@font-face{font-family:Field Serif;src:url("assets/serif-normal.woff2") format("woff2");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:Field Serif;src:url("assets/serif-italic.woff2") format("woff2");font-weight:400;font-style:italic;font-display:swap}
:root{--navy:#0e1d2d;--ink:#102331;--olive:#4c6a37;--moss:#425731;--sage:#c4d3b1;--ivory:#f7f5ee;--light:#fbfaf5;--muted:#515b54;--line:#d1d2c5;--pad:clamp(26px,5.6vw,102px);--serif:"Field Serif",Georgia,"Times New Roman",serif;--sans:"Segoe UI",Arial,sans-serif}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:24px}
body{margin:0;color:var(--ink);background:var(--ivory);font-family:var(--sans);font-size:16px;-webkit-font-smoothing:antialiased}
button,a,input,textarea{-webkit-tap-highlight-color:transparent}
button{font:inherit;cursor:pointer}
button,a{touch-action:manipulation}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
h1,h2,h3,p,figure{margin:0}
h1,h2,h3,.svc-name{font-family:var(--serif);font-weight:400}
h2{font-size:clamp(43px,4.1vw,68px);letter-spacing:-.054em;line-height:1.05;text-wrap:balance}
em{font-weight:400}
:focus-visible{outline:3px solid #b27928;outline-offset:5px}
.skip{position:absolute;left:10px;top:10px;transform:translateY(-180%);z-index:10;background:var(--light);padding:12px 18px}
.skip:focus{transform:none}
.content,.mast-inner{max-width:1720px;width:100%;padding-left:var(--pad);padding-right:var(--pad);margin:0 auto}
.masthead{background:var(--light);border-bottom:1px solid #dedfd4;position:relative;z-index:3}
.mast-inner{display:flex;align-items:center;gap:clamp(20px,3.1vw,55px);min-height:84px}
.brand{display:inline-flex;align-items:center;flex:0 1 238px}
.brand img{width:100%;height:auto}
.main-nav{margin-left:auto;display:flex;gap:clamp(20px,2.4vw,43px);align-items:center}
.main-nav a,.hero-secondary,.inline-link,.back{font-size:14px;font-weight:600}
.main-nav a{padding:14px 0;position:relative;white-space:nowrap}
.main-nav a:after,.back:after{content:"";position:absolute;left:0;bottom:7px;width:100%;height:1px;background:var(--olive);transform:scaleX(0);transform-origin:left;transition:transform .18s}
.main-nav a:hover:after,.back:hover:after{transform:scaleX(1)}
.action{display:inline-flex;gap:21px;align-items:center;justify-content:center;background:var(--olive);border:1px solid transparent;border-radius:2px;padding:16px 21px;color:white;font-size:14px;font-weight:600;line-height:1.2;transition:background .17s,color .17s;white-space:nowrap}
.action:hover{background:#364e27}
.arr,.svc-arrow{font:20px/1 Arial,sans-serif;transition:transform .18s}
.action:hover .arr,.inline-link:hover span,.service-card:hover .svc-arrow{transform:translate(2px,-2px)}
.top-action{padding:13px 18px;gap:19px}
.menu-trigger{display:none}
.hero{display:grid;grid-template-columns:minmax(0,.98fr) minmax(0,1.02fr);background:var(--navy);max-width:1920px;margin:0 auto}
.hero-copy{color:var(--ivory);padding:clamp(60px,5.3vw,94px) clamp(30px,3.7vw,65px) clamp(55px,5.3vw,94px) max(var(--pad),calc((100vw - 1720px)/2 + var(--pad)));display:flex;flex-direction:column;justify-content:center;min-width:0}
.eyebrow,.section-mark,.svc-index,footer small{font-size:10px;font-weight:650;letter-spacing:.16em;line-height:1.45;text-transform:uppercase}
.hero-label{display:flex;align-items:center;gap:13px;color:#d0dbbf;font-size:10.5px}
.rule{width:35px;height:1px;background:#a4b28e}
.hero h1{font-size:clamp(63px,5.9vw,103px);font-weight:400;letter-spacing:-.057em;line-height:.99;margin:25px 0 24px}
.hero h1 span,.hero h1 em{display:block}
.hero h1 em{color:#c2cfaa}
.hero-inner>p{font-size:clamp(16px,1.16vw,19px);line-height:1.62;color:#e0e4e1;max-width:385px}
.hero-actions{display:flex;align-items:center;gap:27px;margin-top:28px;flex-wrap:wrap}
.action.light{background:var(--ivory);color:var(--navy)}
.action.light:hover{background:var(--sage)}
.hero-secondary{display:inline-flex;align-items:center;gap:12px;border-bottom:1px solid #82908f;padding:9px 0;letter-spacing:.005em;color:#f1f2ea}
.hero-secondary span{font:18px/1 Arial}
.hero-secondary:hover{color:#ceddbd}

.hero-photo{position:relative;min-height:100%;overflow:hidden}
.hero-photo>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:52% 21%}

.section{padding:clamp(58px,5.8vw,99px) 0}
