:root {
  --ink: #211416;
  --muted: #66585b;
  --maroon: #8f1f32;
  --maroon-deep: #4d0d18;
  --maroon-dark: #25070d;
  --red: #b43b44;
  --gold: #b88a52;
  --stone: #f5efec;
  --blush: #fbf7f5;
  --paper: #ffffff;
  --line: rgba(77, 13, 24, 0.14);
  --shadow: 0 28px 80px rgba(77, 13, 24, 0.22);
  --radius: 8px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; text-size-adjust: 100%; }
body {
  margin: 0;
  min-width: 320px;
  overflow-x: hidden;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--paper);
  letter-spacing: 0;
}
a { color: inherit; }
img { display: block; width: 100%; height: 100%; object-fit: cover; }
figure { margin: 0; }
.skip-link { position: absolute; left: 1rem; top: -4rem; z-index: 100; background: var(--maroon-dark); color: white; padding: .75rem 1rem; }
.skip-link:focus { top: 1rem; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  min-height: 68px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.2rem;
  padding: 0 clamp(1rem, 4vw, 4rem);
  background: rgba(255, 255, 255, 0.97);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(18px);
}
.brand {
  display: inline-flex;
  align-items: center;
  gap: .42rem;
  color: var(--maroon-deep);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.35rem, 2vw, 1.75rem);
  line-height: 1;
  text-decoration: none;
  white-space: nowrap;
}
.logo-brand {
  height: 52px;
  width: 162px;
}
.logo-brand img {
  width: 100%;
  height: 100%;
  object-fit: contain;
}
.brand-sub { color: var(--gold); }
.brand-inc { color: var(--maroon-deep); }
.site-nav { display: flex; align-items: center; gap: .35rem; font-size: .86rem; color: var(--muted); }
.site-nav a {
  min-height: 38px;
  display: inline-flex;
  align-items: center;
  padding: 0 .78rem;
  border: 1px solid transparent;
  border-radius: 999px;
  text-decoration: none;
  white-space: nowrap;
}
.site-nav a.active, .site-nav a:hover {
  color: var(--maroon);
  border-color: rgba(184, 138, 82, .42);
  background: var(--blush);
}
.menu-toggle { display: none; width: 46px; height: 46px; border: 1px solid var(--line); background: white; border-radius: 50%; }
.menu-toggle span { display: block; width: 18px; height: 2px; margin: 4px auto; background: var(--maroon-deep); }

.page { display: none; scroll-margin-top: 96px; }
.page.active { display: block; }

.hero {
  min-height: calc(100vh - 68px);
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr);
  align-items: start;
  background: linear-gradient(90deg, var(--stone) 0 57%, var(--maroon-deep) 57% 100%);
}
.hero-copy {
  display: flex;
  flex-direction: column;
  justify-content: flex-start;
  max-width: 680px;
  padding: clamp(3.2rem, 5.8vw, 5.8rem) 0 clamp(3rem, 6vw, 6rem) 5vw;
}
.hero-media {
  align-self: start;
  height: min(66vh, 660px);
  min-height: 400px;
  margin: clamp(3rem, 5.5vw, 5rem) 5vw 0 0;
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
}
h1, h2, h3, p { margin-top: 0; }
h1 {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3rem, 7vw, 7.4rem);
  line-height: .9;
  font-weight: 500;
  margin-bottom: 1.5rem;
}
h2 {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2rem, 4vw, 4.2rem);
  line-height: 1;
  font-weight: 500;
  margin-bottom: 1rem;
}
h3 { font-size: 1.25rem; margin-bottom: .65rem; }
p { color: var(--muted); line-height: 1.75; }
.hero-copy p, .page-hero p { font-size: clamp(1.05rem, 1.75vw, 1.35rem); line-height: 1.6; max-width: 640px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .85rem; margin-top: 2rem; }
.button {
  min-height: 50px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0 1.25rem;
  border-radius: 999px;
  border: 1px solid transparent;
  font-weight: 800;
  text-decoration: none;
}
.button.primary { background: var(--maroon); color: white; box-shadow: 0 14px 28px rgba(143, 31, 50, .25); }
.button.ghost { background: rgba(255,255,255,.7); border-color: rgba(143,31,50,.28); color: var(--maroon); }
.button.dark { background: var(--maroon-deep); color: white; }
.button:hover { transform: translateY(-1px); }
.reg { font-size: .28em; line-height: 0; vertical-align: super; margin-left: .04em; }

