@font-face{font-family:'Inter';font-style:normal;font-weight:100 900;font-display:swap;src:url('/fonts/inter-normal-latin.woff2') format('woff2')}
@font-face{font-family:'Source Serif 4';font-style:normal;font-weight:200 900;font-display:swap;src:url('/fonts/source-serif-4-normal-latin.woff2') format('woff2')}
@font-face{font-family:'Source Serif 4';font-style:italic;font-weight:200 900;font-display:swap;src:url('/fonts/source-serif-4-italic-latin.woff2') format('woff2')}

:root{
  --ink:#1B221E;--ink-deep:#141A16;--ink-hover:#2A332D;--paper:#F6F5F1;--panel:#FFFDF9;
  --line:#E2E1DA;--line-dark:rgba(246,245,241,.16);--body:#3E4640;--muted:#555D57;
  --sage:#5F7C5C;--sage-mid:#798B77;--sage-light:#C9D5B3;--tan:#AB8156;--tan-hover:#C09468;--error:#8A5F33;
  --serif:'Source Serif 4',Georgia,serif;--sans:Inter,system-ui,sans-serif;
  --gutter:clamp(20px,4vw,40px);
}
*{box-sizing:border-box}
html,body{margin:0;padding:0;background:var(--paper);color:var(--body);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
body{min-height:100vh;display:flex;flex-direction:column}
a{color:var(--ink)}a:hover{color:var(--sage)}
input,select,textarea,button{font:inherit}
:focus-visible{outline:2px solid var(--sage-mid);outline-offset:2px}
img{max-width:100%}
p,h1,h2,h3{text-wrap:pretty}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:var(--paper);padding:12px 16px;z-index:50}
.skip:focus{left:16px;top:16px;color:var(--paper)}

main{flex:1;animation:rlfade .6s ease-out both}
@keyframes rlfade{from{opacity:0;transform:translateY(6px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){main{animation:none}*{transition:none!important}}

.wrap{max-width:1160px;margin:0 auto;padding-left:var(--gutter);padding-right:var(--gutter)}
.measure{max-width:800px}

/* Type */
.serif{font-family:var(--serif)}
h1,h2,h3{font-family:var(--serif);font-weight:700;letter-spacing:-.02em;color:var(--ink);margin:0}
h1 em,h2 em{font-style:italic;font-weight:600;color:var(--sage)}
.h1{font-size:clamp(36px,5.2vw,62px);line-height:1.02;margin:0 0 20px;max-width:800px}
.h1-home{font-size:clamp(38px,5.4vw,68px);line-height:1.02;letter-spacing:-.01em;margin:0 0 28px}
.h1-home em{font-weight:700}
.h2{font-size:clamp(30px,3.6vw,46px);line-height:1.05}
.h2-xl{font-size:clamp(32px,3.8vw,48px);line-height:1.05}
.h2-md{font-size:26px;margin:0 0 12px}
.h2-sm{font-size:24px;margin:0 0 16px}
.h3{font-size:24px;line-height:1.2;letter-spacing:-.015em;margin:0 0 10px}
.lead{font-size:20px;margin:0;max-width:620px}
.lead--wide{max-width:700px}
.eyebrow{display:flex;align-items:center;gap:10px;margin:0 0 18px;font-family:var(--sans);font-size:11px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.eyebrow::before{content:"";width:6px;height:6px;background:var(--tan);flex:none}
.dark .eyebrow{color:var(--sage-light)}

/* Buttons */
.btn{display:inline-block;background:var(--ink);color:var(--paper);text-decoration:none;font-weight:700;font-size:14px;padding:16px 28px;border:1px solid var(--ink);border-radius:0;white-space:nowrap;cursor:pointer}
.btn:hover{background:var(--ink-hover);color:var(--paper)}
.btn--sm{font-size:13px;padding:12px 20px}
.btn--tan{background:var(--tan);border-color:var(--tan);color:var(--ink-deep);font-size:15px;padding:18px 30px}
.btn--tan:hover{background:var(--tan-hover);color:var(--ink-deep)}
.btn-outline{display:inline-flex;align-items:center;gap:10px;border:1px solid var(--ink);color:var(--ink);text-decoration:none;font-weight:600;padding:13px 22px;white-space:nowrap}
.btn-outline:hover{background:var(--ink-deep);color:var(--paper)}
.btn-outline svg{width:20px;height:20px;flex:none}
.link-u{color:var(--ink);text-decoration:underline;text-underline-offset:4px}