.section-mark{display:flex;align-items:center;gap:11px;color:var(--moss);font-size:10px}
.section-mark>span{font-family:var(--serif);font-style:italic;font-size:15px;font-weight:400;letter-spacing:0}
.section-mark i{width:29px;height:1px;background:currentColor;opacity:.7;display:inline-block}
.services-heading{margin:13px 0 31px;display:flex;align-items:end;justify-content:space-between;gap:36px}
.services-heading h2 em,.market-copy h2 em,.next h2 em{color:var(--olive)}
.services-heading p,.next p,.market-entry p{color:var(--muted);line-height:1.6}
.services-heading p{font-size:15px;max-width:275px;margin-bottom:3px}
.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-block:1px solid #aeb5a5}
.service-card{appearance:none;background:none;border:0;border-right:1px solid var(--line);display:flex;align-items:flex-start;flex-direction:column;text-align:left;color:var(--ink);padding:19px clamp(14px,1.55vw,30px) 26px;transition:background .18s}
.service-card:nth-child(3n){border-right:0}
.service-card:nth-child(-n+3){border-bottom:1px solid var(--line)}
.service-card:hover,.service-card:focus-visible{background:#eceee2}
.svc-index{display:flex;align-items:center;justify-content:space-between;width:100%;color:#69755d;letter-spacing:.1em;font-size:10px}
.svc-arrow{color:var(--olive);font-size:17px}
.service-card img{width:107px;height:72px;object-fit:contain;margin:17px 0 12px}
.svc-name{font-size:clamp(23px,1.9vw,34px);letter-spacing:-.045em}
.svc-desc{font-size:14px;line-height:1.54;color:var(--muted);margin-top:6px;max-width:225px}
.other-work{display:flex;align-items:baseline;gap:16px;flex-wrap:wrap;margin-top:18px}
.other-work p{color:var(--muted);font-size:15px}
.other-work .inline-link{margin-top:0}
.property-photo{min-width:0}
.property-photo img{width:100%;height:auto;aspect-ratio:1.2;object-fit:cover;object-position:50% 50%}
@media(min-width:621px){
  .service-card{display:grid;grid-template-columns:clamp(68px,6vw,105px) minmax(0,1fr);grid-template-rows:auto auto 1fr;gap:4px clamp(10px,1.5vw,22px);align-content:start;align-items:start}
  .service-card .svc-index{grid-column:1/-1;margin-bottom:12px}
  .service-card img{grid-column:1;grid-row:2/4;width:100%;height:auto;margin:0;align-self:center}
  .svc-name,.svc-desc{grid-column:2;max-width:none}
}
@media(max-width:620px){.other-work{gap:4px 12px}.property-photo img{aspect-ratio:1.4}}
.markets{background:#ebece2;border-top:1px solid #dcded1;border-bottom:1px solid #dcded1}
.market-layout{display:grid;grid-template-columns:minmax(0,.94fr) minmax(0,1.06fr);gap:clamp(32px,6.5vw,105px);align-items:center}
.market-copy h2{margin:19px 0 27px}
.market-entry{padding:20px 0 17px;border-top:1px solid #bec4b4}
.market-entry:last-child{padding-bottom:0}
.market-entry h3{font-size:clamp(23px,1.8vw,31px);line-height:1.2;letter-spacing:-.035em}
.market-entry p{font-size:15px;margin-top:8px;max-width:490px}
.inline-link{display:inline-flex;align-items:center;gap:12px;margin-top:11px;color:var(--moss);border:0;border-bottom:1px solid #99a58c;padding:4px 0;background:none;font-size:13px}
.inline-link span{transition:transform .18s;font:16px/1 Arial}

.next{background:var(--ivory);padding:clamp(55px,5.2vw,89px) 0}
.footer-in{display:flex;align-items:center;justify-content:space-between;gap:25px}
.next h2{font-size:clamp(39px,3.5vw,60px);margin:15px 0 10px}
.next p{font-size:16px;max-width:33em}
.planning-layout{display:flex;align-items:center;justify-content:space-between;gap:clamp(24px,5vw,80px)}
.planning-layout .action{flex:none}
@media(max-width:800px){.planning-layout{align-items:flex-start;flex-direction:column}}
footer{border-top:1px solid #cccfc0;background:linear-gradient(112deg,#f1f0e7,#e9ebdf);padding:clamp(32px,3.4vw,58px) 0}
.footer-in .brand{flex:0 1 clamp(245px,23vw,330px)}
footer small{color:#5a675b;font-size:9px;text-align:center}

.back{font-size:13px;display:flex;align-items:center;gap:12px;position:relative}
.back:after{bottom:-4px}
@media(min-width:1920px){.hero-copy{padding-left:calc(100px + var(--pad))}}
