:root {
  --navy: #071929;
  --navy-2: #0d2538;
  --ink: #12202a;
  --muted: #59656d;
  --cream: #f3eee5;
  --paper: #fffdf9;
  --blue: #0782bd;
  --gold: #aa7b39;
  --line: #d9d2c6;
  --serif: Georgia, "Times New Roman", serif;
  --sans: "Helvetica Neue", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  line-height: 1.6;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
.skip-link {
  position: absolute;
  top: -100px;
  left: 1rem;
  z-index: 100;
  padding: .7rem 1rem;
  color: #fff;
  background: var(--blue);
}
.skip-link:focus { top: 1rem; }
.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  color: #fff;
  background: rgba(7, 25, 41, .98);
  border-bottom: 1px solid rgba(255,255,255,.13);
}
.header-inner {
  width: min(1180px, calc(100% - 40px));
  min-height: 92px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
}
.brand img {
  width: 286px;
  height: auto;
  mix-blend-mode: screen;
}
.site-nav { display: flex; align-items: center; gap: 18px; }
.site-nav a {
  position: relative;
  text-decoration: none;
  text-transform: uppercase;
  letter-spacing: .16em;
  font-size: .69rem;
  white-space: nowrap;
}
.site-nav a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: -.55rem;
  height: 1px;
  background: var(--gold);
  transition: right .2s ease;
}
.site-nav a:hover::after,
.site-nav a:focus-visible::after,
.site-nav a[aria-current="page"]::after { right: 0; }
.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  color: #fff;
  background: transparent;
  border: 1px solid rgba(255,255,255,.45);
  font-size: 1.3rem;
}
main { min-height: 60vh; }
.wrap { width: min(1120px, calc(100% - 40px)); margin: 0 auto; }
.hero {
  color: #fff;
  background: var(--navy);
}
.home-hero {
  min-height: 620px;
  display: grid;
  align-items: center;
  background:
    linear-gradient(90deg, rgba(7,25,41,.98) 0%, rgba(7,25,41,.93) 48%, rgba(7,25,41,.40) 100%),
    url("images/dallas-skyline.webp") center right / cover no-repeat;
}
.hero-copy { max-width: 680px; padding: 110px 0; }
.eyebrow {
  margin: 0 0 18px;
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: .2em;
  font-size: .78rem;
  font-weight: 700;
}
h1, h2, h3 {
  margin-top: 0;
  color: var(--navy);
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.12;
}
.hero h1 { color: #fff; font-size: clamp(3rem, 6vw, 5.6rem); margin-bottom: 28px; }
.hero .lead {
  max-width: 650px;
  color: rgba(255,255,255,.86);
  font-size: clamp(1.05rem, 2vw, 1.32rem);
}
.hero-kicker {
  margin: -14px 0 24px;
  color: #d2aa69;
  font: 400 clamp(1.7rem, 3vw, 2.65rem)/1.2 var(--serif);
}
.button {
  display: inline-block;
  margin-top: 18px;
  padding: 14px 22px;
  color: #fff;
  border: 1px solid var(--gold);
  text-decoration: none;
  text-transform: uppercase;
  letter-spacing: .14em;
  font-size: .75rem;
}
.button:hover, .button:focus-visible { background: var(--gold); }
.section { padding: 92px 0; }
.section.alt { background: var(--cream); }
.section.navy { color: #fff; background: var(--navy); }
.section h2 { font-size: clamp(2.25rem, 4vw, 4.2rem); }
.section.navy h2, .section.navy h3 { color: #fff; }
.section.navy .prose-lead,
.section.navy .lead { color: rgba(255,255,255,.84); }
.narrow { max-width: 860px; }
.prose-lead { font-size: 1.1rem; }
.lead-dark { max-width: 760px; color: var(--muted); font-size: 1.16rem; }
.section-heading {
  margin-bottom: 38px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: end;
}
.section-heading h2 { margin-bottom: 0; }
.section-heading > p { margin: 0; color: var(--muted); font-size: 1.05rem; }
.intro-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(280px, .75fr);
  gap: 80px;
  align-items: start;
}
.intro-grid p { font-size: 1.1rem; }
.quote {
  margin: 0;
  padding: 34px;
  color: var(--navy);
  background: #eee8de;
  border-left: 3px solid var(--gold);
  font: 1.55rem/1.45 var(--serif);
}
.stat-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  background: var(--cream);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.stat {
  min-height: 150px;
  display: grid;
  place-items: center;
