@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;450;500;550;600;650;700&family=Libre+Caslon+Display&display=swap');
:root{--ink:#203b31;--paper:#f6f4ee;--white:#fff;--muted:#62695f;--line:#d6d9cd;--sage:#e5e9df;--accent:#b6bc9b;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible{outline:3px solid #a37433;outline-offset:6px}img{display:block;width:100%;height:100%;object-fit:cover}h1,h2,h3,p{margin:0}h1,h2{font-family:var(--serif);font-weight:400;line-height:1.02;letter-spacing:-.035em}h1{font-size:clamp(64px,6.9vw,110px)}h2{font-size:clamp(48px,4.9vw,76px)}h1 em,h2 em{font-weight:400;color:#788167}h3{font-size:18px;font-weight:500;line-height:1.3}p{max-width:65ch}section{scroll-margin-top:25px}.header{height:112px;padding:0 5.5%;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);gap:32px}.brand{display:flex;align-items:center;gap:14px;font-size:26px;line-height:1;letter-spacing:.13em;font-family:var(--serif)}.brand-mark{width:44px;height:48px;border:1px solid currentColor;font-family:var(--serif);font-size:41px;text-align:center;line-height:45px;letter-spacing:-.06em;padding-right:4px}.brand-sub{display:block;font-family:var(--sans);font-size:10px;font-weight:550;letter-spacing:.25em;margin-top:8px}.header nav{display:flex;gap:36px;align-items:center;font-size:14px}.header nav>a:hover{text-decoration:underline;text-underline-offset:7px}.nav-contact{border:1px solid var(--ink);padding:12px 19px;margin-left:10px}.nav-contact span{margin-left:25px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1fr 47%;min-height:700px}.hero-copy{padding:66px 9% 24px 10.4%;display:flex;align-items:flex-start;flex-direction:column}.eyebrow,.section-label,.outline-label,.contact-label{font-size:12px;letter-spacing:.14em;font-weight:550}.eyebrow{display:flex;align-items:center;gap:12px}.short-line{display:inline-block;width:32px;height:1px;background:currentColor;flex-shrink:0}.hero h1{margin:31px 0 23px}.hero-description{max-width:365px;color:var(--muted);font-size:18px;line-height:1.65}.button{display:inline-flex;gap:42px;align-items:center;background:var(--ink);color:var(--paper);padding:14px 22px;font-size:14px;margin-top:30px;transition:background .2s}.button:hover{background:#3a5242}.hero-bottom{margin-top:auto;padding-top:55px;display:flex;width:100%;align-items:center;justify-content:space-between;font-size:12px;color:var(--muted)}.hero-bottom a{font-size:24px;color:var(--ink)}.hero-visual{position:relative;min-width:0;background:#6f7966;overflow:hidden}.hero-visual img{position:absolute;inset:0;object-position:50% 50%}.hero-visual:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#11241b99);pointer-events:none}.image-label{position:absolute;bottom:28px;left:30px;right:30px;display:flex;justify-content:space-between;color:white;font-size:10px;letter-spacing:.18em;z-index:1}.principles-band{display:flex;justify-content:center;gap:0;padding:28px 5%;border-bottom:1px solid var(--line);font-size:13px;letter-spacing:.06em}.principles-band span{padding:0 6%;border-right:1px solid var(--line)}.principles-band span:last-child{border:0}.section{padding:105px 5.5%;display:grid;grid-template-columns:21% 1fr;gap:30px}.section-label{display:flex;align-items:flex-start;gap:20px;padding-top:10px}.section-label .short-line{margin-top:10px;width:22px}.about-columns{display:grid;grid-template-columns:1fr 1fr;gap:50px;margin-top:38px;color:var(--muted)}.values{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;border-top:1px solid var(--line);margin-top:45px;padding-top:30px}.value-number{font-family:var(--serif);font-size:28px;color:#7b846f}.values h3{margin:12px 