:root{
--ink:#132016; --bark:#1E3323; --moss:#4E6049; --marker:#0C382D;
--stone:#EFE9DE; --chalk:#FBF9F5;
--bronze:#BC9039; --bronze-lt:#D9B25C;
--rule:rgba(19,32,22,.14); --rule-dk:rgba(251,249,245,.18);
--display:'Fraunces',Georgia,serif;
--body:'Instrument Sans',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;
--pad:clamp(20px,5vw,72px); --max:1280px; --gap:clamp(28px,4vw,56px);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
html,body{overflow-x:hidden;max-width:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation-duration:.001ms!important;transition-duration:.001ms!important}}
body{margin:0;background:var(--stone);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:2px solid var(--bronze);outline-offset:3px;border-radius:2px}
.wrap{max-width:var(--max);margin:0 auto;padding-inline:var(--pad)}
.section{padding-block:clamp(52px,8vw,112px)}
.eyebrow{font-size:11px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze);margin:0 0 16px}
h1,h2,h3{font-family:var(--display);font-weight:300;letter-spacing:-.015em;margin:0;text-wrap:balance}
h1{font-size:clamp(31px,6.6vw,84px);line-height:1.04}
h2{font-size:clamp(25px,4vw,50px);line-height:1.1}
h3{font-size:clamp(18px,1.9vw,22px);line-height:1.25;font-weight:400}
.lede{font-size:clamp(17px,1.4vw,20px);line-height:1.55;max-width:50ch}
.small{font-size:13.5px;line-height:1.5;opacity:.72}
.tnum{font-variant-numeric:tabular-lining} .ph{position:relative;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:5px;text-align:center;padding:22px;
background:repeating-linear-gradient(135deg,rgba(188,144,57,.05) 0 12px,transparent 12px 24px),rgba(19,32,22,.035);
border:1.5px dashed rgba(188,144,57,.55);border-radius:2px;color:var(--bark)}
.ph--dark{background:rgba(251,249,245,.05);border-color:rgba(217,178,92,.5);color:var(--stone)}
.ph b{font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--bronze)}
.ph span{font-size:12.5px;opacity:.7;max-width:32ch}
.ph--16x9{aspect-ratio:16/9}.ph--4x3{aspect-ratio:4/3}
.ph--hero{position:absolute;inset:0;border:0;border-radius:0} .topbar{position:sticky;top:0;z-index:60;background:rgba(19,32,22,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--rule-dk);color:var(--stone)}
.topbar .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;height:58px}
.mark{font-family:var(--display);font-size:15px;letter-spacing:.05em;text-decoration:none;white-space:nowrap}
.mark em{font-style:normal;color:var(--bronze-lt)}
.topnav{display:none;gap:26px;font-size:13.5px}
.topnav a{text-decoration:none;opacity:.82}.topnav a:hover{opacity:1;color:var(--bronze-lt)}
.topcta{display:flex;align-items:center;gap:12px;font-size:13.5px;flex-shrink:0}
.topcta a{text-decoration:none}
.lbl-sm{display:none}
@media(max-width:700px){
.topbar .wrap{height:54px;gap:10px}
.mark{font-size:13.5px}
.topphone{display:none}
.lbl-lg{display:none}
.lbl-sm{display:inline}
.topcta .btn{padding:9px 15px;font-size:13px}
}
@media(max-width:360px){.mark em{display:none}}
@media(min-width:960px){.topnav{display:flex}}
.btn{display:inline-block;padding:11px 22px;border-radius:2px;font-size:13.5px;font-weight:500;letter-spacing:.03em;text-decoration:none;border:1px solid var(--ink);transition:.22s;cursor:pointer}
.btn--solid{background:var(--ink);color:var(--stone)}
.btn--solid:hover{background:var(--bronze);border-color:var(--bronze);color:#fff}
.btn--ghost{background:transparent;color:var(--ink)}.btn--ghost:hover{background:var(--ink);color:var(--stone)}
.btn--onDark{background:var(--bronze);border-color:var(--bronze);color:#fff}