  align-content: center;
  text-align: center;
  border-right: 1px solid var(--line);
}
.stat:last-child { border-right: 0; }
.stat strong { font: 2.5rem var(--serif); color: var(--navy); }
.stat span { max-width: 245px; padding: 0 16px; font-size: .82rem; margin-top: 8px; }
.experience-metrics { background: var(--cream); }
.metrics-note {
  width: 100%;
  max-width: none;
  margin: 0 auto;
  padding: 14px 24px 18px;
  color: var(--muted);
  text-align: center;
  white-space: nowrap;
  font-size: .72rem;
}
.page-hero { padding: 84px 0 72px; }
.page-hero h1 { font-size: clamp(3.1rem, 6vw, 5rem); margin-bottom: 18px; }
.page-hero .lead { max-width: 760px; }
.service-grid, .transaction-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.service-grid > :last-child:nth-child(odd) { grid-column: 1 / -1; }
.service, .transaction {
  padding: 38px;
  background: var(--paper);
}
.service-number {
  display: block;
  margin-bottom: 26px;
  color: var(--gold);
  font: 400 1.15rem var(--serif);
}
.service p { font-size: 1.02rem; }
.story-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  overflow: hidden;
  background: var(--line);
  border: 1px solid var(--line);
}
.story-card {
  min-height: 280px;
  padding: 38px;
  display: flex;
  flex-direction: column;
  color: var(--ink);
  background: var(--paper);
  text-decoration: none;
  transition: background .2s ease, color .2s ease;
}
.story-card:hover, .story-card:focus-visible { color: #fff; background: var(--navy); }
.story-card span,
.perspective-card span {
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: .15em;
  font-size: .7rem;
  font-weight: 700;
}
.story-card h3 { margin: 28px 0; color: inherit; font-size: 2rem; }
.story-card em { margin-top: auto; font-style: normal; font-size: .76rem; text-transform: uppercase; letter-spacing: .13em; }
.dark-button { color: var(--navy); }
.closing-invitation { text-align: center; }
.closing-invitation .lead-dark { margin-right: auto; margin-left: auto; }
.service h2, .transaction h2 { font-size: 1.65rem; margin-bottom: 12px; }
.service p, .transaction p { margin-bottom: 0; color: var(--muted); }
.transaction .label {
  display: block;
  margin-bottom: 18px;
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: .16em;
  font-size: .72rem;
}
.transaction .amount { font: 2rem var(--serif); color: var(--navy); }
.transaction summary { list-style: none; cursor: pointer; }
.transaction summary::-webkit-details-marker { display: none; }
.transaction summary:focus-visible { outline: 2px solid var(--blue); outline-offset: 8px; }
.transaction-action {
  display: inline-block;
  margin-top: 24px;
  color: var(--navy);
  text-transform: uppercase;
  letter-spacing: .13em;
  font-size: .7rem;
  font-weight: 700;
}
.transaction-action::after { content: " +"; color: var(--gold); }
.transaction[open] .transaction-action::after { content: " −"; }
.transaction-detail {
  margin-top: 22px;
  padding-top: 20px;
  border-top: 1px solid var(--line);
}
.transaction-detail a { color: var(--navy); text-underline-offset: 4px; }
.insight-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.insight-card {
  min-height: 330px;
  padding: 36px;
  display: flex;
  flex-direction: column;
  color: var(--ink);
  background: var(--paper);
  text-decoration: none;
  transition: background .2s ease, color .2s ease;
}
.insight-card:hover, .insight-card:focus-visible { color: #fff; background: var(--navy); }
.insight-card .label {
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: .15em;
  font-size: .7rem;
  font-weight: 700;
}
.insight-card h2 { margin: 30px 0 18px; font-size: 1.9rem; color: inherit; }
.insight-card p { margin-top: auto; }
.insight-layout {
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: 80px;
  align-items: start;
}
.insight-list { margin: 0; padding-left: 1.2rem; }
.insight-list li { padding: 12px 0; border-bottom: 1px solid var(--line); }
.numbered { padding-left: 1.5rem; }
.featured-transaction {
  margin-bottom: 84px;
  padding: clamp(34px, 6vw, 70px);
  display: grid;
  grid-template-columns: .85fr 1.15fr;
