:root {
  --ink: #18211c;
  --forest: #1f3a31;
  --forest-2: #2a4e42;
  --sand: #d9c9ad;
  --ivory: #f3efe7;
  --paper: #fbfaf7;
  --line: rgba(24, 33, 28, .16);
  --muted: #68736c;
  --white: #fff;
  --serif: Georgia, 'Times New Roman', serif;
  --sans: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --max: 1440px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; }

.skip-link {
  position: fixed;
  top: -80px;
  left: 20px;
  z-index: 999;
  padding: 12px 18px;
  background: var(--ink);
  color: #fff;
  transition: top .2s ease;
}
.skip-link:focus { top: 20px; }

.site-header {
  height: 88px;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 30px;
  padding: 0 clamp(24px, 4vw, 72px);
  border-bottom: 1px solid var(--line);
  background: rgba(251,250,247,.92);
  backdrop-filter: blur(14px);
  position: sticky;
  top: 0;
  z-index: 50;
}
.brand { justify-self: start; }
.brand img { width: 176px; height: auto; }
.desktop-nav { display: flex; gap: 30px; align-items: center; }
.desktop-nav a {
  font-size: 13px;
  letter-spacing: .08em;
  text-transform: uppercase;
  padding: 12px 0;
  position: relative;
}
.desktop-nav a::after {
  content: '';
  position: absolute;
  left: 0;
  right: 100%;
  bottom: 7px;
  height: 1px;
  background: var(--ink);
  transition: right .25s ease;
}
.desktop-nav a:hover::after { right: 0; }
.header-cta {
  justify-self: end;
  border: 1px solid var(--ink);
  padding: 13px 18px;
  font-size: 12px;
  letter-spacing: .1em;
  text-transform: uppercase;
  transition: .25s ease;
}
.header-cta:hover { background: var(--ink); color: var(--white); }
.menu-toggle, .mobile-nav { display: none; }

.hero {
  min-height: calc(100vh - 88px);
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(0, 1.25fr) 56px;
  border-left: 1px solid var(--line);
  border-right: 1px solid var(--line);
}
.hero-copy {
  padding: clamp(54px, 8vw, 116px) clamp(30px, 5vw, 74px) 54px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
}
.eyebrow, .section-kicker, .tiny-label {
  margin: 0;
  font-size: 11px;
  line-height: 1.4;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--muted);
}
.hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(48px, 6vw, 96px);
  line-height: .95;
  letter-spacing: -.045em;
  margin: 30px 0 50px;
  max-width: 780px;
}
.hero h1 em { font-weight: 400; color: var(--forest-2); }
.hero-bottom {
  border-top: 1px solid var(--line);
  padding-top: 25px;
  display: grid;
  gap: 24px;
}
.hero-bottom p {
  font-size: 15px;
  line-height: 1.8;
  color: var(--muted);
  max-width: 540px;
  margin: 0;
}
.text-link, .light-link {
  width: fit-content;
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-size: 13px;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.text-link span, .light-link span { transition: transform .2s ease; }
.text-link:hover span, .light-link:hover span { transform: translate(4px,-2px); }
.hero-image-wrap {
  margin: 0;
  position: relative;
  min-height: 760px;
  overflow: hidden;
  background: #d9ddd8;
}
.hero-image {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  filter: saturate(.84) contrast(.96);
  transition: transform 1s cubic-bezier(.2,.7,.2,1);
}
.hero-image-wrap:hover .hero-image { transform: scale(1.025); }
.hero-image-wrap::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(15,24,19,.46), transparent 42%);
  pointer-events: none;
}
.hero-image-wrap figcaption {
  position: absolute;
  z-index: 2;
  left: 30px;
  right: 30px;
  bottom: 30px;
  color: #fff;
  display: flex;
  justify-content: space-between;
  gap: 20px;
  align-items: flex-end;
  border-top: 1px solid rgba(255,255,255,.46);
  padding-top: 16px;
}
.hero-image-wrap figcaption span { font-size: 11px; letter-spacing: .15em; }
.hero-image-wrap figcaption p { margin: 0; max-width: 330px; font-family: var(--serif); font-size: 20px; line-height: 1.25; }
.hero-rail {
  border-left: 1px solid var(--line);
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  align-items: center;
  padding: 40px 0;
  font-size: 9px;
  letter-spacing: .22em;
  color: var(--muted);
}
.hero-rail span { writing-mode: vertical-rl; transform: rotate(180deg); }