.btn--onDark:hover{background:var(--bronze-lt);border-color:var(--bronze-lt);color:var(--ink)}
.btn--line{border-color:rgba(251,249,245,.4);color:var(--stone);background:transparent}
.btn--line:hover{background:rgba(251,249,245,.1)} .hero{position:relative;height:min(82vh,860px);min-height:440px;background:var(--ink);overflow:hidden}
@media(max-width:760px){.hero{height:min(56vh,460px);min-height:300px}}
.hero__img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 46%}
@media(max-width:760px){.hero__img{object-position:22% 34%}}
.hero__veil{position:absolute;inset:0;z-index:2;background:linear-gradient(180deg,rgba(19,32,22,.34) 0%,rgba(19,32,22,0) 26%,rgba(19,32,22,0) 62%,rgba(19,32,22,.62) 100%)}
.hero__tag{position:absolute;left:0;right:0;bottom:0;z-index:3;padding-block:clamp(22px,3vw,40px);color:var(--stone)}
.hero__tag .eyebrow{margin:0;color:var(--bronze-lt)}
.scrollcue{position:absolute;right:var(--pad);bottom:clamp(24px,3vw,42px);z-index:3;color:var(--bronze-lt);font-size:11px;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;opacity:.8;display:none}
.scrollcue:hover{opacity:1}
@media(min-width:820px){.scrollcue{display:block}} .statement{padding-block:clamp(46px,7vw,104px)}
.statement h1{max-width:16ch}
.statement h1 .thin{opacity:.5}
.statement .lede{margin-top:clamp(18px,2vw,26px);font-size:clamp(17px,1.5vw,21px);max-width:54ch}
.statement__actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:clamp(26px,3vw,38px)}
@media(max-width:560px){
.statement__actions{flex-direction:column;align-items:stretch}
.statement__actions .btn{text-align:center;padding:14px 18px}
} .factsband{background:var(--ink);color:var(--stone)}
.facts{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--rule-dk)}
.facts div{background:var(--ink);padding:20px 18px}
.facts dt{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze-lt);margin:0 0 5px}
.facts dd{margin:0;font-family:var(--display);font-size:clamp(17px,1.9vw,25px);font-weight:300;line-height:1.15}
@media(min-width:700px){.facts{grid-template-columns:repeat(3,1fr)}}
@media(min-width:1040px){.facts{grid-template-columns:repeat(6,1fr)}} .pitch{display:grid;gap:1px;background:var(--rule);border-block:1px solid var(--rule);margin-top:clamp(34px,4vw,54px)}
@media(min-width:780px){.pitch{grid-template-columns:repeat(3,1fr)}}
.pitchcell{background:var(--stone);padding:clamp(26px,3vw,40px)}
.pitchcell .n{font-family:var(--display);font-size:15px;color:var(--bronze);letter-spacing:.2em;margin-bottom:14px}
.pitchcell h3{margin-bottom:8px}
.pitchcell p{margin:0;font-size:15.5px;opacity:.8;max-width:34ch} .plots{background:var(--ink);color:var(--stone)}
.plots h2{color:var(--stone)}
.plotgrid{display:grid;gap:var(--gap);margin-top:clamp(30px,4vw,50px)}
@media(min-width:940px){.plotgrid{grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);align-items:start}}
.planwrap{background:rgba(251,249,245,.04);border:1px solid var(--rule-dk);padding:clamp(14px,2vw,24px)}
.planimg{position:relative;line-height:0}
.planimg img{width:100%;height:auto;display:block;border-radius:2px}
.hot{position:absolute;background:transparent;border:1.5px solid transparent;border-radius:3px;cursor:pointer;padding:0;transition:.25s;display:flex;align-items:flex-start;justify-content:center}
.hot span{margin-top:-2px;opacity:0;transition:.25s;font:600 12px/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:#fff;background:var(--bronze);padding:5px 9px;border-radius:2px;transform:translateY(-6px)}
.hot:hover,.hot:focus-visible{background:rgba(217,178,92,.22);border-color:var(--bronze-lt)}
