@charset "UTF-8";
:root{--green:#193d34;--deep:#133128;--sage:#6c7e71;--gold:#a68d60;--cream:#f7f5ef;--sand:#ece9e0;--ink:#243c34;--muted:#6d756e;--line:#dedfd5;--white:#fff;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:15px;line-height:1.65;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--gold);outline-offset:4px}img{display:block;max-width:100%}h1,h2,h3,h4,p{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.12}h1{font-size:clamp(46px,5vw,76px);letter-spacing:-.055em}h2{font-size:clamp(34px,3.4vw,51px);letter-spacing:-.045em}h3{font-size:27px;letter-spacing:-.025em}em{font-weight:400;color:var(--sage)}p+p{margin-top:20px}small{font-size:12px;line-height:1.6}.muted{color:var(--muted)}.center{text-align:center}.eyebrow{display:flex;align-items:center;gap:14px;font-size:10px;line-height:1.5;letter-spacing:2.1px;font-weight:600;text-transform:uppercase;margin-bottom:25px}.line{display:block;width:34px;height:1px;background:var(--gold)}.lead{font-size:17px;line-height:1.85;color:var(--muted);max-width:510px}.button{display:inline-flex;align-items:center;justify-content:center;gap:30px;padding:17px 25px;background:var(--green);border:1px solid var(--green);color:#fff;font-size:12px;font-weight:600;line-height:1.4;transition:background .2s,transform .2s;text-align:center}.button span{font-size:19px;font-weight:400}.button:hover{background:#2b5345;transform:translateY(-1px)}.button-small{padding:12px 19px;gap:19px}.button-outline{background:transparent;color:var(--green)}.button-outline:hover{background:var(--green);color:white}.button-block{width:100%;justify-content:space-between}.button:disabled{opacity:.65;cursor:wait}.text-link{display:inline-flex;align-items:center;gap:32px;font-size:12px;font-weight:600;border-bottom:1px solid #a9b1a7;padding-bottom:9px;line-height:1.5}.text-link span{font-size:20px;font-weight:400}.text-link:hover{color:var(--sage)}.text-link.light{color:white;border-color:#809289}.skip-link{position:absolute;left:10px;top:-100px;z-index:20;background:white;padding:12px}.skip-link:focus{top:10px}
.site-header{height:110px;padding:0 4.8%;display:flex;align-items:center;justify-content:space-between;gap:30px;background:var(--cream);border-bottom:1px solid var(--line)}.brand{font-family:var(--serif);font-size:46px;line-height:1;letter-spacing:1px;display:inline-block;flex-shrink:0}.brand-dot{color:var(--gold)}.brand small{display:block;font-family:var(--sans);font-size:7px;letter-spacing:1.75px;font-weight:600;margin-top:10px;line-height:1}.site-header nav{display:flex;gap:30px;align-items:center}.site-header nav>a:not(.button){font-size:12px;white-space:nowrap;padding:8px 0}.site-header nav>a.active{border-bottom:1px solid var(--green)}.languages{display:flex;align-items:center;gap:7px;font-size:10px;color:#858982;margin:0 5px}.languages .selected{font-weight:700;color:var(--green)}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:655px}.hero-copy{padding:67px 8.7% 38px 9.6%;display:flex;flex-direction:column;justify-content:center}.hero-copy h1{margin-bottom:27px}.hero-copy .lead{font-size:15px;max-width:390px;line-height:1.9}.hero-actions{display:flex;flex-wrap:wrap;gap:30px;align-items:center;margin-top:31px}.hero-assurance{display:flex;align-items:center;gap:14px;margin-top:39px}.hero-assurance p{font-size:10px;line-height:1.6;color:var(--muted)}.seal{width:40px;height:40px;display:grid;place-items:center;border:1px solid #bbc2b4;border-radius:50%;font-family:var(--serif);font-size:24px;color:var(--sage)}.hero-visual{position:relative;min-height:610px;overflow:hidden}.hero-visual>img{width:100%;height:100%;object-fit:cover;position:absolute;object-position:63% 50%}.hero-visual:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(16,37,28,.65),transparent 48%);pointer-events:none}.image-caption{position:absolute;z-index:1;bottom:58px;left:45px;color:white;display:flex;flex-direction:column;gap:14px}.image-caption>span:first-child{font-size:9px;letter-spacing:2.3px}.image-caption-title{font:35px/1.16 