:root{--ink:#17383c;--deep:#133b40;--dark:#0b292e;--gold:#c7a66a;--paper:#fff;--mist:#f1f5f4;--line:#d6dfdd;--muted:#506366;--serif:Georgia,'Times New Roman',serif;--sans:'Segoe UI',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65;background:#fff}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #b37b2b;outline-offset:5px}a:hover{color:#8b662d}p{margin:0 0 1.35rem}img{max-width:100%;display:block;object-fit:cover}figure{margin:0}h1,h2,h3,h4{font-weight:400;line-height:1.1;margin:0 0 1.2rem}h1,h2,h3{font-family:var(--serif)}h1{font-size:clamp(3.2rem,5.4vw,5.7rem);letter-spacing:-.047em}h2{font-size:clamp(2.3rem,3.5vw,3.65rem);letter-spacing:-.04em}h3{font-size:1.9rem;letter-spacing:-.025em}em{font-weight:400}button{cursor:pointer}.wrap{width:min(1280px,calc(100% - 112px));margin-inline:auto}.section{padding-block:96px}.eyebrow{font-size:.75rem;letter-spacing:.16em;font-weight:650;line-height:1.6;margin-bottom:24px}.lead{font-size:1.22rem;line-height:1.6}.skip{position:fixed;top:-80px;left:20px;background:white;padding:12px;z-index:20}.skip:focus{top:10px}.utility{background:var(--deep);color:white;font-size:.75rem;letter-spacing:.08em}.utility .wrap{display:flex;gap:30px;align-items:center;min-height:35px}.utility span{margin-right:auto}.utility a{font-size:.8rem;letter-spacing:.02em}.utility a:hover{color:var(--gold)}.header{background:white;position:sticky;top:0;z-index:10;border-bottom:1px solid #e5ebe9}.nav{display:flex;justify-content:space-between;align-items:center;min-height:108px;gap:28px}.brand{display:flex;align-items:center;gap:18px}.monogram{font-family:var(--serif);font-size:2.7rem;letter-spacing:-.12em;padding-right:20px;border-right:1px solid var(--gold);line-height:1.2}.brand-words{font-family:var(--serif);font-size:1.9rem;letter-spacing:-.035em;line-height:1.1}.brand-words small{display:block;font:600 .67rem/1.4 var(--sans);letter-spacing:.15em;margin-top:9px}.nav nav{display:flex;align-items:center;gap:30px;font-size:.9rem}.nav nav a[aria-current]{text-decoration:underline;text-underline-offset:7px}.button{display:inline-flex;justify-content:center;align-items:center;gap:36px;background:var(--deep);color:white;padding:17px 26px;border:1px solid var(--deep);font-size:.95rem;line-height:1.35;transition:background .18s}.button:hover{background:#23545a;color:white}.button.light{background:white;color:var(--deep);border-color:white}.button.light:hover{background:#e8f0ed}.button.compact{padding:13px 21px;gap:25px}.button span,.text-link span{font-size:1.3rem}.menu-toggle{display:none;background:none;border:1px solid var(--line);padding:8px 12px}.hero{display:grid;grid-template-columns:47% 53%;min-height:670px;background:var(--deep);color:white}.hero-content{padding:83px 42px 65px max(56px,calc((100vw - 1280px)/2));align-self:center}.hero .eyebrow{color:#d5c198;font-size:.7rem}.hero h1{font-size:clamp(3.5rem,5.1vw,5.25rem);line-height:1.08;margin-bottom:25px}.hero h1 em{color:#d8be8e}.hero-content>p:not(.eyebrow){max-width:430px;font-size:1.08rem;color:#e0e9e6;line-height:1.7}.hero-actions{display:flex;align-items:center;gap:28px;flex-wrap:wrap;margin-top:34px}.hero-link{font-size:.9rem;border-bottom:1px solid #819a9b;padding-bottom:7px}.hero-link:hover{color:#e0c99f}.hero-note{margin-top:57px;display:flex;align-items:center;gap:14px;font-size:.77rem;color:#c3d3d0}.fine-line{width:40px;height:1px;background:var(--gold)}.hero-image{position:relative;overflow:hidden;min-height:570px}.hero-image>img{width:100%;height:100%;position:absolute;inset:0;object-position:center}.hero-image:after{content:'';position:absolute;inset:65% 0 