:root{--paper:#f4f1ec;--paper-deep:#eae6df;--ink:#171817;--muted:#777772;--line:#d7d3cc;--sage:#999d95;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:92px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:14px;-webkit-font-smoothing:antialiased}button,a{font:inherit}a{color:inherit;text-decoration:none}button{color:inherit}.site-header{position:absolute;z-index:20;top:0;left:0;width:100%;height:74px;padding:0 6.3%;display:flex;align-items:center;justify-content:space-between;background:rgba(248,247,244,.91);backdrop-filter:blur(14px);transition:background .3s,box-shadow .3s}.site-header.is-scrolled{position:fixed;background:rgba(247,245,240,.96);box-shadow:0 3px 22px #17181714}.brand{display:flex;align-items:center;gap:15px;flex-shrink:0}.brand-name{font:400 37px/.9 var(--serif);letter-spacing:-2px}.brand-caption{padding-left:15px;border-left:1px 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#ffffff80;padding-right:22px}.scroll-cue{position:absolute;bottom:0;left:50%;display:flex;flex-direction:column;align-items:center;gap:9px;color:white;font-size:7px;letter-spacing:2px}.scroll-cue i{height:31px;width:1px;background:#ffffffa6}@keyframes heroIn{from{transform:scale(1.07);opacity:.6}to{transform:scale(1.015);opacity:1}}.service-shortcuts{min-height:98px;padding:13px 6.3%;display:grid;grid-template-columns:repeat(6,1fr) 1.05fr;align-items:center;background:#f5f2ed;border-bottom:1px solid #e4e0d9}.service-shortcuts>a{height:54px;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:6px;text-align:center;border-right:1px solid var(--line);font-size:10px;line-height:1.25;transition:color .2s,transform .2s}.service-shortcuts>a:hover{color:#81857d;transform:translateY(-2px)}.service-shortcuts 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#15151518}.property-card[hidden]{display:none}.property-image{display:block;height:178px;position:relative;overflow:hidden;background:#d7d6d0}.property-image img{height:100%;width:100%;object-fit:cover;display:block;transition:transform .55s}.property-card:hover .property-image img{transform:scale(1.045)}.property-image i{font-style:normal;position:absolute;right:12px;bottom:12px;width:29px;height:29px;border-radius:50%;display:grid;place-items:center;background:#f8f6f0;color:#171817;font-size:14px}.property-meta{display:flex;justify-content:space-between;padding:13px 13px 7px;font-size:8px;letter-spacing:1.2px;color:#77786f}.property-meta span{font-size:7px;letter-spacing:.9px;color:#99998f}.property-name{display:block;padding:0 13px 5px;font:400 19px var(--serif)}.property-specs{display:block;padding:0 13px 15px;color:#6c6d67;font-size:9px}.property-specs i{font-style:normal;color:#aaa;margin:0 4px}.concept-note{font-size:9px;color:#898981;margin:16px 0 0}.story-banner{height:325px;position:relative;overflow:hidden;color:#fff;display:flex;align-items:center;padding:0 6.3%}.story-banner>img,.story-shade{position:absolute;inset:0;width:100%;height:100%}.story-banner>img{object-fit:cover;object-position:center 53%;filter:grayscale(.65)}.story-shade{background:linear-gradient(90deg,#171917ce 0%,#171917a8 44%,#17191742 100%)}.story-copy{position:relative;max-width:455px;z-index:1}.story-copy .eyebrow{margin-bottom:13px}.story-copy h2{font-size:39px;margin-bottom:10px}.story-copy>p:not(.eyebrow){font-size:11px;line-height:1.55;color:#efeee9;margin:0 0 15px}.story-stats{position:relative;z-index:1;margin-left:auto;display:flex;align-items:center}.story-stats