@font-face{font-family:"Fraunces";font-style:normal;font-weight:300 900;font-display:swap;src:url(../fonts/fraunces.woff2) format("woff2")}
@font-face{font-family:"Fraunces";font-style:italic;font-weight:300 500;font-display:swap;src:url(../fonts/fraunces-italic.woff2) format("woff2")}
@font-face{font-family:"DM Sans";font-style:normal;font-weight:400 600;font-display:swap;src:url(../fonts/dm-sans.woff2) format("woff2")}

:root{
  --cream:#F8F3EA; --paper:#F0E8DA; --ink:#211E1A; --muted:#625A51;
  --green:#1F3329; --green-2:#2A4436; --brass:#C2A06A; --brass-soft:#E3CFA8; --clay:#9C5534; --line:#E2D7C5;
  --serif:"Fraunces", Georgia, "Times New Roman", serif;
  --sans:"DM Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:84px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
a{color:inherit}
svg{display:block}
.wrap{max-width:1160px;margin:0 auto;padding:0 40px}
.skip{position:absolute;left:12px;top:-60px;background:#fff;color:var(--ink);padding:10px 16px;border-radius:8px;z-index:100;font-weight:600}
.skip:focus{top:12px}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px;border-radius:4px}
.eyebrow{font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--clay)}
h2{font-family:var(--serif);font-weight:400;font-size:clamp(32px,3.6vw,46px);line-height:1.12;letter-spacing:-.018em;font-variation-settings:"opsz" 96}
h2 em{font-style:italic;color:var(--clay)}

/* nav */
.nav{position:absolute;inset:0 0 auto;z-index:20;color:#F6EEDF}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:88px}
.nav .wrap{justify-content:center}
@media (max-width:820px){.nav .wrap{justify-content:flex-end}}
.mark{display:flex;align-items:center;gap:12px;text-decoration:none}
.mark svg{width:34px;height:34px;color:var(--brass)}
.mark b{font-family:var(--serif);font-weight:500;font-size:21px;letter-spacing:.01em}
.links{display:flex;align-items:center;gap:34px;list-style:none;font-size:15px}
.links a{text-decoration:none;opacity:.86;transition:opacity .2s}
.links a:hover{opacity:1}
.links .pill{opacity:1;border:1px solid rgba(226,207,168,.55);padding:9px 18px;border-radius:999px;color:var(--brass-soft)}
.links .pill:hover{background:rgba(226,207,168,.12)}
.menu-btn{display:none;background:none;border:1px solid rgba(246,238,223,.35);color:inherit;border-radius:999px;padding:8px 16px;font:600 14px var(--sans);cursor:pointer}

/* hero */
.hero{position:relative;background:var(--green);color:#F6EEDF;overflow:hidden;isolation:isolate}
.hero::before{content:"";position:absolute;inset:0;background:radial-gradient(ellipse 70% 60% at 50% 42%,rgba(42,68,54,0) 0%,rgba(20,34,27,.55) 100%);z-index:-1}
.lattice{position:absolute;inset:0;z-index:-2;color:var(--brass);opacity:.26;-webkit-mask-image:radial-gradient(ellipse 58% 62% at 50% 46%,transparent 35%,#000 100%);mask-image:radial-gradient(ellipse 58% 62% at 50% 46%,transparent 35%,#000 100%)}
.lattice svg{width:100%;height:100%}
.hero-inner{padding-top:200px;padding-bottom:210px;text-align:center}
.hero .eyebrow{color:var(--brass-soft)}
.wordmark{font-family:var(--serif);font-weight:300;font-size:clamp(20px,2vw,26px);letter-spacing:.32em;text-transform:uppercase;color:var(--brass-soft);margin-top:26px}
.rule{display:flex;align-items:center;justify-content:center;gap:16px;margin:26px auto 0;color:var(--brass)}
.rule i{display:block;width:64px;height:1px;background:currentColor;opacity:.7}
.rule svg{width:18px;height:18px}
h1{font-family:var(--serif);font-weight:350;font-size:clamp(42px,6.4vw,84px);line-height:1.04;letter-spacing:-.012em;max-width:14ch;margin:28px auto 0;font-variation-settings:"opsz" 144,"SOFT" 30}
h1 em{font-style:italic;font-weight:300;color:var(--brass-soft)}
.sub{font-size:19px;color:rgba(246,238,223,.78);max-width:40ch;margin:26px auto 0}
.btns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;margin-top:40px}
.btn{display:inline-flex;align-items:center;gap:10px;padding:15px 28px;border-radius:999px;font-weight:600;font-size:16px;text-decoration:none;transition:background .2s,color .2s,border-color .2s}
.btn svg{width:17px;height:17px}
.btn-brass{background:var(--brass-soft);color:var(--green)}
.btn-brass:hover{background:#EEDDBC}
.btn-line{border:1px solid rgba(246,238,223,.45);color:#F6EEDF}
.btn-line:hover{border-color:#F6EEDF;background:rgba(246,238,223,.06)}
.btn-green{background:var(--green);color:#F6EEDF}
.btn-green:hover{background:var(--green-2)}
.btn-ink{border:1px solid var(--ink);color:var(--ink)}
.btn-ink:hover{background:var(--ink);color:var(--cream)}
.railing{position:absolute;left:0;right:0;bottom:0;height:86px;color:var(--brass);opacity:.55;border-top:1px solid rgba(194,160,106,.35)}
.railing svg{width:100%;height:100%}