0;background:linear-gradient(transparent,#092b3290)}.image-caption{position:absolute;bottom:28px;left:35px;right:35px;display:flex;align-items:center;justify-content:space-between;z-index:1;font-size:.72rem;letter-spacing:.11em;color:white;text-shadow:0 1px 3px #000}.image-caption span+span{letter-spacing:0;font-style:italic;font-family:var(--serif);font-size:1rem}.intro-strip{display:grid;grid-template-columns:.85fr 1fr 1fr;align-items:center;padding-block:38px;border-bottom:1px solid var(--line);gap:28px}.intro-strip>p{font-size:.77rem;letter-spacing:.1em;margin:0;line-height:1.8}.intro-strip strong{font-size:1.1rem;letter-spacing:0;font-weight:400}.intro-strip>a{display:flex;align-items:center;gap:23px;border-left:1px solid var(--line);padding-left:34px}.intro-strip>a>span{font-family:var(--serif);font-style:italic;color:#7f806c}.intro-strip h2{font-size:1.65rem;letter-spacing:-.02em;margin-bottom:5px}.intro-strip p{font-size:.85rem;margin-bottom:0;color:var(--muted)}.intro-strip b{margin-left:auto;font-weight:400;font-size:1.4rem}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:60px;margin-bottom:40px}.section-heading>p{max-width:430px;font-size:1rem;color:var(--muted)}.area-grid{display:grid;grid-template-columns:1fr 1.06fr;gap:65px;align-items:stretch}.area-photo{position:relative;overflow:hidden;min-height:530px}.area-photo img{width:100%;height:100%;position:absolute;object-position:center}.area-photo figcaption{position:absolute;bottom:23px;left:26px;font-family:var(--serif);font-size:1.15rem;color:white;text-shadow:0 1px 6px black}.community-row{display:flex;align-items:center;gap:22px;border-bottom:1px solid var(--line);padding:25px 0}.community-row:first-child{border-top:1px solid var(--line)}.community-row .index{font-family:var(--serif);font-style:italic;color:#7d8275;font-size:.9rem;align-self:flex-start;margin-top:5px}.community-row h3{margin:0 0 9px;font-size:1.85rem}.community-row p{font-size:.94rem;line-height:1.5;color:var(--muted);margin:0;max-width:370px}.round-arrow{flex-shrink:0;display:grid;place-items:center;width:40px;height:40px;border:1px solid #b9c7c4;border-radius:50%;margin-left:auto}.community-row:hover .round-arrow{background:var(--deep);color:white;border-color:var(--deep)}.about-band{background:var(--mist);padding:80px 0}.about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px;align-items:center}.portrait-wrap{position:relative;max-width:470px}.portrait-wrap img{width:100%;height:540px;object-fit:cover;object-position:top;background:#e3e7e6}.portrait-label{position:absolute;bottom:-16px;right:-22px;padding:18px 30px;background:var(--deep);color:white;font-size:.69rem;letter-spacing:.15em}.about-copy>p:not(.eyebrow){color:var(--muted)}.facts{display:flex;gap:30px;padding:20px 0 25px;margin-top:15px}.facts>div+div{padding-left:30px;border-left:1px solid #bdceca}.facts strong{display:block;font-family:var(--serif);font-weight:400;font-size:1.65rem}.facts span{font-size:.83rem;color:var(--muted)}.text-link{display:inline-flex;gap:30px;align-items:center;padding:5px 0 8px;border-bottom:1px solid #8c9d99;font-size:.94rem}.guidance{display:grid;grid-template-columns:1fr 1.2fr;gap:75px}.guide-grid{display:grid;grid-template-columns:1fr 1fr;gap:38px}.guide-grid article{border-top:1px solid var(--gold);padding-top:20px}.small-label{font-size:.7rem;letter-spacing:.14em;display:block;margin-bottom:20px}.guide-grid h3{font-size:1.75rem}.guide-grid p{font-size:.96rem;color:var(--muted)}.faq{display:grid;grid-template-columns:1fr 1.3fr;gap:80px;border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line)}details:first-child{border-top:1px