:root{--color-forest:#163c32;--color-forest-deep:#0e2821;--color-teal:#1f6b5c;--color-teal-soft:#2a8a76;--color-accent:#c9842f;--color-accent-hover:#b37222;--color-bg:#eef3f1;--color-bg-warm:#f7f4ef;--color-surface:#fff;--color-ink:#14201c;--color-muted:#5a6b64;--color-line:#d5e0db;--color-focus:#1f6b5c;--font-display:"Fraunces", "Georgia", serif;--font-body:"Figtree", "Segoe UI", sans-serif;--shadow-soft:0 12px 40px #0e282114;--radius:12px;--max:1120px;--header-h:4.25rem;color-scheme:light}*,:before,:after{box-sizing:border-box}html{scroll-behavior:smooth}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}body{min-height:100vh;font-family:var(--font-body);color:var(--color-ink);background:radial-gradient(1200px 500px at 10% -10%, #2a8a761f, transparent 55%), radial-gradient(900px 420px at 100% 0%, #c9842f1a, transparent 50%), linear-gradient(180deg, var(--color-bg) 0%, var(--color-bg-warm) 100%);background-attachment:fixed;margin:0;font-size:1.0625rem;line-height:1.65}img{max-width:100%;display:block}a{color:var(--color-teal);text-underline-offset:.18em;text-decoration-thickness:1px}a:hover{color:var(--color-forest)}:focus-visible{outline:3px solid var(--color-focus);outline-offset:3px}.skip-link{z-index:1000;background:var(--color-forest);color:#fff;border-radius:8px;padding:.65rem 1rem;text-decoration:none;position:absolute;top:-100px;left:1rem}.skip-link:focus{top:1rem}.wrap{width:min(100% - 2rem, var(--max));margin-inline:auto}h1,h2,h3{font-family:var(--font-display);letter-spacing:-.02em;color:var(--color-forest-deep);margin:0 0 .75rem;font-weight:560;line-height:1.15}h1{font-size:clamp(2.4rem,5vw,3.6rem)}h2{font-size:clamp(1.75rem,3vw,2.25rem)}h3{font-size:1.35rem}p{color:var(--color-muted);margin:0 0 1rem}.lead{max-width:38rem;font-size:1.15rem}.site-header{z-index:50;backdrop-filter:blur(14px);background:#eef3f1e0;border-bottom:1px solid #d5e0dbd9;position:sticky;top:0}.site-header__inner{min-height:var(--header-h);justify-content:space-between;align-items:center;gap:1rem;display:flex}.brand{color:var(--color-forest-deep);align-items:center;gap:.7rem;text-decoration:none;display:inline-flex}.brand__mark{flex-shrink:0;width:2.35rem;height:2.35rem}.brand__text{flex-direction:column;line-height:1.15;display:flex}.brand__name{font-family:var(--font-display);letter-spacing:-.02em;font-size:1.05rem;font-weight:600}.brand__llc{color:var(--color-muted);letter-spacing:.04em;text-transform:uppercase;font-size:.72rem}.nav{align-items:center;gap:.25rem 1.25rem;display:flex}.nav a{color:var(--color-ink);font-size:.95rem;font-weight:550;text-decoration:none}.nav a:hover,.nav a[aria-current=page]{color:var(--color-teal)}.nav-toggle{border:1px solid var(--color-line);background:var(--color-surface);font:inherit;color:var(--color-ink);cursor:pointer;border-radius:8px;padding:.45rem .7rem;font-size:.9rem;display:none}@media (width<=720px){.nav-toggle{display:inline-flex}.nav{inset:calc(var(--header-h) - 1px) 1rem auto;background:var(--color-surface);border:1px solid var(--color-line);border-radius:var(--radius);box-shadow:var(--shadow-soft);flex-direction:column;align-items:stretch;padding:1rem;display:none;position:absolute}.nav.is-open{display:flex}}.btn{font-family:var(--font-body);cursor:pointer;border:1.5px