:root{--navy:#142331;--paper:#faf8f3;--stone:#eeebe3;--gold:#b28a53;--ochre:#72542c;--muted:#4e5557;--line:#d9d3c7}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--navy);font:16px/1.6 Arial,sans-serif}
h1,h2,h3,p,figure{margin:0}
h1,h2,h3{font-family:Georgia,"Times New Roman",serif;font-weight:400;line-height:1.06;letter-spacing:-.045em}
h1{font-size:clamp(42px,5.35vw,83px)}
h2{font-size:clamp(38px,5.1vw,68px)}
h3{font-size:clamp(27px,2.7vw,37px)}
a{color:inherit}
a:focus-visible{outline:2px solid #9a6a2e;outline-offset:4px}
img{display:block;max-width:100%}
.wrap{width:min(1260px,calc(100% - 104px));margin-inline:auto}
.skip{position:fixed;left:10px;top:8px;z-index:3;background:white;padding:8px 14px;transform:translateY(-160%)}
.skip:focus{transform:none}
.header{border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;min-height:92px;gap:20px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;line-height:1.02}
.brand img{width:51px;height:51px;object-fit:contain}
.brand b{display:block;font-family:Georgia,serif;font-size:27px}
.brand small{display:block;margin-top:5px;font-size:9px;font-weight:700;letter-spacing:.21em}
nav{display:flex;align-items:center;gap:clamp(17px,3vw,44px);font-size:14px;font-weight:700}
nav a,.nav-contact,.button{text-decoration:none}
nav a:hover,.text-link:hover{color:var(--ochre)}
.nav-contact{border:1px solid var(--gold);padding:9px 14px;font-size:14px;font-weight:700;white-space:nowrap}
.nav-contact:hover{background:var(--stone)}
.hero{display:grid;grid-template-columns:minmax(0,.92fr) minmax(0,1.08fr);align-items:center;gap:clamp(24px,4.2vw,66px);padding-block:clamp(35px,5.5vw,80px)}
.label{font-size:11px;font-weight:800;letter-spacing:.17em;color:var(--ochre);margin-bottom:17px}
.lede{max-width:435px;font-size:clamp(16px,1.55vw,20px);color:var(--muted);margin-top:21px}
.actions{display:flex;align-items:center;flex-wrap:wrap;gap:13px 20px;margin-top:24px}
.button{background:var(--navy);color:white;padding:12px 15px;font-weight:700;font-size:14px;display:inline-flex;gap:19px;align-items:center}
.button:hover{background:#284259}
.text-link{font-weight:700;font-size:14px;text-underline-offset:4px}
.broker{font-size:13px;color:var(--muted);margin-top:19px}
.hero-image{position:relative;background:var(--stone)}
.hero-image img{width:100%;height:auto;aspect-ratio:1.22;object-fit:cover}
.hero-image figcaption{position:absolute;right:9px;bottom:9px;background:#142331;color:white;padding:3px 8px;font-size:10px}
.section{padding-block:clamp(46px,6.7vw,94px)}
.services{background:var(--stone)}
.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(19px,4vw,56px);margin-top:35px}
.service-grid article{border-top:1px solid #a79474;padding-top:15px;scroll-margin-top:18px}
.service-number{color:var(--ochre);font-size:12px;font-weight:700;margin-bottom:14px}
.service-grid article > p:not(.service-number),.about > div:nth-child(2) p{margin:12px 0 16px;color:var(--muted)}
.about,.contact-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(24px,6vw,85px);align-items:end}
.role{color:var(--muted);margin-top:10px}
.contact{background:var(--navy);color:white}
.contact .label{color:#dfbf89}
.contact-grid p:not(.label){color:#e1e5e7;margin-top:14px}
.contact-links{display:grid;gap:9px;overflow-wrap:anywhere}
.contact-links a{display:flex;justify-content:space-between;align-items:center;gap:8px;padding:9px 0;border-bottom:1px solid #62727d;text-decoration:none}
.contact-links a:hover{color:#dfbf89}
.footer-inner{display:flex;justify-content:space-between;gap:16px 35px;padding-block:24px;font-size:14px}
.footer-inner p{color:var(--muted)}
.disclosures{display:grid;align-content:start;gap:4px;text-underline-offset:3px}
@media(max-width:920px){.wrap{width:calc(100% - 56px)}.hero-image img{aspect-ratio:1}.nav{min-height:78px}}
@media(max-width:660px){.wrap{width:calc(100% - 36px)}.nav{display:grid;grid-template-columns:1fr auto;gap:8px 14px;padding-block:10px}nav{grid-row:2;grid-column:1/-1;justify-content:space-between;max-width:410px}.nav-contact{grid-column:2;grid-row:1}.hero,.service-grid,.about,.contact-grid{grid-template-columns:1fr}.hero-image img{aspect-ratio:1.32}.service-grid{gap:24px}.footer-inner{flex-direction:column}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* Editorial layout shared across the RiseLine site. */
.header { background: var(--paper); }
nav a[aria-current="page"] { text-decoration: underline; text-underline-offset: 6px; }
.nav-contact[aria-current="page"] { background: var(--stone); }
.home-cover { min-height: clamp(560px, 76vh, 800px); background: var(--navy); color: #fff; position: relative; isolation: isolate; display: flex; align-items: center; }
.home-cover > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.home-cover::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg,#101b26ed 3%,#101b26b8 40%,#101b2612 77%); z-index: -1; }
