@font-face{font-family:DM;src:url('/assets/dm-sans-0.ttf') format('truetype');font-weight:400;font-display:swap}
@font-face{font-family:DM;src:url('/assets/dm-sans-1.ttf') format('truetype');font-weight:500;font-display:swap}
@font-face{font-family:DM;src:url('/assets/dm-sans-2.ttf') format('truetype');font-weight:600;font-display:swap}
@font-face{font-family:DM;src:url('/assets/dm-sans-3.ttf') format('truetype');font-weight:700;font-display:swap}
@font-face{font-family:Caslon;src:url('/assets/libre-caslon-display-0.ttf') format('truetype');font-weight:400;font-display:swap}
:root{--ink:#0B1220;--paper:#F4EFE6;--terra:#C45C26;--sage:#6B7F6A;--gold:#C9A86A;--slate:#8A93A0;--muted:#59616b;--line:#0b122026;--white:#fffdf8;--sans:DM,Arial,sans-serif;--serif:Caslon,Georgia,serif;--ease:cubic-bezier(.2,.7,.25,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:140px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}body,button,input,select,textarea{font-family:var(--sans)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:wait}button{color:inherit}img,video{display:block;width:100%;object-fit:cover}h1,h2,h3,p{margin:0}h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:1.04}h3{font-weight:500;letter-spacing:-.03em;line-height:1.25}h1 em,h2 em,h3 em{font-style:normal;color:inherit}h2{font-size:clamp(3rem,5vw,5.4rem)}p+p{margin-top:18px}button{border-radius:0}button,a,input,select,textarea{touch-action:manipulation}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--terra);outline-offset:5px}::selection{background:var(--gold);color:var(--ink)}[hidden]{display:none!important}.container{width:calc(100% - 112px);max-width:1440px;margin-inline:auto}.section{padding-block:108px}.eyebrow{font:500 .75rem/1.55 var(--sans);letter-spacing:.16em;text-transform:uppercase;display:flex;align-items:center;gap:14px}.rule{display:inline-block;width:35px;height:1px;background:var(--gold);flex-shrink:0}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:22px;min-height:56px;padding:17px 23px;font-size:.875rem;font-weight:500;line-height:1.5;border:1px solid transparent;transition:background .25s,color .25s,box-shadow .25s,transform .25s var(--ease);position:relative}.button>span,.text-link>span,.packet-link>span{font-size:1.5rem;font-weight:400;line-height:1}.gold{background:var(--gold);color:var(--ink)}.gold:hover{background:#e2c68e;box-shadow:0 7px 30px #c9a86a20}.ink{background:var(--ink);color:var(--paper)}.ink:hover{background:#273243}.outline{border-color:#f4efe673;color:var(--paper);background:#ffffff08;backdrop-filter:blur(10px)}.outline:hover{background:#f4efe615}.outline-dark{border-color:var(--ink);background:none}.outline-dark:hover{background:var(--ink);color:var(--paper)}.actions{display:flex;gap:12px;flex-wrap:wrap;align-items:center}.contact-actions .button{overflow-wrap:anywhere}.text-link,.text-button{display:inline-flex;align-items:center;gap:30px;padding:0 0 7px;border:0;border-bottom:1px solid var(--gold);background:none;font-size:.875rem;font-weight:500;line-height:1.6}.text-link:hover,.text-button:hover{color:#9f491d}.visually-hidden{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.skip-link{position:fixed;top:12px;left:12px;z-index:200;background:var(--paper);color:var(--ink);padding:12px;transform:translateY(-150%)}.skip-link:focus{transform:none}
/* The masthead remains complete and legible on every page. */
.site-header{position:sticky;top:0;z-index:50;background:#0b1220eb;color:var(--paper);backdrop-filter:blur(22px);border-bottom:1px solid #c9a86a4d}.utility{border-bottom:1px solid #ffffff15}.utility-inner{display:flex;justify-content:space-between;align-items:center;gap:20px;padding:7px 0;font-size:.75rem;line-height:1.5;color:#d0d4da}.utility-inner>div{display:flex;gap:24px}.utility-note{font-size:.75rem;letter-spacing:.1em;color:#aab3bf}.utility a:hover{color:var(--gold)}.nav-row{display:flex;align-items:center;justify-content:space-between;gap:30px;height:89px}.logo{display:inline-flex;flex-direction:column;align-items:flex-start;min-width:192px;line-height:1}.logo-small{font-size:.75rem;letter-spacing:.32em;font-weight:500;margin-bottom:6px}.logo-large{font-family:var(--serif);font-size:1.9rem;letter-spacing:-.02em;white-space:nowrap}.logo-rule{margin-top:9px;display:block;height:1px;width:100%;background:var(--gold)}.desktop-nav{display:flex;align-items:center;gap:28px;margin-left:auto}.desktop-nav>a{font-size:.875rem;color:#d9dbe0;position:relative}.desktop-nav>a:hover,.desktop-nav>a[aria-current]{color:var(--gold)}.desktop-nav>a[aria-current]:after{content:'';position:absolute;bottom:-9px;left:0;right:0;height:1px;background:var(--gold)}.nav-call{font-size:.813rem;font-weight:500;padding:12px 17px;border:1px solid #c9a86a70;color:var(--gold);display:flex;gap:14px;align-items:center;white-space:nowrap}.nav-call:hover{background:var(--gold);color:var(--ink)}.menu-toggle{background:none;border:0;width:42px;height:44px;display:none;padding:8px}.menu-toggle span{display:block;height:1px;background:var(--paper);margin:7px 0}.mobile-menu{padding:20px 24px 30px;background:var(--ink);max-height:calc(100dvh - 145px);overflow:auto}.mobile-menu .text-link{display:flex;padding:11px 0;font-size:1rem;border-bottom:1px solid #ffffff20}.menu-email{display:block;font-size:.875rem;margin-top:22px;color:var(--gold);overflow-wrap:anywhere}
