@charset "UTF-8";
:root{--paper:#fff;--cream:#f5f1e9;--sand:#e9e0d3;--ink:#37332e;--muted:#716b63;--accent:#8a7459;--blue:#17458b;--line:#e7e2d9;--serif:Georgia,"Times New Roman",serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:92px}body{margin:0;background:var(--paper);color:var(--ink);font:14px/1.65 "Segoe UI",Arial,sans-serif;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a,select{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}img{display:block;max-width:100%}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif)}h2{font-size:31px;line-height:1.25;letter-spacing:-.7px}h3{font-size:22px;line-height:1.3}.wrap{width:min(1180px,calc(100% - 80px));margin-inline:auto}.section{padding:72px 0}.eyebrow{font-size:10px;font-weight:600;letter-spacing:1.8px;line-height:1.5;color:var(--accent);margin-bottom:15px}.button{display:inline-flex;justify-content:center;align-items:center;gap:24px;min-height:46px;background:var(--ink);color:white;border:1px solid var(--ink);padding:11px 21px;font-size:12px;font-weight:500;transition:background .2s,transform .2s}.button:hover{background:#554a3e;transform:translateY(-2px)}.button span{font-size:19px;line-height:1}.outline{background:transparent;color:var(--ink);border-color:#a49785}.outline:hover{background:#e8dfd2}.text-link{font-size:12px;font-weight:500;display:inline-flex;align-items:center;gap:20px}.text-link span{font-size:18px}.text-link:hover{color:var(--accent)}:focus-visible{outline:2px solid #90724c;outline-offset:5px}.skip{position:fixed;top:6px;left:6px;background:white;padding:10px;z-index:20;transform:translateY(-160%)}.skip:focus{transform:none}
.header{background:#fff;position:sticky;top:0;z-index:10;border-bottom:1px solid #eee9e1}.nav{height:86px;display:flex;gap:28px;align-items:center;justify-content:space-between}.brand{display:flex;align-items:center;gap:12px;flex-shrink:0;line-height:1.2}.brand>img{border-radius:2px;width:50px;height:50px}.brand>span{font-family:var(--serif);font-size:20px;letter-spacing:-.3px}.brand small{font-family:"Segoe UI",Arial,sans-serif;display:block;font-size:8px;letter-spacing:1.6px;margin-top:7px;color:var(--muted)}.nav nav{display:flex;gap:25px;align-items:center}.nav nav a{font-size:11px;color:#5e5952;white-space:nowrap}.nav nav a:hover{color:var(--accent)}.compact{min-height:39px;padding:7px 14px;font-size:11px;gap:17px}.menu-toggle{display:none;border:0;background:none;padding:12px}.menu-toggle span{display:block;width:22px;height:1px;background:var(--ink);margin:5px 0}
.hero{position:relative;background:var(--cream);min-height:525px;overflow:hidden}.hero-photo{position:absolute;inset:0 0 0 44%;overflow:hidden}.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 52%;animation:quiet-arrival 1.2s ease-out both}.hero-photo:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--cream),transparent 19%)}.photo-credit{position:absolute;right:20px;bottom:14px;z-index:1;background:#fffdf2e6;color:#5c5146;font-size:8px;padding:4px 8px;letter-spacing:.2px}.hero-inner{position:relative;pointer-events:none}.hero-copy{padding:70px 0 42px;width:43%;pointer-events:auto}.hero .eyebrow{display:flex;align-items:center;gap:12px;font-size:9px;margin-bottom:22px}.small-line{display:block;background:var(--accent);width:26px;height:1px}.hero h1{font-size:44px;line-height:1.17;letter-spacing:-1.4px;white-space:nowrap}.hero h1 em{font-weight:400;color:#8c785e}.intro{color:var(--muted);font-size:14px;line-height:1.8;max-width:320px;margin:20px 0 27px}.sub-link{display:flex;align-items:center;gap:15px;font-size:10px;margin-top:16px;color:var(--muted)}.hero-signature{display:flex;gap:11px;align-items:center;margin-top:36px;font-size:10px}.hero-signature