.section-pad { padding: clamp(84px, 10vw, 150px) clamp(24px, 6vw, 100px); }
.intro { max-width: var(--max); margin: 0 auto; }
.intro-grid {
  margin-top: 50px;
  display: grid;
  grid-template-columns: 1.2fr .8fr;
  gap: clamp(50px, 8vw, 130px);
  align-items: start;
}
.intro h2, .property-heading h2, .editorial h2, .process h2, .landscape-panel h2, .about h2 {
  margin: 0;
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -.035em;
  line-height: 1.02;
}
.intro h2 { font-size: clamp(44px, 5.3vw, 80px); max-width: 900px; }
.intro-copy { padding-top: 8px; }
.intro-copy p {
  margin: 0 0 24px;
  color: var(--muted);
  font-size: 16px;
  line-height: 1.9;
}

.property-types { background: var(--ivory); }
.property-heading {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.2fr .65fr;
  gap: 60px;
  align-items: end;
  padding-bottom: 68px;
}
.property-heading h2 { margin-top: 20px; font-size: clamp(46px, 5.6vw, 82px); max-width: 850px; }
.property-lead { margin: 0; color: var(--muted); line-height: 1.8; font-size: 15px; }
.property-mosaic {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.15fr .85fr .85fr;
  grid-template-rows: 470px 370px;
  gap: 14px;
  padding: 0 clamp(24px, 4vw, 70px) clamp(84px, 10vw, 140px);
}
.property-card { position: relative; overflow: hidden; min-height: 300px; }
.property-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .75s ease; }
.property-card:hover img { transform: scale(1.035); }
.card-residential { grid-row: 1 / 3; }
.card-investment { background: var(--forest); color: #fff; display: flex; }
.card-land { grid-column: 3; grid-row: 1; }
.card-recreation { grid-column: 2 / 4; grid-row: 2; }
.card-overlay {
  position: absolute;
  inset: 0;
  padding: 34px;
  color: #fff;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  background: linear-gradient(to top, rgba(13,19,15,.7), transparent 55%);
}
.card-overlay span, .number-mark { font-size: 11px; letter-spacing: .16em; }
.card-overlay h3 { margin: 10px 0 12px; font-family: var(--serif); font-size: 38px; font-weight: 400; }
.card-overlay p { margin: 0; max-width: 470px; color: rgba(255,255,255,.78); line-height: 1.7; }
.card-overlay.compact h3 { font-size: 30px; }
.number-mark { position: absolute; top: 30px; right: 30px; color: rgba(255,255,255,.55); }
.card-copy-dark { padding: 55px 42px 42px; align-self: flex-end; }
.card-copy-dark .tiny-label { color: rgba(255,255,255,.5); }
.card-copy-dark h3 { font-family: var(--serif); font-size: 40px; line-height: 1.05; font-weight: 400; margin: 20px 0 20px; }
.card-copy-dark p { color: rgba(255,255,255,.72); line-height: 1.75; margin-bottom: 30px; }

.editorial {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: .9fr 1.1fr;
  gap: clamp(50px, 8vw, 130px);
  align-items: center;
}
.editorial-image { position: relative; }
.editorial-image img { width: 100%; aspect-ratio: .88; object-fit: cover; filter: saturate(.78); }
.image-note {
  position: absolute;
  right: -35px;
  bottom: 42px;
  width: 250px;
  padding: 22px;
  background: var(--sand);
  font-family: var(--serif);
  font-size: 18px;
  line-height: 1.35;
}
.editorial-copy { padding-left: 20px; }
.editorial h2 { font-size: clamp(44px, 5vw, 74px); margin: 24px 0 32px; }
.editorial-copy > p:not(.section-kicker) { color: var(--muted); line-height: 1.9; font-size: 16px; max-width: 600px; }
.editorial blockquote {
  margin: 52px 0 0;
  padding: 30px 0 0;
  border-top: 1px solid var(--line);
  font-family: var(--serif);
  font-size: clamp(24px, 2.7vw, 38px);
  line-height: 1.3;
  color: var(--forest);
}

