@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400;1,500&family=Manrope:wght@400;500;600&display=swap');

:root{
  --ink:#171614;
  --charcoal:#171717;
  --muted:#6d6a65;
  --ivory:#f7f5f0;
  --ivory-2:#efede7;
  --paper:#ffffff;
  --line:#d8d4cc;
  --line-dark:#2a2a2a;
  --display:"Cormorant Garamond",Garamond,"Times New Roman",serif;
  --sans:"Manrope",Arial,sans-serif;
  --page:1240px;
  --ease:cubic-bezier(.2,.65,.25,1);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth;background:var(--paper)}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;font-kerning:normal}
body::selection{background:#111;color:#fff}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,textarea{font:inherit;color:inherit}
button{cursor:pointer}
.page-shell{overflow:clip}
.page-width{width:min(var(--page),calc(100% - 72px));margin:0 auto}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}

.eyebrow{margin:0 0 18px;font:600 .72rem/1.15 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:#625f59}
.section-subhead{margin:18px 0 0;font:500 .72rem/1.55 var(--sans);letter-spacing:.20em;text-transform:uppercase;color:#706d67}
h1,h2,h3{margin:0;font-family:var(--display);font-weight:500;letter-spacing:-.025em;line-height:.96;text-wrap:balance}
h1{font-size:clamp(4.3rem,7.6vw,8.8rem)}
h2{font-size:clamp(3.35rem,5.8vw,6.8rem)}
h3{font-size:clamp(2rem,2.7vw,3rem)}
.body-copy{margin:0;color:#494640;max-width:720px;font-size:1.05rem;line-height:1.78}
.section-heading{position:relative}
.section-heading.centered{text-align:center;max-width:980px;margin:0 auto 68px}
.section-heading.centered h2{max-width:900px;margin-inline:auto}

.button,.pill-button{appearance:none;border:1px solid var(--ink);display:inline-flex;align-items:center;justify-content:center;gap:18px;transition:transform .35s var(--ease),background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease);font:600 .69rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase}
.button{min-height:54px;padding:0 24px;background:transparent;border-radius:0}
.button-dark{background:var(--ink);color:#fff}
.button-light{background:rgba(255,255,255,.7);backdrop-filter:blur(10px)}
.button-white{background:#fff;color:#000;border-color:#fff}
.button:hover,.pill-button:hover{transform:translateY(-2px)}
.button-dark:hover{background:#292929;border-color:#292929}
.button-light:hover{background:#fff}
.button-white:hover{background:var(--ivory);border-color:var(--ivory)}
.button-arrow-glyph{display:block;width:22px;height:8px;position:relative;flex:0 0 auto}
.button-arrow-glyph::before{content:"";position:absolute;left:0;top:50%;width:100%;height:1px;background:currentColor;transform:translateY(-50%)}
.button-arrow-glyph::after{content:"";position:absolute;right:0;top:50%;width:7px;height:7px;border-top:1px solid currentColor;border-right:1px solid currentColor;transform:translateY(-50%) rotate(45deg);transform-origin:center}

