:root{--ink:#102a2f;--ink-2:#29464a;--muted:#607477;--paper:#fffdf8;--sand:#f3ede1;--line:#d9ded9;--lake:#176d75;--lake-dark:#0e4f57;--coral:#c66847;--green:#55725c;--sun:#e6b84a;--max:1180px;--serif:'Fraunces',Georgia,serif;--sans:'DM Sans',system-ui,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65}img,svg{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.container{width:min(calc(100% - 40px),var(--max));margin-inline:auto}.narrow{max-width:790px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip{position:fixed;left:16px;top:-100px;background:var(--ink);color:white;padding:10px 16px;z-index:100}.skip:focus{top:16px}
.site-header{position:sticky;top:0;z-index:50;background:color-mix(in srgb,var(--paper) 94%,transparent);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}.header-inner{height:76px;display:flex;align-items:center;justify-content:space-between;gap:24px}.logo{display:inline-flex;align-items:center;gap:11px;font-weight:600;letter-spacing:-.02em;white-space:nowrap}.logo b{color:var(--lake)}.logo-mark{width:37px;height:37px;border:1px solid var(--ink);border-radius:50%;display:grid;place-items:center}.logo-mark svg{width:25px}.logo-mark path{fill:none;stroke:currentColor;stroke-width:2}.main-nav{display:flex;align-items:center;gap:26px;font-size:14px;font-weight:600}.main-nav>a:not(.nav-cta){position:relative}.main-nav>a:not(.nav-cta)::after{content:"";position:absolute;left:0;right:100%;bottom:-6px;height:2px;background:var(--coral);transition:.2s}.main-nav>a:hover::after{right:0}.nav-cta{padding:11px 17px;border:1px solid var(--ink)}.nav-cta:hover{background:var(--ink);color:white}.menu-button{display:none;background:none;border:0;padding:8px}.menu-button>span:not(.sr-only){display:block;width:24px;height:2px;background:var(--ink);margin:5px}
.eyebrow{text-transform:uppercase;letter-spacing:.16em;font-size:12px;font-weight:700;color:var(--lake);margin:0 0 18px}.eyebrow.light{color:#c3e0df}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);font-weight:600;letter-spacing:-.035em;line-height:1.06}h1{font-size:clamp(42px,6vw,78px);margin-bottom:26px}h2{font-size:clamp(32px,4vw,52px);margin-bottom:22px}h3{font-size:20px;line-height:1.25;letter-spacing:-.02em}.lead{font-size:clamp(18px,2vw,22px);line-height:1.55;color:var(--ink-2);max-width:65ch}.section-lead{font-size:19px;color:var(--muted);max-width:57ch}.button-row{display:flex;align-items:center;gap:28px;flex-wrap:wrap;margin-top:34px}.button-row.centered{justify-content:center}.button{display:inline-flex;align-items:center;justify-content:center;gap:28px;background:var(--lake);border:1px solid var(--lake);color:white;padding:15px 20px;font-weight:700;font-size:15px;cursor:pointer;transition:.2s}.button:hover{background:var(--lake-dark);transform:translateY(-2px)}.button-light{background:white;color:var(--ink);border-color:white;margin-top:22px}.button-light:hover{background:var(--sand)}.button-outline{background:transparent;color:var(--ink);border-color:var(--ink)}.button-outline:hover{background:var(--ink);color:white}.text-link{font-weight:700;font-size:15px;border-bottom:1px solid currentColor;padding-bottom:3px}.text-link:hover{color:var(--lake)}
