:root{--navy:#14283f;--navy-deep:#0c1d2e;--ink:#253343;--teal:#08665d;--teal-dark:#064f49;--bronze:#b59a70;--offwhite:#f8fafc;--white:#fff;--line:#e8edf1;--muted:#5f7182;--cream:#f5f2ec;--radius:13px;--max:1200px;--shadow:0 18px 55px rgba(20,40,63,.075)}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:85px}
body{margin:0;background:var(--offwhite);color:var(--ink);font-family:Inter,"Avenir Next",-apple-system,BlinkMacSystemFont,"Segoe UI",Arial,sans-serif;font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
body,html{min-width:280px;overflow-x:clip}
a{color:inherit;text-decoration:none}
a:hover{color:var(--teal)}
button,input,textarea,select{font:inherit}
button{cursor:pointer}
img{display:block;max-width:100%}
:focus-visible{outline:3px solid var(--bronze);outline-offset:4px}
[hidden]{display:none!important}
::selection{background:#d8e9e3;color:var(--navy)}
.shell{width:min(var(--max),calc(100% - 76px));margin-inline:auto}
.section{padding:100px 0}
.section-top{padding:80px 0 80px}
.eyebrow{display:flex;align-items:center;gap:11px;margin:0 0 24px;letter-spacing:.18em;font-size:10px;font-weight:800;line-height:1.6;color:var(--navy)}
.eyebrow-mark{display:inline-block;width:8px;height:8px;background:var(--teal);border-radius:50%}
.sep{color:var(--bronze);padding:0 1px}
.accent-eyebrow{color:var(--teal)}
h1,h2,h3,p{margin-top:0}
h1,h2,h3{color:var(--navy);line-height:1.17;letter-spacing:-.035em}
h1{font-size:clamp(3.4rem,5.9vw,5.7rem);font-weight:600;letter-spacing:-.07em}
h2{font-size:clamp(2.6rem,4.1vw,4rem);font-weight:620;letter-spacing:-.055em;margin-bottom:0}
h3{font-size:1.5rem;letter-spacing:-.035em}
h1 em,h2 em{display:inline;color:var(--teal);font-family:Georgia,"Times New Roman",serif;font-weight:400;letter-spacing:-.055em}
p{margin-bottom:20px}
.button{display:inline-flex;min-height:51px;justify-content:center;align-items:center;gap:19px;padding:13px 20px;border:1px solid transparent;border-radius:5px;font-size:12.5px;font-weight:750;line-height:1.3;letter-spacing:.015em;transition:background .18s ease,box-shadow .18s ease,transform .18s ease,color .18s ease;white-space:normal;text-align:center}
.button span:last-child{font-size:17px;line-height:1}
.button:hover{transform:translateY(-2px)}
.button-primary{background:var(--teal);color:var(--white)}
.button-primary:hover{background:var(--teal-dark);color:var(--white);box-shadow:0 8px 22px rgba(8,102,93,.16)}
.button-outline{border-color:#a5b5c0;background:transparent;color:var(--navy)}
.button-outline:hover{background:var(--navy);border-color:var(--navy);color:var(--white)}
.button-light{background:var(--white);color:var(--navy)}
.button-light:hover{background:var(--cream);color:var(--teal)}
.button-small{min-height:41px;padding:9px 17px}
.inline-link,.subtle-arrow{font-size:13px;font-weight:750;color:var(--teal);text-decoration:underline;text-decoration-color:#9dbbb3;text-underline-offset:6px}
.inline-link:hover,.subtle-arrow:hover{color:var(--navy)}
/* navigation */
.skip-link{position:fixed;top:-100px;left:15px;padding:12px 18px;background:var(--teal);color:#fff;z-index:1000}.skip-link:focus{top:10px}
.site-header{position:sticky;top:0;z-index:100;background:rgba(248,250,252,.975);border-bottom:1px solid #e8edf1;backdrop-filter:blur(12px)}
.header-inner{height:76px;display:flex;align-items:center;gap:22px}
.brand{display:inline-flex;align-items:center;gap:12px;flex-shrink:0}
.brand-symbol{width:39px;height:39px;display:grid;place-items:center;border:1.5px solid var(--teal);color:var(--teal);font-family:Georgia,serif;font-size:24px;line-height:1;position:relative}
.brand-symbol:after{content:"";position:absolute;right:-5px;bottom:-5px;border-right:1px solid var(--bronze);border-bottom:1px solid var(--bronze);width:11px;height:11px}