/* Header */
.site-header{position:sticky;top:0;z-index:100;background:rgba(250,249,246,.93);backdrop-filter:blur(18px);border-bottom:1px solid rgba(10,10,10,.08)}
.header-inner{width:min(1380px,calc(100% - 48px));margin:0 auto;min-height:96px;display:grid;grid-template-columns:minmax(360px,1.15fr) auto minmax(200px,.85fr);align-items:center;gap:32px}
.brand-lockup{display:flex;align-items:center;gap:20px;min-width:0}
.genesis-logo{width:170px;height:62px;object-fit:contain;object-position:left center}
.brokerage-lockup{padding-left:18px;border-left:1px solid #c9c5bd;display:flex;flex-direction:column;gap:7px;min-width:0}
.brokerage-label{font:600 .52rem/1 var(--sans);letter-spacing:.17em;text-transform:uppercase;color:#7b7770;white-space:nowrap}
.roa-logo{width:145px;height:20px;object-fit:contain;object-position:left center}
.desktop-nav{display:flex;gap:34px;align-items:center;font:500 .72rem/1 var(--sans);letter-spacing:.10em;text-transform:uppercase}
.desktop-nav a{position:relative;padding:40px 0 38px}
.desktop-nav a::after{content:"";position:absolute;left:0;right:100%;bottom:31px;height:1px;background:var(--ink);transition:right .35s var(--ease)}
.desktop-nav a:hover::after{right:0}
.header-cta{justify-self:end;min-height:42px;padding:0 18px;background:#000;color:#fff;border-color:#000;border-radius:0;font-size:.61rem}
.menu-toggle{display:none;border:0;background:transparent;width:44px;height:44px;padding:8px}
.menu-toggle span{display:block;height:1px;background:#000;margin:7px 0;transition:.25s}
.mobile-nav{border-top:1px solid #dedbd4;padding:10px 24px 24px;background:var(--ivory)}
.mobile-nav a{display:block;padding:15px 0;border-bottom:1px solid #dedbd4;font-size:.74rem;letter-spacing:.13em;text-transform:uppercase}
.mobile-nav-cta{font-weight:600}

/* Hero */
.hero{position:relative;min-height:840px;background:var(--ivory);isolation:isolate;border-bottom:1px solid var(--line)}
.hero-bg,.hero-overlay{position:absolute;inset:0}
.hero-bg{background-size:cover;background-position:center;filter:grayscale(1);opacity:.12;z-index:-3;transform:scale(1.02)}
.hero-overlay{z-index:-2;background:linear-gradient(90deg,var(--ivory) 0%,rgba(247,245,240,.98) 44%,rgba(247,245,240,.82) 57%,rgba(247,245,240,.25) 78%,rgba(247,245,240,.06) 100%)}
.hero::after{content:"";position:absolute;left:50%;top:0;bottom:0;width:1px;background:rgba(0,0,0,.08);z-index:-1}
.hero-inner{display:grid;grid-template-columns:48% 52%;min-height:840px;align-items:stretch}
.hero-copy{padding:128px 56px 100px 0;align-self:center;position:relative;z-index:3}
.hero-copy .eyebrow{margin-bottom:28px}
.hero-copy h1{max-width:690px;text-wrap:balance}
.hero-subheadline{margin:30px 0 14px;font:600 .72rem/1.55 var(--sans);letter-spacing:.24em;text-transform:uppercase}
.hero-body{max-width:560px;color:#504d47;font-size:1rem;line-height:1.8}
.hero-actions{display:flex;gap:12px;margin:34px 0 26px;flex-wrap:wrap}
.license-line{display:flex;align-items:center;gap:14px;margin-top:28px;width:max-content;max-width:100%;font:600 .62rem/1.2 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:#5e5a54}
.license-line span{height:1px;width:54px;background:#aaa59b}
.hero-portrait-wrap{position:relative;display:flex;align-items:flex-end;justify-content:flex-end;padding:44px 0 0 48px}
.hero-portrait-frame{position:relative;width:min(630px,100%);height:770px;overflow:hidden;align-self:end;background:#ddd8cf}
.hero-portrait-frame::before{content:"";position:absolute;inset:0;z-index:2;border:1px solid rgba(255,255,255,.5);pointer-events:none}
.hero-portrait{width:100%;height:100%;object-fit:cover;object-position:center 33%;filter:saturate(.72) contrast(.98);transition:transform 1.4s var(--ease)}
.site-ready .hero-portrait{transform:scale(1.015)}
.hero-side-note{position:absolute;right:-46px;top:36%;writing-mode:vertical-rl;text-transform:uppercase;letter-spacing:.31em;font:600 .54rem/1.8 var(--sans);max-height:260px;color:#4c4944}
.hero-flourish{position:absolute;left:-30px;bottom:-35px;width:380px;height:130px;object-fit:contain;opacity:.16;transform:rotate(6deg);transform-origin:center}

