@font-face{font-family:"Avantt";src:url(../fonts/Avantt-Regular.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Avantt";src:url(../fonts/Avantt-Medium.woff2) format("woff2");font-weight:500;font-display:swap}
@font-face{font-family:"Avantt";src:url(../fonts/Avantt-Bold.woff2) format("woff2");font-weight:700;font-display:swap}
@font-face{font-family:"Avantt";src:url(../fonts/Avantt-Heavy.woff2) format("woff2");font-weight:900;font-display:swap}

/* SLM brand: Black #231F20 · Gold #F2DB91 · Brown #A97C57 · Sand #CEC1A7 */
:root{
  --black:#231F20;--black-2:#1A1718;--black-3:#2E292A;
  --gold:#F2DB91;--brown:#A97C57;--brown-d:#7C5A3D;
  --paper:#F6F2EA;--paper-2:#E9E1D1;--white:#FFFFFF;
  --ivory:#F7F2E6;--dim:#BDB3A1;--ink:#231F20;--mute:#5E5650;
  --gutter:clamp(16px,4vw,48px);--wrap:1200px;--head:76px;--radius:6px;
  --pattern:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='28' height='48.5' viewBox='0 0 28 48.5'%3E%3Cg fill='none' stroke='%23F2DB91' stroke-width='1.2' stroke-linecap='round'%3E%3Cpath d='M14 12.1V19M14 12.1 8 8.6M14 12.1 20 8.6'/%3E%3Cpath d='M0 36.4v6.9M0 36.4l-6-3.5M0 36.4l6-3.5M28 36.4v6.9M28 36.4l-6-3.5M28 36.4l6-3.5'/%3E%3C/g%3E%3C/svg%3E");
  color-scheme:light;
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html,body{height:100%}
body{margin:0;background:var(--paper);color:var(--ink);font-family:"Avantt",ui-sans-serif,"Segoe UI",Helvetica,Arial,sans-serif;font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4,p,ul,ol,figure{margin:0}
h1,h2,h3{line-height:1.05;letter-spacing:-.02em;text-wrap:balance}
:focus-visible{outline:2px solid var(--brown);outline-offset:3px}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
.eyebrow{font-size:12.5px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--brown-d)}
.btn{display:inline-flex;align-items:center;gap:10px;padding:14px 22px;border-radius:999px;font:inherit;font-weight:700;font-size:15px;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:background .2s,transform .2s;white-space:nowrap}
.btn:hover{transform:translateY(-1px)}
.btn svg{width:16px;height:16px;flex:none}
.btn-gold{background:var(--gold);color:var(--black)}
.btn-gold:hover{background:#F7E7B3}
.btn-ghost{border-color:rgba(247,242,230,.8);color:var(--ivory);background:rgba(35,31,32,.25)}
.btn-ghost:hover{background:rgba(247,242,230,.12)}
.btn-dark{background:var(--black);color:var(--gold)}

/* ---------- header ---------- */
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:30;background:var(--black);color:var(--ivory);border-bottom:1px solid rgba(242,219,145,.2)}
.head-row{display:flex;align-items:center;justify-content:space-between;gap:20px;height:var(--head)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand{align-self:flex-start;margin-top:8px;position:relative;z-index:2;border-radius:50%;line-height:0}
.brand img{width:128px;height:128px;border-radius:50%;box-shadow:0 8px 22px rgba(0,0,0,.4)}
@media (max-width:880px){.brand img{width:92px;height:92px}}
.brand b{font-weight:900;font-size:16px;letter-spacing:.06em;line-height:1.1}
.brand small{display:block;font-weight:500;font-size:10.5px;letter-spacing:.22em;color:var(--dim);margin-top:2px}
.menu{display:flex;align-items:center;gap:clamp(14px,2.4vw,34px);list-style:none;padding:0;margin:0}
.menu a{text-decoration:none;font-size:15px;font-weight:500;color:var(--dim);padding:6px 0;border-bottom:2px solid transparent;transition:color .2s,border-color .2s}
.menu a:hover{color:var(--ivory)}
.menu a[aria-current="page"]{color:var(--gold);border-bottom-color:var(--gold)}
.menu-btn{display:none;background:none;border:1px solid rgba(247,242,230,.3);color:var(--ivory);border-radius:8px;padding:8px 10px;cursor:pointer}
.menu-btn svg{width:22px;height:22px;display:block}
@media (max-width:880px){
  .menu-btn{display:block}
  .menu{position:absolute;top:100%;right:0;left:0;flex-direction:column;align-items:stretch;gap:0;background:var(--black);padding:6px var(--gutter) 16px;border-bottom:1px solid rgba(242,219,145,.2);display:none}
  .menu.open{display:flex}
  .menu a{display:block;padding:13px 0;border-bottom:1px solid rgba(247,242,230,.08);font-size:17px}
  .menu a[aria-current="page"]{border-bottom-color:rgba(247,242,230,.08)}
}