.brand-words{display:flex;flex-direction:column;color:var(--navy);line-height:1}
.brand-words strong{font-size:17px;font-weight:850;letter-spacing:.065em;line-height:1.12}
.brand-words>span{font-size:8px;font-weight:800;color:var(--teal);letter-spacing:.17em;padding-top:6px}
.brand-words i{display:inline-block;width:4px;height:4px;border-radius:50%;background:var(--bronze);vertical-align:middle;margin:0 3px}
.desktop-nav{margin-left:auto;display:flex;align-items:center;gap:25px}
.desktop-nav a{font-size:12.5px;font-weight:650;color:var(--navy);padding:15px 0;position:relative}
.desktop-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:10px;height:2px;background:var(--teal);transition:right .2s ease}
.desktop-nav a:hover:after,.desktop-nav a.is-active:after{right:0}
.header-cta{margin-left:12px;background:var(--teal);color:var(--white)}.header-cta:hover{background:var(--teal-dark);color:var(--white)}
.menu-toggle,.mobile-nav{display:none}
/* hero */
.hero{position:relative;background:linear-gradient(135deg,#f9fbfc 0%,#f8fafc 55%,#f1f5f7 100%)}
.hero-grid{display:grid;grid-template-columns:1.07fr .93fr;align-items:center;gap:clamp(34px,5vw,84px);min-height:570px}
.hero-copy{padding:12px 0 5px}
.hero h1{margin-bottom:26px;max-width:720px}
.hero h1 em{display:block}
.hero-lead{font-size:clamp(18px,1.7vw,23px);font-weight:650;line-height:1.35;letter-spacing:-.025em;color:var(--navy);max-width:460px;margin-bottom:18px}
.hero-body{font-size:16px;line-height:1.85;max-width:510px;color:var(--muted)}
.hero-actions{display:flex;gap:11px;flex-wrap:wrap;margin-top:31px}
.hero-footnote{display:flex;align-items:center;gap:10px;color:#617587;font-size:11.5px;margin-top:34px}
.rule-dot{display:inline-block;width:22px;height:1px;background:var(--bronze)}
.hero-visual{position:relative;padding-right:22px;padding-bottom:24px}
.hero-photo-wrap{position:relative;background:#dae2e7;box-shadow:0 34px 75px rgba(20,40,63,.14);border-radius:6px 6px 4px 4px;overflow:hidden}
.hero-photo{width:100%;height:570px;object-fit:cover;object-position:center 48%;filter:saturate(.9)}
.photo-caption{position:absolute;bottom:20px;left:20px;right:20px;padding:18px 20px;background:rgba(20,40,63,.94);display:flex;justify-content:space-between;align-items:center;gap:15px;color:var(--white);font-size:10px;letter-spacing:.18em;font-weight:760;line-height:1.6}
.photo-caption span{font-size:20px;color:#d4c09f}
.hero-accent{position:absolute;z-index:-0;right:0;bottom:0;background:var(--bronze);color:var(--navy);width:70%;height:47px;display:flex;align-items:center;justify-content:space-between;padding:0 20px;font-size:10px;font-weight:800;letter-spacing:.2em}
/* strip */
.identity-band{background:var(--navy);color:var(--white)}
.band-grid{display:grid;grid-template-columns:repeat(3,1fr);align-items:center}
.band-grid>div{padding:23px 20px;display:flex;align-items:center;gap:20px;font-size:12px;letter-spacing:.015em;font-weight:600}
.band-grid>div:first-child{padding-left:0}
.band-grid>div:not(:last-child){border-right:1px solid rgba(255,255,255,.12)}
.band-number{color:#d7bd92;font-size:11px;letter-spacing:.12em;font-weight:800}
/* services */
.intro-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:70px;align-items:end}
.section-intro{margin-bottom:42px}
.section-intro h2{max-width:740px}
.section-intro>p{font-size:15px;color:var(--muted);max-width:480px;line-height:1.85;margin:0 0 5px}
.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}
.service-card{display:flex;flex-direction:column;min-width:0;overflow:hidden;background:var(--white);border:1px solid var(--line);border-radius:8px;box-shadow:0 10px 32px rgba(20,40,63,.035);transition:transform .2s ease,box-shadow .2s ease}
