:root{--forest:#192e3a;--ink:#233743;--muted:#59656b;--paper:#faf9f5;--cream:#efede5;--accent:#b99055;--line:#d7d9d4;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.7 var(--sans);-webkit-font-smoothing:antialiased}h1,h2,h3,p,figure{margin:0}a{color:inherit}img{display:block;max-width:100%;height:auto}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #a47c36;outline-offset:6px}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.04}h1{font-size:clamp(58px,5.6vw,88px);letter-spacing:-.035em}h2{font-size:clamp(42px,4.3vw,64px);letter-spacing:-.025em}h3{font-size:31px;line-height:1.15;letter-spacing:-.015em}em{font-weight:400}p+p{margin-top:20px}.eyebrow{font-size:12px;line-height:1.6;letter-spacing:.16em;font-weight:600;margin-bottom:28px;color:#5d665f}.eyebrow.light{color:var(--accent)}.section{max-width:1240px;margin:auto;padding:100px 40px}.intro{font-size:23px;line-height:1.55;color:var(--ink)}.small{font-size:14px;line-height:1.65;color:var(--muted)}.text-link{display:inline-flex;gap:28px;align-items:center;text-decoration:none;border-bottom:1px solid;padding:4px 0 7px;margin-top:27px;font-size:15px;font-weight:600}.text-link:hover{color:#856329}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:32px;padding:15px 23px;font-size:14px;font-weight:600;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background .2s,color .2s}.button.cream{background:var(--cream);color:var(--forest)}.button.forest{background:var(--forest);color:var(--paper)}.button:hover{background:var(--accent);color:var(--forest)}.button span{font-size:20px}.skip{position:absolute;top:-80px;left:10px;background:white;z-index:10;padding:12px}.skip:focus{top:10px}
.site-header{max-width:1400px;margin:auto;padding:26px 48px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand{display:flex;gap:15px;align-items:center;text-decoration:none}.monogram{height:48px;width:48px;border:1px solid #a6aead;position:relative;font:34px/1 var(--serif);padding:4px 0 0 7px}.monogram span{font-size:25px;position:absolute;right:5px;bottom:2px;background:var(--paper);line-height:1}.wordmark{font-family:var(--serif);font-size:23px;line-height:1.15;letter-spacing:.045em}.wordmark>span{display:block;font-family:var(--sans);font-size:10px;letter-spacing:.33em;margin-top:6px}nav{display:flex;gap:32px;align-items:center}nav a{font-size:14px;text-decoration:none}nav a:hover,nav a[aria-current]{text-decoration:underline;text-underline-offset:6px}.nav-contact{border-bottom:1px solid #7e8b90;padding:8px 0}.nav-contact span{margin-left:22px}.menu-toggle{display:none}
.hero{background:var(--forest);color:var(--paper)}.hero-inner{max-width:1400px;margin:auto;padding:78px 48px 66px;display:grid;grid-template-columns:1fr 1.1fr;gap:65px;align-items:center}.hero-copy>p:not(.eyebrow){font-size:17px;color:#d1d8d9;max-width:430px;margin:30px 0}.hero h1 em{color:var(--accent)}.hero-photo{margin-top:16px;margin-left:auto;width:100%;max-width:440px}.hero-photo img{width:100%;height:auto}.hero-photo figcaption{display:flex;justify-content:space-between;gap:16px;font-size:12px;letter-spacing:.02em;color:#c4cdd0;padding-top:16px}.hero-foot{max-width:1304px;margin:auto;border-top:1px solid #ffffff26;padding:22px 0;display:flex;justify-content:space-between;color:#c4cdd0;font-size:11px;letter-spacing:.17em}
