@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@400;500;600&family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700&display=swap');
:root{--green:#123d32;--green2:#0b2922;--green3:#1b4b3d;--charcoal:#202522;--ivory:#f5f3ed;--gold:#b8a16a;--gold2:#d9c38e;--muted:#aebbb2;--line:rgba(184,161,106,.27);--display:'Cormorant Garamond',Georgia,serif;--body:'DM Sans',Arial,sans-serif;--label:'Manrope',Arial,sans-serif;--max:1280px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px;overflow-x:clip}body{margin:0;background:var(--green2);color:#f8f6f0;font-family:var(--body);overflow-x:clip}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}.wrap{width:min(var(--max),calc(100% - 72px));margin:auto}.eyebrow{font:600 10px var(--label);letter-spacing:.28em;text-transform:uppercase;color:var(--gold2)}.title{font:400 clamp(42px,5.2vw,72px)/.98 var(--display);letter-spacing:-.025em;margin:14px 0 22px}.copy{max-width:620px;color:#b8c4bb;font-size:15px;line-height:1.9}.goldline{height:1px;width:58px;background:var(--gold);margin:26px 0}.btn{display:inline-flex;align-items:center;gap:22px;border:1px solid var(--gold);padding:15px 21px;color:var(--gold2);background:transparent;text-transform:uppercase;letter-spacing:.16em;font:600 9px var(--label);transition:.3s}.btn:hover{background:var(--gold);color:var(--green2);transform:translateY(-2px)}.btn svg{width:15px;height:15px}
header{height:92px;position:absolute;z-index:40;top:0;left:0;right:0;border-bottom:1px solid rgba(255,255,255,.12);transition:.35s}header.scrolled{position:fixed;height:74px;background:rgba(9,34,27,.93);backdrop-filter:blur(16px);border-color:var(--line)}.nav{height:100%;display:flex;align-items:center;justify-content:space-between}.brand{width:166px}.brand img{width:100%;height:72px;object-fit:contain}.navlinks{display:flex;align-items:center;gap:clamp(18px,2.6vw,38px)}.navlinks a{font:600 9px var(--label);letter-spacing:.17em;text-transform:uppercase;color:#f5f2e9;position:relative}.navlinks a:after{content:'';position:absolute;left:0;bottom:-8px;width:0;height:1px;background:var(--gold);transition:.3s}.navlinks a:hover:after{width:100%}.menu-toggle{display:none;border:0;background:none;color:var(--gold2);font-size:25px}.hero{height:340vh;position:relative;isolation:isolate;background:#101d19 url('assets/hero-architecture.jpg') center/cover}.hero-stage{position:sticky;top:0;height:100svh;min-height:680px;overflow:hidden}.hero-media{position:absolute;inset:0;z-index:0;width:100%;height:100%;object-fit:cover;object-position:center;filter:brightness(.78);opacity:0;visibility:visible;transition:opacity .22s linear;will-change:opacity}.hero-media.next-segment{opacity:0}.hero-media.active-segment{opacity:1}.hero-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(6,20,17,.86) 0%,rgba(6,20,17,.55) 39%,rgba(6,20,17,.05) 85%),linear-gradient(0deg,rgba(6,20,17,.6),transparent 42%,rgba(6,20,17,.25))}.hero-content{position:absolute;left:max(36px,calc((100vw - var(--max))/2));top:29%;transform:none;max-width:680px;max-height:calc(100% - 230px);z-index:2}.hero-caption{position:absolute;inset:0 auto auto 0;max-width:680px;opacity:0;transform:translateY(16px);transition:opacity .5s ease,transform .5s ease;pointer-events:none}.hero-caption.active{opacity:1;transform:none;pointer-events:auto}.hero h1{font:400 clamp(48px,6.1vw,84px)/1.04 var(--display);letter-spacing:-.04em;margin:18px 0;color:white;max-width:660px}.hero h1 em{color:var(--gold2);font-weight:400}.hero-sub{font:italic 22px var(--display);color:#e5dece;margin:20px 0 26px}.hero-note{margin-top:14px;font:500 9px var(--label);letter-spacing:.15em;color:rgba(255,255,255,.66)}.hero-bottom{position:absolute;bottom:0;left:0;right:0;z-index:3}.hero-strip{background:rgba(8,37,29,.82);backdrop-filter:blur(10px);border-top:1px solid var(--line)}.strip-grid{display:grid;grid-template-columns:repeat(4,1fr)}.strip-item{padding:22px 16px;display:flex;align-items:center;justify-content:center;gap:14px;border-right:1px solid var(--line);font:600 9px/1.6 var(--label);letter-spacing:.14em;text-transform:uppercase}.strip-item:last-child{border:0}.strip-item svg{width:27px;height:27px;stroke:var(--gold);fill:none;stroke-width:1.2}.scrollcue{position:absolute;right:36px;bottom:130px;writing-mode:vertical-rl;display:flex;align-items:center;gap:12px;font:500 9px var(--label);letter-spacing:.2em;color:rgba(255,255,255,.75)}.scrollcue:after{content:'';height:48px;width:1px;background:var(--gold)}