var(--serif);letter-spacing:-1px}.image-credit{position:absolute;z-index:1;right:20px;bottom:13px;color:#eee;font-size:8px}.principles{padding:26px 4.8%;display:flex;align-items:center;justify-content:space-between;gap:16px;border-bottom:1px solid var(--line)}.principles span{font-size:9px;letter-spacing:1.6px;font-weight:600}.principles i{width:4px;height:4px;background:var(--gold);transform:rotate(45deg)}.section{padding:94px 7%;max-width:1550px;margin:auto}.intro-section{display:grid;grid-template-columns:1fr 1fr;gap:10%;padding-top:99px;padding-bottom:105px}.intro-text{padding-top:38px;max-width:470px}.intro-text>p:first-child{font-size:20px;line-height:1.7}.intro-text .muted{font-size:14px;line-height:1.9}.intro-text .text-link{margin-top:27px}.opportunity-section{background:#eeeee5;max-width:none}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:44px}.section-heading>.text-link{margin-bottom:7px}.empty-opportunities{background:#f7f7f0;border:1px solid #dcded3;padding:43px;display:flex;align-items:center;gap:34px}.compass{font-family:var(--serif);font-size:37px;color:var(--sage);width:73px;height:73px;border:1px solid #bbc4b5;border-radius:50%;display:grid;place-items:center;flex-shrink:0}.empty-opportunities h3{font-size:27px;margin-bottom:13px}.empty-opportunities p{max-width:560px;font-size:13px;color:var(--muted);line-height:1.8}.empty-opportunities .button{white-space:nowrap;margin-left:auto;flex-shrink:0}.two-paths{display:grid;grid-template-columns:1fr 1fr}.path-card{padding:80px 14%;background:#e8e5dc;display:block}.path-card h2{font-size:clamp(32px,3vw,45px)}.path-card p{margin-top:25px;max-width:400px;font-size:14px;line-height:1.9;color:var(--muted)}.path-card .text-link{margin-top:33px}.path-card.dark{background:var(--green);color:#f6f4eb}.dark em{color:#bcc8b8}.dark p{color:#c2cfc5}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:52px}.steps article{border-top:1px solid var(--line);padding-top:25px}.step-number{font:italic 32px var(--serif);color:var(--gold);display:block;margin-bottom:28px}.steps h3{font-size:29px;margin-bottom:17px}.steps p{font-size:14px;color:var(--muted);max-width:330px;line-height:1.85}.closing-cta{padding:83px 24px 92px;background:#eaece2;text-align:center;border-top:1px solid #d9dfd1}.closing-cta .eyebrow{justify-content:center}.closing-cta h2{font-size:clamp(36px,4vw,57px)}.closing-cta .button{margin-top:34px}.site-footer{background:var(--deep);color:#eaf0e7;padding:61px 5% 24px}.brand-light{color:white}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:40px;padding-bottom:55px}.footer-top>p{font-family:var(--serif);font-size:23px;line-height:1.5;color:#ccd5c8}.footer-bottom{border-top:1px solid #385044;padding-top:22px;display:flex;justify-content:space-between;gap:25px;color:#b1c0b4;font-size:10px}.footer-bottom>div{display:flex;gap:24px}.footer-bottom a:hover{color:white}
.page-heading{padding:79px 7% 65px;max-width:1500px;margin:auto}.page-heading h1{font-size:clamp(45px,5vw,68px);margin-bottom:26px}.page-heading .lead{max-width:610px}.catalogue-section{padding-top:0}.filters{display:grid;grid-template-columns:1.4fr 1.4fr .75fr 1fr .65fr auto;gap:15px;align-items:end;background:#eeeee7;padding:24px}.filters label{margin:0}.filters input,.filters select{background:#fff}.filters .button{height:49px;gap:15px}.results-heading{display:flex;justify-content:space-between;font-size:12px;color:var(--muted);margin:29px 0}.results-heading a{text-decoration:underline}.empty-state{text-align:center;padding:61px 20px 40px;border:1px solid var(--line);background:#f3f3ec}.empty-state .compass{margin:0 auto 28px}.empty-state h2{font-size:42px}.empty-state p{max-width:520px;margin:22px auto 29px;color:var(--muted);font-size:14px}.hotel-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.hotel-card{background:#fafaf4;border:1px solid