  gap: clamp(40px, 7vw, 90px);
  color: rgba(255,255,255,.82);
  background: var(--navy);
  border-top: 4px solid var(--gold);
}
.featured-transaction .label {
  color: #d2aa69;
  text-transform: uppercase;
  letter-spacing: .17em;
  font-size: .74rem;
}
.featured-transaction h2 {
  margin: 18px 0 22px;
  color: #fff;
  font-size: clamp(2.5rem, 5vw, 4.5rem);
}
.deal-facts { margin: 0; border-top: 1px solid rgba(255,255,255,.22); }
.deal-facts div {
  padding: 20px 0;
  display: grid;
  grid-template-columns: 105px 1fr;
  gap: 20px;
  border-bottom: 1px solid rgba(255,255,255,.22);
}
.deal-facts dt {
  color: #d2aa69;
  text-transform: uppercase;
  letter-spacing: .13em;
  font-size: .7rem;
  font-weight: 700;
}
.deal-facts dd { margin: 0; color: #fff; }
.transaction-intro { margin-bottom: 34px; }
.transaction-intro h2 { margin-bottom: 0; }
.transaction-intro {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: end;
}
.leaders { display: grid; gap: 90px; }
.leader {
  display: grid;
  grid-template-columns: 320px minmax(0, 1fr);
  gap: 64px;
  align-items: start;
  padding-bottom: 90px;
  border-bottom: 1px solid var(--line);
}
.leader:last-child { padding-bottom: 0; border-bottom: 0; }
.leader:nth-child(even) { grid-template-columns: minmax(0, 1fr) 320px; }
.leader:nth-child(even) .portrait { order: 2; }
.portrait {
  width: 320px;
  height: 320px;
  max-width: 100%;
  object-fit: cover;
  object-position: center top;
  border-bottom: 5px solid var(--gold);
}
.leader h2 { font-size: 3rem; margin-bottom: 6px; }
.title {
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: .14em;
  font-size: .78rem;
  font-weight: 700;
}
.leader h3 { margin-top: 28px; font: 700 .8rem var(--sans); text-transform: uppercase; letter-spacing: .15em; }
.leader-copy > h3 {
  padding-bottom: 10px;
  border-bottom: 1px solid var(--line);
}
.leader-copy > p:not(.eyebrow):not(.title) { font-size: 1.05rem; }
.leader-copy > p:not(.title) { max-width: 780px; }
.leader-contact {
  margin: 22px 0 30px;
  padding: 16px 0;
  display: flex;
  flex-wrap: wrap;
  gap: 10px 24px;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.leader-contact a {
  color: var(--navy);
  font-size: .86rem;
  text-underline-offset: 4px;
}
.experience-list section {
  padding: 20px 0;
  display: grid;
  grid-template-columns: 165px 1fr;
  gap: 24px;
  border-bottom: 1px solid var(--line);
}
.experience-list h4 {
  margin: 0;
  color: var(--navy);
  font: 700 .76rem var(--sans);
  text-transform: uppercase;
  letter-spacing: .11em;
}
.experience-list p { margin: 0; }
.focus-list { padding-left: 1.1rem; columns: 2; }
.focus-list li { break-inside: avoid; margin-bottom: .35rem; }
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 72px;
}
.contact-layout {
  display: grid;
  grid-template-columns: .78fr 1.22fr;
  gap: clamp(50px, 8vw, 100px);
  align-items: start;
}
.form-note {
  margin-top: 28px;
  padding-top: 20px;
  color: var(--muted);
  border-top: 1px solid var(--line);
  font-size: .86rem;
}
.inquiry-form {
  padding: clamp(28px, 5vw, 48px);
  background: var(--cream);
  border-top: 4px solid var(--gold);
}
.form-row {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
}
.inquiry-form label {
  margin-bottom: 20px;
  display: block;
  color: var(--navy);
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.inquiry-form label span { color: var(--muted); font-weight: 400; }
.inquiry-form input,
.inquiry-form select,
.inquiry-form textarea {
  width: 100%;
  margin-top: 8px;
  padding: 13px 14px;
  color: var(--ink);
  background: var(--paper);
  border: 1px solid #bbb3a7;
  border-radius: 0;
  font: 400 1rem/1.4 var(--sans);
  text-transform: none;
  letter-spacing: normal;
}
.inquiry-form textarea { resize: vertical; }
.inquiry-form input:focus,
.inquiry-form select:focus,
.inquiry-form textarea:focus {
  outline: 2px solid var(--blue);
  outline-offset: 2px;
}
.form-submit {
  color: var(--navy);
  background: transparent;
  cursor: pointer;
}
.contact-card {
  padding: 40px;
  background: var(--cream);
