:root{--green:#183e35;--deep:#102e28;--sand:#e9e1d2;--paper:#faf8f3;--ink:#202a29;--muted:#647069;--line:#d8dcd3}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-underline-offset:5px}button,input,select,textarea{font:inherit}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #b18b4d;outline-offset:5px}img{display:block;width:100%;height:auto;object-fit:cover}button{cursor:pointer}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.1;margin:0 0 24px}h1{font-size:clamp(42px,5.4vw,80px);max-width:1000px;letter-spacing:-.035em}h2{font-size:clamp(32px,3.5vw,52px);letter-spacing:-.025em}h3{font-size:28px}p{margin:0 0 20px}small{font-size:12px}.skip{position:fixed;top:-100px;background:var(--sand);padding:15px;z-index:50}.skip:focus{top:0}.header{position:relative;background:var(--green);color:var(--sand);z-index:10}.header-inner{max-width:1460px;margin:auto;display:flex;align-items:center;gap:24px;padding:21px 4vw}.brand{display:flex;align-items:center;text-decoration:none;gap:12px;white-space:nowrap}.brand img{width:50px;height:50px;object-fit:contain}.wordmark{font-family:Georgia,serif;font-size:29px;line-height:1}.wordmark small{display:block;font-family:Arial,sans-serif;letter-spacing:.52em;font-size:9px;text-align:center;margin-top:9px}.main-nav{display:flex;align-items:center;gap:20px;margin-left:auto}.main-nav a{text-decoration:none;font-size:13px}.main-nav a:hover{text-decoration:underline}.header-cta{border:1px solid #b4b8a3;padding:10px 15px}.menu-toggle{display:none;background:transparent;border:1px solid var(--sand);color:var(--sand);padding:8px 14px}.demo-bar{text-align:center;font-size:11px;letter-spacing:.07em;padding:7px 15px;color:var(--sand);background:var(--deep)}.hero{position:relative;min-height:560px;background:var(--green);color:var(--paper);display:flex;align-items:center;overflow:hidden}.hero>img{position:absolute;inset:0;width:100%;height:100%}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,36,29,.88),rgba(10,36,29,.35) 65%,rgba(10,36,29,.08))}.hero-copy{position:relative;z-index:1;max-width:1380px;width:100%;margin:auto;padding:75px 5vw}.hero.home{min-height:690px}.hero.home h1{max-width:800px}.hero-copy>p:not(.eyebrow){max-width:580px;font-size:18px;color:#f2eee4}.eyebrow{text-transform:uppercase;font-size:10px;letter-spacing:.2em;font-weight:600;margin-bottom:18px}.hero .eyebrow{color:var(--sand)}.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:32px}.button{display:inline-flex;justify-content:space-between;gap:35px;align-items:center;padding:15px 22px;background:var(--green);color:var(--paper);border:1px solid var(--green);text-decoration:none;font-size:13px;min-height:49px}.hero .button{background:var(--sand);border-color:var(--sand);color:var(--green)}.button.secondary{background:transparent;color:var(--paper);border-color:#bac3b7}.image-note{font-size:10px;color:var(--muted);text-align:right;margin:0;padding:8px 5vw}.crumbs{max-width:1380px;padding:22px 5vw 0;margin:auto;font-size:12px;color:var(--muted);display:flex;gap:10px;flex-wrap:wrap}.section{max-width:1380px;padding:75px 5vw;margin:auto}.section+.section{border-top:1px solid var(--line)}.section-head{display:flex;justify-content:space-between;align-items:end;gap:60px;margin-bottom:35px}.section-head>p{max-width:430px}.cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:25px}.pillar,.property-card{background:#f1eee6;border:1px solid #e2e1d7}.pillar img,.card-image img{aspect-ratio:4/3;object-fit:cover}.pillar>div,.card-copy{padding:28px}.pillar h3 a,.property-card h3 a{text-decoration:none}.pillar h3 a:hover,.property-card h3 a:hover{text-decoration:underline}.inline-link{text-decoration:none;border-bottom:1px solid;font-size:13px;padding-bottom:5px}.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.split>div>img{aspect-ratio:5/4}.link-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0 30px}.text-link{padding:19px 0;border-bottom:1px solid var(--line);text-decoration:none;display:flex;justify-content:space-between;gap:14px;font-size:15px}.text-link:after{content:'↗';color:var(--green)}.gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;max-width:1242px;margin:35px auto 60px}.gallery figure{margin:0}.gallery img{aspect-ratio:3/2;cursor:zoom-in}.gallery figcaption{font-size:10px;color:var(--muted);padding-top:9px}.gallery:has(figure:only-child){grid-template-columns:1fr;max-width:500px}.lead{font-size:23px;line-height:1.5;max-width:900px}.muted{font-size:12px;color:var(--muted)}.notice{font-size:13px;background:var(--sand);padding:18px 22px;border-left:3px solid var(--green)}.card-image{display:block;position:relative}.badge{position:absolute;left:15px;bottom:15px;background:var(--paper);color:var(--green);font-size:9px;text-transform:uppercase;letter-spacing:.1em;padding:6px 10px}.price{font-size:21px;color:var(--green);font-family:Georgia,serif}.price small{font-family:Arial,sans-serif;display:block;color:var(--muted)}.filters{display:flex;gap:20px;align-items:end;flex-wrap:wrap;margin:35px 0}.filters label{min-width:190px}.filters p{margin-left:auto;font-size:12px}.filters button,.subtle{padding:12px 18px}.subtle{background:transparent;border:1px solid #97a399;color:var(--green)}label{display:block;font-size:12px}input,select,textarea{display:block;width:100%;padding:12px;margin:8px 0 18px;border:1px solid #bec9bf;background:var(--paper);color:var(--ink);border-radius:0}textarea{resize:vertical}.filters select{margin-bottom:0}.inquiry{background:var(--sand);display:grid;grid-template-columns:.8fr 1fr;gap:80px;max-width:none;padding-left:max(5vw,calc((100vw - 1242px)/2));padding-right:max(5vw,calc((100vw - 1242px)/2))}.inquiry>div{max-width:400px}.inquiry .muted{margin-top:18px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 18px}.form-actions{display:flex;gap:12px;flex-wrap:wrap}.consent{display:flex;align-items:start;gap:8px;font-size:11px;margin:10px 0 22px}.consent input{width:16px;height:16px;margin:0;flex-shrink:0}.form-status{font-size:13px;margin-top:18px}.