:root{
  --ink:#262a28;--deep:#1f2722;--green:#718d63;--green-2:#9ab184;--sand:#efeee8;--paper:#fbfbf8;
  --line:rgba(38,42,40,.16);--serif:Georgia,"Times New Roman",serif;--sans:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  --max:1240px;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--paper);font-family:var(--sans);line-height:1.55}
a{color:inherit;text-decoration:none}img{max-width:100%;display:block}.container{width:min(calc(100% - 48px),var(--max));margin:auto}
.site-header{position:sticky;top:0;z-index:20;background:rgba(251,251,248,.92);backdrop-filter:blur(16px);border-bottom:1px solid var(--line)}
.nav-wrap{height:88px;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand img{width:170px;height:auto;mix-blend-mode:multiply}.site-nav{display:flex;align-items:center;gap:30px;font-size:13px;letter-spacing:.08em;text-transform:uppercase}.site-nav a{opacity:.78}.site-nav a:hover{opacity:1}.nav-cta{border:1px solid var(--ink);padding:12px 17px;opacity:1!important}
.menu-toggle{display:none;background:none;border:0;padding:10px}.menu-toggle span{display:block;width:26px;height:1px;background:var(--ink);margin:6px}
.hero{min-height:calc(100vh - 88px);position:relative;display:flex;align-items:center;overflow:hidden;background:linear-gradient(120deg,#f9f9f5,#eef0eb)}
.hero-grid{position:absolute;inset:0;background-image:linear-gradient(rgba(38,42,40,.06) 1px,transparent 1px),linear-gradient(90deg,rgba(38,42,40,.06) 1px,transparent 1px);background-size:90px 90px;mask-image:linear-gradient(90deg,black,transparent 80%)}
.hero:after{content:"";position:absolute;width:55vw;height:55vw;border:1px solid rgba(113,141,99,.3);right:-22vw;top:-10vw;transform:rotate(45deg);border-radius:50%}
.hero-inner{position:relative;z-index:2;padding:120px 0}.eyebrow{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#667064;margin:0 0 24px}.eyebrow-light{color:#b6c3b3}
h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:.98}h1{font-size:clamp(56px,8vw,118px);letter-spacing:-.045em;max-width:1000px;margin-bottom:34px}h1 em,h2 em{color:var(--green);font-style:normal}h2{font-size:clamp(46px,6vw,78px);letter-spacing:-.035em;margin-bottom:24px}h3{font-size:30px}
.hero-copy{max-width:570px;font-size:18px;color:#5b625d}.hero-actions{display:flex;gap:12px;margin-top:40px;flex-wrap:wrap}.button{display:inline-flex;align-items:center;justify-content:center;gap:22px;padding:15px 20px;border:1px solid var(--ink);font:inherit;font-size:12px;letter-spacing:.1em;text-transform:uppercase;cursor:pointer;transition:.25s}.button-dark{background:var(--deep);color:white}.button-dark:hover{background:#39463d}.button-ghost{background:transparent}.button-ghost:hover{background:white}.hero-note{position:absolute;bottom:28px;right:32px;font-size:10px;letter-spacing:.25em;writing-mode:vertical-rl;color:#697268}
.section{padding:130px 0}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:100px}.rich-copy{max-width:590px;padding-top:20px;font-size:17px;color:#59605b}.rich-copy p{margin-bottom:22px}.text-link{display:inline-flex;gap:25px;border-bottom:1px solid var(--ink);padding-bottom:8px;margin-top:18px;font-size:12px;letter-spacing:.1em;text-transform:uppercase}
.section-dark{background:var(--deep);color:#eef1eb}.section-heading{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:end;margin-bottom:70px}.section-heading>p{max-width:470px;color:#aeb8af;margin-bottom:8px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.18);border-left:1px solid rgba(255,255,255,.18)}.service-card{padding:34px;border-right:1px solid rgba(255,255,255,.18);border-bottom:1px solid rgba(255,255,255,.18);min-height:290px}.service-card span{font-size:11px;color:#9ab184;letter-spacing:.18em}.service-card h3{margin:55px 0 18px;font-size:34px}.service-card p{color:#aeb8af;max-width:280px;font-size:14px}
