@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600&family=Libre+Caslon+Display&display=swap');
:root{--ink:#171218;--aub:#211225;--aub2:#301833;--plum:#6c3b74;--lav:#b497c2;--gold:#c9a56d;--paper:#f6f1eb;--cream:#fffdfa;--stone:#e9e0d8;--line:rgba(30,19,31,.14);--muted:#625963;--max:1320px;--pad:clamp(22px,4vw,64px)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',Arial,sans-serif;line-height:1.58;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,textarea,select{font:inherit}h1,h2,h3,h4,p{margin:0}.wrap{max-width:var(--max);margin:auto;padding-inline:var(--pad)}.skip{position:absolute;left:-9999px}.skip:focus{left:16px;top:16px;z-index:999;background:white;padding:10px}.site-head{position:sticky;top:0;z-index:60;background:rgba(25,14,28,.96);color:white;border-bottom:1px solid rgba(255,255,255,.08);backdrop-filter:blur(16px)}.head-inner{min-height:82px;display:flex;align-items:center;justify-content:space-between;gap:26px}.brand{display:flex;align-items:center;gap:13px}.monogram{width:42px;height:42px;display:grid;place-items:center;font-family:'Libre Caslon Display',serif;font-size:25px;color:var(--gold);border-right:1px solid rgba(201,165,109,.7);padding-right:10px}.brand-copy strong{display:block;font-family:'Libre Caslon Display',serif;font-weight:400;font-size:18px;letter-spacing:.14em;text-transform:uppercase}.brand-copy span{display:block;font-size:9px;letter-spacing:.2em;text-transform:uppercase;color:#d7ced8}.nav{display:flex;gap:24px;align-items:center;font-size:11px;letter-spacing:.08em;text-transform:uppercase}.nav a:hover{color:var(--lav)}.nav .cta{border:1px solid var(--gold);padding:12px 16px;color:#edd7ac}.menu{display:none;border:0;background:none;color:white;font-size:24px}.hero{background:radial-gradient(circle at 72% 18%,rgba(162,113,170,.26),transparent 28%),linear-gradient(120deg,#1a0f1d,#311934 68%,#17121a);color:white;overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;min-height:650px;align-items:stretch}.hero-copy{padding:clamp(82px,9vw,145px) 40px clamp(70px,8vw,115px) 0;display:flex;flex-direction:column;justify-content:center}.kicker,.eyebrow{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-bottom:20px}.display,.section-title{font-family:'Libre Caslon Display',Georgia,serif;font-weight:400;letter-spacing:-.04em}.display{font-size:clamp(58px,7vw,108px);line-height:.92;max-width:9ch}.display em,.section-title em{color:var(--lav);font-style:italic}.hero-sub{font-size:clamp(17px,1.5vw,21px);max-width:600px;color:#e4dbe6;margin-top:28px}.actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px}.btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 20px;border:1px solid currentColor;font-size:11px;text-transform:uppercase;letter-spacing:.13em}.btn.primary{background:linear-gradient(135deg,#5a2f63,#321a37);border-color:#9e78aa;color:white}.btn.gold{border-color:var(--gold);color:#f0dbb6}.hero-portrait{position:relative;min-height:560px;display:flex;align-items:stretch;justify-content:center;background:linear-gradient(180deg,rgba(255,255,255,.04),rgba(0,0,0,.08));overflow:hidden}.hero-portrait:before{content:"";position:absolute;inset:4% 4% 0;border:1px solid rgba(201,165,109,.25);z-index:3;pointer-events:none}.hero-portrait img{position:relative;z-index:2;width:100%;height:100%;max-height:none;object-fit:cover;object-position:center 42%;filter:saturate(.94) contrast(1.02)}.market-strip{background:var(--cream);border-bottom:1px solid var(--line)}.stats{display:grid;grid-template-columns:1.1fr repeat(4,1fr)}.stats-intro,.stat{padding:30px 24px;border-right:1px solid var(--line)}.stats-intro{padding-left:0}.stats .stat:last-child{border-right:0}.stats-intro h2{font-family:'Libre