@font-face {
  font-family: "Space Grotesk";
  src: url("space-grotesk-latin.woff2") format("woff2");
  font-style: normal;
  font-weight: 300 700;
  font-display: swap;
}

:root {
  --ink: #07090c;
  --ink-soft: #10141a;
  --paper: #f2f0e9;
  --paper-pure: #fffef9;
  --steel: #9aa2ac;
  --line: rgba(255,255,255,.16);
  --dark-line: rgba(7,9,12,.16);
  --gold: #c5a56a;
  --gold-bright: #e0c287;
  --blue: #10486f;
  --blue-bright: #2d7ea8;
  --shell: min(1240px, calc(100vw - 48px));
  --sans: "Space Grotesk", Arial, sans-serif;
  --serif: Georgia, "Times New Roman", serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; background: var(--ink); }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.6; overflow-x: hidden; }
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
button { color: inherit; }
em { color: var(--gold); font-family: var(--serif); font-weight: 400; }
.shell { width: var(--shell); margin-inline: auto; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; }
.skip-link { position: fixed; left: 16px; top: -80px; z-index: 1000; padding: 10px 14px; background: white; color: black; transition: top .2s; }
.skip-link:focus { top: 16px; }

.site-header { position: fixed; inset: 0 0 auto; z-index: 90; color: white; border-bottom: 1px solid transparent; transition: background .35s, border-color .35s, backdrop-filter .35s; }
.site-header.is-scrolled { background: rgba(7,9,12,.88); border-color: rgba(255,255,255,.09); backdrop-filter: blur(18px); }
.site-header__inner { min-height: 138px; display: flex; align-items: center; justify-content: space-between; gap: 32px; }
.brand { display: inline-flex; align-items: center; color: white; text-decoration: none; }
.brand__logo-frame { --logo-width: 110px; position: relative; display: block; width: var(--logo-width); aspect-ratio: 302 / 325; overflow: hidden; }
.brand img.brand__logo { position: absolute; top: calc(var(--logo-width) * -.16556); left: calc(var(--logo-width) * -.32782); width: calc(var(--logo-width) * 1.65563); height: auto; max-width: none; filter: invert(1) contrast(1.5) brightness(1.3); }
.brand__text { display: flex; flex-direction: column; line-height: 1.05; }
.brand__text strong { font-size: 14px; letter-spacing: .14em; }
.brand__text small { margin-top: 6px; color: rgba(255,255,255,.58); font-size: 9px; letter-spacing: .19em; text-transform: uppercase; }
.site-nav { display: flex; align-items: center; gap: clamp(20px, 2.5vw, 40px); }
.site-nav a { position: relative; color: rgba(255,255,255,.76); font-size: 12px; font-weight: 700; letter-spacing: .09em; text-decoration: none; text-transform: uppercase; }
.site-nav > a:not(.nav-cta)::after { content: ""; position: absolute; left: 0; right: 100%; bottom: -8px; height: 1px; background: var(--gold); transition: right .25s; }
.site-nav > a:not(.nav-cta):hover::after, .site-nav > a:not(.nav-cta):focus-visible::after { right: 0; }
.site-nav .nav-cta { padding: 12px 17px; border: 1px solid rgba(255,255,255,.48); color: white; transition: background .2s, color .2s; }
.site-nav .nav-cta:hover, .site-nav .nav-cta:focus-visible { background: white; color: var(--ink); }
.menu-button { display: none; border: 0; background: transparent; padding: 12px; }
.menu-button > span:not(.sr-only) { display: block; width: 24px; height: 1px; margin: 5px 0; background: white; transition: transform .2s, opacity .2s; }