/* ---------- HOME: one screen ---------- */
body.home{overflow:hidden;background:var(--black);display:flex;flex-direction:column}
.home-page{flex:1;min-height:0;display:flex;flex-direction:column}
.slider{position:relative;overflow:hidden;background:var(--black);color:var(--ivory);min-height:0;flex:1}
.slide{position:absolute;inset:0;opacity:0;visibility:hidden;transition:opacity .9s ease,visibility 0s linear .9s}
.slide.on{opacity:1;visibility:visible;transition:opacity .9s ease}
.slide img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:78% 70%;transform:scale(1.06);transition:transform 7s ease-out}
.slide.on img{transform:scale(1)}
.slide::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,18,18,.9) 0%,rgba(20,18,18,.66) 45%,rgba(20,18,18,.12) 85%),linear-gradient(0deg,rgba(20,18,18,.75),transparent 45%)}
.slide-body{position:relative;z-index:1;height:100%;display:flex;flex-direction:column;justify-content:center;padding-bottom:70px}
.slide .eyebrow{color:var(--gold)}
.big{font-size:clamp(64px,min(15vw,19vh),200px);font-weight:900;letter-spacing:-.05em;line-height:.88;color:var(--gold);margin-top:14px;font-variant-numeric:tabular-nums}
.big small{font-size:.32em;letter-spacing:-.02em;color:var(--ivory)}
.slide h2{font-size:clamp(22px,min(3.2vw,4.4vh),40px);font-weight:700;color:var(--ivory);margin-top:clamp(10px,2vh,20px);max-width:24ch}
.slide p.sub{color:#D6CDBB;margin-top:10px;max-width:50ch;font-size:clamp(15px,min(1.4vw,2.2vh),18px)}
.slide .title{font-size:clamp(40px,min(6.6vw,10vh),96px);font-weight:900;letter-spacing:-.035em;line-height:.98;color:var(--gold);max-width:14ch;margin:0}
.slide .desc{font-size:clamp(17px,min(1.9vw,3vh),24px);font-weight:500;color:var(--ivory);margin-top:clamp(12px,2.4vh,22px);max-width:40ch;line-height:1.4}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:clamp(18px,3.4vh,34px)}
.controls{position:absolute;z-index:2;left:0;right:0;bottom:clamp(16px,3vh,28px)}
.controls .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px}
.ticks{display:flex;gap:14px;flex:1;max-width:780px}
.tick .lbl{white-space:nowrap}
.tick{flex:1;background:none;border:0;padding:8px 0 0;cursor:pointer;text-align:left;color:var(--dim);font:inherit;font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}
.tick .bar{display:block;height:3px;background:rgba(247,242,230,.25);border-radius:2px;overflow:hidden;margin-bottom:8px}
.tick .bar i{display:block;height:100%;width:0;background:var(--gold)}
.tick.done .bar i{width:100%}
.tick.on{color:var(--ivory)}
.tick.on .bar i{animation:fill var(--dur,6s) linear forwards}
.paused .tick.on .bar i{animation-play-state:paused}
@keyframes fill{from{width:0}to{width:100%}}
.arrows{display:flex;gap:8px}
.arrows button{width:46px;height:46px;border-radius:50%;border:1.5px solid rgba(247,242,230,.55);background:rgba(35,31,32,.35);color:var(--ivory);cursor:pointer;display:grid;place-items:center}
.arrows button:hover{background:var(--gold);color:var(--black);border-color:var(--gold)}
.arrows svg{width:18px;height:18px}
.home-foot{background:var(--black-2);color:var(--dim);font-size:13.5px;border-top:1px solid rgba(242,219,145,.18)}
.home-foot .wrap{display:flex;justify-content:space-between;align-items:center;gap:8px 24px;flex-wrap:wrap;padding-block:12px}
.home-foot a{text-decoration:none}
.home-foot a:hover{color:var(--gold)}
.home-foot .brands{display:flex;gap:6px 18px;flex-wrap:wrap}
@media (max-width:700px){
  .tick span.lbl{display:none}
  .slide::after{background:linear-gradient(0deg,rgba(20,18,18,.92),rgba(20,18,18,.6))}
  .slide-body{padding-bottom:84px}
  .home-foot .brands{display:none}
  .ctas .btn{padding:12px 18px;font-size:14px}
  .arrows button{width:40px;height:40px}
}
@media (max-height:560px){.slide p.sub{display:none}}
@media (prefers-reduced-motion:reduce){.slide,.slide img{transition:none!important}.slide img{transform:none!important}}