Caslon Display',serif;font-size:33px;font-weight:400;line-height:1.05}.stat strong{font-family:'Libre Caslon Display',serif;font-size:42px;font-weight:400;display:block}.stat span{font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);display:block}.stat small{display:block;margin-top:6px;color:#948991;font-style:italic}.band{padding:clamp(72px,9vw,125px) 0}.stone{background:var(--stone)}.dark{background:linear-gradient(110deg,var(--aub),#2f1832);color:white}.grid2{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,7vw,100px);align-items:center}.section-title{font-size:clamp(42px,5vw,72px);line-height:1}.lede{font-size:clamp(17px,1.7vw,21px);color:var(--muted);max-width:700px;margin-top:22px}.dark .lede{color:#d5cad7}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:48px;border-top:1px solid var(--line);border-left:1px solid var(--line)}.service{padding:34px;min-height:260px;background:var(--cream);border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.service .icon{font-family:'Libre Caslon Display',serif;font-size:34px;color:var(--plum)}.service h3{font-family:'Libre Caslon Display',serif;font-size:28px;font-weight:400;margin:18px 0 12px}.service p{color:var(--muted);font-size:14px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:44px}.card{background:var(--cream);border:1px solid var(--line);display:flex;flex-direction:column}.card-img{aspect-ratio:4/3;object-fit:cover;background:#ddd0de}.card-body{padding:25px}.tag{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--plum)}.card h3{font-family:'Libre Caslon Display',serif;font-size:31px;font-weight:400;line-height:1.05;margin:10px 0 14px}.meta{display:flex;gap:12px;flex-wrap:wrap;font-size:12px;color:var(--muted)}.price{font-family:'Libre Caslon Display',serif;font-size:25px;margin-top:17px}.card-link{margin-top:auto;padding:16px 25px;border-top:1px solid var(--line);font-size:10px;letter-spacing:.12em;text-transform:uppercase}.page-hero{background:linear-gradient(120deg,#211225,#321936);color:white;padding:95px 0 80px}.page-hero .display{font-size:clamp(54px,6.5vw,94px);max-width:12ch}.portrait-panel{background:var(--cream);padding:20px}.portrait-panel img{aspect-ratio:4/5;object-fit:cover;object-position:center 34%}.trust-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);margin-top:46px}.trust{padding:26px 30px 26px 0;border-right:1px solid var(--line)}.trust:last-child{border-right:0}.trust h3{font-family:'Libre Caslon Display',serif;font-size:28px;font-weight:400}.trust p{margin-top:9px;color:var(--muted);font-size:14px}.faq-nav{display:flex;gap:8px;flex-wrap:wrap;margin:35px 0}.pill{border:1px solid var(--line);padding:9px 13px;font-size:10px;text-transform:uppercase;letter-spacing:.1em;background:var(--cream)}.faq-group{margin-top:55px}.faq-group h2{font-family:'Libre Caslon Display',serif;font-size:40px;font-weight:400}.faq details{border-bottom:1px solid var(--line);padding:22px 0}.faq summary{cursor:pointer;font-family:'Libre Caslon Display',serif;font-size:27px;list-style:none;padding-right:30px}.faq summary::-webkit-details-marker{display:none}.faq details p{max-width:850px;margin-top:14px;color:var(--muted);font-size:16px}.faq details p+p{margin-top:10px}.source{font-size:12px!important;color:#827783!important}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:60px;align-items:start}.contact-card{background:var(--cream);padding:35px;border:1px solid var(--line)}.field{margin-bottom:16px}.field label{display:block;font-size:10px;text-transform:uppercase;letter-spacing:.11em;margin-bottom:7px}.field input,.field textarea,.field select{width:100%;padding:14px;border:1px solid var(--line);background:white}.field textarea{min-height:150px}.note{font-size:12px;color:#756b76}.footer{padding:60px 0;background:#171218;color:#d7ccd9}.footer-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:50px}.footer h4{font-size:10px;text-transform:uppercase;letter-spacing:.15em;color:var(--gold);margin-bottom:15px}.footer a{display:block;margin:8px 0;font-size:13px}.footer span{font-size:13px}.footer-copy{max-width:500px;margin-top:18px;color:#bfb3c1}.