/* Sold by Shaneé — an editorial, image-led presentation. */
@import url('https://fonts.googleapis.com/css2?family=Manrope:wght@400;500;600&display=swap');
:root{--ink:#191919;--cream:#faf9f6;--stone:#dedbd4;--muted:#696760;--accent:#46584c;--display:'Manrope',Arial,sans-serif}
html{scroll-padding-top:25px}body{background:var(--cream);background-image:none;background-attachment:initial;color:var(--ink);font-size:14px;line-height:1.8}h1,h2,h3{font-family:var(--display);font-weight:400;letter-spacing:-.035em;line-height:1.06}h1{font-size:clamp(52px,6.4vw,94px)}h2{font-size:clamp(44px,5vw,72px)}h3{font-size:32px}h2 em{font-weight:400}p{line-height:1.95}.eyebrow{font-size:9px;letter-spacing:.2em;font-weight:500}a,button{transition:color .2s,background .2s,border-color .2s}.text-link{font-size:9px;letter-spacing:.13em;padding-bottom:10px;font-weight:500}.text-link:hover{color:var(--accent)}.text-link span{margin-left:30px;font-size:18px}.btn{border-color:var(--ink);background:var(--ink);padding:17px 25px;font-size:9px}.btn:hover{background:var(--accent);border-color:var(--accent)}.btn.light{background:transparent;color:inherit;border-color:currentColor}.skip-link{position:absolute;left:20px;top:-100px;z-index:100;background:#fff;color:#191919;padding:12px}.skip-link:focus{top:15px}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid #8c9f8f;outline-offset:5px}
header{height:108px;border:0;padding:22px 4.5%;background:var(--cream);gap:25px}header img{width:320px;display:block}nav{gap:25px;font-size:9px;letter-spacing:.09em}nav a{padding:8px 0}nav a:hover{opacity:.7}nav .contact-nav{border:0;border-bottom:1px solid #8b8984;padding:8px 0;margin-left:10px}nav a.active{border-bottom:1px solid}.page-home header{position:absolute;top:0;left:0;width:100%;background:transparent;color:white;z-index:20;border-bottom:1px solid #ffffff26}.page-home header img{filter:brightness(0) invert(1)}.page-home nav .contact-nav{border-color:#ffffff9c}.page-home header nav a{text-shadow:0 1px 12px #0005}
/* A continuous film opens the site; the introduction begins after it. */
.cinema-opening{position:relative;width:100%;height:100svh;min-height:620px;max-height:1200px;overflow:hidden;background:#252522 url('/assets/luxury-editorial-poster.jpg') center/cover}.cinema-opening>video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}.cinema-shade{position:absolute;inset:0;background:linear-gradient(180deg,#0006 0%,#0000 28%,#0000 70%,#0005 100%);pointer-events:none}.cinema-baseline{position:absolute;left:4.5%;right:4.5%;bottom:34px;display:grid;grid-template-columns:1fr 1fr 1fr;align-items:center;color:#fff;font-size:9px;text-transform:uppercase;letter-spacing:.18em}.cinema-baseline>a{justify-self:center;display:flex;gap:27px;align-items:center}.cinema-baseline>a span{font-size:22px;line-height:1}.cinema-baseline .pause{position:static;justify-self:end;border:1px solid #ffffff88;background:transparent;color:white;padding:8px 15px;font-size:9px;letter-spacing:.1em;min-width:76px}.cinema-baseline .pause:hover{background:#ffffff22}
/* Gallery: wide photographs, no surrounding cards or panel. */
.market-collection{width:100%;max-width:none;margin:0;padding:95px 0 75px;background:#eeede8;border:0;overflow:hidden}.collection-heading{display:flex;align-items:end;justify-content:space-between;gap:40px;margin:0 7% 45px}.collection-heading h2{font-size:clamp(49px,5.5vw,79px);line-height:1.01;margin:22px 0 0}.collection-switch{display:flex;gap:35px;border-bottom:1px solid #c8c5bd;align-self:end}.collection-switch button{position:relative;cursor:pointer;padding:16px 0;background:transparent;color:var(--muted);border:0;border-bottom:1px solid transparent;font-size:10px;letter-spacing:.02em;white-space:nowrap}.collection-switch button[aria-selected=true]{color:var(--ink);border-color:var(--ink)}.collection-switch button span{font-size:8px;margin-left:12px}.collection-panel[hidden]{display:none}.collection-track{display:flex;gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;overscroll-behavior-x:contain;padding:0 7% 20px;scroll-padding-left:7%}.collection-track::-webkit-scrollbar{display:none}.collection-card{flex:0 0 calc((100vw - 14vw - 28px)/2);min-width:0;scroll-snap-align:start}.collection-photo{display:block;position:relative;overflow:hidden;aspect-ratio:1.48}.collection-photo img{display:block;width:100%;height:100%;object-fit:cover;transition:transform .7s}.collection-photo:hover img{transform:scale(1.035)}.collection-photo>span{position:absolute;left:18px;top:18px;padding:5px 11px;background:#faf9f6eb;font-size:8px;letter-spacing:.09em;text-transform:uppercase}.collection-card-copy{display:grid;grid-template-columns:1fr auto;column-gap:15px;padding:22px 0 12px}.collection-card h3{grid-column:1;grid-row:1;margin:0;font-size:clamp(24px,2.5vw,37px)}.collection-price{grid-column:2;grid-row:1;font-size:12px;align-self:center;white-space:nowrap}.collection-card p{grid-column:1;font-size:10px;margin:13px 0 0;color:var(--muted);line-height:1.85}.collection-card .text-link{grid-column:2;grid-row:2;align-self:end;font-size:8px;padding-bottom:6px;justify-self:end}.collection-footer{margin:23px 7% 0;border-top:1px solid #cfcdc5;padding-top:24px;display:flex;align-items:center;justify-content:space-between;gap:40px}.collection-description{font-size:9px;color:var(--muted);max-width:500px;line-height:1.8;margin:0}.collection-controls{display:flex;gap:12px;align-items:center;white-space:nowrap}.collection-count{font-size:9px;margin-right:20px;min-width:45px}.collection-controls button{width:43px;height:43px;border:1px solid #aaa99f;background:transparent;font-size:17px}.collection-controls button:hover:not(:disabled){background:var(--ink);color:#fff;border-color:var(--ink)}.collection-controls button:disabled{opacity:.25;cursor:default}.collection-bottom{margin:30px 7% 0;display:flex;align-items:center;justify-content:space-between;gap:30px}.collection-bottom>span{font-size:8px;color:var(--muted)}
/* A service index is a useful navigation chapter, with four distinct destinations. */
.practice-index{background:#191919;color:#faf9f6;padding:110px 7%;display:grid;grid-template-columns:.8fr 1.6fr;gap:10%}.practice-heading h2{font-size:clamp(46px,5vw,72px);margin:30px 0}.practice-heading p{font-size:11px;max-width:250px;color:#bcbab4}.practice-list>a{display:grid;grid-template-columns:30px 115px 1fr 28px;gap:22px;align-items:center;padding:31px 0;border-top:1px solid #ffffff35}.practice-list>a:last-child{border-bottom:1px solid #ffffff35}.practice-list>a:hover{color:#c3d0be}.practice-number{font-size:9px;color:#a4b5a7;align-self:center}.practice-list h3{font-size:40px;margin:0}.practice-list p{font-size:10px;line-height:1.9;color:#bcbab4;margin:0;max-width:230px}.practice-arrow{justify-self:end;font-size:25px;font-weight:400;transition:transform .3s}.practice-list>a:hover .practice-arrow{transform:translate(3px,-3px)}
/* Location is a deliberate search moment, after the introduction and properties. */
.houston-edit{padding:120px 7%;max-width:1440px;margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:14%;align-items:center}.houston-heading h2{font-size:clamp(64px,7.6vw,110px);margin:24px 0 0;line-height:.97}.houston-search>p{font-size:12px;max-width:430px;margin:0 0 33px}.home-location-search label{font-size:9px;text-transform:uppercase;letter-spacing:.12em}.home-location-search>div{display:flex;border-bottom:1px solid #4d4c47;margin-top:7px}.home-location-search input{border:0;padding:15px 0;background:none;min-width:0;font-size:12px}.home-location-search button{border:0;background:none;font-size:25px;flex:0 0 50px;cursor:pointer}.city-links{display:flex;flex-wrap:wrap;gap:12px 23px;margin-top:25px}.city-links a{font-size:9px;border-bottom:1px solid #d0cdc4;padding-bottom:2px}.city-links a:hover{color:var(--accent);border-color:var(--accent)}
.client-perspective{max-width:1440px;margin:0 auto;padding:75px 13% 100px;text-align:center;border-top:1px solid var(--stone)}.client-perspective blockquote{font:400 clamp(30px,3.6vw,51px)/1.25 var(--display);letter-spacing:-.025em;margin:35px auto;max-width:950px}.client-perspective>div{display:flex;align-items:center;justify-content:center;gap:30px;font-size:9px}.client-perspective .text-link{font-size:8px;padding-bottom:4px}.closing-invitation{background:#e8e7e1;text-align:center;padding:90px 7% 100px}.closing-invitation h2{font-size:clamp(62px,7vw,100px);line-height:1.02;margin:28px 0 40px}.closing-invitation .text-link{font-size:10px}