var(--line)}.hotel-photo{position:relative;aspect-ratio:1.4;overflow:hidden}.hotel-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.hotel-card:hover img{transform:scale(1.035)}.property-tag{position:absolute;left:15px;top:15px;font-size:9px;letter-spacing:1px;background:#f8f7f0;padding:6px 10px}.photo-private{background:#e1e6db;display:flex;align-items:center;justify-content:center;flex-direction:column;width:100%;height:100%;gap:10px;color:var(--sage)}.photo-private>span{font-family:var(--serif);font-size:55px}.hotel-card-body{padding:25px}.hotel-card-body .eyebrow{font-size:9px;margin-bottom:12px}.hotel-card-body h3{font-size:27px;margin-bottom:14px}.hotel-card-body>p:not(.eyebrow){font-size:12px;color:var(--muted)}.hotel-card-bottom{display:flex;align-items:center;justify-content:space-between;border-top:1px solid var(--line);margin-top:23px;padding-top:17px;font-size:12px}.hotel-card-bottom>span{font-size:22px}.back-link{display:inline-block;font-size:12px;margin-bottom:26px;color:var(--muted)}.hotel-detail{padding-top:44px}.property-heading{display:flex;align-items:center;justify-content:space-between;gap:24px;margin-bottom:38px}.property-heading h1{font-size:52px;margin-bottom:15px}.property-heading .eyebrow{margin-bottom:17px}.status-pill{display:inline-flex;align-items:center;border:1px solid #c3d0c1;background:#edf2e9;color:#3c5b47;padding:6px 12px;font-size:10px;white-space:nowrap}.property-layout{display:grid;grid-template-columns:1fr 330px;gap:42px}.detail-image{width:100%;height:430px;object-fit:cover}.property-facts{display:flex;flex-wrap:wrap;gap:35px;border-bottom:1px solid var(--line);padding:25px 0;margin-bottom:32px}.property-facts small{display:block;font-size:9px;letter-spacing:1px;color:var(--muted);margin-bottom:6px}.property-facts strong{font-size:15px;font-weight:400}.property-layout h2{font-size:35px;margin-bottom:22px}.prose{font-size:15px;line-height:1.9}.property-aside{padding:30px;background:#eaece2;align-self:start;position:sticky;top:25px}.property-aside h3{font-size:33px;margin-bottom:13px}.property-aside p{font-size:13px;color:var(--muted)}.property-aside hr{border:0;border-top:1px solid #ccd3c5;margin:25px 0}.property-aside .button{margin:22px 0;width:100%;padding-left:15px;padding-right:15px;gap:10px}.property-aside small{display:block;color:var(--muted)}
label{display:block;font-size:12px;font-weight:600;line-height:1.5;margin-bottom:20px;color:var(--ink)}input,select,textarea{display:block;width:100%;padding:13px 14px;background:#fcfcf8;border:1px solid #d9ded3;border-radius:0;font-size:14px;line-height:1.5;color:var(--ink);margin-top:8px;font-weight:400;min-width:0}input,select{min-height:49px}input::placeholder,textarea::placeholder{color:#91988c}textarea{resize:vertical}label small{display:block;margin-top:7px;color:var(--muted);font-weight:400}.form-page{display:grid;grid-template-columns:1fr 1fr;gap:7%;padding:68px 7% 90px;max-width:1500px;margin:auto;align-items:start}.form-intro{padding-top:22px;position:sticky;top:30px}.form-intro h1{font-size:clamp(43px,4.5vw,64px);margin-bottom:27px}.form-intro .lead{font-size:15px;max-width:400px}.form-promise{display:flex;align-items:flex-start;gap:16px;max-width:380px;border-top:1px solid var(--line);padding-top:28px;margin-top:42px}.form-promise>span{font-size:30px;color:var(--gold);line-height:1}.form-promise strong{font-size:12px;font-weight:600}.form-promise p{font-size:12px;line-height:1.8;color:var(--muted);margin-top:8px}.form-panel{background:#fffefa;padding:36px;border:1px solid var(--line)}.form-panel h2{font-size:30px;margin-bottom:11px}.form-hint{color:var(--muted);font-size:11px;margin-bottom:27px}.form-grid{display:grid;grid-template-columns:1fr 1fr;column-gap:20px}.full{grid-column:1/-1}.form-section-title{border-top:1px solid var(--line);padding-top:28px;margin-top:14px;margin-bottom:23px;font-size:24px}.message-field{margin-top:7px}.checkbox{display:flex;align-items:flex-start;gap:11px;font-weight:400;font-size:11px;line-height:1.8;margin-top:22px}.checkbox