.approach{display:grid;grid-template-columns:1.1fr 1fr;gap:100px;align-items:center}.approach-copy{padding-top:20px}.approach-copy>p:not(.intro){color:var(--muted)}.values-section{background:var(--cream)}.values-top{display:grid;grid-template-columns:1fr 1.3fr;gap:0 70px;align-items:end}.values-top .eyebrow{grid-column:1/-1;margin-bottom:20px}.values-top>p:last-child{max-width:430px;color:var(--muted);justify-self:end}.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:50px}.value-grid article{border-top:1px solid #bfc5c0;padding-top:23px}.number{font-size:12px;letter-spacing:.08em;color:#616e73;display:block;margin-bottom:28px}.value-grid h3{margin-bottom:16px}.value-grid p{color:var(--muted);font-size:16px}.markets-section{display:grid;grid-template-columns:1fr 1fr;gap:100px}.markets-section>div>p:not(.eyebrow){max-width:440px;margin-top:24px;color:var(--muted)}.market-list>div{position:relative;border-top:1px solid var(--line);padding:23px 0 25px 40px}.market-list>div:last-child{border-bottom:1px solid var(--line)}.market-list span{position:absolute;left:0;top:29px;font-size:12px;color:var(--muted)}.market-list h3{font-size:28px}.market-list p{font-size:14px;color:var(--muted);margin-top:7px}
.buying-section{background:var(--forest);color:var(--paper)}.buying-heading{display:grid;grid-template-columns:1.3fr 1fr;gap:80px;align-items:end}.buying-heading>p{color:#d1d8d9}.process{display:grid;grid-template-columns:repeat(3,1fr);gap:46px;margin-top:60px}.process article{border-top:1px solid #ffffff30;padding-top:25px}.process .number{color:var(--accent)}.process h3{font-size:29px;margin-bottom:18px}.process p,.financing-note p{color:#d1d8d9;font-size:16px}.financing-note{border-top:1px solid #ffffff30;margin-top:50px;padding-top:38px;display:grid;grid-template-columns:1fr 1.7fr;gap:50px}.financing-note h3{font-size:30px}.financing-note .text-link{color:var(--accent);margin-top:18px}.family-section{display:grid;grid-template-columns:1fr 1fr;gap:78px;align-items:center}.family-section img{width:100%;aspect-ratio:1.24;object-fit:cover}.family-section figcaption,.about-hero figcaption{font-size:12px;color:var(--muted);margin-top:13px}.family-section h2{margin-bottom:25px}.family-section p:not(.eyebrow){color:var(--muted)}.questions-section{background:#f0f1ed}.questions{display:grid;grid-template-columns:1fr 1.4fr;gap:75px}.questions h2{font-size:48px}.faq details{border-bottom:1px solid #c9cfcd}.faq details:first-child{border-top:1px solid #c9cfcd}.faq summary{cursor:pointer;list-style:none;padding:23px 30px 23px 0;position:relative;font-size:16px;font-weight:500;line-height:1.5}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';font-size:23px;position:absolute;right:0;top:16px;font-weight:400}.faq details[open] summary:after{content:'−'}.faq details p{font-size:16px;color:var(--muted);padding:0 25px 24px 0}.contact-section{display:grid;grid-template-columns:1fr 1.2fr;gap:100px}.contact-section h2{margin-bottom:25px}.contact-section>div>p:not(.eyebrow){max-width:390px;color:var(--muted)}.contact-email{display:inline-block;font-size:16px;text-underline-offset:5px;margin:28px 0 13px;overflow-wrap:anywhere}.contact-section form{padding-top:3px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{font-size:14px;display:block;margin-bottom:7px}input,select,textarea{width:100%;min-width:0;color:var(--ink);background:transparent;border:1px solid #aeb8b8;border-radius:0;padding:10px 12px;margin-bottom:20px;font-size:16px}input:focus,select:focus,textarea:focus{outline:2px solid #57717c;outline-offset:2px}textarea{resize:vertical}form .button{width:100%}.form-note{margin-top:12px!important}#form-status:empty{display:none}.site-footer{border-top:1px solid var(--line);max-width:1304px;margin:auto;display:flex;align-items:center;gap:30px;flex-wrap:wrap;padding:32px 0;font-size:12px;color:var(--muted)}.footer-brand{font:25px var(--serif);color:var(--ink);text-decoration:none}.site-footer>span{margin-left:auto}.site-footer>p{margin:0}.site-footer>a:not(.footer-brand){margin-left:auto;font-size:14px;text-underline-offset:4px}
.about-hero{padding-top:65px;padding-bottom:50px}.about-hero h1{max-width:900px}.about-hero .intro{max-width:620px;margin:30px 0 45px}.about-hero figure img{width:100%}.story-section{display:grid;grid-template-columns:1fr 1.3fr;gap:90px}.story-section p:not(.intro){color:var(--muted)}.about-contact{text-align:center}.about-contact>p:not(.eyebrow){margin:22px 0 30px}