.cover-content { padding-block: 70px 90px; }
.cover-content h1 { font-size: clamp(65px, 9.6vw, 147px); line-height: .88; }
.cover-content > p:not(.label):not(.broker) { font-size: clamp(17px,1.65vw,21px); max-width: 455px; margin-top: 25px; color: #f0eee9; }
.home-cover .label,.concierge-cover .label,.cta .label { color: #e3c48c; }
.home-cover .broker { color: #eee8df; }
.cover-caption,.feature-photo figcaption { font-size: 11px; }
.cover-caption { position: absolute; right: 12px; bottom: 11px; color: #fff; background: #142331; padding: 3px 7px; }
.button.light { color: var(--navy); background: #ebd0a1; }
.button.light:hover { background: #f2deb9; }
.button.outline { border: 1px solid #e2d9cc; background: transparent; }
.button.outline:hover { background: #ffffff25; }
.editorial,.feature-grid,.service-detail { display: grid; grid-template-columns: minmax(0,1fr) minmax(0,1fr); gap: clamp(24px,7vw,100px); }
.editorial { align-items: start; }
.editorial .lede,.feature-grid .lede { margin: 0 0 14px; max-width: none; }
.editorial .text-link,.feature-grid .text-link { display: inline-block; margin-top: 12px; }
.muted { color: var(--muted); }
.muted + .muted { margin-top: 12px; }
.feature-grid { align-items: center; }
.feature-grid h2 + .lede { margin-top: 15px; }
.feature-photo { position: relative; }
.feature-photo img { aspect-ratio: 1.24; width: 100%; height: auto; object-fit: cover; }
.feature-photo figcaption { color: white; background: var(--navy); padding: 3px 7px; position: absolute; right: 8px; bottom: 8px; }
.properties-teaser,.faq { background: var(--stone); }
.cta,.concierge-cover { background: var(--navy); color: white; }
.cta-inner { display: flex; align-items: end; justify-content: space-between; gap: 24px; padding-block: clamp(45px,7vw,92px); }
.cta p:not(.label),.concierge-cover .lede { color: #ece7df; }
.cta p:not(.label) { margin-top: 12px; }
.cta .button { flex: none; }
.footer-brand { font-family: Georgia,serif; font-size: 21px; font-weight: 700; text-decoration: none; }
.footer-contact { display: grid; align-content: start; overflow-wrap: anywhere; }
.disclosures { max-width: 415px; }
.page-head { padding-block: clamp(45px,8vw,112px); background: var(--stone); border-bottom: 1px solid var(--line); }
.page-head h1 { max-width: 920px; }
.page-head .lede { max-width: 665px; }
.service-detail { border-top: 1px solid #a79474; padding-block: 30px 56px; scroll-margin-top: 15px; }
.service-detail h2 + p { margin-top: 14px; }
.service-detail .button { margin-top: 18px; }
.detail-list { list-style: none; padding: 0; margin: 0; }
.detail-list li { padding-block: 0 12px; border-bottom: 1px solid var(--line); }
.detail-list li + li { padding-top: 12px; }
.detail-list p { color: var(--muted); margin-top: 3px; }
.concierge-cover { padding-block: clamp(38px,6vw,84px); }
.concierge-cover h1 { font-size: clamp(58px,8vw,110px); margin-bottom: 18px; }
.concierge-cover .text-link { color: #fff; margin: 0; }
.phase-list { margin-top: 32px; }
.concierge-phases .service-detail { padding-block: 24px 37px; }
.concierge-phases .service-detail:last-child { padding-bottom: 0; }
.concierge-phases h3 { max-width: 420px; font-size: clamp(30px,4vw,52px); }
.faq-list { margin-top: 22px; }
.faq-list details { border-top: 1px solid #a79474; padding: 15px 0; }
.faq-list details:last-child { border-bottom: 1px solid #a79474; }
.faq-list summary { cursor: pointer; font-weight: 700; }
.faq-list details p { margin-top: 8px; color: var(--muted); max-width: 760px; }
.listings-bar { display: flex; justify-content: space-between; align-items: end; gap: 22px; }
.listings-bar .button { flex: none; }
.portfolio article > p.sale-result { color: var(--ochre); font-weight: 700; }
.contact-links a { color: var(--navy); border-color: var(--line); }
.contact-links a:hover { color: var(--ochre); }
@media(max-width:800px) {
  .nav { display:grid; grid-template-columns:minmax(0,1fr) auto; gap:8px 14px; padding-block:10px; }
  nav { grid-row:2; grid-column:1/-1; justify-content:space-between; max-width:100%; gap:8px; flex-wrap:wrap; }
  .nav-contact { grid-column:2; grid-row:1; }
}
@media(max-width:660px) {
  .home-cover { min-height: 510px; }
  .home-cover::before { background: linear-gradient(90deg,#101b26e8,#101b267b); }
  .editorial,.feature-grid,.service-detail { grid-template-columns: 1fr; }
  .concierge-teaser figure { grid-row: 2; }
  .cta-inner,.listings-bar { flex-direction: column; align-items: start; }
  .footer-inner { flex-direction: column; }
}
.staging-callout { display: grid; align-content: center; min-height: 235px; padding: clamp(23px,5vw,55px); border: 1px solid #b39c77; color: var(--ochre); }
.staging-callout strong { font: 400 clamp(49px,7vw,100px)/1 Georgia,serif; letter-spacing: -.055em; color: var(--navy); }
.staging-callout span { font-size: 14px; margin-block: 6px; }