/* A cinematic still and looping motion treatment, with user-controlled motion. */
.hero{position:relative;isolation:isolate;min-height:calc(100svh - 120px);background:var(--ink);color:var(--paper);overflow:hidden}.hero-media,.hero-overlay{position:absolute;inset:0;z-index:-2}.hero-slide{height:100%;position:absolute;inset:0;opacity:0;transition:opacity 2s ease;object-position:center 58%;transform:scale(1.02)}.hero-slide.active{opacity:1;animation:kenburns 17s ease-out both}.hero-overlay{z-index:-1;background:linear-gradient(90deg,#06101ceb 0%,#0b162898 42%,#0b122014 78%),linear-gradient(0deg,#07111eda,transparent 75%)}.hero-content{padding-top:37px;padding-bottom:28px}.hero-topline{display:flex;justify-content:space-between;align-items:center}.hero-edition{font-size:.75rem;letter-spacing:.13em;color:#d5d6d5}.hero h1{font-size:clamp(4.8rem,8.2vw,9rem);line-height:.98;letter-spacing:-.045em;margin-top:44px;max-width:1000px;text-shadow:0 2px 30px #0001}.hero h1 em{color:#dcc18f}.hero-bottom-grid{display:grid;grid-template-columns:1.4fr .6fr;gap:50px;align-items:end;margin-top:34px}.hero-bottom-grid>div>p{font-size:1rem;line-height:1.7;color:#e0e3e8;max-width:465px}.hero .contact-actions{margin-top:24px}.hero .contact-actions .button{font-size:.813rem;padding:15px 19px;gap:16px}.hero-aside{justify-self:end;position:relative;width:280px;border-top:1px solid #c9a86a8c;padding-top:17px;padding-right:70px}.hero-aside>span:first-child{font-size:.75rem;letter-spacing:.14em;white-space:nowrap}.hero-aside strong{display:block;font-family:var(--serif);font-size:2.8rem;font-weight:400;line-height:1.05;margin-top:17px;letter-spacing:-.03em}.hero-aside em{font-style:normal;color:var(--gold)}.circle-arrow{position:absolute;bottom:0;right:0;width:47px;height:47px;display:grid;place-items:center;border:1px solid #ffffff7a;border-radius:50%;font-size:1.5rem;transition:background .25s}.hero-aside:hover .circle-arrow{background:var(--gold);color:var(--ink)}.hero-foot{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-top:22px;margin-top:50px;border-top:1px solid #f4efe62a;font-size:.75rem}.hero-foot>p{letter-spacing:.1em}.hero-foot>p>span{margin-inline:12px;color:var(--gold)}.hero-controls{display:flex;gap:25px;align-items:center}.hero-controls>span{color:var(--gold);font-size:.75rem;letter-spacing:.1em;min-width:112px}#scene-toggle{font-size:.75rem;line-height:1.5;background:none;border:0;padding:7px 0;color:var(--paper)}#scene-toggle span{margin-left:7px}.trust-band{border-bottom:1px solid var(--line);background:var(--white)}.trust-grid{display:grid;grid-template-columns:repeat(4,1fr);padding:35px 0}.trust-grid>div{padding:0 29px;border-left:1px solid var(--line)}.trust-grid>div:first-child{border:0;padding-left:0}.trust-grid strong{font:400 2.2rem/1.2 var(--serif);display:block;letter-spacing:-.035em}.trust-grid span{display:block;color:var(--muted);font-size:.813rem;margin-top:8px}.intro-split{display:grid;grid-template-columns:1.2fr .8fr;gap:110px;align-items:center}.intro-split h2{margin-top:24px}.intro-copy p{font-size:1.0625rem;color:var(--muted)}.intro-copy p:first-child{font-size:1.35rem;color:var(--ink);line-height:1.6}.intro-copy .text-link{margin-top:28px}.section-heading{display:grid;grid-template-columns:.55fr 1.45fr;gap:40px;margin-bottom:48px;align-items:start}.section-heading>.eyebrow{padding-top:12px;max-width:225px}.section-heading h2+p{margin-top:22px;max-width:720px;color:var(--muted);font-size:1rem}.section-heading.horizontal{display:flex;align-items:end;justify-content:space-between;gap:50px}.section-heading.horizontal h2{margin-top:23px}.section-heading.horizontal>div:last-child{max-width:380px;padding-bottom:8px}.section-heading.horizontal>div:last-child>p{color:var(--muted);font-size:1rem;margin-bottom:22px}
/* The inventory is data, not decoration. */