.home-hero{overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.03fr .97fr;min-height:690px;align-items:center;gap:70px}.hero-copy{padding:70px 0}.hero-copy h1{max-width:760px}.hero-visual{height:570px;background:#d9e6e3;position:relative;overflow:hidden;border-radius:240px 240px 10px 10px}.hero-visual>svg{position:absolute;inset:auto 0 0;width:100%;height:90%}.mountain.far{fill:#90aaa4}.mountain.near{fill:#405e58}.water{fill:#f6eee0}.waterline{fill:none;stroke:#176d75;stroke-width:4;opacity:.7}.waterline.two{opacity:.35}.sun{position:absolute;width:112px;height:112px;border-radius:50%;background:var(--sun);right:18%;top:11%}.visual-note{position:absolute;right:22px;bottom:25px;width:min(280px,80%);background:var(--paper);padding:19px 22px;border-left:4px solid var(--coral)}.visual-note b,.visual-note span{display:block}.visual-note span{font-size:14px;color:var(--muted);line-height:1.45;margin-top:4px}.proof-strip{background:var(--ink);color:white}.proof-grid{display:grid;grid-template-columns:repeat(4,1fr);min-height:92px;align-items:center}.proof-grid span{padding:8px 25px;border-left:1px solid #ffffff35;text-align:center;font-size:14px;font-weight:600}.proof-grid span:last-child{border-right:1px solid #ffffff35}
.section{padding:110px 0}.section.sand{background:var(--sand)}.split-intro{display:grid;grid-template-columns:1fr .85fr;gap:80px;align-items:end;margin-bottom:55px}.split-intro h2{margin-bottom:0}.split-intro .button{margin-top:22px}.cards{display:grid;gap:20px}.cards.three{grid-template-columns:repeat(3,1fr)}.card{background:white;border:1px solid var(--line);padding:34px;min-height:260px}.card.numbered>span{font-family:var(--serif);font-size:28px;color:var(--coral)}.card h3{font-family:var(--serif);font-size:27px;margin:42px 0 12px}.card p{color:var(--muted)}.card a{font-weight:700;font-size:14px;color:var(--lake)}.icon-chip{display:grid;width:52px;height:52px;place-items:center;border-radius:50%;background:var(--sand);font-size:25px}.neighborhood-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}.neighborhood{min-height:330px;padding:42px;display:flex;flex-direction:column;color:white;position:relative;overflow:hidden}.neighborhood::before{content:"";position:absolute;width:280px;height:280px;border:1px solid #ffffff38;border-radius:50%;right:-90px;top:-110px;box-shadow:0 0 0 42px #ffffff0b,0 0 0 84px #ffffff08}.neighborhood.dark{background:var(--ink)}.neighborhood.lake{background:var(--lake)}.neighborhood.coral{background:var(--coral)}.neighborhood.green{background:var(--green)}.neighborhood span,.tag{text-transform:uppercase;letter-spacing:.14em;font-size:11px;font-weight:700}.neighborhood h3{font-family:var(--serif);font-size:36px;margin:50px 0 12px}.neighborhood p{max-width:38ch;opacity:.86}.neighborhood i{margin-top:auto;font-style:normal;font-size:14px;font-weight:700}.centered-link{text-align:center;margin-top:42px}.timeline{list-style:none;padding:0;margin-top:20px}.timeline li{display:grid;grid-template-columns:100px 1fr;border-top:1px solid var(--line);padding:28px 0}.timeline li:last-child{border-bottom:1px solid var(--line)}.timeline>li>span{font-family:var(--serif);font-size:27px;color:var(--coral)}.timeline h3{margin:0 0 6px}.timeline p{color:var(--muted);margin:0}.article-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:20px}.article-card{border:1px solid var(--line);padding:34px;min-height:340px;display:flex;flex-direction:column;background:var(--paper)}.article-card.featured{background:var(--ink);color:white}.article-card .tag{color:var(--coral)}.article-card h2,.article-card h3{font-family:var(--serif);font-size:29px;line-height:1.15;margin:58px 0 14px}.article-card p{color:var(--muted)}.article-card.featured p{color:#b9c9c8}.article-card i{font-style:normal;font-size:14px;font-weight:700;margin-top:auto}.muted-card{background:var(--sand)}.faq-section{border-top:1px solid var(--line)}.faq{margin-top:42px}.faq details{border-top:1px solid var(--line)}.faq details:last-child{border-bottom:1px solid var(--line)}.faq summary{list-style:none;cursor:pointer;padding:23px 44px 23px 0;font-weight:700;position:relative}.faq summary::-webkit-details-marker{display:none}.faq summary::after{content:"+";position:absolute;right:5px;font-size:25px;color:var(--coral);font-weight:400}.faq details[open] summary::after{content:"–"}.faq details div{padding:0 45px 24px 0;color:var(--muted)}.faq details p{margin:0}