/* About */
.about-section{padding:150px 0 160px;background:#fff}
.about-grid{display:grid;grid-template-columns:46% 54%;align-items:center;gap:90px}
.about-image-wrap{position:relative;min-height:760px;padding:0 0 56px 52px}
.about-image-wrap::before{content:"";position:absolute;left:0;top:54px;width:76%;height:82%;background:var(--ivory);z-index:0}
.about-image{position:relative;z-index:1;width:100%;height:720px;object-fit:cover;object-position:center top;filter:saturate(.76);box-shadow:0 30px 80px rgba(0,0,0,.08)}
.vertical-mantra{position:absolute;z-index:2;left:4px;bottom:0;display:flex;flex-direction:column;gap:4px;font:italic 400 1.35rem/1.2 var(--display);letter-spacing:-.02em;color:#2e2b28}
.vertical-mantra span:last-child{font:600 .52rem/1.4 var(--sans);letter-spacing:.17em;text-transform:uppercase;color:#706c64}
.about-copy{position:relative;padding:30px 0}
.about-copy::before{content:"";display:block;width:86px;height:1px;background:#aaa59c;margin:0 0 44px}
.about-copy h2{margin-bottom:34px;max-width:620px}
.about-copy .body-copy{font-size:1.06rem;max-width:650px}
.signature-row{margin:36px 0 26px;display:flex;align-items:flex-end;gap:18px}
.signature{font:italic 500 2.35rem/1 var(--display);letter-spacing:-.015em}
.signature-title{font:600 .55rem/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;padding-bottom:4px;color:#6b675f}
.license-badge{position:absolute;right:0;top:16px;border:1px solid #c8c3b9;border-radius:50%;width:132px;height:132px;display:grid;place-items:center;text-align:center;padding:22px;font:600 .53rem/1.7 var(--sans);letter-spacing:.14em;text-transform:uppercase;background:#fff}
.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:56px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.feature-card{padding:28px 24px 26px;text-align:left;min-height:180px;display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-start;background:#fff;border-right:1px solid var(--line)}
.feature-card:last-child{border-right:0}
.feature-card img{width:34px;height:34px;object-fit:contain;margin-bottom:24px;opacity:.84}
.feature-card h3{font:600 .6rem/1.3 var(--sans);text-transform:uppercase;letter-spacing:.16em;margin:0 0 10px}
.feature-card p{margin:0;color:#625e57;font-size:.84rem;line-height:1.65}

/* Services */
.services-section{padding:150px 0 170px;background:var(--ivory);position:relative}
.services-section::before{content:"";position:absolute;left:0;top:0;width:1px;height:100%;background:rgba(0,0,0,.05)}
.service-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));grid-auto-rows:470px;gap:20px}
.service-card{position:relative;overflow:hidden;background:#111;min-height:0;border:0}
.service-card:first-child{grid-row:auto}
.service-card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.04) 20%,rgba(0,0,0,.40) 58%,rgba(0,0,0,.86) 100%);z-index:1;pointer-events:none}
.service-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:grayscale(.92) saturate(.65);transition:transform .8s var(--ease),filter .8s var(--ease)}
.service-card:hover .service-image{transform:scale(1.035);filter:grayscale(.55) saturate(.8)}
.service-content{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:36px 38px 34px;color:#fff}
.service-number{display:block;margin-bottom:14px;font:500 .55rem/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.72)}
.service-content h3{font-size:clamp(2.75rem,4vw,4.9rem);margin-bottom:12px;letter-spacing:-.025em;font-weight:500}
.service-card:not(:first-child) .service-content h3{font-size:clamp(2.4rem,3.2vw,3.8rem)}
.service-content p{margin:0 0 22px;color:rgba(255,255,255,.92);font-size:.9rem;line-height:1.72;max-width:590px}
.service-card:not(:first-child) .service-content p{display:block}
.learn-more{border:0;background:transparent;color:#fff;padding:0;text-transform:uppercase;letter-spacing:.18em;font:600 .56rem/1 var(--sans);display:flex;align-items:center;gap:12px}
.learn-more .button-arrow-glyph{width:18px}