.hero { position: relative; min-height: max(760px, 100svh); display: flex; align-items: center; overflow: hidden; background: #050608; color: white; }
.hero__video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 58%; transform: scale(1.015); }
.market-break__photo { position: absolute; inset: -4%; background: url("dallas-skyline.webp") center 58% / cover no-repeat; animation: drift 24s ease-in-out infinite alternate; transform-origin: center; }
.hero__wash { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4,7,10,.97) 0%, rgba(4,7,10,.82) 37%, rgba(4,7,10,.28) 72%, rgba(4,7,10,.56) 100%), linear-gradient(0deg, rgba(4,7,10,.85), transparent 45%); }
.hero__grid { position: absolute; inset: 0; opacity: .18; background-image: linear-gradient(rgba(255,255,255,.12) 1px, transparent 1px), linear-gradient(90deg, rgba(255,255,255,.12) 1px, transparent 1px); background-size: 120px 120px; mask-image: linear-gradient(to right, black, transparent 76%); }
.hero__content { position: relative; z-index: 2; display: grid; grid-template-columns: minmax(0, 1fr) 300px; gap: 8vw; align-items: end; padding-top: 170px; padding-bottom: 108px; }
.hero__copy { min-width: 0; max-width: 800px; }
.eyebrow { margin: 0 0 24px; display: flex; align-items: center; gap: 12px; color: rgba(255,255,255,.68); font-size: 10px; font-weight: 800; letter-spacing: .2em; text-transform: uppercase; }
.eyebrow > span { width: 40px; height: 1px; background: var(--gold); }
.eyebrow--dark { color: rgba(7,9,12,.58); }
.hero h1 { margin: 0; font-size: clamp(58px, 7.35vw, 110px); font-weight: 500; letter-spacing: -.06em; line-height: .88; }
.hero h1 em { display: inline-block; padding-left: .65em; white-space: nowrap; }
.hero__lead { max-width: 660px; margin: 34px 0 0; color: rgba(255,255,255,.72); font-size: clamp(16px, 1.5vw, 20px); line-height: 1.65; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 38px; }
.button { min-height: 52px; display: inline-flex; align-items: center; justify-content: center; gap: 24px; padding: 0 24px; border: 1px solid transparent; border-radius: 0; font-size: 11px; font-weight: 800; letter-spacing: .13em; text-decoration: none; text-transform: uppercase; transition: transform .2s, background .2s, border-color .2s, color .2s; cursor: pointer; }
.button:hover, .button:focus-visible { transform: translateY(-2px); }
.button--primary { background: var(--gold); color: #101010; }
.button--primary:hover, .button--primary:focus-visible { background: var(--gold-bright); }
.button--ghost { border-color: rgba(255,255,255,.38); background: rgba(8,10,13,.22); color: white; backdrop-filter: blur(10px); }
.button--ghost:hover, .button--ghost:focus-visible { background: white; border-color: white; color: var(--ink); }
.button--dark { background: var(--ink); color: white; }
.button--wide { width: 100%; }
.hero__market-card { border-top: 1px solid var(--gold); border-bottom: 1px solid rgba(255,255,255,.2); padding: 26px 0; backdrop-filter: blur(6px); }
.market-card__label { margin: 0 0 14px; color: rgba(255,255,255,.5); font-size: 9px; font-weight: 800; letter-spacing: .18em; text-transform: uppercase; }
.market-card__route { display: grid; grid-template-columns: auto 1fr auto; gap: 14px; align-items: center; font-size: 28px; font-weight: 200; letter-spacing: -.03em; }
.market-card__line { height: 1px; background: rgba(255,255,255,.32); }
.hero__market-card > p:not(.market-card__label) { color: rgba(255,255,255,.62); font-size: 11px; letter-spacing: .08em; text-transform: uppercase; }
.hero__market-card a { display: flex; justify-content: space-between; margin-top: 22px; color: white; font-size: 11px; font-weight: 700; text-decoration: none; }
.hero__market-card a span { color: var(--gold); }
.hero__footer { position: absolute; z-index: 2; left: 50%; bottom: 22px; transform: translateX(-50%); display: flex; justify-content: space-between; color: rgba(255,255,255,.36); font-size: 8px; font-weight: 700; letter-spacing: .24em; text-transform: uppercase; }
.hero__scroll { display: flex; gap: 10px; align-items: center; }
.hero__scroll i { width: 32px; height: 1px; background: currentColor; }
@keyframes drift { from { transform: scale(1.035) translate3d(-.5%,0,0); } to { transform: scale(1.11) translate3d(.8%,-.5%,0); } }

.signal-strip { overflow: hidden; background: var(--gold); border-block: 1px solid rgba(0,0,0,.28); }
.signal-strip__track { min-width: max-content; height: 48px; display: flex; align-items: center; gap: 30px; padding-inline: 30px; color: #17130c; animation: marquee 28s linear infinite; }
.signal-strip__track span { font-size: 9px; font-weight: 900; letter-spacing: .22em; }
.signal-strip__track i { width: 4px; height: 4px; background: #17130c; transform: rotate(45deg); }
@keyframes marquee { to { transform: translateX(-38%); } }

