:root{--ink:#142630;--navy:#13212b;--gold:#d7ba80;--paper:#f8f9f7;--muted:#53616a;--line:#d8dfe0}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}a:hover{color:#8a672f}a:focus-visible{outline:3px solid #ad8144;outline-offset:6px}p,h1,h2,h3{margin-top:0}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400}h1,h2{letter-spacing:-.035em}h1{font-size:clamp(42px,4.7vw,68px);line-height:1.09;margin-bottom:28px}h2{font-size:clamp(34px,3.6vw,50px);line-height:1.16;margin-bottom:24px}h3{font-size:28px;line-height:1.3;margin-bottom:14px}img{max-width:100%}.skip{position:absolute;top:-100px;background:white;padding:12px;z-index:5}.skip:focus{top:0}.header{max-width:1440px;margin:auto;min-height:112px;padding:18px 6%;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:block;flex-shrink:0}.company-logo{display:block;width:155px;height:auto}nav{display:flex;align-items:center;gap:30px;font-size:14px}nav .nav-contact{border-bottom:1px solid #829095;padding:10px 0}nav .nav-contact span{margin-left:10px}.hero{display:grid;grid-template-columns:1.12fr 1fr;max-width:1440px;margin:auto;background:var(--navy)}.hero-copy{padding:68px 10%;color:white;min-width:0}.eyebrow{font-size:13px;line-height:1.6;font-weight:600;letter-spacing:1.8px;margin-bottom:28px}.hero .eyebrow{color:var(--gold);max-width:370px}.hero h1 em{display:block;color:var(--gold);margin-top:12px}.hero-intro{color:#d8e0e3;font-size:17px;line-height:1.8;max-width:480px;margin-bottom:30px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:24px;background:var(--gold);color:var(--navy);padding:16px 23px;font-size:15px;font-weight:600;min-height:52px}.button:hover{background:#ead4ac;color:var(--navy)}.hero-signature{display:flex;align-items:center;gap:16px;margin-top:36px}.small-line{width:30px;flex-shrink:0;border-top:1px solid var(--gold)}.hero-signature p{margin:0;font-size:16px}.hero-signature p span{display:block;color:#becbd2;font-size:14px;margin-top:2px}.hero-image{position:relative;margin:0;min-height:500px;overflow:hidden}.hero-image img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center;filter:brightness(.84)}.hero-image:after{content:'';position:absolute;inset:55% 0 0;background:linear-gradient(transparent,rgba(10,22,28,.8))}.hero-image figcaption{position:absolute;bottom:30px;left:30px;right:30px;color:white;z-index:1;display:flex;flex-wrap:wrap;justify-content:space-between;gap:8px 20px;font-size:14px}.hero-image figcaption span:first-child{font-size:12px;letter-spacing:1.6px}.focus-strip{max-width:1440px;margin:auto;display:flex;justify-content:center;align-items:center;gap:30px;padding:26px 5%;font-size:13px;letter-spacing:1.6px;border-bottom:1px solid var(--line)}.focus-strip span:nth-child(even){color:#947749}.section{max-width:1440px;margin:auto;padding:88px 7%}.section .eyebrow{color:#79613a}.expertise{display:grid;grid-template-columns:1fr 1.3fr;gap:80px}.section-heading{max-width:420px}.section-heading>p:last-child{color:var(--muted)}.services article{display:flex;gap:24px;border-top:1px solid var(--line);padding:28px 0}.services article:last-child{padding-bottom:0}.number{font-size:14px;color:#866c3c;padding-top:5px;flex-shrink:0}.services article>div{min-width:0}.services p{color:var(--muted);margin-bottom:16px}.services .service-detail{color:#786440;font-size:14px;margin-bottom:0}.projects{background:var(--navy);color:white}.projects .eyebrow{color:var(--gold)}.projects-heading{max-width:760px;margin-bottom:40px}.projects-heading>p:last-child{max-width:650px;color:#c4d0d6;margin-bottom:0}.projects-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 48px}.project-card{min-width:0;padding:30px 