/* Shared pages keep their own content and purpose in the quieter visual system. */
.section{padding:90px 7%;max-width:1440px}.section-tight{padding-top:30px;padding-bottom:30px}.page-top{padding:65px 7% 40px;max-width:1440px}.page-top h1{max-width:1050px;margin:25px 0}.page-top>p{font-size:13px;max-width:580px}.breadcrumb{font-size:8px;color:var(--muted);margin-bottom:26px}.jumpnav{gap:30px;font-size:9px;margin-top:30px}.band{background:#1d1d1b;color:var(--cream);max-width:none}.band p{color:#cbc9c2}.band h2{font-size:clamp(43px,4.4vw,64px)}.searchbox{background:transparent;border:0;border-top:1px solid #aaa69c;border-bottom:1px solid #aaa69c;padding:28px 0;box-shadow:none}.search-top h2{font-family:var(--display);font-size:28px}.search-fields{gap:22px}input,select,textarea{background:transparent;border-color:#c7c3ba;border-radius:0;font-size:12px}label{font-size:10px}.search-fields input,.search-fields select{border:0;border-bottom:1px solid #b3afa4;padding-left:0}.form-panel{background:transparent;border:0;border-top:1px solid #aaa69c;padding:30px 0}.form-panel h2{font-size:42px;margin:14px 0 30px}.consent{font-size:10px;line-height:1.85}.form-status:not(:empty){background:#e5e9e1}.location-list a{border-color:var(--stone);background:transparent;box-shadow:none}.location-list a:hover{background:#ebece6}.tabs{font-size:10px}.resource-panel{background:transparent;border-top:1px solid var(--stone);border-bottom:1px solid var(--stone);margin:20px auto 70px}.resource-panel h3{font-size:30px}.about-layout{gap:10%;align-items:center}.about-layout>img{height:auto;max-height:none;aspect-ratio:2/3;object-fit:cover}.about-layout p{font-size:12px}.about-layout h2{font-size:52px}.about-video{padding:85px 12%;gap:15%}.about-video video{width:100%;max-height:620px;object-fit:contain;background:#171717}.quote{border:0;max-width:1000px;margin:auto;padding:10px 0 0}.quote blockquote{font-family:var(--display);font-size:clamp(30px,3.5vw,48px);line-height:1.25;margin:30px 0}.quote .text-link{margin-top:20px}.buy-hero{grid-template-columns:1fr 1.2fr;gap:10%}.buy-hero video{height:600px}.buy-hero h2{font-size:55px}.buy-hero p{font-size:12px}.expect-grid h2{font-size:56px}.expect-grid p{font-size:12px}.seller-hero{grid-template-columns:1fr 1fr;gap:10%}.seller-hero>img{height:auto;aspect-ratio:4/5;object-fit:cover}.seller-hero h2{font-size:54px}.seller-hero p{font-size:12px}.seller-layout{gap:12%}.seller-layout h2{font-size:54px}.seller-layout .form-panel h2{font-size:42px}summary{font-size:12px;font-weight:400}details p{font-size:12px}.invest-hero{margin:0;padding:70px 7% 85px;background:#1d1d1b;color:var(--cream);grid-template-columns:1.35fr .7fr;gap:13%}.invest-hero h1{font-size:clamp(64px,7vw,98px)}.invest-hero>div>p{font-size:13px;max-width:500px;color:#d0cec6}.investment-focus{border-top:1px solid #ffffff55;padding:30px 0}.investment-focus h3{font-size:39px}.investment-focus ul{padding:0;list-style:none;margin:27px 0;font-size:11px;line-height:2.8}.investment-focus li{border-bottom:1px solid #ffffff25}.investment-focus p{font-size:11px;color:#c0beb6}.invest-topics{gap:6%}.invest-topics h3{font-size:35px}.invest-topics p{font-size:12px}.number-table th{font-size:9px}.number-table td{font-size:12px;padding:22px 10px}.develop-hero{margin:0;height:680px;width:100%;align-items:end;background:#292929}.develop-hero>img{object-position:center 47%;filter:brightness(.8)}.develop-hero:after{background:linear-gradient(transparent 10%,#000b)}.develop-hero>div{padding:0 7% 70px;max-width:none;width:100%}.develop-hero h1{font-size:clamp(65px,7vw,100px);line-height:1.02;margin:20px 0}.develop-hero p{font-size:13px;max-width:520px}.development-intro{display:grid;grid-template-columns:1fr 1fr;gap:10%}.development-intro>.eyebrow{grid-column:1/-1}.development-intro h2{margin:0;font-size:64px}.development-intro p{font-size:13px;margin:0}.land-acquisition{max-width:none;margin:0;padding:90px 7%;display:grid;grid-template-columns:1fr 1fr;gap:15%;align-items:center;background:#eeede8}.land-acquisition h2{font-size:64px}.land-acquisition p{font-size:12px}.land-review{border-top:1px solid #aba99f;padding-top:25px}.land-review h3{font-size:38px}.deliverables{gap:12%}.deliverables h2{font-size:60px}.deliverables dt{font-family:var(--display);font-size:28px;font-weight:400;padding-top:22px}.deliverables dd{font-size:12px;line-height:1.9;padding-bottom:25px}.development-form{gap:12%}.development-form>aside h2{font-size:56px}.development-form>aside p{font-size:12px}.contact-layout{gap:12%}.contact-layout aside img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;margin-top:35px}.contact-layout .details{font-size:12px}.contact-layout .form-panel{padding-top:0;border-top:0}.property-detail-layout{display:grid;grid-template-columns:1.3fr 1fr;gap:7%;align-items:start}.property-detail-layout>img{width:100%;height:auto;aspect-ratio:1.3;object-fit:cover}.property-detail-layout h2{font-size:56px}.property-detail-layout p{font-size:12px}.property-detail-layout .small{font-size:10px}.legal-copy h2{font-size:34px}.legal-copy p,.legal-copy li{font-size:12px}.empty-hero{background:transparent;border:0;padding:20px 0;gap:8%}.empty-hero h2{font-size:50px}.empty-hero p{font-size:12px}.empty-hero img{height:480px}
footer{margin:0;background:#191919;color:#dedbd4;padding:65px 7% 30px}footer .footer-top{border-color:#ffffff30;gap:10%}footer .footer-top img{width:320px;max-width:100%}.footer-links{font-size:11px}.footer-links .eyebrow{color:#aab6aa}.footer-bottom{font-size:9px;border-color:#ffffff30}.footer-fine{font-size:8px;color:#b2afa6;line-height:1.9}.footer-fine a{color:#dedbd4}
@media(min-width:1700px){.practice-index{padding-left:max(7%,calc((100vw - 1240px)/2));padding-right:max(7%,calc((100vw - 1240px)/2))}.collection-card{flex-basis:640px}.collection-track{padding-left:max(7%,calc((100vw - 1440px)/2 + 100px));scroll-padding-left:max(7%,calc((100vw - 1440px)/2 + 100px))}}
@media(max-width:1100px){header img{width:280px}nav{gap:17px;font-size:8px}.signature-intro{gap:7%;padding-top:100px;padding-bottom:115px}.signature-copy h1{font-size:58px}.practice-index{grid-template-columns:.7fr 1.4fr;gap:7%}.practice-list>a{grid-template-columns:20px 85px 1fr 20px;gap:15px}.practice-list h3{font-size:34px}.collection-card-copy{display:block}.collection-price{float:right;margin:3px 0 10px 10px;font-size:10px}.collection-card h3{font-size:28px}.collection-card .text-link{margin-top:15px}.houston-edit{gap:10%}.about-layout h2,.seller-hero h2,.buy-hero h2{font-size:46px}}
@media(max-width:850px){header{height:88px;padding:22px 6%}.menu-btn{display:block;background:transparent;border:0;border-bottom:1px solid currentColor;padding:5px 0;font-size:9px;letter-spacing:.1em;text-transform:uppercase}header img{width:260px;max-width:65vw}header nav{display:none;position:absolute;left:0;right:0;top:88px;background:var(--cream);padding:28px 6%;color:var(--ink);font-size:12px;gap:15px}header nav.open{display:flex;flex-direction:column;align-items:start;max-height:calc(100svh - 88px);overflow-y:auto}header nav .contact-nav{margin-left:0}.page-home header.menu-open{background:#191919}.page-home header nav.open{background:#191919;color:#faf9f6}.page-home header nav a{text-shadow:none}.signature-intro{grid-template-columns:1.1fr 1fr;gap:6%;padding:90px 6% 100px}.signature-copy .intro-statement{font-size:26px;margin-bottom:28px}.signature-copy h1{font-size:48px;white-space:normal}.signature-copy>p:not(.intro-statement){font-size:11px}.signature-portrait figcaption{display:block;font-size:8px}.signature-portrait figcaption span{display:block;margin-top:3px;font-size:7px}.signature-caption{left:6%;bottom:30px}.practice-index{grid-template-columns:1fr;padding:75px 7%;gap:35px}.practice-heading{display:grid;grid-template-columns:1fr 1fr;column-gap:10%;align-items:end}.practice-heading .eyebrow{grid-column:1/-1}.practice-heading h2{margin:22px 0 0}.practice-heading p{margin:0 0 5px;max-width:260px}.practice-list>a{grid-template-columns:30px 130px 1fr 30px;gap:20px}.practice-list h3{font-size:42px}.houston-edit{gap:8%;padding:85px 7%}.houston-heading h2{font-size:74px}.collection-heading{margin-left:6%;margin-right:6%}.section,.page-top{padding-left:7%;padding-right:7%}.page-top{padding-top:45px}.invest-hero{gap:8%}.invest-hero h1{font-size:64px}.investment-focus h3{font-size:32px}.investment-focus ul{font-size:10px}.about-video{gap:8%;padding:70px 7%}.property-detail-layout{grid-template-columns:1fr}.development-intro h2,.land-acquisition h2,.deliverables h2{font-size:52px}.contact-layout,.seller-layout,.development-form{gap:7%}.form-panel h2,.seller-layout .form-panel h2{font-size:36px}.contact-layout .details{font-size:11px}}