.service-card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.service-photo-link{display:block;overflow:hidden;position:relative;aspect-ratio:1.48;background:#dce5e9}
.service-photo-link img{width:100%;height:100%;object-fit:cover;transition:transform .35s ease;object-position:center 43%}
.service-photo-link:hover img{transform:scale(1.04)}
.service-index{position:absolute;left:15px;bottom:15px;background:var(--white);color:var(--navy);font-size:10px;letter-spacing:.13em;font-weight:800;padding:7px 10px}
.service-content{display:flex;flex:1;flex-direction:column;padding:24px 25px 22px}
.service-content h3{font-size:21px;margin:0 0 11px}
.service-content p{color:var(--muted);font-size:13.4px;line-height:1.77;margin:0 0 24px}
.service-actions{display:flex;align-items:center;justify-content:space-between;gap:15px;margin-top:auto;padding-top:16px;border-top:1px solid var(--line)}
.text-link{font-size:12px;font-weight:800;color:var(--teal);display:inline-flex;align-items:center;gap:12px}
.text-link span{font-size:18px}
.minor-link{font-size:12px;color:#6f8191;text-decoration:underline;text-underline-offset:4px}
.service-card-wide{grid-column:span 1}
/* chapters */
.chapter-section{background:var(--white)}
.chapter-label{display:flex;justify-content:space-between;align-items:center;gap:20px;padding-bottom:20px;margin-bottom:62px;border-bottom:1px solid var(--line);color:var(--muted);font-size:12px}
.chapter-count{color:var(--teal);font-size:11px;letter-spacing:.12em;font-weight:800}
.chapter-grid{display:grid;grid-template-columns:.95fr 1.05fr;gap:clamp(55px,8vw,130px);align-items:start}
.chapter-heading h2{margin-bottom:23px}
.chapter-lead{color:var(--muted);font-size:17px;line-height:1.75;max-width:455px}
.chapter-image{width:83%;height:310px;object-fit:cover;object-position:center 40%;border-radius:5px;margin-top:38px}
.chapter-detail{border-top:1px solid var(--line)}
.detail-block{padding:31px 0 39px;border-bottom:1px solid var(--line)}
.detail-top{display:flex;align-items:center;gap:17px;margin-bottom:9px}
.detail-number{width:32px;height:32px;display:grid;place-items:center;background:#ebf3f1;color:var(--teal);font-size:13px;font-weight:800;border-radius:50%}
.detail-block h3{margin:0;font-size:23px}
.detail-block p{margin-left:49px;color:var(--muted);font-size:14px;line-height:1.8}
.tick-list{margin:16px 0 22px 49px;padding:0;list-style:none;display:grid;gap:10px}
.tick-list li{font-size:13.5px;display:flex;gap:10px;align-items:flex-start}
.tick-list li:before{content:"✓";color:var(--teal);font-weight:800}
.detail-block .button{margin-left:49px}
/* business */
.business-section{background:var(--cream)}
.business-grid{display:grid;grid-template-columns:1fr .86fr 1fr;align-items:stretch;gap:15px}
.business-pane{padding:30px 27px;background:var(--white);min-width:0;min-height:510px;display:flex;flex-direction:column}
.business-pane-head{display:flex;justify-content:space-between;align-items:center;color:var(--teal);font-size:10px;font-weight:800;letter-spacing:.13em;margin-bottom:37px}
.business-pane-head span:last-child{font-size:18px}
.business-pane h3{font-size:clamp(23px,2vw,32px);line-height:1.23;max-width:280px;margin-bottom:20px}
.business-pane p{font-size:14px;color:var(--muted);line-height:1.75}
.small-list{list-style:none;padding:0;margin:5px 0 28px}
.small-list li{border-bottom:1px solid var(--line);padding:10px 0;font-size:13px;color:var(--ink)}
.small-list li:before{content:"—";color:var(--teal);padding-right:9px}
.business-links{margin-top:auto;display:grid;justify-items:start;gap:14px}