/* Areas */
.investor-section{padding:112px 0 124px;background:#fff;border-top:1px solid var(--line)}
.investor-inner{border-top:1px solid var(--line);padding-top:34px}
.investor-grid{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(320px,.85fr);gap:clamp(60px,8vw,140px);align-items:end;margin-top:34px}
.investor-grid h2{max-width:760px;font-size:clamp(3.9rem,6vw,7rem)}
.investor-grid .body-copy{max-width:600px;margin:0 0 10px}

.areas-section{position:relative;padding:150px 0;background:#111;color:#fff;isolation:isolate;overflow:hidden}
.areas-skyline{position:absolute;left:0;bottom:0;width:55%;height:100%;background-size:cover;background-position:center bottom;filter:grayscale(1) contrast(.92);opacity:.23;z-index:-2}
.areas-section::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(17,17,17,.35),#111 54%,#111 100%);z-index:-1}
.areas-heading{margin-bottom:72px!important}
.areas-heading .eyebrow{color:#aaa49a}
.areas-heading h2{color:#fff;max-width:1100px!important}
.areas-heading .body-copy{margin:24px auto 0;color:#bdb8af;max-width:560px}
.areas-cards{display:grid;grid-template-columns:repeat(2,minmax(280px,430px));gap:0;justify-content:center;border-top:1px solid #383838;border-bottom:1px solid #383838}
.area-card{background:transparent;border:0;padding:44px 54px;box-shadow:none}
.area-card:first-child{border-right:1px solid #383838}
.area-card h3{font-size:clamp(3.4rem,5vw,5.7rem);margin-bottom:24px;color:#fff}
.area-card ul{padding:0;margin:0;list-style:none;columns:2;column-gap:26px}
.area-card li{padding:7px 0;color:#d4cfc7;font-size:.88rem;line-height:1.55;break-inside:avoid}
.areas-note{max-width:980px;margin:52px auto 0;padding-top:24px;border-top:1px solid rgba(255,255,255,.16);text-align:center;text-transform:uppercase;letter-spacing:.14em;font-family:var(--sans);font-size:clamp(.78rem,1vw,.92rem);font-weight:650;line-height:1.55;color:#e1ddd5}

/* Process */
.process-section{padding:150px 0 160px;background:#fff}
.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.process-card{padding:38px 42px 42px;position:relative;border-right:1px solid var(--line);min-height:360px}
.process-card:last-child{border-right:0}
.process-number{display:block;margin:0 0 52px;font:500 4.4rem/.84 var(--display);letter-spacing:-.025em;color:#cfc9bf}
.process-icon-wrap{width:72px;height:72px;display:flex;align-items:center;justify-content:flex-start;margin-bottom:24px;color:#171614;opacity:.95}
.process-icon-wrap svg{width:60px;height:60px;display:block;stroke:currentColor}
.process-icon-image{width:60px;height:60px;display:block;object-fit:contain}
.process-card h3{font-size:2.35rem;margin-bottom:14px;font-weight:500}
.process-card p{margin:0;color:#5c5852;font-size:.9rem;line-height:1.72;max-width:315px}

/* Editorial */
.editorial-section{padding:160px 0;background:#171717;color:#fff;position:relative;overflow:hidden}
.editorial-section::before{content:"";position:absolute;right:-160px;top:-120px;width:500px;height:500px;border:1px solid #2d2d2d;border-radius:50%}
.editorial-grid{display:grid;grid-template-columns:52% 48%;align-items:center;gap:90px}
.editorial-copy{padding-left:34px;border-left:1px solid #3d3d3d}
.editorial-copy .eyebrow{color:#9c968c}
.editorial-copy h2{font-size:clamp(4rem,6vw,7.2rem);max-width:790px;text-wrap:balance;font-weight:500;line-height:.94}
.editorial-copy .body-copy{color:#bcb7af;margin-top:34px;max-width:570px}
.editorial-brandline{margin-top:52px;display:flex;align-items:center;gap:24px;border-top:1px solid #323232;padding-top:26px;width:min(100%,560px)}
.editorial-brandline img{width:140px;filter:invert(1);opacity:.9}
.editorial-brandline span{font:600 .55rem/1.5 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:#8e887f}
.editorial-image-wrap{position:relative;min-height:760px;padding:46px 0 0 46px}
.editorial-image-wrap::before{content:"";position:absolute;left:0;top:0;right:56px;bottom:56px;border:1px solid #353535}
.editorial-image-wrap img{position:relative;width:100%;height:720px;object-fit:cover;object-position:center top;filter:saturate(.72) contrast(1.02)}

