@font-face{font-family:"Fraunces";src:url(/fonts/fraunces.woff2) format("woff2");font-weight:300 900;font-style:normal;font-display:swap}
@font-face{font-family:"Fraunces";src:url(/fonts/fraunces-italic.woff2) format("woff2");font-weight:300 900;font-style:italic;font-display:swap}
@font-face{font-family:"Manrope";src:url(/fonts/manrope.woff2) format("woff2");font-weight:200 800;font-display:swap}
:root{
  --green:#1F3A2E;--green-2:#2C5241;--cream:#F4EEE3;--paper:#FBF8F2;--ink:#1B1B17;--ink-2:#45443D;--muted:#6E6B61;
  --clay:#B9653A;--clay-2:#9C522C;--line:rgba(27,27,23,.14);--card:#FFFDF9;--focus:#B9653A;
  --serif:"Fraunces",Georgia,serif;--sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --wrap:1160px;--r:14px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.6 var(--sans);text-rendering:optimizeLegibility}
img,svg{max-width:100%;display:block}
a{color:inherit;text-decoration-color:var(--clay);text-underline-offset:3px}
a:hover{color:var(--clay-2)}
:focus-visible{outline:3px solid var(--focus);outline-offset:3px;border-radius:4px}
.skip{position:absolute;left:-999px;top:8px;background:var(--ink);color:#fff;padding:10px 14px;border-radius:8px;z-index:50}
.skip:focus{left:12px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.01em;margin:0 0 .5em;font-variation-settings:"SOFT" 50,"opsz" 96}
h1{font-size:clamp(2.6rem,6.4vw,5.2rem)}
h2{font-size:clamp(2rem,4vw,3.1rem)}
h3{font-size:1.35rem;font-variation-settings:"SOFT" 50,"opsz" 24}
em,.amp{font-style:italic;color:var(--clay)}
p{margin:0 0 1em}
.lede{font-size:clamp(1.1rem,1.6vw,1.3rem);color:var(--ink-2);max-width:40em}
.kicker{font:700 .78rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--clay-2);margin:0 0 18px}
.muted{color:var(--muted)}
/* header */
.top{position:sticky;top:0;z-index:20;background:rgba(251,248,242,.92);backdrop-filter:saturate(140%) blur(8px);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;gap:20px;min-height:68px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;font-family:var(--serif);font-size:1.32rem;font-weight:600;letter-spacing:-.01em;white-space:nowrap}
.brand svg{width:34px;height:34px;flex:none}
.brand .amp{font-weight:400}
.nav{margin-left:auto;display:flex;gap:4px;align-items:center}
.nav a{text-decoration:none;font-weight:600;font-size:.95rem;padding:10px 12px;border-radius:8px}
.nav a[aria-current=page]{color:var(--clay-2)}
.nav .btn{margin-left:8px}
.menu{display:none;margin-left:auto;background:none;border:1px solid var(--line);border-radius:10px;min-height:44px;padding:0 14px;font:600 .95rem var(--sans);color:var(--ink)}
@media (max-width:820px){
  .menu{display:inline-flex;align-items:center}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;background:var(--paper);border-bottom:1px solid var(--line);padding:8px 16px 16px}
  .nav.open{display:flex}
  .nav a{padding:14px 8px;font-size:1.05rem}
  .nav .btn{margin:8px 0 0;justify-content:center}
}
/* buttons */
.btn{display:inline-flex;align-items:center;gap:8px;min-height:48px;padding:0 22px;border-radius:999px;background:var(--green);color:var(--cream)!important;text-decoration:none;font:700 1rem var(--sans);border:2px solid var(--green);cursor:pointer;transition:background .2s,transform .2s}
.btn:hover{background:var(--green-2);transform:translateY(-1px)}
.btn.ghost{background:transparent;color:var(--green)!important}
.btn.ghost:hover{background:rgba(31,58,46,.06)}
.btn.clay{background:var(--clay);border-color:var(--clay)}
.btn.clay:hover{background:var(--clay-2)}
.btn.sm{min-height:42px;padding:0 16px;font-size:.92rem}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
/* hero */
.hero{padding:clamp(56px,9vw,120px) 0 clamp(48px,7vw,88px);position:relative;overflow:hidden}
.hero .wrap{display:grid;grid-template-columns:1.25fr .9fr;gap:clamp(28px,5vw,64px);align-items:center}
@media (max-width:900px){.hero .wrap{grid-template-columns:1fr}}
.hero-art{aspect-ratio:4/5;border-radius:220px 220px 18px 18px;background:var(--green);position:relative;overflow:hidden;max-width:440px;justify-self:end;width:100%}
@media (max-width:900px){.hero-art{justify-self:start;max-width:360px;aspect-ratio:1}}
.hero-art svg{position:absolute;inset:0;width:100%;height:100%}
.tag{display:inline-flex;align-items:center;gap:8px;background:var(--cream);border:1px solid var(--line);border-radius:999px;padding:6px 14px;font-weight:700;font-size:.85rem;margin-bottom:22px}
.tag i{width:8px;height:8px;border-radius:50%;background:var(--clay);display:block}
/* sections */
section{padding:clamp(56px,8vw,104px) 0}
.band{background:var(--cream)}
.dark{background:var(--green);color:var(--cream)}
.dark .kicker{color:#E7A57E}
.dark .lede,.dark p{color:rgba(244,238,227,.86)}
.dark em{color:#E7A57E}
.head{max-width:760px;margin-bottom:40px}
.grid{display:grid;gap:20px}
.g3{grid-template-columns:repeat(3,1fr)}.g2{grid-template-columns:repeat(2,1fr)}.g4{grid-template-columns:repeat(4,1fr)}
@media (max-width:980px){.g4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:820px){.g3,.g2{grid-template-columns:1fr}}
