:root{--green:#103f32;--green-2:#174d3d;--gold:#b49a6b;--ink:#20312c;--muted:#78827d;--cream:#f6f5f1;--line:#e6e8e3;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font:15px/1.65 var(--sans);-webkit-font-smoothing:antialiased}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.container{width:min(1180px,calc(100% - 64px));margin-inline:auto}.topbar{background:var(--green);color:#e6e9e2;font-size:11px;letter-spacing:.035em}.topbar-inner{height:36px;display:flex;align-items:center;justify-content:space-between}.topbar a{color:#d4c5a6}.site-header{height:88px;background:#fff;position:relative;z-index:10;border-bottom:1px solid rgba(20,50,40,.07)}.nav-wrap{height:100%;display:flex;align-items:center;justify-content:space-between}.brand img{width:152px;height:auto}.main-nav{display:flex;align-items:center;gap:38px;font-size:13px;color:#48534e}.main-nav>a:not(.button){height:88px;display:flex;align-items:center;position:relative}.main-nav>a.active:after,.main-nav>a:not(.button):hover:after{position:absolute;content:"";bottom:21px;height:2px;background:var(--gold);left:0;right:0}.main-nav .active{color:var(--green)}.button{border:0;display:inline-flex;align-items:center;justify-content:center;gap:27px;padding:15px 21px;background:var(--green);color:white;font-size:12px;font-weight:600;letter-spacing:.015em;transition:background .2s,transform .2s;cursor:pointer}.button:hover{background:var(--green-2);transform:translateY(-1px)}.button span{font-size:17px;line-height:1}.button-small{padding:11px 15px;gap:18px;font-size:11px}.button-gold{background:var(--gold);color:#182b25}.button-gold:hover{background:#c6ad7f}.menu-toggle{display:none}.hero{height:610px;min-height:540px;position:relative;display:flex;align-items:center;background:#243d34;overflow:hidden}.hero-image,.hero-shade{position:absolute;inset:0}.hero-image{background:url('../images/banner/banner.png') center 54%/cover}.hero-shade{background:linear-gradient(90deg,rgba(11,34,28,.83) 0%,rgba(12,37,29,.65) 43%,rgba(12,37,29,.06) 100%),linear-gradient(0deg,rgba(9,25,20,.22),transparent 45%)}.hero-content{position:relative;color:white;padding-bottom:14px}.eyebrow{display:block;color:#8c7551;font-size:10px;letter-spacing:.17em;font-weight:700;line-height:1.5}.eyebrow-light{color:#d1c1a0}.eyebrow i{display:inline-block;width:18px;height:1px;background:var(--gold);vertical-align:middle;margin-right:8px}.hero h1,.page-hero h1{font:500 clamp(45px,6.4vw,76px)/1.09 var(--serif);letter-spacing:-.035em;margin:23px 0 17px}.hero h1 em,.page-hero h1 em,.story-copy h2 em,.about-lead h2 em{color:#d2bf9c;font-weight:400}.hero-content>p,.page-hero p{font-size:15px;color:rgba(255,255,255,.82);max-width:430px;margin:0 0 29px}.hero-note{position:absolute;bottom:26px;right:max(32px,calc((100vw - 1180px)/2));display:flex;gap:19px;color:#ece6d9;font-size:9px;letter-spacing:.15em}.hero-note span+span{border-left:1px solid rgba(255,255,255,.4);padding-left:19px}.search-band{background:var(--cream);padding:39px 0}.search-inner{display:grid;grid-template-columns:1fr 2fr;align-items:center;gap:40px}.search-intro h2,.section-heading h2,.listing-top h2{font:500 28px/1.2 var(--serif);margin:7px 0 0;color:var(--green)}.search-form{display:grid;grid-template-columns:1fr 1fr auto;gap:12px;align-items:end}.search-form label,.filter-form select{display:flex;flex-direction:column;gap:3px;color:#747b75;font-size:10px;letter-spacing:.06em}.search-form select,.filter-form select{background:transparent;border:0;border-bottom:1px solid #c9cec7;border-radius:0;padding:8px 20px 9px 