.inventory-feature{background:#e9e5dc;border-block:1px solid #0b12200c}.inventory-notice{font-size:.875rem;line-height:1.6;color:#515b61;padding:16px 20px;border-left:2px solid var(--gold);background:#ffffff55;margin-bottom:28px}.deal-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.inventory-feature .deal-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:20px}.deal-card{min-width:0;background:var(--white);border:1px solid #0b12200d}.deal-photo{position:relative;aspect-ratio:1.04;overflow:hidden;background:#c7cbc8}.deal-photo>img{height:100%;transition:transform .7s var(--ease)}.deal-card:hover .deal-photo>img{transform:scale(1.035)}.sample-badge,.deal-status,.photo-index{position:absolute;font-size:.75rem;line-height:1.5}.sample-badge{top:14px;left:14px;background:#0b1220d9;backdrop-filter:blur(10px);padding:6px 9px;color:var(--paper);letter-spacing:.05em}.deal-status{bottom:14px;left:14px;background:var(--paper);color:var(--ink);padding:5px 9px}.photo-index{bottom:19px;right:13px;color:white;font-weight:500;text-shadow:0 1px 6px #000}.deal-copy{padding:23px}.deal-location{font-size:.75rem;line-height:1.5;color:var(--muted);display:flex;justify-content:space-between;gap:10px}.deal-location>span{font-size:.75rem}.deal-copy h3{font-family:var(--serif);font-size:1.8rem;font-weight:400;margin-top:12px;line-height:1.05}.deal-basics{font-size:.813rem;color:var(--muted);margin-top:13px}.deal-basics span{margin-inline:7px;color:#acafac}.deal-price{margin-top:24px;padding-bottom:20px;border-bottom:1px solid var(--line)}.deal-price>span{font-size:.75rem;display:block;color:var(--muted)}.deal-price>strong{display:block;font-size:1.6rem;line-height:1.3;font-weight:500;letter-spacing:-.04em;margin-top:4px}.deal-numbers{display:grid;grid-template-columns:1fr 1fr 1fr;gap:10px;margin:17px 0 24px}.deal-numbers dt{font-size:.75rem;color:var(--muted)}.deal-numbers dd{font-size:.875rem;font-weight:500;margin:5px 0 0;line-height:1.4;letter-spacing:-.02em}.packet-link{display:flex;align-items:center;justify-content:space-between;gap:20px;width:100%;font-size:.875rem;font-weight:500;padding:13px 0 0;border:0;border-top:1px solid var(--line);background:none;text-align:left}.packet-link:hover{color:#9f491d}.spread-note{font-size:.813rem;color:var(--muted);margin-top:24px;max-width:1100px;line-height:1.65}.inventory-feature .deal-copy{padding:20px 18px}.inventory-feature .deal-copy h3{font-size:1.65rem;min-height:3.5rem}.inventory-feature .deal-location{display:block}.inventory-feature .deal-location>span{display:block;margin-top:2px}.inventory-feature .deal-numbers{gap:7px}.inventory-feature .deal-numbers dd{font-size:.813rem}.inventory-heading{display:flex;justify-content:space-between;align-items:center;margin-bottom:27px}.inventory-heading h2{font-size:3.3rem}.inventory-heading p{font-size:.875rem;color:var(--muted)}.filters{display:grid;grid-template-columns:1.7fr 1fr 1fr 1fr 1.3fr auto;gap:14px;padding:25px 0 32px;border-bottom:1px solid var(--line);margin-bottom:35px;align-items:end}.filters label{font-size:.875rem;font-weight:500;display:block;min-width:0}.filters input,.filters select{margin-top:7px;font-size:.875rem;min-height:48px;padding:10px 12px;width:100%;background:var(--white);border:1px solid #0b122033;border-radius:0;color:var(--ink)}.filter-reset{font-size:.875rem;background:none;border:0;border-bottom:1px solid var(--ink);padding:11px 0;white-space:nowrap;margin-bottom:3px}.empty-state{padding:80px 20px;text-align:center;border:1px solid var(--line)}.empty-state h3{font-family:var(--serif);font-size:2.5rem}.empty-state p{margin:15px 0 24px;color:var(--muted)}.inline-callout{display:flex;justify-content:space-between;gap:50px;align-items:center;margin-top:70px;padding:44px 0;border-top:1px solid var(--line)}.inline-callout h3{font-family:var(--serif);font-size:2.6rem;font-weight:400}.inline-callout p{margin-top:16px;color:var(--muted)}
/* Alternating photographs and open editorial spaces. */
.pathways{display:grid;grid-template-columns:1fr 1fr}.path-card{position:relative;min-height:590px;color:var(--paper);overflow:hidden;display:flex;align-items:end;padding:58px 56px;background:var(--ink);isolation:isolate}.path-card>img{position:absolute;inset:0;height:100%;z-index:-2;transition:transform 1s var(--ease)}.path-card:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#06101ded,#07111e88 65%,#07111e35);z-index:-1}.path-card:hover>img{transform:scale(1.04)}.path-card h2{font-size:4.4rem;margin-top:26px}.path-card p:not(.eyebrow){font-size:1rem;margin-top:22px;color:#e3e4e5}.path-card .text-link{margin-top:28px}.path-card:hover .text-link{color:var(--gold)}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:36px}.steps article{padding-top:27px;border-top:1px solid var(--gold)}.steps article>span{font-family:var(--serif);font-size:3rem;line-height:1;color:var(--terra)}.steps h3{font-family:var(--serif);font-size:2rem;font-weight:400;margin-top:25px}.steps