:root{--navy:#122b2a;--forest:#0b2525;--ink:#142827;--muted:#50635f;--accent:#c5ad73;--accent2:#e8d4a2;--linen:#f7f5ee;--cream:#efeee6;--paper:#fffefa;--line:#d9ddd4;--mint:#e8efe8;--shadow:0 28px 75px rgba(16,40,36,.12);--radius:17px;--wide:1190px;font-synthesis:none}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;font-family:'DM Sans',Arial,sans-serif;background:var(--paper);color:var(--ink);line-height:1.6;-webkit-font-smoothing:antialiased}a{color:inherit;text-underline-offset:4px}img,svg{max-width:100%;display:block}button,input,select,textarea{font:inherit}button{cursor:pointer}h1,h2,h3,h4,p{margin-top:0}h1,h2,h3{font-family:Manrope,'DM Sans',Arial,sans-serif;letter-spacing:-.055em;line-height:1.11}h1{font-size:clamp(2.8rem,5.7vw,5.6rem);font-weight:700}h2{font-size:clamp(2.15rem,3.7vw,3.75rem);font-weight:700}h3{font-size:1.25rem;letter-spacing:-.035em}p{line-height:1.75}.wrap{width:min(var(--wide),calc(100% - 76px));margin-inline:auto}.section{padding:106px 0}.section.smaller{padding:73px 0}.muted{color:var(--muted)}.eyebrow{font-size:.72rem;letter-spacing:.17em;text-transform:uppercase;font-weight:800;line-height:1.5;color:#667d76}.eyebrow.dark{color:var(--accent2)}.eyebrow:before{content:'';display:inline-block;vertical-align:middle;width:22px;height:1px;background:currentColor;margin-right:10px}.body-lg{font-size:1.09rem;max-width:660px}.heading-row{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:43px}.heading-row h2{max-width:770px;margin-bottom:0}.heading-row p{max-width:340px;margin-bottom:0}.sr-only{position:absolute!important;height:1px;width:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.skip{position:absolute;left:8px;top:-200px;z-index:500;background:#fff;color:#000;padding:10px}.skip:focus{top:8px}
.topline{background:#09201f;color:#dae4dc;font-size:.74rem}.topline .wrap{display:flex;justify-content:space-between;align-items:center;min-height:35px;gap:10px}.topline a{text-decoration:none;font-weight:700;color:#e8d7aa}.topline b{font-weight:500}.nav{position:sticky;top:0;z-index:100;background:rgba(255,254,249,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(16px)}.nav .wrap{display:flex;align-items:center;gap:22px;justify-content:space-between;min-height:85px}.brand{text-decoration:none;display:flex;align-items:center;gap:12px;flex-shrink:0}.mark{width:43px;height:43px;display:grid;place-items:center;background:var(--forest);color:#eedcae;font-family:Manrope,sans-serif;font-size:1.6rem;font-weight:800;letter-spacing:-.1em;border-radius:2px}.brand-word{display:flex;flex-direction:column;line-height:1.15}.brand-word strong{font-size:1.02rem;font-weight:800;letter-spacing:.075em}.brand-word small{font-size:.65rem;letter-spacing:.23em;font-weight:800;color:#64736d;margin-top:6px}.nav-links{display:flex;align-items:center;gap:28px}.nav-links a{font-size:.87rem;font-weight:700;text-decoration:none;color:#2f423f;transition:color .2s}.nav-links a:hover,.nav-links a[aria-current=page]{color:#947d4b}.nav-links .nav-btn{background:var(--navy);color:#fff;padding:13px 20px;border-radius:6px;white-space:nowrap}.nav-links .nav-btn:hover{color:#fff;background:#25504a}.menu-toggle{display:none;border:1px solid var(--line);border-radius:6px;background:white;min-width:46px;min-height:43px;font-size:1.4rem;align-items:center;justify-content:center}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:17px;min-height:51px;padding:14px 24px;border-radius:5px;text-decoration:none;font-weight:800;font-size:.86rem;line-height:1.3;border:1px solid transparent;transition:transform .2s,background .2s,color .2s,box-shadow .2s;white-space:normal;text-align:center}.btn:hover{transform:translateY(-2px)}.btn.gold{background:var(--accent2);color:#1a302b}.btn.gold:hover{background:#f8e7c2}.btn.dark{background:var(--forest);color:#fff}.btn.dark:hover{background:#25504a}.btn.outline{background:transparent;border-color:#a1b4a8;color:inherit}.btn.outline:hover{background:#ffffff12}.btn.light{background:white;color:var(--ink);border-color:#e0e5de}.btn.white-outline{border:1px