/* Header */
.site-header{position:sticky;top:0;z-index:20;background:var(--paper);border-bottom:2px solid var(--ink)}
.nav{max-width:1160px;margin:0 auto;padding:0 clamp(16px,4vw,40px);height:80px;display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--ink)}
.brand:hover{color:var(--ink)}
.mark{width:48px;height:48px;display:block;flex:none}
.wordmark{display:flex;flex-direction:column;gap:6px}
.wordmark-name{font-family:var(--serif);font-weight:700;font-size:26px;line-height:.9;letter-spacing:-.025em;white-space:nowrap;color:var(--ink)}
.wordmark-name em{font-style:italic;font-weight:500;color:var(--sage)}
.tagline{display:flex;align-items:center;gap:7px;font-weight:700;font-size:9px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted);white-space:nowrap}
.tagline::before{content:"";width:14px;height:1px;background:var(--tan)}
.lockup-rule{width:1px;height:36px;background:var(--line)}
.lockup{display:flex;flex-direction:column;gap:3px;font-weight:700;font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;line-height:1.2;white-space:nowrap;color:var(--muted)}
.lockup span:first-child{color:var(--tan)}
.nav-links{display:flex;align-items:center;gap:26px}
.nav-links a{text-decoration:none;font-size:15px;font-weight:600;color:var(--ink);padding-bottom:2px;white-space:nowrap;border-bottom:1px solid transparent}
.nav-links a[aria-current=page]{border-bottom-color:var(--ink)}
.nav-links a:hover{color:var(--sage)}
.nav-right{display:flex;align-items:center;gap:12px}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:0;width:44px;height:44px;place-items:center;cursor:pointer;color:var(--ink)}
.menu{display:none;border-top:1px solid var(--line);padding:8px clamp(20px,4vw,40px) 16px;flex-direction:column}
.menu a{text-decoration:none;font-size:18px;font-weight:600;color:var(--ink);padding:14px 0;border-bottom:1px solid var(--line)}
.menu a[aria-current=page]{text-decoration:underline;text-underline-offset:4px}
.menu .btn{margin-top:20px;display:block;text-align:center;font-size:15px;padding:16px 20px;border-bottom:1px solid var(--ink)}
.site-header.open .menu{display:flex}
@media (max-width:1080px){.nav-links{display:none}.menu-btn{display:grid}}
@media (min-width:1081px){.site-header.open .menu{display:none}}
@media (max-width:600px){
  .nav{height:68px}.mark{width:40px;height:40px}
  .lockup,.lockup-rule,.nav-right>.btn{display:none}
}

/* Sections */
.page-head{padding-top:clamp(48px,9vw,88px);padding-bottom:40px}
.sec{padding-top:24px;padding-bottom:clamp(44px,9vw,80px)}
.grid-2{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:48px;align-items:start}
.grid-280{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.ruled{list-style:none;margin:0;padding:0;display:flex;flex-direction:column}
.ruled li{padding:12px 0;border-top:1px solid var(--line)}
.ruled--tight li{padding:10px 0}
.ruled--closed li:last-child{border-bottom:1px solid var(--line)}
.box{border:1px solid var(--line);padding:28px}
.panel{background:var(--panel);border:1px solid var(--line);padding:36px}
.placeholder{background:var(--panel);border:1px solid var(--line)}
.topline{border-top:1px solid var(--line);padding-top:20px}

/* Photos */
.frame{border:1px solid var(--ink);padding:8px;background:var(--panel)}
.frame--sm{padding:6px}
.frame img{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;filter:saturate(.55) contrast(.96)}
figure{margin:0}
.caption{margin:12px 0 0;font-size:13px;color:var(--muted);display:flex;gap:10px;align-items:baseline}
.caption::before{content:"";width:6px;height:6px;background:var(--tan);flex:none;transform:translateY(-1px)}

/* Dark grounds */
.dark{background:var(--ink-deep);color:var(--paper)}
.dark h2{color:var(--paper)}
.dark h2 em{color:var(--sage-light)}
.bar{display:flex;height:4px}
.bar::before{content:"";flex:1;background:var(--sage-light)}
.bar::after{content:"";flex:1;background:var(--tan)}