0}.values p{font-size:14px;color:var(--muted);max-width:28ch}.ventures{background:var(--sage)}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px}.section-heading>p{max-width:285px;color:var(--muted);font-size:15px;line-height:1.8;padding-bottom:5px}.venture-list{margin-top:45px}.venture-card{border-top:1px solid #bdc7b8;display:grid;grid-template-columns:40px 1fr 1fr 28px;gap:25px;align-items:start;padding:30px 0}.venture-number{font-size:12px;color:#65715f;padding-top:6px}.venture-card h3{font-family:var(--serif);font-size:32px;letter-spacing:-.015em}.venture-card p{font-size:14px;color:var(--muted)}.venture-card .category{display:block;margin-top:12px;font-size:10px;letter-spacing:.13em;text-transform:uppercase;color:#56634f}.venture-arrow{font-size:24px;line-height:1.4}.venture-link:hover h3{text-decoration:underline;text-underline-offset:5px}.section-note{font-size:12px;color:#63705f;border-top:1px solid #bdc7b8;padding-top:22px;max-width:none}.real-estate{display:grid;grid-template-columns:1fr 1fr;background:var(--ink);color:var(--paper)}.estate-image{position:relative;min-height:640px;background:#5f6c56}.estate-image img{position:absolute;inset:0}.photo-caption{position:absolute;bottom:20px;left:24px;background:#1d332de6;padding:5px 9px;color:#f5f4ed;font-size:10px}.estate-copy{padding:60px 12% 70px}.estate-copy .eyebrow{color:#ced3c1}.outline-label{display:inline-block;border:1px solid #718272;padding:4px 11px;font-size:10px;letter-spacing:.13em;margin-top:45px}.estate-copy h2{margin:20px 0 26px}.estate-copy h2 em{color:#bec5a6}.estate-copy>p:not(.eyebrow){color:#ced4c8;font-size:15px;margin-top:15px}.estate-status{display:flex;gap:12px;align-items:center;border-top:1px solid #557060;margin:30px 0 23px;padding-top:22px;font-size:12px;color:#d6dbc9}.status-line{width:15px;height:1px;background:#bfc8a8;flex-shrink:0}.text-link{display:inline-flex;align-items:center;gap:30px;font-size:14px;border-bottom:1px solid #869780;padding-bottom:6px}.contact{padding-top:115px;padding-bottom:100px}.contact-details{margin-top:45px;padding-top:25px;border-top:1px solid var(--line)}.contact-label{font-size:10px;color:var(--muted)}.contact-pending{font-size:16px;margin-top:12px}.contact-email{display:inline-block;font-family:var(--serif);font-size:36px;line-height:1.4;overflow-wrap:anywhere;margin-top:12px}.contact-email:hover{text-decoration:underline}.contact-location{color:var(--muted);margin-top:10px}footer{padding:55px 5.5% 25px;background:#e9ebe2;display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:30px}footer>p{font-size:14px;color:var(--muted)}.footer-bottom{border-top:1px solid #cbd1c2;width:100%;margin-top:20px;padding-top:23px;display:flex;justify-content:space-between;font-size:12px;color:var(--muted)}.skip-link{position:fixed;top:-100px;left:15px;z-index:100;background:var(--ink);color:white;padding:12px}.skip-link:focus{top:15px}[hidden]{display:none!important}.property-list{display:grid;grid-template-columns:repeat(2,1fr);gap:30px}.property-card{border:1px solid var(--line);padding:0;text-align:left;background:transparent;color:var(--ink)}.property-card img{height:240px}.property-card div{padding:20px}.property-card h3{font-family:var(--serif);font-size:32px}.property-card p{font-size:14px;margin-top:8px}.property-card span{font-size:12px}.properties{padding-top:65px;padding-bottom:65px}dialog{max-width:800px;width:calc(100% - 32px);padding:35px;border:0;background:var(--paper);color:var(--ink);max-height:85vh;overflow:auto}dialog::backdrop{background:#12251ec7}.dialog-close{display:block;margin-left:auto;background:transparent;border:1px solid var(--line);width:40px;height:40px;color:var(--ink)}dialog h2{font-size:48px;margin:20px 0}dialog p{margin:15px 0}.property-gallery{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-top:22px}.property-gallery img{height:230px}.amenities{padding-left:20px}.detail-location{color:var(--muted)}