solid var(--line)}summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:25px;padding:22px 0;font-size:1.05rem;line-height:1.45}summary::-webkit-details-marker{display:none}summary span{font-size:1.5rem;font-weight:300}details[open] summary span{transform:rotate(45deg)}.answer{padding:0 25px 12px 0;color:var(--muted);font-size:1rem}.answer a,.prose a,.source-list a{border-bottom:1px solid #8c9d99}.cta{background:var(--deep);color:white;padding:72px 0}.cta-inner{display:flex;justify-content:space-between;align-items:center;gap:50px}.cta .eyebrow{color:#d4bf94;font-size:.7rem}.cta h2{font-size:clamp(3rem,4.7vw,4.5rem);margin:0}.cta h2 em{color:#d8be8e}.cta-actions{display:flex;flex-direction:column;align-items:flex-start;gap:15px;min-width:260px}.phone-link{font-family:var(--serif);font-size:1.75rem}.cta-actions>span{font-size:.8rem;color:#d1dfdd}footer{padding:64px 0 25px;background:#f8faf9;font-size:.87rem;color:var(--muted)}.footer-top{display:grid;grid-template-columns:2fr 1fr 1fr;gap:45px;padding-bottom:40px}.footer-brand{font-family:var(--serif);font-size:2.3rem;color:var(--ink);letter-spacing:-.04em}.footer-top h3{font-family:var(--sans);font-size:.75rem;font-weight:650;letter-spacing:.1em;text-transform:uppercase;margin:13px 0 20px}.footer-top>div:not(:first-child)>a{display:block;padding:5px 0}.broker{font-weight:650;margin-top:23px;margin-bottom:7px;color:var(--ink)}.footer-bottom{border-top:1px solid var(--line);padding-top:24px;display:flex;justify-content:space-between;gap:30px;font-size:.75rem}.footer-bottom p{margin:0}.footer-bottom>div{display:flex;gap:22px;align-items:flex-start}.mobile-contact{display:none}.page-hero{background:var(--mist);padding:72px 0 68px}.page-hero h1{max-width:950px;font-size:clamp(3rem,5vw,4.8rem)}.page-hero .lead{max-width:780px;color:var(--muted);margin:0}.page-hero .eyebrow{color:#76643d}.prose{max-width:780px}.prose h2{font-size:2.35rem;margin-top:48px}.prose h3{font-size:1.6rem;margin-top:30px}.prose li{margin-block:12px}.prose ul,.prose ol{padding-left:23px}.content-grid{display:grid;grid-template-columns:1.65fr 1fr;gap:85px;align-items:start}.aside-card{padding:33px;background:var(--mist);position:sticky;top:140px}.aside-card h2{font-size:2rem}.aside-card p{font-size:.96rem;color:var(--muted)}.aside-card .button{width:100%;gap:15px}.steps{counter-reset:steps}.step{padding:24px 0 24px 63px;border-bottom:1px solid var(--line);position:relative}.step:before{counter-increment:steps;content:'0' counter(steps);position:absolute;left:0;top:29px;font-family:var(--serif);font-style:italic;color:#877248;font-size:1.3rem}.step h2{font-size:1.8rem;margin:0 0 14px}.step p{margin:0}.source-list{padding:23px;background:var(--mist);font-size:.85rem;margin-top:35px}.source-list p{margin-bottom:9px}.source-list a{display:block;margin-block:8px;width:fit-content}.page-meta{font-size:.77rem;letter-spacing:.02em;color:var(--muted);margin-bottom:30px}.wide-communities{display:grid;grid-template-columns:1fr 1fr;gap:0 65px}.wide-communities .community-row{padding:36px 0;border-top:0}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.contact-options{border-top:1px solid var(--line);margin-block:20px}.contact-option{padding:22px 0;border-bottom:1px solid var(--line);display:block}.contact-option span{display:block;font-size:.75rem;text-transform:uppercase;letter-spacing:.1em;margin-bottom:4px;color:var(--muted)}.contact-option strong{font-weight:400;font-family:var(--serif);font-size:1.7rem;overflow-wrap:anywhere}.email-form{padding:36px;background:var(--mist)}.email-form h2{font-size:2.1rem}.email-form