.project-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:18px}.project-card{position:relative;display:block;overflow:hidden;background:#e8e8e1;min-height:400px}.project-card img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.2,1)}.project-card:hover img{transform:scale(1.035)}.project-large{grid-row:span 2;min-height:818px}.project-wide{grid-column:1 / -1;min-height:500px}.project-meta{position:absolute;left:22px;right:22px;bottom:22px;background:rgba(251,251,248,.93);padding:18px 20px;display:grid;grid-template-columns:1fr auto;gap:5px}.project-meta span{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:#6c766e}.project-meta strong{font-family:var(--serif);font-size:25px;font-weight:400}.project-meta i{grid-column:2;grid-row:1 / span 2;font-style:normal;font-size:24px}
.section-sand{background:var(--sand)}.stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}.stats-grid>div{padding:20px 28px;border-left:1px solid var(--line);display:flex;gap:20px;align-items:flex-start}.stats-grid strong{font-family:var(--serif);font-size:45px;font-weight:400}.stats-grid span{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:#697068;padding-top:8px}
.method-list{border-top:1px solid var(--line)}.method-item{display:grid;grid-template-columns:70px 1fr;gap:20px;padding:27px 0;border-bottom:1px solid var(--line)}.method-item>span{font-family:var(--serif);font-size:22px;color:var(--green)}.method-item h3{font-size:28px;margin-bottom:8px}.method-item p{color:#626962;max-width:520px;margin-bottom:0}
.quote{padding:150px 0}.quote-inner{text-align:center}.quote blockquote{font-family:var(--serif);font-size:clamp(42px,6vw,80px);line-height:1.02;letter-spacing:-.035em;margin:20px auto;max-width:1000px}.quote blockquote em{color:var(--green-2);font-style:normal}
.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:120px}.contact-intro{max-width:470px;color:#656d66;font-size:17px}.contact-details{display:grid;gap:8px;margin-top:45px;font-family:var(--serif);font-size:22px}.contact-details span{font-family:var(--sans);font-size:13px;color:#687068;margin-top:8px}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:20px}.contact-form label{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:#5f675f}.contact-form label:nth-child(5),.contact-form .check,.contact-form button,.form-note{grid-column:1/-1}.contact-form input,.contact-form textarea,.contact-form select{display:block;width:100%;margin-top:8px;border:0;border-bottom:1px solid var(--line);background:transparent;padding:13px 0;font:inherit;font-size:16px;color:var(--ink);outline:0;border-radius:0}.contact-form input:focus,.contact-form textarea:focus,.contact-form select:focus{border-bottom-color:var(--green)}.check{display:flex!important;align-items:center;gap:8px;letter-spacing:0!important;text-transform:none!important;font-size:12px!important;color:#697068!important}.check input{width:auto;margin:0}.contact-form .button{justify-self:start}.form-note{font-size:11px;color:#7b827b;margin:0}
.map-section{height:470px;background:#e5e5de;position:relative;overflow:hidden}.map-placeholder{height:100%;position:relative;background:linear-gradient(135deg,#dedfd8,#eff0ea)}.map-grid{position:absolute;inset:-20%;background-image:linear-gradient(25deg,transparent 48%,rgba(255,255,255,.85) 49%,rgba(255,255,255,.85) 51%,transparent 52%),linear-gradient(115deg,transparent 48%,rgba(255,255,255,.7) 49%,rgba(255,255,255,.7) 51%,transparent 52%);background-size:180px 120px;transform:rotate(-10deg);opacity:.75}.map-card{position:absolute;left:max(24px,calc((100% - var(--max))/2));top:50%;transform:translateY(-50%);background:rgba(251,251,248,.96);padding:30px;min-width:310px;box-shadow:0 20px 60px rgba(0,0,0,.08)}.pin{display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--deep);color:white;margin-bottom:25px}.map-card p{font-size:10px;letter-spacing:.2em;color:#6d766d}.map-card strong{display:block;font-family:var(--serif);font-size:26px;font-weight:400;margin-bottom:15px}.map-card a{font-size:11px;text-transform:uppercase;letter-spacing:.12em;border-bottom:1px solid var(--ink);padding-bottom:5px}