p{font-size:1rem;color:var(--muted);margin-top:19px}.film-strip{position:relative;isolation:isolate;height:510px;display:flex;align-items:center;background:var(--ink);color:var(--paper);overflow:hidden}.film-strip video,.film-shade{position:absolute;inset:0;height:100%;z-index:-2}.film-strip video{object-position:50% 58%}.film-shade{z-index:-1;background:linear-gradient(90deg,#0b1220dc,#0b122025)}.film-strip h2{font-size:5.3rem;margin-top:25px}.film-strip p:not(.eyebrow){margin-top:24px;color:#e0e3e8}.film-toggle{color:var(--paper);margin-top:25px}.film-toggle:hover{color:var(--gold)}.markets-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:65px;align-items:center}.market-image{position:relative;aspect-ratio:1.1;overflow:hidden;background:var(--ink)}.market-image:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#081120ba,transparent 60%)}.market-image>img{height:100%}.market-image>div{position:absolute;bottom:35px;left:35px;z-index:1;color:var(--paper)}.market-image span{font-size:.75rem;letter-spacing:.15em}.market-image strong{font-family:var(--serif);font-size:6rem;font-weight:400;line-height:1.1;display:block}.market-list a{display:flex;align-items:center;gap:23px;padding:28px 0;border-bottom:1px solid var(--line);font-size:1.4rem}.market-list a:first-child{border-top:1px solid var(--line)}.market-list a>span{font-family:var(--serif);font-size:1.45rem;color:var(--terra)}.market-list strong{flex:1;font-weight:400;font-size:1.15rem;letter-spacing:-.025em}.market-list a:hover{color:#a3471d}.stories-section{background:#e5e8e0;padding:85px 0}.stories-section .eyebrow{justify-content:center}.testimonial-empty{position:relative;text-align:center;max-width:810px;margin:20px auto 0}.quote-mark{font-family:var(--serif);font-size:6rem;color:var(--sage);line-height:.9;display:block}.testimonial-empty h2{font-size:3.7rem}.testimonial-empty p{font-size:1rem;max-width:650px;margin:23px auto}.testimonial-empty .text-link{margin-top:5px}.testimonial-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:35px}.testimonial-grid figure{margin:30px 0 0}.testimonial-grid blockquote{font-family:var(--serif);font-size:2rem;line-height:1.2;margin:0}.testimonial-grid figcaption{margin-top:24px;font-size:.875rem}.faq-section{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px}.faq-section h2{margin-top:25px}.faq-section .text-button{margin-top:28px}.faq-list details{border-top:1px solid var(--line)}.faq-list details:last-child{border-bottom:1px solid var(--line)}.faq-list summary{list-style:none;cursor:pointer;font-size:1rem;font-weight:500;line-height:1.5;display:flex;justify-content:space-between;gap:22px;padding:23px 0}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary>span{font-size:1.5rem;font-weight:400;color:#875725;transition:transform .2s}.faq-list details[open] summary>span{transform:rotate(45deg)}.faq-list details p{padding:0 35px 24px 0;font-size:1rem;color:var(--muted)}
/* Inner pages carry the same visual language without repeating the home page. */
.inner-hero{padding:75px 0 80px;background:var(--ink);color:var(--paper);position:relative;isolation:isolate;overflow:hidden}.inner-hero:after{content:'';position:absolute;right:-50px;top:-200px;width:500px;height:500px;border:1px solid #c9a86a25;border-radius:50%;z-index:-1}.inner-hero.with-image{min-height:550px;display:flex;align-items:center}.inner-hero.with-image:after{inset:0;width:auto;height:auto;border:0;border-radius:0;background:linear-gradient(90deg,#07121af2,#0b12207a 67%,#0b122040)}.inner-hero-image{position:absolute;inset:0;height:100%;z-index:-2;object-position:center 48%}.inner-hero h1{font-size:clamp(3.9rem,6.7vw,7.3rem);margin-top:28px;max-width:1120px}.inner-hero h1 em{color:var(--gold)}.hero-intro{font-size:1.0625rem;max-width:640px;color:#d4d9de;margin-top:27px;line-height:1.7}.inner-hero .contact-actions{margin-top:29px}.inner-hero .button{font-size:.813rem}.editorial-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:38px}.editorial-cards article{border-top:1px solid var(--gold);padding-top:24px}.editorial-cards article>span,.county-grid article>span{font-size:.75rem;letter-spacing:.12em;color:#766449}.editorial-cards h3{font-family:var(--serif);font-size:2.5rem;margin-top:23px;line-height:1.07;font-weight:400}.editorial-cards p{margin-top:18px;font-size:1rem;color:var(--muted)}.soft-section{background:#e9e5dc}.form-section{display:grid;grid-template-columns:.8fr 1.2fr;gap:110px;align-items:start}.form-section>div:first-child{position:sticky;top:165px}.form-section h2{margin:26px 0}.form-section>div:first-child>p:not(.eyebrow){color:var(--muted);font-size:1rem;max-width:470px}.form-section .text-link{margin-top:28px}.form-card{background:var(--white);padding:44px;border-top:2px solid var(--gold);box-shadow:0 14px 60px #0b122008;min-width:0}.form-card>h3{font-family:var(--serif);font-weight:400;font-size:2.25rem;margin-bottom:30px}.form-card>h2{font-size:3.4rem;margin-bottom:35px}.form-fields{display:grid;grid-template-columns:1fr 1fr;gap:19px 20px}.field{min-width:0}.field.wide{grid-column:1/-1}.field>label{display:block;font-size:.875rem;font-weight:500;line-height:1.6}.field>label>span{font-size:.75rem;color:var(--muted);font-weight:400;float:right;margin-left:8px}.field input,.field select,.field textarea{display:block;width:100%;font-size:1rem;line-height:1.5;color:var(--ink);border:1px solid #b8bebd;background:#fafaf7;border-radius:0;min-height:49px;padding:12px;margin-top:7px}.field textarea{resize:vertical;min-height:105px}.field input::placeholder,.field textarea::placeholder{color:#737a7d}.consent{display:flex;gap:12px;align-items:flex-start;font-size:.875rem;line-height:1.6;margin-top:24px}.consent input{width:19px;height:19px;flex-shrink:0;margin:4px 0 0;accent-color:var(--ink)}.inquiry-form>.button{width:100%;margin-top:24px}.form-note{font-size:.813rem;color:var(--muted);line-height:1.65;margin-top:16px;overflow-wrap:anywhere}.form-note a{text-decoration:underline;text-underline-offset:3px}.form-success h3{font-family:var(--serif);font-size:2.4rem;font-weight:400;margin:20px 0}.form-success>p{font-size:1rem;color:var(--muted)}.success-mark{display:grid;place-items:center;width:45px;height:45px;border:1px solid var(--sage);border-radius:50%;font-size:1.3rem;color:#46644a}.review-details{display:grid;grid-template-columns:1fr;gap:2px;font-size:.875rem;line-height:1.65;margin:25px 0}.review-details dt{font-weight:600;margin-top:10px}.review-details dd{margin:0;overflow-wrap:anywhere;white-space:pre-wrap}.form-success .actions{align-items:center;gap:20px}.form-success .text-button{margin-top:20px}.copy-status{font-size:.813rem!important}.packet-dialog{padding:40px;width:680px;max-width:calc(100vw - 32px);max-height:calc(100dvh - 40px);border:1px solid var(--gold);background:var(--white);color:var(--ink);overflow:auto}.packet-dialog::backdrop{background:#0b1220aa;backdrop-filter:blur(5px)}.packet-dialog>h2{font-size:3rem;margin-top:20px}.packet-dialog>p:not(.eyebrow){margin-top:20px;font-size:.875rem;color:var(--muted)}.packet-dialog .form-wrap{margin-top:28px}.dialog-close{position:absolute;right:20px;top:17px;background:none;border:0;font-size:2rem;width:40px;height:40px;line-height:1}.packet-dialog .eyebrow{padding-right:35px}.investor-intro{display:grid;grid-template-columns:.9fr 1.1fr;gap:95px;align-items:center}.investor-intro>img{aspect-ratio:.85;height:100%;max-height:650px}.investor-intro h2{margin-top:25px}.investor-intro p:not(.eyebrow){font-size:1rem;color:var(--muted);margin-top:25px}.check-list{list-style:none;padding:0;margin:25px 0 30px}.check-list li{font-size:1rem;padding:12px 0 12px 26px;border-bottom:1px solid var(--line);position:relative}.check-list li:before{content:'✓';position:absolute;left:0;color:var(--sage)}.ink-section{background:var(--ink);color:var(--paper)}.structure-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px}.structure-grid h2{margin-top:26px}.structure-grid article{padding:28px 0;border-top:1px solid #c9a86a77}.structure-grid h3{font-family:var(--serif);font-size:2.15rem;font-weight:400}.structure-grid p{color:#c7cdd3;font-size:1rem;margin-top:17px}.legal-note{padding:28px 0 45px;border-top:1px solid var(--line);font-size:.875rem;color:var(--muted)}.legal-note strong{color:var(--ink)}.legal-note p{margin-top:12px}.legal-note a{text-decoration:underline}.about-story{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px;align-items:center}.portrait{aspect-ratio:.78;position:relative;overflow:hidden;background:var(--ink)}.portrait>img{height:100%;object-position:23% center}.portrait:after{content:'';position:absolute;inset:55% 0 0;background:linear-gradient(0deg,#0b1220d9,transparent)}.portrait>div{position:absolute;bottom:30px;left:30px;right:30px;z-index:1;color:var(--paper)}.portrait strong{font-family:var(--serif);font-size:2.6rem;font-weight:400;display:block}.portrait span{font-size:.813rem;display:block;margin-top:6px}.about-story h2{margin:25px 0}.about-story p:not(.eyebrow){font-size:1rem;color:var(--muted)}.about-story .lead-copy{font-size:1.35rem!important;color:var(--ink)!important}.about-story .signature{font-family:var(--serif);font-size:2.25rem!important;color:var(--ink)!important;margin-top:27px}.about-story .contact-actions{margin-top:25px}.about-story .button{font-size:.813rem}.about-story .outline{color:var(--ink);border-color:var(--line)}.about-story .company-line{font-size:.813rem!important;margin-top:25px}.county-grid{display:grid;grid-template-columns:1fr 1fr;gap:65px 90px}.county-grid