/* Home */
.hero{padding-top:clamp(53px,9vw,96px);padding-bottom:clamp(40px,9vw,72px);display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:clamp(32px,5vw,64px);align-items:center}
.hero-lead{font-size:19px;line-height:1.6;margin:0 0 36px;max-width:560px}
.actions{display:flex;flex-wrap:wrap;gap:16px 28px;align-items:center}
.facts{border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.facts .wrap{padding-top:28px;padding-bottom:28px;display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:20px 40px;color:var(--ink)}
.facts p{margin:0}
.homes{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:32px}
.homes figure{display:flex;flex-direction:column;gap:12px}
.homes figcaption{font-size:14px;line-height:1.5;color:var(--body)}
.homes strong{color:var(--ink);font-weight:600}
.process-head{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:20px clamp(32px,5vw,72px);align-items:end;margin-bottom:64px}
.process-head>p{margin:0;max-width:440px;justify-self:end}
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:48px 0}
.steps li{position:relative;padding:40px 32px 0 0;border-top:1px solid var(--ink)}
.steps li::before{content:"";position:absolute;top:-6px;left:0;width:11px;height:11px;background:var(--tan)}
.when{margin:0 0 22px;font-size:11px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.numeral{margin:0 0 14px;font-family:var(--serif);font-style:italic;font-weight:500;font-size:64px;line-height:.9;letter-spacing:-.03em;color:var(--tan)}
.steps p:last-child{margin:0;font-size:15px;line-height:1.6}
.process-foot{margin-top:56px;padding-top:24px;border-top:1px solid var(--line);display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px}
.process-foot p{margin:0;font-family:var(--serif);font-style:italic;font-size:19px;color:var(--ink)}
.process-foot a{font-size:14px;font-weight:600;text-underline-offset:5px;white-space:nowrap}
@media (max-width:1080px){.steps{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:600px){.steps{grid-template-columns:1fr}.process-head>p{justify-self:start}}

.cred{padding-top:clamp(53px,9vw,96px);padding-bottom:clamp(57px,9vw,104px);display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.6fr);gap:40px clamp(40px,6vw,96px);align-items:start}
.cred-intro{max-width:400px}
.cred-intro h2{font-size:clamp(32px,3.8vw,46px);line-height:1.05;margin:0 0 22px}
.cred-intro p{margin:0;opacity:.85}
.registers{list-style:none;margin:0;padding:0;border-top:1px solid var(--paper)}
.registers li{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.3fr) auto;gap:8px 32px;align-items:baseline;padding:26px 0;border-bottom:1px solid var(--line-dark)}
.reg-name{display:flex;flex-direction:column;gap:6px}
.reg-name b{font-family:var(--serif);font-weight:600;font-size:24px;line-height:1.2;color:var(--paper);letter-spacing:-.01em}
.reg-name span{font-size:12px;letter-spacing:.08em;color:var(--tan);font-variant-numeric:tabular-nums}
.reg-role{font-size:15px;line-height:1.55;color:var(--sage-light)}
.registers a{font-size:13px;color:var(--paper);text-decoration:none;white-space:nowrap;justify-self:end;border-bottom:1px solid var(--tan);padding-bottom:2px}
.registers a:hover{color:var(--sage-light)}
@media (max-width:1080px){.cred{grid-template-columns:1fr}.registers li{grid-template-columns:1fr}.registers a{justify-self:start}}
.suits p{margin:0;font-size:18px}
.suits h2{margin:0 0 20px}

/* How it works */
.timeline{list-style:none;margin:0;padding:0;max-width:960px}
.timeline li{display:grid;grid-template-columns:160px 1fr;gap:8px 40px;position:relative;padding:0 0 56px 40px;border-left:1px solid var(--ink)}
.timeline li::before{content:"";position:absolute;left:-6px;top:6px;width:11px;height:11px;background:var(--tan)}
.timeline .when{margin:0 0 6px}
.timeline .when+p{margin:0;font-size:14px;color:var(--ink);font-weight:600}
.timeline h2{font-size:clamp(24px,2.6vw,30px);line-height:1.15;margin:0 0 12px}
.timeline h2+p{margin:0;max-width:580px}
@media (max-width:1080px){.timeline li{grid-template-columns:1fr}}

/* FAQ */
.faq{max-width:800px;border-bottom:1px solid var(--line)}
.faq-item{border-top:1px solid var(--line)}
.faq-item h2{font-size:inherit;letter-spacing:0}
.faq-q{width:100%;text-align:left;background:none;border:0;padding:22px 0;display:flex;justify-content:space-between;align-items:center;gap:20px;cursor:pointer;color:var(--ink);font-family:var(--serif);font-size:22px;line-height:1.3;font-weight:600}
.faq-q svg{flex:none;transition:transform .2s}
.faq-q[aria-expanded=true] svg{transform:rotate(180deg)}
.faq-a{margin:0;padding:0 0 26px;max-width:680px}
.faq-a[hidden]{display:none}