  border-top: 3px solid var(--blue);
}
.contact-card a { color: var(--navy); }
.legal-copy { max-width: 880px; font-size: 1.05rem; }
.confidentiality-band {
  padding: 34px 0;
  color: rgba(255,255,255,.84);
  background: var(--navy-2);
  border-top: 1px solid rgba(255,255,255,.12);
  border-bottom: 1px solid rgba(255,255,255,.12);
}
.confidentiality-band .eyebrow { margin-bottom: 10px; }
.confidentiality-band p:last-child { max-width: 900px; margin: 0; }
.engagement-list { border-top: 1px solid var(--line); }
.engagement { border-bottom: 1px solid var(--line); }
.engagement summary {
  min-height: 155px;
  padding: 30px 0;
  display: grid;
  grid-template-columns: 72px minmax(0, 1fr) auto;
  gap: 26px;
  align-items: center;
  cursor: pointer;
  list-style: none;
}
.engagement summary::-webkit-details-marker { display: none; }
.engagement summary:focus-visible { outline: 2px solid var(--blue); outline-offset: 6px; }
.engagement-number { color: var(--gold); font: 2rem var(--serif); }
.engagement summary small {
  display: block;
  margin-bottom: 8px;
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: .15em;
  font-size: .68rem;
  font-weight: 700;
}
.engagement summary strong {
  display: block;
  color: var(--navy);
  font: 400 clamp(1.6rem, 3vw, 2.5rem)/1.15 var(--serif);
}
.engagement-fit {
  display: block;
  max-width: 740px;
  margin-top: 10px;
  color: var(--muted);
  font-size: .94rem;
  line-height: 1.5;
}
.engagement summary:hover strong { color: var(--blue); }
.expand-label {
  color: var(--navy);
  text-transform: uppercase;
  letter-spacing: .13em;
  font-size: .68rem;
  font-weight: 700;
}
.expand-label::after { content: "  +"; color: var(--gold); }
.engagement[open] .expand-label::after { content: "  −"; }
.engagement-body {
  padding: 0 0 55px 98px;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 34px 64px;
}
.engagement-body section { padding-top: 26px; border-top: 1px solid var(--line); }
.engagement-body h2 {
  margin-bottom: 12px;
  color: var(--gold);
  font: 700 .72rem var(--sans);
  text-transform: uppercase;
  letter-spacing: .15em;
}
.engagement-body p, .engagement-body li { color: var(--muted); }
.engagement-body ul { margin: 0; padding-left: 1.15rem; }
.perspective-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
}
.perspective-card {
  min-height: 300px;
  padding: 38px;
  background: var(--paper);
  border-top: 3px solid var(--gold);
}
.perspective-link {
  display: flex;
  flex-direction: column;
  color: var(--ink);
  text-decoration: none;
  transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.perspective-link:hover,
.perspective-link:focus-visible {
  transform: translateY(-3px);
  border-color: var(--blue);
  box-shadow: 0 16px 35px rgba(7,25,41,.1);
}
.perspective-card h2 { margin: 25px 0 18px; font-size: 2rem; }
.perspective-card p { color: var(--muted); }
.perspective-card .perspective-date {
  margin: 12px 0 0;
  font-size: .76rem;
}
.perspective-card em {
  display: inline-block;
  margin-top: auto;
  padding-top: 18px;
  color: var(--gold);
  font-style: normal;
  text-transform: uppercase;
  letter-spacing: .13em;
  font-size: .7rem;
}
.perspective-card a { color: var(--navy); text-underline-offset: 4px; }
.archive-explanation { font-size: .88rem; }
.article-hero .article-date { margin: 0 0 18px; color: rgba(255,255,255,.72); }
.article-layout {
  display: grid;
  grid-template-columns: minmax(0, 760px) minmax(240px, 320px);
  gap: 80px;
  align-items: start;
}
.article-body > section { margin-bottom: 48px; }
.article-body h2 { font-size: 2rem; }
.article-body p, .article-body li { color: var(--muted); font-size: 1.08rem; line-height: 1.8; }
.article-questions { padding: 34px; background: var(--cream); border-left: 3px solid var(--gold); }
.article-questions ul { margin-bottom: 0; padding-left: 1.25rem; }
.article-aside {
  position: sticky;
  top: 120px;
  padding: 28px;
  background: var(--navy);
  color: #fff;
}
.article-aside p:not(.eyebrow) { color: rgba(255,255,255,.76); }
.article-aside a { color: #fff; text-underline-offset: 4px; }