.hot.is-active{background:rgba(217,178,92,.3);border-color:var(--bronze-lt);box-shadow:0 0 0 2px rgba(19,32,22,.35)}
.hot.is-active span,.hot:hover span{opacity:1;transform:translateY(0)}
.plan-note{font-size:11px;letter-spacing:.14em;text-transform:uppercase;opacity:.5;margin-top:12px}
.plotcard{background:rgba(251,249,245,.055);border:1px solid var(--rule-dk);padding:clamp(24px,3vw,36px)}
.plotcard__head{display:flex;align-items:flex-start;justify-content:space-between;gap:18px;padding-bottom:18px;border-bottom:1px solid var(--rule-dk)}
.plotcard__head h3{font-size:clamp(26px,3.4vw,38px);color:var(--stone)}
.status{font-size:10px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:6px 12px;border:1px solid var(--bronze);color:var(--bronze-lt);white-space:nowrap;border-radius:2px}
.status--gone{opacity:.45;border-color:rgba(251,249,245,.3);color:rgba(251,249,245,.55)}
.spec{list-style:none;margin:20px 0 0;padding:0}
.spec li{display:flex;justify-content:space-between;gap:14px;padding:10px 0;border-bottom:1px solid var(--rule-dk);font-size:14.5px}
.spec .k{opacity:.62}.spec .v{font-variant-numeric:tabular-lining;text-align:right}
.plotcard__price{margin-top:22px;padding-top:20px;border-top:1px solid var(--rule-dk)}
.plotcard__price .k{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze-lt)}
.plotcard__price .v{font-family:var(--display);font-size:clamp(28px,3.4vw,40px);font-weight:300;margin-top:5px}
.plottabs{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:20px}
.plottab{font:inherit;flex:1 1 auto;min-width:calc(50% - 4px);font-size:13px;letter-spacing:.06em;padding:9px 16px;background:transparent;border:1px solid var(--rule-dk);color:var(--stone);cursor:pointer;border-radius:2px;transition:.2s}
.plottab[aria-selected="true"]{background:var(--bronze);border-color:var(--bronze);color:#fff} .grid{display:grid;gap:clamp(14px,1.8vw,22px)}
.g2{grid-template-columns:1fr}.g3{grid-template-columns:1fr}
@media(min-width:700px){.g2{grid-template-columns:repeat(2,1fr)}}
@media(min-width:900px){.g3{grid-template-columns:repeat(3,1fr)}} .choicecol{background:var(--chalk);border:1px solid var(--rule);border-top:2px solid var(--bronze);
padding:clamp(26px,3vw,36px);display:flex;flex-direction:column}
.choicecol .tag{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze);margin-bottom:12px}
.choicecol h3{margin-bottom:16px}
.ticks{list-style:none;margin:0;padding:0;font-size:15.5px}
.ticks li{position:relative;padding:8px 0 8px 24px}
.ticks li::before{content:"";position:absolute;left:2px;top:16px;width:8px;height:8px;border:1px solid var(--bronze);transform:rotate(45deg)}
.choicecol--mid .ticks li::before{background:var(--bronze)}
.swatches{display:flex;flex-wrap:wrap;gap:7px;margin-top:20px}
.sw{width:28px;height:28px;border-radius:50%;border:1px solid rgba(19,32,22,.18)} .steps{counter-reset:s;margin-top:clamp(28px,3.5vw,46px);display:grid;gap:1px;background:var(--rule);border:1px solid var(--rule)}
@media(min-width:1000px){.steps{grid-template-columns:repeat(5,1fr)}}
.stepitem{counter-increment:s;background:var(--chalk);padding:clamp(24px,2.6vw,32px)}
.stepitem::before{content:counter(s,decimal-leading-zero);display:block;font-family:var(--display);font-size:22px;font-weight:300;color:var(--bronze);font-variant-numeric:tabular-lining;margin-bottom:12px}
.stepitem h3{font-size:18px;margin-bottom:6px}
.stepitem p{margin:0;font-size:14.5px;line-height:1.5;opacity:.78} .locmap{width:100%;height:auto;display:block;border-radius:2px} .trust{display:grid;gap:1px;background:var(--rule);border-block:1px solid var(--rule)}
