@font-face{font-family:Cormorant;src:url('assets/cormorant.ttf') format('truetype');font-style:normal;font-weight:500;font-display:swap}
@font-face{font-family:DM;src:url('assets/dm-sans.ttf') format('truetype');font-style:normal;font-weight:400;font-display:swap}
:root{--ink:#111612;--black:#000;--green:#014421;--deep:#10291e;--gold:#dbbe67;--paper:#f7f6f0;--muted:#5d655f;--line:#d7dbd2;--serif:Cormorant,Georgia,serif;--sans:DM,Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:112px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.7 var(--sans);-webkit-font-smoothing:antialiased}button,input,select,textarea{font:inherit}button,a,select{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{cursor:pointer}img{max-width:100%;display:block;object-fit:cover}p{margin:0 0 22px}h1,h2,h3{font-weight:500;font-family:var(--serif);margin:0;line-height:1.03}h1{font-size:clamp(58px,5.8vw,94px);letter-spacing:-.04em}h2{font-size:clamp(45px,4vw,65px);letter-spacing:-.035em}h3{font-size:35px;letter-spacing:-.02em}em{font-weight:400}address{font-style:normal}a:focus-visible,button:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,[tabindex="0"]:focus-visible{outline:3px solid #987714;outline-offset:5px}::selection{background:var(--gold);color:var(--black)}.wrap{width:min(1280px,calc(100% - 112px));margin:auto}.section{padding-top:110px;padding-bottom:110px}.eyebrow{display:block;font:500 11px/1.6 var(--sans);letter-spacing:.17em;text-transform:uppercase;margin-bottom:23px;color:var(--green)}.eyebrow.light{color:var(--gold)}.lead{font-size:23px;line-height:1.45;font-family:var(--serif);font-weight:500}.fine-print{font-size:12px;line-height:1.7;color:var(--muted)}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:32px;min-height:54px;padding:15px 24px;font-size:13px;font-weight:500;border:1px solid transparent;transition:background .2s,color .2s,transform .2s}.button.gold{background:var(--gold);color:#152018}.button.gold:hover{background:#ecd698;transform:translateY(-2px)}.button.dark{background:var(--deep);color:#fff}.button.dark:hover{background:var(--green);transform:translateY(-2px)}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;border-bottom:1px solid #a5afa6;padding:6px 0 8px;font-size:13px;font-weight:500}.text-link:hover{color:var(--green);border-color:var(--green)}.text-link.light{color:#fff;border-color:#879089}.text-link.light:hover{color:var(--gold)}.skip-link{position:fixed;top:8px;left:8px;transform:translateY(-160%);background:var(--gold);padding:10px 20px;z-index:30}.skip-link:focus{transform:translateY(0)}
.site-header{height:108px;background:#000;color:#fff;position:sticky;top:0;z-index:20;border-bottom:1px solid #34382e}.header-inner{height:100%;display:flex;justify-content:space-between;align-items:center;gap:30px}.brand{display:flex;align-items:center;gap:10px;flex-shrink:0}.brand img{width:83px;height:83px;object-fit:contain}.brand span{font-size:14px;font-weight:500;letter-spacing:.08em;line-height:1.35}.brand small{display:block;font-size:8px;font-weight:400;letter-spacing:.17em;color:var(--gold);margin-top:7px}nav{display:flex;align-items:center;gap:27px}nav a{font-size:12px;position:relative;color:#e5e7df}nav a:not(.nav-contact):after{content:'';height:1px;background:var(--gold);position:absolute;bottom:-8px;left:0;width:0;transition:width .2s}nav a:hover:after,nav a[aria-current="page"]:after{width:100%}nav a[aria-current="page"]{color:var(--gold)}.nav-contact{color:var(--gold);border:1px solid #665c36;padding:12px 18px}.nav-contact span{margin-left:17px}.menu-toggle{display:none}