.closing-cta{padding:90px 0;background:var(--lake);color:white}.closing-grid{display:grid;grid-template-columns:1fr .7fr;gap:100px;align-items:center}.closing-grid h2{margin:0}.closing-grid>div:last-child>p{color:#d3e5e3}.site-footer{background:var(--ink);color:white;padding:70px 0 25px}.footer-grid{display:grid;grid-template-columns:1.5fr .7fr 1fr;gap:80px}.footer-logo{margin-bottom:22px}.footer-logo .logo-mark{border-color:white}.footer-grid p,.footer-grid span{color:#9db0b0;font-size:14px;max-width:45ch}.footer-grid h2{font-family:var(--sans);font-size:12px;text-transform:uppercase;letter-spacing:.15em;color:#9db0b0;margin:0 0 20px}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;align-items:flex-start;gap:10px;font-size:14px}.footer-grid a:hover{color:#bcdeda}.footer-bottom{border-top:1px solid #ffffff24;margin-top:55px;padding-top:24px;display:flex;justify-content:space-between;gap:30px;font-size:12px;color:#839898}
.breadcrumbs{padding-top:28px;display:flex;gap:9px;align-items:center;font-size:12px;color:var(--muted)}.breadcrumbs a:hover{color:var(--lake)}.breadcrumbs i{font-style:normal;color:#a3aeac}.page-hero{padding:100px 0 115px;border-bottom:1px solid var(--line)}.page-hero h1{max-width:900px}.page-hero .lead{max-width:760px}.properties-hero{background:linear-gradient(105deg,var(--paper) 0 64%,var(--sand) 64%)}.article-hero{padding:100px 0 85px;border-bottom:1px solid var(--line)}.article-hero h1{font-size:clamp(40px,5.3vw,68px)}.article-meta{display:flex;gap:25px;margin-top:34px;color:var(--muted);font-size:13px}.article-body{padding:85px 0 110px}.prose{max-width:790px}.prose>p,.prose>ul{color:var(--ink-2)}.prose p{margin-bottom:24px}.prose h2{font-size:37px;margin:70px 0 20px;scroll-margin-top:105px}.prose a:not(.button){color:var(--lake);text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:3px}.intro-paragraph{font-family:var(--serif);font-size:27px;line-height:1.5;color:var(--ink)!important}.toc{background:var(--sand);padding:28px 32px;margin:45px 0;display:flex;flex-direction:column;align-items:flex-start;gap:8px}.toc strong{margin-bottom:8px}.callout{border-left:4px solid var(--coral);background:var(--sand);padding:27px 30px;margin:38px 0}.callout p{margin:6px 0 0}.inline-cta{background:var(--ink);color:white;padding:48px;margin:75px 0}.inline-cta h2{margin:0 0 18px;color:white}.inline-cta p:not(.eyebrow){color:#b9c9c8}.inline-cta .button{margin-top:10px}.profile-grid{display:grid;grid-template-columns:repeat(2,1fr);border:1px solid var(--line);margin:45px 0}.profile-grid>div{padding:24px;border-bottom:1px solid var(--line)}.profile-grid>div:nth-child(odd){border-right:1px solid var(--line)}.profile-grid>div:nth-last-child(-n+2){border-bottom:0}.profile-grid span,.profile-grid b{display:block}.profile-grid span{text-transform:uppercase;letter-spacing:.1em;font-size:11px;color:var(--muted);margin-bottom:5px}.check-list{list-style:none;padding:0}.check-list li{padding:15px 0 15px 38px;border-top:1px solid var(--line);position:relative}.check-list li:last-child{border-bottom:1px solid var(--line)}.check-list li::before{content:"?";position:absolute;left:5px;color:var(--coral);font-weight:700}.check-list.positive li::before{content:"✓";color:var(--green)}