.business-pane-photo{position:relative;min-height:0;padding:0;overflow:hidden;background:#dce4e7}
.business-pane-photo img{height:100%;width:100%;object-fit:cover;object-position:center}
.business-image-caption{position:absolute;bottom:20px;left:18px;right:18px;background:rgba(20,40,63,.91);color:var(--white);font-size:12px;letter-spacing:.05em;padding:14px}
.business-pane-alt{background:#e9eeed}
/* property */
.industrial-section{background:var(--offwhite)}
.property-grid{display:grid;grid-template-columns:.92fr 1.08fr;gap:clamp(48px,8vw,120px);align-items:center}
.property-image-wrap{position:relative}
.property-image-wrap img{width:100%;height:580px;object-fit:cover;object-position:center}
.image-corner-label{position:absolute;right:-18px;bottom:30px;background:var(--bronze);color:var(--navy);padding:16px 23px;font-size:11px;letter-spacing:.16em;font-weight:800}
.image-corner-label span{padding-left:20px}
.property-copy h2{margin-bottom:26px}
.property-copy>p:not(.eyebrow){color:var(--muted);max-width:540px;font-size:15.5px;line-height:1.85}
.property-types{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border-top:1px solid #dfe6e9;margin:30px 0 23px}
.property-types span{min-height:56px;display:flex;align-items:center;padding:10px 9px 10px 0;border-bottom:1px solid #dfe6e9;font-size:13px;font-weight:650;color:var(--navy)}
.property-types span:before{content:"•";margin-right:11px;color:var(--teal);font-size:17px}
.property-copy .fine-brief{font-size:12px!important;color:var(--muted);line-height:1.75}
.actions-row{display:flex;align-items:center;flex-wrap:wrap;gap:22px;margin-top:25px}
/* investments */
.investment-section{background:var(--navy);color:var(--white);padding-bottom:0}
.investment-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(55px,7vw,115px);align-items:center;padding-bottom:76px}
.investment-copy h2{color:var(--white);margin-bottom:25px}
.investment-copy h2 em{color:#d9bf96}
.investment-copy>.eyebrow{color:#c8b493}
.investment-copy>p:not(.eyebrow){color:#d6e0e7;max-width:570px;line-height:1.8}
.investment-metrics{display:grid;grid-template-columns:repeat(2,1fr);gap:0;margin:26px 0 31px;border-top:1px solid rgba(255,255,255,.19)}
.investment-metrics div{padding:18px 6px 18px 0;border-bottom:1px solid rgba(255,255,255,.19);display:grid;gap:6px}
.investment-metrics strong{font-size:18px;color:var(--white)}
.investment-metrics span{font-size:12px;color:#bfd0dc}
.investment-art{position:relative;min-width:0}
.investment-art img{width:100%;height:535px;object-fit:cover;object-position:center}
.investment-caption{position:absolute;bottom:0;left:0;right:0;padding:17px 24px;background:rgba(8,102,93,.94);font-size:12px;letter-spacing:.045em}
.investment-resources{display:flex;align-items:center;gap:28px;flex-wrap:wrap;border-top:1px solid rgba(255,255,255,.21);min-height:90px;padding:20px 0}
.investment-resources span{font-size:10px;color:#cfb994;letter-spacing:.15em;font-weight:800;margin-right:auto}
.investment-resources a{font-size:12px;color:#e5ebee;text-decoration:underline;text-underline-offset:5px;text-decoration-color:#8aa4af}
.investment-resources a:hover{color:#d9bf96}
/* land */
.land-section{background:var(--white)}
.land-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(52px,8vw,120px);align-items:center}
.land-image img{width:100%;height:470px;object-fit:cover;object-position:center}
.land-copy>p:not(.eyebrow){max-width:565px;color:var(--muted);font-size:15px;line-height:1.85;margin-top:24px}
.land-factors{display:grid;grid-template-columns:repeat(2,1fr);gap:9px;margin:30px 0}
.land-factors span{padding:12px 13px;border:1px solid var(--line);background:var(--offwhite);color:var(--navy);font-size:12px;font-weight:700}