0;color:var(--ink);font-size:13px;letter-spacing:0;outline:none}.search-form .button{min-width:126px}.section{padding-top:92px;padding-bottom:96px}.section-heading{display:flex;align-items:end;justify-content:space-between;margin-bottom:30px}.section-heading h2{font-size:36px;margin-top:9px}.text-link{font-size:12px;font-weight:600;color:var(--green);border-bottom:1px solid var(--gold);padding-bottom:5px}.text-link span{color:var(--gold);font-size:16px;margin-left:10px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:25px}.property-card{min-width:0}.property-photo{height:250px;position:relative;display:block;overflow:hidden;background:#e6e7e1}.property-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.property-card:hover .property-photo img{transform:scale(1.04)}.tag{position:absolute;top:15px;left:15px;background:#fff;padding:6px 10px;color:var(--green);font-size:9px;font-weight:700;letter-spacing:.12em}.photo-arrow{position:absolute;right:14px;bottom:14px;width:34px;height:34px;background:white;color:var(--green);display:grid;place-items:center;font-size:17px;transition:background .2s,color .2s}.property-card:hover .photo-arrow{background:var(--green);color:white}.property-info{padding:16px 1px 0}.property-type{font-size:9px;letter-spacing:.15em;font-weight:700;color:#8c7551}.property-type span{color:#b5b9b3;margin:0 5px}.property-info h3{font:500 21px/1.3 var(--serif);margin:6px 0 13px;color:#253a32}.property-meta{display:flex;align-items:center;gap:13px;color:#828984;font-size:10px}.property-meta strong{margin-left:auto;color:var(--green);font-size:13px;white-space:nowrap}.story-band{background:var(--cream);padding:88px 0}.story-grid{display:grid;grid-template-columns:1.08fr .92fr;align-items:center;gap:9%}.story-image{height:440px;position:relative}.story-image img{width:100%;height:100%;object-fit:cover}.image-caption,.about-image-caption{position:absolute;bottom:0;left:0;background:var(--green);color:#e8e2d5;padding:12px 17px;font-size:9px;letter-spacing:.14em}.story-copy h2,.about-lead h2{font:500 clamp(35px,4vw,49px)/1.2 var(--serif);letter-spacing:-.02em;color:var(--green);margin:14px 0 19px}.story-copy h2 em,.about-lead h2 em{color:var(--gold)}.story-copy p{max-width:410px;color:#707a74;font-size:13px;margin-bottom:25px}.heading-note{margin:0;color:#7d8580;font-size:12px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.service-card{padding:27px 28px 26px;position:relative;min-height:220px;border-right:1px solid var(--line);transition:background .2s}.service-card:first-child{padding-left:0}.service-card:last-child{border-right:0}.service-card:hover{background:#fafaf8}.service-icon{font:32px var(--serif);color:var(--gold)}.service-num{position:absolute;right:23px;top:31px;color:#aeb4ae;font-size:10px;letter-spacing:.12em}.service-card h3{font:500 22px var(--serif);color:var(--green);margin:13px 0 4px}.service-card p{font-size:12px;color:#7a837e;margin:0 0 16px}.service-link{font-size:10px;color:#8b744e;font-weight:700}.footer-cta{background:var(--green);color:white;padding:54px 0}.footer-cta-inner{display:flex;align-items:center;justify-content:space-between}.footer-cta h2{font:500 36px/1.2 var(--serif);margin:11px 0 0}.footer-cta .button{min-width:190px}.site-footer{background:#f8f8f5}.footer-grid{padding-top:50px;padding-bottom:45px;display:grid;grid-template-columns:1.7fr 1fr 1fr 1.2fr;gap:35px}.footer-brand img{width:145px}.footer-brand p{max-width:245px;color:#7b837e;font-size:11px;margin-top:13px}.footer-grid h3{font-size:11px;color:var(--green);margin:6px 0 13px}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;align-items:flex-start}.footer-grid