@font-face{font-family:Editorial;src:url('/assets/editorial.woff2') format('woff2');font-display:swap}@font-face{font-family:Coastal;src:url('/assets/sans.woff2') format('woff2');font-display:swap}
:root{--ink:#132c32;--muted:#586668;--accent:#9d744b;--line:#d7dedc;--paper:#fff;--soft:#f3f5f3}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;color:var(--ink);background:var(--paper);font-family:Coastal,Arial,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #be8d5c;outline-offset:5px}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:Editorial,Georgia,serif;font-weight:400;line-height:1.12}h2{font-size:clamp(38px,4.1vw,62px);letter-spacing:-1.4px}h3{font-size:32px;letter-spacing:-.65px}.header{height:102px;padding:0 4.8%;display:flex;align-items:center;justify-content:space-between;background:white;position:relative;z-index:5}.brand{display:flex;align-items:center;gap:18px}.monogram{font-family:Georgia,serif;font-size:48px;letter-spacing:-5px;line-height:1;white-space:nowrap;padding-right:5px}.monogram span{color:var(--accent)}.brandname{font-size:14px;letter-spacing:2.1px;font-weight:600;line-height:1.7}.brandname small{display:block;font-size:12px;letter-spacing:1.25px;font-weight:400}.header nav{display:flex;align-items:center;gap:32px;font-size:13px}.header nav a{font-size:14px}.nav-cta{background:var(--ink);color:white;padding:12px 24px}.menu-toggle{display:none}.hero{min-height:670px;height:min(790px,calc(100svh - 102px));position:relative;background:#244049;color:white;overflow:hidden}.hero-image{height:100%;width:100%;position:absolute;inset:0;object-fit:cover;object-position:center 50%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,28,35,.67),rgba(8,28,35,.15) 80%),linear-gradient(0deg,rgba(8,28,35,.46),transparent 40%)}.hero-content{position:relative;padding:104px 7.5% 130px;max-width:1050px}.eyebrow{font-size:12px;font-weight:600;letter-spacing:2.4px;line-height:1.5;margin-bottom:25px;color:#6c6053}.eyebrow.light{color:#fff}.hero h1{font-size:clamp(60px,6.8vw,104px);letter-spacing:-2.5px;line-height:1.02}.hero-copy{font-size:17px;line-height:1.8;margin-top:28px}.hero-actions{display:flex;gap:30px;align-items:center;margin-top:34px}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:14px 25px;font-size:14px;border:1px solid transparent;transition:background .2s,color .2s}.button.white{background:white;color:var(--ink)}.button.white:hover{background:#e7eeeb}.button.dark{background:var(--ink);color:white}.button.dark:hover,.nav-cta:hover{background:#2f5057}.button.outline{border-color:#9ba9a7}.button.outline:hover{background:var(--ink);color:white}.text-link{display:inline-block;font-size:14px;border-bottom:1px solid #9eaaa9;padding-bottom:5px}.text-link.light{border-color:#d2d7d7;color:#fff}.hero-footer{position:absolute;bottom:29px;left:7.5%;right:5%;display:flex;align-items:center;justify-content:space-between}.hero-footer>span:first-child{font-size:12px;letter-spacing:2px}.compass{font-size:27px;letter-spacing:4px;font-weight:400}.intro-strip{padding:32px 7.5%;display:flex;align-items:center;justify-content:space-between;gap:20px;border-bottom:1px solid var(--line)}.intro-strip>span{font-size:12px;letter-spacing:2px;font-weight:600}.intro-strip p{font-family:Editorial,Georgia,serif;font-size:23px}.intro-strip a{font-size:13px;text-decoration:underline;text-underline-offset:7px}.section{padding:110px 7.5%}.section-top{display:flex;justify-content:space-between;gap:60px;align-items:flex-end;margin-bottom:55px}.section-description{max-width:370px;color:var(--muted);font-size:16px}.service-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px}.service{padding-top:25px;border-top:1px solid var(--line)}.service-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:28px}.number{font-family:Editorial,Georgia,serif;font-size:28px;color:#9d744b}.tag{font-size:12px;letter-spacing:2px}.service>p{margin-top:18px;color:var(--muted);max-width:480px;font-size:15px}.service ul{padding:0;list-style:none;margin:25px 0 30px;font-size:14px;line-height:2.1}.service