div{min-width:138px;padding:7px 20px;border-left:1px solid #ffffff5e;display:flex;flex-direction:column;gap:8px}.story-stats strong{font:400 33px var(--serif)}.story-stats span{font-size:8px;line-height:1.4;color:#f1f0eb}.trust-strip{min-height:80px;display:flex;align-items:center;justify-content:space-between;gap:18px;padding:18px 6.3%;background:#f6f4ef}.trust-strip .eyebrow{margin:0;font-size:8px;white-space:nowrap}.trust-strip>span{font:400 12px var(--serif);color:#666760;white-space:nowrap}.trust-strip>b{font-size:10px;color:#a5a39b}.trust-strip aside{padding-left:26px;border-left:1px solid var(--line);font-size:7px;line-height:1.65;letter-spacing:1.3px;color:#75766f;white-space:nowrap}.site-footer{background:#f2efe9;padding:37px 6.3% 14px}.footer-main{display:grid;grid-template-columns:1.25fr .7fr 1fr 1.15fr .75fr;gap:30px;padding-bottom:31px}.footer-brand{align-self:start}.footer-brand .brand-name{font-size:43px}.footer-brand .brand-caption{font-size:7px}.footer-column{display:flex;flex-direction:column;gap:7px;font-size:10px;color:#585953}.footer-column h3{font-size:10px;font-weight:600;color:#252623;margin:2px 0 6px}.footer-column a:hover,.footer-bottom a:hover{text-decoration:underline}.footer-contact>a:first-of-type{white-space:nowrap}.footer-action .button{width:100%;justify-content:space-between}.social-links{display:flex;gap:20px;margin-top:17px;font-size:17px}.social-links a:nth-child(2){font-weight:600;font-size:13px}.footer-bottom{display:flex;align-items:center;justify-content:space-between;border-top:1px solid var(--line);padding-top:12px;color:#777870;font-size:8px}.footer-bottom>div{display:flex;gap:18px}.footer-language{border:0;background:transparent;font-size:8px;cursor:pointer}.legal-note{margin:12px 0 0;text-align:right;color:#92928a;font-size:8px}.site-dialog{position:fixed;max-width:min(860px,calc(100vw - 32px));max-height:calc(100vh - 40px);padding:0;border:0;background:var(--paper);color:var(--ink);box-shadow:0 24px 90px #0005}.site-dialog::backdrop{background:#111a;backdrop-filter:blur(4px)}.dialog-close{position:absolute;right:14px;top:12px;z-index:2;border:0;border-radius:50%;width:34px;height:34px;background:#f8f6f0;color:#171817;font-size:23px;line-height:1;cursor:pointer}.site-dialog[open]:not(.contact-dialog):not(.story-dialog){display:grid;grid-template-columns:1.03fr 1fr;width:860px}.dialog-image{width:100%;height:100%;min-height:410px;object-fit:cover;background:#ddd}.dialog-copy{padding:52px 42px 40px}.dialog-copy .eyebrow{margin-bottom:14px}.dialog-copy h2{font-size:38px;margin-bottom:14px}.dialog-description,.dialog-copy>p:not(.eyebrow){font-size:12px;line-height:1.65;color:#686962}.dialog-specs{font-size:10px;letter-spacing:.3px;margin:21px 0 25px}.contact-dialog{width:680px}.contact-dialog .dialog-copy{padding:47px 48px}.contact-dialog form{margin-top:22px;display:grid;grid-template-columns:1fr 1fr;gap:13px}.contact-dialog label{display:flex;flex-direction:column;gap:6px;font-size:9px;color:#6d6e67}.contact-dialog input,.contact-dialog select,.contact-dialog textarea{width:100%;border:1px solid #d3d0c8;background:#faf9f6;padding:11px 12px;color:#242522;font:12px var(--sans);outline:none}.contact-dialog input:focus,.contact-dialog select:focus,.contact-dialog textarea:focus{border-color:#777c72}.form-wide{grid-column:1/-1}.contact-dialog form>.button{width:max-content}.form-note{font-size:9px;color:#85867e;margin:0}.story-dialog{width:800px}.story-dialog>img{display:block;width:100%;height:340px;object-fit:cover;filter:grayscale(.25)}.story-dialog-copy{padding:30px 38px 38px}.story-dialog-copy h2{max-width:630px}.story-dialog-copy p:not(.eyebrow){font-size:12px;color:#686962}.story-dialog-copy .button{margin-top:10px}.story-contact{width:max-content}