0;border-top:1px solid #52606a}.project-location{color:var(--gold);font-size:14px;margin-bottom:12px}.project-card h3{font-size:clamp(25px,2.4vw,34px);line-height:1.3;max-width:460px;margin:0}.projects-note{font-size:14px;color:#c4d0d6;border-top:1px solid #52606a;padding-top:24px;margin:10px 0 0}.about{display:grid;grid-template-columns:1fr 1.3fr;gap:80px;border-bottom:1px solid var(--line)}.about h2 span{display:block;font-style:italic;color:#7a8990;margin-top:10px}.about-tags{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:30px;font-size:14px}.about-copy p{color:var(--muted)}.about-copy .large-copy{font-family:Georgia,serif;font-size:30px;line-height:1.4;color:var(--ink)}.about-copy .signature{font-family:Georgia,serif;font-size:26px;font-style:italic;color:var(--ink);margin-bottom:0}.approach-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:40px}.approach-grid h2{font-size:38px}.approach h3{font-size:25px}.approach p{color:var(--muted);margin-bottom:0}.contact{display:grid;grid-template-columns:1fr 1fr;gap:80px;background:#e8edef}.contact h2{max-width:520px}.contact p{color:var(--muted);max-width:460px}.contact-links{align-self:center;min-width:0}.contact-links a{display:block;position:relative;border-bottom:1px solid #aab7bd;padding:22px 30px 22px 0}.contact-links a>span:first-child{display:block;font-size:14px;color:#6c5734;margin-bottom:6px}.contact-links strong{font-family:Georgia,serif;font-weight:400;font-size:clamp(22px,2.3vw,32px);overflow-wrap:anywhere}.contact-arrow{position:absolute;right:0;top:44px;font-size:23px}.contact-links p{font-size:14px;margin-top:22px;margin-bottom:0}footer{max-width:1440px;margin:auto;padding:42px 7% 26px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:25px;margin-bottom:30px}.footer-top>span{font-size:14px;color:var(--muted)}.footer-bottom{display:flex;justify-content:space-between;gap:45px;padding-top:24px;border-top:1px solid var(--line);font-size:12px;color:var(--muted)}.footer-bottom p:first-child{flex-shrink:0}.footer-bottom p:last-child{max-width:640px}.photo-credit{font-size:12px;color:var(--muted);margin-bottom:0}.photo-credit a{text-decoration:underline}
@media(max-width:1000px){nav{gap:20px}.hero-copy{padding:52px 8%}.expertise,.about{gap:44px}.section{padding:70px 6%}.contact{gap:40px}.approach-grid{grid-template-columns:1fr 1fr}.approach-grid h2{grid-column:1/-1}.focus-strip{gap:20px;font-size:12px;letter-spacing:1px}}
@media(max-width:700px){.header{padding:16px 6%;min-height:94px;gap:12px}.company-logo{width:130px}nav>a:not(.nav-contact){display:none}nav .nav-contact{font-size:14px}nav .nav-contact span{margin-left:5px}.hero{grid-template-columns:1fr}.hero-copy{padding:42px 7% 44px}.hero h1{font-size:clamp(40px,8.7vw,58px);max-width:570px;letter-spacing:-.035em}.hero .eyebrow{font-size:12px;letter-spacing:1.5px;max-width:320px;margin-bottom:25px}.hero-intro{font-size:16px}.hero-signature{margin-top:30px}.hero-image{min-height:310px}.hero-image figcaption{left:7%;right:7%;bottom:24px}.focus-strip{flex-wrap:wrap;gap:10px 16px;padding:22px 7%;font-size:12px;letter-spacing:.8px}.focus-strip span:nth-child(even){display:none}.section{padding:56px 7%}.eyebrow{font-size:12px;margin-bottom:24px}.expertise,.about,.contact{grid-template-columns:1fr;gap:30px}.section-heading{max-width:none}.section-heading>p:last-child{margin-bottom:0}h2{font-size:clamp(34px,7.5vw,44px);letter-spacing:-.03em}.services article{gap:18px;padding:25px 0}.projects-grid{grid-template-columns:1fr}.projects-heading{margin-bottom:30px}.project-card{padding:25px 0}.project-card h3{font-size:28px}.about-copy .large-copy{font-size:27px}.about-tags{margin-top:22px}.approach-grid{grid-template-columns:1fr;gap:28px}.approach-grid h2{grid-column:auto;margin-bottom:0;font-size:36px}.contact-links strong{font-size:clamp(22px,5.7vw,30px)}.contact-links a{padding-top:18px;padding-bottom:18px}.contact-arrow{top:38px}.footer-top{align-items:flex-start;flex-direction:column;gap:20px}.footer-bottom{display:block}footer{padding:32px 7% 24px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.unit-tracker{background:#fff;color:var(--ink);padding:36px;margin:0 0 44px;border-radius:14px}
.tracker-top{display:flex;align-items:center;justify-content:space-between;gap:36px;margin-bottom:28px}
.tracker-top h3{font-size:28px;margin-bottom:10px}.tracker-top p{color:var(--muted);max-width:520px;margin:0}
.tracker-total{text-align:center;flex:0 0 200px}.tracker-total strong{display:block;font-size:64px;line-height:1.1;font-variant-numeric:tabular-nums;letter-spacing:-2px}.tracker-total>span{display:block;font-size:14px;color:var(--muted);margin-top:10px}
.unit-bar{height:22px;background:#e3e7e8;border-radius:999px;overflow:hidden;border:1px solid #b8c1c4}.unit-bar-active{display:block;height:100%;width:1.8%;background:#d7ba80;transform-origin:left;animation:unit-reveal 1s ease-out both}
.tracker-legend{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin:26px 0 0}.tracker-legend dt{display:flex;align-items:center;gap:9px;font-size:14px}.tracker-legend dd{margin:6px 0 0;font-size:32px;line-height:1.4;font-weight:600}.tracker-legend dd span{font-size:14px;font-weight:400;color:var(--muted)}.tracker-legend dd.unreported{font-size:16px;font-weight:400;color:var(--muted);padding-top:8px}.tracker-dot{width:12px;height:12px;border-radius:50%;display:inline-block;flex-shrink:0}.tracker-dot.active{background:#d7ba80}.tracker-dot.complete{background:#27634d}.tracker-dot.sold{background:#335e94}.unit-tracker .tracker-note{font-size:12px;line-height:1.6;color:var(--muted);border-top:1px solid var(--line);padding-top:18px;margin:22px 0 0}
@keyframes unit-reveal{from{transform:scaleX(0)}to{transform:scaleX(1)}}
@media(max-width:700px){.unit-tracker{padding:25px 22px;margin-bottom:32px}.tracker-top{flex-direction:column;align-items:stretch;gap:24px}.tracker-total{flex:auto;padding:20px 0;border-top:1px solid var(--line)}.tracker-legend{grid-template-columns:1fr;gap:18px}.tracker-legend>div{display:flex;align-items:center;justify-content:space-between;gap:12px}.tracker-legend dd,.tracker-legend dd.unreported{margin:0;padding:0}.tracker-top h3{font-size:26px}}
@media(prefers-reduced-motion:reduce){.unit-bar-active{animation:none}}

.project-card .project-description{font-size:16px;color:#c4d0d6;margin:14px 0 0}

.about-portrait{display:block;width:100%;max-width:360px;height:auto;aspect-ratio:1;object-fit:contain;margin-top:28px;border-radius:6px}
@media(max-width:700px){.about-portrait{max-width:360px;margin-top:24px}}

.inquiry{border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1.3fr;gap:64px}.inquiry-intro>p:not(.eyebrow){color:var(--muted)}.inquiry-note{font-size:14px;border-top:1px solid var(--line);padding-top:22px;margin-top:28px}.