solid rgba(255,255,255,.47);color:#fff}.btn.small{min-height:42px;padding:10px 16px;font-size:.81rem}.arrow{font-size:1.13rem;font-weight:400}.text-link{font-size:.91rem;font-weight:800;text-decoration:none;padding-bottom:7px;border-bottom:1px solid currentColor;display:inline-flex;gap:17px;align-items:center}.text-link:hover{color:#8f7545}.actions{display:flex;flex-wrap:wrap;gap:11px;align-items:center}.buttons-wide{margin-top:28px}
/* home hero */
.hero{position:relative;overflow:hidden;background:linear-gradient(125deg,#0b2626 5%,#193e39 65%,#23433d 100%);color:white}.hero:before{content:'';position:absolute;inset:0;background:radial-gradient(ellipse 34% 70% at 82% 35%,rgba(185,168,110,.22),transparent 80%);pointer-events:none}.hero-grid{display:grid;grid-template-columns:1.02fr .98fr;gap:30px;min-height:630px;align-items:center;padding-block:70px 48px}.hero-text{position:relative;z-index:2}.hero-text h1{margin:23px 0 27px;max-width:680px}.hero-text h1 em{font-style:normal;color:var(--accent2)}.hero-text .intro{max-width:560px;font-size:1.1rem;line-height:1.85;color:#dce7e0}.hero-points{display:flex;flex-wrap:wrap;gap:15px;margin-top:34px;font-size:.78rem;color:#d4e4dc}.hero-points span:before{content:'✦';margin-right:9px;color:#cabb8f;font-size:.7rem}.hero-actions{margin-top:30px}.hero-graphic{position:relative;padding-top:30px;min-width:0}.architecture{width:100%;filter:drop-shadow(0 32px 40px rgba(0,0,0,.25))}.floating-note{position:absolute;bottom:9%;left:0;background:#faf8ef;color:#1e3936;border:1px solid #f1e9d6;border-radius:8px;padding:17px 20px;box-shadow:0 25px 54px #001a192f;min-width:240px}.floating-note small{display:block;font-weight:800;letter-spacing:.15em;font-size:.64rem;color:#87908b;margin-bottom:3px}.floating-note strong{font-size:.98rem}.hero-bottom{border-top:1px solid #ffffff29;padding:19px 0;font-size:.72rem;letter-spacing:.12em;color:#d7e3db}.hero-bottom .wrap{display:flex;justify-content:space-between;gap:16px}.hero-bottom a{color:var(--accent2);text-decoration:none;font-weight:800}
/* feature strips and cards */
.trust-line{background:#eaece4;border-bottom:1px solid #dfe3d8}.trust-line .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;align-items:center}.trust-line span{padding:21px 11px;font-size:.78rem;font-weight:800;letter-spacing:.025em;text-align:center;border-right:1px solid #d1d9cf}.trust-line span:last-child{border:0}.path-grid,.three-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.path-card{padding:40px;border-radius:10px;min-height:360px;position:relative;overflow:hidden;display:flex;flex-direction:column;align-items:start;justify-content:space-between}.path-card.tenant{background:#e9eee9}.path-card.landlord{background:#eee9dc}.path-card h3{font-size:clamp(1.65rem,2.5vw,2.45rem);margin:15px 0}.path-card p{max-width:390px;margin-bottom:25px}.badge{display:inline-block;font-size:.68rem;letter-spacing:.15em;font-weight:800;color:#64756c}.corner-design{position:absolute;right:-20px;bottom:-50px;border:1px solid rgba(36,67,57,.15);height:220px;width:220px;border-radius:50%;pointer-events:none}.corner-design:before{content:'';position:absolute;inset:40px;border:1px solid rgba(36,67,57,.12);border-radius:50%}.path-card>*:not(.corner-design){position:relative;z-index:2}.