a,.footer-grid p{font-size:11px;color:#747d77;margin:0 0 8px}.footer-grid a:hover{color:var(--gold)}.footer-bottom{border-top:1px solid var(--line);padding-top:14px;padding-bottom:16px;display:flex;justify-content:space-between;color:#919892;font-size:9px}.page-hero{background:linear-gradient(90deg,rgba(11,36,29,.87),rgba(13,40,31,.48)),url('https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=2000&q=85') center 53%/cover;min-height:340px;display:flex;align-items:center;color:white}.page-hero h1{font-size:58px;margin:12px 0}.page-hero p{margin:0}.listing-section{padding-top:70px}.listing-top{display:flex;align-items:end;justify-content:space-between;margin-bottom:29px;gap:20px}.listing-top h2{font-size:31px}.filter-form{display:flex;align-items:end;gap:12px}.filter-form select{min-width:150px}.listing-grid{row-gap:42px}.listing-contact{margin-top:46px;padding:23px 0;border-top:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;color:#747d77;font-size:12px}.about-hero{background-image:linear-gradient(90deg,rgba(11,36,29,.9),rgba(13,40,31,.52)),url('https://images.unsplash.com/photo-1600047509807-ba8f99d2cdde?auto=format&fit=crop&w=2000&q=85')}.about-intro{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:start}.about-lead h2{font-size:40px}.about-body{padding-top:26px}.about-body p{color:#737c76;font-size:13px}.about-body .large-copy{font:400 19px/1.65 var(--serif);color:var(--green);margin:0 0 15px}.about-body .text-link{display:inline-block;margin-top:16px}.about-image-band{height:420px;position:relative}.about-image-band>img{width:100%;height:100%;object-fit:cover;object-position:center 55%}.values-section{padding-top:75px;padding-bottom:85px}.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;border-top:1px solid var(--line);padding-top:25px}.values-grid article>span{font-size:10px;letter-spacing:.13em;color:var(--gold)}.values-grid h3{font:500 21px var(--serif);color:var(--green);margin:10px 0 4px}.values-grid p{font-size:12px;color:#7b837e;max-width:280px;margin:0}.contact-hero{background-image:linear-gradient(90deg,rgba(11,36,29,.9),rgba(13,40,31,.55)),url('https://images.unsplash.com/photo-1600566753086-00f18fb6b3ea?auto=format&fit=crop&w=2000&q=85')}.contact-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:10%;align-items:start;padding-top:73px;padding-bottom:95px}.contact-details{padding-top:14px}.contact-details h2{font:500 39px/1.2 var(--serif);color:var(--green);margin:11px 0}.contact-details>p{font-size:13px;color:#747d77;max-width:370px;margin-bottom:28px}.contact-method{display:flex;align-items:center;gap:15px;padding:13px 0;border-top:1px solid var(--line)}.contact-icon{width:35px;height:35px;border:1px solid #e2e4de;color:var(--gold);display:grid;place-items:center}.contact-method div{display:flex;flex-direction:column}.contact-method small{font-size:8px;letter-spacing:.15em;color:#8a918c}.contact-method a,.contact-method div>span{font-size:13px;color:var(--green);font-weight:600}.contact-form-card{background:#f7f7f4;padding:30px 34px}.contact-form-card h3{font:500 25px var(--serif);color:var(--green);margin:0}.contact-form-card>p{font-size:11px;color:#7b837e;margin:3px 0 20px}.contact-form-card form{display:flex;flex-direction:column;gap:13px}.contact-form-card label{display:flex;flex-direction:column;gap:4px;color:#5f6963;font-size:10px;font-weight:600}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.contact-form-card input,.contact-form-card select,.contact-form-card textarea{width:100%;background:#fff;border:1px solid #e6e8e3;padding:11px 12px;color:var(--ink);font-size:11px;outline:none;resize:vertical}.contact-form-card input:focus,.contact-form-card select:focus,.contact-form-card textarea:focus{border-color:var(--gold)}.contact-form-card .button{align-self:flex-start;margin-top:3px}.form-note{font-size:10px;color:#758079}.form-note.success{color:var(--green)}