.intro{padding:130px 0;background:var(--ivory);color:var(--charcoal)}.intro-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:10%;align-items:center}.intro .eyebrow,.light .eyebrow{color:#9c8148}.intro .title{color:#202a24}.intro .copy{color:#5c675f}.intro-art{min-height:500px;position:relative;background:url('assets/about-architecture.jpg') center/cover}.intro-art:after{content:'';position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);pointer-events:none}.intro-art span{position:absolute;bottom:22px;left:25px;color:#fff;font:600 9px var(--label);letter-spacing:.2em;text-transform:uppercase;text-shadow:0 2px 12px #000;z-index:1}
.pillars{padding:120px 0;background:var(--green)}.section-head{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:55px}.section-head .title{max-width:600px;margin-bottom:0}.pillar-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.pillar{padding:34px 26px 38px 0;margin-right:26px;border-right:1px solid var(--line)}.pillar:last-child{border:0;margin:0;padding-right:0}.num{font:italic 19px var(--display);color:var(--gold)}.pillar h3{font:400 28px/1.1 var(--display);margin:25px 0 12px}.pillar strong{display:block;color:var(--gold2);font:500 10px var(--label);letter-spacing:.07em;margin-bottom:14px}.pillar p{color:#b8c4bb;font-size:13px;line-height:1.8;margin:0}
.philosophy{padding:126px 0;background:var(--ivory);color:var(--charcoal)}.philosophy-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:10%;align-items:start}.philosophy .eyebrow{color:#9c8148}.philosophy .title{color:#202a24}.principles{border-top:1px solid rgba(32,37,34,.2)}.principle{display:grid;grid-template-columns:54px 1fr;gap:20px;padding:25px 0;border-bottom:1px solid rgba(32,37,34,.2)}.principle .num{color:#a4874e}.principle h3{font:400 25px var(--display);margin:0 0 8px}.principle p{font-size:13px;line-height:1.8;color:#5d6961;margin:0}
.properties{padding:122px 0;background:#0b2922}.property-feature{display:grid;grid-template-columns:1.15fr .85fr;gap:22px}.property-image{min-height:490px;background:linear-gradient(0deg,rgba(4,20,15,.75),transparent 70%),url('assets/hero-architecture.jpg') center/cover;position:relative}.property-image .disclose{position:absolute;left:24px;bottom:22px;font:500 9px var(--label);letter-spacing:.1em;color:#fff}.property-copy{padding:44px 38px;border:1px solid var(--line);display:flex;flex-direction:column;justify-content:center}.property-copy h3{font:400 38px var(--display);margin:14px 0}.property-copy p{font-size:14px;line-height:1.9;color:#b7c2b9}.property-cta{margin-top:22px}.property-smallprint{font-size:10px;color:#8e9d93;margin-top:22px;line-height:1.7}
.mission{padding:112px 0;background:var(--green);}.mission-grid{display:grid;grid-template-columns:1fr 1fr;gap:10%}.statement{padding:25px 0;border-top:1px solid var(--line)}.statement h3{font:400 28px var(--display);margin:0 0 12px}.statement p{color:#bdc8c0;font-size:14px;line-height:1.9;margin:0}
.closing{padding:110px 0;background:var(--ivory);color:var(--charcoal);text-align:center;position:relative;overflow:hidden}.closing:before,.closing:after{content:'';position:absolute;width:270px;height:270px;border:1px solid rgba(184,161,106,.28);border-radius:50%;top:50%;transform:translateY(-50%)}.closing:before{left:-150px}.closing:after{right:-150px}.closing .eyebrow{color:#9c8148}.closing .title{max-width:800px;margin:20px auto}.closing p{max-width:570px;margin:0 auto 30px;color:#606b63;line-height:1.85;font-size:14px}.closing .btn{background:var(--green2)}
.contact{padding:112px 0;background:var(--green2)}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:10%}.contact-details{margin-top:35px;display:grid;gap:18px;color:#bdc8c0;font-size:13px}.contact-details b{display:block;font:600 9px var(--label);letter-spacing:.17em;text-transform:uppercase;color:var(--gold);margin-bottom:6px}.form{display:grid;grid-template-columns:1fr 1fr;gap:18px}.field{display:grid;gap:8px}.field.full{grid-column:1/-1}.field label{font:600 9px var(--label);letter-spacing:.16em;text-transform:uppercase;color:var(--gold2)}.field input,.field select,.field textarea{width:100%;background:rgba(255,255,255,.035);border:1px solid var(--line);padding:15px;color:white;outline:none;border-radius:0}.field select option{color:#1b2721}.field textarea{min-height:125px;resize:vertical}.field input:focus,.field textarea:focus,.field select:focus{border-color:var(--gold)}.form-note,.form-status{grid-column:1/-1;font-size:11px;color:#9ca99f;line-height:1.7}.form-status{color:var(--gold2);min-height:18px}footer{background:#071e18;border-top:1px solid var(--line);padding:32px 0}.footer-row{display:flex;align-items:center;justify-content:space-between;gap:24px}.footer-logo{width:145px;height:auto;max-height:118px;object-fit:contain}.phone-link{color:var(--gold2);font-size:17px;letter-spacing:.04em}.call-btn{width:max-content;margin-top:4px}.footer-copy a{color:var(--gold2)}.footer-copy{font-size:10px;color:#85958a;line-height:1.8}.footer-links{display:flex;gap:22px;font:600 9px var(--label);letter-spacing:.13em;text-transform:uppercase;color:#c5cec6}.reveal{opacity:0;transform:translateY(24px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.2,1)}.reveal.visible{opacity:1;transform:none}