.overview-panel,
.feature-split,
.home-properties,
.proof-strip,
.dual-callout,
.contact-panel,
.page-hero,
.editorial-grid,
.mission-band,
.values-grid,
.property-feature,
.current-property-grid,
.property-detail-strip,
.property-list,
.legacy-note,
.contact-grid {
  width: min(1160px, calc(100% - clamp(2rem, 8vw, 8rem)));
  margin-inline: auto;
}

.section-label {
  margin-bottom: .85rem;
  color: var(--gold);
  font-size: .75rem;
  font-weight: 900;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.overview-panel {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(280px, .85fr);
  gap: clamp(3rem, 7vw, 7rem);
  align-items: center;
  padding: clamp(3.4rem, 6vw, 4.6rem) 0;
  border-bottom: 1px solid var(--line);
}
.overview-panel h2 {
  max-width: 760px;
  font-size: clamp(2.8rem, 5.2vw, 5.7rem);
  line-height: .92;
  text-wrap: balance;
}
.overview-panel > p {
  max-width: 650px;
  padding-top: clamp(1.5rem, 3vw, 3rem);
  align-self: center;
}
.experience-strip {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: center;
  gap: .75rem 1.4rem;
  padding: 1rem 5vw;
  background: var(--blush);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  color: var(--maroon-dark);
}
.experience-strip span {
  margin: 0;
  color: var(--muted);
  font-size: .74rem;
  font-weight: 900;
  letter-spacing: .14em;
  line-height: 1.3;
  text-transform: uppercase;
}
.experience-strip strong {
  display: block;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1rem, 1.4vw, 1.18rem);
  line-height: 1.1;
}
.experience-strip .reg { font-size: .5em; }

.feature-split,
.editorial-grid,
.property-feature {
  display: grid;
  grid-template-columns: 1.05fr .95fr;
  gap: clamp(2rem, 5vw, 3.5rem);
  align-items: center;
  padding: clamp(4.5rem, 7vw, 5.5rem) 0;
}
.home-properties {
  display: grid;
  grid-template-columns: .82fr 1.18fr;
  gap: clamp(2rem, 5vw, 3.5rem);
  align-items: center;
  padding: clamp(4.5rem, 7vw, 5.5rem) 0;
}
.home-properties-copy {
  max-width: 520px;
}
.home-property-cards {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}
.home-property-cards article {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: white;
  box-shadow: 0 18px 44px rgba(77, 13, 24, .09);
}
.home-property-cards img { height: clamp(230px, 26vw, 310px); }
.home-property-cards div { padding: 1.15rem; }
.home-property-cards strong {
  display: block;
  margin-bottom: .35rem;
  color: var(--ink);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.1rem, 1.7vw, 1.45rem);
  line-height: 1.12;
}
.home-property-cards span {
  color: var(--muted);
  font-size: .92rem;
}
.feature-split figure,
.editorial-grid figure {
  height: clamp(360px, 48vw, 560px);
  margin: 0;
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: 0 18px 44px rgba(77, 13, 24, .12);
}
.text-link {
  display: inline-flex;
  margin-top: 1rem;
  color: var(--maroon);
  font-weight: 850;
  text-decoration-thickness: 2px;
  text-underline-offset: 5px;
}
.proof-strip {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  margin-bottom: 5rem;
  background: var(--line);
}
.proof-strip article {
  min-height: 118px;
  padding: 1.5rem;
  background: white;
}
.proof-strip span {
  display: block;
  margin-bottom: .75rem;
  color: var(--muted);
  font-size: .76rem;
  font-weight: 900;
  letter-spacing: .12em;
  text-transform: uppercase;
}
.proof-strip strong {
  display: block;
  color: var(--maroon-dark);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.2rem, 2vw, 1.7rem);
  line-height: 1.15;
}
.dual-callout {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  margin-bottom: 5rem;
  background: var(--line);
}
.dual-callout article {
  background: var(--blush);
  padding: clamp(1.6rem, 4vw, 3rem);
}
.contact-panel {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  margin-bottom: 6rem;
  padding: 3rem;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--maroon-deep);
  color: white;
}
.contact-panel h2 { margin-bottom: .5rem; }
.contact-panel p { color: rgba(255,255,255,.72); margin-bottom: 0; }
.contact-panel .button { background: white; color: var(--maroon-deep); }