/* Forms */
.form{max-width:640px;display:flex;flex-direction:column;gap:28px}
.field{display:flex;flex-direction:column;gap:8px}
.field label,legend{color:var(--ink);font-weight:600}
.opt{font-weight:400;color:var(--body)}
.input{padding:13px 14px;border:1px solid var(--line);border-radius:0;background:var(--panel);color:var(--ink);width:100%}
textarea.input{resize:vertical}
.input--short{max-width:240px}
fieldset{border:0;padding:0;margin:0;min-width:0}
legend{padding:0;margin-bottom:18px}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chip{display:flex;align-items:center;gap:10px;border:1px solid var(--line);padding:11px 16px;background:var(--panel);cursor:pointer;color:var(--ink);min-height:44px;white-space:nowrap}
.chip input{accent-color:var(--ink);margin:0;width:18px;height:18px}
.chip:has(input:checked){border-color:var(--ink);background:var(--line)}
.contact-grid{border-top:1px solid var(--line);padding-top:28px;display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:24px}
.consent{display:flex;gap:12px;align-items:flex-start;color:var(--ink);cursor:pointer}
.consent input{accent-color:var(--ink);width:20px;height:20px;margin:2px 0 0;flex:none}
.submit-row{display:flex;flex-wrap:wrap;gap:16px;align-items:center;padding-top:8px}
.submit-row span{font-size:15px}
.err{margin:0;font-size:14px;color:var(--error);border-left:2px solid var(--tan);padding-left:10px}
.err[hidden]{display:none}
.form-alert{margin:0;padding:16px 18px;border:1px solid var(--error);color:var(--ink)}
.form-ok{margin:0;padding:16px 18px;border:1px solid var(--sage-mid);color:var(--ink)}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.btn[disabled]{opacity:.6;cursor:wait}

/* Contact */
.rows>div{padding:20px 0;border-top:1px solid var(--line)}
.rows>div:last-child{border-bottom:1px solid var(--line)}
.rows p{margin:0}
.rows .k{margin:0 0 4px;color:var(--ink);font-weight:600}

/* Legal */
.prose{max-width:800px}
.prose h2{font-size:24px;margin:36px 0 10px}
.prose p,.prose ul{margin:0 0 14px}
.prose li{margin-bottom:6px}

/* CTA */
.cta .wrap{padding-top:clamp(40px,9vw,72px);padding-bottom:clamp(40px,9vw,72px);display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:28px 48px}
.cta h2{max-width:560px}
.cta h2 em{font-weight:700}

/* Footer */
.footer-main{padding-top:clamp(31px,9vw,56px);padding-bottom:40px;display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:40px 64px}
.footer-brand{display:flex;align-items:center;gap:14px;margin-bottom:22px}
.footer-brand .wordmark{gap:3px}
.footer-brand .wordmark-name{color:var(--paper)}
.footer-brand .wordmark-name em{color:var(--sage-light)}
.footer-brand .tagline{font-size:10px;font-weight:600;letter-spacing:.16em;color:var(--sage-light)}
.footer-brand .tagline::before{display:none}
.dark p{color:var(--paper)}
.footer-legal{margin:0 0 6px;font-size:15px;line-height:1.7}
.dark a{color:var(--paper)}
.dark a:hover{color:var(--sage-light)}
.btn-outline--dark{border-color:var(--paper);color:var(--paper);font-weight:400;font-size:15px;padding:10px 16px}
.dark .btn-outline--dark:hover{background:var(--paper);color:var(--ink)}
.btn-outline--dark svg{width:18px;height:18px}
.footer-links{display:flex;flex-direction:column;gap:28px}
.footer-links nav{display:flex;flex-wrap:wrap;gap:10px 24px;font-size:15px}
.footer-links nav:first-child a{text-decoration:none}
.footer-links nav a{text-underline-offset:3px}
.footer-links p{margin:0;font-size:15px;line-height:1.7}
.group{padding-bottom:48px}
.group-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));border-top:1px solid var(--paper);border-left:1px solid var(--line-dark)}
.group-grid a{display:flex;flex-direction:column;gap:8px;padding:22px 24px 24px;border-right:1px solid var(--line-dark);border-bottom:1px solid var(--line-dark);text-decoration:none}
.group-grid a:hover{background:var(--ink);color:var(--paper)}
.group-grid b{font-family:var(--serif);font-weight:700;font-size:21px;line-height:1.2;letter-spacing:-.01em}
.group-grid span{font-size:14px;line-height:1.55;color:var(--sage-light)}
.group-grid i{font-style:normal;margin-top:auto;padding-top:10px;font-size:13px;font-weight:600}
.group-grid i::after{content:" ↗";color:var(--tan)}