:root{--ink:#67504a;--ink-deep:#4f3c37;--blue:#b5dce3;--blue-soft:#eaf5f7;--green:#9fc9a9;--green-dark:#719c7e;--green-soft:#edf5ef;--cream:#fbfaf7;--white:#fff;--line:#d8e3df;--max:1180px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--white);font-family:Arial,Helvetica,sans-serif;font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased}.container{width:min(calc(100% - 48px),var(--max));margin:0 auto}.site-header{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(10px)}.header-inner{min-height:108px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand{display:flex;align-items:center;text-decoration:none}.brand-logo{display:block;width:auto;height:100px;border:0}.site-nav{display:flex;gap:24px}.site-nav a{color:var(--ink);text-decoration:none;font-size:13px;text-transform:uppercase;letter-spacing:.08em}.site-nav a:hover{color:var(--green-dark)}.hero{background:linear-gradient(125deg,var(--blue-soft) 0%,var(--cream) 55%,var(--green-soft) 100%);overflow:hidden;border-bottom:10px solid var(--blue)}.hero-inner{min-height:620px;display:grid;grid-template-columns:minmax(0,1.5fr) minmax(300px,.7fr);align-items:center;gap:80px;padding-top:85px;padding-bottom:85px}.eyebrow,.section-label{margin:0 0 18px;color:var(--green-dark);font-size:12px;font-weight:bold;text-transform:uppercase;letter-spacing:.18em}.hero h1{max-width:790px;margin:0;color:var(--ink-deep);font-family:Georgia,'Times New Roman',serif;font-size:clamp(45px,6vw,76px);font-weight:normal;line-height:1.06;letter-spacing:-.035em}.hero-lead{max-width:700px;margin:30px 0;color:var(--ink);font-size:20px}.hero-tags{display:flex;flex-wrap:wrap;gap:9px;margin:0 0 34px}.hero-tags span{padding:7px 12px;border:1px solid #bdd7cf;border-radius:999px;color:var(--ink);background:rgba(255,255,255,.62);font-size:12px;text-transform:uppercase;letter-spacing:.06em}.button{display:inline-block;padding:13px 20px;background:var(--ink);color:#fff;text-decoration:none;font-size:13px;text-transform:uppercase;letter-spacing:.09em}.button:hover{background:var(--green-dark)}.hero-card{padding:38px;background:var(--green);color:var(--ink-deep);box-shadow:24px 24px 0 rgba(181,220,227,.7)}.hero-card-kicker{display:block;margin-bottom:34px;color:var(--ink);font-size:11px;font-weight:bold;text-transform:uppercase;letter-spacing:.18em}.hero-card strong{font-family:Georgia,'Times New Roman',serif;font-size:35px;font-weight:normal;line-height:1.2}.hero-card p{margin:28px 0 0;color:var(--ink);font-size:15px}.section{padding:105px 0}.two-column{display:grid;grid-template-columns:.8fr 1.2fr;gap:110px}.section h2,.commitment h2{max-width:760px;margin:0 0 28px;color:var(--ink-deep);font-family:Georgia,'Times New Roman',serif;font-size:clamp(34px,4vw,52px);font-weight:normal;line-height:1.15;letter-spacing:-.02em}.prose p{margin:0 0 22px}.prose strong{color:var(--ink-deep)}.section-soft{background:var(--blue-soft)}.section-heading{margin-bottom:45px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.card{padding:35px;background:#fff;border-top:4px solid var(--green);box-shadow:0 12px 30px rgba(79,60,55,.05)}.card-number{color:var(--green-dark);font-family:Georgia,serif;font-size:14px}.card h3{margin:24px 0 17px;color:var(--ink-deep);font-family:Georgia,serif;font-size:25px;font-weight:normal;line-height:1.25}.card p{margin:0;color:var(--ink);font-size:15px}.check-list{list-style:none;padding:0;margin:30px 0}.check-list li{position:relative;padding:13px 0 13px 35px;border-bottom:1px solid var(--line)}.check-list li:before{content:'✓';position:absolute;left:4px;color:var(--green-dark);font-weight:bold}.highlight-line{padding:22px 24px;border-left:4px solid var(--green);background:var(--green-soft)}.section-dark{background:var(--ink-deep);color:#fff;border-top:10px solid var(--green)}.section-dark .section-label{color:var(--blue)}.section-dark