/* ---------- inner pages ---------- */
.page-head{background:var(--black);color:var(--ivory);position:relative;overflow:hidden}
.page-head::before{content:"";position:absolute;inset:0;background:var(--pattern);opacity:.08;-webkit-mask-image:linear-gradient(90deg,transparent 30%,#000);mask-image:linear-gradient(90deg,transparent 30%,#000)}
.page-head .wrap{position:relative;padding-block:clamp(84px,9vw,112px) clamp(40px,6vw,72px)}
@media (max-width:880px){.page-head .wrap{padding-top:52px}}
.page-head .eyebrow{color:var(--gold)}
.page-head h1{font-size:clamp(36px,5vw,64px);font-weight:900;letter-spacing:-.035em;margin-top:12px}
.page-head p{color:var(--dim);margin-top:14px;max-width:60ch;font-size:clamp(16px,1.4vw,18.5px)}
.sec{padding-block:clamp(48px,7vw,88px)}
.sec + .sec{padding-top:0}
.h2{font-size:clamp(26px,3vw,38px);font-weight:900;letter-spacing:-.025em}
.lede{color:var(--mute);max-width:62ch;margin-top:12px}
.grid{display:grid;gap:20px}
.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}.g4{grid-template-columns:repeat(4,1fr)}
@media (max-width:960px){.g3,.g4{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.g2,.g3,.g4{grid-template-columns:1fr}}
.card{background:var(--white);border:1px solid var(--paper-2);border-radius:var(--radius);padding:26px;display:flex;flex-direction:column;gap:10px}
.card .eyebrow{font-size:11.5px}
.card h3{font-size:21px;font-weight:700}
.card p{color:var(--mute);font-size:15.5px}
.card .more{margin-top:auto;padding-top:12px;font-weight:700;font-size:14.5px;text-decoration:none;display:inline-flex;gap:8px;align-items:center}
.card .more:hover{color:var(--brown-d)}
.card .more svg{width:14px;height:14px}
.ticks-list{list-style:none;padding:0;display:grid;gap:7px;margin-top:4px}
.ticks-list li{position:relative;padding-left:22px;font-size:15px}
.ticks-list li::before{content:"";position:absolute;left:0;top:.45em;width:11px;height:6px;border-left:2px solid var(--brown);border-bottom:2px solid var(--brown);transform:rotate(-45deg)}
.svc-card{padding:0;overflow:hidden}
.svc-card .ph{aspect-ratio:16/9;overflow:hidden;background:var(--paper-2)}
.svc-card .ph img{width:100%;height:100%;object-fit:cover}
.svc-card .in{padding:24px 26px 26px;display:flex;flex-direction:column;gap:10px;flex:1}
.tiers{margin-top:20px;display:grid;grid-template-columns:repeat(3,1fr);border:1.5px solid var(--black);border-radius:var(--radius);overflow:hidden;background:var(--white)}
.tiers div{padding:20px 22px;border-left:1px solid var(--paper-2)}
.tiers div:first-child{border-left:0}
.tiers b{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--brown-d)}
.tiers h4{font-size:18px;margin:6px 0 4px}
.tiers p{font-size:14.5px;color:var(--mute)}
.tiers div:last-child{background:var(--black);color:var(--ivory)}
.tiers div:last-child b{color:var(--gold)}
.tiers div:last-child p{color:var(--dim)}
@media (max-width:700px){.tiers{grid-template-columns:1fr}.tiers div{border-left:0;border-top:1px solid var(--paper-2)}}
.note{font-size:14px;color:var(--mute);margin-top:14px}
.res{flex-direction:row;align-items:flex-start;gap:18px}
.res .ic{width:46px;height:46px;border-radius:50%;flex:none;display:grid;place-items:center;background:var(--black);color:var(--gold)}
.res .ic svg{width:22px;height:22px}
.res div{display:flex;flex-direction:column;gap:6px}