li:before{content:'—';color:#a77b52;margin-right:12px}.communities{display:grid;grid-template-columns:1fr 1fr;background:var(--soft)}.community-photo{min-height:720px;position:relative;overflow:hidden}.community-photo img{width:100%;height:100%;position:absolute;object-fit:cover}.image-caption{position:absolute;bottom:35px;left:40px;color:white;font-size:12px;letter-spacing:2px;text-shadow:0 1px 6px #000;background:#132c3280;padding:8px 12px}.community-content{padding:80px 12%}.community-content h2{font-size:clamp(38px,3.4vw,52px)}.community-content>p:not(.eyebrow){margin-top:25px;color:var(--muted);font-size:15px}.community-list{margin-top:32px}details{border-top:1px solid #cbd4d1}details:last-child{border-bottom:1px solid #cbd4d1}summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:10px;padding:20px 0;cursor:pointer;font-size:19px;font-family:Editorial,Georgia,serif}summary::-webkit-details-marker{display:none}summary small{font-family:Coastal,Arial,sans-serif;font-size:12px;color:var(--accent);margin-right:17px}.plus{font-family:Arial,sans-serif;font-size:22px;font-weight:300}details[open] .plus{transform:rotate(45deg)}details>div{padding:0 0 24px 33px}details p{font-size:14px;color:var(--muted);margin-bottom:14px}details a{font-size:12px}.about{display:grid;grid-template-columns:1fr 1fr;gap:80px}.about-subtitle{font-size:20px;line-height:1.6;margin-top:24px;color:var(--muted)}.signature{font-family:Editorial,Georgia,serif;font-style:italic;font-size:35px;margin:36px 0 8px}.agent-label{font-size:12px;letter-spacing:1.5px;color:var(--muted)}.about-copy{padding-top:40px}.large-copy{font-family:Editorial,Georgia,serif;font-size:29px;line-height:1.35;margin-bottom:24px}.about-copy>p:not(.large-copy){font-size:16px;color:var(--muted);margin-bottom:20px}.about-copy a{margin-top:10px}.steps{background:var(--ink);color:white;display:grid;grid-template-columns:1fr 1fr;gap:80px}.steps ol{list-style:none;margin:0;padding:0}.steps li{display:flex;gap:25px;border-bottom:1px solid #ffffff30;padding:22px 0}.steps li:first-child{padding-top:0}.steps li:last-child{border:0;padding-bottom:0}.steps li>span{font-size:12px;color:#d2ae88;letter-spacing:1px;padding-top:7px}.steps h3{font-size:26px}.steps li p{font-size:14px;color:#cad6d6;margin-top:12px}.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:80px}.contact-intro>p:not(.eyebrow){font-size:15px;color:var(--muted);margin:25px 0}.contact-phone{font-family:Editorial,Georgia,serif;display:block;font-size:30px;margin-top:30px}.email-link{display:block;font-size:14px;text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}.contact-intro .contact-note{font-size:12px!important;max-width:300px}form{padding-top:8px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:24px}label{display:block;font-size:12px;margin-bottom:10px}input,select,textarea{width:100%;border:0;border-bottom:1px solid #aebbb7;border-radius:0;background:transparent;color:var(--ink);padding:12px 0;font-size:14px;margin-bottom:27px}select{min-height:50px}textarea{resize:vertical}input::placeholder,textarea::placeholder{color:#7b8484}form .button{width:100%;margin-top:4px}.form-help{font-size:12px;color:var(--muted);margin-top:13px}#form-status{font-size:13px;margin-top:14px}.footer{border-top:1px solid var(--line);padding:45px 7.5% 25px;background:var(--soft)}.footer-top{display:flex;justify-content:space-between;align-items:center;padding-bottom:35px}.footer-bottom{border-top:1px solid var(--line);padding-top:20px;display:flex;gap:20px;justify-content:space-between;align-items:center;flex-wrap:wrap;font-size:12px;color:var(--muted)}.privacy-trigger,.privacy-close{padding:0;color:inherit;background:transparent;border:0;text-decoration:underline;font-size:12px}#privacy{max-width:800px;margin-top:25px;font-size:13px}#privacy p{margin-bottom:12px}.skip{position:fixed;left:10px;top:-100px;padding:10px;background:white;z-index:100}.skip:focus{top:10px}