/* Testimonial */
.testimonial-section{position:relative;min-height:560px;display:flex;align-items:center;color:#fff;isolation:isolate;overflow:hidden}
.testimonial-bg,.testimonial-overlay{position:absolute;inset:0}
.testimonial-bg{z-index:-2;background-size:cover;background-position:center;filter:grayscale(1);transform:scale(1.02)}
.testimonial-overlay{z-index:-1;background:linear-gradient(90deg,rgba(0,0,0,.9) 0%,rgba(0,0,0,.72) 42%,rgba(0,0,0,.28) 78%,rgba(0,0,0,.12) 100%)}
.testimonial-content{padding:100px 0;max-width:900px;margin-left:max(36px,calc((100vw - var(--page))/2))}
.quote-mark{font:400 5rem/.6 var(--display);opacity:.5}
blockquote{margin:26px 0 34px;font:500 clamp(2.9rem,4.7vw,5.4rem)/1.02 var(--display);letter-spacing:-.02em;max-width:850px}
.testimonial-attribution{display:flex;gap:18px;align-items:center;margin:0;font:600 .54rem/1 var(--sans);text-transform:uppercase;letter-spacing:.18em;color:#c9c3b9}
.testimonial-attribution strong{font-weight:600;color:#fff}
.testimonial-attribution span::before{content:"";display:inline-block;width:36px;height:1px;background:#7f7a72;margin:0 14px 3px 0}

/* Contact */
.contact-section{background:var(--ivory)}
.contact-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(360px,34vw);min-height:860px}
.contact-main{display:flex;justify-content:flex-end}
.contact-inner{width:min(820px,calc(100% - 72px));padding:130px 72px 130px 0}
.contact-inner h2{max-width:720px}
.contact-inner .body-copy{margin-top:26px;max-width:570px}
.direct-contact{display:flex;flex-wrap:wrap;gap:14px 28px;margin-top:34px;max-width:760px}
.direct-contact-item{display:inline-flex;align-items:center;gap:10px;color:#45413b;font:500 .76rem/1.5 var(--sans);letter-spacing:0;transition:color .2s var(--ease),transform .2s var(--ease)}
.direct-contact-item:hover{color:#000;transform:translateY(-1px)}
.direct-contact-item img{width:17px;height:17px;object-fit:contain}
.direct-social-row{display:flex;align-items:center;gap:18px;margin-top:24px;flex-wrap:wrap}
.direct-social-row[hidden]{display:none}
.direct-social-row a{width:46px;height:46px;display:grid;place-items:center;border:1px solid #b8b0a3;border-radius:50%;background:#fff;box-shadow:0 2px 10px rgba(0,0,0,.04);transition:background .2s var(--ease),border-color .2s var(--ease),transform .2s var(--ease),box-shadow .2s var(--ease)}
.direct-social-row a:hover,.direct-social-row a:focus-visible{background:#111;border-color:#111;transform:translateY(-2px);box-shadow:0 10px 24px rgba(0,0,0,.10);outline:none}
.direct-social-row img{width:19px;height:19px;object-fit:contain}
.direct-social-row a:hover img,.direct-social-row a:focus-visible img{filter:invert(1)}
.inquiry-options{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;margin:56px 0 42px;background:var(--line);padding:1px}
.inquiry-option{appearance:none;background:var(--ivory);border:0;min-height:150px;padding:24px 16px;display:flex;flex-direction:column;align-items:flex-start;justify-content:space-between;text-align:left;transition:background .3s var(--ease),color .3s var(--ease)}
.inquiry-option:hover,.inquiry-option.active{background:#111;color:#fff}
.inquiry-option img{width:30px;height:30px;object-fit:contain;transition:filter .3s}
.inquiry-option:hover img,.inquiry-option.active img{filter:invert(1)}
.inquiry-option span{font:600 .58rem/1.35 var(--sans);letter-spacing:.08em;text-transform:uppercase}
#contact-form{margin-top:28px}
.form-row{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
input,textarea{width:100%;border:0;border-bottom:1px solid #bdb8ae;background:transparent;border-radius:0;padding:16px 0;outline:none;font-size:.9rem;line-height:1.5;transition:border-color .2s}
input:focus,textarea:focus{border-color:#000}
textarea{resize:vertical;min-height:130px;margin-top:18px}
input::placeholder,textarea::placeholder{color:#888279}
.submit-button{margin-top:28px}
.form-status{font-size:.75rem;color:#6d6962;margin:14px 0 0;min-height:1.3em}
.contact-aside{position:relative;overflow:hidden;background:#222}
.contact-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center top;filter:saturate(.72)}
.contact-aside::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.02),rgba(0,0,0,.58))}
.contact-aside-copy{position:absolute;z-index:2;left:42px;right:42px;bottom:48px;color:#fff;font:500 clamp(2.3rem,3.5vw,4.4rem)/1.03 var(--display);letter-spacing:-.02em}