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:17px}.service-card{border:1px solid var(--line);background:white;border-radius:10px;padding:26px 26px 30px;min-height:258px;display:flex;flex-direction:column;align-items:start;transition:box-shadow .2s,transform .2s}.service-card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}.service-icon{height:52px;width:52px;border-radius:8px;background:#e9eee8;display:grid;place-items:center;font-size:1.6rem;margin-bottom:24px;color:#234541}.service-card h3{margin-bottom:8px}.service-card p{font-size:.87rem;color:var(--muted);margin-bottom:22px}.service-card a{margin-top:auto}.block-dark{background:var(--forest);color:white}.block-dark .muted{color:#c1d1c9}.block-dark .eyebrow{color:#cbdaa9}.feature-split{display:grid;grid-template-columns:1fr 1fr;gap:65px;align-items:center}.feature-split h2{margin:12px 0 23px}.feature-list{display:grid;gap:15px;margin:28px 0;padding:0;list-style:none}.feature-list li{padding-left:27px;position:relative;line-height:1.57}.feature-list li:before{position:absolute;left:0;top:0;content:'↗';color:var(--accent);font-size:1.12rem}.feature-panel{padding:35px;border:1px solid #7e9a8a;background:#23403b;border-radius:12px}.feature-panel h3{font-size:1.6rem}.feature-panel .step{padding:17px 0;border-top:1px solid #ffffff2a;display:flex;gap:20px}.step small{color:#e9d8ad;font-weight:800;min-width:30px}.step strong{font-size:.97rem}.step p{font-size:.84rem;color:#c7d8ce;line-height:1.65;margin:6px 0 0}.districts{display:flex;flex-wrap:wrap;gap:10px;margin:24px 0 26px}.districts span{background:#edf1e9;border:1px solid #d4e0d5;padding:10px 14px;border-radius:4px;font-size:.82rem;font-weight:700}.quote-block{font-family:Manrope,Arial,sans-serif;letter-spacing:-.05em;font-size:clamp(1.55rem,2.9vw,2.7rem);line-height:1.28;font-weight:700}.quote-block em{color:#dac696;font-style:normal}
/* calculator & listings */
.calc-panel{background:var(--linen);border:1px solid #dbe1d7;border-radius:13px;padding:36px}.calc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.calc-field label{font-size:.77rem;color:#50645b;font-weight:800;display:block;margin-bottom:8px}.calc-field input{width:100%;border:1px solid #ced7cc;border-radius:5px;padding:13px 15px;background:white;font-weight:700;color:var(--ink)}.calc-results{display:grid;grid-template-columns:repeat(2,1fr);gap:15px;margin-top:20px}.calc-result{padding:20px;background:white;border:1px solid #dde4da;border-radius:7px}.calc-result small{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;font-weight:800;color:#697d74}.calc-result strong{display:block;font-size:clamp(1.7rem,3vw,2.55rem);letter-spacing:-.045em;margin:7px 0}.calc-panel .note{font-size:.76rem;color:#6f7f74;margin-top:14px;margin-bottom:0}.listing-wrap{background:#e9eee8;border-radius:12px;padding:29px;margin-top:26px;border:1px solid #d6e2d6}.listing-intro{display:flex;justify-content:space-between;gap:25px;align-items:center}.listing-intro h3{font-size:1.5rem;margin:0 0 8px}.listing-intro p{font-size:.86rem;color:#56695f;margin:0}.listing-shell{margin-top:24px;min-height:40px}.listing-state{font-size:.88rem;color:#69796e;margin-top:10px}.listing-placeholder{border:1px dashed #c0d0be;padding:22px;border-radius:8px;color:#52665c;background:#fffdfa;font-size:.9rem}
/* forms */
.form-shell{background:#f9f7f0;border:1px solid #dfe4da;border-radius:14px;padding:37px;box-shadow:0 20px 60px rgba(15,43,37,.07)}.form-head{margin-bottom:24px}.form-head h3{font-size:1.75rem;margin:8px 0}.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:15px}.field{min-width:0;display:flex;flex-direction:column;gap:6px}.field.wide{grid-column:1/-1}.field label{color:#344d44;font-size:.79rem;font-weight:800}.field input,.field select,.field textarea{width:100%;color:var(--ink);border:1px solid #cbd7cf;background:white;border-radius:5px;padding:11px 13px;min-height:46px;font-size:.9rem}.field textarea{resize:vertical;min-height:118px}.field input:focus,.field textarea:focus,.field select:focus{outline:3px solid #b2c8bb;outline-offset:1px}.consent{display:flex;align-items:start;gap:10px;font-size:.79rem;color:#51665b;line-height:1.65;margin:19px 