/*! tailwindcss v4.2.1 | MIT License | https://tailwindcss.com */
@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.visible{visibility:visible}.relative{position:relative}.start{inset-inline-start:var(--spacing)}.hidden{display:none}.table{display:table}.antialiased{-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}}:root{--ink:#17251f;--forest:#173b2d;--cream:#f3efe4;--paper:#faf8f1;--clay:#c66f4e;--line:#17251f29}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--ink);margin:0;font-family:Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button,select{font:inherit}.nav-wrap{border-bottom:1px solid var(--line);z-index:20;justify-content:space-between;align-items:center;height:88px;padding:0 5vw;display:flex;position:relative}.brand{letter-spacing:.08em;align-items:center;gap:12px;font-weight:800;display:flex}.brand-mark{border:1px solid var(--ink);border-radius:50%;place-items:center;width:38px;height:38px;font-family:Georgia,serif;font-size:24px;display:grid}.brand small{letter-spacing:.16em;text-transform:uppercase;margin-top:3px;font-size:8px;font-weight:500;display:block}.nav{align-items:center;gap:30px;font-size:13px;font-weight:700;display:flex}.nav-cta{background:var(--ink);color:#fff;gap:18px;padding:14px 18px;display:flex}.menu{text-transform:uppercase;background:0 0;border:0;font-size:12px;font-weight:700;display:none}.hero{grid-template-columns:1.05fr .95fr;min-height:720px;display:grid}.hero-copy{padding:100px 6vw 80px}.eyebrow{letter-spacing:.2em;text-transform:uppercase;align-items:center;gap:10px;font-size:11px;font-weight:800;display:flex}.eyebrow span{background:currentColor;width:28px;height:1px}.hero h1{letter-spacing:-.055em;margin:36px 0;font-family:Georgia,serif;font-size:clamp(64px,7.3vw,112px);font-weight:400;line-height:.86}.hero h1 em,.statement em{color:var(--clay);font-weight:400}.lede{color:#526159;max-width:580px;font-size:18px;line-height:1.7}.hero-actions{align-items:center;gap:32px;margin-top:42px;display:flex}.button{text-transform:uppercase;letter-spacing:.12em;cursor:pointer;border:0;justify-content:space-between;align-items:center;gap:50px;padding:18px 22px;font-size:11px;font-weight:800;display:inline-flex}.primary{background:var(--clay);color:#fff}.text-link{border-bottom:1px solid;padding:10px 0;font-size:12px;font-weight:700}.hero-visual{background:var(--forest);place-items:center;display:grid;position:relative;overflow:hidden}.house{aspect-ratio:1;width:70%;position:relative}.sun{opacity:.9;background:#d7b56e;border-radius:50%;width:45%;height:45%;position:absolute;top:4%;right:0}.roof{clip-path:polygon(50% 0,100% 100%,0 100%);background:#d8d1be;width:70%;height:34%;position:absolute;top:25%;left:14%}.wall{background:#ece6d6;width:70%;height:38%;position:absolute;top:55%;left:14%}.window{background:#7f9789;border:7px solid #f7f2e6;width:25%;height:40%;position:absolute;top:20%;left:12%}.window:after{content:"";background:#f7f2e6;height:7px;position:absolute;inset:45% -7px auto}.door{background:#b56145;width:24%;height:67%;position:absolute;bottom:0;right:14%}.ground{background:#6b806f;width:110%;height:8%;position:absolute;bottom:0;left:-10%;transform:skew(-18deg)}.floating-card{background:var(--paper);width:230px;padding:22px;position:absolute;bottom:8%;left:6%;box-shadow:0 15px 40px #0d21196b}.floating-card span{color:var(--clay);font-size:10px}.floating-card strong{margin:18px 0 5px;font-family:Georgia,serif;font-size:20px;display:block}.floating-card p{color:#66736c;margin:0;font-size:12px}.statement{border-bottom:1px solid var(--line);justify-content:space-between;align-items:end;gap:40px;padding:70px 6vw;display:flex}.statement p{max-width:900px;margin:0;font-family:Georgia,serif;font-size:clamp(30px,4vw,58px)}.statement span{color:#66736c;max-width:300px;font-size:13px;line-height:1.6}.section{padding:110px 6vw}.section-head{justify-content:space-between;align-items:start;margin-bottom:60px;display:flex}.section-head h2,.owners h2,.fit h2,.fineprint