@media(max-width:900px){.container{width:min(100% - 44px,720px)}.site-header{height:76px}.brand img{width:135px}.main-nav{gap:22px}.main-nav>a:not(.button){height:76px;font-size:12px}.main-nav>a.active:after,.main-nav>a:not(.button):hover:after{bottom:16px}.nav-cta{padding:10px 12px}.hero{height:560px}.search-inner{grid-template-columns:1fr;gap:20px}.search-form{grid-template-columns:1fr 1fr auto}.property-grid{gap:17px}.property-photo{height:205px}.property-meta{gap:8px;flex-wrap:wrap}.property-meta strong{font-size:12px}.story-grid{gap:6%}.story-image{height:380px}.story-copy h2{font-size:38px}.footer-grid{grid-template-columns:1.5fr 1fr 1fr;row-gap:28px}.footer-brand{grid-row:span 2}.contact-layout{gap:6%}}
@media(max-width:640px){.container{width:calc(100% - 40px)}.topbar-inner{height:32px;justify-content:center}.topbar-inner>span{display:none}.topbar{font-size:10px}.site-header{height:70px}.brand img{width:127px}.menu-toggle{display:flex;width:42px;height:42px;align-items:center;justify-content:center;flex-direction:column;gap:6px;border:1px solid var(--line);background:white}.menu-toggle span{display:block;width:17px;height:1px;background:var(--green);transition:transform .2s}.menu-toggle[aria-expanded="true"] span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded="true"] span:last-child{transform:translateY(-3.5px) rotate(-45deg)}.main-nav{display:none;position:absolute;top:70px;left:0;right:0;background:#fff;box-shadow:0 15px 20px rgba(20,45,35,.1);padding:8px 20px 20px;align-items:stretch;gap:0;flex-direction:column}.main-nav.open{display:flex}.main-nav>a:not(.button){height:auto;padding:13px 0;border-bottom:1px solid #f0f0ed}.main-nav>a.active:after,.main-nav>a:not(.button):hover:after{display:none}.main-nav .nav-cta{margin-top:14px;align-self:flex-start}.hero{height:590px;min-height:0;align-items:center}.hero-image{background-position:59% center}.hero-shade{background:linear-gradient(90deg,rgba(11,34,28,.78),rgba(12,37,29,.28)),linear-gradient(0deg,rgba(9,25,20,.28),transparent 50%)}.hero h1{font-size:49px;margin:19px 0 15px}.hero-content>p{font-size:13px;max-width:330px}.hero-note{right:20px;bottom:18px;font-size:8px}.search-band{padding:28px 0}.search-intro h2{font-size:25px}.search-form{grid-template-columns:1fr 1fr;gap:12px 18px}.search-form .button{grid-column:span 2}.section{padding-top:62px;padding-bottom:66px}.section-heading{align-items:flex-start;gap:14px;flex-direction:column;margin-bottom:22px}.section-heading h2{font-size:31px}.text-link{font-size:11px}.property-grid{grid-template-columns:1fr;gap:27px}.property-photo{height:250px}.property-info h3{font-size:20px}.property-meta{flex-wrap:nowrap}.property-meta strong{font-size:13px}.story-band{padding:56px 0}.story-grid{grid-template-columns:1fr;gap:30px}.story-image{height:310px}.story-copy h2{font-size:39px}.heading-note{font-size:11px}.service-grid{grid-template-columns:1fr}.service-card,.service-card:first-child{min-height:0;padding:21px 3px;border-right:0;border-bottom:1px solid var(--line)}.service-card:last-child{border-bottom:0}.service-card h3{margin-top:6px}.service-card p{margin-bottom:8px}.service-num{right:4px;top:25px}.footer-cta{padding:40px 0}.footer-cta-inner{align-items:flex-start;gap:22px;flex-direction:column}.footer-cta