@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:wght@400;500;600&display=swap');
:root{--ivory:#faf9f6;--stone:#f0ede7;--ink:#252a2c;--forest:#244a3a;--forest2:#183a2d;--line:#ddd8cf;--clay:#b77d61;--white:#fff;--max:1260px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font:400 1rem/1.65 'DM Sans',sans-serif}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}img{display:block;width:100%;object-fit:cover}button{cursor:pointer}h1,h2,h3,p{margin-top:0}h1,h2,h3{line-height:1.12}h1,h2{font-family:'Playfair Display',Georgia,serif;font-weight:400;letter-spacing:-.035em}h1{font-size:clamp(3.1rem,6.7vw,6.7rem)}h2{font-size:clamp(2.45rem,4.4vw,4.65rem)}h3{font-size:1.35rem;font-weight:600;letter-spacing:-.025em}.wrap{width:min(calc(100% - 64px),var(--max));margin-inline:auto}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-weight:700;font-size:.76rem;color:var(--forest);line-height:1.5}.muted{color:#5f6864}.site-header{position:relative;z-index:20;background:var(--ivory);border-bottom:1px solid var(--line)}.header-inner{height:86px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{font-family:'Playfair Display',Georgia,serif;font-size:1.55rem;letter-spacing:-.055em;white-space:nowrap}.brand em{font-style:normal;color:var(--forest)}.nav{display:flex;align-items:center;gap:30px;font-size:.9rem;font-weight:600}.nav a:not(.button){transition:color .2s}.nav a:hover,.nav a[aria-current]{color:var(--forest)}.button{display:inline-flex;align-items:center;justify-content:center;gap:12px;border:1px solid var(--forest);border-radius:999px;background:var(--forest);color:white;padding:13px 23px;font-weight:700;font-size:.9rem;line-height:1.2;transition:background .2s,transform .2s,color .2s}.button:hover{background:var(--forest2);transform:translateY(-2px)}.button.outline{background:transparent;color:var(--forest)}.button.outline:hover{background:var(--forest);color:white}.button.light{background:var(--ivory);color:var(--forest);border-color:var(--ivory)}.menu-toggle{display:none;border:1px solid var(--line);background:none;border-radius:50%;width:44px;height:44px;font-size:1.4rem;line-height:1}.hero{position:relative;min-height:670px;display:flex;align-items:center;background:var(--forest);color:white;overflow:hidden}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-position:center 48%}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,37,29,.83),rgba(15,37,29,.38) 58%,rgba(15,37,29,.04))}.hero-content{position:relative;z-index:1;padding-block:100px}.hero .eyebrow{color:#d8e6dc}.hero h1{max-width:850px;margin:20px 0 25px}.hero p:not(.eyebrow){max-width:590px;font-size:1.12rem;line-height:1.7;color:#edf3ee}.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:34px}.hero .button.outline{color:white;border-color:#dce7df}.hero .button.outline:hover{background:white;color:var(--forest)}section{padding-block:105px}.section-head{display:flex;justify-content:space-between;align-items:end;gap:32px;margin-bottom:42px}.section-head h2{max-width:680px;margin:12px 0 0}.section-head>p{max-width:390px}.services{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.service{padding:32px 27px;min-height:300px;background:white;border:1px solid var(--line);border-radius:20px;display:flex;flex-direction:column}.service .num{color:var(--clay);font:500 1.15rem 'Playfair Display',serif;margin-bottom:auto}.service h3{font-family:'Playfair Display',serif;font-size:1.65rem;font-weight:400;margin-bottom:12px}.service p{font-size:.92rem;line-height:1.6;color:#5f6864;margin-bottom:0}.image-story{display:grid;grid-template-columns:1.2fr .8fr;gap:16px}.image-story figure{margin:0;position:relative;overflow:hidden;border-radius:18px;min-height:470px;background:var(--stone)}.image-story figure:nth-child(2){min-height:470px}.image-story img{height:100%;position:absolute;inset:0;transition:transform .6s}.image-story figure:hover img{transform:scale(1.035)}.image-story figcaption{position:absolute;inset:auto 0 0;padding:70px 30px 28px;background:linear-gradient(transparent,rgba(10,28,21,.76));color:white;font-family:'Playfair Display',serif;font-size:1.6rem}.approach{background:#e8eee8}.approach-grid{display:grid;grid-template-columns:1fr 1fr;gap:12%;align-items:center}.approach p.lead{font-size:1.13rem;line-height:1.8}.approach-list{border-top:1px solid #bbcabd;margin-top:34px}.approach-list div{border-bottom:1px solid #bbcabd;padding:15px 0}.approach-list strong{display:block;color:var(--forest);font-size:.95rem}.approach-list span{color:#4c5b51;font-size:.9rem}.property-section{overflow:hidden}.carousel-bar{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-bottom:24px}.carousel-bar h2{margin:10px 0}.controls{display:flex;gap:8px}.round{border:1px solid var(--forest);color:var(--forest);background:transparent;border-radius:50%;width:46px;height:46px;font-size:1.25rem}.round:hover{background:var(--forest);color:white}.property-track{display:flex;gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding-bottom:8px}.property-track::-webkit-scrollbar{display:none}.property-card{scroll-snap-align:start;flex:0 0 calc((100% - 36px)/3);background:white;border:1px solid var(--line);border-radius:18px;overflow:hidden}.property-card img{height:250px}.property-content{padding:23px}.tag{font-size:.72rem;letter-spacing:.13em;text-transform:uppercase;font-weight:700;color:var(--forest)}.property-content h3{font-family:'Playfair Display',serif;font-weight:400;font-size:1.55rem;margin:12px 0 4px}.property-content p{font-size:.9rem;line-height:1.6;margin:12px 0 0;color:#5f6864}.property-content .location{margin:0;color:var(--ink)}.property-content .meta{font-size:.82rem;color:var(--clay)}.cta-band{background:var(--forest);color:white;padding:86px 0}.cta-band .wrap{display:flex;align-items:center;justify-content:space-between;gap:40px}.cta-band h2{max-width:670px;margin:12px 0 18px}.cta-band p{color:#dce8dd;max-width:560px;margin:0}.cta-band .eyebrow{color:#bdcfbf}.footer{background:#192b25;color:#e7eee7;padding:70px 0 25px}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px}.footer .brand{font-size:1.8rem}.footer .brand em{color:#b4cbb8}.footer p{color:#aebeb2;max-width:350px}.footer h3{font:700 .8rem 'DM Sans',sans-serif;text-transform:uppercase;letter-spacing:.14em;color:#b4cbb8}.footer a{display:block;margin:8px 0}.footer a:hover{text-decoration:underline}.footer-bottom{border-top:1px solid #426055;margin-top:55px;padding-top:20px;font-size:.78rem;color:#aebeb2}.page-hero{padding:85px 0 65px}.page-hero h1{max-width:900px;margin:14px 0 20px}.page-hero .lead{font-size:1.18rem;max-width:700px}.about-photo{height:500px;border-radius:20px;object-position:center 55%}.editorial{display:grid;grid-template-columns:.8fr 1.2fr;gap:12%;align-items:start}.editorial h2{margin:0}.editorial p{font-size:1.15rem}.values{background:var(--stone)}.