@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600&family=Instrument+Serif:ital@0;1&display=swap');
:root{--forest:#17362c;--pine:#25483b;--fog:#dfe8e5;--sky:#a9c4c5;--paper:#f7f4eb;--grass:#c5b768;--ink:#16231e;--line:rgba(22,35,30,.18);--serif:'Instrument Serif',Georgia,serif;--sans:'DM Sans',Arial,sans-serif;--ease:cubic-bezier(.16,1,.3,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.55}img{display:block;width:100%;height:100%;object-fit:cover}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.skip-link{position:fixed;z-index:100;top:8px;left:8px;padding:10px 16px;background:#fff;transform:translateY(-150%)}.skip-link:focus{transform:none}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
.site-header{position:fixed;z-index:50;top:0;left:0;width:100%;height:88px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(24px,5vw,72px);color:white;transition:.4s}.site-header.scrolled{height:72px;background:rgba(247,244,235,.94);backdrop-filter:blur(16px);color:var(--ink);box-shadow:0 1px 0 var(--line)}.brand{display:flex;align-items:center}.brand img{width:auto;height:56px;object-fit:contain}.site-header.scrolled .brand img{filter:brightness(.34) saturate(.8)}.site-header nav{display:flex;align-items:center;gap:clamp(18px,2.6vw,40px);font-size:13px}.nav-contact{padding:11px 18px;border:1px solid currentColor;border-radius:100px}.menu-button{display:none;background:none;border:0;color:currentColor}.menu-button span:not(.sr-only){display:block;width:24px;height:1px;background:currentColor;margin:5px}
.hero{position:relative;min-height:850px;height:100svh;background:var(--forest);color:white;overflow:hidden;display:grid;grid-template-columns:1.05fr .95fr;align-items:center;padding:130px clamp(24px,5vw,72px) 70px}.hero-copy{position:relative;z-index:3;max-width:690px}.eyebrow{margin:0 0 22px;text-transform:uppercase;letter-spacing:.18em;font-weight:600;font-size:11px}.hero h1{font:400 clamp(72px,9.2vw,148px)/.79 var(--serif);letter-spacing:-.04em;margin:0}.hero h1 em{font-weight:400;color:var(--grass)}.hero-intro{max-width:580px;margin:38px 0 32px;font-size:clamp(17px,1.4vw,21px);color:rgba(255,255,255,.78)}.hero-actions{display:flex;align-items:center;gap:28px}.button{display:inline-flex;justify-content:center;align-items:center;padding:15px 24px;border:0;border-radius:100px;font-weight:600;font-size:13px;cursor:pointer;transition:transform .3s var(--ease),background .3s}.button:hover{transform:translateY(-3px)}.button.primary{background:var(--grass);color:var(--ink)}.button.light{background:white;color:var(--forest)}.text-link{font-size:13px;font-weight:600}.text-link span{display:inline-block;margin-left:7px;transition:transform .3s}.text-link:hover span{transform:translateX(5px)}.hero-image{position:absolute;right:-3vw;top:13vh;width:48vw;height:64vh;clip-path:polygon(15% 0,100% 0,100% 84%,83% 100%,0 100%,0 18%)}.hero-image:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(23,54,44,.36),transparent 45%)}.hero-image figcaption{position:absolute;z-index:2;bottom:18px;right:25px;left:25px;display:flex;justify-content:space-between;font-size:10px;text-transform:uppercase;letter-spacing:.14em}.hero-note{position:absolute;z-index:4;right:clamp(24px,5vw,72px);bottom:55px;width:38vw;display:flex;justify-content:space-between;padding-top:16px;border-top:1px solid rgba(255,255,255,.4);font-size:11px}.hero-note span{opacity:.65}.contours{position:absolute;left:-8%;bottom:-13%;width:58vw;height:42vw;opacity:.14}.contours i{position:absolute;inset:calc(var(--n)*8%);border:1px solid white;border-radius:48% 52% 45% 55%/60% 45% 55% 40%;transform:rotate(calc(var(--n)*9deg))}.contours i:nth-child(1){--n:0}.contours i:nth-child(2){--n:1}.contours i:nth-child(3){--n:2}.contours i:nth-child(4){--n:3}