.footer{background:#171d19;color:#dce1db;padding:55px 0 25px}.footer-top{display:grid;grid-template-columns:1fr 1fr auto;align-items:center;gap:30px;padding-bottom:55px}.footer-top img{width:170px;filter:grayscale(1) brightness(2);mix-blend-mode:screen}.footer-top p{margin:0}.footer-top>div p:last-child{font-family:var(--serif);font-size:24px}.footer-top .eyebrow{color:#8e998f;margin-bottom:6px}.back-top{font-size:11px;letter-spacing:.15em;text-transform:uppercase}.footer-bottom{border-top:1px solid rgba(255,255,255,.13);padding-top:18px;display:flex;justify-content:space-between;color:#89928b;font-size:11px}
.project-dialog{border:0;padding:0;width:min(700px,calc(100% - 32px));background:#fbfbf8;color:var(--ink);box-shadow:0 30px 100px rgba(0,0,0,.25)}.project-dialog::backdrop{background:rgba(19,24,21,.72)}.dialog-content{padding:70px}.dialog-content h2{font-size:58px}.dialog-close{position:absolute;right:18px;top:12px;border:0;background:none;font-size:36px;cursor:pointer}.project-dialog p:not(.eyebrow){color:#666e67;font-size:16px;max-width:520px}
@media (max-width:900px){.site-nav{gap:18px}.two-col,.section-heading,.contact-grid{grid-template-columns:1fr;gap:45px}.service-grid{grid-template-columns:1fr 1fr}.project-grid{grid-template-columns:1fr}.project-large,.project-wide{grid-row:auto;grid-column:auto;min-height:520px}.stats-grid{grid-template-columns:1fr 1fr}.contact-grid{gap:60px}}
@media (max-width:680px){.container{width:min(calc(100% - 32px),var(--max))}.nav-wrap{height:76px}.brand img{width:145px}.menu-toggle{display:block}.site-nav{display:none;position:absolute;left:0;right:0;top:76px;background:var(--paper);padding:18px 16px 24px;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch}.site-nav.open{display:flex}.site-nav a{padding:13px 4px}.nav-cta{text-align:center}.hero{min-height:calc(100vh - 76px)}.hero-inner{padding:95px 0 120px}h1{font-size:58px}.hero-copy{font-size:16px}.section{padding:90px 0}.service-grid{grid-template-columns:1fr}.service-card{min-height:240px}.service-card h3{margin-top:38px}.project-large,.project-card,.project-wide{min-height:390px}.stats-grid{grid-template-columns:1fr 1fr}.stats-grid>div{padding:20px 12px}.stats-grid strong{font-size:34px}.stats-grid span{font-size:10px}.contact-form{grid-template-columns:1fr}.contact-form label:nth-child(5),.contact-form .check,.contact-form button,.form-note{grid-column:auto}.map-section{height:400px}.map-card{left:16px;right:16px;min-width:0}.footer-top{grid-template-columns:1fr}.footer-bottom{display:grid;gap:8px}.dialog-content{padding:55px 25px}.dialog-content h2{font-size:43px}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Real project / upcoming portfolio */
.realized-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-bottom:110px}.realized-card{background:#ecece6;display:flex;flex-direction:column;min-height:650px}.realized-image{height:390px;overflow:hidden}.realized-image img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}.realized-card:hover .realized-image img{transform:scale(1.025)}.realized-copy{padding:34px 36px 42px}.realized-copy h3{font-family:var(--serif);font-weight:400;font-size:44px;line-height:.98;margin:8px 0 18px}.realized-copy p:last-child{max-width:520px;color:#687069;font-size:15px;line-height:1.7;margin:0}.realized-copy strong{color:var(--ink)}
.render-note{margin-top:28px;padding:22px 26px;border-left:3px solid var(--green);background:#f2f2ed;color:#697168;font-size:13px;line-height:1.7}.render-note strong{color:var(--ink)}
.featured-project{display:grid;grid-template-columns:1.35fr .65fr;min-height:650px;background:#ecece6;margin-bottom:110px}
.featured-image{overflow:hidden}.featured-image img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}.featured-project:hover .featured-image img{transform:scale(1.025)}
.featured-copy{padding:70px 55px;display:flex;flex-direction:column;justify-content:center}.featured-copy h3{font-size:clamp(42px,5vw,68px);line-height:.98;margin:0 0 25px}.featured-copy>p:not(.eyebrow){color:#626a63;font-size:15px;max-width:390px}.featured-copy .text-link{align-self:flex-start;margin-top:28px}