0}.consent input{margin-top:4px;min-width:16px;min-height:16px;accent-color:var(--forest)}.consent a{color:#244f42;font-weight:700}.form-feedback{font-size:.89rem;min-height:23px;margin-top:12px}.form-feedback.error{color:#a33423}.form-feedback.success{color:#17613f}.form-micro{font-size:.76rem;color:#708178;line-height:1.6;margin-top:17px}.contact-section{background:linear-gradient(135deg,#edf1e9,#f5f3eb)}.contact-grid{display:grid;grid-template-columns:.83fr 1.17fr;gap:60px;align-items:start}.contact-aside h2{margin:19px 0}.contact-methods{display:grid;gap:12px;margin:27px 0}.contact-methods a{font-weight:800;text-decoration:none;border-bottom:1px solid #ccd8ce;padding:8px 0;display:flex;justify-content:space-between}.contact-methods a:hover{color:#638168}.portrait{display:flex;align-items:center;gap:14px;margin-top:27px}.portrait img{width:66px;height:66px;border-radius:50%;object-fit:cover;background:#071e1e;object-position:center top}.portrait strong{font-size:.88rem}.portrait small{display:block;font-size:.77rem;color:#6d7e74;line-height:1.5;margin-top:4px}
/* inner pages */
.subhero{background:linear-gradient(127deg,#102e2c,#24443e);color:white;padding:84px 0 89px;position:relative;overflow:hidden}.subhero:after{content:'';position:absolute;border:1px solid #ffffff18;width:680px;height:680px;border-radius:50%;right:-180px;top:-280px;pointer-events:none}.subhero .wrap{position:relative;z-index:2}.subhero h1{font-size:clamp(2.6rem,5.3vw,4.65rem);max-width:920px;margin:19px 0}.subhero h1 em{color:#ebd6a3;font-style:normal}.subhero .intro{max-width:770px;color:#d7e6dc;font-size:1.08rem;line-height:1.8}.crumb{font-size:.75rem;color:#bccac4;margin-bottom:20px}.crumb a{text-decoration:none;color:#fff}.crumb span{padding:0 9px}.inner-grid{display:grid;grid-template-columns:1fr 1fr;gap:40px}.inner-grid h2{margin:12px 0 20px}.inner-grid p{color:var(--muted)}.clean-list{list-style:none;margin:20px 0;padding:0;display:grid;gap:12px}.clean-list li{border-bottom:1px solid var(--line);padding:11px 5px 14px 30px;position:relative;font-size:.95rem}.clean-list li:before{content:'✓';position:absolute;left:4px;color:#4e785e;font-weight:800}.info-card{background:var(--linen);padding:31px;border-radius:12px;border:1px solid var(--line)}.info-card h3{font-size:1.42rem}.info-card p{color:var(--muted);font-size:.94rem}.steps-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.step-card{border-top:2px solid var(--accent);padding:24px;background:#f5f6ef;border-radius:0 0 6px 6px}.step-card small{font-weight:800;color:#967e54;letter-spacing:.12em}.step-card h3{margin:16px 0 12px}.step-card p{font-size:.9rem;color:var(--muted)}.faqs{max-width:880px}.faqs details{border-bottom:1px solid #cfd9cf;padding:21px 0}.faqs summary{font-size:1.02rem;font-weight:800;cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:18px}.faqs summary::-webkit-details-marker{display:none}.faqs summary:after{content:'+';color:#8d7f5f;font-size:1.35rem}.faqs details[open] summary:after{content:'−'}.faqs p{color:#596e62;margin:13px 0 3px;font-size:.96rem}.strip-cta{background:#143632;color:white;padding:54px 0}.strip-cta .wrap{display:flex;align-items:center;justify-content:space-between;gap:30px}.strip-cta h2{font-size:clamp(1.7rem,3.5vw,2.7rem);margin:10px 0}.strip-cta p{margin:0;color:#d5e2d8}
/* footer */
footer{background:#0a211f;color:#dee9df}.footer-grid{display:grid;grid-template-columns:1.4fr repeat(3,1fr);gap:40px;padding:70px 0 44px}.footer-grid .brand-word strong{color:white}.footer-grid .brand-word small{color:#afc5ae}.footer-grid p{max-width:320px;font-size:.85rem;color:#b4c6bb;margin-top:26px}.footer-grid h4{font-size:.75rem;letter-spacing:.13em;margin:5px 0 23px;text-transform:uppercase;color:#f0dba5}.footer-grid nav{display:grid;gap:13px}.footer-grid nav a{font-size:.84rem;text-decoration:none;color:#cddbd0}.footer-grid nav a:hover{color:#f6dfad}.footer-bottom{border-top:1px solid #ffffff22;padding:22px 0;display:flex;justify-content:space-between;gap:15px;flex-wrap:wrap;font-size:.72rem;color:#b1c1b7}.footer-bottom a{color:inherit}.mobile-bottom-cta{display:none}