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:46px;padding-top:24px;font-size:11px;color:#9e929f}.footer-brand .monogram{border-right:1px solid rgba(201,165,109,.7)}
.listing-hero{display:grid;grid-template-columns:1.05fr .95fr;gap:55px;align-items:start}.listing-photo{aspect-ratio:4/3;object-fit:cover}.listing-facts{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--line);margin-top:30px}.fact{padding:18px 18px 18px 0;border-bottom:1px solid var(--line)}.fact small{display:block;text-transform:uppercase;letter-spacing:.1em;color:#807681;font-size:9px}.fact strong{display:block;margin-top:4px;font-weight:500}.prose{max-width:830px}.prose p{font-size:17px;color:var(--muted);margin:0 0 18px}.bullets{padding-left:19px;color:var(--muted)}.bullets li{margin:9px 0}.insight-chart{margin-top:42px;background:var(--cream);border:1px solid var(--line);padding:clamp(24px,4vw,44px)}.chart-row{display:grid;grid-template-columns:minmax(150px,220px) 1fr 90px;gap:18px;align-items:center;margin:20px 0}.chart-row span{font-size:12px;text-transform:uppercase;letter-spacing:.09em}.chart-row strong{font-family:'Libre Caslon Display',serif;font-size:25px;font-weight:400;text-align:right}.chart-track{height:28px;background:rgba(108,59,116,.1);overflow:hidden}.chart-track i{display:block;height:100%;background:linear-gradient(90deg,var(--aub2),var(--plum));border-right:3px solid var(--gold)}
/* Weekly report: document-style presentation */
.report-page{background:#ece6df;padding:48px 0 80px}.report-shell{width:min(1040px,calc(100% - 36px));margin:0 auto;background:#fffdf9;border:1px solid rgba(23,18,24,.12);box-shadow:0 24px 70px rgba(31,18,33,.10)}.report-masthead{padding:54px 64px 40px;border-bottom:1px solid var(--line)}.report-brandline{display:flex;justify-content:space-between;gap:24px;align-items:flex-start;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--plum)}.report-title{font-family:'Libre Caslon Display',serif;font-size:clamp(50px,7vw,82px);font-weight:400;line-height:.96;letter-spacing:-.045em;max-width:11ch;margin-top:26px}.report-title em{color:var(--plum);font-style:italic}.report-dek{font-size:20px;line-height:1.55;color:var(--muted);max-width:760px;margin-top:26px}.report-quote{margin:38px 64px 0;padding:28px 32px;border-left:3px solid var(--gold);background:#f4eee8}.report-quote blockquote{font-family:'Libre Caslon Display',serif;font-size:32px;line-height:1.12}.report-quote cite{display:block;margin-top:12px;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}.report-body{padding:24px 64px 64px}.report-summary{margin:20px 0 36px;padding:28px 30px;background:var(--aub);color:white}.report-summary h2{font-family:'Libre Caslon Display',serif;font-size:31px;font-weight:400}.report-summary p{margin-top:12px;color:#e2d7e4}.report-section{padding:34px 0;border-top:1px solid var(--line)}.report-section:first-of-type{border-top:0}.report-kicker{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin-bottom:10px}.report-section h2{font-family:'Libre Caslon Display',serif;font-size:38px;font-weight:400;line-height:1.05}.report-section h3{font-family:'Libre Caslon Display',serif;font-size:26px;font-weight:400;margin-top:22px}.report-section p{font-size:17px;color:var(--muted);margin-top:14px;max-width:760px}.report-section