.subsection-heading{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:34px}.subsection-heading h3{font-size:42px;margin:0}.subsection-heading>p{max-width:430px;color:#687069;margin:0 0 5px;font-size:14px}
.upcoming-grid{display:grid;grid-template-columns:1.65fr .75fr;gap:18px}.upcoming-main{position:relative;min-height:620px;overflow:hidden;background:#ddd}.upcoming-main img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}.upcoming-main:hover img{transform:scale(1.02)}.upcoming-overlay{position:absolute;left:25px;right:25px;bottom:25px;background:rgba(251,251,248,.94);padding:24px}.upcoming-overlay span{font-size:10px;letter-spacing:.22em;color:var(--green)}.upcoming-overlay strong{display:block;font-family:var(--serif);font-weight:400;font-size:34px;margin:5px 0}.upcoming-overlay p{margin:0;color:#697168;font-size:13px}.upcoming-side{display:grid;grid-template-rows:1fr 1fr;gap:18px}.upcoming-side img{width:100%;height:100%;object-fit:cover;min-height:300px}.project-thumbs{display:none}.whatsapp-link{color:var(--green)!important}
@media (max-width:900px){.realized-grid{grid-template-columns:1fr;margin-bottom:80px}.realized-card{min-height:0}.realized-image{height:430px}.featured-project{grid-template-columns:1fr;min-height:0}.featured-image{height:500px}.featured-copy{padding:55px 40px}.upcoming-grid{grid-template-columns:1fr}.upcoming-main{min-height:500px}.upcoming-side{grid-template-columns:1fr 1fr;grid-template-rows:none}.upcoming-side img{min-height:260px}.subsection-heading{display:grid;gap:20px}}
@media (max-width:680px){.realized-image{height:300px}.realized-copy{padding:28px 24px 34px}.realized-copy h3{font-size:36px}.featured-image{height:390px}.featured-copy{padding:42px 24px}.subsection-heading h3{font-size:34px}.upcoming-main{min-height:390px}.upcoming-overlay{left:15px;right:15px;bottom:15px;padding:18px}.upcoming-overlay strong{font-size:28px}.upcoming-side{gap:10px}.upcoming-side img{min-height:180px}}

.property{background:#fbfbf8}.property-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:90px}.property-lead{font-family:var(--serif);font-size:32px;line-height:1.1;padding-top:12px}.property-lead p{max-width:440px}.property-items{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}.property-items>div{padding:27px 25px 30px 0;border-bottom:1px solid var(--line);border-right:1px solid var(--line);padding-left:20px}.property-items>div:nth-child(even){padding-left:28px;border-right:0}.property-items strong{font-family:var(--serif);font-size:20px;color:var(--green);font-weight:400}.property-items h3{font-size:26px;margin:24px 0 8px}.property-items p{font-family:var(--sans);font-size:13px;color:#697169;margin:0;max-width:290px}
.tax-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.tax-intro{font-size:18px;color:#5f675f;max-width:550px}.tax-list{display:grid;grid-template-columns:1fr 1fr;margin-top:35px;border-top:1px solid var(--line)}.tax-list span{padding:14px 10px 14px 0;border-bottom:1px solid var(--line);font-size:12px;letter-spacing:.08em;text-transform:uppercase}.tax-list span:before{content:"+";color:var(--green);margin-right:10px}.tax-note{font-size:11px;color:#7a817b;margin-top:28px;max-width:550px}
@media (max-width:900px){.property-grid,.tax-grid{grid-template-columns:1fr;gap:55px}.property-items{grid-template-columns:1fr 1fr}}
@media (max-width:680px){.property-items{grid-template-columns:1fr}.property-items>div,.property-items>div:nth-child(even){padding:22px 0;border-right:0}.tax-list{grid-template-columns:1fr}.property-lead{font-size:27px}}