input{width:16px;height:16px;min-height:0;flex-shrink:0;margin-top:3px;accent-color:var(--green)}.checkbox a{text-decoration:underline}.form-panel .form-hint.center{margin-top:17px;margin-bottom:0;font-size:10px}.honeypot{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}.selected-property{padding:25px;background:var(--sand);margin-top:35px;max-width:400px}.selected-property .eyebrow{margin-bottom:10px}.selected-property p:last-child{margin-top:14px;font-size:12px;color:var(--muted)}.alert{padding:17px 20px;margin:0 0 25px;font-size:13px;line-height:1.7;border:1px solid}.alert ul{margin:7px 0 0;padding-left:18px}.alert-error{background:#fbefeb;color:#8f332c;border-color:#edc6bf}.alert-success{background:#edf5e9;color:#2e583c;border-color:#c5d9ba}.alert-info{background:#f4f0df;border-color:#e0d3aa;color:#655635}.alert a{text-decoration:underline}.message-page{padding:85px 24px 100px;text-align:center;min-height:60vh}.message-page .eyebrow{justify-content:center}.message-page .lead{margin:28px auto;max-width:560px}.message-page h1{font-size:clamp(44px,5vw,65px)}.success-symbol{display:grid;place-items:center;width:65px;height:65px;background:#e3ebdb;border-radius:50%;margin:0 auto 30px;font-size:29px}.receipt{display:inline-block;background:#eaece1;padding:12px 23px;letter-spacing:1px;margin:0 0 28px;font-size:13px}.message-page .button{display:flex;width:max-content;max-width:100%;margin:0 auto}.expertise-values{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;padding-top:0}.expertise-values article{border-top:1px solid var(--line);padding-top:25px}.expertise-values h3{margin-bottom:20px}.expertise-values p{font-size:14px;color:var(--muted);line-height:1.85}.legal-page{max-width:960px;min-height:60vh}.legal-page h1{font-size:52px;margin-bottom:50px}.legal-page h2{font-size:29px;margin:32px 0 15px}.legal-page p{color:var(--muted);line-height:1.9}.legal-page .text-link{margin-top:34px}
.admin-body{background:#f2f3ed;font-size:14px}.admin-sidebar{position:fixed;inset:0 auto 0 0;width:232px;background:var(--deep);color:#d5dfd4;padding:34px 25px;display:flex;flex-direction:column}.admin-sidebar .brand{font-size:42px;padding-left:10px}.admin-sidebar nav{display:grid;gap:7px;margin-top:60px}.admin-sidebar nav a{padding:12px;font-size:13px;border-left:2px solid transparent}.admin-sidebar nav a:hover,.admin-sidebar nav a.active{background:#244637;border-left-color:var(--gold);color:#fff}.sidebar-bottom{margin-top:auto;padding:25px 10px 0;font-size:12px}.sidebar-bottom p{margin:22px 0 10px;font-size:11px;color:#adc0b0}.logout{color:#d4ded1;background:none;padding:0;border:0;font-size:11px;text-decoration:underline}.admin-main{margin-left:232px;padding:40px 4%;max-width:1600px}.admin-heading{display:flex;align-items:center;justify-content:space-between;margin-bottom:33px;gap:20px}.admin-heading .eyebrow{font-size:9px;margin-bottom:12px}.admin-heading h1{font-size:40px;letter-spacing:-1.5px}.stat-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-bottom:28px}.stat-card{background:#fffefa;padding:23px;border:1px solid var(--line)}.stat-card span{font-size:11px;color:var(--muted)}.stat-card strong{font-family:var(--serif);font-size:44px;font-weight:400;display:block;line-height:1;margin-top:15px}.admin-toolbar{display:flex;justify-content:space-between;align-items:center;gap:20px;margin:25px 0 20px}.admin-toolbar h2{font-size:27px}.panel{background:#fffefa;border:1px solid var(--line);margin-bottom:25px}.admin-empty{padding:55px 30px;text-align:center}.admin-empty h2{font-size:38px}.admin-empty h3{font-size:28px}.admin-empty p{color:var(--muted);max-width:530px;margin:18px auto 25px;font-size:14px}.admin-guide{background:#e9ede1;padding:32px}.admin-guide h3{font-size:25px;margin-bottom:20px}.admin-guide