h2{font-size:32px}.footer-cta .button{min-width:175px}.footer-grid{grid-template-columns:1fr 1fr;gap:24px 17px;padding-top:35px;padding-bottom:28px}.footer-brand{grid-column:span 2;grid-row:auto}.footer-brand p{max-width:280px}.footer-grid h3{margin-bottom:9px}.footer-bottom{gap:8px;flex-direction:column;font-size:9px}.page-hero{min-height:300px;background-position:59% center}.page-hero h1{font-size:47px;margin:11px 0}.page-hero p{font-size:12px;max-width:340px}.listing-section{padding-top:48px}.listing-top{align-items:flex-start;flex-direction:column;margin-bottom:20px}.listing-top h2{font-size:27px}.filter-form{width:100%;gap:8px}.filter-form select{min-width:0;width:100%;font-size:10px}.filter-form .button{flex-shrink:0;padding:10px}.listing-grid{row-gap:27px}.listing-contact{align-items:flex-start;gap:10px;flex-direction:column}.about-intro{grid-template-columns:1fr;gap:0;padding-top:56px}.about-lead h2{font-size:35px}.about-body{padding-top:0}.about-body .large-copy{font-size:17px}.about-image-band{height:300px}.values-section{padding-top:55px;padding-bottom:60px}.values-grid{grid-template-columns:1fr;gap:21px}.contact-layout{grid-template-columns:1fr;gap:36px;padding-top:53px;padding-bottom:65px}.contact-details h2{font-size:35px}.contact-form-card{padding:23px 19px}.form-row{grid-template-columns:1fr;gap:13px}}

/* Keep paragraph copy comfortably readable on desktop and mobile. */
body p, body .hero-content>p, body .page-hero p, body .story-copy p,
body .footer-brand p, body .footer-grid p, body .heading-note,
body .service-card p, body .values-grid p, body .contact-details>p,
body .contact-form-card>p, body .about-body p {
  font-size: 16px;
  line-height: 1.7;
}

/* Keep the square JPG logo within the header height. */
.brand img { width: 88px; height: 88px; object-fit: contain; }
@media (max-width: 900px) { .brand img { width: 76px; height: 76px; } }
@media (max-width: 640px) { .brand img { width: 70px; height: 70px; } }

.location-section { background: var(--cream); padding: 78px 0 90px; }
.location-heading { display: flex; align-items: end; justify-content: space-between; gap: 40px; margin-bottom: 30px; }
.location-heading h2 { font: 500 clamp(34px, 4vw, 46px)/1.15 var(--serif); color: var(--green); margin: 12px 0 0; }
.location-heading h2 em { color: var(--gold); font-weight: 400; }
.location-intro { max-width: 390px; }
.location-intro p { color: #707a74; font-size: 14px; margin: 0 0 17px; }
.location-card { background: #fff; border: 1px solid #e6e8e3; box-shadow: 0 18px 50px rgba(16,63,50,.08); }
.location-label { display: flex; align-items: center; gap: 14px; padding: 17px 22px; }
.location-pin { width: 38px; height: 38px; display: grid; place-items: center; background: var(--green); color: #e8dfcc; font-size: 20px; }
.location-label>div { display: flex; flex-direction: column; }
.location-label strong { color: var(--green); font: 500 18px var(--serif); }
.location-label>div span { color: #818982; font-size: 11px; }
.location-open { margin-left: auto; color: #8c7551; font-size: 9px; font-weight: 700; letter-spacing: .1em; }
.location-map { height: 420px; overflow: hidden; background: #e5e8e2; }
.location-map iframe { width: 100%; height: 100%; border: 0; display: block; filter: saturate(.78); }
@media (max-width: 640px) { .location-section { padding: 55px 0 62px; } .location-heading { align-items: flex-start; flex-direction: column; gap: 14px; margin-bottom: 22px; } .location-label { padding: 13px; gap: 10px; } .location-label strong { font-size: 15px; } .location-open { font-size: 8px; } .location-map { height: 330px; } }