/* process */
.process-section{background:#eff3f5}
.process-grid{display:grid;grid-template-columns:repeat(3,1fr);list-style:none;padding:0;margin:0;gap:1px;background:#d7e0e5;border:1px solid #d7e0e5}
.process-grid li{padding:32px 28px 33px;background:var(--white);min-height:230px}
.process-grid li>span{display:inline-block;color:var(--teal);border-bottom:2px solid var(--bronze);padding-bottom:9px;font-size:12px;font-weight:800;letter-spacing:.12em;margin-bottom:28px}
.process-grid h3{font-size:22px;margin-bottom:8px}
.process-grid p{font-size:13px;color:var(--muted);line-height:1.7;margin:0;max-width:240px}
/* resources */
.resources-section{background:var(--offwhite)}
.resource-columns{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}
.resource-col{padding:27px;border:1px solid #dce5e9;background:var(--white)}
.resource-col h3{font-size:20px;margin-bottom:25px}
.resource-col a{font-size:13px;font-weight:650;line-height:1.5;border-top:1px solid var(--line);padding:16px 0;display:flex;justify-content:space-between;align-items:center;gap:15px}
.resource-col a:hover{color:var(--teal)}
.resource-col a span{color:var(--teal);font-size:16px;flex-shrink:0}
/* about */
.about-section{background:var(--white)}
.about-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(55px,9vw,130px);align-items:center}
.about-copy>p:not(.eyebrow){font-size:15px;color:var(--muted);max-width:620px;line-height:1.85;margin-top:21px}
.identity-card{display:flex;align-items:center;gap:17px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:22px 0;margin:28px 0}
.identity-monogram{flex:0 0 55px;width:55px;height:55px;display:grid;place-items:center;background:var(--navy);color:#d9bf96;font:23px Georgia,serif}
.identity-card div{display:grid;gap:3px}
.identity-card strong{font-size:16px;color:var(--navy)}
.identity-card div span{font-size:12px;color:var(--muted)}
.about-visual{position:relative}
.about-visual img{width:100%;height:510px;object-fit:cover;object-position:center}
.about-image-note{position:absolute;bottom:-15px;left:-24px;background:var(--bronze);color:var(--navy);font-size:11px;letter-spacing:.14em;line-height:1.65;padding:18px 23px}
/* contact */
.contact-section{background:#edf2f3}
.contact-grid{display:grid;grid-template-columns:.83fr 1.17fr;align-items:start;gap:clamp(40px,7vw,105px)}
.contact-info{padding-top:27px}
.contact-info h2{margin-bottom:24px}
.contact-info>p:not(.eyebrow){font-size:15.5px;color:var(--muted);line-height:1.85}
.contact-methods{display:grid;margin-top:38px;border-top:1px solid #d4dee4}
.contact-methods a{display:flex;align-items:center;gap:15px;padding:18px 0;border-bottom:1px solid #d4dee4;min-width:0}
.method-icon{width:36px;height:36px;flex:0 0 36px;display:grid;place-items:center;background:var(--white);color:var(--teal);font-size:17px}
.contact-methods a>span:last-child{display:grid;gap:2px;min-width:0}
.contact-methods small{letter-spacing:.11em;font-size:10px;font-weight:800;color:#697b88}
.contact-methods strong{font-weight:700;color:var(--navy);font-size:17px;overflow-wrap:anywhere}
.contact-methods a:hover strong{color:var(--teal)}
.contact-mini{margin-top:30px;font-size:11px;color:var(--muted)}
.contact-mini span{color:var(--bronze);margin:0 5px}
.contact-form-panel{background:var(--white);padding:35px 38px 34px;box-shadow:0 12px 42px rgba(20,40,63,.055);border:1px solid #e1e9ec}
.form-head{display:flex;justify-content:space-between;gap:12px;color:var(--teal);letter-spacing:.15em;font-size:10px;font-weight:800;border-bottom:1px solid var(--line);padding-bottom:18px;margin-bottom:22px}
.form-head span:last-child{color:var(--muted)}
.contact-form-panel h3{font-size:29px;margin:0 0 7px}