.hero{position:relative;background:#000;min-height:750px;color:#fff;overflow:hidden}.hero-image{position:absolute;inset:0 0 0 46%;height:100%}.hero-image img{height:100%;width:100%;object-position:69% center}.hero-image:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#000 0%,rgba(0,0,0,.33) 43%,rgba(0,0,0,.08) 100%),linear-gradient(0deg,rgba(0,0,0,.55),transparent 40%)}.hero-inner{position:relative;padding-top:66px;padding-bottom:110px}.hero-copy{max-width:620px}.hero h1{font-size:clamp(74px,7.2vw,112px);margin:22px 0 26px;line-height:.96}.hero h1 em{color:var(--gold)}.hero .eyebrow{font-size:9px;display:flex;align-items:center;gap:12px;letter-spacing:.15em}.gold-line{width:36px;height:1px;background:var(--gold);flex-shrink:0}.hero-description{font-size:15px;color:#dde1d9;max-width:395px;line-height:1.8}.hero-actions{display:flex;align-items:center;gap:28px;margin-top:31px}.hero-note{border-left:1px solid var(--gold);padding-left:17px;margin-top:46px}.hero-note span{font-size:9px;letter-spacing:.15em;color:#acb6ad}.hero-note p{font-size:11px;line-height:1.65;margin:7px 0 0;color:#d4d7d0}.hero-bottom{display:flex;justify-content:space-between;align-items:center;position:absolute;bottom:0;left:0;right:0;padding:22px 56px;border-top:1px solid #455049;font-size:9px;letter-spacing:.15em}.hero-bottom a{font-size:11px;letter-spacing:0}.hero-bottom a span{margin-left:30px}
.intro{display:grid;grid-template-columns:1fr 1fr;gap:100px}.intro-copy{padding-top:46px;max-width:525px}.intro-copy p:not(.lead){font-size:15px;color:var(--muted)}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:50px}.section-heading>p{color:var(--muted);font-size:14px;line-height:1.8;margin-bottom:4px}.expertise{background:#edf0e9;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.expertise-tabs{display:grid;grid-template-columns:1fr 1fr 1fr;margin-bottom:36px;border-bottom:1px solid #b5bdb4}.expertise-tabs button{background:transparent;border:0;color:var(--muted);font-family:var(--serif);font-size:25px;text-align:left;padding:24px 20px 24px 0;display:flex;align-items:center;gap:18px;border-bottom:2px solid transparent;min-height:78px}.expertise-tabs button>span:first-child{font-family:var(--sans);font-size:10px;color:#6b796e}.expertise-tabs button>span:last-child{margin-left:auto;font-family:var(--sans);font-size:17px}.expertise-tabs button[aria-selected="true"]{border-bottom-color:var(--green);color:var(--green)}.expertise-panel{display:grid;grid-template-columns:1.08fr 1fr;gap:72px;align-items:center}.expertise-photo{position:relative;height:420px}.expertise-photo img{height:100%;width:100%;object-position:center}.expertise-photo>span{position:absolute;bottom:20px;left:22px;max-width:calc(100% - 44px);background:rgba(0,0,0,.7);color:#fff;font-size:10px;padding:8px 12px;letter-spacing:.02em}.expertise-copy h3{font-size:48px;line-height:1.06;margin-bottom:25px}.expertise-copy>p:not(.eyebrow){font-size:14px;color:var(--muted)}.clean-list{padding:0;list-style:none;margin:22px 0 28px}.clean-list li{border-bottom:1px solid var(--line);padding:10px 0;font-size:13px;display:flex;gap:15px;align-items:center}.clean-list li:before{content:'↗';color:var(--green);font-size:12px}.acquisition-intro{display:grid;grid-template-columns:.85fr 1.15fr;gap:95px}.acquisition-intro>div>p:not(.eyebrow){font-size:15px;color:var(--muted);max-width:365px;margin:25px 0 30px}.sector-list a{display:grid;grid-template-columns:24px 1fr 20px;gap:14px;position:relative;align-items:center;padding:27px 0;border-bottom:1px solid var(--line);transition:padding .2s}.sector-list