@media(min-width:640px){.trust{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1040px){.trust{grid-template-columns:repeat(4,1fr)}}
.trustcell{background:var(--stone);padding:22px clamp(18px,2vw,28px)}
.trustcell dt{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze);margin-bottom:6px}
.trustcell dd{margin:0;font-size:15.5px;line-height:1.4} .formwrap{background:var(--chalk);border:1px solid var(--rule);padding:clamp(26px,3.2vw,44px)}
.field{margin-bottom:16px}
.field label{display:block;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;opacity:.7;margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:16px;padding:12px 14px;background:var(--stone);border:1px solid var(--rule);border-radius:2px;color:var(--ink)}
.field textarea{min-height:90px;resize:vertical}
.row2{display:grid;gap:16px}
@media(min-width:620px){.row2{grid-template-columns:1fr 1fr}}
.split{display:grid;gap:var(--gap);align-items:start}
.split h2{margin-top:-0.12em}
@media(min-width:900px){.split{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(40px,6vw,90px)}} .foot{background:var(--ink);color:var(--stone);padding-block:clamp(40px,5.5vw,68px)}
.foot a{color:var(--bronze-lt)}
.footgrid{display:grid;gap:30px}
@media(min-width:820px){.footgrid{grid-template-columns:1.5fr 1fr}}
.foot h4{font-family:var(--display);font-weight:400;font-size:17px;margin:0 0 11px}
.foot p,.foot li{font-size:14px;opacity:.8;margin:0 0 5px}
.foot ul{list-style:none;padding:0;margin:0}
.legal{margin-top:40px;padding-top:22px;border-top:1px solid var(--rule-dk);font-size:12px;opacity:.58;line-height:1.6;max-width:92ch}
.sdlttable{width:100%;border-collapse:collapse;font-size:15px}
@media(max-width:480px){.sdlttable{font-size:13.5px}.sdlttable .save td{font-size:17px}}
.sdlttable th{text-align:right;font:600 10.5px/1 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);padding:0 0 10px}
.sdlttable th:first-child{text-align:left}
.sdlttable td{padding:10px 0;border-top:1px solid var(--rule-dk);text-align:right;font-variant-numeric:tabular-lining}
.sdlttable td:first-child{text-align:left;opacity:.7;font-variant-numeric:normal}
.sdlttable .tot td{font-weight:600}
.sdlttable .save td{border-top:2px solid var(--bronze);font-family:var(--display);font-size:20px;padding-top:14px}
.sdlttable .save td:first-child{font-family:var(--body);font-size:15px;opacity:1;font-weight:600}
.mobibar{display:none}
@media(max-width:760px){
.mobibar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:150;
background:rgba(19,32,22,.97);backdrop-filter:blur(8px);border-top:1px solid var(--rule-dk)}
.mobibar a{padding:15px 6px;text-align:center;color:var(--stone);text-decoration:none;font-size:13.5px;
font-weight:500;letter-spacing:.04em;border-right:1px solid var(--rule-dk)}
.mobibar a:last-child{border-right:0}
.mobibar__cta{background:var(--bronze);color:#fff}
.foot{padding-bottom:86px}
} .prose p{margin:0 0 1em;max-width:62ch}
.prose p:last-child{margin-bottom:0}
.card{background:var(--chalk);border:1px solid var(--rule);border-top:2px solid var(--bronze);
padding:clamp(26px,3vw,36px);display:flex;flex-direction:column}
.card h3{margin-bottom:12px;font-size:clamp(18px,1.8vw,21px)}
.card p{margin:0;font-size:15.5px;line-height:1.62;opacity:.82} .creds{display:grid;gap:clamp(26px,3.4vw,48px)}
@media(min-width:800px){.creds{grid-template-columns:repeat(3,1fr)}}
.creds > div{border-top:2px solid var(--bronze);padding-top:clamp(16px,1.8vw,22px)}
.creds h3{font-size:clamp(18px,1.8vw,21px);margin-bottom:10px;color:var(--stone)}
