:root{--green:#173d32;--green-mid:#28594b;--aubergine:#4a3045;--gold:#b8813c;--sand:#f4efe6;--paper:#fffdf7;--ink:#273b34;--muted:#69766d;--line:#d6ded3;--max:1240px;--serif:Georgia,"Times New Roman",serif;--sans:Arial,Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.55;overflow-x:hidden}img{display:block;max-width:100%}a{color:inherit}button,input,textarea{font:inherit}
.skip-link{position:fixed;z-index:100;top:-70px;left:14px;background:var(--green);color:#fff;padding:10px 16px}.skip-link:focus{top:0}.sr-only{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,253,247,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(8px)}.header-inner{width:min(calc(100% - 42px),var(--max));height:82px;margin:auto;display:grid;grid-template-columns:auto 1fr auto;gap:28px;align-items:center}.wordmark{text-decoration:none;font-weight:800;font-size:1rem;letter-spacing:-.02em}.wordmark span{color:var(--gold)}.main-nav{display:flex;justify-content:flex-end;gap:30px;font-weight:700;font-size:.86rem}.main-nav a{text-decoration:none}.main-nav a:hover,.main-nav a:focus-visible{color:var(--gold)}.brand{width:82px}.brand img{width:100%;height:48px;object-fit:contain}.menu-button{display:none;width:42px;height:42px;border:0;background:none;position:relative}.menu-button:before,.menu-button:after,.menu-button>span[aria-hidden]{content:"";position:absolute;left:7px;right:7px;height:2px;background:var(--green);transition:.2s}.menu-button:before{top:11px}.menu-button>span[aria-hidden]{top:20px}.menu-button:after{top:29px}.menu-button[aria-expanded="true"]:before{top:20px;transform:rotate(45deg)}.menu-button[aria-expanded="true"]>span[aria-hidden]{opacity:0}.menu-button[aria-expanded="true"]:after{top:20px;transform:rotate(-45deg)}
.hero{background:var(--sand);padding:28px max(22px,calc((100% - var(--max))/2)) 72px}.hero-top{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid #c9d1c5;padding-bottom:20px;margin-bottom:34px}.eyebrow{font-size:.76rem;letter-spacing:.17em;line-height:1.35;font-weight:800;color:var(--gold);margin:0 0 19px}.hero-top .eyebrow{margin:0;color:var(--aubergine)}.hero-index{font:.8rem var(--sans);letter-spacing:.1em;color:var(--muted)}.hero-main{display:grid;grid-template-columns:minmax(0,.93fr) minmax(0,1.07fr);align-items:stretch;gap:40px}.hero-copy{min-width:0;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding:25px 0 28px}.hero-copy h1{font:400 clamp(3.25rem,5.1vw,5.35rem)/.98 var(--serif);letter-spacing:-.05em;margin:0;max-width:10.8ch;color:var(--green)}.hero-copy>p{color:#52655d;font-size:1.09rem;max-width:490px;margin:28px 0 28px}.button{display:inline-flex;align-items:center;justify-content:center;min-height:49px;padding:12px 22px;border-radius:3px;text-decoration:none;font-weight:800;font-size:.94rem}.button-primary{color:#fff;background:var(--aubergine)}.button-primary:hover,.button-primary:focus-visible{background:#65445f}.button-light{background:var(--sand);color:var(--green)}
.hero-image{position:relative;margin:0;height:650px;overflow:hidden;border-radius:220px 220px 6px 6px}.hero-image img{width:100%;height:100%;object-fit:cover;object-position:center}.hero-image:after{content:"";position:absolute;inset:0;border:1px solid rgba(26,60,48,.1);border-radius:inherit;pointer-events:none}figcaption{position:absolute;right:13px;bottom:13px;background:rgba(17,47,37,.88);color:#fff;padding:5px 9px;font-size:.68rem;z-index:2;border-radius:3px}