/* Footer */
.site-footer{background:#090909;color:#fff;padding:96px 0 26px}
.footer-grid{display:grid;grid-template-columns:1.1fr .9fr 1fr;gap:70px;padding-bottom:72px;border-bottom:1px solid #2a2a2a}
.footer-cta h2{font-size:clamp(3.2rem,4.8vw,5.6rem);max-width:530px}
.footer-cta p{color:#beb8af;margin:22px 0 30px;font-size:.98rem;line-height:1.7}
.footer-brand{border-left:1px solid #2d2d2d;border-right:1px solid #2d2d2d;padding:0 52px;text-align:center}
.footer-genesis-logo{width:190px;margin:0 auto 16px;filter:invert(1)}
.footer-brand>p{margin:0;color:#8f8980;font:600 .52rem/1.5 var(--sans);letter-spacing:.18em;text-transform:uppercase}
.footer-brokerage-card{margin:30px auto 0;background:#fff;padding:18px 20px;max-width:290px;color:#111;text-align:left}
.footer-brokerage-card span{display:block;margin-bottom:10px;font:600 .5rem/1.3 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:#6d6962}
.footer-brokerage-card img{width:100%;max-height:26px;object-fit:contain;object-position:left center}
.social-row{display:flex;justify-content:center;gap:18px;margin-top:30px}
.social-row a{width:28px;height:28px;display:grid;place-items:center;opacity:.78;transition:opacity .2s,transform .2s}
.social-row a:hover{opacity:1;transform:translateY(-2px)}
.social-row img{width:18px;height:18px;object-fit:contain;filter:invert(1)}
.footer-contact{display:flex;flex-direction:column;gap:17px;padding-top:8px}
.footer-contact-item{display:flex;gap:14px;align-items:flex-start;color:#c5bfb6;font-size:.82rem;line-height:1.6}
.footer-contact-item img{width:17px;height:17px;object-fit:contain;filter:invert(1);margin-top:2px}
.footer-name-item{color:#fff;font:500 1rem/1.4 var(--sans);letter-spacing:.03em;margin-bottom:4px}
.footer-tagline{margin:20px 0 0;color:#777169;font:600 .51rem/1.8 var(--sans);letter-spacing:.2em;text-transform:uppercase;max-width:240px}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-top:24px;color:#6f6a63;font-size:.62rem}
.footer-bottom p{margin:0}
.footer-nav{display:flex;gap:22px;text-transform:uppercase;letter-spacing:.13em;font-size:.55rem}
.footer-nav a:hover{color:#fff}

/* Motion */
.section-reveal{opacity:0;transform:translateY(30px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.section-reveal.visible{opacity:1;transform:none}
.hero.section-reveal{transform:none}
.hero.section-reveal.visible{opacity:1}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
  .section-reveal{opacity:1;transform:none}
}