article{border-top:1px solid var(--gold);padding-top:25px;scroll-margin-top:155px}.county-grid h2{font-size:3.5rem;margin-top:24px}.county-grid p{font-size:1rem;color:var(--muted);margin-top:25px;max-width:550px}.nationwide-section{display:grid;grid-template-columns:1.2fr .8fr;gap:100px;align-items:center}.nationwide-section h2{margin-top:25px}.nationwide-section p:not(.eyebrow){font-size:1rem;color:#c7cdd3;margin-top:24px}.nationwide-section .button{margin-top:28px}.national-type{border:1px solid #c9a86a5c;padding:44px;text-align:center;background:linear-gradient(135deg,#172335,#0b1220)}.national-type>span{font-size:.75rem;letter-spacing:.18em;color:var(--gold)}.national-type strong{font-family:var(--serif);font-size:7.5rem;line-height:1.2;display:block;font-weight:400;letter-spacing:-.04em}.gold-line{height:1px;background:#c9a86a66;margin:24px 0}.national-type>p{font-family:var(--serif);font-size:2.5rem!important;line-height:1.1;color:var(--paper)!important}.contact-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:100px;align-items:start}.contact-directory>div{padding:25px 0;border-top:1px solid var(--line)}.contact-directory>div>span{display:block;font-size:.75rem;letter-spacing:.12em;color:var(--muted);margin-bottom:15px}.contact-directory>div>a{font-size:clamp(1.05rem,1.75vw,1.5rem);letter-spacing:-.035em;overflow-wrap:anywhere}.contact-directory>div>p{font-family:var(--serif);font-size:2.5rem;line-height:1.2}.contact-directory .button{margin-top:20px}.legal-copy{max-width:850px}.legal-banner{font-size:1rem;padding:24px;border-left:2px solid var(--gold);background:#e8e3d9;margin-bottom:45px}.legal-copy h2{font-family:var(--sans);font-size:1.5rem;font-weight:500;letter-spacing:-.025em;margin:35px 0 17px}.legal-copy p{font-size:1rem;color:var(--muted)}
/* Footer and the local, editable concierge. */
.site-footer{background:var(--ink);color:var(--paper);padding:80px 0 32px}.footer-top{border-bottom:1px solid #c9a86a40;padding-bottom:60px}.footer-callout{display:flex;align-items:end;justify-content:space-between;gap:50px;margin-top:26px}.footer-callout h2{font-size:7rem;line-height:.97}.footer-callout h2 em{color:var(--gold)}.footer-callout>div{padding-bottom:7px}.footer-email{display:block;font-size:.875rem;color:#d8dbe0;margin-top:20px;overflow-wrap:anywhere}.footer-email:hover{color:var(--gold)}.footer-grid{display:grid;grid-template-columns:1.15fr .85fr 1fr 1fr;gap:55px;padding-top:55px}.footer-grid>div>p{font-size:.875rem;color:#b2bbc7;margin-top:22px;line-height:1.85}.footer-grid h3{font-size:.875rem;font-weight:500;letter-spacing:0;margin-bottom:21px}.footer-link{font-size:.875rem;color:#b9c2cd;display:block;margin-top:10px}.footer-link>span{display:none}.footer-link:hover{color:var(--gold)}.footer-grid>div:last-child>a{font-size:.875rem;color:#c8ced7;display:block;margin-top:13px}.footer-email-small{overflow-wrap:anywhere}.domain-link{display:block;margin-top:18px;font-size:.813rem;color:var(--gold)}.footer-wordmark{font-family:var(--serif);font-size:clamp(3rem,12vw,12rem);letter-spacing:-.07em;line-height:1.1;white-space:nowrap;margin-top:55px;color:#dfdace}.footer-bottom{display:flex;justify-content:space-between;gap:25px;padding-top:26px;margin-top:30px;border-top:1px solid #ffffff25;font-size:.75rem;color:#b5becb}.footer-bottom nav{display:flex;gap:24px}.footer-bottom button{padding:0;border:0;background:none;color:inherit;font-size:inherit}.fine-print{font-size:.75rem;line-height:1.65;color:#9da8b8;max-width:1050px;margin-top:22px}.desk-launcher{position:fixed;right:23px;bottom:23px;z-index:65;display:flex;align-items:center;gap:12px;padding:12px 17px 12px 12px;background:var(--ink);color:var(--paper);border:1px solid #c9a86a88;box-shadow:0 10px 40px #0003;border-radius:3px;text-align:left;transition:transform .25s}.desk-launcher:hover{transform:translateY(-4px)}.desk-monogram{display:grid;place-items:center;width:43px;height:43px;border:1px solid var(--gold);font-family:var(--serif);font-size:2.1rem;line-height:1;position:relative;color:var(--gold);flex-shrink:0}.desk-monogram>span{position:absolute;bottom:3px;right:5px;font-size:1.5rem}.desk-launcher small{display:block;font-size:.75rem;letter-spacing:.07em;color:#bbc3ce}.desk-launcher strong{display:block;font-size:1rem;font-weight:500;margin-top:2px}.desk-launcher>span:last-child{font-size:1.4rem;margin-left:16px}.desk-dialog{position:fixed;right:22px;bottom:22px;left:auto;top:auto;margin:0;width:430px;max-width:calc(100vw - 32px);height:700px;max-height:calc(100dvh - 40px);padding:0;border:1px solid #c9a86a80;border-radius:5px;background:var(--white);color:var(--ink);overflow:hidden;box-shadow:0 20px 100px #0005}.desk-dialog::backdrop{background:#0b122047;backdrop-filter:blur(2px)}.desk-shell{display:flex;height:100%;flex-direction:column;min-height:0}.desk-header{padding:22px;background:var(--ink);color:var(--paper);display:flex;gap:15px;align-items:center}.desk-header h2{font-family:var(--serif);font-size:2rem;line-height:1}.desk-header p{font-size:.75rem;line-height:1.5;color:#c2cad3;margin-top:7px}.desk-header>button{margin-left:auto;align-self:flex-start;background:none;border:0;color:var(--paper);font-size:1.8rem;line-height:1;width:33px;height:33px}.desk-context{display:flex;justify-content:space-between;gap:15px;align-items:center;border-bottom:1px solid var(--line);padding:11px 20px}.desk-context>span{font-size:.75rem;letter-spacing:.06em;color:var(--muted)}.desk-context>button{font-size:.75rem;background:none;border:0;border-bottom:1px solid var(--line);padding:3px 0;white-space:nowrap;color:var(--muted)}.desk-log{flex:1;overflow-y:auto;overscroll-behavior:contain;min-height:50px;padding:20px;display:flex;flex-direction:column;gap:15px}.desk-message{padding:14px 16px;max-width:94%;font-size:.9375rem;line-height:1.6;background:#eceee8;border-radius:0 10px 10px;white-space:pre-wrap;overflow-wrap:anywhere;flex-shrink:0}.desk-message.user{align-self:flex-end;background:var(--ink);color:var(--paper);border-radius:10px 0 10px 10px}.desk-message>small{display:block;font-size:.75rem;letter-spacing:.07em;margin-bottom:6px;color:#667264}.desk-message.user>small{color:#d0be99}.desk-summary{border-top:1px solid #a2aaa7;padding-top:12px;margin-top:13px;font-size:.875rem}.desk-choices{display:flex;gap:7px;flex-wrap:wrap;padding:4px 20px 15px;max-height:175px;overflow:auto;flex-shrink:0}.desk-choices:empty{display:none}.desk-choices button,.desk-choices a{border:1px solid #b5bcb9;background:var(--white);padding:9px 12px;font-size:.875rem;line-height:1.4;min-height:41px;text-align:left}.desk-choices button:hover,.desk-choices a:hover{background:#e9e1d3;border-color:var(--gold)}#desk-form{display:flex;gap:10px;padding:15px 20px 0;border-top:1px solid var(--line)}#desk-input{min-width:0;flex:1;border:0;background:none;font-size:1rem;padding:10px 0;outline-offset:2px}#desk-form>button{width:43px;height:43px;flex-shrink:0;background:var(--ink);border:0;color:var(--paper);font-size:1.8rem;line-height:1}.desk-privacy{font-size:.75rem;color:var(--muted);padding:10px 20px 8px;line-height:1.6}.desk-privacy a{text-decoration:underline}.desk-contact{padding:9px 20px 14px;border-top:1px solid var(--line);display:flex;flex-direction:column;gap:4px;font-size:.75rem}.desk-contact a{overflow-wrap:anywhere}.desk-contact a:hover{text-decoration:underline}.dialog-open{overflow:hidden}.noscript-note{padding:25px;text-align:center;background:var(--gold);color:var(--ink);font-size:1rem}.motion-paused .hero-slide{animation-play-state:paused}.reveal{opacity:1;transform:none}.js-motion .reveal{opacity:0;transform:translateY(18px);transition:opacity .75s var(--ease),transform .75s var(--ease)}.js-motion .reveal.visible{opacity:1;transform:none}@keyframes kenburns{from{transform:scale(1.02)}to{transform:scale(1.095) translateX(-.5%)}}
@media(min-width:1650px){.hero-content{padding-top:50px}.hero h1{margin-top:60px}.hero-bottom-grid{margin-top:50px}.hero-foot{margin-top:58px}.hero-aside{width:340px}.hero-aside strong{font-size:3.5rem}}
@media(max-width:1250px){.container{width:calc(100% - 72px)}.utility-note{display:none}.desktop-nav{gap:21px}.nav-row{gap:25px}.nav-call{font-size:.75rem;padding:11px 13px}.hero h1{font-size:7.3vw}.hero-content{padding-top:30px}.hero-bottom-grid{grid-template-columns:1.6fr .4fr;gap:30px}.hero-aside{width:235px;padding-right:57px}.hero-aside strong{font-size:2.5rem}.hero .contact-actions .button{font-size:.75rem;padding:14px 16px;gap:12px}.hero .contact-actions{gap:9px}.hero-foot{margin-top:40px}.intro-split{gap:75px}.inventory-feature .deal-grid{grid-template-columns:repeat(2,1fr);gap:30px}.inventory-feature .deal-photo{aspect-ratio:1.5}.inventory-feature .deal-copy{padding:25px}.inventory-feature .deal-copy h3{font-size:2rem;min-height:0}.inventory-feature .deal-location{display:flex}.inventory-feature .deal-numbers dd{font-size:1rem}.inventory-feature .deal-location>span{margin-top:0}.filters{grid-template-columns:1.5fr 1fr 1fr}.filters .filter-reset{justify-self:start}.path-card{padding:46px 36px;min-height:535px}.path-card h2{font-size:3.8rem}.steps{gap:25px}.steps h3{font-size:1.9rem}.markets-layout{gap:45px}.faq-section{gap:65px}.form-section{gap:65px;grid-template-columns:.85fr 1.15fr}.form-card{padding:34px}.about-story,.investor-intro{gap:65px}.about-story .contact-actions .button{font-size:.75rem;gap:12px}.footer-callout h2{font-size:6rem}.footer-grid{gap:35px}.footer-grid>div:last-child>a{font-size:.813rem}.contact-layout{gap:65px}.nationwide-section{gap:60px}.national-type{padding:30px}.national-type strong{font-size:6.5rem}}
