:root{--paper:#fcfaf5;--olive:#61684d;--olive-dark:#333c2d;--ink:#30342a;--muted:#67685f;--oat:#eee8dc;--line:#dedccf;--honey:#c49a52;--serif:'Lora',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans)}button,a{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit;cursor:pointer}button:focus-visible,a:focus-visible{outline:3px solid #a87626;outline-offset:5px}img{display:block;width:100%;object-fit:cover}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.2;letter-spacing:-.035em}h2{font-size:clamp(30px,3.05vw,44px);margin-bottom:18px}h3{font-size:23px}p{color:var(--muted)}.header{background:rgba(252,250,245,.97);position:sticky;top:0;z-index:20;border-bottom:1px solid #eae7de}.nav-wrap{max-width:1280px;margin:auto;padding:19px 40px;display:flex;align-items:center;justify-content:space-between;gap:32px}.wordmark{font:500 35px/1 var(--serif);letter-spacing:-2px}.wordmark span{color:var(--honey)}nav{display:flex;align-items:center;gap:30px}nav a{font-size:14px}nav a:hover{color:var(--olive);text-decoration:underline;text-underline-offset:6px}.button{border:1px solid var(--olive);border-radius:5px;background:var(--olive);color:white;min-height:47px;padding:12px 24px;display:inline-flex;justify-content:center;align-items:center;gap:25px;font-weight:500;font-size:14px;transition:background .2s,transform .2s}.button:hover{background:var(--olive-dark);transform:translateY(-1px)}.header-contact{min-height:40px;padding:9px 20px}.menu-toggle{display:none}.hero{min-height:610px;position:relative;display:flex;align-items:center;overflow:hidden;background:var(--oat)}.hero-image{position:absolute;inset:0;height:100%;object-position:center}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(252,250,245,.95) 0%,rgba(252,250,245,.88) 27%,rgba(252,250,245,.40) 51%,transparent 70%)}.hero-inner{position:relative;width:1200px;max-width:100%;margin:auto;padding:65px 40px 94px}.eyebrow{display:block;color:#897344;font-size:11px;line-height:1.5;letter-spacing:.22em;font-weight:600;margin-bottom:18px}.hero h1{font-size:clamp(48px,5.7vw,78px);line-height:1.08;max-width:560px;margin-bottom:24px}.hero p{max-width:415px;color:#505348;font-size:17px;line-height:1.8}.hero-actions{display:flex;gap:30px;align-items:center;margin-top:30px}.text-link{display:inline-flex;gap:22px;align-items:center;background:none;border:0;border-bottom:1px solid #b4a990;padding:6px 0;font-size:14px}.text-link:hover{color:var(--olive)}.image-note{position:absolute;right:9px;bottom:9px;background:rgba(30,36,29,.57);color:white;padding:3px 7px;border-radius:2px;font-size:10px;letter-spacing:.01em;line-height:1.4}.hero-note{right:20px;bottom:18px}.scroll-note{position:absolute;bottom:24px;left:max(40px,calc((100% - 1120px)/2));display:flex;gap:24px;font-size:12px;color:#5e6355}.section{max-width:1200px;margin:auto;padding:76px 40px}.section-heading{text-align:center;margin-bottom:30px}.section-heading .eyebrow{margin-bottom:13px}.section-heading p{margin-bottom:0}.filters{display:flex;justify-content:center;gap:9px;flex-wrap:wrap;margin:30px 0 35px;scroll-margin-top:110px}.filter{border:1px solid var(--line);border-radius:50px;background:transparent;padding:10px 21px;font-size:13px;min-height:43px;transition:background .15s}.filter:hover{background:var(--oat)}.filter.active{background:var(--olive);color:white;border-color:var(--olive)}.property-grid,.life-grid,.story-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.property{border:1px solid var(--line);border-radius:6px;overflow:hidden;background:#fdfbf7;transition:box-shadow .2s,transform .2s}.property:hover{box-shadow:0 8px 25px #383d2d0c;transform:translateY(-3px)}.property[hidden]{display:none}.property>a{display:block;height:100%}.property-photo{aspect-ratio:1.62;overflow:hidden;position:relative}.property-photo img{height:100%;transition:transform .4s}.property:hover img{transform:scale(1.035)}.property-copy{padding:22px 21px 