a:first-child{border-top:1px solid var(--line)}.sector-list a:hover{padding-left:8px;color:var(--green)}.sector-list h3{font-size:30px}.sector-list a>span{font-size:10px;color:var(--green)}.sector-list small{grid-column:2;font-size:11px;color:var(--muted);margin-top:-2px}.sector-list a>span:last-child{grid-column:3;grid-row:1/3;font-size:18px}.property-feature{display:grid;grid-template-columns:1.2fr 1fr;background:var(--green);color:#fff}.property-feature-image img{width:100%;height:100%;min-height:565px;object-position:center}.property-feature-copy{padding:74px 70px;max-width:690px}.property-feature-copy h2{font-size:55px;line-height:1.04;margin-bottom:24px}.property-feature-copy>p:not(.eyebrow){font-size:14px;color:#dce5db}.property-price{display:flex;gap:24px;align-items:center;margin:30px 0}.property-price>span{font-family:var(--serif);font-size:35px;color:var(--gold)}.property-price small{font-size:10px;line-height:1.7;max-width:245px;color:#dce5db}.pathways{display:grid;grid-template-columns:1fr 1fr;gap:100px}.pathway+.pathway{border-left:1px solid var(--line);padding-left:80px}.pathway h2{font-size:49px;margin-bottom:25px}.pathway p:not(.eyebrow){font-size:14px;color:var(--muted);max-width:400px}.contact-section{background:var(--deep);color:#fff;padding:100px 0}.contact-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:100px}.contact-grid>div>p:not(.eyebrow){font-size:14px;color:#d0dbd1;max-width:380px;margin-top:25px}.contact-grid h2{font-size:64px}.contact-grid h2 em{color:var(--gold)}.contact-phone{font-family:var(--serif);font-size:31px;display:inline-flex;gap:30px;align-items:center;margin:6px 0 22px}.contact-phone span{font-family:var(--sans);font-size:17px}.contact-grid address{font-size:12px;color:#bfcfc2;line-height:1.8}.contact-card{background:var(--paper);padding:35px 36px;color:var(--ink);align-self:center}.contact-card label{display:block;font-size:12px;margin:0 0 10px}.contact-card label span{color:var(--muted);font-size:11px}.contact-card select,.contact-card textarea{display:block;width:100%;border:1px solid #bbc4bb;border-radius:0;color:var(--ink);background:#fff;padding:13px 12px;font-size:13px;margin:0 0 23px}.contact-card textarea{resize:vertical}.contact-card .button{width:100%}.contact-card .contact-note{font-size:10px!important;color:var(--muted)!important;margin:13px 0 13px!important;line-height:1.6}.recipient{font-size:12px;display:block;overflow-wrap:anywhere;color:var(--green)}
.site-footer{background:#000;color:#fff;padding:58px 0 24px}.footer-top{display:grid;grid-template-columns:1.4fr 1fr .75fr;gap:60px;margin-bottom:48px}.footer-brand{display:flex;align-items:center;gap:24px}.footer-brand img{width:110px;height:110px;object-fit:contain}.footer-brand p{font-family:var(--serif);font-size:21px;line-height:1.4;margin:0}.footer-brand p span{font-size:16px;color:var(--gold)}.footer-top>div .eyebrow{font-size:9px;color:var(--gold);margin-bottom:14px}.footer-top>div>a{display:block;font-size:12px;margin:5px 0}.footer-top address{font-size:11px;color:#9aa69b;margin-top:15px;line-height:1.7}.footer-bottom{border-top:1px solid #343b32;padding-top:24px;display:flex;justify-content:space-between;gap:70px;font-size:9px;color:#a4ada2}.footer-bottom p{max-width:710px;margin:0;line-height:1.8}.footer-bottom>span{white-space:nowrap}