.section { padding: 120px 0; }
.section-heading { display: grid; grid-template-columns: .7fr 1.3fr; gap: 8vw; align-items: start; margin-bottom: 68px; }
.section-heading .eyebrow { margin-top: 14px; }
.section-heading h2, .approach h2, .team h2, .contact h2, .market-break h2 { margin: 0; font-size: clamp(42px, 5.3vw, 76px); font-weight: 500; letter-spacing: -.055em; line-height: .96; }
.section-heading p:not(.eyebrow) { max-width: 660px; margin: 25px 0 0; color: #555a61; font-size: 17px; }
.sector-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--dark-line); border-left: 1px solid var(--dark-line); }
.sector-card { position: relative; min-height: 460px; display: flex; flex-direction: column; padding: 32px 28px; border-right: 1px solid var(--dark-line); border-bottom: 1px solid var(--dark-line); background: rgba(255,255,255,.18); transition: background .35s, color .35s, transform .35s; overflow: hidden; }
.sector-card::before { content: ""; position: absolute; inset: auto -25% -45% 15%; aspect-ratio: 1; border: 1px solid rgba(197,165,106,.22); border-radius: 50%; transition: transform .5s; }
.sector-card:hover { z-index: 2; background: var(--ink); color: white; transform: translateY(-8px); }
.sector-card:hover::before { transform: scale(1.25); }
.sector-card__number { color: #8b8d91; font-family: var(--serif); font-size: 12px; }
.sector-card__icon { width: 56px; margin: 50px 0 34px; color: var(--gold); }
.sector-card__icon svg { width: 100%; fill: none; stroke: currentColor; stroke-width: 1.35; stroke-linecap: round; stroke-linejoin: round; }
.sector-card h3 { margin: 0; font-size: 25px; font-weight: 400; line-height: 1.15; letter-spacing: -.025em; }
.sector-card p { margin: 18px 0 30px; color: #62666c; font-size: 14px; }
.sector-card:hover p { color: rgba(255,255,255,.62); }
.text-link { margin-top: auto; display: flex; justify-content: space-between; padding: 15px 0 0; border: 0; border-top: 1px solid currentColor; background: transparent; font-size: 10px; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; cursor: pointer; }
.text-link span { color: var(--gold); }

.market-break { position: relative; min-height: 740px; display: flex; align-items: center; overflow: hidden; background: var(--ink); color: white; }
.market-break__photo { inset: -6%; background-position: center 55%; filter: saturate(.72) contrast(1.05); }
.market-break__veil { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(6,8,11,.95) 0%, rgba(6,8,11,.76) 48%, rgba(6,8,11,.26) 100%), linear-gradient(0deg, rgba(6,8,11,.8), transparent 60%); }
.market-break__content { position: relative; z-index: 1; }
.market-break__content > p:not(.eyebrow) { max-width: 600px; margin: 30px 0; color: rgba(255,255,255,.68); font-size: 17px; }
.market-break__chips { max-width: 690px; display: flex; flex-wrap: wrap; gap: 8px; margin-top: 36px; }
.market-break__chips span { padding: 9px 14px; border: 1px solid rgba(255,255,255,.26); color: rgba(255,255,255,.78); font-size: 9px; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; backdrop-filter: blur(5px); }

.approach__layout { display: grid; grid-template-columns: .75fr 1.25fr; gap: 9vw; }
.approach__intro { position: sticky; top: 160px; align-self: start; }
.approach__intro > p:not(.eyebrow) { max-width: 480px; margin: 28px 0 34px; color: #5a5f66; }
.process-list { margin: 0; padding: 0; border-top: 1px solid var(--dark-line); list-style: none; }
.process-list li { min-height: 155px; display: grid; grid-template-columns: 58px 1fr 30px; gap: 26px; align-items: center; border-bottom: 1px solid var(--dark-line); transition: padding .25s, background .25s; }
.process-list li:hover { padding-inline: 18px; background: rgba(255,255,255,.4); }
.process-list__number { align-self: start; padding-top: 42px; color: var(--gold); font-family: var(--serif); font-size: 13px; }
.process-list h3 { margin: 0 0 7px; font-size: 23px; font-weight: 500; letter-spacing: -.025em; }
.process-list p { margin: 0; color: #646970; font-size: 14px; }
.process-list__arrow { color: var(--gold); font-size: 20px; }