.process { background: #e5dfd4; }
.process-head { max-width: var(--max); margin: 0 auto; padding-bottom: 70px; }
.process-head h2 { margin-top: 22px; font-size: clamp(46px, 5vw, 74px); max-width: 950px; }
.process-list {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 clamp(24px, 6vw, 100px) clamp(84px, 10vw, 140px);
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid rgba(24,33,28,.18);
}
.process-list article {
  padding: 30px 28px 10px 0;
  min-height: 260px;
  border-right: 1px solid rgba(24,33,28,.18);
}
.process-list article + article { padding-left: 28px; }
.process-list article:last-child { border-right: 0; }
.process-list span { font-size: 10px; letter-spacing: .16em; color: var(--muted); }
.process-list h3 { font-family: var(--serif); font-weight: 400; font-size: 28px; margin: 56px 0 16px; }
.process-list p { margin: 0; color: var(--muted); line-height: 1.7; font-size: 14px; }

.landscape-cta {
  min-height: 720px;
  display: grid;
  grid-template-columns: 1.25fr .75fr;
  background: #111713;
  color: #fff;
}
.landscape-media { min-height: 560px; overflow: hidden; }
.landscape-media img { width: 100%; height: 100%; object-fit: cover; opacity: .76; transform: scale(1.03); }
.landscape-panel { padding: clamp(60px, 8vw, 110px) clamp(35px, 5vw, 78px); display: flex; flex-direction: column; justify-content: center; }
.landscape-panel .eyebrow { color: rgba(255,255,255,.5); }
.landscape-panel h2 { margin: 26px 0 28px; font-size: clamp(44px, 4.6vw, 72px); }
.landscape-panel p { color: rgba(255,255,255,.68); line-height: 1.85; max-width: 520px; margin: 0 0 38px; }
.button-light {
  display: inline-flex;
  justify-content: space-between;
  gap: 18px;
  align-items: center;
  width: min(100%, 390px);
  padding: 17px 0;
  border-top: 1px solid rgba(255,255,255,.45);
  border-bottom: 1px solid rgba(255,255,255,.45);
  font-size: 13px;
  letter-spacing: .05em;
}

.about {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: .35fr 1.1fr .75fr;
  gap: 50px;
  align-items: start;
}
.about-mark {
  font-family: var(--serif);
  font-size: clamp(120px, 16vw, 240px);
  line-height: .65;
  color: var(--sand);
}
.about-title h2 { margin-top: 22px; font-size: clamp(44px, 4.6vw, 70px); }
.about-copy p { margin: 0 0 24px; line-height: 1.85; color: var(--muted); }

.site-footer { background: var(--forest); color: #fff; padding: 60px clamp(24px, 6vw, 90px) 28px; }
.footer-top { display: flex; justify-content: space-between; align-items: flex-end; gap: 30px; border-bottom: 1px solid rgba(255,255,255,.18); padding-bottom: 42px; }
.footer-top img { width: 188px; }
.footer-top p { margin: 0; color: rgba(255,255,255,.6); font-family: var(--serif); font-size: 22px; }
.footer-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 50px; padding: 52px 0 70px; }
.footer-grid > div { display: flex; flex-direction: column; gap: 12px; }
.footer-grid a, .footer-grid span:not(.footer-label) { color: rgba(255,255,255,.7); font-size: 14px; }
.footer-label { font-size: 10px; letter-spacing: .17em; text-transform: uppercase; color: rgba(255,255,255,.4); margin-bottom: 10px; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.18); padding-top: 24px; display: flex; justify-content: space-between; gap: 20px; font-size: 11px; letter-spacing: .08em; color: rgba(255,255,255,.45); text-transform: uppercase; }

.reveal { opacity: 0; transform: translateY(22px); transition: opacity .7s ease, transform .7s ease; }
.reveal.is-visible { opacity: 1; transform: none; }