@media (max-width:560px){.g4{grid-template-columns:1fr}}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:26px}
.dark .card{background:rgba(244,238,227,.06);border-color:rgba(244,238,227,.18)}
.card p:last-child{margin-bottom:0}
.num{font:600 .8rem/1 var(--sans);letter-spacing:.14em;color:var(--clay-2);display:block;margin-bottom:14px}
.ico{width:44px;height:44px;border-radius:12px;background:var(--cream);display:grid;place-items:center;margin-bottom:16px;color:var(--green)}
.ico svg{width:24px;height:24px}
.list{list-style:none;padding:0;margin:0}
.list li{position:relative;padding:10px 0 10px 30px;border-bottom:1px solid var(--line)}
.list li::before{content:"";position:absolute;left:4px;top:19px;width:10px;height:10px;border-radius:50%;background:var(--clay)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:start}
@media (max-width:860px){.split{grid-template-columns:1fr}}
.quote{font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2.1rem);line-height:1.25;font-style:italic;margin:0}
.cta{border-radius:24px;background:var(--clay);color:#fff;padding:clamp(32px,5vw,56px);display:grid;grid-template-columns:1.4fr auto;gap:24px;align-items:center}
.cta h2{color:#fff;margin:0 0 8px}.cta p{color:rgba(255,255,255,.9);margin:0}
.cta .btn{background:#fff;color:var(--clay-2)!important;border-color:#fff}
@media (max-width:760px){.cta{grid-template-columns:1fr}}
/* homes */
.home-card{display:flex;flex-direction:column;overflow:hidden;padding:0}
.home-card .ph{aspect-ratio:3/2;background:var(--green)}
.home-card .ph img{width:100%;height:100%;object-fit:cover}
.home-card .body{padding:22px}
.pill{display:inline-block;font:700 .75rem/1 var(--sans);letter-spacing:.08em;text-transform:uppercase;padding:7px 10px;border-radius:999px;background:var(--cream);color:var(--green);margin-bottom:12px}
.soon{border:2px dashed var(--line);border-radius:var(--r);padding:clamp(28px,5vw,48px);text-align:center;background:var(--card)}
/* forms */
.form{background:var(--card);border:1px solid var(--line);border-radius:20px;padding:clamp(22px,4vw,40px)}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media (max-width:640px){.fgrid{grid-template-columns:1fr}}
.full{grid-column:1/-1}
label,.legend{display:block;font-weight:700;font-size:.92rem;margin-bottom:6px}
.req{color:var(--clay-2)}
input,select,textarea{width:100%;font:inherit;font-size:16px;color:var(--ink);background:#fff;border:1px solid rgba(27,27,23,.28);border-radius:10px;min-height:48px;padding:10px 14px}
textarea{min-height:120px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:3px solid rgba(185,101,58,.35);border-color:var(--clay)}
fieldset{border:0;padding:0;margin:0}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips label{display:inline-flex;align-items:center;gap:8px;font-weight:600;border:1px solid rgba(27,27,23,.22);border-radius:999px;padding:8px 14px;min-height:44px;cursor:pointer;margin:0;background:#fff}
.chips input{width:18px;height:18px;min-height:0;accent-color:var(--green)}
.check{display:flex;gap:10px;align-items:flex-start;font-weight:500}
.check input{width:20px;height:20px;min-height:0;margin-top:3px;flex:none;accent-color:var(--green)}
.hint{font-size:.88rem;color:var(--muted);margin-top:6px}
.hp{position:absolute;left:-9999px}
.fine{font-size:.85rem;color:var(--muted)}
/* faq */
details{border-bottom:1px solid var(--line);padding:6px 0}
summary{cursor:pointer;font:600 1.1rem var(--sans);padding:14px 32px 14px 0;list-style:none;position:relative}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";position:absolute;right:4px;top:10px;font:400 1.6rem/1 var(--serif);color:var(--clay)}
details[open] summary::after{content:"\2212"}
details p{color:var(--ink-2);max-width:46em}
/* people */
.person{display:flex;gap:20px;align-items:flex-start}
.avatar{width:84px;height:84px;border-radius:50%;background:var(--green);color:var(--cream);display:grid;place-items:center;font:500 1.9rem var(--serif);flex:none}
img.avatar{display:block;object-fit:cover;background:var(--sand,#e9e2d4)}
.person .role{font:700 .78rem/1.4 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--clay-2);margin:0 0 8px}
/* footer */
.foot{background:var(--ink);color:rgba(244,238,227,.82);padding:56px 0 32px;font-size:.95rem}
.foot a{color:var(--cream)}
.foot .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:32px}
@media (max-width:760px){.foot .cols{grid-template-columns:1fr}}
.foot h2{font:700 .8rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:#E7A57E;margin:0 0 14px}
.foot ul{list-style:none;padding:0;margin:0}.foot li{margin:0 0 8px}
.foot .brand{color:var(--cream);margin-bottom:12px}
.foot .legal{border-top:1px solid rgba(244,238,227,.16);margin-top:40px;padding-top:20px;display:flex;flex-wrap:wrap;gap:16px;justify-content:space-between;font-size:.85rem}
.eho{display:inline-flex;align-items:center;gap:8px}
.eho svg{width:22px;height:22px}
.page-head{padding:clamp(48px,7vw,88px) 0 clamp(24px,4vw,40px)}
.prose{max-width:760px}
.prose h2{font-size:1.6rem;margin-top:1.6em}