@media(min-width:1500px){.hero{height:800px}.service-shortcuts{padding-left:8%;padding-right:8%}.page-pad{padding-left:8%;padding-right:8%}.approach-copy{padding-left:11%;padding-right:11%}}
@media(max-width:1050px){.site-header{padding:0 4%}.main-nav{gap:20px;margin-right:22px}.brand-name{font-size:32px}.brand-caption{font-size:7px;padding-left:10px}.header-actions{gap:10px}.service-shortcuts{padding:12px 3%}.shortcut-tag{display:none}.service-shortcuts{grid-template-columns:repeat(6,1fr)}.approach{grid-template-columns:1fr 1.1fr .65fr 1fr}.approach-garden{display:none}.approach-copy{padding:29px 7%}.approach blockquote{padding:26px 10%}.footer-main{grid-template-columns:1fr .7fr 1fr 1.1fr;gap:24px}.footer-action{grid-column:4;grid-row:1}.footer-contact{grid-column:3;grid-row:1}.story-stats div{min-width:108px;padding:6px 14px}}
@media(max-width:760px){html{scroll-padding-top:74px}.site-header{height:67px;padding:0 5%;background:rgba(247,245,240,.96)}.brand{gap:9px}.brand-name{font-size:30px}.brand-caption{font-size:6px;letter-spacing:1px;padding-left:9px}.menu-toggle{width:35px;height:35px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:5px;border:0;background:transparent;cursor:pointer;margin-left:auto;margin-right:11px}.menu-toggle span{display:block;width:20px;height:1px;background:#171817;transition:transform .2s}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(3px) rotate(45deg)}.menu-toggle[aria-expanded=true] span:last-child{transform:translateY(-3px) rotate(-45deg)}.main-nav{display:none;position:absolute;left:0;right:0;top:67px;margin:0;padding:16px 5% 22px;background:var(--paper);box-shadow:0 12px 24px #0001;flex-direction:column;align-items:stretch;gap:0}.main-nav.open{display:flex}.main-nav a{padding:13px 0;border-bottom:1px solid var(--line);font-size:12px}.header-actions{gap:6px}.header-actions .button{display:none}.language-toggle{font-size:10px}.language-menu{right:4%;top:60px}.hero{height:690px;min-height:0;max-height:92svh;align-items:flex-end}.hero-photo{object-position:61% center}.hero-overlay{background:linear-gradient(0deg,rgba(247,245,239,.94) 0%,rgba(247,245,239,.83) 32%,rgba(247,245,239,.1) 77%),linear-gradient(90deg,#f5f2eb44,transparent)}.hero-content{margin:0 5% 78px;max-width:100%}.hero .eyebrow{margin-bottom:16px}.hero h1{font-size:clamp(47px,12vw,65px);letter-spacing:-2.6px;margin-bottom:16px}.hero-description{font-size:12px;line-height:1.55}.desktop-only{display:none}.hero-actions{gap:8px}.button{min-height:43px;padding:0 13px;gap:12px;font-size:10px}.hero-side-note{right:5%;top:92px;bottom:auto;font-size:7px}.hero-side-note span:first-child{padding-right:12px}.scroll-cue{display:none}.service-shortcuts{grid-template-columns:repeat(3,1fr);padding:9px 4%;min-height:0}.service-shortcuts>a{height:68px;border-bottom:1px solid var(--line);font-size:9px}.service-shortcuts>a:nth-child(3){border-right:0}.service-shortcuts>a:nth-child(6){border-right:0}.approach{grid-template-columns:1fr 1fr}.approach-living{grid-column:1/-1;height:225px;min-height:225px}.approach-copy{padding:25px 8%;min-height:228px}.approach-copy