.contact-form-panel>p{color:var(--muted);font-size:12px;margin-bottom:26px}
.required-star{color:var(--teal);font-weight:800}
.optional{font-size:10.5px;color:#748493;font-weight:500}
.field-row{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}
.field{margin-bottom:17px;min-width:0}
.field label{display:block;margin-bottom:6px;color:var(--navy);font-size:12px;font-weight:750}
.field input,.field textarea,.field select{display:block;width:100%;min-width:0;min-height:49px;background:#f9fbfc;color:var(--navy);border:1px solid #cfdae0;border-radius:4px;padding:12px 13px;font-size:16px;line-height:1.45;outline:none;transition:border-color .15s ease,background .15s ease}
.field input::placeholder,.field textarea::placeholder{color:#718596;opacity:1;font-size:13.5px}
.field input:focus,.field textarea:focus,.field select:focus{background:var(--white);border-color:var(--teal);box-shadow:0 0 0 3px rgba(8,102,93,.11)}
.field textarea{min-height:120px;resize:vertical}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='9' viewBox='0 0 14 9'%3E%3Cpath d='m1 1 6 6 6-6' stroke='%2308665D' fill='none' stroke-width='2'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 15px center;padding-right:37px}
.consent-label{display:flex;align-items:flex-start;gap:12px;font-size:12px;line-height:1.65;color:#566a79;margin:3px 0 23px;cursor:pointer}
.consent-label input{width:18px;height:18px;flex:0 0 18px;margin:1px 0 0;accent-color:var(--teal)}
.consent-label a{color:var(--teal);text-decoration:underline;text-underline-offset:3px}
.submit-button{width:100%;justify-content:space-between;min-height:55px;padding:14px 20px;font-size:14px}
.submit-button:disabled{cursor:progress;opacity:.66;transform:none}
.form-disclaimer{font-size:10.5px;color:#7d8d9b;margin:15px 0 0;line-height:1.7}
.form-error{padding:13px 16px;background:#fff1f1;border:1px solid #e1a5a5;color:#8a2929;font-size:13px;margin:0 0 18px;border-radius:4px}
#form-success{padding:26px;border:1px solid #9abeb8;background:#ecf7f4;border-radius:6px;color:var(--navy);margin:18px 0}
#form-success strong{font-size:20px}
#form-success p{font-size:14px;color:var(--ink);margin:8px 0 24px}
.form-honey{position:absolute!important;left:-10000px!important;top:auto!important;width:1px!important;height:1px!important;overflow:hidden!important}
/* footer */
.site-footer{background:var(--navy-deep);color:#dce5eb;padding:60px 0 24px}
.footer-upper{display:grid;grid-template-columns:1fr 1fr;gap:40px;padding-bottom:48px}
.footer-brand{color:var(--white);display:grid;justify-items:start;gap:1px;font-size:22px;letter-spacing:.08em;font-weight:850;line-height:1.2}
.footer-brand span{font-size:10px;color:#cdb184;letter-spacing:.26em}
.footer-upper>div>p{font:italic 20px Georgia,serif;color:#e1e8ef;margin:24px 0 8px}
.footer-brokerage{font-size:12px;color:#b0c0cb}
.footer-links{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.footer-links>div{display:grid;align-content:start;gap:10px}
.footer-links strong{letter-spacing:.14em;font-size:10px;color:#cdb184;margin-bottom:8px}
.footer-links a{font-size:12px;color:#d9e4e9}
.footer-links a:hover{color:#cdb184}
.footer-lower{border-top:1px solid rgba(255,255,255,.14);padding-top:22px;display:flex;align-items:flex-start;justify-content:space-between;gap:25px}
.footer-lower p{font-size:10.5px;color:#a6b8c4;line-height:1.7;margin:0;max-width:680px}
.footer-lower p:first-child{white-space:nowrap}
/* tablet & mobile */
@media (max-width:1100px){.desktop-nav{gap:15px}.desktop-nav a{font-size:12px}.header-cta{margin-left:0}.shell{width:min(var(--max),calc(100% - 54px))}.hero-grid{gap:36px}.hero-photo{height:510px}.hero h1{font-size:clamp(3.3rem,5.2vw,5.2rem)}.service-content{padding:20px}.business-grid{gap:10px}.business-pane{padding:24px 20px}.business-pane-photo{padding:0}.contact-form-panel{padding:28px}}
