,body.luxury-realty .partner-identity small{font-size:10px;line-height:1.6;letter-spacing:1.3px}
body.luxury-realty .terms-strip span{font-size:12px;line-height:1.6;letter-spacing:.6px}
body.luxury-realty header nav{font-size:13px}
body.luxury-realty .nav-menu a{font-size:12px;line-height:1.5}
body.luxury-realty .button,body.luxury-realty .submit-button,body.luxury-realty .textlink{font-size:12px;line-height:1.5}
body.luxury-realty .partner-contact a{font-size:12px;line-height:1.5}
@media(max-width:700px){body.luxury-realty header nav{font-size:12px}body.luxury-realty .estate-hero .button{font-size:12px}body.luxury-realty .pathways span{font-size:12px}}
/* Consistent small-text sizing throughout page content; footer rules remain unchanged. */
body.luxury-realty main .eyebrow,body.luxury-realty main .smallcap,body.luxury-realty main .card .num,body.luxury-realty main .project-card-info .eyebrow{font-size:12px;line-height:1.6}
body.luxury-realty main small,body.luxury-realty main figcaption,body.luxury-realty main .meta,body.luxury-realty main .badge,body.luxury-realty main .stateline,body.luxury-realty main .project-open,body.luxury-realty main .project-subnav,body.luxury-realty main .document-list>a>span,body.luxury-realty main .address-caption,body.luxury-realty main .partner-role{font-size:12px;line-height:1.6}
body.luxury-realty .hero-caption,body.luxury-realty .hero-scroll{font-size:11px;line-height:1.6}
body.luxury-realty .closing .eyebrow{font-size:12px}

.testimonial-feature{max-width:950px;margin:auto;border-top:1px solid #b69b7770;padding:40px 0}.testimonial-feature blockquote{margin:24px 0 32px;font:clamp(25px,3vw,38px)/1.6 Georgia,serif;color:#eee3d5}.testimonial-attribution{font-size:16px;color:#d4b999}

.partner-portrait.partner-initials{display:flex;align-items:center;justify-content:center;background:linear-gradient(145deg,#34292b,#171719);min-height:320px}.partner-initials span{font:72px Georgia,serif;color:#cfb896;letter-spacing:.08em}.partner-wordmark{font:24px Georgia,serif;color:#cfb896;letter-spacing:.12em}.partner-wordmark small{font:14px Arial,sans-serif;letter-spacing:.08em}

/* Experience, project previews and client perspectives. */
.experience-section{border-top:1px solid #b69b7730;border-bottom:1px solid #b69b7730;background:radial-gradient(ellipse at 95% 0,#58243340,transparent 65%),#171619}.experience-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;align-items:center}.experience-layout h2{font-size:clamp(34px,3.5vw,52px)}.experience-layout>div>p{max-width:540px}.experience-figures{display:grid;grid-template-columns:1fr 1fr;gap:32px}.experience-figures>div{border-top:1px solid #b69b7770;padding-top:20px}.experience-figures strong{font:clamp(64px,7vw,96px)/1 Georgia,serif;color:#d4b999;letter-spacing:-3px}.experience-figures h3{font:23px/1.35 Georgia,serif;margin:20px 0 12px}.experience-figures p{font-size:14px;line-height:1.8}.experience-figures>.fine{grid-column:1/-1;margin:0;font-size:12px}.selected-projects{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.selected-project{display:flex;flex-direction:column;border:1px solid #b69b7745;background:#19181b;transition:border-color .2s}.selected-project:hover{border-color:#d4b999}.selected-project-image{height:275px;position:relative;overflow:hidden;background:#222024}.selected-project-image img{width:100%;height:100%;object-fit:cover;transition:transform .3s}.selected-project:hover img{transform:scale(1.025)}.selected-project-image>.badge{position:absolute;left:16px;bottom:16px;background:#171619eb}.selected-project-copy{padding:26px;display:flex;flex:1;flex-direction:column}.selected-project-copy .eyebrow{letter-spacing:1px}.selected-project-copy h3{font:30px/1.2 Georgia,serif;margin:12px 0 16px}.selected-project-copy p{font-size:14px;line-height:1.85}.selected-project-copy .textlink{margin-top:auto;padding-top:20px;align-self:flex-start}.selected-address{padding:30px;background:radial-gradient(ellipse at 90% 0,#68304366,transparent 75%),#211d22;display:flex;flex-direction:column;justify-content:center}.selected-address .address-number{font-size:76px}.selected-address .address-street{font-size:20px;letter-spacing:2px}.selected-address>.badge{position:static;align-self:flex-start;margin-top:18px}.relationship-quote{background:linear-gradient(120deg,#321c25,#18171a 75%);border-top:1px solid #b69b7740;border-bottom:1px solid #b69b7740}.relationship-quote .wrap{max-width:1200px;padding-top:70px;padding-bottom:70px}.relationship-heading,.relationship-bottom{display:flex;justify-content:space-between;align-items:center;gap:24px}.relationship-quote figure{margin:30px 0}.relationship-quote blockquote{font:clamp(25px,3vw,38px)/1.55 Georgia,serif;color:#eee3d5;margin:0 0 30px;max-width:1000px}.relationship-quote figcaption{display:flex;flex-direction:column;gap:7px;font:14px/1.6 Arial,sans-serif;color:#b7b1aa}.relationship-quote figcaption strong{font-size:17px;color:#d4b999;font-weight:400}.relationship-bottom .fine{font-size:12px;max-width:600px}.relationship-bottom a{flex-shrink:0}.project-facts{border-top:1px solid #b69b7740;margin:24px 0;padding-top:10px}.project-facts>div{display:grid;grid-template-columns:100px 1fr;gap:15px;margin:12px 0}.project-facts dt{font-size:12px;color:#d4b999}.project-facts dd{margin:0;color:#b7b1aa;font-size:14px;line-height:1.6}.phase-sequence{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin:35px 0 20px}.phase-sequence>div{border-top:1px solid #b69b7770;padding-top:20px}.phase-sequence strong{display:block;font:54px/1.3 Georgia,serif;color:#d4b999;margin-top:14px}.phase-sequence strong small{font:15px Arial,sans-serif;color:#b7b1aa}.selected-project:focus-visible{outline:2px solid #d4b999;outline-offset:5px}
@media(max-width:1000px){.experience-layout{gap:40px;grid-template-columns:1fr}.selected-projects{gap:18px}.selected-project-copy{padding:20px}.selected-project-copy h3{font-size:26px}.selected-project-image{height:230px}.relationship-bottom{align-items:flex-start;flex-direction:column}}
@media(max-width:700px){.selected-projects{grid-template-columns:1fr;gap:28px}.selected-project-image{height:290px}.selected-project-copy h3{font-size:32px}.experience-figures{gap:24px}.experience-figures h3{font-size:21px}.experience-figures strong{font-size:68px}.relationship-heading{align-items:flex-start;flex-direction:column;gap:10px}.relationship-quote .wrap{padding-top:55px;padding-bottom:55px}.phase-sequence{grid-template-columns:1fr}.phase-sequence>div{display:flex;justify-content:space-between;align-items:center;gap:20px}.phase-sequence strong{margin:0;font-size:46px}}