:root{
  --paper:#F7F7F4; --ink:#0B0B0B; --forest:#0F2A1E; --moss:#2F6B4A;
  --accent:#FF5B24; --accent-hover:#E14A15; --accent-text:#C2410C; --accent-on-dark:#FF7A45;
  --muted:#595C56; --line:#D4D6CE; --alt:#ECEEE7; --on-dark:#C3CBC3; --forest-line:#24463A;
  --display:'Bricolage Grotesque', system-ui, sans-serif; --body:Figtree, system-ui, sans-serif;
  --gutter:clamp(20px, 5.5vw, 80px);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img,svg{display:block}
a{color:var(--accent-text)} a:hover{color:#9A3412}
h1,h2,h3{font-family:var(--display);font-weight:700;margin:0}
h1{font-size:clamp(46px, 7.2vw, 104px);line-height:.98;letter-spacing:-.045em}
h2{font-size:clamp(34px, 4.2vw, 52px);line-height:1;letter-spacing:-.04em}
h3{font-size:clamp(22px, 1.9vw, 26px);line-height:1.1;letter-spacing:-.025em}
p{margin:0;color:var(--muted)}
.wrap{max-width:1440px;margin:0 auto;padding-left:var(--gutter);padding-right:var(--gutter)}
.section{padding-top:clamp(72px, 9vw, 120px);padding-bottom:clamp(72px, 9vw, 120px)}
.alt{background:var(--alt)}
.stack{display:flex;flex-direction:column;gap:24px}
.lede{font-size:clamp(18px, 1.5vw, 21px);line-height:1.55;max-width:640px}
.eyebrow{display:flex;align-items:center;gap:14px;font-size:13px;font-weight:800;letter-spacing:.14em;text-transform:uppercase;color:var(--ink)}
.eyebrow::before{content:"";width:32px;height:4px;background:var(--accent);flex-shrink:0}
.hero .eyebrow,.band .eyebrow,.rg .eyebrow{color:var(--paper)}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:48px;margin-bottom:56px}
.head-row .lede{max-width:440px;font-size:18px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;height:58px;padding:0 24px;font-size:16px;font-weight:700;text-decoration:none;border:2px solid transparent;cursor:pointer;font-family:inherit;transition:background .15s,color .15s}
.btn-primary{background:var(--accent);color:var(--ink)} .btn-primary:hover{background:var(--accent-hover);color:var(--ink)}
.btn-outline-light{border-color:var(--paper);color:var(--paper)} .btn-outline-light:hover{background:var(--paper);color:var(--ink)}
.btn-light{background:var(--paper);color:var(--ink)} .btn-light:hover{background:var(--accent);color:var(--ink)}
.btn-row{display:flex;gap:16px;flex-wrap:wrap;align-items:center}

/* header */
.site-header{background:var(--forest);color:var(--paper);border-bottom:1px solid var(--forest-line)}
.site-header .wrap{height:88px;display:flex;align-items:center;justify-content:space-between}
.logo{display:flex;align-items:center;gap:12px;color:var(--paper);text-decoration:none}
.logo-word{font-family:var(--display);font-size:27px;font-weight:700;letter-spacing:-.03em}
.logo-rg{font-size:11px;font-weight:800;letter-spacing:.1em;padding:2px 6px;border:1.5px solid var(--paper)}
.nav{display:flex;align-items:center;gap:36px}
.nav a{color:var(--paper);text-decoration:none;font-size:15px;font-weight:600;display:flex;align-items:center;gap:6px}
.nav a:hover,.nav a[aria-current="page"]{color:var(--accent-on-dark)}
.nav .nav-cta{background:var(--accent);color:var(--ink);height:46px;padding:0 22px;font-weight:700}
.nav .nav-cta:hover{background:var(--accent-hover);color:var(--ink)}
.menu{display:none}
.menu summary{list-style:none;cursor:pointer;font-weight:700;font-size:15px;padding:10px 14px;border:1.5px solid var(--paper)}
.menu summary::-webkit-details-marker{display:none}
.menu-panel{position:absolute;left:0;right:0;top:88px;background:var(--forest);border-bottom:1px solid var(--forest-line);padding:8px var(--gutter) 24px;display:flex;flex-direction:column;z-index:10}
.menu-panel a{color:var(--paper);text-decoration:none;font-family:var(--display);font-size:28px;font-weight:700;letter-spacing:-.03em;padding:12px 0;border-bottom:1px solid var(--forest-line)}
.subnav{background:var(--forest);border-bottom:1px solid var(--forest-line)}
.subnav .wrap{height:56px;display:flex;align-items:center;gap:40px}
.subnav-label{font-size:12px;font-weight:800;letter-spacing:.14em;color:var(--accent-on-dark);padding-right:32px;border-right:1px solid var(--forest-line)}
.subnav a{color:#B7BFB7;text-decoration:none;font-size:15px;font-weight:600;height:56px;display:flex;align-items:center}
.subnav a:hover{color:var(--paper)}
.subnav a[aria-current="page"]{color:var(--paper);font-weight:700;border-bottom:3px solid var(--accent)}