@media(min-width:1600px){.header,.section,.intro-strip,.footer{padding-left:max(7.5%,calc((100vw - 1440px)/2));padding-right:max(7.5%,calc((100vw - 1440px)/2))}}
@media(max-width:1050px){.header{padding:0 5%;height:86px}.brandname{font-size:12px;letter-spacing:1.4px}.brandname small{font-size:12px}.header nav{gap:20px}.hero{height:740px;min-height:620px}.hero-content{padding-top:100px}.intro-strip p{font-size:19px}.intro-strip>span{display:none}.section{padding:80px 6%}.section-top{gap:35px}.service-grid{gap:35px}.community-content{padding:60px 9%}.community-photo{min-height:700px}.about,.steps,.contact{gap:45px}.hero h1{font-size:80px}}
@media(max-width:760px){html{scroll-padding-top:20px}.header{height:82px;padding:0 6%}.brand{gap:12px}.monogram{font-size:40px}.brandname{font-size:12px}.brandname small{font-size:12px;letter-spacing:.8px}.menu-toggle{display:block;border:0;background:transparent;color:var(--ink);font-size:13px;padding:10px 0 10px 12px}.menu-toggle span{margin-left:8px;font-size:17px}.header nav{display:none;position:absolute;left:0;right:0;top:82px;background:white;padding:25px 6% 30px;box-shadow:0 10px 20px #132c3220}.header nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:20px}.header nav .nav-cta{text-align:center}.hero{height:calc(100svh - 82px);min-height:650px;max-height:800px}.hero-content{padding:100px 7% 130px}.hero h1{font-size:clamp(56px,10.8vw,80px);letter-spacing:-1.7px}.hero-image{object-position:61% center}.hero-shade{background:linear-gradient(90deg,#102d38b8,#102d3833),linear-gradient(0deg,#102d3866,transparent 45%)}.hero-copy{font-size:15px;margin-top:28px}.eyebrow{font-size:12px;letter-spacing:1.8px;margin-bottom:22px}.hero-actions{flex-wrap:wrap;gap:24px;margin-top:32px}.hero-actions .button{padding:14px 20px;font-size:13px}.hero-actions .text-link{font-size:13px}.hero-footer{left:7%;right:7%;bottom:25px;gap:25px}.hero-footer>span:first-child{font-size:12px;max-width:180px;letter-spacing:1.2px}.compass{font-size:21px;letter-spacing:3px}.intro-strip{padding:27px 7%;display:block}.intro-strip p{font-size:21px}.intro-strip a{display:inline-block;margin-top:10px;font-size:12px}.section{padding:70px 7%}.section-top{display:block;margin-bottom:35px}.section-description{margin-top:24px;max-width:none;font-size:15px}h2{font-size:43px;letter-spacing:-1px}.service-grid{grid-template-columns:1fr;gap:45px}.service h3{font-size:31px}.service-top{margin-bottom:24px}.service .button{width:100%}.communities{grid-template-columns:1fr}.community-photo{min-height:390px}.community-photo img{object-position:center 55%}.image-caption{left:7%;bottom:25px}.community-content{padding:55px 7% 65px}.community-content h2{font-size:43px}.about,.steps,.contact{grid-template-columns:1fr;gap:35px}.about-copy{padding-top:0}.signature{margin-top:25px}.about-subtitle{font-size:18px}.steps ol{margin-top:10px}.steps h3{font-size:25px}.contact form{padding-top:0}.contact-intro .contact-note{margin-bottom:0}.form-row{gap:18px}input,select,textarea{font-size:16px}label{font-size:12px}.footer{padding:38px 7% 30px}.footer-top{gap:25px;align-items:flex-start}.footer-top .brandname small{max-width:120px;line-height:1.6}.footer-top .compass{font-size:18px;padding-top:6px}.footer-bottom{justify-content:flex-start;gap:12px 20px}.footer-bottom>span{width:100%;font-size:12px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.brandname small{max-width:230px;line-height:1.5;letter-spacing:.5px}.hero-footer>span:first-child{line-height:1.6}.service>p,.community-content>p:not(.eyebrow),.contact-intro>p:not(.eyebrow),.section-description{font-size:16px}@media(max-width:760px){.brandname small{max-width:180px;font-size:12px}.hero-footer>span:first-child{font-size:12px}.form-row{grid-template-columns:1fr}.footer-top{flex-wrap:wrap}}

.buyer-entry{background:var(--soft);padding:28px;margin-bottom:36px;border-top:2px solid var(--ink)}.buyer-entry .eyebrow{margin-bottom:14px}.buyer-entry h3{font-size:28px}.buyer-entry>p:not(.eyebrow){font-size:16px;color:var(--muted);margin:18px 0 22px}.buyer-entry .button{width:100%}.contact-options{min-width:0}