.section-shell{width:min(calc(100% - 42px),var(--max));margin-left:auto;margin-right:auto}h2{font:400 clamp(2.6rem,4vw,4.5rem)/1.04 var(--serif);letter-spacing:-.045em;margin:0}.thought{display:grid;grid-template-columns:1fr .82fr;gap:7%;padding-top:100px;padding-bottom:100px}.thought-title h2{max-width:15ch;color:var(--green)}.thought-body{border-left:1px solid var(--gold);padding-left:32px;align-self:center;color:#516259;font-size:1.09rem}.thought-body p{margin:0 0 23px;max-width:42ch}.thought-body p:last-child{margin-bottom:0}
.property{display:grid;grid-template-columns:.9fr 1.1fr;overflow:hidden;background:var(--green);color:#fff;min-height:630px;margin-bottom:90px}.property-copy{padding:62px 54px;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;min-width:0}.property-copy .eyebrow{color:#e1b871}.property-copy h2{max-width:11ch}.property-copy>p:not(.eyebrow){color:#d4e2d9;font-size:1.04rem;max-width:46ch;margin:26px 0}.property-actions{display:grid;grid-template-columns:1fr 1fr;width:100%;border-top:1px solid rgba(255,255,255,.25);border-bottom:1px solid rgba(255,255,255,.25);margin-bottom:26px}.property-actions div{padding:17px 14px 18px 0}.property-actions div+div{border-left:1px solid rgba(255,255,255,.25);padding-left:16px}.property-actions strong,.property-actions span{display:block}.property-actions strong{color:#e1b871}.property-actions span{font-size:.88rem;color:#d7e2da;margin-top:6px}.property-image{position:relative;margin:0;min-height:630px}.property-image img{width:100%;height:100%;object-fit:cover}
.quote-band{background:#e6d6bd;color:var(--aubergine);padding:50px 22px;text-align:center;margin-bottom:100px}.quote-band p{font:400 clamp(2rem,3.2vw,3.4rem)/1.12 var(--serif);max-width:25ch;margin:0 auto}
.contact{display:grid;grid-template-columns:.74fr 1.28fr .64fr;gap:26px;align-items:start;margin-bottom:100px}.contact-intro{padding-top:17px}.contact-intro h2{color:var(--green)}.contact-intro>p:last-child{color:var(--muted);max-width:30ch;margin:21px 0 0}.form-panel{border:1px solid var(--line);background:#fff;border-radius:5px;padding:30px;min-width:0}fieldset{border:0;padding:0;margin:0 0 24px}legend{font-weight:800;margin-bottom:10px}.choice-row{display:grid;grid-template-columns:1fr 1fr;gap:8px}.choice-row label:last-child{grid-column:1/-1}.choice-row label{position:relative}.choice-row input{position:absolute;opacity:0;pointer-events:none}.choice-row span{display:block;padding:11px 12px;border:1px solid var(--line);border-radius:3px;font-weight:700;font-size:.88rem}.choice-row input:checked+span{background:#e9f0e9;border-color:var(--green);color:var(--green)}.choice-row input:focus-visible+span{outline:3px solid #c4d7cb}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}.field-grid label{display:block}.field-grid span{display:flex;justify-content:space-between;font-size:.84rem;font-weight:700;margin-bottom:6px}.field-grid em{font-style:normal;color:var(--aubergine)}.field-grid small{font-weight:400;color:var(--muted)}.field-grid input,.field-grid textarea{width:100%;border:1px solid #bdcbbf;border-radius:3px;padding:11px;color:var(--ink)}.field-grid input:focus,.field-grid textarea:focus{outline:3px solid #d0e3d4;border-color:var(--green)}.field-grid textarea{resize:vertical}.field-message{grid-column:1/-1}.honeypot{position:absolute!important;left:-9999px!important;width:1px!important;height:1px!important;overflow:hidden!important}.consent{display:grid;grid-template-columns:auto 1fr;gap:9px;align-items:start;color:var(--muted);font-size:.86rem;margin:18px 0}.consent input{margin-top:4px}.consent a{font-weight:700;color:var(--green)}.submit-button{border:0;border-radius:3px;background:var(--aubergine);color:#fff;padding:13px 18px;font-weight:800;cursor:pointer}.submit-button:hover,.submit-button:focus-visible{background:#65445f}.form-status{min-height:1.4em;color:var(--muted);font-size:.8rem;margin:10px 0 0}