@media(min-width:1600px){.hero-inner{padding-top:90px;padding-bottom:80px}}
@media(max-width:1200px){.hero-inner{gap:36px}.hero-foot,.site-footer{margin-left:40px;margin-right:40px}.hero h1{font-size:67px}.approach,.markets-section,.contact-section{gap:60px}.family-section{gap:45px}nav{gap:20px}.wordmark{font-size:21px}.site-header{padding:24px 40px}.hero-photo figcaption{flex-direction:column;gap:3px}}
@media(max-width:900px){.site-header{padding:21px 26px;position:relative;flex-wrap:wrap}.menu-toggle{display:flex;gap:25px;background:none;border:1px solid #a6aead;padding:8px 12px;font-size:14px;color:var(--ink);cursor:pointer}nav{display:none;width:100%;align-items:stretch;padding:12px 0 3px}nav.open{display:flex;flex-direction:column;gap:0}nav a{padding:13px 0;font-size:16px}.nav-contact{border:0}.hero-inner{padding:55px 30px;gap:35px;grid-template-columns:1fr 1fr}.hero h1{font-size:57px}.hero-photo{margin:0}.hero-foot{margin:0 30px;font-size:10px;letter-spacing:.1em}.section{padding:72px 30px}.approach{gap:40px}.approach h2{font-size:44px}.value-grid{gap:25px}.values-top{gap:20px}.markets-section,.buying-heading,.contact-section,.family-section{gap:35px}.markets-section h2{font-size:43px}.buying-heading h2{font-size:44px}.process{gap:25px}.questions{grid-template-columns:1fr;gap:35px}.questions h2 br{display:none}.family-section h2{font-size:44px}.story-section{gap:40px}.site-footer{margin:0 30px}.site-footer>span{margin-left:0}}
@media(max-width:660px){body{font-size:16px}.site-header{padding:19px 22px;gap:15px}.wordmark{font-size:19px}.wordmark>span{font-size:9px}.monogram{height:40px;width:40px;font-size:29px}.monogram span{font-size:22px}.brand{gap:10px}.menu-toggle{gap:14px;padding:7px 10px}.hero-inner{grid-template-columns:1fr;padding:47px 24px 35px;gap:38px}.hero h1{font-size:clamp(52px,12vw,72px)}.hero-copy>p:not(.eyebrow){font-size:16px;margin:25px 0}.eyebrow{font-size:11px;margin-bottom:23px}.hero-photo figcaption{flex-direction:row;font-size:11px}.hero-foot{margin:0 24px;font-size:9px;letter-spacing:.07em;gap:20px;padding:20px 0}.hero-foot span{max-width:95px}.section{padding:62px 24px}.approach,.markets-section,.buying-heading,.family-section,.contact-section,.story-section{grid-template-columns:1fr;gap:30px}.approach-copy{padding:0}.intro{font-size:21px}.values-top{grid-template-columns:1fr;gap:0}.values-top>p:last-child{margin-top:20px;justify-self:start}.value-grid,.process{grid-template-columns:1fr;gap:30px;margin-top:35px}.value-grid article{padding-top:20px}.value-grid .number{margin-bottom:17px}.value-grid h3{margin-bottom:12px}.market-list>div{padding-bottom:22px}.buying-heading{gap:25px}.process .number{margin-bottom:18px}.process h3{margin-bottom:12px}.financing-note{grid-template-columns:1fr;gap:20px;margin-top:35px;padding-top:28px}.family-section{gap:35px}.family-section img{aspect-ratio:1.4}.questions{gap:25px}.questions h2{font-size:42px}.questions h2 br{display:initial}.faq summary{font-size:16px}.form-row{gap:15px}.contact-section{gap:35px}.contact-email{font-size:15px}.site-footer{margin:0 24px;display:grid;grid-template-columns:1fr;gap:12px;padding:30px 0}.site-footer>a:not(.footer-brand),.site-footer>span{margin:0}.about-hero h1{font-size:clamp(47px,10vw,66px)}.about-hero .intro{font-size:19px}.about-hero{padding-top:44px;padding-bottom:15px}.about-hero figure{margin-top:30px}.about-contact h2{font-size:42px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Selected family wordmark: approved direction 02. */
.brand-wordmark{width:230px;height:auto}.hero h1 em{color:var(--accent)}.text-link:hover{color:#856329}.button:hover{background:#d4b785;color:var(--forest)}
@media(max-width:660px){.brand-wordmark{width:185px}.site-header{padding-top:15px;padding-bottom:15px}}

.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}button:disabled{opacity:.6;cursor:wait}