/* properties */
.filters{display:flex;flex-wrap:wrap;gap:8px}
.fchip{font:inherit;font-size:14px;font-weight:600;padding:8px 16px;border-radius:999px;border:1px solid var(--paper-2);background:var(--white);color:var(--ink);cursor:pointer}
.fchip.on{background:var(--black);color:var(--gold);border-color:var(--black)}
.prop{padding:0;overflow:hidden;transition:transform .2s,border-color .2s}
.prop:hover{transform:translateY(-2px);border-color:var(--brown)}
.prop .ph{aspect-ratio:4/3;overflow:hidden;background:var(--paper-2)}
.prop .ph img{width:100%;height:100%;object-fit:cover}
.prop .in{padding:18px 20px 22px;display:flex;flex-direction:column;gap:6px}
.prop h3{font-size:18px}
.bar-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:16px;margin-bottom:24px}
.split{display:flex;height:14px;border-radius:999px;overflow:hidden;margin-top:14px}
.split i{display:block}
.kpis{display:grid;grid-template-columns:repeat(4,1fr);gap:0;background:var(--black);color:var(--ivory);border-radius:var(--radius);overflow:hidden}
.kpis div{padding:22px 24px;border-left:1px solid rgba(242,219,145,.15)}
.kpis div:first-child{border-left:0}
.kpis b{display:block;font-size:clamp(28px,3vw,40px);font-weight:900;letter-spacing:-.03em;color:var(--gold);line-height:1;font-variant-numeric:tabular-nums}
.kpis span{display:block;font-size:13.5px;color:var(--dim);margin-top:8px}
@media (max-width:760px){.kpis{grid-template-columns:1fr 1fr}.kpis div:nth-child(3){border-left:0}.kpis div:nth-child(n+3){border-top:1px solid rgba(242,219,145,.15)}}

/* about */
.timeline{list-style:none;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:28px}
.timeline li{border-top:2px solid var(--brown);padding-top:16px}
.timeline b{font-size:clamp(28px,3vw,38px);font-weight:900;color:var(--brown-d);letter-spacing:-.03em;line-height:1}
.timeline h3{font-size:17px;margin-top:10px}
.timeline p{font-size:14.5px;color:var(--mute);margin-top:6px}
@media (max-width:860px){.timeline{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.timeline{grid-template-columns:1fr}}
.founder{display:grid;grid-template-columns:auto 1fr;gap:24px;align-items:center;background:var(--black);color:var(--ivory);border-radius:var(--radius);padding:clamp(22px,3vw,34px);margin-top:24px}
.mono{width:84px;height:84px;border-radius:50%;background:var(--gold);color:var(--black);display:grid;place-items:center;font-weight:900;font-size:28px}
.founder .eyebrow{color:var(--gold)}
.founder h3{font-size:28px;margin-top:6px}
.founder p{color:var(--dim);margin-top:8px;font-size:15.5px;max-width:72ch}
@media (max-width:600px){.founder{grid-template-columns:1fr}}
/* organogram */
.org{margin-top:28px;--line:var(--brown);--gap:14px}
.org-top{display:flex;flex-direction:column;align-items:center}
.org-top::after{content:"";width:2px;height:28px;background:var(--line)}
.onode{background:var(--white);border:1px solid var(--paper-2);border-top:3px solid var(--brown);border-radius:var(--radius);padding:12px 12px 11px;display:grid;gap:3px;text-align:center;position:relative}
.onode b{font-size:14.5px;font-weight:700;line-height:1.25}
.onode span{font-size:12.5px;color:var(--mute);line-height:1.3}
.onode.pres{background:var(--black);border-color:var(--black);border-top-color:var(--gold);min-width:240px;padding:16px 26px}
.onode.pres b{color:var(--gold);font-size:19px}
.onode.pres span{color:var(--dim);font-size:13.5px;text-transform:uppercase;letter-spacing:.16em}
.og-row{display:grid;grid-template-columns:repeat(var(--n),minmax(0,1fr));gap:var(--gap);position:relative;padding-top:24px}
.og-row::before{content:"";position:absolute;top:0;left:calc((100% - (var(--n) - 1) * var(--gap)) / var(--n) / 2);right:calc((100% - (var(--n) - 1) * var(--gap)) / var(--n) / 2);border-top:2px solid var(--line)}
.ocol{position:relative;display:flex;flex-direction:column}
.ocol::before{content:"";position:absolute;top:-24px;left:50%;height:24px;border-left:2px solid var(--line)}
.osubs{display:grid;gap:8px;margin:8px 0 0 12px;padding-left:12px;border-left:2px solid var(--paper-2)}
.onode.sub{border-top-width:1px;background:var(--paper);text-align:left;padding:9px 11px}
.onode.sub b{font-size:13.5px}
.onode.sub span{font-size:12px}
.og.cross{margin-top:34px;border:1.5px dashed var(--brown);border-radius:var(--radius);padding:16px 18px 20px}
.og-label{font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--brown-d);text-align:center;margin-bottom:16px}
.og-label span{color:var(--mute);font-weight:500}
.og.cross .og-row::before{border-top-style:dashed}
.og.cross .ocol::before{border-left-style:dashed}
.og.cross .onode{border-top-style:dashed;border-top-width:2px}
.org-legend{display:flex;flex-wrap:wrap;gap:8px 26px;margin-top:18px;font-size:13px;color:var(--mute)}
.org-legend i{display:inline-block;width:26px;border-top:2px solid var(--brown);vertical-align:middle;margin-right:8px}
.org-legend i.d{border-top-style:dashed}
@media (max-width:1060px){
  .og-row{grid-template-columns:repeat(3,minmax(0,1fr));padding-top:0}
  .og-row::before,.ocol::before{display:none}
  .og.full{margin-top:0}
}
@media (max-width:720px){.og-row{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:440px){.og-row{grid-template-columns:1fr}.onode{text-align:left}}
.refs{list-style:none;padding:0;margin-top:18px}