@media (max-width: 1100px) {
  .site-header { grid-template-columns: 1fr auto; }
  .desktop-nav, .header-cta { display: none; }
  .menu-toggle {
    display: flex;
    width: 42px;
    height: 42px;
    border: 0;
    background: transparent;
    justify-content: center;
    align-items: center;
    flex-direction: column;
    gap: 6px;
    padding: 0;
  }
  .menu-toggle span { width: 23px; height: 1px; background: var(--ink); transition: .25s ease; }
  .menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .mobile-nav {
    display: none;
    position: absolute;
    top: 88px;
    left: 0;
    right: 0;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
    padding: 24px clamp(24px, 4vw, 72px) 34px;
    flex-direction: column;
  }
  .mobile-nav.is-open { display: flex; }
  .mobile-nav a { padding: 15px 0; border-bottom: 1px solid var(--line); font-family: var(--serif); font-size: 26px; }

  .hero { grid-template-columns: 1fr 1.1fr; }
  .hero-rail { display: none; }
  .property-mosaic { grid-template-columns: 1fr 1fr; grid-template-rows: 520px 360px 360px; }
  .card-residential { grid-row: 1 / 3; }
  .card-land { grid-column: 2; grid-row: 2; }
  .card-recreation { grid-column: 1 / 3; grid-row: 3; }
  .process-list { grid-template-columns: 1fr 1fr; }
  .process-list article:nth-child(2) { border-right: 0; }
  .process-list article:nth-child(n+3) { border-top: 1px solid rgba(24,33,28,.18); }
  .landscape-cta { grid-template-columns: 1fr 1fr; }
  .about { grid-template-columns: .3fr 1fr; }
  .about-copy { grid-column: 2; }
}

@media (max-width: 760px) {
  .site-header { height: 74px; padding: 0 20px; }
  .brand img { width: 150px; }
  .mobile-nav { top: 74px; padding-inline: 20px; }
  .hero { display: flex; flex-direction: column; min-height: 0; border: 0; }
  .hero-copy { min-height: 560px; padding: 60px 22px 40px; }
  .hero h1 { font-size: clamp(48px, 14vw, 70px); margin-top: 42px; }
  .hero-image-wrap { min-height: 560px; }
  .hero-image-wrap figcaption { left: 22px; right: 22px; bottom: 22px; }
  .hero-image-wrap figcaption p { font-size: 17px; max-width: 250px; }
  .section-pad { padding: 82px 22px; }
  .intro-grid, .property-heading, .editorial, .about { grid-template-columns: 1fr; gap: 42px; }
  .intro h2, .property-heading h2, .editorial h2, .process-head h2, .about-title h2 { font-size: clamp(42px, 11vw, 60px); }
  .property-heading { padding-bottom: 45px; }
  .property-mosaic {
    padding: 0 14px 86px;
    display: flex;
    flex-direction: column;
  }
  .property-card { min-height: 430px; }
  .card-investment { min-height: 390px; }
  .card-recreation { min-height: 520px; }
  .card-overlay { padding: 25px; }
  .card-copy-dark { padding: 65px 30px 35px; }
  .editorial { padding-top: 86px; }
  .editorial-image img { aspect-ratio: .82; }
  .image-note { right: 16px; bottom: -34px; width: 240px; }
  .editorial-copy { padding: 45px 0 0; }
  .process-head { padding-bottom: 50px; }
  .process-list { grid-template-columns: 1fr; padding: 0 22px 80px; }
  .process-list article, .process-list article + article { padding: 28px 0 36px; border-right: 0; border-bottom: 1px solid rgba(24,33,28,.18); min-height: 0; }
  .process-list article:nth-child(n+3) { border-top: 0; }
  .process-list h3 { margin-top: 30px; }
  .landscape-cta { grid-template-columns: 1fr; }
  .landscape-media { min-height: 430px; }
  .landscape-panel { padding: 66px 22px 74px; }
  .landscape-panel h2 { font-size: clamp(42px, 11vw, 60px); }
  .about { gap: 20px; }
  .about-mark { font-size: 160px; }
  .about-copy { grid-column: 1; }
  .footer-top { align-items: flex-start; flex-direction: column; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid > div:last-child { grid-column: 1 / 3; }
  .footer-bottom { flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}