.project-gallery-heading{margin:80px 0 28px;max-width:680px}.project-gallery-heading h3{font-size:42px;margin:10px 0}.project-gallery-heading p:not(.eyebrow){font-size:15px;color:#697169;max-width:600px}.project-gallery{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.project-gallery figure{margin:0;position:relative;background:#eee;overflow:hidden}.project-gallery figure img{width:100%;height:360px;object-fit:cover;display:block;transition:transform .5s ease}.project-gallery figure:hover img{transform:scale(1.025)}.project-gallery .gallery-main{grid-column:1/-1}.project-gallery .gallery-main img{height:560px}.project-gallery figcaption{display:flex;justify-content:space-between;gap:20px;padding:15px 2px 5px;font-size:11px;text-transform:uppercase;letter-spacing:.08em}.project-gallery figcaption strong{font-weight:500}.project-gallery figcaption span{color:#7a817b}.upcoming-intro{margin-top:100px}.upcoming-empty{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:55px 0;display:grid;grid-template-columns:1fr 2fr;align-items:center;gap:40px}.upcoming-empty span{font-size:10px;letter-spacing:.16em;color:var(--green)}.upcoming-empty strong{font-family:var(--serif);font-size:34px;font-weight:400}.upcoming-empty p{grid-column:2;margin:0;color:#697169;font-size:14px}
@media (max-width:900px){.project-gallery .gallery-main img{height:430px}.project-gallery figure img{height:300px}.upcoming-empty{grid-template-columns:1fr}.upcoming-empty p{grid-column:1}}
@media (max-width:680px){.project-gallery{grid-template-columns:1fr}.project-gallery .gallery-main{grid-column:auto}.project-gallery .gallery-main img,.project-gallery figure img{height:300px}.project-gallery-heading{margin-top:60px}.project-gallery-heading h3{font-size:34px}.upcoming-empty strong{font-size:28px}}

.services-intro{border-top:1px solid rgba(255,255,255,.18);border-bottom:1px solid rgba(255,255,255,.18);padding:38px 0 40px;margin:0 0 48px;max-width:920px}.services-intro h3{font-family:var(--serif);font-size:38px;font-weight:400;line-height:1.05;margin:0 0 25px}.services-intro p{color:rgba(255,255,255,.7);font-size:14px;line-height:1.75;max-width:820px;margin:0 0 12px}.services-intro p:last-child{margin-bottom:0}.services-intro strong{color:#fff;font-weight:500}
.upcoming-feature{display:grid;grid-template-columns:1.25fr .75fr;background:#ecece6;margin-bottom:20px}.upcoming-feature-image{min-height:650px;overflow:hidden}.upcoming-feature-image img{width:100%;height:100%;object-fit:cover}.upcoming-feature-copy{padding:60px 50px;display:flex;flex-direction:column;justify-content:center}.upcoming-feature-copy h3{font-family:var(--serif);font-size:58px;line-height:.95;font-weight:400;margin:12px 0 28px}.upcoming-meta{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #d5d6cf;border-bottom:1px solid #d5d6cf;padding:17px 0;margin-bottom:20px;font-size:12px}.upcoming-meta span{text-transform:uppercase;letter-spacing:.08em;color:#727970}.upcoming-meta strong{font-weight:500}.sold-badge{display:inline-block;align-self:flex-start;padding:10px 13px;background:var(--green);color:#fff;font-size:9px;letter-spacing:.14em;margin-bottom:22px}.upcoming-feature-copy>p:not(.eyebrow):not(.render-note){color:#636b64;font-size:14px;line-height:1.7}.render-note{margin-top:25px!important;padding-top:20px;border-top:1px solid #d5d6cf;font-size:11px!important;line-height:1.6!important;color:#7a817b!important}.render-note strong{color:#505850}.upcoming-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.upcoming-gallery img{width:100%;height:280px;object-fit:cover;display:block}.upcoming-gallery img:nth-child(4){grid-column:2}.upcoming-gallery img:nth-child(5){grid-column:3}
@media (max-width:900px){.upcoming-feature{grid-template-columns:1fr}.upcoming-feature-image{height:500px;min-height:0}.upcoming-feature-copy{padding:45px 35px}.upcoming-gallery{grid-template-columns:1fr 1fr}.upcoming-gallery img{height:240px}.upcoming-gallery img:nth-child(4),.upcoming-gallery img:nth-child(5){grid-column:auto}}
@media (max-width:680px){.services-intro h3{font-size:31px}.upcoming-feature-copy h3{font-size:45px}.upcoming-feature-image{height:360px}.upcoming-feature-copy{padding:35px 24px}.upcoming-gallery{grid-template-columns:1fr}.upcoming-gallery img{height:280px}}