@media(max-width:600px){body{font-size:13px}header{height:82px}.page-home header{border-bottom:1px solid #ffffff30}header img{width:238px}header nav{top:82px}.cinema-opening{height:92svh;min-height:550px;max-height:900px}.cinema-opening>video{object-position:center}.cinema-baseline{left:6%;right:6%;bottom:25px;font-size:7px;grid-template-columns:1fr 1fr 1fr;letter-spacing:.1em;gap:10px}.cinema-baseline>a{gap:9px}.cinema-baseline>a span{font-size:18px}.cinema-baseline .pause{font-size:7px;padding:7px 9px;min-width:59px}.signature-intro{display:flex;flex-direction:column;align-items:stretch;gap:40px;padding:65px 7% 45px}.signature-copy{padding-top:0}.signature-copy .eyebrow{font-size:8px}.signature-copy .intro-statement{font-size:30px;margin:23px 0 30px}.signature-copy h1{font-size:58px;margin-bottom:22px}.signature-copy>p:not(.intro-statement){font-size:12px}.signature-copy .text-link{margin-top:22px}.signature-portrait{width:88%;margin-left:auto}.signature-portrait>img{aspect-ratio:2/3}.signature-portrait figcaption{display:flex;font-size:8px;align-items:start}.signature-portrait figcaption span{margin:0;font-size:7px}.signature-caption{position:static;font-size:21px;margin-top:-9px}.market-collection{padding:65px 0 45px}.collection-heading{display:block;margin:0 7% 30px}.collection-heading h2{font-size:60px;margin-top:19px}.collection-switch{width:100%;gap:30px;margin-top:30px}.collection-switch button{font-size:10px;padding:13px 0}.collection-switch button span{font-size:7px;margin-left:15px}.collection-track{gap:18px;padding-left:7%;padding-right:7%;scroll-padding-left:7%}.collection-card{flex:0 0 86vw}.collection-photo{aspect-ratio:1.2}.collection-photo>span{left:13px;top:13px;font-size:7px;padding:5px 8px}.collection-card-copy{padding-top:19px}.collection-card h3{font-size:30px}.collection-price{font-size:10px;margin-top:6px}.collection-card p{font-size:9px}.collection-card .text-link{font-size:8px;margin-top:14px}.collection-footer{align-items:start;gap:18px;margin-top:15px;padding-top:20px}.collection-description{font-size:8px;max-width:175px}.collection-controls{gap:7px}.collection-count{font-size:8px;margin-right:3px;min-width:27px}.collection-controls button{width:32px;height:32px;font-size:15px}.collection-bottom{display:block;margin-top:26px}.collection-bottom .text-link{font-size:8px}.collection-bottom>span{display:block;font-size:7px;margin-top:20px}.practice-index{padding:65px 7%;gap:28px}.practice-heading{display:block}.practice-heading h2{font-size:63px;margin:25px 0 20px}.practice-heading p{font-size:11px;max-width:270px}.practice-list>a{grid-template-columns:20px 1fr 25px;gap:15px;padding:26px 0;align-items:center}.practice-number{font-size:8px}.practice-list h3{font-size:42px}.practice-list p{grid-column:2;grid-row:2;font-size:10px;max-width:230px;margin-top:-3px}.practice-arrow{grid-column:3;grid-row:1;font-size:25px}.houston-edit{display:block;padding:65px 7%}.houston-heading h2{font-size:83px;margin:23px 0 35px}.houston-search>p{font-size:12px}.home-location-search input{font-size:11px}.city-links a{font-size:9px}.city-links{gap:15px 21px}.client-perspective{padding:55px 8% 65px}.client-perspective blockquote{font-size:34px;margin:28px auto}.client-perspective>div{display:block;font-size:8px}.client-perspective .text-link{display:table;margin:15px auto 0;font-size:7px}.closing-invitation{padding:65px 7% 70px}.closing-invitation h2{font-size:80px;margin:25px 0 35px}.closing-invitation .text-link{font-size:9px}.section{padding:55px 7%;max-width:none}.section-tight{padding-top:25px;padding-bottom:25px}.page-top{padding:40px 7% 20px}.page-top h1{font-size:54px;line-height:1.05;margin:24px 0}.page-top>p{font-size:12px}.breadcrumb{font-size:7px;margin-bottom:22px}.page-top .eyebrow{font-size:8px}.jumpnav{gap:18px;font-size:8px}.searchbox{padding:23px 0}.search-top{display:block}.search-top h2{font-size:28px}.search-top .text-link{margin-top:15px;font-size:8px}.search-fields{grid-template-columns:1fr;gap:20px}.search-fields label:first-child,.search-fields .btn{grid-column:auto}.search-fields input,.search-fields select{font-size:12px}.searchbox .search-note{font-size:9px}.form-panel{padding:25px 0}.form-panel h2,.seller-layout .form-panel h2{font-size:37px}.form-grid{gap:17px;grid-template-columns:1fr}.form-grid .full{grid-column:auto}label{font-size:10px}.consent{font-size:10px;margin:22px 0}.required-note{font-size:9px}.form-panel .btn{width:100%}.section-heading{display:block}.section-heading h2{font-size:48px}.section-heading p{font-size:12px}.location-list{grid-template-columns:1fr 1fr}.location-list a{font-size:12px;padding:19px 12px}.resource-panel{margin:20px 7% 45px;padding:25px 0}.resource-panel h3{font-size:29px}.about-layout{display:flex;flex-direction:column;gap:35px}.about-layout>img{width:100%;height:auto;aspect-ratio:4/5}.about-layout h2{font-size:47px}.about-video{grid-template-columns:1fr;display:grid;padding:55px 7%;gap:30px}.about-video h2{font-size:49px}.about-video video{height:auto;max-height:620px;width:100%}.quote blockquote{font-size:34px}.quote .small{font-size:9px}.buy-hero{display:flex;flex-direction:column;gap:30px}.buy-hero h2{font-size:48px}.buy-hero video{height:510px;width:100%}.expect-grid{grid-template-columns:1fr;gap:25px}.expect-grid h2{font-size:49px}.expect-grid p{font-size:12px}.seller-hero{display:flex;flex-direction:column;gap:35px}.seller-hero>img{width:100%;height:auto;aspect-ratio:4/5}.seller-hero h2{font-size:46px}.seller-layout{grid-template-columns:1fr;gap:45px}.seller-layout h2{font-size:49px}.invest-hero{display:block;padding:45px 7% 55px;margin:0}.invest-hero h1{font-size:65px}.invest-hero>div>p{font-size:12px}.investment-focus{margin-top:45px;padding-top:28px}.investment-focus h3{font-size:37px}.investment-focus ul{font-size:12px}.investment-focus p{font-size:11px}.invest-topics{grid-template-columns:1fr;gap:28px}.invest-topics article{padding-top:23px}.invest-topics h3{font-size:35px}.invest-topics h3 br{display:none}.number-table td{font-size:10px;padding:19px 7px}.number-table td:first-child{width:36%}.number-table th{font-size:8px}.develop-hero{height:620px;margin:0}.develop-hero>div{padding:0 7% 45px}.develop-hero h1{font-size:62px;line-height:1.02}.develop-hero p{font-size:12px}.development-intro{grid-template-columns:1fr;gap:25px}.development-intro>.eyebrow{grid-column:auto}.development-intro h2{font-size:54px}.development-intro p{font-size:12px}.land-acquisition{grid-template-columns:1fr;margin:0;padding:55px 7%;gap:30px}.land-acquisition h2{font-size:54px}.land-review h3{font-size:35px}.deliverables{grid-template-columns:1fr;gap:25px}.deliverables h2{font-size:53px}.deliverables dl{margin:0}.deliverables dt{font-size:28px}.development-form{grid-template-columns:1fr;gap:35px}.development-form>aside h2{font-size:49px}.contact-layout{grid-template-columns:1fr;gap:40px}.contact-layout aside img{width:80%;margin:30px 0 0 auto;display:block;height:auto}.contact-layout .details{font-size:12px}.property-detail-layout{grid-template-columns:1fr;gap:30px}.property-detail-layout h2{font-size:51px}.legal-layout{grid-template-columns:1fr;gap:30px}.legal-copy h2{font-size:32px}.empty-hero{grid-template-columns:1fr;gap:30px;padding:20px 0}.empty-hero h2{font-size:47px}.empty-hero img{height:auto;aspect-ratio:1}.tabs{gap:20px;font-size:9px}footer{padding:50px 7% 25px}footer .footer-top{grid-template-columns:1fr 1fr;gap:30px}footer .footer-top>div:first-child{grid-column:1/-1}footer .footer-top img{width:290px}footer .footer-links{font-size:10px}.footer-bottom{display:block;font-size:8px;line-height:2.2}.footer-bottom>span{display:block}.footer-fine{font-size:8px}.band-inner{grid-template-columns:1fr;gap:15px}.band h2{font-size:49px}}
@media(prefers-reduced-motion:reduce){html,.collection-track{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