p{font-size:13px;color:var(--muted);max-width:850px}.table-wrap{overflow-x:auto}table{width:100%;border-collapse:collapse;text-align:left;font-size:12px}th{background:#ebece4;font-size:10px;font-weight:600;letter-spacing:.4px;padding:17px 20px;color:#687561}td{padding:18px 20px;border-top:1px solid #e7e9df;vertical-align:middle}td a{font-weight:600}td small{display:block;font-size:10px;color:var(--muted);margin-top:4px;overflow-wrap:anywhere}.badge{display:inline-block;padding:4px 9px;font-size:10px;background:#efefe6;white-space:nowrap}.badge-green{background:#e4edde;color:#3d5c38}.admin-form{padding:30px}.admin-form>h2{font-size:30px;margin-bottom:17px}.admin-form>p.muted{font-size:12px;margin-bottom:25px}.admin-form .form-grid{column-gap:25px}.form-save{border-top:1px solid var(--line);padding-top:25px;display:flex;justify-content:flex-end}.admin-photo{max-height:220px;max-width:320px;object-fit:cover;margin-bottom:25px}.document-row{display:flex;align-items:center;gap:20px;padding:16px 0;border-top:1px solid var(--line);font-size:12px;overflow-wrap:anywhere}.document-row>form{margin-left:auto;flex-shrink:0}.document-row+form{margin-top:25px}.link-danger{color:#963c31;font-size:11px;background:transparent;border:0;text-decoration:underline;padding:0}.admin-filters{display:flex;align-items:end;gap:17px;margin:20px 0 25px}.admin-filters label{margin:0;flex:1}.admin-filters .button{min-height:49px}.admin-filters>a{padding-bottom:12px;font-size:11px}.admin-detail-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:24px;align-items:start}.contact-lines{display:flex;flex-direction:column;gap:8px;font-size:13px;overflow-wrap:anywhere;margin:20px 0}.contact-lines a{text-decoration:underline}.details-list{margin:0 0 30px}.details-list>div{display:grid;grid-template-columns:1fr 1fr;gap:15px;border-bottom:1px solid #e6e8df;padding:12px 0;font-size:12px}.details-list dt{color:var(--muted)}.details-list dd{margin:0;overflow-wrap:anywhere}.preserve-lines{white-space:pre-wrap;overflow-wrap:anywhere;line-height:1.9;font-size:13px;margin:20px 0 30px}.note{border-top:1px solid var(--line);padding-top:18px}.note small{font-size:10px;color:var(--muted)}.note p{margin-top:10px;margin-bottom:22px}.danger-zone{margin-top:35px;border-top:1px solid var(--line);padding-top:20px}.login-page{max-width:500px;margin:auto;padding:65px 25px;text-align:center}.login-card{background:#fffefa;text-align:left;border:1px solid var(--line);padding:38px;margin:35px 0 25px}.login-card h1{font-size:47px;margin-bottom:22px}.login-card>p:not(.eyebrow){font-size:13px;color:var(--muted);margin-bottom:25px}.login-card .eyebrow{font-size:9px;margin-bottom:20px}
@media(min-width:1550px){.hero{max-width:1700px;margin:auto}.hero-copy{padding-left:15%}.hero-visual{min-height:700px}.site-header{padding-left:max(4.8%,calc((100vw - 1450px)/2));padding-right:max(4.8%,calc((100vw - 1450px)/2))}.opportunity-section{padding-left:max(7%,calc((100vw - 1335px)/2));padding-right:max(7%,calc((100vw - 1335px)/2))}}
@media(max-width:1150px){.site-header{padding:0 4%;gap:20px}.site-header nav{gap:17px}.site-header nav>.button{padding:12px;gap:10px;font-size:10px}.brand{font-size:41px}.brand small{font-size:6px}.hero-copy{padding:50px 7%}.hero-copy h1{font-size:57px}.hero-actions{gap:22px}.hero-actions .button{padding:16px 20px;font-size:11px;gap:16px}.hero-visual{min-height:620px}.principles span{font-size:8px;letter-spacing:1px}.section{padding-left:6%;padding-right:6%}.empty-opportunities{gap:22px;padding:30px}.empty-opportunities>.compass{display:none}.empty-opportunities h3{font-size:25px}.empty-opportunities p{max-width:430px}.filters{grid-template-columns:1fr 1fr 1fr;gap:15px}.property-layout{grid-template-columns:1fr 290px;gap:25px}.form-page{padding-left:5%;padding-right:5%;gap:5%}.form-panel{padding:27px}.admin-sidebar{width:205px;padding:30px 17px}.admin-main{margin-left:205px;padding:35px 3%}.admin-detail-grid{grid-template-columns:1fr}.footer-bottom>span:last-child{display:none}}
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