strong{color:var(--ink)}.report-data-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:24px}.report-stat{border:1px solid var(--line);padding:22px;background:#fbf8f4}.report-stat strong{display:block;font-family:'Libre Caslon Display',serif;font-size:38px;font-weight:400}.report-stat span{display:block;margin-top:4px;font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}.report-chart{margin-top:26px;padding:24px;border:1px solid var(--line);background:#fbf8f4}.report-chart .chart-row{margin:16px 0}.report-opportunities{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:24px}.report-callout{padding:28px;border:1px solid var(--line);background:#fbf8f4}.report-callout h3{margin-top:0;font-size:28px}.report-callout p{font-size:16px}.report-callout.buy{border-top:3px solid var(--plum)}.report-callout.sell{border-top:3px solid var(--gold)}.report-bottomline{margin-top:28px;padding:26px 28px;background:#f4eee8;border-left:3px solid var(--plum)}.report-sources{font-size:13px;color:var(--muted)}.report-sources p{font-size:13px;margin-top:10px}.report-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}.report-actions .btn{color:var(--aub)}
.admin-shell{max-width:1100px;margin:40px auto;padding:0 22px}.admin-top{display:flex;justify-content:space-between;align-items:center;gap:20px}.admin-table{width:100%;border-collapse:collapse;background:white;margin-top:25px}.admin-table th,.admin-table td{padding:12px;border-bottom:1px solid #ddd;text-align:left;vertical-align:top}.admin-actions{display:flex;gap:8px;flex-wrap:wrap}.admin-btn{display:inline-block;padding:8px 12px;border:1px solid #333;background:white;cursor:pointer}.admin-form{background:white;padding:24px;margin-top:25px;border:1px solid #ddd}.admin-form .grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.admin-msg{padding:12px;background:#eef6ee;margin:15px 0}.admin-error{padding:12px;background:#fdeaea;margin:15px 0}@media(max-width:950px){.nav{display:none}.menu{display:block}.nav.open{display:flex;position:fixed;top:82px;left:0;right:0;background:#211225;padding:28px var(--pad);flex-direction:column;align-items:flex-start;border-bottom:1px solid rgba(255,255,255,.1)}.hero-grid,.grid2,.contact-grid,.listing-hero{grid-template-columns:1fr}.hero-copy{padding-right:0}.hero-portrait{min-height:430px;max-height:620px}.hero-portrait img{object-position:center 38%}.stats{grid-template-columns:1fr 1fr}.stats-intro{grid-column:1/-1}.stat:nth-child(odd){border-right:0}.service-grid,.cards{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr}.report-masthead,.report-body{padding-left:34px;padding-right:34px}.report-quote{margin-left:34px;margin-right:34px}.report-data-grid{grid-template-columns:1fr 1fr}.report-opportunities{grid-template-columns:1fr}.admin-form .grid{grid-template-columns:1fr}}@media(max-width:620px){.hero-grid{min-height:auto}.display{font-size:54px}.hero-portrait{min-height:430px;max-height:520px}.hero-portrait img{object-position:center 34%}.stats{grid-template-columns:1fr}.stat{border-right:0}.service-grid,.cards,.trust-grid{grid-template-columns:1fr}.trust{border-right:0;border-bottom:1px solid var(--line)}.head-inner{min-height:74px}.brand-copy strong{font-size:15px}.nav.open{top:74px}.chart-row{grid-template-columns:1fr}.chart-row strong{text-align:left}.chart-track{height:22px}.report-page{padding-top:20px}.report-shell{width:min(100% - 18px,1040px)}.report-masthead,.report-body{padding-left:22px;padding-right:22px}.report-quote{margin-left:22px;margin-right:22px}.report-brandline{flex-direction:column;gap:8px}.report-title{font-size:48px}.report-data-grid{grid-template-columns:1fr}.admin-table{font-size:12px}}