@media(min-width:851px){nav{font-size:10px}.practice-list p{font-size:11px}.signature-copy>p:not(.intro-statement){font-size:13px}.houston-search>p{font-size:13px}}
/* Approved direction: Architectural typography + Modern Studio composition. */
body{font-family:Manrope,Arial,sans-serif}h1,h2,h3{font-weight:400;letter-spacing:-.055em;line-height:1.12}h2 em{font-style:normal}header nav{font-size:11px}nav .contact-nav{border:1px solid #807f78;padding:11px 17px}.page-home nav .contact-nav{border-color:#ffffff9c}.eyebrow{font-size:10px;letter-spacing:.16em}.text-link{font-size:10px;letter-spacing:.08em}.btn{font-size:10px;letter-spacing:.08em;border-radius:0;gap:24px}.link-chevron,.practice-chevron{display:inline-block;width:8px;height:8px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(-45deg);flex:0 0 8px}.text-link>span{font-size:17px}.cinema-baseline{font-size:10px}.cinema-baseline .pause{font-size:10px}.studio-intro{display:grid;grid-template-columns:1.03fr 1fr;max-width:none;margin:0;background:#191919;color:#faf9f6;min-height:780px}.studio-portrait{margin:0;min-width:0}.studio-portrait img{display:block;width:100%;height:100%;max-height:940px;min-height:780px;object-fit:cover;object-position:50% 40%}.studio-biography{padding:85px 14% 65px;align-self:center}.studio-biography>.eyebrow{color:#d8d8ce;font-size:10px;letter-spacing:.15em}.studio-biography h1{font-size:clamp(54px,6.3vw,91px);line-height:1.02;letter-spacing:-.065em;text-transform:uppercase;font-weight:500;margin:33px 0 30px}.studio-biography p{font-size:13px;line-height:1.95;color:#d8d7d0;max-width:475px;margin:17px 0}.studio-biography p.studio-lead{color:#faf9f6;font-size:21px;letter-spacing:-.03em;line-height:1.45;margin:0 0 28px}.studio-button{background:transparent;border-color:#aaa99f;color:#faf9f6;margin-top:25px}.studio-button:hover{background:#faf9f6;color:#191919;border-color:#faf9f6}.studio-signoff{display:block;margin-top:50px;color:#c9cfc3;font-size:9px;letter-spacing:.15em;text-transform:uppercase}.collection-heading h2{font-size:clamp(43px,4.7vw,66px);line-height:1.06;font-weight:400}.collection-switch button{font-size:12px}.collection-switch button span{font-size:10px}.collection-card h3{font-size:clamp(23px,2.1vw,30px);letter-spacing:-.045em;line-height:1.25}.collection-card p{font-size:11px}.collection-card .text-link{font-size:10px}.collection-description{font-size:11px;max-width:570px}.collection-count{font-size:11px}.collection-bottom>span{font-size:10px}.practice-index{background:#faf9f6;color:#191919;grid-template-columns:.82fr 1.5fr;gap:9%;padding-top:100px;padding-bottom:100px}.practice-heading h2{font-size:clamp(40px,4vw,55px);line-height:1.12;letter-spacing:-.055em;margin:27px 0}.practice-heading p{font-size:13px;line-height:1.9;color:#66645f;max-width:290px}.practice-list>a{grid-template-columns:22px 100px 1fr 12px;border-color:#cbc8bf;gap:20px;padding:29px 0}.practice-list>a:last-child{border-color:#cbc8bf}.practice-list>a:hover{color:#46584c}.practice-list h3{font-size:32px;letter-spacing:-.045em}.practice-list p{font-size:12px;line-height:1.85;color:#66645f;max-width:330px}.practice-number{font-size:10px;color:#66705f}.practice-chevron{width:7px;height:7px;justify-self:end;transition:translate .2s}.practice-list>a:hover .practice-chevron{translate:3px 0}.houston-heading h2{font-size:clamp(55px,6vw,86px);line-height:1.05;letter-spacing:-.065em}.houston-edit{border-top:1px solid #dedbd4;padding-top:100px;padding-bottom:100px}.houston-search>p{font-size:13px}.home-location-search label{font-size:10px}.home-location-search input{font-size:13px}.city-links a{font-size:11px}.client-perspective blockquote{font-family:Manrope,Arial,sans-serif;font-size:clamp(26px,3vw,41px);letter-spacing:-.04em;line-height:1.4}.client-perspective>div{font-size:11px}.client-perspective .text-link{font-size:10px}.closing-invitation h2{font-size:clamp(55px,6vw,86px);letter-spacing:-.065em}.closing-invitation .text-link{border:1px solid #191919;padding:16px 25px;font-size:11px}.closing-invitation .text-link:hover{background:#191919;color:#faf9f6}.page-top h1{font-size:clamp(46px,5.8vw,82px);letter-spacing:-.06em;line-height:1.12}.page-top>p{font-size:14px}.about-layout h2,.seller-hero h2,.buy-hero h2,.expect-grid h2{font-size:clamp(36px,4vw,54px)}.about-layout p,.seller-hero p,.buy-hero p,.expect-grid p{font-size:13px}.about-layout{align-items:start}.about-layout>img{aspect-ratio:2/3}.about-video h2{font-size:clamp(40px,4vw,55px)}.about-video .pillars{font-size:11px}.about-video video{object-fit:contain}.develop-hero h1{font-size:clamp(52px,6.5vw,88px)}.development-intro h2,.land-acquisition h2,.deliverables h2{font-size:clamp(40px,4.5vw,61px)}.land-review h3{font-size:31px}.deliverables dt{font-family:Manrope,Arial,sans-serif;font-size:23px;font-weight:500;letter-spacing:-.025em}.invest-hero h1{font-size:clamp(48px,6vw,82px)}.investment-focus h3{font-size:32px}.form-panel h2,.seller-layout .form-panel h2{font-size:36px}.legal-copy h2{font-size:29px;line-height:1.25}label{font-size:11px}.consent{font-size:11px;line-height:1.8}.required-note{font-size:11px}.footer-links{font-size:12px}.footer-bottom{font-size:10px}.footer-fine{font-size:10px}.footer-links .eyebrow{font-size:10px}
@media(min-width:1700px){.studio-biography{padding-left:16%;padding-right:16%}.studio-intro{min-height:930px}.studio-portrait img{height:930px}.studio-biography h1{font-size:94px}}
@media(max-width:1100px){.studio-intro{grid-template-columns:1fr 1fr;min-height:730px}.studio-portrait img{min-height:730px;height:100%;max-height:850px}.studio-biography{padding:65px 11% 55px}.studio-biography h1{font-size:61px}.studio-biography p{font-size:12px}.studio-biography p.studio-lead{font-size:20px}.practice-index{gap:7%;grid-template-columns:.8fr 1.5fr}.practice-list>a{grid-template-columns:18px 85px 1fr 12px;gap:15px}.practice-list h3{font-size:29px}.practice-list p{font-size:12px}.practice-heading h2{font-size:43px}.studio-signoff{margin-top:35px}}
@media(max-width:850px){header nav{font-size:13px}nav .contact-nav{margin-left:0}.studio-intro{min-height:720px;grid-template-columns:.9fr 1fr}.studio-portrait img{min-height:720px;object-position:54% center}.studio-biography{padding:55px 10%}.studio-biography h1{font-size:53px}.studio-biography>.eyebrow{font-size:9px}.studio-biography p{font-size:12px}.studio-biography p.studio-lead{font-size:19px}.studio-signoff{font-size:8px;letter-spacing:.1em;line-height:1.9}.practice-index{grid-template-columns:1fr;gap:35px;padding-top:75px;padding-bottom:75px}.practice-heading{display:block}.practice-heading h2{font-size:47px;max-width:500px}.practice-heading p{max-width:480px}.practice-list>a{grid-template-columns:25px 100px 1fr 12px;gap:20px}.practice-list h3{font-size:33px}.collection-heading h2{font-size:48px}.collection-card-copy{min-height:145px}}
@media(max-width:600px){.studio-intro{display:flex;flex-direction:column;min-height:0}.studio-portrait img{height:580px;min-height:0;max-height:none;object-position:center 35%}.studio-biography{padding:50px 7% 55px}.studio-biography>.eyebrow{font-size:10px}.studio-biography h1{font-size:65px;margin:28px 0;line-height:1.02}.studio-biography p{font-size:14px;line-height:1.9;max-width:470px}.studio-biography p.studio-lead{font-size:23px;line-height:1.4;margin-bottom:25px}.studio-button{font-size:11px;margin-top:22px;padding:16px 23px}.studio-signoff{font-size:9px;margin-top:35px}.cinema-baseline{font-size:8px}.cinema-baseline .pause{font-size:9px}.cinema-baseline>a{gap:10px}.cinema-baseline>a span{font-size:17px}.collection-heading h2{font-size:43px;letter-spacing:-.055em}.collection-switch button{font-size:12px}.collection-switch button span{font-size:9px}.collection-card h3{font-size:26px;line-height:1.2}.collection-price{font-size:12px}.collection-card p{font-size:11px}.collection-card .text-link{font-size:10px;margin-top:15px}.collection-description{font-size:10px;max-width:180px}.collection-controls{gap:7px}.collection-count{font-size:10px}.collection-controls button{width:36px;height:36px}.collection-bottom .text-link{font-size:10px}.collection-bottom>span{font-size:9px;line-height:1.8}.practice-index{padding:60px 7%;gap:23px}.practice-heading h2{font-size:43px;line-height:1.1;margin:24px 0}.practice-heading p{font-size:13px}.practice-list>a{grid-template-columns:18px 1fr 12px;gap:14px;padding:25px 0}.practice-list