/* hero */
.hero{background:var(--forest);color:var(--paper);position:relative;overflow:hidden;padding-top:clamp(72px, 8vw, 112px);padding-bottom:clamp(80px, 9vw, 128px)}
.hero .stack{gap:32px;position:relative;z-index:1}
.hero .lede{color:var(--on-dark)}
.hero-note{font-size:16px;font-weight:600;color:var(--on-dark)}
.hero-arcs{position:absolute;right:-150px;bottom:-40px;width:900px;height:auto;pointer-events:none}
.hero-split{display:grid;grid-template-columns:minmax(0,3fr) minmax(0,1fr);gap:32px;align-items:end}
.home-hero .stack{max-width:860px}
.home-hero .lede{max-width:560px}

/* grids + cards */
.grid{display:grid;gap:24px}
.g2{grid-template-columns:repeat(2,minmax(0,1fr))}
.g3{grid-template-columns:repeat(3,minmax(0,1fr))}
.g4{grid-template-columns:repeat(4,minmax(0,1fr))}
.card{border-top:3px solid var(--ink);padding-top:24px;display:flex;flex-direction:column;gap:14px;text-decoration:none;color:inherit}
a.card:hover{border-color:var(--accent)}
.card-link{display:flex;align-items:center;gap:8px;margin-top:8px;font-size:15px;font-weight:700;color:var(--accent-text);text-decoration:none}
.num{font-family:var(--display);font-size:56px;font-weight:800;line-height:1;letter-spacing:-.04em;color:var(--accent)}
.split{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:32px}
.split .left{grid-column:span 5} .split .right{grid-column:7 / span 6}
.points{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:48px 0}
.points .grid{gap:48px}

/* home specifics */
.cat-list{border-top:3px solid var(--ink)}
.cat-list div{display:flex;align-items:baseline;justify-content:space-between;padding:20px 0;border-bottom:1px solid var(--line)}
.cat-list span:first-child{font-family:var(--display);font-size:clamp(40px, 5vw, 64px);font-weight:700;line-height:1;letter-spacing:-.045em}
.cat-list span:last-child{font-size:15px;font-weight:800;color:var(--accent-text)}
.channels{display:flex;align-items:center;gap:40px;flex-wrap:wrap;margin-top:56px;padding-top:40px;border-top:1px solid var(--line)}
.channels-label{font-size:13px;font-weight:800;letter-spacing:.14em;color:var(--muted);width:180px}
.pills{display:flex;gap:12px;flex-wrap:wrap}
.pill{display:inline-flex;align-items:center;height:40px;padding:0 18px;font-size:15px;font-weight:600}
.pill.on{background:var(--forest);color:var(--paper)}
.pill.next{border:1.5px dashed var(--moss);color:var(--forest)}
.legend{display:flex;gap:20px;margin-left:auto;font-size:14px;color:var(--muted)}
.legend span{display:flex;align-items:center;gap:8px}
.legend i{width:12px;height:12px;display:inline-block}
.legend .on{background:var(--forest)} .legend .next{border:1.5px dashed var(--moss)}
.band{background:var(--ink);color:var(--paper);padding:clamp(40px, 6vw, 80px);display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:32px}
.band .left{grid-column:span 5} .band .right{grid-column:7 / span 6;border-bottom:1px solid #2E2E2E}
.band h2{color:var(--paper)} .band .lede{color:var(--on-dark);font-size:18px}
.role-row{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:24px 0;border-top:1px solid #2E2E2E;color:var(--paper);text-decoration:none}
.role-row:hover{color:var(--accent-on-dark)}
.role-row strong{display:block;font-family:var(--display);font-size:24px;font-weight:700;letter-spacing:-.025em}
.role-row small{font-size:15px;color:#B7BFB7}