.personal-contact{border-top:5px solid var(--gold);background:var(--sand);padding:24px 20px;min-width:0}.contact-kicker{text-transform:uppercase;color:var(--aubergine);letter-spacing:.13em;font-weight:800;font-size:.67rem;margin:0 0 12px}.personal-contact h2{font-size:2rem}.personal-contact>p:not(.contact-kicker):not(.contact-note){color:var(--muted);margin:3px 0 18px}.personal-contact>a{display:block;color:var(--green);font-weight:800;margin:6px 0;overflow-wrap:anywhere}.contact-note{color:var(--muted);font-size:.88rem;border-top:1px solid #d4ccb9;margin:19px 0 0;padding-top:15px}.site-footer{background:var(--green);color:#fff;min-height:88px;padding:24px max(22px,calc((100% - var(--max))/2));display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:.82rem}.site-footer p{margin:0}.site-footer nav{display:flex;gap:23px}.site-footer a{color:#fff}
@media(max-width:1024px){.hero{padding-bottom:54px}.hero-main{gap:26px}.hero-image{height:560px}.property-copy{padding:48px 34px}.contact{grid-template-columns:.75fr 1.25fr}.personal-contact{grid-column:2}.thought{gap:5%}}
@media(max-width:768px){html{scroll-padding-top:74px}.header-inner{width:calc(100% - 28px);height:70px;grid-template-columns:1fr auto auto;gap:11px}.brand{width:68px}.brand img{height:40px}.menu-button{display:block;grid-column:2}.main-nav{display:none;position:absolute;left:0;right:0;top:69px;background:var(--paper);padding:16px 22px 20px;flex-direction:column;gap:0;border-bottom:1px solid var(--line)}.main-nav.is-open{display:flex}.main-nav a{padding:12px;border-bottom:1px solid var(--line)}.hero{padding:22px 16px 42px}.hero-top{margin-bottom:22px}.hero-main{grid-template-columns:1fr;gap:22px}.hero-copy{padding:8px 0}.hero-copy h1{font-size:clamp(3rem,9vw,4.5rem);max-width:12ch}.hero-image{height:470px;border-radius:150px 150px 6px 6px}.section-shell{width:calc(100% - 30px)}.thought{grid-template-columns:1fr;gap:24px;padding-top:70px;padding-bottom:70px}.thought-body{padding-left:24px}.property{grid-template-columns:1fr}.property-copy{padding:48px 30px}.property-image{min-height:430px;max-height:550px}.quote-band{margin-bottom:75px}.contact{grid-template-columns:1fr}.personal-contact{grid-column:auto}.contact-intro>p:last-child{max-width:50ch}.site-footer{flex-direction:column;align-items:flex-start}}
@media(max-width:430px){.wordmark{font-size:.86rem}.hero{padding:18px 11px 33px}.hero-top .eyebrow{max-width:24ch;font-size:.68rem}.hero-index{font-size:.65rem}.hero-copy h1{font-size:clamp(2.5rem,11.2vw,3.35rem);overflow-wrap:normal;hyphens:none}.hero-copy>p{font-size:1rem;margin:22px 0}.hero-image{height:355px;border-radius:120px 120px 5px 5px}.thought-title h2,.property-copy h2,.contact-intro h2{font-size:clamp(2.45rem,10vw,3.2rem)}.property-copy{padding:40px 22px}.property-actions{grid-template-columns:1fr}.property-actions div+div{border-left:0;border-top:1px solid rgba(255,255,255,.25);padding-left:0}.property-image{min-height:340px}.form-panel{padding:22px 18px}.field-grid,.choice-row{grid-template-columns:1fr}.choice-row label:last-child{grid-column:auto}.quote-band{padding:42px 18px}.site-footer nav{flex-wrap:wrap;gap:14px 18px}}
@media(max-width:340px){.header-inner{width:calc(100% - 18px);gap:7px}.wordmark{font-size:.75rem}.brand{width:60px}.hero-copy h1{font-size:2.25rem}.hero-index{display:none}.hero-image{height:320px}.submit-button{width:100%;padding-left:8px;padding-right:8px}.site-footer{padding-left:14px;padding-right:14px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}