@media(min-width:1600px){body{max-width:1920px;margin:auto}.hero{min-height:810px}}
@media(max-width:1100px){.header nav{gap:23px}.hero{min-height:630px}.hero-copy{padding-top:45px}.eyebrow{font-size:10px;letter-spacing:.1em}.hero h1{font-size:clamp(64px,7.5vw,90px)}.section{grid-template-columns:16% 1fr;gap:20px;padding-top:80px;padding-bottom:80px}.section-label{font-size:10px;letter-spacing:.08em}.section-label .short-line{display:none}.section-heading{align-items:flex-start;flex-direction:column;gap:25px}.section-heading>p{max-width:50ch}.estate-copy{padding:50px 9%}.estate-image{min-height:680px}.about-columns{gap:25px}}
@media(max-width:720px){html{scroll-padding-top:20px}.header{height:86px;padding:0 6%;position:relative;z-index:10}.brand{font-size:22px;gap:11px}.brand-mark{width:35px;height:39px;font-size:34px;line-height:36px}.brand-sub{font-size:8px;margin-top:7px}.menu-toggle{display:flex;align-items:center;gap:14px;background:transparent;border:1px solid var(--line);padding:9px 12px;font-size:14px;color:var(--ink)}.header nav{display:none;position:absolute;top:85px;left:0;right:0;background:var(--paper);padding:22px 6%;box-shadow:0 12px 20px #203b3115;flex-direction:column;align-items:stretch;gap:18px}.header nav.open{display:flex}.nav-contact{margin:0;align-self:flex-start}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:40px 6% 24px}.eyebrow{font-size:10px}.hero h1{font-size:clamp(65px,13vw,94px);margin-top:24px}.hero-description{font-size:17px;max-width:340px}.button{margin-top:25px}.hero-bottom{padding-top:35px}.hero-visual{height:390px}.hero-visual img{object-position:50% 50%}.image-label{left:22px;right:22px;bottom:20px;font-size:9px}.principles-band{padding:22px 4%;justify-content:space-between;font-size:10px;letter-spacing:0}.principles-band span{padding:0 4%}.section{grid-template-columns:1fr;gap:25px;padding:60px 6%}.section-label{font-size:11px;letter-spacing:.12em}.section-label .short-line{display:inline-block;margin-top:8px}h2{font-size:50px}.about-columns{grid-template-columns:1fr;gap:20px;margin-top:26px}.values{grid-template-columns:1fr;gap:24px;padding-top:24px;margin-top:30px}.values>div{display:grid;grid-template-columns:34px 1fr;column-gap:16px}.values h3{margin:6px 0}.values p{grid-column:2;max-width:none}.value-number{grid-row:1/3}.section-heading{gap:22px}.section-heading>p{font-size:15px}.venture-list{margin-top:28px}.venture-card{grid-template-columns:25px 1fr 22px;gap:12px;padding:26px 0}.venture-card h3{font-size:30px}.venture-card>p{grid-column:2;grid-row:2}.venture-arrow{grid-column:3;grid-row:1}.venture-card .category{margin-top:7px}.real-estate{grid-template-columns:1fr}.estate-image{min-height:360px}.estate-copy{padding:40px 6% 50px}.outline-label{margin-top:32px}.estate-copy h2{font-size:59px}.footer-bottom{flex-direction:column;gap:12px}footer{padding:40px 6% 24px;gap:24px}.contact-email{font-size:30px}.property-list{grid-template-columns:1fr}.property-gallery{grid-template-columns:1fr}dialog{padding:22px}dialog h2{font-size:38px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.hero-visual img{object-position:57% center}.photo-credit{flex-basis:100%;font-size:12px;color:var(--muted);max-width:none}.photo-credit a{text-decoration:underline;text-underline-offset:3px}

.estate-image img{object-position:57% center}