small{display:block;font-size:9px;color:#80786e;margin-top:2px}.seal{font-size:27px;color:var(--accent);line-height:1}.intro-strip{background:#fff;border-bottom:1px solid var(--line)}.strip-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:100px}.strip-inner>span{font-size:12px;color:var(--muted);line-height:1.6;margin-right:40px}.strip-inner strong{font-weight:500;color:var(--ink)}.strip-inner p{font-size:12px}.strip-inner i{display:block;width:3px;height:3px;border-radius:50%;background:#b7a186}.strip-inner>a{display:grid;place-items:center;border:1px solid var(--line);width:37px;height:37px;font-size:19px;border-radius:50%}
.builders{padding:39px 0 27px}.builders-heading{display:flex;align-items:center;justify-content:space-between;gap:20px}.builders-heading .eyebrow{margin:0;font-size:8px;letter-spacing:1.4px}.builders-heading .text-link{font-size:10px}.builder-names{display:grid;grid-template-columns:repeat(6,1fr);align-items:center;gap:20px;padding:34px 0 29px;text-align:center;color:#797166}.builder-names>span{font-family:var(--serif);font-size:25px;line-height:1.1;letter-spacing:-.8px}.builder-names>span:nth-child(2){font-family:"Segoe UI",sans-serif;font-weight:700;font-size:27px}.builder-names>span:nth-child(3){font-family:"Segoe UI",sans-serif;font-weight:650;letter-spacing:-1.3px}.builder-names small{display:block;font-family:"Segoe UI",sans-serif;font-size:7px;letter-spacing:1.7px;margin-top:6px;font-weight:400}.all-builders{border-top:1px solid var(--line)}.all-builders summary{display:flex;align-items:center;justify-content:center;gap:20px;padding-top:13px;cursor:pointer;list-style:none;font-size:10px;color:var(--muted)}summary::-webkit-details-marker{display:none}.all-builders summary span{font-size:15px}.all-builders[open] summary span{transform:rotate(45deg)}.builder-list{display:flex;flex-wrap:wrap;justify-content:center;gap:12px 28px;padding:22px 25px 8px}.builder-list>span{font-size:12px;color:var(--muted)}
.portfolio{background:#fbfaf7;border-top:1px solid var(--line)}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:35px;margin-bottom:31px}.section-heading .eyebrow{margin-bottom:11px}.section-heading>p{font-size:12px;line-height:1.8;color:var(--muted);max-width:330px}.properties{display:grid;grid-template-columns:1fr 1fr;gap:27px}.property{min-width:0;background:#fff;border:1px solid var(--line)}.property-photo{height:300px;position:relative;overflow:hidden;background:var(--sand)}.property-photo img{height:100%;width:100%;object-fit:cover;object-position:center 49%;transition:transform .7s}.property:hover .property-photo img{transform:scale(1.025)}.badge{position:absolute;top:15px;left:15px;padding:5px 10px;background:#fffffff0;font-size:9px;letter-spacing:.3px}.image-note{position:absolute;bottom:8px;right:9px;font-size:8px;color:white;text-shadow:0 1px 4px #000;background:#302b2555;padding:2px 5px}.property-body{padding:22px 24px 0}.property-meta{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-bottom:13px}.property-meta>span{font-size:8px;letter-spacing:1.5px;color:var(--accent)}.compare-check{font-size:10px;display:flex;gap:5px;align-items:center;color:var(--muted);cursor:pointer}.compare-check input{accent-color:var(--accent);width:12px;height:12px}.property h3{font-family:var(--serif);font-size:24px;letter-spacing:-.35px}.location{font-size:11px;color:var(--muted);margin:6px 0 18px}.specs{display:flex;gap:0;flex-wrap:wrap;font-size:10px;margin-bottom:21px}.specs span+span:before{content:"·";margin:0 11px;color:var(--accent)}.property-footer{display:flex;align-items:center;justify-content:space-between;gap:15px;border-top:1px solid var(--line);padding:17px 0}.property-footer>span{font-size:9px;color:var(--muted)}.property-footer .text-link{font-size:11px;gap:13px}.portfolio-bottom{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-top:23px}.portfolio-bottom p{font-size:10px;color:var(--muted);max-width:530px}.portfolio-bottom .text-link{white-space:nowrap}