/* Original RiseLine lockup and contact strip. */
.brand-bar { background: #182130; color: #fff; font-size: 13px; }
.brand-bar .wrap { display: flex; align-items: center; justify-content: space-between; gap: 10px; min-height: 33px; }
.brand-bar a { text-underline-offset: 3px; overflow-wrap: anywhere; }
.header .brand img { width: 98px; height: 102px; }
.header .nav { min-height: 116px; }
.header nav { gap: clamp(13px,2.1vw,35px); border: 1px solid var(--line); padding: 11px clamp(12px,2.4vw,30px); }
.header nav a[aria-current] { text-decoration: underline; text-underline-offset: 5px; }
.header .nav-contact { background: #182130; border-color: #182130; color: white; }
.header .nav-contact:hover { background: #284259; }
.stage-head { align-items: end; }
.stage-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: clamp(20px,3.4vw,46px); margin-top: 32px; }
.stage-grid-two { grid-template-columns: repeat(2,minmax(0,1fr)); }
.stage-example img { width: 100%; height: auto; }
.stage-grid .stage-example img { aspect-ratio: 1.55; object-fit: cover; }
.stage-example figcaption { color: var(--muted); font-size: 12px; margin-top: 6px; }
.stage-grid .stage-example { margin-bottom: 15px; }
.stage-grid h3 + p { color: var(--muted); margin-block: 10px 14px; }
@media(max-width:900px) {
  .header .nav { display: grid; grid-template-columns: minmax(0,1fr) auto; padding-block: 8px 12px; gap: 8px 12px; }
  .header nav { grid-row: 2; grid-column: 1/-1; flex-wrap: wrap; justify-content: space-between; gap: 8px 12px; }
  .header .nav-contact { grid-column: 2; grid-row: 1; }
  .header .brand img { width: 75px; height: 78px; }
}
@media(max-width:660px) {
  .brand-bar { font-size: 11px; }
  .header nav { justify-content: flex-start; padding: 8px 10px; font-size: 13px; }
  .stage-grid,.stage-grid-two { grid-template-columns: 1fr; gap: 28px; }
}