.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform .9s var(--ease)}.reveal.visible{opacity:1;transform:none}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:55px}.section-heading h2,.approach h2,.team h2,.contact h2{font:400 clamp(52px,6vw,92px)/.92 var(--serif);letter-spacing:-.035em;margin:0}.section-heading>p{max-width:430px;margin:0;color:#4a5a53}
.property-section{padding:120px clamp(24px,5vw,72px)}.property-grid{display:grid;grid-template-columns:1.35fr .9fr .68fr;gap:18px;align-items:start}.property-card{background:white}.property-card .property-image{position:relative;height:310px;overflow:hidden}.property-card.feature .property-image{height:480px}.property-card img{transition:transform 1s var(--ease)}.property-card:hover img{transform:scale(1.04)}.status{position:absolute;top:18px;left:18px;padding:8px 12px;background:var(--grass);border-radius:100px;font-size:10px;text-transform:uppercase;letter-spacing:.1em}.status.muted{background:var(--fog)}.property-info{padding:24px}.property-info>div:first-child{display:flex;justify-content:space-between;gap:15px}.property-info p{margin:0 0 6px;color:#66756f;text-transform:uppercase;letter-spacing:.1em;font-size:9px}.property-info h3{font:400 29px/1.05 var(--serif);margin:0}.property-info>strong{display:block;margin-top:17px}.property-info dl{display:flex;gap:28px;margin:24px 0 0;padding-top:16px;border-top:1px solid var(--line)}.property-info dt{font-size:9px;text-transform:uppercase;letter-spacing:.12em;color:#7d8984}.property-info dd{margin:3px 0 0;font-size:12px}.property-cta{background:var(--sky);padding:38px 30px;min-height:395px;display:flex;flex-direction:column;align-items:flex-start}.property-cta h3{font:400 38px/1 var(--serif);margin:0 0 18px}.property-cta p:not(.eyebrow){font-size:13px}.property-cta .button{margin-top:auto}
.approach{display:grid;grid-template-columns:1fr 1fr;min-height:850px;background:var(--fog)}.approach-photo{height:850px;overflow:hidden}.approach-copy{padding:110px clamp(38px,7vw,110px)}.approach-copy .lead{font-size:19px;color:#485852}.approach ul{padding:25px 0 0;margin:35px 0 0;border-top:1px solid var(--line);list-style:none}.approach li{display:grid;grid-template-columns:45px 1fr;gap:12px;padding:20px 0;border-bottom:1px solid var(--line)}.approach li>span{font:italic 20px var(--serif);color:#6d7c75}.approach li strong{font-size:15px}.approach li p{font-size:13px;margin:5px 0;color:#596861}
.team{display:grid;grid-template-columns:1.05fr .95fr;gap:10vw;align-items:center;padding:130px clamp(24px,10vw,160px);background:var(--forest);color:white}.team-copy{max-width:620px}.team .role{margin:18px 0 35px;color:var(--grass);text-transform:uppercase;letter-spacing:.12em;font-size:11px}.team-copy>p:not(.eyebrow):not(.role){color:rgba(255,255,255,.73);font-size:18px}.team blockquote{margin:40px 0;padding:24px 0;border-top:1px solid rgba(255,255,255,.25);border-bottom:1px solid rgba(255,255,255,.25);font:italic 28px/1.2 var(--serif);color:var(--fog)}.portrait{position:relative;margin:0;aspect-ratio:4/5;max-height:650px}.portrait:before{content:"";position:absolute;z-index:2;inset:-15px 15px 15px -15px;border:1px solid var(--grass)}.portrait figcaption{position:absolute;z-index:3;bottom:20px;left:20px;padding:8px 12px;background:var(--paper);color:var(--ink);font-size:10px;text-transform:uppercase;letter-spacing:.1em}