/* about */
.about{padding:130px 0 0}
.about-grid{display:grid;grid-template-columns:5fr 6fr;gap:80px;align-items:start}
.about h2{margin-top:16px}
.about p{font-size:19px;line-height:1.75;color:#3b362f}
.about p+p{margin-top:18px}
.stats{display:grid;grid-template-columns:repeat(3,1fr);margin-top:90px;border-top:1px solid var(--line)}
.stat{padding:34px 28px 0 0}
.stat+.stat{padding-left:36px;border-left:1px solid var(--line)}
.stat b{display:block;font-family:var(--serif);font-weight:350;font-size:58px;line-height:1;color:var(--green);letter-spacing:-.02em;font-variation-settings:"opsz" 144}
.stat b sup{font-family:var(--sans);font-size:.42em;font-weight:500;color:var(--clay);vertical-align:top;position:relative;top:.15em;margin-left:3px}
.stat span{display:block;margin-top:14px;color:var(--muted);font-size:15.5px;max-width:26ch}
.stat b.stat-text{font-size:30px;line-height:1.1;letter-spacing:-.01em;max-width:13ch;font-variation-settings:"opsz" 72;min-height:58px;display:flex;align-items:flex-end}

/* approach */
.approach{padding:130px 0 0}
.approach-head{display:flex;justify-content:space-between;align-items:end;gap:40px}
.approach-head h2{margin-top:16px;max-width:16ch}
.approach-head p{color:var(--muted);max-width:38ch}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:52px}
.card{background:#FFFCF6;border:1px solid var(--line);border-radius:20px;padding:38px 34px 40px}
.card svg{width:44px;height:44px;color:var(--clay)}
.card h3{font-family:var(--serif);font-weight:400;font-size:25px;letter-spacing:-.01em;margin-top:26px;line-height:1.2}
.card p{color:var(--muted);margin-top:12px;font-size:16.5px}

/* partners */
.partners{padding:130px 0 0}
.partners-box{background:var(--paper);border-radius:28px;padding:76px 72px;position:relative;overflow:hidden}
.partners-box .lat{position:absolute;right:-40px;top:-40px;width:340px;height:340px;color:var(--clay);opacity:.09}
.partners-top{display:grid;grid-template-columns:6fr 5fr;gap:72px;position:relative}
.partners-top h2{margin-top:16px}
.partners-top p{font-size:18px;color:#3b362f}
.programs{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:0 40px;margin-top:54px;position:relative;border-top:1px solid #D9CCB7}
.programs li{padding:15px 0;border-bottom:1px solid #D9CCB7;font-size:16.5px;color:var(--ink)}
.openings{display:flex;justify-content:space-between;align-items:center;gap:32px;margin-top:54px;padding:32px 36px;background:#FFFCF6;border-radius:18px;position:relative}
.openings h3{font-family:var(--serif);font-weight:400;font-size:24px;line-height:1.25}
.openings p{color:var(--muted);font-size:16px;margin-top:4px}