21px}.place{font-size:10px;letter-spacing:.12em;color:#797866;display:block;margin-bottom:7px;font-weight:500}.property h3{margin-bottom:9px;font-size:24px}.property p{font-size:14px;line-height:1.6;min-height:45px;margin-bottom:18px}.card-link{display:flex;justify-content:space-between;align-items:center;font-size:13px;border-top:1px solid var(--line);padding-top:13px;color:#5a6149}.card-link span{color:#9b793e;font-size:19px;line-height:1}.section-end{text-align:center;margin-top:36px}.outline{background:transparent;color:var(--olive);border-color:#959b85}.outline:hover{color:white}.life-section{background:var(--oat)}.life-section .section{padding-top:64px;padding-bottom:60px}.life-image{position:relative;aspect-ratio:1.5;overflow:hidden;border-radius:4px}.life-image img{height:100%}.life-grid h3{text-align:center;font-size:22px;margin:19px 0 8px}.life-grid p{text-align:center;font-size:14px;line-height:1.6;margin:0}.life-image .image-note{font-size:9px;left:7px;right:auto}.approach{display:grid;grid-template-columns:1fr 1fr;gap:65px;align-items:center;padding-top:85px;padding-bottom:45px}.team-image{position:relative;background:#eee7d8;border-radius:4px;overflow:hidden}.team-image img{aspect-ratio:1.12;object-fit:cover;object-position:center}.team-caption{position:absolute;bottom:0;left:0;right:0;background:#fcfaf5e8;padding:10px 18px;font-size:12px;color:#545b48}.approach-copy p{font-size:16px;line-height:1.85}.approach-copy .text-link{margin-top:10px}.stories{padding-top:60px}.story{text-align:left;padding:0;background:transparent;border:1px solid var(--line);border-radius:4px;overflow:hidden}.story>img{aspect-ratio:1.65;transition:filter .2s}.story:hover>img{filter:brightness(1.05)}.story>div{padding:23px 20px}.story h3{font-size:23px;min-height:58px;margin-bottom:17px}.closing{text-align:center;padding:64px 24px 68px;background:var(--olive);color:#fffdf5}.closing .eyebrow{color:#e2d5b9}.closing h2{font-size:clamp(30px,3.2vw,45px)}.closing p{color:#f2f0e6;font-size:16px;line-height:1.8;margin-bottom:25px}.honey{background:var(--honey);border-color:var(--honey);color:#292f24}.honey:hover{background:#d5ad65}.footer{max-width:1280px;margin:auto;padding:44px 40px 22px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px}.footer .wordmark{font-size:32px}.footer p{font-size:13px;margin:8px 0 0}.footer nav{gap:22px}.footer nav a,.footer-contact a{font-size:12px}.footer-contact{display:flex;gap:18px}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:22px;margin-top:32px;color:#77796c;font-size:11px}dialog{border:1px solid var(--line);border-radius:10px;background:var(--paper);color:var(--ink);width:min(600px,calc(100% - 32px));padding:45px;max-height:85dvh;overflow:auto;box-shadow:0 20px 90px #17201526}dialog::backdrop{background:#28302280;backdrop-filter:blur(4px)}dialog h2{font-size:36px;padding-right:16px}dialog p{font-size:16px}.close-dialog{position:absolute;top:10px;right:12px;background:none;border:0;font-size:30px;width:40px;height:40px}.contact-options{display:grid;gap:10px;margin-top:25px}.contact-options a{display:flex;justify-content:space-between;gap:10px;padding:17px;background:var(--oat);border-radius:4px}.contact-options a:hover{background:#e3dfd1}.contact-options span{font-size:12px;align-self:center}#story-body h3{font-size:23px;margin:25px 0 10px}#story-body p{line-height:1.8}#story-contact{margin-top:15px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip{position:fixed;top:-100px;left:20px;z-index:40;background:white;padding:10px}.skip:focus{top:10px}
@media(min-width:1500px){.hero{min-height:680px}.hero-inner{width:1280px}.hero h1{font-size:84px}}@media(max-width:950px){.nav-wrap{padding:16px 24px;gap:15px}nav{gap:18px}.header-contact{padding:9px 12px}.property-grid{gap:16px}.property-copy{padding:18px 16px}.property h3{font-size:21px}.section{padding-left:24px;padding-right:24px}.approach{gap:30px}.footer-top{flex-wrap:wrap}.footer-contact{margin-left:auto}.hero-inner{padding-left:30px}.hero h1{font-size:64px}}