.article-return { text-align: center; }
.site-footer {
  color: rgba(255,255,255,.76);
  background: #03111f;
  border-top: 1px solid rgba(255,255,255,.1);
}
.footer-main {
  padding: 58px 0 40px;
  display: grid;
  grid-template-columns: 1.25fr .75fr .75fr;
  gap: 60px;
}
.footer-main img { width: 290px; margin-bottom: 20px; }
.footer-main h2 {
  color: var(--gold);
  font: 700 .78rem var(--sans);
  text-transform: uppercase;
  letter-spacing: .16em;
}
.footer-main a { display: block; margin: 7px 0; text-decoration: none; }
.footer-main a:hover, .footer-main a:focus-visible { color: #fff; }
.footer-disclaimer {
  padding: 24px 0;
  border-top: 1px solid rgba(255,255,255,.12);
  font-size: .74rem;
  line-height: 1.55;
}
.footer-disclaimer h2 {
  margin: 0 0 12px;
  color: #d2aa69;
  font: 700 .72rem var(--sans);
  text-transform: uppercase;
  letter-spacing: .16em;
}
.footer-disclaimer p { margin: 0 0 8px; }
.footer-bottom {
  padding: 20px 0;
  display: flex;
  justify-content: space-between;
  gap: 24px;
  border-top: 1px solid rgba(255,255,255,.12);
  font-size: .78rem;
}
.legal-notice {
  padding: 36px 0;
  color: rgba(255,255,255,.75);
  background: var(--navy-2);
  border-top: 1px solid rgba(255,255,255,.14);
}
.legal-notice h2 {
  margin: 0 0 12px;
  color: #d2aa69;
  font: 700 .74rem var(--sans);
  text-transform: uppercase;
  letter-spacing: .16em;
}
.legal-notice p { margin: 0; font-size: .76rem; line-height: 1.65; }

@media (max-width: 900px) {
  .metrics-note { white-space: normal; }
  .nav-toggle { display: block; }
  .site-nav {
    display: none;
    position: absolute;
    left: 0;
    right: 0;
    top: 92px;
    padding: 24px;
    flex-direction: column;
    align-items: flex-start;
    gap: 20px;
    background: var(--navy);
    border-top: 1px solid rgba(255,255,255,.12);
  }
  .site-nav.open { display: flex; }
  .intro-grid, .contact-grid, .contact-layout { grid-template-columns: 1fr; gap: 42px; }
  .leader { grid-template-columns: 260px minmax(0,1fr); gap: 36px; }
  .leader:nth-child(even) { grid-template-columns: minmax(0,1fr) 260px; }
  .portrait { width: 260px; height: 260px; }
  .featured-transaction { grid-template-columns: 1fr; }
  .insight-grid { grid-template-columns: 1fr; }
  .insight-layout { grid-template-columns: 1fr; gap: 28px; }
  .footer-main { grid-template-columns: 1fr 1fr; }
  .section-heading { grid-template-columns: 1fr; gap: 18px; }
  .article-layout { grid-template-columns: 1fr; gap: 36px; }
  .article-aside { position: static; }
}

@media (max-width: 640px) {
  .header-inner, .wrap { width: min(100% - 28px, 1120px); }
  .brand img { width: 220px; }
  .home-hero {
    min-height: 560px;
    background:
      linear-gradient(rgba(7,25,41,.86), rgba(7,25,41,.96)),
      url("images/dallas-skyline.webp") center / cover no-repeat;
  }
  .hero-copy { padding: 78px 0; }
  .section { padding: 68px 0; }
  .stat-grid, .service-grid, .transaction-grid, .story-grid, .perspective-grid { grid-template-columns: 1fr; }
  .stat { border-right: 0; border-bottom: 1px solid var(--line); }
  .stat:last-child { border-bottom: 0; }
  .leader { grid-template-columns: 1fr; gap: 28px; }
  .leader:nth-child(even) { grid-template-columns: 1fr; }
  .leader:nth-child(even) .portrait { order: 0; }
  .portrait { width: min(100%, 360px); height: auto; aspect-ratio: 1; }
  .leader h2 { font-size: 2.4rem; }
  .focus-list { columns: 1; }
  .experience-list section { grid-template-columns: 1fr; gap: 8px; }
  .deal-facts div { grid-template-columns: 1fr; gap: 6px; }
  .transaction-intro { grid-template-columns: 1fr; gap: 16px; }
  .footer-main { grid-template-columns: 1fr; gap: 32px; }
  .footer-bottom { flex-direction: column; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .engagement summary { grid-template-columns: 48px minmax(0, 1fr); gap: 14px; }
  .expand-label { grid-column: 2; }
  .engagement-body { padding-left: 62px; grid-template-columns: 1fr; gap: 24px; }
}

@media (prefers-reduced-motion: reduce) {
  * { scroll-behavior: auto !important; transition: none !important; }
}