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:25px;padding:35px 0;border-block:1px solid var(--line)}dt{font-size:11px;color:var(--muted);margin-bottom:7px}dd{font-size:16px;margin:0}.copy-section{padding:28px 0;max-width:830px}.copy-section h2{font-size:32px}.copy-section p{max-width:740px}.editorial{display:grid;grid-template-columns:230px 1fr;gap:80px}.editorial aside a{display:block;font-size:12px;padding:10px 0;border-bottom:1px solid var(--line);text-decoration:none}.editorial aside{align-self:start}.editorial aside .muted{margin-top:28px}.checklist{padding:0;list-style:none}.checklist li{padding:17px 0 17px 25px;border-bottom:1px solid var(--line);position:relative}.checklist li:before{content:'↗';position:absolute;left:0;color:var(--green)}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;margin:40px 0}.steps span{display:block;font-family:Georgia,serif;color:#8d977e;font-size:40px;margin-bottom:25px}.steps h3{font-size:24px}.steps p{font-size:14px}.directory{display:grid;grid-template-columns:1fr 1fr;gap:35px 55px}.directory article{border-bottom:1px solid var(--line);padding:20px 0}.directory h2{font-size:29px}.directory h2 a{text-decoration:none}.directory p{font-size:14px}.narrow{max-width:950px}.calculator{padding:30px;background:var(--sand)}.calculator output{font:35px Georgia,serif;display:block;color:var(--green);padding:20px 0}.footer{background:var(--green);color:var(--sand);padding:60px 5vw 25px}.footer-top{max-width:1242px;margin:auto;display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:45px}.footer p{font-size:13px;max-width:350px;margin-top:22px}.footer a:not(.brand){display:block;font-size:12px;text-decoration:none;margin:10px 0}.footer h3{font-family:Arial,sans-serif;font-size:10px;text-transform:uppercase;letter-spacing:.15em}.footer-bottom{max-width:1242px;margin:45px auto 0;border-top:1px solid #567065;padding-top:20px;display:flex;justify-content:space-between;font-size:10px}.lightbox{position:fixed;inset:0;width:100%;height:100%;max-width:none;max-height:none;border:0;background:rgba(8,24,19,.96);color:white;padding:55px 4vw}.lightbox img{object-fit:contain;height:85%;width:100%}.lightbox button{position:absolute;right:25px;top:15px;color:white;background:transparent;border:1px solid white;padding:8px 18px}.lightbox p{text-align:center;font-size:12px}[hidden]{display:none!important}
@media(max-width:1100px){.main-nav{gap:12px}.main-nav a{font-size:11px}.wordmark{font-size:23px}.brand img{width:42px;height:42px}.header-inner{gap:15px}.inquiry{gap:40px}.editorial{gap:40px;grid-template-columns:180px 1fr}.gallery{margin-inline:5vw}.section .gallery{margin-inline:0}}
@media(max-width:850px){.header-inner{justify-content:space-between}.menu-toggle{display:block}.main-nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--green);padding:25px 5vw;flex-direction:column;align-items:stretch}.main-nav.open{display:flex}.main-nav a{padding:9px 0;font-size:15px}.hero,.hero.home{min-height:520px}.hero-copy{padding-block:60px}.hero-copy>p:not(.eyebrow){font-size:16px}.cards{grid-template-columns:1fr 1fr}.cards>article:last-child:nth-child(odd){grid-column:1/-1}.section{padding-block:50px}.section-head{display:block}.split,.inquiry{grid-template-columns:1fr;gap:32px}.inquiry>div{max-width:none}.steps{grid-template-columns:1fr 1fr}.editorial{grid-template-columns:1fr}.editorial aside{display:none}.link-grid{grid-template-columns:1fr 1fr}.footer-top{grid-template-columns:2fr 1fr}.facts{grid-template-columns:1fr 1fr}.gallery{gap:12px}.gallery figcaption{font-size:9px}}
@media(max-width:540px){h1{font-size:42px}.hero,.hero.home{min-height:560px}.hero-actions .button{width:100%}.cards,.directory,.steps{grid-template-columns:1fr}.cards>article:last-child:nth-child(odd){grid-column:auto}.link-grid{grid-template-columns:1fr}.gallery{grid-template-columns:1fr}.gallery img{aspect-ratio:3/2}.gallery figure{margin-bottom:15px}.form-grid{grid-template-columns:1fr}.footer-top{grid-template-columns:1fr 1fr;gap:30px}.footer-top>div:first-child{grid-column:1/-1}.footer-bottom{display:block}.filters{display:grid;grid-template-columns:1fr 1fr;gap:12px}.filters label{min-width:0}.filters p{margin-left:0}.facts{gap:20px}.lead{font-size:20px}.demo-bar{font-size:9px}.hero .eyebrow{font-size:9px}.inquiry{padding:45px 5vw}.copy-section h2{font-size:29px}.form-actions>*{width:100%}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.faq details{border-bottom:1px solid var(--line);padding:20px 0}.faq summary{cursor:pointer;font-size:18px}.faq details p{max-width:800px;margin:18px 0 0}