.neighborhood-hero{position:relative;overflow:hidden;color:white;padding:100px 0 160px}.neighborhood-hero.dark{background:var(--ink)}.neighborhood-hero.coral{background:var(--coral)}.neighborhood-hero.lake{background:var(--lake)}.neighborhood-hero.green{background:var(--green)}.neighborhood-hero h1{max-width:950px}.neighborhood-hero .lead{color:#fff;opacity:.86;max-width:750px}.terrain{position:absolute;left:0;right:0;bottom:0;height:150px}.terrain svg{width:100%;height:100%}.terrain path:first-child{fill:var(--paper);opacity:.15}.terrain path:last-child{fill:none;stroke:var(--paper);stroke-width:2;opacity:.35}.neighborhood-list{border-top:1px solid var(--line)}.neighborhood-row{display:grid;grid-template-columns:80px 1fr 1fr 30px;gap:35px;align-items:center;padding:42px 8px;border-bottom:1px solid var(--line)}.neighborhood-row:hover{background:var(--sand)}.row-index{font-family:var(--serif);font-size:24px;color:var(--coral)}.neighborhood-row h2{font-size:36px;margin:8px 0}.neighborhood-row p{margin:0;color:var(--muted)}.neighborhood-row .tradeoff b{font-size:12px;text-transform:uppercase;letter-spacing:.1em}.neighborhood-row>i{font-style:normal;font-size:24px}.compare-wrap{overflow-x:auto}.compare{width:100%;border-collapse:collapse;background:var(--paper)}.compare th,.compare td{text-align:left;padding:22px;border-bottom:1px solid var(--line);vertical-align:top}.compare th{font-size:12px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}.compare td:nth-child(2){font-family:var(--serif);font-size:22px}.deliverables{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);background:var(--line);gap:1px}.deliverables>div{background:var(--paper);padding:28px}.deliverables b{color:var(--coral);font-family:var(--serif);font-size:23px}.deliverables h3{margin:38px 0 10px}.deliverables p{font-size:15px;color:var(--muted)}.center{text-align:center}.center .lead{margin-inline:auto}.center .button{margin-top:25px}.guide-grid{grid-template-columns:repeat(2,1fr)}.big-checklist{list-style:none;padding:0;margin-top:45px}.big-checklist li{display:grid;grid-template-columns:60px 1fr 28px;gap:22px;align-items:start;padding:28px 0;border-top:1px solid var(--line)}.big-checklist li:last-child{border-bottom:1px solid var(--line)}.big-checklist li>span{font-family:var(--serif);font-size:24px;color:var(--coral)}.big-checklist h2{font-family:var(--sans);font-size:20px;margin:0 0 8px}.big-checklist p{margin:0}.big-checklist input{width:22px;height:22px;accent-color:var(--lake)}
.contact-page{padding:90px 0 110px}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;align-items:start}.contact-copy{position:sticky;top:120px}.contact-copy h1{font-size:clamp(42px,5vw,68px)}.contact-direct{border-top:1px solid var(--line);margin-top:55px;padding-top:25px;display:flex;flex-direction:column;align-items:flex-start;gap:7px}.contact-direct span,.contact-direct small{font-size:13px;color:var(--muted)}.contact-direct a{font-family:var(--serif);font-size:23px;color:var(--lake)}.form-shell{background:var(--sand);padding:45px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{display:block;font-size:13px;font-weight:700;margin-bottom:20px}input,select,textarea{display:block;width:100%;margin-top:7px;border:1px solid #bdc6c2;background:var(--paper);color:var(--ink);padding:13px 14px;border-radius:0;outline:none}input:focus,select:focus,textarea:focus{border-color:var(--lake);box-shadow:0 0 0 3px #176d7518}textarea{resize:vertical}.honeypot{position:absolute!important;left:-10000px!important}.submit-button{width:100%;margin-top:8px}.form-note{font-size:12px;color:var(--muted);margin:14px 0 0}.form-status{display:none;padding:14px 16px;margin-bottom:20px;font-size:14px}.form-status.success{display:block;background:#dce9df;color:#245232}.form-status.error{display:block;background:#f2ddd4;color:#7d321d}