.resources{padding:120px clamp(24px,5vw,72px)}.guide-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.guide{padding:35px;min-height:310px;border-right:1px solid var(--line);transition:background .3s}.guide:last-child{border:0}.guide:hover{background:var(--fog)}.guide span{font-size:10px;text-transform:uppercase;letter-spacing:.15em}.guide h3{font:400 34px/1.05 var(--serif);margin:55px 0 15px}.guide p{font-size:13px;color:#596861}.guide b{display:block;margin-top:30px;font-size:12px}
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:9vw;padding:130px clamp(24px,8vw,120px);background:var(--sky)}.contact-intro>p:not(.eyebrow){max-width:550px}.direct{margin-top:45px;display:flex;flex-direction:column;gap:8px;font:400 24px var(--serif)}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:20px}.contact-form label{font-size:10px;text-transform:uppercase;letter-spacing:.12em}.contact-form .full{grid-column:1/-1}.contact-form input,.contact-form select,.contact-form textarea{width:100%;margin-top:8px;padding:14px 0;border:0;border-bottom:1px solid rgba(22,35,30,.45);border-radius:0;background:transparent;outline:none}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--forest);box-shadow:0 1px var(--forest)}.contact-form button{justify-self:start}.contact-form small{align-self:center;font-size:10px;opacity:.66;text-transform:none;letter-spacing:0}
footer{display:grid;grid-template-columns:1fr 1fr 1fr;gap:40px;align-items:center;padding:55px clamp(24px,5vw,72px);background:#10261f;color:white;font-size:11px}footer .brand img{height:70px}footer>p{max-width:340px;color:rgba(255,255,255,.6)}footer>div{display:flex;justify-content:flex-end;gap:20px;flex-wrap:wrap;color:rgba(255,255,255,.7)}footer .site-credit{width:100%;text-align:right;color:rgba(255,255,255,.72);text-decoration:underline;text-underline-offset:3px}
@media(max-width:980px){.hero{grid-template-columns:1fr;align-items:end;padding-bottom:130px}.hero-image{width:68vw;right:-20vw;opacity:.55}.hero-copy{max-width:760px}.hero-note{width:calc(100% - 48px);left:24px}.property-grid{grid-template-columns:1fr 1fr}.property-cta{grid-column:1/-1;min-height:300px}.approach-copy{padding:75px 35px}.guide-grid{grid-template-columns:1fr}.guide{border-right:0;border-bottom:1px solid var(--line);min-height:240px}.contact{gap:40px}footer{grid-template-columns:1fr 1fr}footer>div{grid-column:1/-1;justify-content:flex-start}footer .site-credit{text-align:left}}
@media(max-width:720px){.site-header{height:70px}.menu-button{display:block}.site-header nav{position:absolute;top:100%;left:0;width:100%;display:none;flex-direction:column;align-items:stretch;padding:15px 24px 25px;background:var(--paper);color:var(--ink)}.site-header nav.open{display:flex}.nav-contact{text-align:center}.hero{min-height:780px;padding:120px 24px 110px}.hero h1{font-size:72px}.hero-image{top:0;right:-50%;height:100%;width:125%;clip-path:none;opacity:.3}.hero-note{bottom:25px;display:block}.hero-note span{display:block;margin-top:4px}.hero-actions{align-items:flex-start;flex-direction:column}.property-section,.resources{padding:85px 24px}.section-heading{display:block}.section-heading>p{margin-top:25px}.property-grid{grid-template-columns:1fr}.property-card.feature .property-image,.property-card .property-image{height:310px}.approach{grid-template-columns:1fr}.approach-photo{height:420px}.approach-copy{padding:75px 24px}.team{grid-template-columns:1fr;padding:85px 24px}.portrait{order:-1}.contact{grid-template-columns:1fr;padding:85px 24px}.contact-form{grid-template-columns:1fr}.contact-form label{grid-column:1/-1}footer{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.momentum{transform:none!important}*{animation-duration:.01ms!important}}
.hero h1{font-size:clamp(64px,7vw,112px);line-height:.82}
@media(max-width:720px){.brand img{height:50px}.hero{min-height:820px}.hero h1{font-size:54px}}