.mcmv{background:var(--cream)}.mcmv-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:100px}.mcmv-intro h2{font-size:33px;line-height:1.3}.mcmv-intro>p:not(.eyebrow){max-width:340px;margin:18px 0 27px;color:var(--muted);font-size:13px}.mcmv-points article{display:flex;gap:20px;padding:17px 0 18px;border-bottom:1px solid #ddd4c7}.mcmv-points article:first-child{padding-top:0}.step-num{font:20px var(--serif);color:#aa9476;line-height:1.6}.mcmv-points h3{font-size:14px;font-weight:500;margin:3px 0 5px}.mcmv-points article p{font-size:12px;color:var(--muted);line-height:1.75}.fine-print{font-size:9px;line-height:1.6;color:var(--muted);margin-top:16px}
.about-heading{align-items:start;margin-bottom:32px}.about-heading>div:last-child{max-width:440px}.about-heading>div:last-child p{font-size:12px;color:var(--muted);line-height:1.9;margin-bottom:13px}.moments{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.moment>div{aspect-ratio:1;overflow:hidden;background:var(--cream)}.moment img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.moment:hover img{transform:scale(1.025)}.moment>span{display:flex;justify-content:space-between;align-items:center;gap:12px;font-size:11px;padding:14px 0;border-bottom:1px solid var(--line)}.moment b{font-size:17px;font-weight:400}.gallery-credit{text-align:right;font-size:9px;color:var(--muted);margin-top:13px}
.contact{background:#eee7dc}.contact-grid{display:grid;grid-template-columns:1fr 1.12fr;gap:90px;align-items:center}.contact h2{font-size:33px}.contact-grid>div>p:not(.eyebrow){font-size:12px;max-width:300px;color:var(--muted);margin-top:18px}.contact-signature{display:block;font-family:var(--serif);font-style:italic;font-size:17px;margin-top:26px;color:var(--accent)}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}form label{display:block;font-size:10px;font-weight:500}form select{display:block;margin-top:8px;width:100%;min-width:0;min-height:45px;padding:10px;background:#fffaf2;border:1px solid #d9cebe;color:var(--ink);font-size:11px;border-radius:0}.builder-label{margin-top:18px}.contact-button{margin-top:23px;width:100%;justify-content:space-between}.form-note{font-size:9px;text-align:center;color:var(--muted);margin-top:10px}
footer{padding:32px 0 20px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:20px;padding-bottom:25px}.footer-top>div{display:flex;gap:28px;font-size:10px;color:var(--muted)}.footer-top .brand img{width:44px;height:44px}.footer-top .brand>span{font-size:18px}.footer-bottom{display:flex;justify-content:space-between;gap:40px;border-top:1px solid var(--line);padding-top:18px;font-size:9px;color:#81796e}.footer-bottom p{max-width:670px;text-align:right;font-size:8px;line-height:1.65}
[hidden]{display:none!important}.compare-bar{position:fixed;bottom:20px;left:50%;transform:translateX(-50%);display:flex;align-items:center;gap:25px;padding:12px 16px 12px 22px;color:white;background:var(--ink);box-shadow:0 7px 40px #0002;z-index:12;max-width:calc(100% - 30px)}.compare-bar>span{font-size:11px;white-space:nowrap}.compare-bar button{background:var(--cream);color:var(--ink);font-size:11px;border:0;padding:8px 13px;white-space:nowrap}.compare-bar button:disabled{opacity:.55}.compare-bar .clear-compare{background:none;color:white;font-size:21px;padding:0 4px}dialog{width:min(760px,calc(100% - 32px));padding:32px;border:1px solid var(--line);color:var(--ink);max-height:88vh}dialog::backdrop{background:#25211bcc;backdrop-filter:blur(4px)}.dialog-heading{display:flex;justify-content:space-between;align-items:start;gap:20px}.dialog-heading h2{font-size:28px}.dialog-heading .eyebrow{margin-bottom:8px}.dialog-close{border:0;background:none;font-size:29px;color:var(--ink);line-height:1}.comparison-table{overflow:auto;margin-top:26px}.comparison-table table{border-collapse:collapse;width:100%;font-size:12px}.comparison-table th,.comparison-table td{text-align:left;padding:13px 10px;border-bottom:1px solid var(--line);vertical-align:top}.comparison-table th{font-size:12px;font-weight:500;background:var(--cream)}.comparison-table td:first-child{color:var(--muted);font-size:11px}dialog>.button{margin-top:23px}