/* homes placeholder */
.homes{padding:110px 0 0}
.homes-row{display:flex;justify-content:space-between;align-items:center;gap:32px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:40px 0}
.homes-row h2{font-size:clamp(28px,2.8vw,36px)}
.homes-row p{color:var(--muted);margin-top:6px}
/* our homes page */
.row-btns{display:flex;gap:12px;flex-wrap:wrap;flex-shrink:0}
.btn-outline{border:1.5px solid var(--green);color:var(--green);white-space:nowrap}.btn-outline:hover{background:rgba(31,58,46,.06)}
.hero-page .hero-inner{padding-top:150px;padding-bottom:140px}
.page-title{font-family:var(--serif);font-weight:400;font-size:clamp(40px,5.2vw,68px);line-height:1.05;letter-spacing:-.015em;margin-top:18px;color:inherit}
.page-title em{font-style:italic;font-weight:300}
.page-note{max-width:58ch;margin:20px auto 0;font-size:18px;line-height:1.55}
.ourhomes{padding:80px 0 0}
.list-cta{display:flex;justify-content:space-between;align-items:center;gap:24px;padding:20px 26px;border:1px solid var(--line);border-radius:16px;background:#FFFCF6;margin-bottom:40px}
.list-cta p{color:var(--ink);font-size:16.5px}.list-cta strong{font-weight:600}
.list-cta .btn{white-space:nowrap;flex-shrink:0;padding:12px 22px;font-size:15px}
.home-grid{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.home-card{background:#FFFCF6;border:1px solid var(--line);border-radius:18px;overflow:hidden;display:flex;flex-direction:column;height:100%}
.home-card img{width:100%;height:auto;aspect-ratio:11/8.5;object-fit:cover;display:block;border-bottom:1px solid var(--line);background:#fff}
.home-card .body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:12px;flex:1}
.home-card h3{font-family:var(--serif);font-weight:400;font-size:22px;line-height:1.2;color:var(--ink)}
.flyer-link{align-self:flex-start;margin-top:auto;display:inline-flex;align-items:center;gap:8px;font-weight:600;color:var(--green);text-decoration:none;border-bottom:1.5px solid var(--brass);padding-bottom:2px}
.flyer-link:hover{color:var(--clay)}
.list-cta-lg{margin-top:56px;text-align:center;background:var(--paper);border-radius:24px;padding:60px 32px}
.list-cta-lg h2{font-size:clamp(28px,3vw,40px)}
.list-cta-lg p{color:#3b362f;font-size:18px;max-width:52ch;margin:14px auto 26px}
@media (max-width:980px){.home-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:820px){.home-grid{grid-template-columns:1fr;gap:20px}.list-cta{flex-direction:column;align-items:flex-start;padding:18px 20px}.hero-page .hero-inner{padding-top:120px;padding-bottom:100px}.page-note{font-size:16.5px}.list-cta-lg{padding:44px 22px}.row-btns{width:100%}}
.homes-row .btn{white-space:nowrap;flex-shrink:0}
.homes-row p{max-width:62ch}

/* contact */
.contact{margin-top:110px;background:var(--green);color:#F6EEDF;position:relative;overflow:hidden;isolation:isolate}
.contact .lattice{opacity:.22}
.contact-inner{padding-top:120px;padding-bottom:110px;text-align:center}
.contact .eyebrow{color:var(--brass-soft)}
.contact h2{margin:16px auto 0;max-width:20ch;color:#F6EEDF}
.contact h2 em{color:var(--brass-soft)}
.contact-lines{display:flex;justify-content:center;gap:70px;flex-wrap:wrap;margin-top:50px}
.contact-lines a{text-decoration:none;display:block}
.contact-lines small{display:block;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:rgba(246,238,223,.62);font-weight:600}
.contact-lines strong{display:block;font-family:var(--serif);font-weight:350;font-size:32px;margin-top:8px;letter-spacing:-.01em}
.contact-lines a:hover strong{color:var(--brass-soft)}
.contact-addr{font-style:normal;display:block}
.contact-addr strong{font-size:22px!important;line-height:1.3}
.contact-lines{align-items:flex-start}
.contact .btns{margin-top:48px}

/* footer */
footer{background:#18281F;color:rgba(246,238,223,.72);font-size:14.5px}
footer .wrap{display:flex;justify-content:space-between;align-items:center;gap:28px;flex-wrap:wrap;padding-top:38px;padding-bottom:42px}
.foot-mark b{font-family:var(--serif);font-weight:500;font-size:19px;color:#F6EEDF;display:block}
.eho{display:flex;align-items:center;gap:14px;max-width:520px}
.eho svg{flex:none;width:40px;height:40px;color:#F6EEDF}
.eho strong{color:#F6EEDF;font-weight:600}