@media(max-width:700px){html{scroll-padding-top:85px}.nav-wrap{padding:17px 20px}.wordmark{font-size:30px}.header-contact{margin-left:auto;font-size:12px;padding:8px 13px;min-height:36px}.header-contact span{display:none}.menu-toggle{display:flex;width:35px;height:36px;flex-direction:column;justify-content:center;gap:6px;border:0;background:none;padding:6px}.menu-toggle span{display:block;width:22px;height:1.5px;background:var(--ink)}.header nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--paper);padding:20px 24px 28px;border-bottom:1px solid var(--line);align-items:stretch;gap:0;box-shadow:0 10px 20px #30342a0a}.header nav.open{display:flex;flex-direction:column}.header nav a{padding:12px 0;font-size:16px}.hero{min-height:690px;align-items:flex-start}.hero-image{object-position:65% bottom;top:285px;height:405px}.hero-shade{background:linear-gradient(180deg,var(--paper) 0%,var(--paper) 40%,rgba(252,250,245,.92) 46%,rgba(252,250,245,0) 66%)}.hero-inner{padding:43px 24px 0;text-align:center}.hero .eyebrow{font-size:10px;margin-bottom:16px}.hero h1{font-size:51px;margin-bottom:19px}.hero p{font-size:15px;line-height:1.75;max-width:360px;margin:0 auto}.hero-actions{justify-content:center;gap:22px;margin-top:24px}.hero-note{bottom:11px;right:11px;font-size:9px}.scroll-note{display:none}.section{padding:51px 20px}.section-heading h2{font-size:31px}.section-heading p{font-size:14px;max-width:300px;margin:auto}.filters{gap:7px;margin:24px 0}.filter{font-size:12px;padding:8px 14px;min-height:40px}.property-grid{grid-template-columns:1fr;gap:22px}.property-photo{aspect-ratio:1.65}.property-copy{padding:20px}.property h3{font-size:26px}.property p{min-height:0;margin-bottom:17px}.property .place{font-size:10px}.life-section .section{padding:48px 20px}.life-grid{grid-template-columns:1fr;gap:30px}.life-image{aspect-ratio:1.65}.life-grid h3{font-size:24px}.life-grid p{max-width:320px;margin:auto}.approach{display:flex;flex-direction:column;gap:29px;padding-top:50px;padding-bottom:10px;align-items:stretch}.team-image img{aspect-ratio:1.1}.approach-copy h2{font-size:34px}.approach-copy p{font-size:15px}.story-grid{grid-template-columns:1fr;gap:20px}.story{display:grid;grid-template-columns:115px 1fr;align-items:stretch}.story>img{height:100%;aspect-ratio:auto}.story>div{padding:17px}.story h3{font-size:21px;min-height:0;margin-bottom:14px}.story .place{font-size:9px;letter-spacing:.08em}.closing{padding:52px 23px}.closing h2{font-size:34px}.closing p{font-size:15px}.footer{padding:35px 24px 22px}.footer-top{display:grid;grid-template-columns:1fr;gap:27px}.footer nav{display:grid;grid-template-columns:1fr 1fr;gap:14px}.footer nav a,.footer-contact a{font-size:13px}.footer-contact{margin:0;gap:24px}.footer-bottom{flex-wrap:wrap;gap:14px;margin-top:25px}.footer-bottom>span:nth-child(2){display:none}dialog{padding:36px 23px}dialog h2{font-size:30px}.contact-options a{font-size:15px}.contact-options span{font-size:11px}}
@media(max-width:700px){.hero-inner{margin:0 auto}.hero-shade{background:linear-gradient(180deg,var(--paper) 0%,var(--paper) 42%,rgba(252,250,245,.88) 51%,rgba(252,250,245,0) 70%)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important}}

.catalog-status{text-align:center;color:var(--olive);font-size:14px;margin:0 0 26px}.property[hidden],#show-more[hidden]{display:none}
.property>a{display:flex;flex-direction:column}.property-photo{flex-shrink:0}.property-copy{display:flex;flex-direction:column;flex:1}.property-copy .card-link{margin-top:auto}
/* Shared team portrait: override intrinsic HTML height and keep a compact landscape frame. */
.approach .team-image img{width:100%;height:auto;aspect-ratio:4/3;max-height:420px;object-fit:cover;object-position:center}
.approach{padding-top:60px;padding-bottom:60px}
@media(max-width:700px){.approach{padding-top:35px;padding-bottom:35px}.approach .team-image img{aspect-ratio:4/3;max-height:300px}}