solid #0000;border-radius:999px;justify-content:center;align-items:center;gap:.4rem;padding:.8rem 1.25rem;font-size:.98rem;font-weight:600;text-decoration:none;transition:transform .2s,background .2s,border-color .2s,color .2s;display:inline-flex}.btn:hover{transform:translateY(-1px)}.btn--primary{background:var(--color-teal);color:#fff}.btn--primary:hover{background:var(--color-forest);color:#fff}.btn--ghost{color:#fff;background:0 0;border-color:#ffffff8c}.btn--ghost:hover{color:#fff;background:#ffffff1a}.btn--outline{background:var(--color-surface);color:var(--color-forest);border-color:var(--color-line)}.btn--outline:hover{border-color:var(--color-teal);color:var(--color-teal)}.btn-row{flex-wrap:wrap;gap:.75rem;display:flex}.hero{isolation:isolate;color:#fff;background:linear-gradient(135deg, #0e2821eb 0%, #1f6b5cc7 48%, #0e2821e0 100%), repeating-linear-gradient(115deg, #ffffff0a 0 1px, transparent 1px 18px), radial-gradient(circle at 80% 20%, #c9842f47, transparent 42%), linear-gradient(160deg, var(--color-forest-deep), var(--color-teal));align-items:end;min-height:min(78vh,640px);display:grid;position:relative;overflow:hidden}.hero:after{content:"";background:linear-gradient(to top, var(--color-bg), transparent);z-index:1;pointer-events:none;height:120px;position:absolute;inset:auto 0 0}.hero__inner{z-index:2;padding:5.5rem 0 4.5rem;position:relative}.hero__brand{font-family:var(--font-display);letter-spacing:-.03em;color:#fff;max-width:14ch;margin:0 0 1.1rem;font-size:clamp(2.75rem,6.5vw,4.25rem);font-weight:600;line-height:1.05}.hero__line{font-family:var(--font-display);letter-spacing:-.015em;color:#ffffffeb;max-width:22rem;margin:0 0 .85rem;font-size:clamp(1.35rem,2.4vw,1.75rem);font-weight:500;line-height:1.3}.hero__support{color:#ffffffc7;max-width:28rem;margin:0 0 1.75rem;font-size:1.05rem}.section{padding:3.5rem 0}.section--tight{padding:2.5rem 0 3.5rem}.section__head{max-width:40rem;margin-bottom:1.75rem}.reveal{opacity:0;transition:opacity .65s,transform .65s;transform:translateY(16px)}.reveal.is-visible{opacity:1;transform:none}.card-grid{grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:1.25rem;display:grid}.property-card{background:var(--color-surface);border:1px solid var(--color-line);border-radius:var(--radius);color:inherit;flex-direction:column;text-decoration:none;transition:transform .25s,box-shadow .25s,border-color .25s;display:flex;overflow:hidden;box-shadow:0 1px #0e282108}.property-card:hover{box-shadow:var(--shadow-soft);color:inherit;border-color:#b9cbc3;transform:translateY(-3px)}.property-card__media{aspect-ratio:16/10;color:#ffffffd9;letter-spacing:.04em;text-transform:uppercase;background:linear-gradient(145deg,#163c32eb,#1f6b5cbf),repeating-linear-gradient(90deg,#ffffff0d 0 2px,#0000 2px 14px);place-items:center;font-size:.85rem;display:grid}.property-card__body{flex-direction:column;flex:1;gap:.35rem;padding:1.25rem 1.35rem 1.45rem;display:flex}.property-card__label{letter-spacing:.06em;text-transform:uppercase;color:var(--color-teal);font-size:.75rem;font-weight:650}.property-card__title{font-family:var(--font-display);color:var(--color-forest-deep);margin:0;font-size:1.35rem}.property-card__meta{color:var(--color-muted);margin:0;font-size:.95rem}.property-card__cta{color:var(--color-teal);margin-top:auto;padding-top:.9rem;font-size:.95rem;font-weight:600}.panel{background:var(--color-surface);border:1px