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.value{background:var(--ivory);border:1px solid var(--line);border-radius:18px;padding:32px}.value h3{font-family:'Playfair Display',serif;font-weight:400;font-size:1.7rem}.value p{color:#5f6864}.property-intro{max-width:720px}.property-list{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}.property-list .property-card{flex:auto}.property-list .property-card img{height:350px}.note{padding:20px 24px;border:1px solid var(--line);background:var(--stone);border-radius:14px;color:#4e5751;margin-top:30px;font-size:.9rem}.contact-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:12%;align-items:start}.contact-layout aside h1{font-size:clamp(3.1rem,5vw,5.2rem)}.contact-form{background:white;border:1px solid var(--line);border-radius:20px;padding:36px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.field{display:flex;flex-direction:column;gap:7px;margin-bottom:18px}.field.full{grid-column:1/-1}.field label{font-size:.87rem;font-weight:700}.field input,.field select,.field textarea{width:100%;border:1px solid #cfcfc8;border-radius:9px;padding:12px 14px;background:var(--ivory);color:var(--ink);outline:none}.field textarea{min-height:160px;resize:vertical}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--forest);box-shadow:0 0 0 3px #244a3a20}.form-hint{font-size:.83rem;color:#626b64}.form-status{min-height:1.5em;color:var(--forest);font-size:.9rem}.contact-form .button{margin-top:12px}.hide{display:none!important}
@media(max-width:950px){.nav{gap:17px}.nav .button{display:none}.services{grid-template-columns:repeat(2,1fr)}.service{min-height:250px}.property-card{flex-basis:calc((100% - 18px)/2)}.approach-grid,.contact-layout{gap:6%}}
@media(max-width:700px){.wrap{width:min(calc(100% - 36px),var(--max))}.header-inner{height:72px}.brand{font-size:1.38rem}.menu-toggle{display:block}.nav{display:none;position:absolute;top:72px;left:0;right:0;background:var(--ivory);border-bottom:1px solid var(--line);padding:16px 18px 24px;flex-direction:column;align-items:stretch;gap:0;box-shadow:0 18px 25px #183a2d18}.nav.open{display:flex}.nav a:not(.button){padding:10px 4px}.nav .button{display:flex;margin-top:10px}.hero{min-height:650px;align-items:end}.hero:after{background:linear-gradient(0deg,rgba(15,37,29,.92),rgba(15,37,29,.38) 82%)}.hero-image{object-position:60% center}.hero-content{padding-block:85px 55px}.hero h1{font-size:clamp(3.1rem,13vw,5rem)}.hero p:not(.eyebrow){font-size:1rem}.actions .button{width:100%}section{padding-block:72px}.section-head{display:block;margin-bottom:28px}.section-head>p{margin-top:20px}.services{grid-template-columns:1fr;gap:10px}.service{min-height:0;padding:24px}.service .num{margin-bottom:25px}.image-story{grid-template-columns:1fr}.image-story figure,.image-story figure:nth-child(2){min-height:320px}.approach-grid,.editorial,.contact-layout{grid-template-columns:1fr;gap:30px}.approach-list{margin-top:20px}.carousel-bar{align-items:end}.carousel-bar h2{font-size:2.4rem}.property-card{flex-basis:86%}.property-card img{height:240px}.cta-band{padding:70px 0}.cta-band .wrap{display:block}.cta-band .button{margin-top:30px}.footer-grid{grid-template-columns:1fr 1fr;gap:36px}.footer-grid>div:first-child{grid-column:1/-1}.footer-bottom{margin-top:35px}.page-hero{padding:65px 0 40px}.page-hero h1{font-size:clamp(3.1rem,12vw,5rem)}.about-photo{height:330px}.value-grid,.property-list{grid-template-columns:1fr}.property-list .property-card img{height:260px}.contact-form{padding:22px}.form-grid{grid-template-columns:1fr;gap:0}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}

.development-notice{display:flex;align-items:center;justify-content:center;gap:10px;padding:10px 20px;background:#e5e9df;color:#244a3a;text-align:center;font-size:.85rem;font-weight:600;letter-spacing:.01em}.notice-dot{width:7px;height:7px;border-radius:50%;background:#244a3a;flex:none}