h3{font-size:32px}.practice-list p{grid-column:2;grid-row:2;font-size:12px;max-width:270px;margin:0;line-height:1.8}.practice-chevron{grid-column:3;grid-row:1}.practice-number{font-size:10px}.houston-edit{padding:60px 7%}.houston-heading h2{font-size:59px}.houston-search>p{font-size:14px}.home-location-search input{font-size:16px}.city-links a{font-size:11px}.client-perspective{padding:50px 7% 60px}.client-perspective blockquote{font-size:28px;line-height:1.4}.client-perspective>div{font-size:11px}.client-perspective .text-link{font-size:10px}.closing-invitation h2{font-size:60px}.closing-invitation .text-link{font-size:10px}.page-top h1{font-size:43px;line-height:1.12}.page-top>p{font-size:14px}.eyebrow,.page-top .eyebrow{font-size:10px;letter-spacing:.13em}.breadcrumb{font-size:9px}.jumpnav{font-size:10px;gap:20px}.about-layout h2,.seller-hero h2,.buy-hero h2,.expect-grid h2{font-size:37px}.about-layout p,.seller-hero p,.buy-hero p,.expect-grid p{font-size:14px}.about-layout>img{aspect-ratio:2/3}.about-video h2{font-size:40px}.develop-hero h1{font-size:46px;line-height:1.1}.develop-hero p{font-size:14px}.development-intro h2,.land-acquisition h2,.deliverables h2{font-size:41px}.development-intro p,.land-acquisition p,.deliverables dd{font-size:13px}.deliverables dt{font-size:22px;line-height:1.4}.invest-hero h1{font-size:45px}.invest-hero>div>p{font-size:14px}.investment-focus h3{font-size:29px}.invest-topics h3{font-size:29px;line-height:1.3}.invest-topics p{font-size:13px}.form-panel h2,.seller-layout .form-panel h2{font-size:32px;line-height:1.2}.form-grid input,.form-grid select,.form-grid textarea,.search-fields input,.search-fields select{font-size:16px}label{font-size:12px}.search-top h2{font-size:27px}.searchbox .search-note{font-size:11px}.form-panel .btn{font-size:11px}.consent{font-size:11px}.required-note{font-size:11px}.search-top .text-link,.tabs{font-size:10px}.development-form>aside h2{font-size:39px}.property-detail-layout h2{font-size:39px}.property-detail-layout .small{font-size:11px}.legal-copy h2{font-size:26px;line-height:1.3}.legal-copy p,.legal-copy li{font-size:13px}.footer-links{font-size:12px}footer .footer-links{font-size:12px}.footer-bottom{font-size:10px}.footer-fine{font-size:10px}}
@media(max-width:370px){.studio-portrait img{height:500px}.studio-biography h1{font-size:57px}.collection-footer{display:block}.collection-description{max-width:none}.collection-controls{margin-top:20px;justify-content:end}.collection-heading h2{font-size:39px}.practice-heading h2{font-size:39px}.collection-switch{gap:22px}}

/* Location groups and selected review excerpts */
.location-group-title{margin-top:48px;padding-top:24px;border-top:1px solid #d8d3c8;font-size:22px}.review-pair{display:grid;grid-template-columns:1fr 1fr;gap:45px;margin:42px 0}.review-pair figure{margin:0;padding:30px 0;border-top:1px solid #b8c1b8}.review-pair blockquote{margin:0 0 24px;font-size:28px;line-height:1.5}.review-pair figcaption{font-size:12px}.google-perspectives{background:#eef0e8}.image-note{font-size:11px}@media(max-width:740px){.review-pair{grid-template-columns:1fr;gap:15px}}
/* Editorial property browsing and deliberate scroll chapters. */
.property-editorial{background:radial-gradient(ellipse at 0 25%,#b9c4ae99,transparent 55%),linear-gradient(125deg,#f5f2eb 30%,#d3dccb);padding:86px 5% 28px;overflow:hidden}.property-editorial-heading{display:grid;grid-template-columns:1.3fr 1fr;gap:12%;align-items:end;margin:0 2% 36px}.property-editorial-heading h2{font-size:clamp(40px,4.5vw,65px);margin:20px 0 0;line-height:1.09}.property-editorial-heading p{font-size:14px;line-height:1.9;max-width:420px;margin:0 0 4px}.property-lenses{display:flex;gap:38px;margin:0 2% 28px;border-bottom:1px solid #75816d66}.property-lenses button{font:inherit;font-size:13px;background:transparent;border:0;border-bottom:2px solid transparent;padding:17px 0;color:#4f584b;cursor:pointer}.property-lenses button[aria-selected=true]{border-color:#29362f;color:#1b251d}.property-scene{position:relative;height:660px;isolation:isolate;overflow:hidden;background:#29362f}.property-scene[hidden]{display:none}.property-scene>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s ease}.property-scene:hover>img{transform:scale(1.025)}.property-scene:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#0c140eee 0%,#172119a6 38%,#17211912 75%);z-index:-1}.property-scene>img{z-index:-2}.scene-copy{position:relative;display:flex;flex-direction:column;align-items:start;justify-content:center;height:100%;padding:65px 7%;color:#fff;max-width:660px}.scene-copy .eyebrow{color:#edece4;font-size:10px;line-height:1.8}.scene-copy h3{font-size:clamp(40px,4.7vw,66px);line-height:1.08;margin:24px 0}.scene-copy p{font-size:14px;line-height:1.85;max-width:370px;color:#f0f0e7;margin:0 0 30px}.scene-button{display:flex;align-items:center;gap:30px;border:1px solid #ffffff70;background:#fff2;backdrop-filter:blur(14px);padding:17px 22px;font-size:12px}.scene-button:hover{background:#fff;color:#1c281e}.scene-button span{font-size:22px;line-height:1}.property-editorial-foot{display:flex;gap:25px;justify-content:space-between;padding:24px 2% 0;font-size:10px;color:#4e5a47;line-height:1.8}.studio-intro{min-height:1040px;background:linear-gradient(140deg,#181f1a,#29362f)}.studio-portrait{align-self:start;position:sticky;top:0;height:100svh;max-height:1040px;overflow:hidden}.studio-portrait img{height:100%;min-height:0;max-height:none;object-position:center 38%;will-change:transform}.studio-biography{padding-top:140px;padding-bottom:140px}.practice-index{position:relative;z-index:1;background:#faf9f6}.houston-edit{max-width:none;background:radial-gradient(ellipse at 92% 0,#a6b89d99,transparent 65%),linear-gradient(120deg,#e0e5d7,#c4cdb9);border:0}.client-perspective{max-width:none;background:#29362f;color:#f5f2eb;border:0;padding-top:105px;padding-bottom:105px}.client-perspective .eyebrow{color:#d0d9c9}.client-perspective .text-link{border-color:#c6cdbf}.closing-invitation{background:linear-gradient(135deg,#f5f2eb,#d8dece);margin:0}.scroll-reveal{opacity:0;translate:0 26px;transition:opacity .8s ease,translate .8s ease}.scroll-reveal.is-visible{opacity:1;translate:0 0}.new-build-destination{display:grid;grid-template-columns:1.1fr 1fr;gap:8%;align-items:center}.new-build-destination>img{width:100%;aspect-ratio:1.2;object-fit:cover}.new-build-destination .text-link{display:table;margin-top:25px}.new-build-destination h2{font-size:46px}
@media(max-width:850px){.property-editorial-heading{gap:7%}.property-scene{height:580px}.studio-intro{min-height:900px}.studio-biography{padding-top:90px;padding-bottom:90px}.property-lenses{gap:24px}.property-lenses button{font-size:12px}}
@media(max-width:600px){.studio-intro{min-height:0}.studio-portrait{position:relative;height:570px;max-height:none;align-self:stretch}.studio-portrait img{height:100%;min-height:0}.studio-biography{padding:55px 7% 65px}.property-editorial{padding:55px 0 22px}.property-editorial-heading{display:block;margin:0 7% 25px}.property-editorial-heading h2{font-size:40px}.property-editorial-heading p{margin-top:22px;font-size:14px}.property-lenses{margin:0 7% 25px;gap:8px;justify-content:space-between}.property-lenses button{font-size:11px;max-width:105px;text-align:left;line-height:1.5;padding:12px 0}.property-scene{height:590px}.property-scene:after{background:linear-gradient(0deg,#0c140ef5 0%,#1721198c 65%,#17211920)}.scene-copy{justify-content:end;padding:40px 7%;max-width:none}.scene-copy h3{font-size:43px}.scene-copy p{font-size:14px;max-width:330px}.scene-copy .eyebrow{font-size:10px}.scene-button{font-size:12px}.property-editorial-foot{padding:21px 7% 0;display:block;font-size:10px}.property-editorial-foot>span{display:block;margin-top:6px}.client-perspective{padding:65px 7%}.new-build-destination{grid-template-columns:1fr;gap:30px}.new-build-destination h2{font-size:37px}}
@media(prefers-reduced-motion:reduce){.scroll-reveal{opacity:1;translate:none;transition:none}.studio-portrait{position:relative}.studio-portrait img,.property-scene:hover>img{transform:none!important;will-change:auto}}
/* Instant property browsing: large photography, translucent details, one-click listings. */