.page-hero {
  padding: clamp(4rem, 6vw, 5.2rem) 0 2.6rem;
}
.page-hero.two-column {
  display: grid;
  grid-template-columns: minmax(280px, .95fr) minmax(0, .9fr);
  gap: clamp(2rem, 5vw, 3.4rem);
  align-items: start;
}
.page-hero h1 { font-size: clamp(2.6rem, 5vw, 5.6rem); }
.page-hero.two-column > p { padding-top: clamp(1.8rem, 3.8vw, 3.6rem); }
.mission-band,
.values-grid,
.contact-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  margin-bottom: 5rem;
  background: var(--line);
}
.mission-band { grid-template-columns: 1fr 1fr; }
.contact-grid { grid-template-columns: repeat(3, 1fr); }
.mission-band article,
.values-grid article,
.contact-grid article {
  min-height: 225px;
  padding: 2rem;
  background: white;
}
.mission-band article { background: var(--rose-stone, var(--stone)); }
.property-feature img {
  height: clamp(340px, 44vw, 520px);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.current-property-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  padding-bottom: 2rem;
}
.current-property-grid article {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: white;
  box-shadow: 0 18px 44px rgba(77, 13, 24, .08);
}
.current-property-grid img { height: clamp(260px, 32vw, 360px); }
.current-property-grid div { padding: clamp(1.4rem, 3vw, 2rem); }
.current-property-grid h2 { font-size: clamp(2rem, 3vw, 3.1rem); }
.property-detail-strip {
  display: grid;
  grid-template-columns: 1.1fr repeat(3, 1fr);
  gap: 1rem;
  align-items: stretch;
  padding-bottom: 6rem;
}
.property-detail-strip + .property-detail-strip {
  margin-top: -3rem;
}
.property-detail-strip > div {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 2rem;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--blush);
}
.property-detail-strip h2 { font-size: clamp(1.8rem, 2.5vw, 2.8rem); }
.property-detail-strip article {
  position: relative;
  min-height: 230px;
  overflow: hidden;
  border-radius: var(--radius);
  background: var(--maroon-dark);
}
.property-detail-strip img {
  height: 100%;
  opacity: .86;
}
.property-detail-strip span {
  position: absolute;
  left: 1rem;
  bottom: 1rem;
  padding: .45rem .65rem;
  border-radius: 999px;
  background: rgba(255,255,255,.9);
  color: var(--maroon-dark);
  font-size: .82rem;
  font-weight: 850;
}
.meta { color: var(--maroon); font-weight: 850; }
.legacy-note {
  margin-bottom: 2rem;
  padding: 1.25rem 1.5rem;
  border-left: 4px solid var(--gold);
  background: var(--blush);
}
.legacy-note p { margin: 0; }
.property-list {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
  padding-bottom: 6rem;
}
.property-list.expanded {
  grid-template-columns: repeat(4, 1fr);
}
.property-list article {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--blush);
}
.property-list img { height: clamp(200px, 24vw, 220px); }
.property-list div { padding: 1.25rem; }
.property-list.expanded h3 { font-size: 1.05rem; line-height: 1.2; }
.property-list.expanded p { font-size: .92rem; line-height: 1.45; }
.contact-grid a { color: var(--maroon); font-weight: 850; }

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 2rem;
  padding: 3rem 5vw;
  background: var(--maroon-dark);
  color: white;
}
.footer-logo {
  width: 132px;
  height: auto;
  margin-bottom: 1rem;
  padding: .35rem;
  border-radius: var(--radius);
  background: rgba(255,255,255,.92);
}
.site-footer p { color: rgba(255,255,255,.66); margin-bottom: 0; }
.site-footer nav { display: flex; flex-wrap: wrap; gap: 1rem; align-items: center; }
.site-footer a { color: rgba(255,255,255,.78); text-decoration: none; }