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.inquiry-form{min-width:0}.inquiry-form label{display:block;font-size:14px;font-weight:600}.inquiry-form label span{font-weight:400;color:var(--muted)}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{display:block;width:100%;min-width:0;margin-top:8px;border:1px solid #9daab0;border-radius:3px;padding:12px;background:#fff;color:var(--ink);font:inherit;font-size:16px;line-height:1.5}.inquiry-form textarea{resize:vertical}.inquiry-form :is(input,select,textarea,button):focus-visible{outline:3px solid #ad8144;outline-offset:3px}.inquiry-form .full-field{grid-column:1/-1}.form-help{font-size:13px;color:var(--muted);line-height:1.65}.form-grid+.form-help{margin-top:24px}.inquiry-form button{font-family:inherit;cursor:pointer;border:0}.form-status{font-size:14px;margin:18px 0 0}.form-status:empty{display:none}#email-fallback{margin-top:24px;border-top:1px solid var(--line);padding-top:20px}#email-fallback a{text-decoration:underline}.copy-button{margin-top:12px;padding:12px 20px;background:var(--navy);color:white;font-size:14px}#copy-status{font-size:13px}@media(max-width:1000px){.inquiry{gap:36px}}@media(max-width:700px){.inquiry{grid-template-columns:1fr;gap:28px}.form-grid{grid-template-columns:1fr;gap:20px}.inquiry-form .button{width:100%}}

.loan-choice{border:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:18px 0;margin:0}.loan-choice legend{font-size:14px;font-weight:600;padding:0 12px 0 0}.loan-options{display:flex;flex-wrap:wrap;gap:12px 28px}.loan-options label{display:flex;align-items:center;gap:9px;font-size:16px}.inquiry-form .loan-options input{width:auto;margin:0;accent-color:var(--navy)}.conditional-fields{border-left:3px solid var(--gold);padding-left:20px}.conditional-fields[hidden]{display:none!important}
.document-checklist{border:1px solid var(--line);padding:18px;margin:0;background:#fff}.document-checklist legend{font-size:14px;font-weight:600;padding:0 10px}.document-checklist legend span{font-weight:400;color:var(--muted)}.document-checklist div{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px 22px}.document-checklist label{display:flex;align-items:flex-start;gap:9px;font-size:14px;line-height:1.5}.inquiry-form .document-checklist input{width:auto;margin:3px 0 0;accent-color:var(--navy)}

.credibility-strip{max-width:1440px;margin:auto;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-bottom:1px solid var(--line);background:#fff}
.credibility-strip div{min-width:0;padding:24px 28px;border-right:1px solid var(--line)}
.credibility-strip div:last-child{border-right:0}
.credibility-strip strong{display:block;font-family:Georgia,'Times New Roman',serif;font-weight:400;font-size:22px;line-height:1.25;color:var(--ink)}
.credibility-strip span{display:block;margin-top:8px;font-size:13px;line-height:1.5;color:var(--muted)}
.completed-preview{display:grid;grid-template-columns:1fr 1.25fr;gap:36px;margin-top:34px;padding:32px;border:1px solid #52606a;background:rgba(255,255,255,.045)}
.completed-preview .eyebrow{margin-bottom:12px}
.completed-preview h3{font-size:clamp(26px,2.4vw,34px);margin-bottom:0}
.completed-preview p:last-child{color:#c4d0d6;margin:0}
.inquiry-checklist{margin:28px 0 0;padding:24px;background:#fff;border:1px solid var(--line)}
.inquiry-checklist h3{font-size:24px;margin-bottom:12px}
.inquiry-checklist ul{margin:0;padding-left:20px;color:var(--muted)}
.inquiry-checklist li+li{margin-top:7px}

@media(max-width:1000px){.credibility-strip{grid-template-columns:repeat(2,minmax(0,1fr))}.credibility-strip div:nth-child(2){border-right:0}.credibility-strip div:nth-child(-n+2){border-bottom:1px solid var(--line)}}
@media(max-width:700px){.credibility-strip{grid-template-columns:1fr}.credibility-strip div{padding:20px 7%;border-right:0;border-bottom:1px solid var(--line)}.credibility-strip div:last-child{border-bottom:0}.credibility-strip strong{font-size:20px}.completed-preview{grid-template-columns:1fr;gap:18px;padding:24px;margin-top:28px}.inquiry-checklist{padding:20px}.document-checklist div{grid-template-columns:1fr}}