h2{font-size:28px}.approach-copy>p:not(.eyebrow){font-size:10px}.approach-shadow{height:228px;min-height:228px}.approach blockquote{padding:22px 15%;min-height:228px}.approach-garden{display:none}.page-pad{padding-left:5%;padding-right:5%}.services-section,.properties-section{padding-top:54px;padding-bottom:55px}.section-topline{align-items:flex-start;flex-direction:column;gap:13px;margin-bottom:21px}.section-topline h2{font-size:35px}.section-topline>p{font-size:11px}.service-grid{grid-template-columns:1fr 1fr}.service-card{min-height:193px;padding:17px 15px}.service-mark{right:15px;top:15px}.service-card h3{font-size:18px;margin-top:31px}.service-card p{font-size:10px}.service-card>a{right:14px;bottom:13px}.property-heading{gap:15px}.property-actions{width:100%;flex-wrap:wrap;justify-content:space-between;gap:8px}.filter-group{max-width:100%}.filter-button{padding:8px 9px;font-size:8px}.text-arrow{font-size:9px;gap:8px}.property-grid{grid-template-columns:1fr 1fr;gap:9px}.property-image{height:145px}.property-meta{padding:10px 9px 5px;font-size:7px}.property-meta span{display:none}.property-name{padding:0 9px 4px;font-size:17px}.property-specs{padding:0 9px 12px;font-size:8px}.property-specs i{margin:0 2px}.concept-note{font-size:8px}.story-banner{height:auto;min-height:390px;padding:42px 5%;display:block}.story-banner>img{object-position:58% center}.story-shade{background:linear-gradient(90deg,#171917c7,#17191765)}.story-copy{max-width:100%}.story-copy h2{font-size:36px}.story-stats{margin:27px 0 0;justify-content:space-between}.story-stats div{min-width:0;padding:6px 11px;flex:1}.story-stats div:first-child{padding-left:0;border-left:0}.story-stats strong{font-size:26px}.story-stats span{font-size:7px}.trust-strip{padding:20px 5%;flex-wrap:wrap;justify-content:center;gap:10px 14px}.trust-strip .eyebrow{width:100%;text-align:center}.trust-strip>span{font-size:11px}.trust-strip>b{display:none}.trust-strip aside{display:none}.site-footer{padding:31px 5% 12px}.footer-main{grid-template-columns:1fr 1fr;gap:27px 15px}.footer-brand{grid-column:1/-1}.footer-brand .brand-name{font-size:39px}.footer-column{font-size:9px}.footer-column h3{font-size:10px}.footer-contact{grid-column:1;grid-row:auto}.footer-action{grid-column:2;grid-row:auto}.footer-action .button{font-size:9px;padding:0 10px}.footer-bottom{align-items:flex-start;flex-wrap:wrap;gap:10px;font-size:7px}.footer-bottom>div{gap:10px}.legal-note{text-align:left;line-height:1.5}.site-dialog:not(.contact-dialog):not(.story-dialog){grid-template-columns:1fr;width:min(490px,calc(100vw - 28px));overflow-y:auto}.dialog-image{height:230px;min-height:0}.dialog-copy{padding:28px 24px}.dialog-copy h2{font-size:31px}.dialog-copy .button{width:100%}.contact-dialog{width:min(560px,calc(100vw - 26px));max-height:calc(100vh - 26px);overflow:auto}.contact-dialog .dialog-copy{padding:36px 22px 24px}.contact-dialog h2{font-size:31px}.contact-dialog form{gap:10px}.contact-dialog input,.contact-dialog select,.contact-dialog textarea{padding:10px}.story-dialog{width:min(580px,calc(100vw - 26px));max-height:calc(100vh - 26px);overflow:auto}.story-dialog>img{height:220px}.story-dialog-copy{padding:25px 23px}.story-dialog-copy h2{font-size:30px}}
@media(max-width:390px){.brand-caption{display:none}.property-image{height:123px}.property-specs{font-size:7px}.service-card p{font-size:9px}.story-stats div{padding:5px 7px}.story-stats span{font-size:6.5px}}