@media (max-width: 1100px) {
  .site-nav { gap: .75rem; font-size: .8rem; }
}

@media (max-width: 1180px) {
  .overview-panel {
    grid-template-columns: minmax(0, 1.08fr) minmax(280px, .92fr);
    gap: clamp(2.5rem, 5vw, 4.5rem);
  }

  .property-list,
  .property-list.expanded {
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }

  .property-detail-strip {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 1024px) {
  .overview-panel {
    grid-template-columns: minmax(0, 1.1fr) minmax(260px, .9fr);
  }

  .overview-panel h2 {
    font-size: clamp(2.8rem, 6vw, 4.8rem);
  }

  .home-property-cards,
  .current-property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .values-grid,
  .contact-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 920px) {
  .overview-panel {
    grid-template-columns: 1fr;
    gap: 1.5rem;
    align-items: start;
  }
  .overview-panel h2 { max-width: 12ch; }
  .overview-panel > p { max-width: 680px; padding-top: 0; }
  .site-header { padding: 0 1rem; }
  .menu-toggle { display: block; }
  .site-nav {
    position: absolute;
    left: 0;
    right: 0;
    top: 68px;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: .75rem 1rem 1rem;
    border-bottom: 1px solid var(--line);
    background: white;
  }
  .site-nav.open { display: flex; }
  .site-nav a { min-height: 52px; }
  .hero {
    min-height: auto;
    grid-template-columns: 1fr;
    background: var(--stone);
  }
  .hero-copy { padding: 2.25rem 5vw 4rem; }
  .hero-media { order: -1; height: 44vh; min-height: clamp(240px, 30vw, 300px); margin: 1.4rem 5vw 0; }
  h1 { font-size: clamp(3rem, 15vw, 5.2rem); }
  .overview-panel,
  .home-properties,
  .feature-split,
  .proof-strip,
  .editorial-grid,
  .property-feature,
  .current-property-grid,
  .property-detail-strip,
  .page-hero.two-column,
  .dual-callout,
  .mission-band,
  .values-grid,
  .contact-grid,
  .property-list {
    grid-template-columns: 1fr;
  }
  .property-list,
  .property-list.expanded { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .feature-split,
  .home-properties,
  .editorial-grid,
  .property-feature { gap: 2rem; padding: 4rem 0; }
  .home-property-cards { grid-template-columns: 1fr; }
  .home-property-cards img { height: clamp(220px, 36vw, 280px); }
  .feature-split figure,
  .editorial-grid figure,
  .property-feature img { height: clamp(260px, 32vw, 360px); }
  .current-property-grid { padding-bottom: 1rem; }
  .current-property-grid img { height: clamp(240px, 30vw, 300px); }
  .property-detail-strip { padding-bottom: 4rem; }
  .property-detail-strip + .property-detail-strip { margin-top: -2rem; }
  .property-detail-strip > div { padding: 1.5rem; }
  .property-detail-strip article { min-height: clamp(200px, 24vw, 220px); }
  .experience-strip { justify-content: flex-start; }
  .contact-panel,
  .site-footer { flex-direction: column; align-items: flex-start; }
}
@media (max-width: 520px) {
  .overview-panel,
  .feature-split,
  .home-properties,
  .editorial-grid,
  .property-feature,
  .page-hero.two-column { gap: 1.5rem; }
  .home-property-cards,
  .current-property-grid,
  .property-list,
  .property-list.expanded,
  .values-grid,
  .contact-grid,
  .mission-band,
  .proof-strip,
  .dual-callout,
  .property-detail-strip { grid-template-columns: 1fr; }
  .brand { font-size: 1.2rem; }
  .logo-brand { width: 138px; height: 48px; }
  .hero-actions, .button { width: 100%; }
  .button { padding: 0 1rem; }
  .page-hero { padding: 3.1rem 0 2rem; }
  .page-hero.two-column > p { padding-top: 0; }
  .overview-panel { padding: 3.1rem 0; }
  .overview-panel > p { padding-top: 0; }
  .property-list img { height: clamp(185px, 48vw, 200px); }
  .home-property-cards img { height: clamp(200px, 24vw, 220px); }
  .current-property-grid img { height: clamp(210px, 52vw, 240px); }
  .property-detail-strip article { min-height: 190px; }
  .property-list.expanded { grid-template-columns: 1fr; }
  .hero-media { min-height: clamp(220px, 36vw, 280px); }