.creds p{margin:0;font-size:15.5px;line-height:1.62;opacity:.8;max-width:38ch}
.credbar{display:flex;flex-wrap:wrap;gap:10px 32px;margin-top:clamp(34px,4.5vw,58px);
padding-top:clamp(18px,2vw,24px);border-top:1px solid var(--rule-dk);
font-size:13.5px;opacity:.62;letter-spacing:.01em}
.credbar b{font-weight:600;opacity:1} .sec--dark{background:var(--ink);color:var(--stone)}
.sec--dark h2,.sec--dark h3{color:var(--stone)}
.sec--dark .card{background:rgba(251,249,245,.06);border-color:var(--rule-dk);border-top-color:var(--bronze)}
.sec--dark .trust{background:var(--rule-dk);border-color:var(--rule-dk)!important}
.sec--dark .trustcell{background:var(--ink)}
.sec--dark .btn--ghost{border-color:rgba(251,249,245,.4);color:var(--stone)}
.sec--dark .btn--ghost:hover{background:rgba(251,249,245,.12);color:var(--stone)}
.sec--dark .btn--solid{background:var(--bronze);border-color:var(--bronze);color:#fff}
.sec--dark .btn--solid:hover{background:var(--bronze-lt);border-color:var(--bronze-lt);color:var(--ink)}
.trustband{background:var(--ink);color:var(--stone)}
.trustband .trust{background:var(--rule-dk);border-block:1px solid var(--rule-dk)}
.trustband .trustcell{background:var(--ink)} .boring{max-width:900px;margin-inline:auto}
.acc{border-top:1px solid var(--rule-dk)}
.acc details{border-bottom:1px solid var(--rule-dk)}
.acc summary{list-style:none;cursor:pointer;padding:clamp(17px,2vw,22px) 40px clamp(17px,2vw,22px) 0;
position:relative;font-family:var(--display);font-weight:300;font-size:clamp(18px,1.8vw,22px);
color:var(--stone);transition:color .2s}
.acc summary::-webkit-details-marker{display:none}
.acc summary:hover{color:var(--bronze-lt)}
.acc summary::after{content:"";position:absolute;right:6px;top:50%;width:11px;height:11px;
border-right:1.5px solid var(--bronze);border-bottom:1.5px solid var(--bronze);
transform:translateY(-70%) rotate(45deg);transition:transform .25s}
.acc details[open] summary::after{transform:translateY(-30%) rotate(-135deg)}
.acc .accbody{padding:0 0 clamp(20px,2.4vw,28px);max-width:66ch}
.acc .accbody p{margin:0 0 .9em;font-size:15.5px;line-height:1.62;opacity:.84}
.acc .accbody p:last-child{margin-bottom:0}
.stagelist{list-style:none;margin:4px 0 0;padding:0;counter-reset:st}
.stagelist li{counter-increment:st;position:relative;padding:10px 0 10px 42px;
border-bottom:1px solid var(--rule-dk);font-size:15.5px;opacity:.88}
.stagelist li:last-child{border-bottom:0}
.stagelist li::before{content:counter(st,decimal-leading-zero);position:absolute;left:0;top:11px;
font:600 11px/1 var(--body);letter-spacing:.1em;color:var(--bronze);font-variant-numeric:tabular-lining}
.stagelist b{font-weight:600;opacity:1} .plansheet{background:#fff;border:1px solid var(--rule);border-radius:2px;
padding:clamp(22px,2.6vw,38px);position:relative}
.plansheet__tag{position:absolute;top:0;right:0;background:var(--bronze);color:#fff;
font:600 9.5px/1 var(--body);letter-spacing:.18em;text-transform:uppercase;
padding:7px 11px;border-radius:0 2px 0 2px}
.plangrid{display:grid;gap:clamp(20px,2.6vw,34px)}
@media(min-width:760px){.plangrid{grid-template-columns:1fr 1fr}}
.plangrid figure{margin:0}
.photogrid{display:grid;gap:clamp(14px,1.8vw,22px);align-items:start}
@media(min-width:680px){.photogrid{grid-template-columns:repeat(3,1fr)}}
.photogrid figure{margin:0}
.plangrid img,.plansheet > figure img{width:100%;height:auto;display:block}
.planlabel{font:600 10px/1 var(--body);letter-spacing:.2em;text-transform:uppercase;
color:var(--bronze);margin:0 0 10px}