@media(max-width:1000px){.mast-inner{gap:25px;min-height:75px}.brand{flex-basis:203px}.top-action{padding:12px 13px;gap:12px}.main-nav a{font-size:13px}.hero-copy{padding-left:var(--pad);padding-right:25px}.hero h1{font-size:clamp(56px,6.75vw,69px)}.hero-actions{gap:17px}.hero-actions .action{padding:14px 15px}.services-heading{align-items:center}.market-layout{gap:38px}.service-card{padding-inline:13px}.svc-desc{font-size:13px}}
@media(max-width:800px){.mast-inner{gap:17px;min-height:72px}.brand{flex-basis:215px}.top-action{margin-left:auto}.menu-trigger{order:3;width:44px;height:44px;display:grid;align-content:center;justify-content:center;gap:5px;padding:0;border:0;background:transparent;color:var(--navy)}.menu-trigger span{width:23px;height:1.5px;background:currentColor;transition:transform .16s}.menu-trigger[aria-expanded="true"] span:first-child{transform:translateY(3.25px) rotate(45deg)}.menu-trigger[aria-expanded="true"] span:last-child{transform:translateY(-3.25px) rotate(-45deg)}.main-nav{display:none;position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:var(--light);padding:4px var(--pad) 14px;border-bottom:1px solid var(--line);box-shadow:0 10px 18px #0e1d2d13}.main-nav.is-open{display:flex}.main-nav a{font-size:16px;border-top:1px solid var(--line);padding:15px 0}.main-nav a:after{display:none}.hero{grid-template-columns:1fr 1fr}.hero h1{font-size:clamp(48px,6.6vw,54px)}.hero-copy{padding-top:44px}.hero-actions{align-items:flex-start;gap:11px}.hero-actions .action{font-size:13px}.hero-secondary{font-size:13px}.service-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.service-card{padding:17px 20px 20px}.service-card:nth-child(3n){border-right:1px solid var(--line)}.service-card:nth-child(2n){border-right:0}.service-card:nth-child(-n+4){border-bottom:1px solid var(--line)}.svc-desc{font-size:14px}.market-layout{grid-template-columns:1.06fr .94fr;gap:27px}.market-copy h2{font-size:40px}.services-heading p{max-width:200px}}
@media(max-width:620px){:root{--pad:clamp(21px,5.5vw,32px)}.mast-inner{min-height:66px}.mast-inner .brand{flex-basis:194px}.top-action{display:none}.menu-trigger{margin-left:auto}.hero{grid-template-columns:1fr}.hero-copy{padding:38px var(--pad) 29px}.hero h1{font-size:clamp(49px,10.6vw,68px);margin:18px 0 20px;line-height:1.03}.hero h1 span,.hero h1 em{display:inline}.hero h1 span:first-child{display:block}.hero h1 span:nth-child(2):after{content:" "}.hero-label{font-size:9px;letter-spacing:.17em}.hero-inner>p{font-size:15px;line-height:1.55;max-width:370px}.hero-actions{gap:21px;margin-top:23px;align-items:center}.hero-actions .action{font-size:14px;padding:13px 16px}.hero-photo{height:clamp(224px,53vw,313px)}.hero-photo>img{object-position:52% 14%}.section{padding:43px 0}.section-mark{font-size:9px}.services-heading{display:block;margin:10px 0 22px}.services-heading h2{font-size:clamp(39px,8vw,51px)}.services-heading p{font-size:14px;max-width:none;margin-top:10px}.service-grid{grid-template-columns:1fr}.service-card,.service-card:last-child{display:grid;grid-template-columns:19px 61px minmax(0,1fr) 20px;grid-template-rows:auto auto;align-items:center;gap:3px 11px;position:relative;width:100%;border:0;padding:15px 5px}.service-card+.service-card{border-top:1px solid var(--line)}.service-card:nth-child(n){border-bottom:0;border-right:0}.svc-index{display:contents}.svc-arrow{position:absolute;right:8px;top:50%;transform:translateY(-50%)}.service-card:hover .svc-arrow{transform:translate(2px,calc(-50% - 2px))}.service-card img{grid-column:2;grid-row:1/3;width:61px;height:48px;margin:0}.svc-name{grid-column:3;grid-row:1;font-size:24px;line-height:1.1}.svc-desc{grid-column:3;grid-row:2;font-size:13px;line-height:1.42;margin:0;max-width:none}.market-layout{grid-template-columns:1fr;gap:26px}.market-copy h2{font-size:clamp(37px,8.7vw,49px);margin:13px 0 22px}.market-entry{padding:17px 0}.next{padding:45px 0}.next h2{font-size:clamp(36px,8.4vw,48px);text-wrap:pretty}.next p{max-width:350px}.footer-in{flex-wrap:wrap;gap:19px}.footer-in .brand{flex:0 1 min(64%,250px)}footer small{order:3;width:100%;text-align:left;font-size:8px}.back{font-size:12px}}
@media(max-width:352px){.hero h1{font-size:43px}.hero-actions{gap:14px}.hero-actions .action{font-size:13px}.service-card,.service-card:last-child{grid-template-columns:17px 51px minmax(0,1fr) 15px;column-gap:8px}.service-card img{width:51px}.svc-desc{font-size:12px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}