/* tablet */
@media (max-width:1020px){
  .links{gap:22px;font-size:14.5px}
  .cards{grid-template-columns:1fr}
  .programs{grid-template-columns:repeat(2,1fr)}
}
/* mobile */
@media (max-width:820px){
  body{font-size:16px}
  .wrap{padding:0 24px}
  .nav .wrap{height:76px}
  .mark b{font-size:19px}
  .mark svg{width:30px;height:30px}
  .menu-btn{display:block}
  .links{display:none;position:absolute;top:70px;left:16px;right:16px;flex-direction:column;align-items:stretch;gap:0;background:#FFFCF6;color:var(--ink);border-radius:18px;padding:10px;box-shadow:0 24px 50px -20px rgba(0,0,0,.4)}
  .links.open{display:flex}
  .links a{display:block;padding:13px 16px;opacity:1}
  .links .pill{border:none;color:var(--green);background:var(--paper);margin-top:6px;text-align:center;padding:13px 16px}
  .hero-inner{padding-top:140px;padding-bottom:130px}
  .btns .btn{flex:1 1 auto;justify-content:center}
  .wordmark{letter-spacing:.26em}
  .sub{font-size:17px}
  .btn{padding:14px 24px;font-size:15.5px}
  .railing{height:56px}
  .about,.approach,.partners{padding-top:90px}
  .about-grid,.partners-top{grid-template-columns:1fr;gap:22px}
  .about p{font-size:17px}
  .stats{grid-template-columns:1fr;margin-top:50px}
  .stat,.stat+.stat{padding:24px 0;border-left:none;border-bottom:1px solid var(--line);display:grid;grid-template-columns:120px 1fr;align-items:center;gap:16px}
  .stat b{font-size:38px}
  .stat span{margin-top:0;font-size:15px}
  .stat b.stat-text{font-size:18px;line-height:1.2;min-height:0;max-width:none}
  .approach-head{display:block}
  .approach-head p{margin-top:16px}
  .cards{margin-top:36px;gap:14px}
  .card{padding:30px 26px 32px}
  .card h3{font-size:23px;margin-top:20px}
  .partners .wrap{padding:0 12px}
  .partners-box{padding:48px 24px;border-radius:22px}
  .partners-top p{font-size:16.5px}
  .programs{grid-template-columns:1fr;margin-top:36px}
  .programs li{padding:13px 0;font-size:16px}
  .openings{flex-direction:column;align-items:flex-start;padding:26px 22px;margin-top:36px;gap:20px}
  .homes{padding-top:80px}
  .homes-row{flex-direction:column;align-items:flex-start;gap:20px}
  .contact{margin-top:90px}
  .contact-inner{padding-top:90px;padding-bottom:84px}
  .contact-lines{flex-direction:column;gap:28px;margin-top:40px}
  .contact-lines strong{font-size:27px}
  .contact-lines a[href^="mailto"] strong{font-size:21px}
  .contact-lines{align-items:center}
  .contact-addr strong{font-size:20px!important}
  footer .wrap{flex-direction:column;align-items:flex-start}
}
.hero-photo{position:absolute;inset:0;z-index:-3}.hero-photo img{width:100%;height:100%;object-fit:cover}
.credit{font-size:12.5px;color:rgba(246,238,223,.55)}.credit a{color:inherit}
.mark{gap:14px}.mark .badge{width:46px;height:46px;color:var(--brass);filter:drop-shadow(0 0 10px rgba(226,190,120,.18))}
.mark b{font-size:25px;font-weight:700;letter-spacing:.005em;color:#F6EEDF}
h1.brand{font-family:var(--serif);font-weight:800;text-transform:uppercase;font-size:clamp(46px,8.2vw,126px);line-height:.95;letter-spacing:.015em;max-width:none;margin:22px auto 0;font-variation-settings:"opsz" 144,"SOFT" 0,"WONK" 0;
  background:linear-gradient(180deg,#F6E4B8 0%,#E2C384 45%,#C29A58 100%);-webkit-background-clip:text;background-clip:text;color:transparent;
  filter:drop-shadow(0 2px 0 rgba(10,20,15,.45)) drop-shadow(0 0 28px rgba(226,190,120,.28));white-space:nowrap}
h1.brand span{display:inline}
.rule-brand{margin-top:30px}.rule-brand i{width:110px}.rule-brand svg{width:22px;height:22px}
.tagline{font-family:var(--serif);font-weight:350;font-size:clamp(24px,2.6vw,36px);line-height:1.2;letter-spacing:-.01em;color:#F6EEDF;margin:24px auto 0;max-width:36ch;font-variation-settings:"opsz" 72}