.instant-property-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin:0 2%}.instant-property-grid[hidden]{display:none}.instant-property{position:relative;display:block;min-width:0;height:460px;overflow:hidden;background:#25352b;color:#fff;isolation:isolate}.instant-property>img{display:block;position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s ease}.instant-property:hover>img{transform:scale(1.035)}.instant-property-copy{position:absolute;left:20px;right:20px;bottom:20px;background:#17231cba;border:1px solid #ffffff4d;backdrop-filter:blur(14px);padding:21px 23px;color:#fff}.instant-property-top{display:flex;justify-content:space-between;gap:15px;align-items:center;font-size:11px;color:#eee}.instant-property-top strong{font-size:17px;font-weight:500;color:#fff}.instant-property-copy h3{font-size:clamp(24px,2.4vw,34px);line-height:1.2;letter-spacing:-.035em;margin:14px 0 8px}.instant-property-copy p{font-size:11px;line-height:1.7;margin:0;color:#f1f2e9}.instant-property-link{display:flex;justify-content:space-between;gap:15px;align-items:center;border-top:1px solid #ffffff40;padding-top:12px;margin-top:15px;font-size:11px}.instant-property-link>span{font-size:20px}.instant-category-note{grid-column:1/-1;font-size:13px;margin:0 0 0;color:#394a34}.houston-edit{grid-template-columns:.8fr 1.5fr;gap:7%;padding:70px 7%;border-bottom:1px solid #9eae9555}.houston-heading>p{font-size:13px;line-height:1.9;max-width:350px}.houston-search .searchbox{margin:0;padding:30px;background:#ffffff59;border:1px solid #ffffff90;backdrop-filter:blur(15px)}.houston-search .search-top{display:block}.houston-search .search-top h2{font-size:28px;line-height:1.2}.houston-search .search-top>a{display:none}.houston-search .search-fields{display:grid;grid-template-columns:1fr 1fr;gap:18px}.houston-search .search-fields>label:first-child{grid-column:1/-1}.houston-search .search-fields .btn{grid-column:1/-1}.houston-search .search-fields input,.houston-search .search-fields select{background:#fbfcf5d9;font-size:14px}.houston-search .search-fields label{font-size:12px}.houston-search .search-note{font-size:11px;line-height:1.8;margin-bottom:0}.useful-questions{padding-top:55px;padding-bottom:65px;border-top:1px solid #d8d3c8}.useful-questions h2{font-size:clamp(33px,4vw,48px)}.useful-questions summary{font-size:14px;line-height:1.6}.useful-questions details p{font-size:14px;line-height:1.85;max-width:850px}
@media(min-width:1500px){.instant-property{height:540px}}@media(max-width:900px){.instant-property{height:430px}.instant-property-copy{left:14px;right:14px;bottom:14px;padding:18px}.instant-property-top{flex-wrap:wrap;gap:6px}.houston-edit{display:block}.houston-heading{margin-bottom:35px}.houston-heading h2 br{display:none}.houston-heading>p{max-width:550px}.houston-heading .city-links{margin-top:20px}}
@media(max-width:600px){.instant-property-grid{grid-template-columns:1fr;gap:20px;margin:0 5%}.instant-property{height:440px}.instant-property-copy{padding:20px;left:15px;right:15px;bottom:15px}.instant-property-top{font-size:11px;justify-content:space-between}.instant-property-top strong{font-size:17px}.instant-property-copy h3{font-size:28px}.instant-property-copy p{font-size:12px}.instant-property-link{font-size:12px}.houston-edit{padding:55px 7%}.houston-heading h2{font-size:49px}.houston-search .searchbox{padding:24px 20px}.houston-search .search-fields{grid-template-columns:1fr 1fr}.houston-search .search-fields input,.houston-search .search-fields select{font-size:16px;min-width:0;width:100%}.houston-search .search-fields label{min-width:0}.houston-search .search-fields>label:first-child{grid-column:1/-1}.houston-search .search-top h2{font-size:25px}.instant-category-note{font-size:12px;line-height:1.8}}
@media(prefers-reduced-motion:reduce){.instant-property>img{transition:none}.instant-property:hover>img{transform:none}}
@media(min-width:901px) and (max-width:1499px){.instant-property{height:530px}}.instant-property-copy{background:#17231ca8;backdrop-filter:blur(8px)}.instant-property-copy h3{margin:10px 0 7px}.instant-property-copy .instant-property-link{margin-top:11px;padding-top:10px}
/* Entire Houston search panel is one translucent surface. */
.houston-edit{display:block;padding:65px 5%;background:linear-gradient(115deg,#29362fc9,#657459b3),url('/assets/houston-skyline.webp') center/cover}.houston-glass{display:grid;grid-template-columns:1fr 1.35fr;gap:8%;padding:55px 5%;background:#f5f2ebd6;border:1px solid #ffffff90;backdrop-filter:blur(18px);color:#191919}.houston-glass .houston-heading{margin:0}.houston-glass .houston-heading h2{font-size:clamp(46px,5vw,66px);margin:22px 0}.houston-glass .houston-heading>p{font-size:13px;max-width:400px}.houston-location-group{padding-top:18px;margin-top:20px;border-top:1px solid #78826e55}.houston-location-group h3{font-size:15px;letter-spacing:-.01em;font-weight:500;margin:0 0 10px}.houston-location-group .city-links{margin:0;gap:8px 17px}.houston-location-group .city-links a{font-size:11px}.houston-glass .houston-search{align-self:center}.houston-glass .searchbox{padding:0;background:transparent;border:0;backdrop-filter:none}.houston-glass .search-top h2{font-size:27px}.houston-glass .all-locations{display:table;margin-top:25px}.practice-list>a{grid-template-columns:22px minmax(140px,.6fr) minmax(0,1fr) 12px;gap:24px}.practice-list h3{white-space:nowrap}.practice-list p{min-width:0}.practice-list>a>h3{font-size:31px}
@media(max-width:1100px){.practice-list>a{grid-template-columns:18px minmax(126px,.6fr) minmax(0,1fr) 12px;gap:20px}.practice-list>a>h3{font-size:29px}.houston-glass{gap:6%;padding:42px 5%}}
@media(max-width:850px){.houston-glass{grid-template-columns:1fr;gap:40px}.houston-glass .houston-heading h2 br{display:none}.houston-glass .houston-heading>p{max-width:600px}.houston-location-group .city-links{display:flex;flex-wrap:wrap}.practice-list>a{grid-template-columns:22px 145px minmax(0,1fr) 12px;gap:23px}}
@media(max-width:600px){.houston-edit{padding:35px 5%}.houston-glass{padding:32px 7%;gap:35px}.houston-glass .houston-heading h2{font-size:47px}.houston-glass .houston-heading>p{font-size:14px}.houston-glass .search-top h2{font-size:25px}.houston-location-group h3{font-size:16px}.houston-location-group .city-links a{font-size:12px}.practice-list>a{grid-template-columns:18px minmax(0,1fr) 12px;gap:14px}.practice-list>a>h3{font-size:32px}.practice-list p{grid-column:2;grid-row:2}.practice-chevron{grid-column:3;grid-row:1}}

/* Approved homepage portrait and footer-matched background. */
.studio-intro,.studio-biography{background:#191919}.studio-portrait img{object-position:center 40%}

/* Independent, horizontal property collections */
.property-rail{padding:0 5% 42px}.property-rail+.property-rail{padding-top:42px;border-top:1px solid #71816d55}.rail-heading{display:flex;align-items:center;justify-content:space-between;gap:24px;margin-bottom:24px}.rail-heading h3{font-family:Montserrat,Arial,sans-serif;font-size:15px;letter-spacing:.14em;font-weight:600;margin:0 0 9px}.rail-heading p{font-size:12px;margin:0}.rail-controls{display:flex;align-items:center;gap:10px;flex-shrink:0}.rail-controls button{height:43px;width:43px;background:#f5f2eb80;border:1px solid #68785e88;font-size:25px;line-height:1}.rail-controls button:disabled{opacity:.3;cursor:default}.rail-position{font-size:11px;letter-spacing:.1em;margin-right:10px}.property-track{display:flex;gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-padding:0;overscroll-behavior-x:contain;padding-bottom:20px;scrollbar-color:#5f735c #c9d0bf;scrollbar-width:thin}.property-track .instant-property{flex:0 0 72%;height:570px;scroll-snap-align:start;position:relative}.property-track .instant-property:last-child{scroll-snap-align:end}.property-track .instant-property>img{object-position:center}.property-image-note{position:absolute;top:18px;left:18px;background:#191919c9;padding:5px 10px;font-size:10px;color:white;z-index:1}.property-track .instant-property-copy{max-width:580px}.property-editorial-foot{margin-top:0}.houston-glass{align-items:center}.houston-glass .houston-heading>p{font-size:14px;max-width:420px}.houston-glass .all-locations{margin-top:22px}