@media(max-width:980px){.main-nav{gap:15px}.main-nav>a:not(.nav-cta){display:none}.hero-grid{grid-template-columns:1fr;gap:10px}.hero-copy{padding-bottom:15px}.hero-visual{height:520px}.split-intro{grid-template-columns:1fr;gap:25px}.article-grid{grid-template-columns:1fr 1fr}.article-card.featured{grid-column:span 2}.deliverables{grid-template-columns:repeat(2,1fr)}.contact-grid{grid-template-columns:1fr;gap:50px}.contact-copy{position:static}.closing-grid{gap:50px}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:span 2}}
@media(max-width:720px){body{font-size:16px}.container{width:min(calc(100% - 30px),var(--max))}.header-inner{height:66px}.menu-button{display:block}.main-nav{display:none;position:absolute;top:66px;left:0;right:0;background:var(--paper);padding:20px 15px 25px;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch}.main-nav.open{display:flex}.main-nav>a:not(.nav-cta){display:block}.nav-cta{text-align:center}.home-hero h1{font-size:44px}.hero-grid{min-height:0}.hero-copy{padding:55px 0 10px}.hero-visual{height:420px;border-radius:180px 180px 8px 8px}.visual-note{right:12px;bottom:12px}.proof-grid{grid-template-columns:1fr 1fr;padding:15px 0}.proof-grid span{padding:10px;font-size:12px}.proof-grid span:nth-child(odd){border-left:0}.proof-grid span:last-child{border-right:0}.section{padding:75px 0}.cards.three,.neighborhood-grid,.article-grid,.guide-grid{grid-template-columns:1fr}.article-card.featured{grid-column:auto}.neighborhood{min-height:280px;padding:30px}.timeline li{grid-template-columns:58px 1fr}.closing-grid{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr;gap:45px}.footer-grid>div:first-child{grid-column:auto}.footer-bottom{flex-direction:column}.breadcrumbs{overflow:auto;white-space:nowrap}.page-hero,.article-hero{padding:70px 0}.page-hero h1,.article-hero h1{font-size:42px}.article-body{padding:60px 0 80px}.intro-paragraph{font-size:23px}.prose h2{font-size:31px;margin-top:55px}.inline-cta{padding:30px;margin:55px 0}.profile-grid{grid-template-columns:1fr}.profile-grid>div,.profile-grid>div:nth-child(odd){border-right:0;border-bottom:1px solid var(--line)}.profile-grid>div:nth-last-child(-n+2){border-bottom:1px solid var(--line)}.profile-grid>div:last-child{border-bottom:0}.neighborhood-row{grid-template-columns:45px 1fr 22px;gap:15px}.neighborhood-row .tradeoff{display:none}.neighborhood-row h2{font-size:30px}.deliverables{grid-template-columns:1fr}.field-row{grid-template-columns:1fr;gap:0}.form-shell{padding:28px 20px}.contact-page{padding:65px 0}.article-meta{flex-direction:column;gap:4px}.desktop-link{display:none}}
@media print{.site-header,.closing-cta,.site-footer,.breadcrumbs,.button-row,.inline-cta{display:none!important}.article-hero,.article-body{padding:25px 0}.big-checklist li{break-inside:avoid}.big-checklist input{appearance:none;border:1px solid #333}.container{width:100%}body{background:white;color:black}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* real photography enhancement */
.hero-visual{margin:0}.hero-visual>img{width:100%;height:100%;object-fit:cover;object-position:52% center}.hero-visual::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 52%,#08252d66)}.visual-note{z-index:1}.photo-story{padding:34px 0 0}.photo-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:18px}.photo-grid figure{margin:0;position:relative;overflow:hidden;background:var(--sand)}.photo-grid img{width:100%;height:330px;object-fit:cover;transition:transform .5s ease}.photo-grid figure:hover img{transform:scale(1.02)}.photo-grid figcaption{position:absolute;left:14px;right:14px;bottom:14px;background:#0b242cdb;color:white;padding:10px 13px;font-size:12px}.photo-credits{margin-top:14px;color:#718888;font-size:11px}.photo-credits a{text-decoration:underline;text-underline-offset:2px}.photo-credits a:hover{color:#bcdeda}@media(max-width:720px){.photo-grid{grid-template-columns:1fr}.photo-grid img{height:260px}}