.partner-grid { grid-template-columns: repeat(2,minmax(0,1fr)); }
@media(max-width:660px) {
  .partner-grid { grid-template-columns: 1fr; }
}

.listing-cards { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: clamp(15px,3vw,34px); margin-top: 27px; }
.listing-card { display: block; height: 100%; border: 1px solid var(--line); text-decoration: none; background: var(--paper); }
.listing-card:hover { border-color: var(--gold); }
.listing-card img { width: 100%; height: auto; aspect-ratio: 1.5; object-fit: cover; background: var(--stone); }
.listing-card > div { padding: 16px; }
.listing-card p { color: var(--ochre); font-size: 12px; font-weight: 700; margin-bottom: 7px; }
.listing-card h3 { font-size: clamp(24px,2.8vw,36px); margin-bottom: 10px; }
.listing-card > div > span { font-size: 13px; font-weight: 700; }
@media(max-width:800px) { .listing-cards { grid-template-columns: repeat(2,minmax(0,1fr)); } }
@media(max-width:530px) { .listing-cards { grid-template-columns: 1fr; } }
.feed-caption { margin-top: 8px; color: var(--muted); font-size: 13px; }
.review-quote { border-top: 1px solid #a79474; padding-top: 18px; }
.review-stars { color: var(--ochre); letter-spacing: .16em; }
.review-quote blockquote { margin: 10px 0; font: 400 clamp(23px,2.6vw,36px)/1.27 Georgia,serif; }
.review-quote figcaption { font-size: 13px; color: var(--muted); }
@media(min-width:1000px) { .listing-cards-all { grid-template-columns: repeat(4,minmax(0,1fr)); } }

.social-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); align-items: start; gap: clamp(24px,5vw,64px); margin-top: 32px; }
.social-project { border-top: 1px solid #a79474; padding-top: 17px; min-width: 0; }
.social-project h3 + p { margin-top: 8px; }
.social-project .instagram-media { display: block; width: 100%; min-width: 0 !important; max-width: 540px; margin: 16px 0 8px !important; }
.social-project blockquote.instagram-media { padding: 15px; background: var(--paper); border: 1px solid var(--line); }
@media (max-width:1050px) {
  .header .nav { display: grid; grid-template-columns: minmax(0,1fr) auto; padding-block: 8px 12px; gap: 8px 12px; }
  .header nav { grid-row: 2; grid-column: 1/-1; flex-wrap: wrap; justify-content: space-between; gap: 8px 12px; }
  .header .nav-contact { grid-column: 2; grid-row: 1; }
}
@media(max-width:720px) { .social-grid { grid-template-columns: 1fr; } }

.owned-project { margin-top: 28px; }
.owned-project h3 { font-size: clamp(32px,4.1vw,55px); }
.owned-project h3 + .muted { margin-block: 8px 14px; }

.nav-menu-toggle { display: none; }

@media (max-width: 660px) {
  .header .nav {
    grid-template-columns: minmax(0, 1fr) auto auto;
    gap: 8px;
    min-height: 0;
    padding-block: 7px;
  }
  .header .brand img { width: 65px; height: 67px; }
  .header .nav-contact, .nav-menu-toggle {
    min-height: 44px;
    padding: 8px 11px;
    font: 700 13px/1.2 Arial, sans-serif;
  }
  .header .nav-contact { display: inline-flex; align-items: center; grid-column: 3; }
  .nav-menu-toggle:not([hidden]) {
    display: block;
    grid-column: 2;
    grid-row: 1;
    border: 1px solid var(--line);
    background: transparent;
    color: var(--navy);
    cursor: pointer;
  }
  .nav-menu-toggle[aria-expanded="true"] { background: var(--stone); }
  .nav-menu-toggle:focus-visible { outline: 2px solid #9a6a2e; outline-offset: 3px; }
  .header nav {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 0 12px;
    padding: 3px 12px;
    margin-bottom: 5px;
  }
  .header nav.is-collapsible:not(.is-open) { display: none; }
  .header nav a {
    display: flex;
    align-items: center;
    min-height: 44px;
    border-bottom: 1px solid var(--line);
  }
  .header nav a:nth-last-child(-n + 2) { border-bottom: 0; }
  .brand-bar .wrap { gap: 5px 12px; }
  .brand-bar a:first-child { flex: none; }
  .brand-bar a:last-child { text-align: right; }