@media (max-width:860px){.header-inner{height:69px}.desktop-nav,.header-cta{display:none}.menu-toggle{display:flex;margin-left:auto;width:44px;height:44px;border:1px solid #cbd7dc;border-radius:4px;background:transparent;align-items:center;justify-content:center;flex-direction:column;gap:5px}.menu-toggle span{width:19px;height:2px;background:var(--navy);transition:transform .2s ease,opacity .2s ease}.menu-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}.menu-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}.menu-toggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}.mobile-nav:not([hidden]){display:grid;gap:0;padding:5px max(27px,calc((100vw - var(--max))/2)) 20px;background:var(--offwhite);border-top:1px solid var(--line);box-shadow:0 18px 30px rgba(20,40,63,.12);max-height:calc(100dvh - 68px);overflow-y:auto}.mobile-nav a{display:flex;justify-content:space-between;align-items:center;min-height:47px;padding:11px 0;font-size:14px;font-weight:700;border-bottom:1px solid var(--line)}.mobile-nav .mobile-contact{background:var(--teal);color:#fff;justify-content:space-between;border:0;padding:14px 16px;margin-top:15px;border-radius:4px}.hero-grid{grid-template-columns:1fr 1fr;gap:30px}.hero-photo{height:470px}.hero h1{font-size:clamp(2.8rem,5.8vw,4.3rem)}.hero-body{font-size:14px}.hero-lead{font-size:17px}.hero-actions{gap:8px}.hero-actions .button{padding:11px 13px;min-height:49px;font-size:12px}.service-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.chapter-grid{gap:42px}.business-grid{grid-template-columns:1fr 1fr}.business-pane-photo{display:none}.business-pane{min-height:0}.property-grid,.about-grid,.investment-grid,.land-grid{gap:40px}.contact-grid{grid-template-columns:1fr}.contact-info{padding-top:0}.contact-methods{grid-template-columns:repeat(3,1fr);gap:20px;border-top:1px solid #d4dee4}.contact-methods a{align-items:flex-start}.contact-methods strong{font-size:13px}.contact-form-panel{max-width:700px;width:100%}}
@media (max-width:640px){:root{--max:100%}.shell{width:calc(100% - 36px)}.section{padding:68px 0}.section-top{padding:34px 0 50px}.header-inner{height:65px}.brand-symbol{width:34px;height:34px;font-size:20px}.brand-words strong{font-size:15px}.brand-words>span{font-size:7px}.hero-grid,.intro-grid,.chapter-grid,.property-grid,.investment-grid,.land-grid,.about-grid{grid-template-columns:1fr}.hero-grid{gap:31px;min-height:0}.hero-copy{padding:7px 0 0}.hero .eyebrow{margin-bottom:19px;font-size:9px;letter-spacing:.12em;gap:7px}.hero h1{font-size:clamp(37px,10.4vw,52px);line-height:1.08;margin:0 0 17px;letter-spacing:-.055em}.hero-lead{font-size:17px;line-height:1.4;margin-bottom:13px}.hero-body{font-size:14px;line-height:1.7;margin-bottom:0}.hero-actions{display:grid;grid-template-columns:1fr 1fr;gap:9px;margin-top:23px}.hero-actions .button{font-size:12px;min-height:49px;padding:9px;gap:7px}.hero-footnote{margin-top:20px;font-size:10px}.hero-visual{padding-right:11px;padding-bottom:13px}.hero-photo{height:285px;object-position:center 35%}.photo-caption{bottom:12px;left:12px;right:12px;padding:9px 11px;font-size:8px;letter-spacing:.09em}.photo-caption span{font-size:16px}.hero-accent{height:33px;padding:0 14px;font-size:8px}.identity-band{padding:0}.band-grid{grid-template-columns:1fr;gap:0}.band-grid>div{padding:12px 0!important;border-right:0!important;border-bottom:1px solid