@media(min-width:1500px){.property-track .instant-property{flex-basis:65%;height:620px}}@media(max-width:900px){.property-track .instant-property{flex-basis:88%;height:500px}.rail-heading{align-items:flex-start}.rail-heading p{max-width:400px}}@media(max-width:600px){.property-rail{padding:0 5% 30px}.property-rail+.property-rail{padding-top:30px}.rail-heading{display:block}.rail-heading h3{font-size:13px;letter-spacing:.09em}.rail-heading p{font-size:12px}.rail-controls{margin-top:18px;justify-content:flex-end}.property-track .instant-property{flex-basis:94%;height:460px}.property-track .instant-property-copy{left:12px;right:12px;bottom:12px;padding:17px}.property-track .instant-property-top{display:block}.property-track .instant-property-top strong{display:block;margin-top:5px}.property-track .instant-property-copy h3{font-size:25px}.property-track .instant-property-copy p{font-size:11px}.property-track .instant-property>img{object-position:50% 30%}}

/* Compact cards and prominent click-to-scroll arrows. */
.property-viewport{position:relative}.property-track .instant-property{flex-basis:46%;height:420px}.property-track .instant-property-copy{left:15px;right:15px;bottom:15px;padding:17px 19px}.property-track .instant-property-copy h3{font-size:25px;margin:10px 0 7px}.property-track .instant-property-top{font-size:10px;flex-wrap:wrap;gap:5px 12px}.property-track .instant-property-top strong{font-size:16px}.property-track .instant-property-copy p{font-size:10px}.property-track .instant-property-link{margin-top:11px;padding-top:9px}.rail-side{position:absolute;top:38%;z-index:4;display:grid;place-items:center;width:52px;height:52px;border:1px solid #ffffffa6;background:#191919ed;color:#fff;font-size:26px;box-shadow:0 4px 20px #0004;transition:background .2s,opacity .2s}.rail-side:hover{background:#45513e}.rail-side-prev{left:-22px}.rail-side-next{right:-22px}.rail-side:disabled{opacity:.28;cursor:default}.rail-controls button{background:#191919;color:#fff;border-color:#191919}.property-track{scrollbar-width:none}.property-track::-webkit-scrollbar{display:none}.rail-controls button:disabled{opacity:.25}
@media(min-width:1500px){.property-track .instant-property{flex-basis:42%;height:450px}}@media(max-width:900px){.property-track .instant-property{flex-basis:66%;height:400px}}@media(max-width:600px){.property-track .instant-property{flex-basis:88%;height:380px}.property-track .instant-property-copy{left:12px;right:12px;bottom:12px;padding:15px}.property-track .instant-property-copy h3{font-size:23px}.property-track .instant-property-top{display:flex}.property-track .instant-property-top strong{margin:0}.rail-side{width:42px;height:46px;font-size:23px;top:32%}.rail-side-prev{left:-12px}.rail-side-next{right:-12px}}

/* Destination pages: clear foregrounds, photographic openings, distinct chapters. */
.practice-index{background:#faf9f6;color:#191919}.practice-index :is(h2,h3,p,.eyebrow,.text-link){color:#191919}.practice-list>a:hover{color:#46584c}.studio-biography{background:#191919;color:#faf9f6}.studio-biography :is(h1,p,.eyebrow){color:#faf9f6}.studio-button:hover{color:#191919}.destination-hero{position:relative;isolation:isolate;overflow:hidden;min-height:620px;display:flex;align-items:end;padding:80px 7%;background:#191919;color:#faf9f6}.destination-hero>img,.destination-hero>video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}.destination-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#111b 0%,#1117 48%,#1112);z-index:-1}.destination-copy{max-width:740px}.destination-hero :is(h1,p,.eyebrow,.destination-link){color:#faf9f6}.destination-hero h1{font-size:clamp(48px,6.2vw,88px);margin:24px 0;line-height:1.06;letter-spacing:-.05em}.destination-hero p{font-size:16px;max-width:550px;line-height:1.8}.destination-link{display:inline-block;font-size:12px;letter-spacing:.06em;border-bottom:1px solid currentColor;padding:12px 0;margin-top:14px}.film-toggle{position:absolute;right:25px;bottom:25px;z-index:3;min-height:44px;min-width:100px;border:1px solid #ffffff88;background:#191919dc;color:#faf9f6;padding:10px 18px;font-size:12px}.destination-search{background:radial-gradient(ellipse at 0 20%,#b5c1aa,#e1e5d7 60%,#efede3);color:#191919;display:grid;grid-template-columns:.8fr 1.4fr;gap:8%;padding:70px 7%;align-items:center}.destination-search h2{font-size:clamp(40px,4.6vw,66px);line-height:1.1}.destination-search>div>p{font-size:14px}.destination-search-panel{padding:32px;background:#faf9f6bf;backdrop-filter:blur(14px);border:1px solid #ffffffa6}.destination-search-panel .searchbox{padding:0;background:transparent;border:0;box-shadow:none}.destination-search-panel .search-top>a{display:none}.destination-search-panel .search-top h2{font-size:25px;margin:0 0 20px}.destination-search-panel .search-fields{grid-template-columns:1fr 1fr}.destination-search-panel .search-fields>label:first-child,.destination-search-panel .search-fields>.btn{grid-column:1/-1}.destination-search-panel .search-fields input,.destination-search-panel .search-fields select{background:#fffdf8;font-size:14px;min-width:0}.destination-search-panel .search-note{font-size:11px;line-height:1.7}.page-buy #buyer-overview{max-width:none;background:#191919;color:#faf9f6;padding:85px 7%}.page-buy #buyer-overview :is(h2,h3,p,strong,span,a){color:#faf9f6}.page-buy #buyer-overview li{border-color:#ffffff44;padding:22px 0}.page-buy #buyer-questions{padding-top:70px;padding-bottom:80px;background:#faf9f6;color:#191919}.hero-frost{justify-content:flex-end;min-height:660px}.hero-frost:after{background:linear-gradient(90deg,#19191900,#19191922)}.hero-frost .destination-copy{background:#faf9f6e8;border:1px solid #fff9;backdrop-filter:blur(18px);padding:42px;max-width:570px;color:#191919}.hero-frost :is(h1,p,.eyebrow,.destination-link){color:#191919}.hero-frost h1{font-size:clamp(46px,4.8vw,67px)}.hero-frost>img{object-position:40% center}.marketing-story{display:grid;grid-template-columns:1.2fr 1fr;gap:8%;padding:80px 7%;background:#e9e4d9;color:#191919;align-items:center}.marketing-story h2{font-size:clamp(40px,4.5vw,65px)}.marketing-story p{font-size:14px}.marketing-film{position:relative;height:440px;background:#29362f;overflow:hidden}.marketing-film video{width:100%;height:100%;object-fit:cover}.page-sell .seller-layout{max-width:none;background:#191919;color:#faf9f6;padding:85px 7%;align-items:start}.page-sell .seller-layout>div:first-child :is(h2,p,.eyebrow,summary){color:#faf9f6}.page-sell .seller-layout details{border-color:#ffffff55}.page-sell .seller-layout .form-panel{background:#faf9f6;color:#191919;border:1px solid #e4dfd4}.page-sell .seller-layout .form-panel :is(h2,p,label,.eyebrow,.required-note){color:#191919}.page-sell .seller-layout .form-panel .btn{color:#faf9f6;background:#29362f}.page-sell .useful-questions{padding-top:65px;padding-bottom:70px;background:#faf9f6;color:#191919}.goal-chapter{display:grid;grid-template-columns:.9fr 1.35fr;gap:8%;padding:80px 7%;background:radial-gradient(ellipse at 10% 90%,#b4c1aa,#e8e8db 70%);color:#191919;align-items:center}.goal-chapter h2{font-size:clamp(42px,4.8vw,66px)}.goal-chapter p{font-size:14px}.goal-glass{background:#faf9f6d9;border:1px solid #fff9;padding:35px;backdrop-filter:blur(12px)}.goal-tabs{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:35px}.goal-tabs button{font-size:12px;border:1px solid #78826d;background:transparent;padding:12px 14px;min-height:46px;color:#191919}.goal-tabs button[aria-selected=true]{background:#29362f;color:#faf9f6;border-color:#29362f}.goal-glass h3{font-size:32px;line-height:1.2}.goal-glass .text-link{margin-top:20px}.goal-glass [hidden]{display:none}.page-invest .number-table{background:#fffdf8;margin-top:30px}.page-invest .number-table th{background:#29362f;color:#faf9f6}.page-invest .number-table td{color:#191919;padding:20px}.page-invest .development-form{max-width:none;background:#191919;color:#faf9f6;padding:85px 7%}.page-invest .development-form>aside :is(h2,p,a,.eyebrow){color:#faf9f6}.page-invest .development-form .form-panel{background:#faf9f6;color:#191919}.page-invest .development-form .form-panel :is(h2,p,label,.eyebrow){color:#191919}.page-invest .development-form .form-panel .btn{color:#faf9f6}.page-develop .destination-hero{min-height:570px}.page-develop .development-intro{background:#faf9f6;color:#191919;padding-top:65px;padding-bottom:65px}.page-develop .land-acquisition{background:#191919;color:#faf9f6;max-width:none;padding:80px 7%}.page-develop .land-acquisition :is(h2,p,.eyebrow){color:#faf9f6}.page-develop .deliverables{background:radial-gradient(ellipse at 0 0,#bac7ae,#e8e8db 70%);max-width:none;padding:80px 