.tagline em{font-style:italic;font-weight:300;color:var(--brass-soft)}
.hero .sub{margin-top:16px;font-size:17.5px}
@media (max-width:820px){
  .mark .badge{width:40px;height:40px}.mark b{font-size:21px}
  h1.brand{font-size:clamp(40px,13vw,72px);line-height:.98;white-space:normal}
  h1.brand span{display:block}
  .rule-brand{margin-top:24px}.rule-brand i{width:70px}
  .tagline{font-size:23px;max-width:19ch}
}
.hero{background:#F7F3EA;color:#211E1A}
.hero::before{background:radial-gradient(ellipse 60% 55% at 50% 45%,rgba(247,243,234,.0),rgba(236,228,212,.35) 100%)}
.nav{color:#211E1A}.mark b{color:#1F3A2E}.mark .badge{color:#A8823F;filter:none}
.links a{opacity:.8}.links .pill{border-color:rgba(31,58,46,.45);color:#1F3A2E}.links .pill:hover{background:rgba(31,58,46,.06)}
.menu-btn{border-color:rgba(33,30,26,.3)}
.hero .eyebrow{color:#8A4A2D}
h1.brand{background:none;-webkit-background-clip:border-box;background-clip:border-box;color:#1F3A2E;filter:none;text-shadow:0 1px 0 rgba(255,255,255,.7),0 10px 30px rgba(31,58,46,.12)}
.rule{color:#A8823F}
.tagline{color:#2A2622}.tagline em{color:#7A5B22}
.hero .sub{color:#554D45}
.hero .btn-brass{background:#1F3A2E;color:#F7F3EA}.hero .btn-brass:hover{background:#2A4A3B}
.hero .btn-line{border:1.5px solid #1F3A2E;color:#1F3A2E}.hero .btn-line:hover{background:rgba(31,58,46,.06);border-color:#1F3A2E}
.railing{color:#A8823F;opacity:.45;border-top-color:rgba(168,130,63,.35)}
.hero .lattice{display:none}
.hero-photo img{filter:saturate(.75) sepia(.12) contrast(.95)}
.hero::before{z-index:-2;background:
 radial-gradient(ellipse 46% 50% at 50% 46%,rgba(247,243,234,.97) 0%,rgba(247,243,234,.94) 50%,rgba(247,243,234,.45) 85%,rgba(247,243,234,.2) 100%),
 linear-gradient(180deg,rgba(247,243,234,.35) 0%,rgba(247,243,234,.15) 75%,rgba(247,243,234,.05) 100%)}
.nav{background:linear-gradient(180deg,rgba(247,243,234,.92),rgba(247,243,234,.75) 70%,rgba(247,243,234,0))}
.hero .btn-line{background:rgba(247,243,234,.92)}
@media (max-width:820px){.hero::before{background:radial-gradient(ellipse 95% 50% at 50% 47%,rgba(247,243,234,.96) 0%,rgba(247,243,234,.94) 68%,rgba(247,243,234,.4) 100%),linear-gradient(180deg,rgba(247,243,234,.3),rgba(247,243,234,.1))}}
/* fleur-de-lis ornament */
.rule svg.fleur,.rule-brand svg.fleur{width:60px;height:72px;flex-shrink:0}
.rule:has(svg.fleur){gap:20px}
.rule:has(svg.fleur) i{width:96px}
.rule-brand:has(svg.fleur) i{width:140px}
.rule-brand{margin-top:22px}
.rule-page{margin-top:16px}
@media (max-width:820px){.rule svg.fleur,.rule-brand svg.fleur{width:44px;height:53px}.rule:has(svg.fleur){gap:16px}.rule:has(svg.fleur) i,.rule-brand:has(svg.fleur) i{width:84px}.rule-brand{margin-top:18px}}
/* mobile nav: compact always-visible row (no hamburger) */
@media (max-width:820px){
  .nav .wrap{justify-content:center;height:64px;padding:0 12px}
  .menu-btn{display:none!important}
  .links,.links.open{display:flex;position:static;flex-direction:row;flex-wrap:nowrap;align-items:center;justify-content:center;gap:4px;background:none;box-shadow:none;padding:0;border-radius:0;color:inherit;font-size:14.5px}
  .links li.m-hide{display:none}
  .links a{display:inline-block;padding:9px 11px;opacity:.9}
  .links a.nav-homes{background:#1F3A2E;color:#F7F3EA;border:1px solid #C2A06A;border-radius:999px;padding:9px 18px;font-weight:600;opacity:1;margin:0 4px}
  .links .pill{margin:0 0 0 4px;padding:8px 14px;background:none;border:1px solid currentColor;text-align:left}
  .hero-inner{padding-top:120px}
}
@media (max-width:520px){.links li.m-hide-sm{display:none}}