@media (max-width:1060px){.nav-links{gap:16px}.nav-links a{font-size:.79rem}.hero-grid{gap:7px}.feature-split{gap:30px}.wrap{width:min(var(--wide),calc(100% - 48px))}.contact-grid{gap:30px}.footer-grid{gap:20px}}
@media (max-width:800px){.menu-toggle{display:flex}.nav .wrap{min-height:71px}.nav-links{position:absolute;top:71px;left:0;right:0;display:none;flex-direction:column;gap:0;align-items:stretch;background:#fffefa;padding:10px 24px 22px;border-bottom:1px solid var(--line);box-shadow:0 20px 30px #0c292621}.nav-links.is-open{display:flex}.nav-links a{padding:13px 0;font-size:.97rem;border-bottom:1px solid #e9eee8}.nav-links .nav-btn{margin-top:12px;text-align:center;padding:13px}.hero-grid{grid-template-columns:1fr;min-height:unset;padding-top:60px;gap:8px}.hero-text h1{max-width:780px}.hero-text .intro{max-width:770px}.hero-graphic{width:min(580px,100%);margin-inline:auto;padding-top:0}.hero-graphic svg{max-height:410px}.floating-note{bottom:5%;left:2%}.service-grid{grid-template-columns:repeat(2,1fr)}.feature-split,.inner-grid,.contact-grid{grid-template-columns:1fr}.contact-aside{max-width:740px}.footer-grid{grid-template-columns:repeat(2,1fr)}.section{padding:80px 0}.heading-row{display:block}.heading-row p{max-width:680px;margin-top:16px}.strip-cta .wrap{align-items:start;flex-direction:column}.trust-line .wrap{grid-template-columns:repeat(2,1fr)}.trust-line span:nth-child(2){border:0}.trust-line span{padding:16px 5px}.topline b{display:none}}
@media (max-width:580px){body{padding-bottom:66px}.wrap{width:calc(100% - 36px)}.topline .wrap{min-height:29px}.topline{font-size:.67rem}.topline .wrap span{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}.nav .wrap{min-height:66px}.nav-links{top:66px}.brand{gap:10px}.mark{width:39px;height:39px}.brand-word strong{font-size:.84rem}.brand-word small{font-size:.58rem}.hero-grid{padding-top:46px;padding-bottom:20px}.hero-text h1{font-size:clamp(2.45rem,10vw,3.55rem);margin:13px 0 16px}.hero-text .intro{font-size:.99rem}.hero-points{gap:8px 15px;margin-top:24px}.hero-actions{display:grid;grid-template-columns:1fr 1fr;gap:8px}.hero-actions .btn{font-size:.78rem;padding:12px 9px}.hero-graphic svg{max-height:300px}.floating-note{min-width:0;padding:12px 15px;bottom:6%;left:0}.floating-note strong{font-size:.81rem}.hero-bottom .wrap{display:block}.hero-bottom .wrap>a{display:none}.section{padding:65px 0}.section.smaller{padding:50px 0}.path-grid,.service-grid,.steps-grid,.calc-grid,.calc-results{grid-template-columns:1fr}.path-card{min-height:320px;padding:28px}.service-card{min-height:230px}.feature-panel,.calc-panel,.form-shell{padding:23px}.listing-wrap{padding:18px}.listing-intro{display:block}.listing-intro .btn{margin-top:20px;width:100%}.form-grid{grid-template-columns:1fr}.contact-methods a{overflow-wrap:anywhere}.subhero{padding:52px 0 62px}.subhero h1{font-size:clamp(2.4rem,11vw,3.8rem)}.subhero .intro{font-size:.98rem}.info-card{padding:23px}.footer-grid{grid-template-columns:1fr 1fr;gap:35px 15px;padding-top:52px}.footer-grid>.footer-brand{grid-column:1/-1}.footer-bottom{display:block}.mobile-bottom-cta{position:fixed;bottom:0;left:0;right:0;z-index:90;background:#f9f8f0;border-top:1px solid #d9e1d8;padding:10px 14px;display:grid;grid-template-columns:1fr 1fr;gap:9px;box-shadow:0 -9px 28px #0e28231c}.mobile-bottom-cta a{padding:8px;font-size:.8rem;min-height:45px}.districts{gap:7px}.districts span{font-size:.78rem}.quote-block{font-size:1.65rem}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.btn,.service-card{transition:none}}