/* Tablet */
@media (max-width:1120px){
  .page-width{width:min(var(--page),calc(100% - 48px))}
  .header-inner{grid-template-columns:1fr auto;min-height:82px}
  .desktop-nav,.header-cta{display:none}
  .menu-toggle{display:block;justify-self:end}
  .brand-lockup{gap:14px}
  .genesis-logo{width:150px}
  .roa-logo{width:125px}
  .hero,.hero-inner{min-height:760px}
  .hero-inner{grid-template-columns:48% 52%}
  .hero-copy{padding:92px 34px 82px 0}
  .hero-portrait-wrap{padding-left:30px}
  .hero-portrait-frame{height:690px}
  .hero-side-note{display:none}
  .about-grid{gap:54px}
  .about-image-wrap{min-height:650px;padding-left:34px}
  .about-image{height:640px}
  .license-badge{position:static;margin:34px 0 0}
  .feature-grid{grid-template-columns:1fr}
  .feature-card{border-right:0;border-bottom:1px solid var(--line);min-height:auto}
  .feature-card:last-child{border-bottom:0}
  .service-grid{grid-template-columns:1fr 1fr;grid-auto-rows:430px}
  .service-card:first-child{grid-column:auto;grid-row:auto}
  .editorial-grid{gap:56px}
  .editorial-image-wrap{min-height:650px}
  .editorial-image-wrap img{height:620px}
  .contact-layout{grid-template-columns:1fr 39vw}
  .contact-inner{padding-right:48px}
  .inquiry-options{grid-template-columns:repeat(3,1fr)}
  .footer-grid{grid-template-columns:1fr 1fr;gap:52px}
  .footer-brand{border-right:0;padding-right:0}
  .footer-contact{grid-column:1 / -1;border-top:1px solid #2a2a2a;padding-top:34px;display:grid;grid-template-columns:repeat(2,1fr)}
}

/* Mobile */
@media (max-width:760px){
  .page-width{width:calc(100% - 32px)}
  h1{font-size:clamp(3.55rem,17vw,5.5rem)}
  h2{font-size:clamp(3rem,14vw,4.7rem)}
  body{font-size:16px}
  .eyebrow{font-size:.66rem;letter-spacing:.20em;line-height:1.25}
  .site-header{position:sticky}
  .header-inner{width:calc(100% - 24px);min-height:72px;gap:10px}
  .brand-lockup{gap:10px}
  .genesis-logo{width:108px;height:46px}
  .brokerage-lockup{padding-left:10px;gap:4px}
  .brokerage-label{font-size:.42rem;letter-spacing:.1em}
  .roa-logo{width:88px;height:16px}
  .menu-toggle{width:38px}

  .hero{min-height:auto}
  .hero::after{display:none}
  .hero-bg{opacity:.08}
  .hero-overlay{background:linear-gradient(180deg,var(--ivory) 0%,rgba(247,245,240,.96) 56%,rgba(247,245,240,.35) 100%)}
  .hero-inner{display:flex;flex-direction:column;min-height:auto}
  .hero-copy{padding:76px 0 42px}
  .hero-copy h1{max-width:100%}
  .hero-subheadline{margin-top:24px;font-size:.65rem;letter-spacing:.20em;line-height:1.55}
  .hero-body{font-size:.96rem;line-height:1.75}
  .hero-actions{display:grid;grid-template-columns:1fr;gap:10px}
  .button{width:100%}
  .license-line{font-size:.56rem;letter-spacing:.12em;line-height:1.35;gap:9px}
  .license-line span{width:26px}
  .hero-portrait-wrap{padding:0;margin:0 -16px;display:block}
  .hero-portrait-frame{width:100%;height:600px}
  .hero-portrait{object-position:center 24%}
  .hero-flourish{width:260px;bottom:-20px;left:-90px}

  .about-section,.services-section,.investor-section,.areas-section,.process-section,.editorial-section{padding:100px 0}
  .about-grid{grid-template-columns:1fr;gap:58px}
  .about-image-wrap{min-height:auto;padding:0 0 36px 24px}
  .about-image-wrap::before{top:30px;height:88%}
  .about-image{height:570px}
  .vertical-mantra{left:0;font-size:1.1rem}
  .about-copy{padding:0}
  .about-copy::before{margin-bottom:34px}
  .license-badge{width:118px;height:118px;font-size:.48rem}
  .signature-row{align-items:flex-start;flex-direction:column;gap:10px}
  .feature-grid{margin-top:42px}
  .feature-card{padding:24px 8px}