/* contact */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(28px,5vw,64px);align-items:start}
.c-list{display:grid;border-top:1px solid var(--paper-2);margin-top:20px}
.c-item{display:grid;grid-template-columns:100px 1fr auto;gap:12px;align-items:center;padding:14px 0;border-bottom:1px solid var(--paper-2)}
.c-item .k{font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--mute)}
.c-item .v{font-weight:600;word-break:break-word}
.copy{font:inherit;font-size:12.5px;font-weight:600;border:1px solid var(--paper-2);background:var(--white);border-radius:999px;padding:5px 12px;cursor:pointer}
.invest-box{background:var(--black);color:var(--ivory);border-radius:var(--radius);padding:24px;margin-top:26px}
.invest-box h3{font-size:22px;color:var(--gold)}
.invest-box p{color:var(--dim);font-size:15px;margin-top:8px}
.invest-box ul{list-style:none;padding:0;margin-top:12px;display:grid;gap:6px;font-size:14.5px}
.invest-box li::before{content:"— ";color:var(--gold)}
form.card{gap:14px}
form h2{font-size:24px;font-weight:900}
label{display:grid;gap:6px;font-size:13.5px;font-weight:700}
input,textarea{font:inherit;font-size:16px;padding:12px 14px;border:1px solid var(--paper-2);border-radius:var(--radius);background:var(--paper);color:var(--ink);width:100%}
input:focus,textarea:focus{outline:none;border-color:var(--brown);box-shadow:0 0 0 3px rgba(169,124,87,.2)}
textarea{min-height:110px;resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
fieldset{border:0;padding:0;margin:0}
legend{font-size:13.5px;font-weight:700;margin-bottom:8px;padding:0}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips input{position:absolute;opacity:0;width:1px;height:1px}
.chips label{display:inline-block;font-weight:600;font-size:14px;padding:8px 14px;border:1px solid var(--paper-2);border-radius:999px;cursor:pointer;background:var(--paper)}
.chips input:checked + label{background:var(--black);color:var(--gold);border-color:var(--black)}
.chips input:focus-visible + label{outline:2px solid var(--brown);outline-offset:2px}
.msg{background:var(--paper);border:1px solid var(--paper-2);border-radius:var(--radius);padding:14px;font-size:14.5px}
.msg pre{white-space:pre-wrap;font:inherit;font-size:13.5px;color:var(--mute);margin:8px 0 0}
@media (max-width:860px){.contact{grid-template-columns:1fr}}
@media (max-width:480px){.two{grid-template-columns:1fr}.c-item{grid-template-columns:1fr auto}.c-item .k{grid-column:1/-1}}

/* footer (inner pages) */
.site-foot{background:var(--black);color:var(--dim);font-size:14px;border-top:6px solid var(--brown)}
.site-foot .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px 32px;padding-block:28px}
.site-foot a{text-decoration:none}
.site-foot a:hover{color:var(--gold)}
.site-foot nav{display:flex;flex-wrap:wrap;gap:8px 20px}

/* property card without a photo yet */
.prop .ph-empty{display:grid;place-items:center;align-content:center;gap:10px;background-color:var(--black);background-image:var(--pattern);background-size:20px 34.6px;color:var(--gold)}
.prop .ph-empty svg{width:64px;height:64px}
.prop .ph-empty span{font-size:11.5px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--dim)}

@media (max-width:880px){.menu-btn{margin-left:auto}}

.slide:has(img.art)::after{background:linear-gradient(90deg,rgba(20,18,18,.85) 0%,rgba(20,18,18,.45) 40%,rgba(20,18,18,0) 62%)}
@media (max-width:700px){.slide:has(img.art)::after{background:linear-gradient(0deg,rgba(20,18,18,.7),rgba(20,18,18,.45))}}