.page-hero{background:var(--deep);color:#fff;padding:86px 0 66px}.page-hero h1{font-size:clamp(56px,5.8vw,83px);max-width:1000px}.page-hero h1 em{color:var(--gold)}.page-hero p:not(.eyebrow){color:#d8e1d7;font-size:15px;margin:25px 0 0}.anchor-links{display:flex;gap:48px;padding-top:50px}.anchor-links a{font-size:11px;letter-spacing:.05em;color:#dce5d9;border-bottom:1px solid #647461;padding-bottom:7px}.service-detail{display:grid;grid-template-columns:.95fr 1.05fr;gap:100px;align-items:start}.service-side img{margin-top:37px;width:100%;height:320px}.service-side h2{font-size:55px}.service-body{padding-top:40px}.service-body>p:not(.lead){font-size:14px;color:var(--muted)}.detail-items{margin:32px 0}.detail-items>div{display:grid;grid-template-columns:25px 1fr;column-gap:15px;border-top:1px solid var(--line);padding:22px 0 0}.detail-items span{font-size:10px;color:var(--green);padding-top:7px}.detail-items h3{font-size:28px;line-height:1.3}.detail-items p{font-size:13px;color:var(--muted);grid-column:2}.scope-note{font-size:11px;color:var(--muted);line-height:1.8;border-left:2px solid var(--gold);padding-left:16px;margin:0 0 27px}.consulting-section{background:#edf0e9;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}details{border-top:1px solid #bbc6bb;padding:20px 0}details:last-of-type{border-bottom:1px solid #bbc6bb;margin-bottom:22px}summary{cursor:pointer;list-style:none;font-family:var(--serif);font-size:25px;line-height:1.2;display:flex;justify-content:space-between;align-items:center;gap:20px}summary::-webkit-details-marker{display:none}summary span{font-family:var(--sans);font-size:17px;transition:transform .2s}details[open] summary span{transform:rotate(45deg)}details p{font-size:13px;line-height:1.85;color:var(--muted);margin:17px 0 0}.buy-box{display:grid;grid-template-columns:.75fr 1.25fr;border:1px solid var(--line);margin-top:46px}.buy-tabs{background:#edf0e9;padding:30px}.buy-tabs button{background:transparent;border:0;border-bottom:1px solid var(--line);width:100%;text-align:left;padding:20px 8px;display:flex;justify-content:space-between;font:500 21px var(--serif);color:#58645a}.buy-tabs button[aria-selected="true"]{color:var(--green);border-bottom-color:var(--green);background:#dfe7db}.buy-tabs button span{font:15px var(--sans)}#buy-panel{padding:48px 50px;min-height:425px}#buy-panel h3{font-size:40px;max-width:440px;margin-bottom:22px}#buy-panel>p:not(.eyebrow){font-size:14px;color:var(--muted)}.process-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:60px;margin-top:70px}.step-number{color:var(--green);font-family:var(--serif);font-size:45px;display:block;border-bottom:1px solid var(--line);padding-bottom:12px;margin-bottom:24px}.process-grid h3{font-size:29px;margin-bottom:16px}.process-grid p{font-size:13px;color:var(--muted);max-width:310px;margin:0}.simple-cta{background:var(--green);color:#fff;padding:80px 0}.simple-cta .wrap{position:relative}.simple-cta h2{font-size:68px}.simple-cta h2 em{color:var(--gold)}.simple-cta .button{position:absolute;right:0;bottom:6px}
.property-title{padding-top:70px;padding-bottom:50px}.property-title>div{display:flex;justify-content:space-between;align-items:flex-end;gap:40px}.property-title h1{font-size:79px}.property-title>div>p{font-size:15px;margin-bottom:3px;line-height:1.6}.property-gallery{padding-bottom:20px}.gallery-main{position:relative;height:570px;overflow:hidden}.gallery-main>img{width:100%;height:100%;object-fit:cover;object-position:center}.gallery-caption{position:absolute;bottom:0;left:0;right:0;display:flex;align-items:center;justify-content:space-between;background:linear-gradient(0deg,rgba(0,0,0,.8),rgba(0,0,0,.02));padding:45px 30px 22px;color:#fff;font-size:11px;letter-spacing:.1em}.gallery-caption>div{display:flex;gap:10px}.gallery-caption button{width:44px;height:44px;color:#fff;background:rgba(0,0,0,.45);border:1px