@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600&family=Manrope:wght@400;500&family=Newsreader:opsz,wght@6..72,400;6..72,500&display=swap');

:root{--white:#f7f5ef;--paper:#eeebe3;--ink:#191918;--charcoal:#242422;--muted:#68665f;--gold:#a68a55;--gold-light:#c9b17f;--line:rgba(25,25,24,.18);--dark-line:rgba(255,255,255,.16);--sans:"DM Sans",sans-serif;--serif:"Newsreader",Georgia,serif;--wide:"Manrope",sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:88px}
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a{color:inherit;text-decoration:none}
button{font:inherit}
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.skip-link:focus{transform:none}
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.site-nav a{transition:color .2s ease}
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.hero::before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 78% 48%,rgba(166,138,85,.15),transparent 30%),linear-gradient(110deg,transparent 55%,rgba(255,255,255,.025) 55%)}
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.eyebrow{color:var(--gold-light);margin:0 0 28px}
h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:-.035em;line-height:.98;margin:0}
h1{font-size:clamp(58px,7.1vw,108px);max-width:980px}
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.principles article+article{padding-left:45px}
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.portfolio-directory{margin-top:90px}
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.property-list h4{font-family:var(--serif);font-size:23px;font-weight:400;line-height:1.1;margin:0}.property-list p{font-size:11px;text-transform:uppercase;letter-spacing:.1em;color:var(--gold);margin:7px 0 0}.property-list article>span{font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin-top:20px}
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.property-page-cta{margin-top:60px;padding-top:35px;border-top:1px solid var(--dark-line)}.property-page-cta .button span{margin-left:10px}
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.art-one span:nth-child(1){height:65%}.art-one span:nth-child(2){height:82%}.art-one span:nth-child(3){height:52%}.art-two{background:#878b87}.art-two span:first-child{height:73%}.art-two span:last-child{height:55%}.art-three{background:#a79987}.art-three span:nth-child(1){height:60%}.art-three span:nth-child(2){height:76%}.art-three span:nth-child(3){height:48%}.art-four{background:#72716d}.art-four span:first-child{height:65%}.art-four span:last-child{height:78%}
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.portfolio-note{font-size:11px;color:var(--muted);margin-top:35px}
.markets{background:var(--paper);padding:140px 0}
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.map-line{position:absolute;border:1px solid rgba(25,25,24,.22);border-radius:50%;transform:rotate(-18deg)}
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.label{position:absolute;font-size:10px;text-transform:uppercase;letter-spacing:.12em}.label-dfw{left:35%;top:29%}.label-tyler{left:70%;top:41%}.label-la{left:55%;top:71%}
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.markets-copy li{padding:18px 0;border-bottom:1px solid var(--line);font-size:14px}.markets-copy li span{color:var(--gold);font-family:var(--serif);margin-right:22px}
.insights{background:#e5e1d7}
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.chart-heading>span,.chart-kicker{font-size:10px;text-transform:uppercase;letter-spacing:.14em}
.chart-heading>span{color:var(--muted);margin-top:5px}.chart-kicker{color:var(--gold);margin:0}
.bar-chart{margin-top:48px;border-top:1px solid var(--line)}
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.bar-row>b{font-weight:500;color:var(--muted);font-size:10px;text-transform:uppercase;letter-spacing:.08em;text-align:right}
.bar-track{height:8px;background:rgba(25,25,24,.08);overflow:hidden}.bar-track i{display:block;height:100%;width:var(--bar);background:var(--gold)}
.chart-note{font-size:11px;color:var(--muted);margin:20px 0 0;max-width:580px}
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.timeline-axis span:not(:first-child){text-align:center}.timeline-axis span:last-child{text-align:right}
.timeline-row{display:grid;grid-template-columns:95px 1fr;gap:20px;align-items:center;min-height:58px;border-bottom:1px solid var(--line);font-size:11px}
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.timeline-row>i::before,.timeline-row>i::after{content:"";position:absolute;top:-5px;width:1px;height:19px;background:var(--ink)}.timeline-row>i::before{left:0}.timeline-row>i::after{right:0}
.phase-one{width:27%;margin-left:0}.phase-two{width:55%;margin-left:14%}.phase-three{width:54%;margin-left:35%}.timeline-row .phase-four{width:100%;background:var(--ink);height:2px}
.timeline-legend{display:flex;gap:28px;flex-wrap:wrap;margin-top:20px;font-size:10px;color:var(--muted)}.timeline-legend span{display:flex;align-items:center;gap:8px}.timeline-legend i{display:block;width:22px;height:6px;background:var(--gold)}.timeline-legend span:last-child i{height:2px;background:var(--ink)}
.diligence-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:100px;border-top:1px solid var(--line)}
.diligence-grid article{padding:25px 28px 0 0;border-right:1px solid var(--line)}.diligence-grid article+article{padding-left:28px}.diligence-grid article:last-child{border-right:0}
.diligence-grid span{font-family:var(--serif);color:var(--gold)}.diligence-grid h3{font-family:var(--serif);font-weight:400;font-size:24px;margin:25px 0 8px}.diligence-grid p{font-size:13px;color:var(--muted);margin:0}
.approach .heading-split{align-items:start}
.process{margin-top:80px;border-top:1px solid var(--line)}
.process article{display:grid;grid-template-columns:140px 1fr;padding:35px 0;border-bottom:1px solid var(--line)}
.process article>div{display:grid;grid-template-columns:1fr 1fr;gap:70px}
.process h3{font-family:var(--serif);font-size:31px;font-weight:400;margin:0}
.process p{color:var(--muted);margin:5px 0 0;max-width:530px}
.leadership{background:#181817;color:#fff;overflow:hidden}
.leadership-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px;align-items:center}
.leader-portrait{position:relative;min-height:560px;background:radial-gradient(circle at 50% 38%,rgba(166,138,85,.18),transparent 50%);border-bottom:1px solid var(--dark-line);display:flex;align-items:flex-end;justify-content:center}
.leader-portrait::before{content:"";position:absolute;inset:0;border-left:1px solid var(--dark-line);border-right:1px solid var(--dark-line)}
.leader-portrait img{position:relative;z-index:1;display:block;width:min(82%,500px);height:auto;mix-blend-mode:screen}
.leader-copy h2{font-family:var(--serif);font-size:clamp(48px,6vw,78px);font-weight:400;line-height:1;letter-spacing:-.035em;margin:24px 0 42px}
.leader-name{font-family:var(--serif);font-size:28px!important;color:#fff!important;border-bottom:1px solid var(--dark-line);padding-bottom:18px;margin-bottom:24px!important}.leader-name span{font-family:var(--sans);font-size:10px;text-transform:uppercase;letter-spacing:.13em;color:var(--gold-light);margin-left:15px}
.leader-copy>p:not(.section-index):not(.leader-name){color:#bdbab1;font-size:16px;max-width:700px}
.leader-details{display:grid;grid-template-columns:1fr 1fr;margin-top:42px;border-top:1px solid var(--dark-line);border-left:1px solid var(--dark-line)}
.leader-details article{min-height:110px;padding:18px;border-right:1px solid var(--dark-line);border-bottom:1px solid var(--dark-line)}
.leader-details span{display:block;font-size:9px;text-transform:uppercase;letter-spacing:.13em;color:var(--gold-light);margin-bottom:12px}.leader-details strong{font-family:var(--serif);font-size:17px;line-height:1.25;font-weight:400;color:#e2dfd6}
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