  .home-cover { min-height: 0; }
  .cover-content { padding-block: 56px 63px; }
  .cover-content h1 { font-size: clamp(40px, 10.5vw, 67px); line-height: .98; }
  .cover-content > p:not(.label):not(.broker) { margin-top: 20px; }
  .cover-content .actions { gap: 10px; margin-top: 20px; }
  .concierge-cover h1 { font-size: clamp(47px, 10vw, 66px); }
  .section { padding-block: 42px; }
  .button { min-height: 44px; }
  .disclosures a { display: block; padding-block: 5px; }
}

@media (max-width: 390px) {
  .cover-content .actions { display: grid; justify-content: start; }
  .cover-content .button { justify-content: center; }
}

/* RiseLine's editorial palette and page rhythm. */
:root {
  --paper: #fcfaf6;
  --stone: #f1ede5;
  --navy: #182434;
  --line: #ded6c8;
  --ochre: #725430;
}
body { line-height: 1.65; }
h1, h2, h3 { letter-spacing: -.04em; }
.label { letter-spacing: .19em; }
.brand-bar { background: var(--navy); }
.brand-bar a { text-decoration: none; }
.brand-bar a:hover { text-decoration: underline; }
.header nav { border: 0; padding-inline: 0; }
.header .nav-contact { background: transparent; color: var(--navy); border-color: #b5a080; }
.header .nav-contact:hover { background: var(--stone); }
.button { justify-content: center; min-height: 46px; padding-inline: 20px; }
.button.light { background: #e8d4ad; }
.text-link { text-decoration-color: #ae9369; }
.home-cover { min-height: clamp(550px, 76vh, 800px); }
.home-cover > img { object-position: center 55%; }
.home-cover::before {
  background: linear-gradient(90deg, #101b26ed 0%, #101b26b8 33%, #101b2666 57%, #101b260d 85%);
}
.cover-content { padding-block: 74px 91px; }
.cover-content h1 { font-size: clamp(61px, 7.8vw, 116px); line-height: .94; }
.cover-content h1 em { font-weight: inherit; }
.cover-content .label { color: #e7d2a9; }
.cover-caption { background: #101b26bf; color: #f8f4ed; }

.home-listings .listing-cards { gap: clamp(15px, 2.6vw, 34px); }
.home-listings .listing-card { border: 0; background: transparent; }
.home-listings .listing-card img { aspect-ratio: 1.37; }
.home-listings .listing-card > div { padding: 13px 0 0; }
.home-listings .listing-card h3 { font-size: clamp(24px, 2.6vw, 34px); }
.home-listings .listing-card:hover h3 { text-decoration: underline; text-underline-offset: 5px; }
.home-listings .feed-caption { margin-top: 20px; }
.home-listing-links {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 26px;
  margin-top: 24px;
  padding-top: 18px;
  border-top: 1px solid var(--line);
  font-size: 14px;
  font-weight: 700;
  text-underline-offset: 4px;
}
.home-practice { background: var(--stone); }
.home-practice .editorial, .home-marketing .editorial { align-items: center; }
.home-marketing { border-block: 1px solid var(--line); }
.home-marketing .text-link { margin-top: 0; }
.concierge-teaser { border-top: 1px solid var(--line); }
#reviews { background: var(--stone); }
.review-quote blockquote { font-style: italic; }
.page-head { background: var(--stone); }
footer { border-top: 1px solid var(--line); }
.footer-inner { padding-block: 34px; }

@media (max-width: 1050px) {
  .header nav { border-top: 1px solid var(--line); }
}
@media (max-width: 660px) {
  .header nav { padding-inline: 12px; }
  .home-cover { min-height: 0; }
  .home-cover > img { object-position: 59% center; }
  .home-cover::before { background: linear-gradient(90deg, #101b26e8, #101b269c); }
  .cover-content { padding-block: 58px 63px; }
  .cover-content h1 { font-size: clamp(36px, 9.8vw, 64px); line-height: 1; }
  .home-listings .listing-card img { aspect-ratio: 1.52; }
  .home-listings .listing-cards { gap: 28px; }
  .home-practice .editorial, .home-marketing .editorial { gap: 18px; }
  .home-listing-links { flex-direction: column; }
  .home-listing-links a { padding-block: 5px; }
}