h2{max-width:850px;color:#fff}.record-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;margin-top:55px;background:#826b64}.record-item{display:grid;grid-template-columns:60px 1fr;gap:20px;padding:34px;background:var(--ink-deep)}.record-item span{color:var(--green);font-family:Georgia,serif}.record-item p{margin:0;color:#f4f0ee}.membership-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:50px}.membership{display:grid;grid-template-columns:100px 1fr;gap:28px;padding:34px;border:1px solid var(--line);align-items:start}.membership-abbr{height:100px;display:grid;place-items:center;background:var(--blue);color:var(--ink-deep);font-family:Georgia,serif;font-size:25px}.membership:nth-child(2) .membership-abbr{background:var(--green)}.membership h3{margin:3px 0 10px;color:var(--ink-deep);font-family:Georgia,serif;font-size:23px;font-weight:normal;line-height:1.25}.membership p{margin:0;color:var(--ink);font-size:15px}.commitment{padding:110px 0;background:linear-gradient(135deg,var(--green) 0%,#afd2b7 55%,var(--blue) 100%);text-align:center}.commitment-inner{max-width:900px}.commitment .section-label{margin-bottom:20px;color:var(--ink-deep)}.commitment h2{margin-left:auto;margin-right:auto}.commitment p:last-child{max-width:760px;margin:0 auto;color:var(--ink-deep);font-size:20px}.site-footer{padding:55px 0;background:var(--ink-deep);color:#fff;border-top:8px solid var(--blue)}.footer-inner{display:grid;grid-template-columns:auto 1.2fr 1fr auto;gap:30px;align-items:center}.footer-logo{display:block;width:72px;height:auto;border-radius:2px}.footer-brand{display:flex;flex-direction:column}.footer-brand strong{font-family:Georgia,serif;font-size:19px;font-weight:normal}.footer-brand span,.site-footer p{margin:0;color:#d9ceca;font-size:12px}.copyright{text-align:right}@media(max-width:900px){.site-nav{display:none}.header-inner{min-height:180px;justify-content:center}.brand{margin-left:auto;margin-right:auto}.brand-logo{width:auto;height:160px}.hero-inner,.two-column{grid-template-columns:1fr;gap:50px}.hero-inner{min-height:auto}.hero-card{max-width:520px}.cards{grid-template-columns:1fr}.membership-grid{grid-template-columns:1fr}.footer-inner{grid-template-columns:1fr;text-align:center}.footer-logo{margin-left:auto;margin-right:auto}.copyright{text-align:center}}@media(max-width:600px){.container{width:min(calc(100% - 32px),var(--max))}.header-inner{min-height:180px}.brand-logo{width:auto;height:140px}.footer-logo {display: block;width: 145px;height: auto;border-radius: 2px}.hero-inner{padding-top:65px;padding-bottom:65px}.hero h1{font-size:43px}.hero-lead{font-size:18px}.hero-card{padding:28px;box-shadow:12px 12px 0 rgba(181,220,227,.75)}.section{padding:75px 0}.record-grid{grid-template-columns:1fr}.record-item{grid-template-columns:45px 1fr;padding:25px}.membership{grid-template-columns:1fr}.membership-abbr{width:90px;height:90px}.commitment{padding:80px 0}.commitment p:last-child{font-size:18px}}

/* Property photography */
.property-gallery{padding:0 0 105px;background:var(--white)}
.property-gallery-grid{display:grid;grid-template-columns:1.2fr .8fr;grid-template-rows:repeat(2,minmax(240px,330px));gap:18px}
.property-photo{margin:0;overflow:hidden;background:var(--blue-soft)}
.property-photo-wide{grid-row:1 / span 2}
.property-photo img{display:block;width:100%;height:100%;object-fit:cover;transition:transform .45s ease}
.property-photo:hover img{transform:scale(1.015)}
@media(max-width:900px){.property-gallery{padding-bottom:75px}.property-gallery-grid{grid-template-columns:1fr 1fr;grid-template-rows:auto;gap:14px}.property-photo-wide{grid-column:1 / -1;grid-row:auto}.property-photo-wide img{aspect-ratio:16/9}.property-photo:not(.property-photo-wide) img{aspect-ratio:4/3}}
@media(max-width:600px){.property-gallery{padding-bottom:60px}.property-gallery-grid{grid-template-columns:1fr;gap:12px}.property-photo-wide{grid-column:auto}.property-photo img,.property-photo-wide img{aspect-ratio:4/3}}