.nav nav a{font-size:12px}.section-heading>p,.about-heading>div:last-child p,.mcmv-points article p,.contact-grid>div>p:not(.eyebrow){font-size:13px}.location,.specs{font-size:12px}.property-meta>span{font-size:10px}.compare-check{font-size:11px}.property-footer>span,.portfolio-bottom p{font-size:11px}.property-footer .text-link,.moment>span{font-size:12px}form label,form select{font-size:12px}.form-note,.fine-print,.gallery-credit{font-size:10px}.footer-top>div{font-size:12px}.footer-bottom,.footer-bottom p{font-size:10px}
.eyebrow,.section-index,.step-num,.text-link span,.sub-link span,.all-builders summary span,.strip-inner>a{color:var(--blue)}.small-line,.strip-inner i{background:var(--blue)}.section-index{display:inline-block;font-size:12px;font-weight:600;letter-spacing:0;margin-right:12px;padding-right:13px;border-right:1px solid #17458b44}.compare-check input{accent-color:var(--blue)}.nav nav a:hover,.text-link:hover{color:var(--blue)}:focus-visible{outline-color:var(--blue)}
.about-profile{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,400px);gap:52px;align-items:center;max-width:1040px;padding:40px 44px;background:#f8f6f1;border:1px solid var(--line)}.approved-photos{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px;align-items:start}.approved-photos figure{margin:0;background:#fff;padding:5px;border:1px solid #e7e2d9}.approved-photos img{display:block;width:100%;height:auto;aspect-ratio:3/4;object-fit:contain;background:#fff}.photos-caption{grid-column:1/-1;display:flex;align-items:center;gap:9px;font-size:10px;color:var(--muted);line-height:1.5}.photos-caption span{width:15px;height:1px;background:var(--blue);flex-shrink:0}.profile-copy h2{font-size:28px;line-height:1.3;letter-spacing:-.6px}.profile-copy>p:not(.eyebrow){margin:16px 0 0;max-width:345px;color:var(--muted);font-size:13px;line-height:1.8}.profile-copy .eyebrow{margin-bottom:17px;font-size:9px}.profile-copy .text-link{margin-top:23px;font-size:11px;color:var(--blue);gap:15px}
@media(max-width:900px){.about-profile{gap:28px;padding:30px;grid-template-columns:minmax(0,1fr) minmax(0,340px)}.profile-copy h2{font-size:25px}}
@media(max-width:760px){.about-profile{grid-template-columns:1fr;gap:27px;padding:27px 22px}.approved-photos{width:100%;max-width:400px;gap:12px}.profile-copy{max-width:400px}.profile-copy h2{font-size:26px}.profile-copy>p:not(.eyebrow){max-width:360px}.section-index{font-size:11px;margin-right:8px;padding-right:9px}}
@keyframes quiet-arrival{from{transform:scale(1.025)}to{transform:scale(1)}}
@media(min-width:1600px){.hero-photo{left:46%}.hero{min-height:550px}.hero-copy{padding-top:85px}}
@media(max-width:1100px){.wrap{width:calc(100% - 48px)}.nav{gap:18px}.nav nav{gap:17px}.nav nav a{font-size:10px}.brand>span{font-size:18px}.brand>img{width:43px;height:43px}.header-contact{display:none}.hero h1{font-size:39px}.hero-copy{width:44%;padding-top:66px}.hero .intro{max-width:290px}.mcmv-grid,.contact-grid{gap:60px}.property-photo{height:270px}.property h3{font-size:21px}.strip-inner>span{margin-right:0}.builder-names>span{font-size:23px}.section-heading>p{max-width:290px}}