solid var(--color-line);border-radius:calc(var(--radius) + 2px);padding:1.75rem;box-shadow:0 1px #0e282108}.note{color:#8a5a14;background:#c9842f1f;border-radius:999px;align-items:center;gap:.4rem;padding:.35rem .7rem;font-size:.85rem;font-weight:600;display:inline-flex}.photo-slot{aspect-ratio:16/10;border-radius:var(--radius);text-align:center;color:#2f433c;background:linear-gradient(160deg,#e7f0ec 0%,#f3efe6 100%),repeating-linear-gradient(-25deg,#0000,#0000 12px,#163c320d 12px 13px);border:1.5px dashed #6f9084;place-items:center;padding:1.75rem;font-size:1rem;display:grid}.photo-slot strong{color:var(--color-forest-deep);font-family:var(--font-display);margin-bottom:.45rem;font-size:1.35rem;display:block}.photo-slot code{color:var(--color-teal);background:#ffffffb3;border-radius:4px;padding:.1em .35em;font-size:.92em}.facts{grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:.85rem;margin:1.5rem 0;display:grid}.fact{background:#1f6b5c0f;border-radius:10px;padding:.9rem 1rem}.fact dt{text-transform:uppercase;letter-spacing:.05em;color:var(--color-muted);margin:0 0 .2rem;font-size:.75rem}.fact dd{color:var(--color-forest-deep);margin:0;font-size:1.1rem;font-weight:650}.form{gap:1rem;display:grid}.form label{color:var(--color-forest-deep);gap:.35rem;font-size:.95rem;font-weight:600;display:grid}.form input,.form select,.form textarea{font:inherit;border:1.5px solid var(--color-line);color:var(--color-ink);background:#fff;border-radius:10px;width:100%;padding:.75rem .9rem}.form input:focus,.form select:focus,.form textarea:focus{border-color:var(--color-teal);outline:none;box-shadow:0 0 0 3px #1f6b5c2e}.form textarea{resize:vertical;min-height:140px}.form__hint{color:var(--color-muted);font-size:.88rem;font-weight:450}.form .honey{height:0;position:absolute;left:-9999px;overflow:hidden}.site-footer{border-top:1px solid var(--color-line);background:var(--color-forest-deep);color:#ffffffd1;margin-top:2rem;padding:2.5rem 0 2rem}.site-footer a{color:#ffffffe6}.site-footer a:hover{color:#fff}.site-footer__grid{grid-template-columns:1.4fr 1fr;gap:1.5rem;display:grid}@media (width<=720px){.site-footer__grid{grid-template-columns:1fr}}.site-footer__brand{font-family:var(--font-display);color:#fff;margin-bottom:.5rem;font-size:1.35rem}.site-footer__former{color:#ffffffa6;margin-bottom:.75rem;font-size:.92rem}.site-footer__links{flex-wrap:wrap;gap:.75rem 1.25rem;margin:0;padding:0;list-style:none;display:flex}.site-footer__links a{font-weight:550;text-decoration:none}.site-footer__meta{color:#fff9;border-top:1px solid #ffffff1f;flex-wrap:wrap;justify-content:space-between;gap:.75rem 1.5rem;margin-top:2rem;padding-top:1.25rem;font-size:.88rem;display:flex}.page-hero{padding:3rem 0 1.5rem}.page-hero p{max-width:40rem}.stub-banner{border-left:4px solid var(--color-accent);color:var(--color-ink);background:#c9842f1a;border-radius:0 10px 10px 0;margin:1.25rem 0 1.75rem;padding:1rem 1.15rem}.stub-banner strong{color:var(--color-forest-deep)}.prose{max-width:40rem}.prose p+p{margin-top:.85rem}