/* careers */
.role{border-top:3px solid var(--ink);padding-top:36px;display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:32px}
.role .left{grid-column:span 5;display:flex;flex-direction:column;gap:18px} .role .right{grid-column:7 / span 6;display:flex;flex-direction:column;gap:16px}
.role h3{font-size:30px}
.chip{display:inline-flex;align-items:center;height:32px;padding:0 14px;background:var(--alt);font-size:14px;font-weight:600}
.status{display:inline-flex;align-self:flex-start;align-items:center;height:44px;padding:0 20px;border:1.5px solid var(--muted);color:var(--muted);font-size:15px;font-weight:700;margin-top:8px}
.checks{margin:0;padding:0;list-style:none;display:flex;flex-direction:column;gap:12px}
.checks li{display:flex;gap:12px;line-height:1.5}
.check{flex-shrink:0;margin-top:3px;color:var(--moss)}

/* about */
.story{max-width:830px;display:flex;flex-direction:column;gap:20px}
.story p{font-size:19px;color:var(--ink)}
.rg{background:var(--ink);color:var(--paper)}
.rg .wrap{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:32px;align-items:center}
.rg .a{grid-column:span 4} .rg .b{grid-column:5 / span 4} .rg .c{grid-column:9 / span 4}
.rg h3{font-size:30px;color:var(--paper);margin-bottom:12px} .rg p{color:var(--on-dark)}

/* real estate */
.criteria{background:var(--accent);padding:48px;display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:32px}
.criteria dt{font-size:12px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;margin-bottom:8px}
.criteria dd{margin:0;font-family:var(--display);font-size:24px;font-weight:700;line-height:1.15;letter-spacing:-.02em}

/* form */
.form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px;border-top:3px solid var(--ink);padding-top:32px}
.field{display:flex;flex-direction:column;gap:8px}
.field.full{grid-column:span 2}
.field label,.form legend{font-size:14px;font-weight:700}
.field input,.field select,.field textarea{height:50px;padding:0 14px;border:1.5px solid #8C8E86;background:#fff;font-family:inherit;font-size:16px;color:var(--ink);border-radius:0}
.field textarea{height:auto;padding:12px 14px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:3px solid var(--accent);outline-offset:0;border-color:var(--ink)}
.form fieldset{grid-column:span 2;border:0;padding:0;margin:0;display:flex;gap:24px;align-items:center;flex-wrap:wrap}
.form fieldset label{display:flex;align-items:center;gap:8px;font-size:16px}
.form-foot{grid-column:span 2;display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap}
.form-foot p{font-size:14px}
.hidden{position:absolute;left:-9999px}

/* footer */
.site-footer{background:var(--ink);color:var(--paper);padding:80px 0 40px}
.foot-grid{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:32px}
.foot-brand{grid-column:span 5;display:flex;flex-direction:column;gap:20px}
.foot-brand p{color:#B7BFB7;max-width:380px;font-size:16px}
.foot-col{grid-column:span 2;display:flex;flex-direction:column;gap:14px}
.foot-col.wide{grid-column:span 3}
.foot-col h4{margin:0;font-size:12px;font-weight:800;letter-spacing:.14em;color:#8E918A}
.foot-col a,.foot-col address{color:#D6D7D0;text-decoration:none;font-size:15px;font-style:normal;line-height:1.5}
.foot-col a:hover{color:var(--accent-on-dark)}
.foot-base{display:flex;justify-content:space-between;gap:16px;margin-top:64px;padding-top:28px;border-top:1px solid #262626;font-size:13px;color:#8E918A}

/* responsive */
@media (max-width:1080px){
  .nav{display:none} .menu{display:block}
  .g4{grid-template-columns:repeat(2,minmax(0,1fr))}
  .criteria{grid-template-columns:repeat(3,minmax(0,1fr))}
  .hero-arcs{width:620px;right:-200px;opacity:.55}
  .head-row{flex-direction:column;align-items:flex-start;gap:24px}
  .split,.band,.role,.rg .wrap,.foot-grid{grid-template-columns:1fr}
  .split .left,.split .right,.band .left,.band .right,.role .left,.role .right,.rg .a,.rg .b,.rg .c{grid-column:1 / -1}
  .split{gap:48px}
  .foot-brand,.foot-col,.foot-col.wide{grid-column:1 / -1}
  .legend{margin-left:0}
}
@media (max-width:720px){
  .g2,.g3,.g4{grid-template-columns:1fr}
  .points .grid{gap:32px}
  .hero-split{grid-template-columns:1fr}
  .hero-arcs{width:360px;right:-150px;bottom:-110px;opacity:.35}
  .criteria{grid-template-columns:1fr 1fr;padding:32px}
  .form{grid-template-columns:1fr} .field.full,.form fieldset,.form-foot{grid-column:auto}
  .foot-col,.foot-col.wide{grid-column:1 / -1}
  .foot-base{flex-direction:column}
  .subnav .wrap{gap:24px;overflow-x:auto} .subnav-label{display:none}
  .channels{gap:20px}
}