@media(max-width:760px){html{scroll-padding-top:78px}.wrap{width:calc(100% - 40px)}.section{padding:48px 0}.nav{height:72px}.brand>span{font-size:18px}.brand>img{width:43px;height:43px}.brand small{font-size:7px}.menu-toggle{display:block}.nav nav{display:none;position:absolute;top:71px;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:21px 24px}.nav nav.is-open{display:flex;align-items:start;flex-direction:column;gap:0}.nav nav a{font-size:13px;display:block;padding:10px 0;width:100%}.hero{display:flex;flex-direction:column;min-height:0}.hero-photo{position:relative;inset:auto;order:2;height:310px}.hero-photo:after{background:linear-gradient(180deg,var(--cream),transparent 10%)}.hero-photo img{object-position:center 57%;animation:none}.hero-inner{order:1}.hero-copy{width:100%;padding:42px 0 29px}.hero .eyebrow{margin-bottom:15px;font-size:8px}.hero h1{font-size:36px;line-height:1.19;letter-spacing:-1px}.hero .intro{max-width:360px;font-size:13px;margin:17px 0 23px}.hero-signature{display:none}.sub-link{margin-top:14px}.hero .button{font-size:12px}.photo-credit{font-size:7px;bottom:10px;right:10px}.strip-inner{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;min-height:0;padding-top:22px;padding-bottom:22px}.strip-inner>span{grid-column:1/-1;font-size:11px;margin-bottom:9px}.strip-inner>span br{display:none}.strip-inner>span strong{margin-left:4px}.strip-inner p{font-size:10px}.strip-inner i,.strip-inner>a{display:none}.builders{padding:30px 0 24px}.builders-heading>.text-link{display:none}.builders-heading .eyebrow{font-size:8px;letter-spacing:1px}.builder-names{grid-template-columns:repeat(3,1fr);gap:25px 18px;padding:28px 0}.builder-names>span{font-size:23px}.builder-names>span:nth-child(2){font-size:24px}.builder-names small{font-size:6px;letter-spacing:1.25px}.section-heading{display:block;margin-bottom:24px}h2,.mcmv-intro h2,.contact h2{font-size:28px}.section-heading>p{font-size:12px;margin-top:15px;max-width:100%}.section-heading>p br{display:none}.properties{grid-template-columns:1fr;gap:25px}.property-photo{height:300px}.property-body{padding:19px 19px 0}.property h3{font-size:24px}.property-footer{gap:8px}.portfolio-bottom{display:block;padding-top:20px}.portfolio-bottom .text-link{margin-top:13px}.mcmv-grid,.contact-grid{grid-template-columns:1fr;gap:33px}.mcmv-intro h2 br{display:none}.mcmv-intro>p:not(.eyebrow){max-width:none;font-size:12px}.mcmv-points article{padding:18px 0}.about-heading>div:last-child{max-width:100%;margin-top:17px}.moments{grid-template-columns:1fr 1fr;gap:16px}.moment:first-child{grid-column:1/-1}.moment:first-child>div{aspect-ratio:1.1}.moment>span{font-size:10px;line-height:1.5}.moment b{font-size:15px}.gallery-credit{text-align:left;font-size:8px}.contact-grid>div>p:not(.eyebrow){max-width:340px}.contact-signature{margin-top:17px}.form-row{gap:12px}form select{font-size:10px}.footer-top{align-items:start}.footer-top>div{display:flex;flex-direction:column;gap:7px;font-size:9px}.footer-bottom{display:block}.footer-bottom p{text-align:left;margin-top:12px}.footer-top .brand>span{font-size:16px}.footer-top .brand img{width:38px;height:38px}.footer-top .brand{gap:9px}.compare-bar{gap:12px;bottom:12px;padding:10px 12px}.compare-bar>span{font-size:9px}.compare-bar button{font-size:10px;padding:7px 10px}dialog{padding:24px 17px}.dialog-heading h2{font-size:24px}.comparison-table table{font-size:10px}.comparison-table td,.comparison-table th{padding:10px 6px;font-size:10px}}
@media(max-width:370px){.hero h1{font-size:32px}.form-row{grid-template-columns:1fr}.property-photo{height:260px}.property h3{font-size:22px}.property-footer>span{font-size:8px}.property-footer .text-link{font-size:10px}.specs{font-size:9px}.specs span+span:before{margin:0 7px}.strip-inner p{font-size:9px}.builder-names>span{font-size:20px}.footer-top{gap:10px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}