.section--ink { background: var(--ink); color: white; }
.section-heading--light p:not(.eyebrow) { color: rgba(255,255,255,.58); }
.listing-experience { border: 1px solid rgba(255,255,255,.15); background: #0d1116; box-shadow: 0 36px 90px rgba(0,0,0,.28); }
.listing-search { position: relative; display: grid; grid-template-columns: 1fr 1fr 1fr auto; align-items: end; gap: 1px; padding: 1px; background: rgba(255,255,255,.14); }
.listing-search label { min-height: 78px; display: flex; flex-direction: column; justify-content: center; padding: 12px 20px; background: #13181e; color: rgba(255,255,255,.5); font-size: 8px; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.listing-search select { width: 100%; margin-top: 5px; border: 0; background: transparent; color: white; outline: 0; font-size: 13px; font-weight: 500; letter-spacing: normal; text-transform: none; }
.listing-search select option { color: var(--ink); }
.listing-search .button { min-width: 202px; min-height: 78px; border: 0; }
.listing-search__status { position: absolute; z-index: 4; inset: calc(100% + 1px) 0 auto; display: none; margin: 0; padding: 12px 18px; background: var(--gold); color: #15120c; font-size: 11px; font-weight: 650; }
.listing-search__status.is-visible { display: block; }
.listing-experience__body { display: grid; grid-template-columns: 1.08fr .92fr; min-height: 590px; }
.listing-map { position: relative; min-height: 590px; overflow: hidden; border-right: 1px solid rgba(255,255,255,.13); background-color: #121820; background-image: linear-gradient(28deg, transparent 48%, rgba(255,255,255,.035) 49%, rgba(255,255,255,.035) 51%, transparent 52%), linear-gradient(118deg, transparent 48%, rgba(255,255,255,.035) 49%, rgba(255,255,255,.035) 51%, transparent 52%); background-size: 90px 90px; }
.listing-map::before, .listing-map::after { content: ""; position: absolute; border: 1px solid rgba(197,165,106,.14); border-radius: 50%; }
.listing-map::before { width: 580px; height: 580px; left: -80px; top: 20px; }
.listing-map::after { width: 380px; height: 380px; right: -90px; bottom: -120px; }
.listing-map__road { position: absolute; z-index: 1; height: 1px; background: rgba(197,165,106,.42); transform-origin: left center; }
.listing-map__road--one { width: 82%; left: 7%; top: 48%; transform: rotate(-16deg); }
.listing-map__road--two { width: 76%; left: 28%; top: 8%; transform: rotate(67deg); }
.listing-map__road--three { width: 52%; left: 14%; top: 73%; transform: rotate(-52deg); }
.listing-map__place { position: absolute; z-index: 2; color: rgba(255,255,255,.7); font-size: 9px; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.listing-map__place::before { content: ""; position: absolute; width: 5px; height: 5px; left: -12px; top: 6px; border: 1px solid var(--gold); border-radius: 50%; }
.listing-map__place--dallas { left: 62%; top: 54%; }
.listing-map__place--fort-worth { left: 18%; top: 66%; }
.listing-map__place--north { left: 59%; top: 25%; }
.listing-map__pin { position: absolute; z-index: 3; width: 13px; height: 13px; border: 3px solid var(--ink); border-radius: 50%; background: var(--gold); box-shadow: 0 0 0 1px var(--gold), 0 0 0 8px rgba(197,165,106,.12); }
.listing-map__pin--one { left: 53%; top: 39%; }
.listing-map__pin--two { left: 72%; top: 66%; }
.listing-map__pin--three { left: 31%; top: 55%; }
.listing-map__pin--four { left: 66%; top: 18%; }
.listing-map__coordinates { position: absolute; left: 22px; bottom: 20px; color: rgba(255,255,255,.28); font-size: 8px; font-weight: 700; letter-spacing: .2em; }
.listing-feed { display: flex; flex-direction: column; padding: 30px; background: #0d1116; }
.listing-feed__header { display: flex; justify-content: space-between; gap: 20px; align-items: start; margin-bottom: 8px; padding-bottom: 23px; border-bottom: 1px solid rgba(255,255,255,.14); }
.listing-feed__header div { display: flex; flex-direction: column; }
.listing-feed__header small { color: rgba(255,255,255,.38); font-size: 8px; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.listing-feed__header strong { margin-top: 4px; font-size: 20px; font-weight: 500; letter-spacing: -.025em; }
.listing-feed__header > span { display: flex; align-items: center; gap: 7px; color: rgba(255,255,255,.5); font-size: 8px; font-weight: 800; letter-spacing: .11em; text-transform: uppercase; }
.listing-feed__header > span i { width: 6px; height: 6px; border-radius: 50%; background: var(--gold); box-shadow: 0 0 0 5px rgba(197,165,106,.12); }
.feed-channel { display: grid; grid-template-columns: 34px 1fr 22px; gap: 15px; align-items: start; padding: 28px 0; border-bottom: 1px solid rgba(255,255,255,.13); }
.feed-channel__index { color: var(--gold); font-family: var(--serif); font-size: 11px; }
.feed-channel__source { color: rgba(255,255,255,.38); font-size: 8px; font-weight: 800; letter-spacing: .15em; }
.feed-channel h3 { margin: 8px 0; font-size: 20px; font-weight: 500; letter-spacing: -.025em; }
.feed-channel p { margin: 0; color: rgba(255,255,255,.5); font-size: 12px; line-height: 1.65; }
.feed-channel__arrow { color: var(--gold); }
.feed-channel__brief { margin-top: auto; display: flex; justify-content: space-between; align-items: center; padding: 18px 20px; border: 1px solid rgba(197,165,106,.4); background: rgba(197,165,106,.06); color: white; text-align: left; cursor: pointer; transition: background .2s, border-color .2s; }
.feed-channel__brief:hover, .feed-channel__brief:focus-visible { border-color: var(--gold); background: rgba(197,165,106,.12); }
.feed-channel__brief span { display: flex; flex-direction: column; }
.feed-channel__brief small { color: rgba(255,255,255,.42); font-size: 8px; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.feed-channel__brief strong { margin-top: 3px; font-size: 13px; }
.feed-channel__brief b { color: var(--gold); font-size: 20px; }
.listings__note { max-width: 820px; margin: 32px 0 0 auto; padding-left: 22px; border-left: 1px solid var(--gold); color: rgba(255,255,255,.5); font-size: 12px; }
.listings__note span { color: white; font-weight: 700; }