solid rgba(255,255,255,.5);font-size:20px}.gallery-caption button:hover{background:var(--gold);color:#000}.gallery-thumbs{display:grid;grid-template-columns:1fr 1fr 1fr 1fr;gap:13px;margin:18px 0 13px}.gallery-thumbs button{padding:0;border:2px solid transparent;background:none;opacity:.65}.gallery-thumbs button[aria-pressed="true"]{border-color:var(--green);opacity:1}.gallery-thumbs button:hover{opacity:1}.gallery-thumbs img{width:100%;height:128px}.property-detail{display:grid;grid-template-columns:1.12fr .88fr;gap:100px;padding-top:58px}.property-detail h2{font-size:60px;margin-bottom:30px}.property-detail article>p:not(.eyebrow):not(.lead){font-size:14px;color:var(--muted)}.property-highlights{display:grid;grid-template-columns:1fr 1fr;margin:30px 0}.property-highlights>span{font-size:12px;border-bottom:1px solid var(--line);padding:12px 0}.listing-card{border:1px solid var(--line);padding:38px;align-self:start;background:#fff}.listing-price{font:61px/1.2 var(--serif);margin-bottom:20px}.availability-note{font-size:12px;color:var(--muted);line-height:1.8}.listing-card .button{display:flex;margin-bottom:17px}.listing-card>.property-phone{font-family:var(--serif);font-size:27px}.listing-card>a:not(.button){display:block;margin:15px 0;font-size:12px}.listing-card>.property-phone{font-size:24px!important}.listing-card .text-link{width:fit-content}.listing-card hr{border:0;border-top:1px solid var(--line);margin:26px 0}.listing-card .fine-print{display:block;font-size:10px}
.resource-grid{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start}.resource-card{background:#fff;padding:38px;border:1px solid var(--line)}.resource-number{display:block;font-size:10px;letter-spacing:.14em;color:var(--green);margin-bottom:28px}.resource-card h3{font-size:40px;line-height:1.05;margin-bottom:25px}.resource-card p:not(.lead){font-size:14px;color:var(--muted)}.resource-card .text-link{display:flex;max-width:fit-content;margin-top:15px;gap:20px}.resource-card p.fine-print{font-size:11px;margin-top:22px;margin-bottom:0}.featured-resource{background:var(--green);color:#fff;padding:48px}.featured-resource .resource-number{color:var(--gold)}.featured-resource h2{font-size:79px;line-height:.96;margin-bottom:35px}.featured-resource h2 em{color:var(--gold)}.featured-resource>p:not(.lead){color:#dce5d9}.featured-resource .button{margin:17px 0 10px}.referral-note{border-top:1px solid #557259;margin-top:40px;padding-top:25px;font-size:11px;color:#dbe7da;line-height:1.9}.resource-stack{display:grid;gap:40px}.relations-section{background:#edf0e9;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.disclosures{max-width:900px}.disclosures h2{font-size:56px;margin-bottom:38px}.disclosures summary{font-size:29px}.disclosures p.fine-print{margin-top:30px}.disclosures a{text-decoration:underline;text-underline-offset:3px}
.founder-section{background:#e9ede4;padding:85px 0}.founder-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px;align-items:center}.founder-photo{position:relative;padding:0 0 20px 20px}.founder-photo:before{content:'';position:absolute;left:0;bottom:0;width:70%;height:75%;border:1px solid var(--green)}.founder-photo img{position:relative;max-height:620px;width:100%;object-position:center}.founder-grid h2{font-size:75px}.founder-role{font-size:10px;letter-spacing:.16em;color:var(--green);margin:18px 0 30px}.founder-grid article>p:not(.eyebrow):not(.lead):not(.founder-role){font-size:14px;color:var(--muted)}.principles .process-grid{margin-top:50px}
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