/* Property types and availability */
.type-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.type-tile{position:relative;display:block;height:470px;overflow:hidden;border-radius:20px;background:var(--forest);color:#fff;isolation:isolate}.type-tile img{width:100%;height:100%;transition:transform .55s ease}.type-tile:hover img,.type-tile:focus-visible img{transform:scale(1.055)}.type-shade{position:absolute;inset:0;background:linear-gradient(0deg,rgba(12,35,26,.9),rgba(12,35,26,.08) 72%)}.type-copy{position:absolute;inset:auto 0 0;display:grid;gap:11px;padding:30px}.type-copy strong{font:400 clamp(1.6rem,2.1vw,2.15rem)/1.15 'Playfair Display',Georgia,serif}.type-copy>span{font-size:.95rem;line-height:1.5;max-width:31ch}.type-copy small{font-size:.8rem;font-weight:700;letter-spacing:.04em;margin-top:5px}.property-card{display:flex;flex-direction:column;min-width:0}.property-card img{width:100%;height:270px;aspect-ratio:4/3;object-fit:cover}.property-content{flex:1}.property-track{align-items:stretch}.property-track .property-card{min-height:520px}.representative-note{color:#5f6864;font-size:.84rem;font-style:italic;line-height:1.5;margin:22px 0 0}.focus-section{background:#e8eee8;padding-block:65px}.focus-list{display:flex;flex-wrap:wrap;gap:10px;margin-top:20px}.focus-list span{border:1px solid #b9c9bc;border-radius:999px;padding:10px 17px;color:var(--forest);font-size:.9rem;font-weight:600}.availability{padding-top:0}.availability-tabs{display:inline-flex;gap:5px;padding:5px;border:1px solid var(--line);border-radius:999px;background:var(--stone);margin-bottom:25px}.availability-tabs button{border:0;border-radius:999px;background:transparent;color:var(--forest);padding:12px 25px;font-weight:700;min-width:130px}.availability-tabs button[aria-selected=true]{background:var(--forest);color:#fff}.availability-panel{background:#e8eee8;border:1px solid #cdd9ce;border-radius:20px;padding:clamp(28px,5vw,65px);min-height:350px}.availability-panel h2{font-size:clamp(2rem,3vw,3.3rem);margin:10px 0 16px}.availability-panel p:not(.eyebrow){max-width:580px;color:#4f5d53}.availability-panel .button{margin-top:12px}.representative-list{padding-top:40px}.representative-list h2{margin:10px 0 28px}.property-list .property-card img{height:290px;aspect-ratio:4/3}.site-header .nav{gap:clamp(14px,2.3vw,30px)}
@media(max-width:950px){.type-grid{gap:10px}.type-tile{height:410px}.type-copy{padding:21px}.type-copy strong{font-size:1.55rem}.type-copy>span{font-size:.87rem}.property-track .property-card{min-height:500px}}
@media(max-width:700px){.type-grid{grid-template-columns:1fr;gap:12px}.type-tile{height:330px}.type-copy{padding:23px}.type-copy strong{font-size:1.8rem}.type-copy>span{font-size:.92rem}.property-track .property-card{min-height:0}.property-card img,.property-list .property-card img{height:245px}.availability-tabs{display:flex;width:100%}.availability-tabs button{flex:1;min-width:0}.availability-panel{min-height:340px}.focus-section{padding-block:55px}.focus-list span{font-size:.83rem;padding:9px 13px}}
@media (min-width:701px) and (max-width:1050px){.menu-toggle{display:block;flex:none}.nav{display:none;position:absolute;top:86px;left:0;right:0;background:var(--ivory);border-bottom:1px solid var(--line);padding:16px max(32px,calc((100vw - var(--max))/2)) 26px;flex-direction:column;align-items:stretch;gap:0;box-shadow:0 18px 25px #183a2d18}.nav.open{display:flex}.nav a:not(.button){padding:10px 4px}.nav .button{display:flex;margin-top:10px;align-self:flex-start}}