.team { background: #e9e6dd; }
.team__layout { display: grid; grid-template-columns: 1fr 1fr; gap: 9vw; align-items: center; }
.team__portrait { position: relative; }
.team__portrait-frame { position: relative; min-height: 520px; max-width: 520px; margin-left: 6%; padding: 18px; display: grid; place-items: center; overflow: hidden; isolation: isolate; border: 1px solid rgba(7,9,12,.2); background: #071d2c; }
.team__portrait-frame::before { content: ""; position: absolute; inset: 42px -34px -34px 42px; z-index: -1; background: var(--blue); }
.team__portrait-frame::after { content: ""; position: absolute; inset: -28px; z-index: 0; background: linear-gradient(180deg, rgba(7,9,12,.3), rgba(7,9,12,.86)), url("jesse-castillo-linkedin.jpg?v=20260813-current") center / cover no-repeat; filter: blur(18px) saturate(.72); transform: scale(1.12); opacity: .74; }
.team__portrait-frame img { position: relative; z-index: 1; width: 200px; height: 200px; object-fit: cover; border: 8px solid rgba(255,255,255,.94); border-radius: 50%; box-shadow: 0 24px 70px rgba(0,0,0,.48); }
.team__portrait-frame > span { position: absolute; left: 30px; bottom: 32px; z-index: 2; color: white; font-family: var(--serif); font-size: 44px; line-height: .85; text-shadow: 0 2px 20px rgba(0,0,0,.45); }
.team__portrait-mark { position: absolute; right: -22px; top: -65px; color: rgba(7,9,12,.06); font-family: var(--serif); font-size: 180px; line-height: 1; }
.team h2 { font-size: clamp(48px, 5vw, 72px); }
.team__role { margin: 12px 0 26px; color: #666b70; font-size: 10px; font-weight: 800; letter-spacing: .18em; text-transform: uppercase; }
.team__bio { max-width: 600px; color: #53585d; font-size: 17px; }
.team__focus { max-width: 600px; margin: 34px 0; padding: 4px 0 4px 24px; border-left: 1px solid var(--gold); font-family: var(--serif); font-size: 20px; line-height: 1.45; }
.team__links { display: flex; flex-wrap: wrap; gap: 9px 24px; }
.team__links a { font-size: 11px; font-weight: 800; letter-spacing: .08em; text-underline-offset: 4px; }
.team-roster { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; margin-top: 100px; border: 1px solid rgba(7,9,12,.16); background: rgba(7,9,12,.16); }
.team-member { min-height: 260px; display: grid; grid-template-columns: 210px 1fr; background: #f2f0e9; }
.team-member__portrait { min-height: 260px; overflow: hidden; background: #c7a06f; }
.team-member__portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center top; filter: saturate(.86) contrast(1.03); }
.team-member__copy { display: flex; flex-direction: column; padding: 30px; }
.team-member__copy > span { color: #777a7c; font-size: 8px; font-weight: 850; letter-spacing: .15em; text-transform: uppercase; }
.team-member h3 { margin: 8px 0 13px; font-size: 25px; font-weight: 500; letter-spacing: -.035em; }
.team-member p { margin: 0; color: #5d6266; font-size: 13px; line-height: 1.6; }
.team-member a { margin-top: auto; padding-top: 16px; border-top: 1px solid rgba(7,9,12,.15); font-size: 10px; font-weight: 750; letter-spacing: .07em; text-decoration: none; }
.team-member a b { float: right; color: var(--gold); }
.team-member--placeholder .team-member__portrait { position: relative; background: var(--blue); }
.team-member--placeholder .team-member__portrait > span { position: absolute; inset: auto 0 0; padding: 7px 10px; background: rgba(7,9,12,.82); color: white; font-size: 7px; font-weight: 850; letter-spacing: .14em; text-align: center; text-transform: uppercase; }
.team-member__copy > small { margin-top: auto; padding-top: 16px; border-top: 1px solid rgba(7,9,12,.15); color: #777a7c; font-size: 8px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }

.contact { position: relative; padding: 120px 0; overflow: hidden; background: var(--blue); color: white; }
.contact__background { position: absolute; inset: 0; opacity: .18; background-image: radial-gradient(circle at 76% 24%, rgba(255,255,255,.8) 0 1px, transparent 2px), linear-gradient(rgba(255,255,255,.22) 1px, transparent 1px), linear-gradient(90deg, rgba(255,255,255,.22) 1px, transparent 1px); background-size: auto, 80px 80px, 80px 80px; mask-image: linear-gradient(90deg, transparent, black); }
.contact__layout { position: relative; display: grid; grid-template-columns: .85fr 1.15fr; gap: 10vw; align-items: start; }
.contact__copy > p:not(.eyebrow) { max-width: 500px; color: rgba(255,255,255,.66); font-size: 17px; }
.contact__direct { display: grid; gap: 1px; margin-top: 45px; background: rgba(255,255,255,.2); border: 1px solid rgba(255,255,255,.2); }
.contact__direct a { display: flex; flex-direction: column; padding: 16px 18px; background: rgba(6,22,33,.38); text-decoration: none; }
.contact__direct small { color: rgba(255,255,255,.5); font-size: 9px; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.contact__direct b { margin-top: 4px; font-size: 15px; font-weight: 500; }
.contact-form { padding: 36px; border-top: 2px solid var(--gold); background: var(--paper-pure); color: var(--ink); box-shadow: 0 30px 80px rgba(0,0,0,.24); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.contact-form label { display: block; margin-bottom: 18px; font-size: 9px; font-weight: 900; letter-spacing: .14em; text-transform: uppercase; }
.contact-form label > span { color: #85888b; font-weight: 600; }
.contact-form input, .contact-form select, .contact-form textarea { width: 100%; margin-top: 6px; padding: 12px 0; border: 0; border-bottom: 1px solid rgba(7,9,12,.25); border-radius: 0; background: transparent; color: var(--ink); outline: 0; font-size: 15px; font-weight: 400; letter-spacing: normal; text-transform: none; transition: border-color .2s; }
.contact-form textarea { resize: vertical; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--gold); }
.contact-form .form-check { display: flex; gap: 11px; align-items: start; color: #64686d; font-size: 9px; font-weight: 500; letter-spacing: normal; line-height: 1.5; text-transform: none; }
.form-check input { flex: 0 0 15px; width: 15px; margin-top: 1px; accent-color: var(--blue); }
.contact-form__note { margin: 14px 0 0; color: #777b80; font-size: 9px; line-height: 1.5; text-align: center; }
.contact-form__status { display: none; margin: 0 0 18px; padding: 12px 14px; border: 1px solid rgba(197,165,106,.7); background: rgba(197,165,106,.12); font-size: 12px; }
.contact-form__status.is-visible { display: block; }