/* property directory */
.page-hero{padding:180px 0 86px;background:linear-gradient(90deg,rgba(5,24,18,.92),rgba(5,24,18,.55)),url('assets/hero-architecture.jpg') center/cover}.page-hero .title{max-width:760px}.filters{background:#153d32;padding:25px 0;border-block:1px solid var(--line)}.filter-grid{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:12px}.filter-grid input,.filter-grid select{width:100%;padding:13px;background:#0d2d24;border:1px solid var(--line);color:#f7f4ed}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;padding:60px 0 110px}.listing-card{background:#14372d;border:1px solid var(--line)}.listing-card img{width:100%;height:250px;object-fit:cover}.listing-body{padding:22px}.listing-tag{font:600 9px var(--label);letter-spacing:.18em;text-transform:uppercase;color:var(--gold2)}.listing-body h3{font:400 27px var(--display);margin:10px 0}.listing-location{font-size:12px;color:#aebbb2}.listing-price{font-size:14px;color:#f3e7ca;margin:16px 0}.listing-meta{display:flex;gap:15px;color:#aebbb2;font-size:11px;padding-top:15px;border-top:1px solid var(--line)}.empty{grid-column:1/-1;color:#b8c4bb;padding:50px;text-align:center;border:1px dashed var(--line)}.preview-label{font-size:10px;color:#b4a06e;line-height:1.6}
@media(max-width:900px){.wrap{width:calc(100% - 48px)}.navlinks{gap:15px}.navlinks a{font-size:8px}.brand{width:140px}.pillar-grid{grid-template-columns:repeat(2,1fr)}.pillar:nth-child(2){border-right:0;margin-right:0}.pillar:nth-child(3){border-top:1px solid var(--line)}.pillar:nth-child(4){border-top:1px solid var(--line);border-right:0;margin-right:0}.intro-grid,.philosophy-grid{gap:6%}.property-feature{grid-template-columns:1fr 1fr}}
@media(max-width:700px){.wrap{width:calc(100% - 40px)}header{height:74px}.brand{width:132px}.menu-toggle{display:block}.navlinks{display:none;position:absolute;top:74px;left:0;right:0;padding:24px 22px 28px;background:rgba(8,32,25,.98);flex-direction:column;align-items:flex-start;gap:18px;border-bottom:1px solid var(--line)}.navlinks.open{display:flex}.navlinks a{font-size:10px}.hero{height:100svh;min-height:760px}.hero-stage{position:relative;top:auto;height:100%;min-height:760px}.hero-content{top:43%;}.hero-media{display:none}.hero{background:linear-gradient(90deg,rgba(6,20,17,.85),rgba(6,20,17,.38)),url('assets/hero-architecture.jpg') center/cover}.hero-content{left:20px;right:20px;top:24%;transform:none;max-width:calc(100% - 40px);max-height:calc(100% - 205px)}.hero h1{font-size:clamp(43px,10.5vw,66px);line-height:1.02;margin:14px 0;max-width:100%}.hero-sub{margin:16px 0 20px}.hero-sub{font-size:19px}.scrollcue{display:none}.strip-grid{grid-template-columns:1fr 1fr}.strip-item{justify-content:flex-start;padding:14px 8px;font-size:8px;border-bottom:1px solid var(--line)}.strip-item:nth-child(2){border-right:0}.strip-item:nth-child(3),.strip-item:nth-child(4){border-bottom:0}.intro,.pillars,.philosophy,.properties,.mission,.contact{padding:78px 0}.intro-grid,.philosophy-grid,.mission-grid,.contact-grid,.property-feature{grid-template-columns:1fr;gap:40px}.intro-art{min-height:320px;margin-right:12px}.section-head{display:block;margin-bottom:35px}.section-head .copy{margin-top:20px}.pillar-grid{grid-template-columns:1fr}.pillar,.pillar:last-child{margin:0;padding:24px 0;border-right:0;border-bottom:1px solid var(--line)}.pillar:last-child{border-bottom:0}.pillar:nth-child(3){border-top:0}.property-image{min-height:310px}.property-copy{padding:30px 24px}.closing{padding:80px 0}.closing:before,.closing:after{width:140px;height:140px}.form{grid-template-columns:1fr}.field.full{grid-column:auto}.footer-row{flex-direction:column;align-items:flex-start}.footer-links{flex-wrap:wrap}.page-hero{padding:140px 0 70px}.filter-grid{grid-template-columns:1fr 1fr}.listing-grid{grid-template-columns:1fr;padding:35px 0 70px}}
@media(prefers-reduced-motion:reduce){.hero{height:100svh;min-height:760px}.hero-stage{position:relative;top:auto;height:100%;min-height:760px}html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important}}