rgba(255,255,255,.1);font-size:12px;gap:16px}.band-grid>div:last-child{border:0}.band-number{min-width:21px}.section-intro{margin-bottom:30px}.section-intro>p{margin-top:17px;font-size:14px;line-height:1.75}h2{font-size:clamp(31px,8.5vw,41px);line-height:1.14}h3{font-size:21px}.eyebrow{margin-bottom:16px}.service-grid{grid-template-columns:1fr;gap:16px}.service-photo-link{aspect-ratio:1.65}.service-content{padding:19px 19px 20px}.service-content h3{font-size:21px}.service-content p{font-size:13px;margin-bottom:20px}.service-actions{padding-top:13px}.chapter-label{margin-bottom:30px;display:block}.chapter-label>span:last-child{display:none}.chapter-heading h2{margin-bottom:13px}.chapter-lead{font-size:15px}.chapter-image{height:255px;width:100%;margin-top:19px}.chapter-grid{gap:15px}.detail-block{padding:25px 0}.detail-block p{margin-left:0}.tick-list{margin-left:0}.detail-block .button{margin-left:0}.business-grid{grid-template-columns:1fr;gap:13px}.business-pane{min-height:0;padding:25px 23px}.business-pane h3{max-width:none}.business-pane-photo{display:block;height:270px;order:1}.business-pane-alt{order:2}.business-pane-head{margin-bottom:23px}.business-links{margin-top:12px}.property-grid{gap:29px}.property-image-wrap img{height:280px}.image-corner-label{right:0;bottom:15px;font-size:9px;padding:10px}.property-copy>p:not(.eyebrow){font-size:14px}.property-types{margin-top:20px}.property-types span{font-size:12px;min-height:50px}.actions-row{gap:20px}.investment-grid{gap:31px;padding-bottom:34px}.investment-copy h2{margin-bottom:17px}.investment-copy>p:not(.eyebrow){font-size:14px}.investment-metrics{margin:20px 0 25px}.investment-art img{height:300px}.investment-resources{gap:17px;padding:21px 0}.investment-resources span{width:100%}.investment-resources a{font-size:12px}.land-grid{gap:27px}.land-image img{height:270px}.land-factors{margin:20px 0}.land-factors span{padding:12px 9px;font-size:11px}.process-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.process-grid li{min-height:175px;padding:21px 16px}.process-grid li>span{margin-bottom:17px}.process-grid h3{font-size:20px}.process-grid p{font-size:12px}.resource-columns{grid-template-columns:1fr;gap:14px}.resource-col{padding:23px}.about-grid{gap:30px}.about-copy>p:not(.eyebrow){font-size:14px}.about-visual img{height:290px}.about-image-note{left:0;bottom:0;font-size:9px}.contact-grid{gap:34px}.contact-info h2{margin-bottom:17px}.contact-info>p:not(.eyebrow){font-size:14px}.contact-methods{grid-template-columns:1fr;gap:0;margin-top:23px}.contact-methods a{align-items:center;padding:13px 0}.contact-methods strong{font-size:16px}.contact-mini{margin-top:20px;font-size:10px}.contact-form-panel{padding:23px 17px 25px}.form-head{font-size:9px;margin-bottom:20px}.contact-form-panel h3{font-size:25px}.field-row{grid-template-columns:1fr;gap:0}.field{margin-bottom:14px}.field input,.field select{min-height:51px}.footer-upper{grid-template-columns:1fr;gap:33px}.footer-links{grid-template-columns:1fr 1fr;gap:14px}.footer-lower{flex-direction:column;gap:11px}.site-footer{padding:46px 0 26px}}
@media (max-width:375px){.shell{width:calc(100% - 30px)}.hero-actions{grid-template-columns:1fr}.hero h1{font-size:clamp(36px,10.3vw,41px)}.hero-photo{height:250px}.property-types,.land-factors{grid-template-columns:1fr}.process-grid li{padding:19px 12px}.contact-form-panel{padding:20px 15px}.photo-caption{font-size:7px}.brand-words strong{font-size:14px}.brand-words>span{font-size:6.7px}}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{scroll-behavior:auto!important;transition:none!important;animation:none!important}}
@media print{.site-header,.hero-actions,.service-actions,.contact-section,.site-footer{display:none!important}.section{padding:30px 0}img{max-height:250px}.hero-grid,.chapter-grid,.property-grid,.investment-grid{display:block}}