.site-footer { background: var(--ink); color: white; }
.site-footer__top { min-height: 150px; display: grid; grid-template-columns: 1fr 1fr auto; gap: 60px; align-items: center; border-bottom: 1px solid rgba(255,255,255,.12); }
.brand--footer .brand__logo-frame { --logo-width: 82px; }
.site-footer__top > p { max-width: 390px; color: rgba(255,255,255,.48); font-size: 13px; }
.site-footer__up { width: 42px; height: 42px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.28); color: var(--gold); text-decoration: none; }
.trec-notices { min-height: 72px; display: flex; flex-wrap: wrap; align-items: center; gap: 18px 32px; border-bottom: 1px solid rgba(255,255,255,.12); }
.trec-notices a { color: white; font-size: 10pt; font-weight: 650; line-height: 1.35; text-underline-offset: 3px; }
.site-footer__bottom { min-height: 72px; display: flex; justify-content: space-between; align-items: center; gap: 24px; color: rgba(255,255,255,.38); font-size: 8px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.site-footer__legal { display: flex; flex-wrap: wrap; justify-content: center; gap: 8px 16px; }
.site-footer__legal a { color: var(--gold); text-underline-offset: 3px; }
.contact-form__note a { color: inherit; text-underline-offset: 2px; }

.legal-page { min-height: 100vh; background: var(--ink); color: white; }
.legal-hero { min-height: 360px; display: flex; align-items: end; padding: 190px 0 72px; background: radial-gradient(circle at 78% 30%, rgba(16,72,111,.5), transparent 34%), linear-gradient(135deg, #07090c, #101820); }
.legal-hero h1 { margin: 0; font-size: clamp(46px, 7vw, 82px); font-weight: 500; letter-spacing: -.055em; line-height: .95; }
.legal-hero p { margin: 18px 0 0; color: rgba(255,255,255,.55); font-size: 12px; letter-spacing: .12em; text-transform: uppercase; }
.legal-content { background: var(--paper); color: var(--ink); }
.legal-content__inner { max-width: 880px; padding-block: 80px 100px; }
.legal-content h2 { margin: 42px 0 12px; font-size: 26px; letter-spacing: -.025em; }
.legal-content h2:first-child { margin-top: 0; }
.legal-content p, .legal-content li { color: #51565d; }
.legal-content ul { padding-left: 22px; }
.legal-content a { color: var(--blue); }

[data-reveal] { opacity: 0; transform: translateY(22px); transition: opacity .8s ease, transform .8s ease; }
[data-reveal].is-visible { opacity: 1; transform: none; }

@media (max-width: 1080px) {
  .brand__logo-frame { --logo-width: 86px; }
  .site-nav { gap: 18px; }
  .site-nav a { font-size: 10px; }
  .hero__content { grid-template-columns: 1fr 250px; gap: 5vw; }
  .sector-grid { grid-template-columns: repeat(2, 1fr); }
  .sector-card { min-height: 390px; }
  .listing-experience__body { grid-template-columns: .95fr 1.05fr; }
  .listing-search { grid-template-columns: 1fr 1fr 1fr 190px; }
  .listing-search .button { min-width: 190px; padding-inline: 16px; }
  .team__layout { gap: 6vw; }
  .team-member { grid-template-columns: 170px 1fr; }
}