label{display:block;font-size:.9rem;margin:18px 0 7px}.email-form input,.email-form select,.email-form textarea{display:block;width:100%;background:#fff;border:1px solid #a7bcb7;border-radius:0;padding:12px;color:var(--ink);font-size:1rem}.email-form textarea{min-height:130px;resize:vertical}.email-form .button{margin-top:22px;width:100%}.form-note{font-size:.83rem;margin-top:15px;color:var(--muted)}.form-status{font-size:.9rem;margin-top:14px}.form-status a{text-decoration:underline}.checklist{padding:27px;background:var(--mist);margin-block:30px}.checklist h3{margin-top:0}.checklist ul{margin-bottom:0}.about-page{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;align-items:start}.about-page img{width:100%;height:auto}.source-label{font-size:.8rem;color:var(--muted)}.not-found{text-align:center;padding:100px 0}.not-found .button{margin-top:25px}@media(min-width:1700px){.hero-content{padding-right:70px}.hero{min-height:740px}}@media(max-width:1150px){.wrap{width:calc(100% - 64px)}.nav nav{gap:20px}.brand-words{font-size:1.55rem}.brand{gap:13px}.monogram{font-size:2.25rem;padding-right:15px}.hero-content{padding-left:32px;padding-right:30px}.hero h1{font-size:4rem}.hero-actions{gap:18px}.area-grid{gap:35px}.about-grid{gap:55px}.guidance{gap:40px}.guide-grid{gap:25px}.content-grid{gap:45px}.contact-grid{gap:50px}}@media(max-width:900px){.utility span{font-size:.63rem}.nav{min-height:87px}.nav nav{gap:16px;font-size:.8rem}.nav nav .button{padding:12px}.brand-words{font-size:1.4rem}.monogram{font-size:2rem}.hero{grid-template-columns:1fr 1fr;min-height:590px}.hero h1{font-size:3.4rem}.hero-content{padding-block:65px}.hero-image{min-height:540px}.hero-content>p:not(.eyebrow){font-size:1rem}.hero-note{margin-top:35px}.image-caption{left:20px;right:20px}.image-caption span+span{display:none}.intro-strip{gap:18px}.intro-strip>a{padding-left:20px;gap:15px}.intro-strip>a>span{display:none}.intro-strip h2{font-size:1.5rem}.section{padding-block:70px}.section-heading{gap:35px}.section-heading>p{max-width:320px}.area-grid{grid-template-columns:.85fr 1.15fr;gap:30px}.community-row{gap:14px}.community-row h3{font-size:1.6rem}.community-row p{font-size:.88rem}.about-grid{gap:40px}.portrait-wrap img{height:470px}.about-copy h2{font-size:2.5rem}.facts{gap:15px}.facts>div+div{padding-left:15px}.facts strong{font-size:1.4rem}.guidance{grid-template-columns:1fr;gap:20px}.faq{gap:40px}.cta-inner{gap:35px}.contact-grid{gap:30px}.email-form{padding:25px}.about-page{gap:40px}.content-grid{grid-template-columns:1.5fr 1fr;gap:35px}}@media(max-width:740px){.wrap{width:calc(100% - 40px)}.utility .wrap{min-height:34px;gap:20px;justify-content:space-between}.utility span{display:none}.utility a{font-size:.73rem}.utility a:first-of-type{margin-right:auto}.nav{min-height:85px}.brand-words{font-size:1.65rem}.brand-words small{font-size:.58rem}.monogram{font-size:2.3rem}.menu-toggle{display:flex;align-items:center;gap:16px;font-size:.83rem}.nav nav{display:none;position:absolute;top:85px;left:0;right:0;padding:18px 25px 25px;background:white;box-shadow:0 12px 15px #102e3020;align-items:stretch;font-size:1rem}.nav nav.open{display:flex;flex-direction:column;gap:0}.nav nav a{padding:12px 0}.nav nav .button{margin-top:15px;justify-content:space-between;padding:16px}.hero{grid-template-columns:1fr;min-height:auto}.hero-content{padding:49px 25px 39px}.hero h1{font-size:clamp(3.05rem,10vw,4.3rem);margin-bottom:20px}.hero .eyebrow{font-size:.62rem;margin-bottom:22px}.hero-content>p:not(.eyebrow){max-width:480px;font-size:1rem;margin-bottom:22px}.hero-actions{gap:22px;margin-top:24px}.hero-actions .button{font-size:.87rem;gap:25px;padding:15px 21px}.hero-note{margin-top:30px;font-size:.71rem}.hero-image{min-height:340px;max-height:400px}.hero-image>img{object-position:center 52%}.image-caption{bottom:20px}.image-caption span+span{display:block}.intro-strip{grid-template-columns:1fr 1fr;gap:20px;padding-block:26px}.intro-strip>p{grid-column:1/-1;display:flex;align-items:center;gap:20px;font-size:.69rem;line-height:1.4}.intro-strip>p br{display:none}.intro-strip strong{font-size:.95rem}.intro-strip>a{padding:15px 0 0;border-left:0;border-top:1px solid var(--line);align-items:flex-start;gap:8px}.intro-strip h2{font-size:1.55rem}.intro-strip>a p{font-size:.8rem}.intro-strip b{font-size:1.1rem}.section{padding-block:58px}.section-heading{display:block;margin-bottom:28px}.section-heading>p{max-width:none;font-size:.98rem;margin:22px 0 0}.eyebrow{font-size:.69rem;margin-bottom:18px}h2{font-size:2.65rem}.area-grid{grid-template-columns:1fr;gap:28px}.area-photo{min-height:360px;max-height:410px}.area-photo img{object-position:center 45%}.community-row{padding:22px 0;gap:20px}.community-row h3{font-size:1.8rem}.community-row p{font-size:.92rem;max-width:360px}.about-band{padding:55px 0}.about-grid{grid-template-columns:1fr;gap:47px}.portrait-wrap{width:85%;max-width:380px;margin:auto}.portrait-wrap img{height:440px}.portrait-label{right:-20px;bottom:-15px;font-size:.62rem;padding:15px 23px}.about-copy h2{font-size:2.7rem}.lead{font-size:1.12rem}.facts{gap:25px}.facts>div+div{padding-left:25px}.facts strong{font-size:1.6rem}.guide-grid{gap:25px}.guide-grid h3{font-size:1.7rem}.guide-grid p{font-size:.94rem}.text-link{font-size:.86rem;gap:18px}.faq{grid-template-columns:1fr;gap:15px}.faq h2{font-size:2.5rem}.cta{padding:54px 0}.cta-inner{display:block}.cta h2{font-size:3.5rem}.cta-actions{margin-top:30px;gap:15px}.cta-actions .button{min-width:220px}.cta .eyebrow{font-size:.64rem}.footer-top{grid-template-columns:1fr 1fr;gap:30px}.footer-top>div:first-child{grid-column:1/-1}.footer-brand{font-size:2.2rem}.footer-top>div:first-child>p:first-of-type{margin-bottom:10px}.broker{margin-top:20px}.footer-bottom{flex-direction:column;gap:20px}.footer-bottom>div{flex-wrap:wrap;gap:20px}footer{padding:44px 0 90px}.mobile-contact{display:grid;grid-template-columns:1fr 1fr;position:fixed;z-index:9;bottom:0;left:0;right:0;background:var(--deep);color:white;padding-bottom:env(safe-area-inset-bottom);box-shadow:0 -3px 14px #1637341a}.mobile-contact a{padding:12px;text-align:center;font-size:.95rem}.mobile-contact a+a{border-left:1px solid #57757a}.page-hero{padding:45px 0}.page-hero h1{font-size:3.25rem}.page-hero .lead{font-size:1.08rem}.content-grid{grid-template-columns:1fr;gap:35px}.aside-card{position:static}.prose h2{font-size:2.2rem}.step{padding-left:45px}.step h2{font-size:1.7rem;margin-top:0}.wide-communities{grid-template-columns:1fr}.contact-grid{grid-template-columns:1fr;gap:40px}.contact-option strong{font-size:1.6rem}.email-form{padding:25px}.about-page{grid-template-columns:1fr;gap:35px}.about-page .portrait-wrap{max-width:340px}.page-meta{font-size:.73rem}.content-grid .prose>h2:first-child{margin-top:0}}@media(max-width:380px){.brand-words{font-size:1.4rem}.brand{gap:10px}.monogram{font-size:2rem;padding-right:13px}.menu-toggle{gap:8px}.hero-actions{gap:19px}.hero-link{font-size:.82rem}.guide-grid{grid-template-columns:1fr}.portrait-wrap img{height:390px}.footer-top{gap:20px}.footer-top h3{font-size:.7rem}.facts strong{font-size:1.35rem}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}
@media(max-width:740px){.nav{gap:12px}.brand-words{white-space:nowrap}}