  .section-heading.centered{text-align:left;margin-bottom:46px}
  .section-heading.centered h2{margin:0}
  .investor-grid{grid-template-columns:1fr;gap:28px;margin-top:24px}
  .investor-grid h2{font-size:clamp(3.2rem,13vw,4.8rem)}
  .service-grid{display:flex;flex-direction:column;gap:14px}
  .service-card,.service-card:first-child{min-height:480px;grid-column:auto;grid-row:auto}
  .service-card:not(:first-child) .service-content p{display:block}
  .service-content{padding:28px 26px}
  .service-content h3,.service-card:not(:first-child) .service-content h3{font-size:2.75rem}

  .areas-heading{text-align:left!important}
  .areas-heading .body-copy{margin:22px 0 0}
  .areas-cards{grid-template-columns:1fr}
  .area-card{padding:34px 0}
  .area-card:first-child{border-right:0;border-bottom:1px solid #383838}
  .area-card ul{columns:2}
  .areas-note{margin-top:38px;padding-top:20px;text-align:left;font-size:.82rem;letter-spacing:.11em;line-height:1.6}

  .process-grid{grid-template-columns:1fr}
  .process-card{border-right:0;border-bottom:1px solid var(--line);padding:34px 0;min-height:auto}
  .process-card:last-child{border-bottom:0}
  .process-number{margin-bottom:30px;font-size:3.5rem}

  .editorial-grid{grid-template-columns:1fr;gap:54px}
  .editorial-copy{padding-left:20px}
  .editorial-copy h2{font-size:clamp(3.35rem,14vw,5.4rem)}
  .editorial-image-wrap{min-height:auto;padding:24px 0 0 24px}
  .editorial-image-wrap::before{right:22px;bottom:22px}
  .editorial-image-wrap img{height:600px}

  .testimonial-section{min-height:510px}
  .testimonial-content{padding:76px 16px;margin-left:0;width:100%}
  blockquote{font-size:clamp(2.75rem,11vw,4.1rem);line-height:1.04}
  .testimonial-attribution{flex-direction:column;align-items:flex-start;gap:8px;line-height:1.5}
  .testimonial-attribution span::before{display:none}

  .contact-layout{grid-template-columns:1fr}
  .contact-main{display:block}
  .contact-inner{width:100%;padding:100px 16px}
  .inquiry-options{grid-template-columns:1fr 1fr;margin-top:42px}
  .inquiry-option{min-height:130px}
  .direct-contact{flex-direction:column;gap:12px;margin-top:28px}
  .direct-contact-item{font-size:.76rem}
  .form-row{grid-template-columns:1fr}
  .contact-aside{min-height:650px}
  .contact-aside-copy{left:26px;right:26px;bottom:32px}

  .site-footer{padding-top:76px}
  .footer-grid{grid-template-columns:1fr;gap:48px;padding-bottom:52px}
  .footer-brand{border:0;border-top:1px solid #2d2d2d;border-bottom:1px solid #2d2d2d;padding:42px 0}
  .footer-contact{grid-column:auto;display:flex;border-top:0;padding-top:0}
  .footer-bottom{flex-direction:column;align-items:flex-start}
  .footer-nav{flex-wrap:wrap}
}

@media (max-width:430px){
  .header-inner{width:calc(100% - 18px)}
  .genesis-logo{width:92px}
  .roa-logo{width:76px}
  .brokerage-label{display:none}
  .hero-portrait-frame{height:520px}
  .about-image{height:500px}
  .area-card ul{columns:1}
  .inquiry-options{grid-template-columns:1fr}
  .editorial-image-wrap img{height:520px}
}

@media (max-width: 640px){
  .direct-social-row{gap:14px;margin-top:22px}
  .direct-social-row a{width:44px;height:44px}
  .direct-social-row img{width:18px;height:18px}
}