@media (max-width: 820px) {
  :root { --shell: min(100% - 34px, 700px); }
  .site-header__inner { min-height: 100px; }
  .brand__logo-frame { --logo-width: 78px; }
  .menu-button { display: block; position: relative; z-index: 2; }
  .menu-button[aria-expanded="true"] > span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
  .menu-button[aria-expanded="true"] > span:nth-child(2) { opacity: 0; }
  .menu-button[aria-expanded="true"] > span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }
  .site-nav { position: fixed; inset: 30px 0 0; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; gap: 25px; padding: 90px 9vw; background: rgba(7,9,12,.98); transform: translateX(100%); transition: transform .3s; }
  .site-nav.is-open { transform: none; }
  .site-nav a { font-size: 20px; font-weight: 400; letter-spacing: -.02em; text-transform: none; }
  .site-nav .nav-cta { margin-top: 15px; padding: 14px 17px; font-size: 11px; letter-spacing: .1em; text-transform: uppercase; }
  .hero { min-height: 820px; }
  .hero__content { grid-template-columns: 1fr; align-items: center; padding-top: 150px; padding-bottom: 90px; }
  .hero h1 { font-size: clamp(55px, 13vw, 84px); }
  .hero h1 em { padding-left: 0; }
  .hero__lead { max-width: 540px; }
  .hero__market-card { max-width: 400px; }
  .hero__footer { display: none; }
  .section { padding: 88px 0; }
  .section-heading { grid-template-columns: 1fr; gap: 8px; margin-bottom: 44px; }
  .section-heading .eyebrow { margin-top: 0; }
  .approach__layout, .team__layout, .contact__layout { grid-template-columns: 1fr; gap: 64px; }
  .approach__intro { position: static; }
  .listing-search { grid-template-columns: 1fr 1fr; }
  .listing-search .button { min-width: 0; grid-column: 2; }
  .listing-experience__body { grid-template-columns: 1fr; }
  .listing-map { min-height: 420px; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.13); }
  .team-roster { grid-template-columns: 1fr; margin-top: 72px; }
  .team__portrait { max-width: 560px; }
  .team__portrait-mark { right: 0; }
  .contact__layout { gap: 50px; }
  .site-footer__top { grid-template-columns: 1fr auto; gap: 24px; padding: 38px 0; }
  .site-footer__top > p { grid-column: 1 / -1; grid-row: 2; margin: 0; }
}

@media (max-width: 560px) {
  :root { --shell: calc(100% - 28px); }
  .brand__text small { display: none; }
  .brand__logo-frame { --logo-width: 78px; }
  .hero__video { object-position: 66% 55%; }
  .hero__wash { background: linear-gradient(90deg, rgba(4,7,10,.92), rgba(4,7,10,.56)), linear-gradient(0deg, rgba(4,7,10,.94), transparent 58%); }
  .hero__content { padding-top: 140px; }
  .hero h1 { font-size: clamp(48px, 16vw, 68px); line-height: .9; }
  .hero h1 em { font-size: clamp(40px, 12vw, 48px); white-space: nowrap; }
  .hero__lead { margin-top: 24px; font-size: 15px; }
  .hero__actions { flex-direction: column; align-items: stretch; }
  .button { width: 100%; }
  .hero__market-card { margin-top: 12px; }
  .section-heading h2, .approach h2, .team h2, .contact h2, .market-break h2 { font-size: 43px; }
  .sector-grid { grid-template-columns: 1fr; }
  .sector-card { min-height: 360px; }
  .market-break { min-height: 680px; }
  .market-break__photo { background-position: 66% center; }
  .process-list li { grid-template-columns: 40px 1fr 18px; gap: 12px; min-height: 135px; }
  .process-list h3 { font-size: 19px; }
  .team__portrait-frame { min-height: 440px; margin-left: 0; }
  .team__portrait-frame::before { inset: 28px -10px -20px 24px; }
  .team__portrait-frame > span { left: 20px; bottom: 24px; font-size: 34px; }
  .team__portrait-mark { display: none; }
  .listing-search { grid-template-columns: 1fr; }
  .listing-search label { min-height: 70px; }
  .listing-search .button { grid-column: 1; min-height: 64px; }
  .listing-map { min-height: 350px; }
  .listing-map__place--fort-worth { left: 14%; }
  .listing-feed { padding: 23px 20px; }
  .listing-feed__header { flex-direction: column; }
  .team-member { grid-template-columns: 128px 1fr; min-height: 250px; }
  .team-member__portrait { min-height: 250px; }
  .team-member__copy { padding: 23px 18px; }
  .team-member h3 { font-size: 22px; }
  .team-member p { font-size: 11px; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .contact-form { padding: 26px 20px; }
  .trec-notices { padding-block: 24px; align-items: flex-start; flex-direction: column; gap: 14px; }
  .site-footer__bottom { min-height: 150px; flex-direction: column; justify-content: center; gap: 10px; align-items: flex-start; }
  .site-footer__legal { justify-content: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  [data-reveal] { opacity: 1; transform: none; }
  .hero__video { display: none; }
  .hero { background: #050608 url("dallas-skyline.webp") center 58% / cover no-repeat; }
}