@media(max-width:1000px){.container{width:calc(100% - 48px)}.desktop-nav{display:none}.menu-toggle{display:block}.nav-row{height:80px;gap:20px}.nav-call{margin-left:auto;font-size:.875rem}.utility-inner{font-size:.75rem}.hero h1{font-size:6.4rem;max-width:800px}.hero-edition{display:none}.hero-bottom-grid{grid-template-columns:1fr}.hero-aside{display:none}.hero .contact-actions .button{font-size:.875rem}.hero-foot{margin-top:39px}.hero-foot>p{font-size:.75rem}.section{padding-block:85px}.intro-split{gap:50px;grid-template-columns:1fr 1fr}.intro-copy p:first-child{font-size:1.18rem}.intro-split h2{font-size:3.7rem}.section-heading{grid-template-columns:.5fr 1.5fr;gap:25px}.section-heading.horizontal h2{font-size:4rem}.deal-grid{grid-template-columns:repeat(2,1fr)}.section-heading.horizontal{gap:40px}.section-heading.horizontal>div:last-child{max-width:310px}.steps{grid-template-columns:repeat(2,1fr);gap:36px}.steps h3 br{display:none}.path-card{min-height:490px;padding:39px 26px}.path-card h2{font-size:3.25rem}.path-card .eyebrow{font-size:.75rem}.film-strip{height:440px}.film-strip h2{font-size:4.5rem}.markets-layout{gap:33px}.market-list a{padding:23px 0;gap:16px}.market-list strong{font-size:1rem}.market-image{aspect-ratio:.9}.market-image>div{left:25px;bottom:25px}.market-image strong{font-size:5rem}.faq-section{grid-template-columns:.8fr 1.2fr;gap:45px}.faq-section h2{font-size:3.65rem}.inner-hero{padding:60px 0 65px}.inner-hero h1{font-size:5.4rem}.inner-hero.with-image{min-height:500px}.editorial-cards{gap:26px}.editorial-cards h3{font-size:2.1rem}.form-section{grid-template-columns:1fr;gap:40px}.form-section>div:first-child{position:static;max-width:760px}.form-section>div:first-child>p:not(.eyebrow){max-width:720px}.form-card{padding:40px}.form-section .form-card{max-width:840px;width:100%;justify-self:end}.investor-intro{gap:44px;align-items:start}.investor-intro h2{font-size:3.8rem}.investor-intro>img{height:auto;aspect-ratio:.63}.structure-grid{gap:50px}.structure-grid h2{font-size:4rem}.about-story{gap:40px}.about-story h2{font-size:3.8rem}.about-story .portrait{aspect-ratio:.65}.about-story .contact-actions{display:block}.about-story .contact-actions .button{display:flex;width:max-content;max-width:100%;margin-top:10px;font-size:.813rem}.county-grid{gap:50px}.county-grid h2{font-size:3.2rem}.nationwide-section{grid-template-columns:1.1fr .9fr;gap:40px}.nationwide-section h2{font-size:3.8rem}.national-type{padding:27px}.national-type strong{font-size:5.8rem}.contact-layout{grid-template-columns:.75fr 1.25fr;gap:35px}.contact-layout .form-fields{grid-template-columns:1fr}.contact-layout .form-card{padding:30px}.contact-layout .form-card>h2{font-size:3rem}.footer-callout{gap:30px;align-items:center}.footer-callout h2{font-size:5.1rem}.footer-callout .button{font-size:.813rem}.footer-email{font-size:.813rem}.footer-grid{grid-template-columns:1fr 1fr;gap:42px 60px}.footer-bottom{flex-direction:column;gap:17px}.footer-wordmark{font-size:12vw}.footer-callout>div{max-width:310px}.desk-launcher{right:18px;bottom:18px}.testimonial-grid{grid-template-columns:1fr}.testimonial-grid figure{max-width:700px}}
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.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 58%;opacity:0;transition:opacity 1s ease}.hero-video.playing{opacity:1}@media(max-width:700px){.hero-video{object-position:65% 50%}}

/* Keep the complete contact masthead readable on narrow screens and text zoom. */
.utility-inner>div{min-width:0;flex-wrap:wrap}.utility-inner a{overflow-wrap:anywhere}
.nav-row .logo{flex-shrink:0}
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/* The Utah sunset is the center of the new editorial masthead. */
.hero-slide.active{animation:none;transform:none}
.hero-slide,.hero-video{object-position:center 54%}
.hero-overlay{background:linear-gradient(90deg,#06101ce8 0%,#0b1628ad 37%,#0b12201a 79%),linear-gradient(180deg,#08162450 0%,transparent 38%,#07111ee6 100%)}
.hero-aside{width:280px;padding-right:0;border-top:1px solid #c9a86aab}
.hero-aside strong{font-size:3.1rem}.hero-aside:hover strong{color:var(--gold)}
.hero-controls>span{max-width:none;min-width:0}
#scene-toggle{min-height:44px;padding-inline:10px;border:1px solid #f4efe653;background:#0b122026;backdrop-filter:blur(12px);font-size:.875rem}
.hero .contact-actions .button{font-size:.875rem;padding:17px 23px;min-height:58px}
@media(max-width:1000px){.hero-controls{gap:16px}}
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@media(min-width:1001px){.hero-foot{padding-right:270px;flex-wrap:wrap}.hero-controls{gap:16px}}