7%;color:#191919}.page-develop .deliverables dl{background:#faf9f6c9;backdrop-filter:blur(12px);border:1px solid #fff9;padding:25px 35px}.page-develop .deliverables details{border-top:1px solid #8b927e66;padding:20px 0}.page-develop .deliverables details:first-child{border-top:0}.page-develop .deliverables summary{font-size:17px;line-height:1.5;cursor:pointer;color:#191919}.page-develop .deliverables details p{font-size:14px;color:#191919;margin-top:18px}.page-develop .band{background:#29362f;color:#faf9f6}.page-develop .band :is(h2,p,.eyebrow){color:#faf9f6}.page-develop .development-form{padding-top:80px;padding-bottom:80px;background:#faf9f6;color:#191919}.explore-collections{padding:70px 0 40px;background:#faf9f6;color:#191919;overflow:hidden}.explore-heading{padding:0 7% 45px;display:grid;grid-template-columns:1fr 1fr;column-gap:10%;align-items:end}.explore-heading .eyebrow{grid-column:1/-1}.explore-heading h2{font-size:clamp(42px,4.6vw,66px);margin-bottom:0}.explore-heading p{max-width:390px;font-size:14px}.explore-collections .property-rail{padding-left:7%;padding-right:7%}.explore-collections .rail-controls button,.explore-collections .rail-side{background:#191919;color:#faf9f6}.listing-snapshot{font-size:11px;margin:15px 7%;max-width:900px;color:#55574e}.explore-location-chapter{background:#29362f;color:#faf9f6;padding:70px 7%;display:grid;grid-template-columns:1fr 1.1fr;gap:10%;align-items:center}.explore-location-chapter :is(h2,p,summary,.eyebrow,a){color:#faf9f6}.explore-location-chapter h2{font-size:clamp(42px,4.6vw,66px)}.explore-location-chapter p{font-size:14px}.explore-location-chapter details{border-top:1px solid #fff6;border-bottom:1px solid #fff6;padding:22px 0}.explore-location-chapter summary{font-size:15px;line-height:1.6;cursor:pointer}.explore-location-chapter .location-list{grid-template-columns:1fr 1fr;gap:0 24px;margin-top:20px}.explore-location-chapter .location-list a{font-size:13px;border-color:#ffffff44}.explore-actions{display:flex;gap:22px;flex-wrap:wrap;margin-top:25px}.page-properties .destination-hero{min-height:580px}.page-properties .destination-hero>img{object-position:center 60%}
@media(max-width:900px){.destination-hero{min-height:560px}.destination-search{gap:5%;grid-template-columns:1fr 1.25fr}.destination-search-panel{padding:25px}.hero-frost .destination-copy{max-width:480px}.marketing-story{gap:5%}.marketing-film{height:380px}.goal-chapter{grid-template-columns:1fr;gap:25px}.goal-glass{padding:30px}.explore-location-chapter{gap:6%}}
@media(max-width:600px){.destination-hero{min-height:560px;padding:55px 7% 80px}.destination-hero h1{font-size:47px}.destination-hero p{font-size:14px}.film-toggle{bottom:17px;right:18px}.destination-search,.marketing-story,.goal-chapter,.explore-location-chapter{grid-template-columns:1fr;gap:28px;padding:45px 7%}.destination-search h2{font-size:44px;margin:17px 0}.destination-search-panel{padding:25px 20px}.destination-search-panel .search-fields{gap:16px}.destination-search-panel .search-fields input,.destination-search-panel .search-fields select{font-size:16px;width:100%}.destination-search-panel .search-fields>label{min-width:0}.hero-frost{padding:230px 6% 35px;min-height:680px}.hero-frost .destination-copy{padding:25px}.hero-frost h1{font-size:44px}.hero-frost>img{object-position:35% 35%}.marketing-film{height:320px}.marketing-story h2{font-size:44px}.page-sell .seller-layout,.page-invest .development-form{padding:50px 7%;gap:35px}.page-sell .seller-layout .form-panel,.page-invest .development-form .form-panel{padding:25px 20px}.goal-tabs{margin-bottom:25px;gap:8px}.goal-tabs button{flex:1 1 100%;text-align:left}.goal-glass{padding:25px}.goal-glass h3{font-size:30px}.page-invest .number-table td{padding:15px 10px;font-size:12px}.page-develop .land-acquisition,.page-develop .deliverables{padding:50px 7%}.page-develop .deliverables dl{padding:15px 22px}.explore-heading{display:block;padding-bottom:30px}.explore-heading h2{font-size:46px}.explore-heading p{margin-top:23px}.explore-collections{padding-top:50px}.explore-location-chapter .location-list{grid-template-columns:1fr 1fr}.explore-location-chapter h2{font-size:45px}.page-properties .destination-hero{min-height:540px}.page-buy #buyer-overview{padding:55px 7%}.page-buy #buyer-questions{padding-top:50px;padding-bottom:55px}}
@media(prefers-reduced-motion:no-preference){.destination-hero>img{animation:destination-settle 1.2s ease-out both}@keyframes destination-settle{from{transform:scale(1.025)}to{transform:scale(1)}}}
/* Original film, centered brand, and one-line desktop navigation. */
.cinema-brand{position:absolute;inset:0;display:flex;justify-content:center;align-items:center;pointer-events:none;z-index:2}.cinema-brand img{width:54%;max-width:700px;height:auto;opacity:.82;filter:drop-shadow(0 2px 16px #0008)}.page-home header{justify-content:center;background:linear-gradient(#1118,#1110);border-bottom:1px solid #ffffff22}.page-home header>a{display:none}.page-home header nav{justify-content:center;flex-wrap:nowrap;gap:30px;white-space:nowrap}.page-home header nav a{color:#faf9f6;text-shadow:0 1px 8px #0009}.page-home header nav a[href="/contact.html"]{border:0;padding:0}.page-home .cinema-shade{background:linear-gradient(#0002,#0002 45%,#0005)}
@media(min-width:851px){.page-home header nav{margin:0 auto}.page-home header{padding-left:4%;padding-right:4%}}
@media(max-width:850px){.page-home header{justify-content:flex-end}.page-home header .menu-btn{color:#faf9f6}.page-home header nav.open{display:flex;gap:0;white-space:normal;flex-direction:column;align-items:stretch;position:absolute;right:0;left:0;top:100%;background:#191919;padding:20px 7%}.page-home header nav.open a{padding:13px 0;border:0}.cinema-brand img{width:82%;max-width:560px}}
/* A direct path from the film and every collection into open-ended search. */
.cinema-baseline{justify-content:center}.cinema-baseline>a{margin:0 auto;white-space:nowrap}.property-track .explore-more{display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding:40px;background:radial-gradient(ellipse at 100% 0,#596b50,#29362f 70%);color:#faf9f6;border:1px solid #ffffff33}.property-track .explore-more :is(h3,p,.eyebrow){color:#faf9f6}.property-track .explore-more h3{font-size:42px;line-height:1.1;letter-spacing:-.04em;margin:24px 0 15px}.property-track .explore-more p{max-width:280px;font-size:14px;line-height:1.8;margin:0}.explore-more-button{display:inline-flex;align-items:center;gap:25px;border:1px solid #faf9f699;padding:13px 18px;margin-top:28px;font-size:12px;line-height:1.7}.explore-more-button>span{font-size:20px}.property-track .explore-more:hover{background:#29362f}.page-home #hero-video:focus-visible{outline:2px solid #faf9f6;outline-offset:-5px}.search-fields label{min-width:0}
@media(max-width:600px){.cinema-baseline{display:flex;justify-content:center}.cinema-baseline>a{display:flex}.property-track .explore-more{padding:30px}.property-track .explore-more h3{font-size:35px}.explore-more-button{font-size:11px;padding:12px 15px}}
/* Keep the video search link centered after removing the side labels. */
.page-home .cinema-baseline{display:flex;justify-content:center;align-items:center}.page-home .cinema-baseline>a{margin:0 auto}.studio-portrait img[src*="brown-full-length"]{object-position:center 35%}

/* Contact submenu: native disclosure supports touch and keyboard. */
nav .contact-menu{position:relative;align-self:center;color:inherit;font:inherit}nav .contact-menu summary{cursor:pointer;list-style:none;white-space:nowrap;font:inherit;letter-spacing:inherit;padding:12px 0}nav .contact-menu summary::-webkit-details-marker{display:none}nav .contact-menu summary::after{content:"⌄";margin-left:7px;font-size:.8em}nav .contact-dropdown{position:absolute;top:100%;right:0;min-width:225px;padding:12px;background:#191919;color:#faf8f3;box-shadow:0 12px 30px #0003;z-index:100}nav .contact-dropdown a{display:block!important;color:#faf8f3!important;padding:13px 15px!important;white-space:nowrap;border:0!important}nav .contact-dropdown a:hover,nav .contact-dropdown a:focus-visible{background:#ffffff18}nav summary:focus-visible{outline:2px solid currentColor;outline-offset:5px}@media(max-width:800px){nav .contact-menu{align-self:stretch}nav .contact-dropdown{position:static;box-shadow:none;margin-top:5px}nav .contact-menu summary{padding:15px 0}}