h2{letter-spacing:-.04em;margin:0;font-family:Georgia,serif;font-size:clamp(46px,5.5vw,76px);font-weight:400;line-height:.96}.cards{grid-template-columns:repeat(3,1fr);gap:2px;display:grid}.path-card{flex-direction:column;min-height:510px;padding:38px;display:flex}.path-card.dark{background:var(--forest);color:#fff}.path-card.clay{background:var(--clay);color:#fff}.path-card.cream{background:#e9e1ce}.card-num{opacity:.7;font-size:11px}.path-card h3{margin:42px 0 22px;font-family:Georgia,serif;font-size:38px;font-weight:400;line-height:1}.path-card p{opacity:.85;font-size:14px;line-height:1.7}.path-card ul{margin:0;padding:20px 0 20px 18px;font-size:13px;line-height:2}.path-card a{text-transform:uppercase;letter-spacing:.12em;border-top:1px solid;justify-content:space-between;margin-top:auto;padding-top:18px;font-size:11px;font-weight:700;display:flex}.process{background:var(--ink);color:#fff}.light{color:#fff}.steps{border-top:1px solid #ffffff3b;grid-template-columns:repeat(3,1fr);display:grid}.steps>div{border-right:1px solid #ffffff3b;padding:40px 5vw 10px 0}.steps>div+div{padding-left:3vw}.steps b{color:#d19b78;font-size:12px}.steps h3{margin:55px 0 15px;font-family:Georgia,serif;font-size:30px;font-weight:400}.steps p{color:#b7c1bc;font-size:14px;line-height:1.7}.owners{grid-template-columns:1.25fr .75fr;gap:9vw;display:grid}.owner-copy>p:not(.eyebrow){color:#5b6962;max-width:650px;margin:35px 0;font-size:17px;line-height:1.8}.owner-tags{flex-wrap:wrap;gap:8px;margin:25px 0 40px;display:flex}.owner-tags span{border:1px solid var(--line);text-transform:uppercase;letter-spacing:.08em;padding:10px 14px;font-size:11px}.dark-button{background:var(--ink);color:#fff}.owner-note{background:#ddd7c5;flex-direction:column;padding:45px;display:flex}.owner-note>span{text-transform:uppercase;letter-spacing:.18em;font-size:10px}.owner-note blockquote{margin:60px 0 auto;font-family:Georgia,serif;font-size:31px;line-height:1.32}.owner-note>div{letter-spacing:.1em;font-weight:700}.owner-note small{text-transform:uppercase;font-size:8px}.fit{background:#e3ddcd;grid-template-columns:.8fr 1.2fr;gap:10vw;display:grid}.fit-intro>p:last-child{color:#5b6962;max-width:430px;margin-top:30px;line-height:1.7}.fit-form{gap:22px;display:grid}.fit-form label{font-family:Georgia,serif;font-size:22px}.fit-form select{width:100%;color:var(--ink);background:0 0;border:0;border-bottom:1px solid #788078;margin-top:10px;padding:13px 0;font-family:Arial,sans-serif;font-size:14px}.fit-form button{justify-self:start;margin-top:8px}.result{background:var(--paper);border-left:4px solid var(--clay);padding:22px}.result strong{text-transform:uppercase;letter-spacing:.1em;font-size:10px}.result p{margin:8px 0 0;font-size:14px;line-height:1.6}.fineprint{border-bottom:1px solid var(--line);grid-template-columns:.8fr 1.2fr;gap:10vw;display:grid}.fineprint h2{font-size:44px}.fineprint p{color:#68756e;font-size:12px;line-height:1.8}footer{background:var(--forest);color:#fff;grid-template-columns:1fr 1fr 1fr;align-items:start;gap:45px;padding:70px 6vw 35px;display:grid}.footer-brand .brand-mark{border-color:#fff}footer p{margin:0;font-family:Georgia,serif;font-size:18px;line-height:1.5}footer>div{flex-direction:column;gap:13px;font-size:12px;display:flex}footer>small{color:#aeb9b3;border-top:1px solid #ffffff2e;grid-column:1/-1;padding-top:25px;font-size:10px}@media (width<=850px){.nav-wrap{height:72px}.menu{display:block}.nav{background:var(--paper);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:25px 6vw;display:none;position:absolute;top:72px;left:0;right:0}.nav.open{display:flex}.hero{grid-template-columns:1fr}.hero-copy{padding:70px 6vw}.hero-visual{min-height:490px}.statement{flex-direction:column;align-items:start}.section{padding:80px 6vw}.section-head{display:block}.section-head .eyebrow{margin-bottom:35px}.cards{grid-template-columns:1fr}.path-card{min-height:450px}.steps{grid-template-columns:1fr}.steps>div,.steps>div+div{border-bottom:1px solid #ffffff3b;border-right:0;padding:30px 0}.steps h3{margin:25px 0 12px}.owners,.fit,.fineprint{grid-template-columns:1fr}.owner-note{min-height:430px}.fit{gap:60px}footer{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}}@media (width<=520px){.hero h1{font-size:56px}.hero-actions{flex-direction:column;align-items:stretch}.hero-actions .button{width:100%}.hero-visual{min-height:390px}.floating-card{width:200px}.section-head h2,.owners h2,.fit h2{font-size:44px}.path-card,.owner-note{padding:30px}.owner-note blockquote{font-size:27px}.fit-form label{font-size:19px}footer{grid-template-columns:1fr}}.contact{background:var(--clay);color:#fff}.contact h2{letter-spacing:-.04em;margin:35px 0 65px;font-family:Georgia,serif;font-size:clamp(48px,6vw,82px);font-weight:400;line-height:.95}.contact-links{border-top:1px solid #fff6;grid-template-columns:1fr 1fr;display:grid}.contact-links a{border-bottom:1px solid #fff6;grid-template-columns:1fr auto;align-items:end;padding:30px 0;font-family:Georgia,serif;font-size:clamp(23px,3vw,39px);display:grid}.contact-links a:first-child{margin-right:5vw}.contact-links small{text-transform:uppercase;letter-spacing:.15em;grid-column:1/-1;margin-bottom:14px;font-family:Arial,sans-serif;font-size:9px}@media (width<=850px){.contact-links{grid-template-columns:1fr}.contact-links a:first-child{margin-right:0}.contact h2{margin-bottom:45px}}.resource-page,.resource-nav{background:var(--paper)}.back-link{text-transform:uppercase;letter-spacing:.12em;font-size:11px;font-weight:700}.resource-hero{max-width:1200px;padding:100px 6vw 90px}.resource-hero h1{letter-spacing:-.055em;margin:35px 0;font-family:Georgia,serif;font-size:clamp(60px,7.2vw,104px);font-weight:400;line-height:.89}.resource-hero h1 em{color:var(--clay);font-weight:400}.resource-hero>p:last-child{color:#526159;max-width:760px;font-size:18px;line-height:1.75}.resource-summary{background:var(--forest);color:#fff;grid-template-columns:repeat(3,1fr);gap:4vw;padding:60px 6vw;display:grid}.resource-summary>div{border-top:1px solid #fff5;padding-top:24px}.resource-summary span{color:#d19b78;font-size:10px}.resource-summary strong{margin:35px 0 12px;font-family:Georgia,serif;font-size:26px;font-weight:400;display:block}.resource-summary p{color:#c2cbc6;font-size:13px;line-height:1.65}.library-section{padding:110px 6vw}.library-heading{justify-content:space-between;align-items:start;margin-bottom:60px;display:flex}.library-heading h2{letter-spacing:-.04em;margin:0;font-family:Georgia,serif;font-size:clamp(46px,5vw,72px);font-weight:400;line-height:.96}.resource-grid{grid-template-columns:1fr 1fr;gap:24px;display:grid}.document-card{background:#e9e1ce;grid-template-columns:42% 58%;min-height:440px;display:grid;overflow:hidden}.document-card:nth-child(2){background:#ddd7c5}.document-card img{object-fit:cover;object-position:top center;filter:saturate(.88);width:100%;height:100%}.document-copy{flex-direction:column;padding:34px;display:flex}.document-type{text-transform:uppercase;letter-spacing:.15em;color:var(--clay);font-size:9px;font-weight:700}.document-copy h3{margin:35px 0 18px;font-family:Georgia,serif;font-size:31px;font-weight:400;line-height:1.05}.document-copy>p:not(.document-type){color:#59675f;font-size:13px;line-height:1.7}.document-actions{border-top:1px solid var(--line);flex-direction:column;gap:14px;margin-top:auto;padding-top:20px;display:flex}.document-actions a{text-transform:uppercase;letter-spacing:.12em;justify-content:space-between;font-size:10px;font-weight:700;display:flex}.resource-note{background:#e3ddcd;grid-template-columns:1fr 1fr;gap:10vw;padding:90px 6vw;display:grid}.resource-note h2{margin:30px 0 0;font-family:Georgia,serif;font-size:45px;font-weight:400;line-height:1.05}.resource-note>p{color:#56635c;margin-top:48px;font-size:15px;line-height:1.8}.resource-cta{background:var(--ink);color:#fff;text-align:center;padding:100px 6vw}.resource-cta>p{text-transform:uppercase;letter-spacing:.18em;color:#d19b78;font-size:10px}.resource-cta h2{margin:30px 0 45px;font-family:Georgia,serif;font-size:clamp(50px,6vw,80px);font-weight:400;line-height:.95}.resource-cta>div{justify-content:center;gap:12px;display:flex}.outline-button{color:#fff;background:0 0;border:1px solid #ffffff70}@media (width<=900px){.resource-summary,.resource-grid{grid-template-columns:1fr}.library-heading,.resource-note{grid-template-columns:1fr;gap:30px;display:grid}.library-heading .eyebrow{margin-bottom:15px}.resource-note>p{margin-top:0}}@media (width<=600px){.resource-hero{padding-top:70px}.resource-hero h1{font-size:54px}.document-card{grid-template-columns:1fr}.document-card img{height:260px}.resource-cta>div{flex-direction:column}.resource-cta .button{width:100%}.back-link{font-size:9px}.resource-nav .brand small{display:none}}.contact{grid-template-columns:.8fr 1.2fr;gap:9vw;display:grid}.contact-intro h2{letter-spacing:-.04em;margin:35px 0;font-family:Georgia,serif;font-size:clamp(48px,5.5vw,76px);font-weight:400;line-height:.96}.contact-intro>p:not(.eyebrow){color:#fffde8;max-width:460px;line-height:1.7}.contact-intro>a{border-top:1px solid #ffffff70;flex-direction:column;gap:7px;margin-top:55px;padding-top:22px;font-family:Georgia,serif;font-size:29px;display:flex}.contact-intro>a small{text-transform:uppercase;letter-spacing:.14em;font-family:Arial,sans-serif;font-size:9px}.contact-form{background:var(--paper);color:var(--ink);gap:22px;padding:42px;display:grid}.form-row{grid-template-columns:1fr 1fr;gap:20px;display:grid}.contact-form label{text-transform:uppercase;letter-spacing:.12em;font-size:10px;font-weight:700}.contact-form input,.contact-form select,.contact-form textarea{width:100%;color:var(--ink);text-transform:none;letter-spacing:0;background:0 0;border:0;border-bottom:1px solid #9b9b8f;outline:none;margin-top:9px;padding:12px 2px;font-family:Arial,sans-serif;font-size:14px}.contact-form textarea{resize:vertical;border:1px solid #b5b4a8;padding:13px}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--clay)}.contact-submit{background:var(--ink);color:#fff;justify-self:start}.contact-submit:disabled{opacity:.65;cursor:wait}.form-message{padding:16px;font-size:13px;line-height:1.6}.form-message.success{color:#23402f;background:#dfe9df}.form-message.error{color:#702e1e;background:#f3ded5}.form-privacy{color:#74766e;margin:0;font-size:9px;line-height:1.6}.website-field{width:1px!important;height:1px!important;position:absolute!important;left:-9999px!important;overflow:hidden!important}.contact-links{display:none}@media (width<=900px){.contact{grid-template-columns:1fr}.contact-intro>a{max-width:420px}.contact-form{padding:32px}}@media (width<=560px){.form-row{grid-template-columns:1fr}.contact-form{padding:25px}.contact-intro>a{font-size:24px}}.nav{gap:20px}.investor-page h1,.investor-page h2,.investor-page h3{font-family:Georgia,serif;font-weight:400}.investor-hero{background:var(--cream);padding:95px 6vw}.investor-hero h1{letter-spacing:-.045em;max-width:1200px;margin:32px 0;font-size:clamp(46px,6.5vw,94px);line-height:1.03}.investor-hero em{color:var(--clay)}.investor-hero>p:not(.eyebrow){color:#526159;max-width:840px;font-size:18px;line-height:1.8}.investor-hero .button{margin-top:25px}.investor-page h2{letter-spacing:-.025em;margin:0 0 32px;font-size:clamp(36px,4.5vw,64px);line-height:1.1}.investor-page .eyebrow{font-size:14px}.investor-page .button{letter-spacing:.06em;gap:24px;font-size:14px;line-height:1.5}.investor-journey{background:var(--forest);color:#fff}.journey-grid{grid-template-columns:repeat(3,1fr);gap:40px;display:grid}.journey-grid article{border-top:1px solid #fff5;padding-top:22px}.journey-grid span{color:#e4b78c;font-size:14px}.journey-grid h3{margin:28px 0 16px;font-size:30px}.journey-grid p{color:#e0e7e2;font-size:16px;line-height:1.8}.investor-service>p:not(.eyebrow){max-width:900px;font-size:18px;line-height:1.8}.investor-service .button{margin-top:24px}.investor-project{background:var(--ink);color:#fff}.investor-project>p{color:#d8e1db}.strategy-line{font-weight:700}.service-list{grid-template-columns:1fr 1fr;gap:18px 48px;padding-left:24px;font-size:18px;line-height:1.6;display:grid}.investor-intake .contact-form label{letter-spacing:.04em;font-size:14px}.investor-intake input,.investor-intake select,.investor-intake textarea{font-size:16px}.investor-intake .form-privacy{font-size:14px}.investor-intake .form-message{font-size:16px}a:focus-visible,button:focus-visible{outline:3px solid var(--clay);outline-offset:4px}.investor-intake input:focus-visible,.investor-intake select:focus-visible,.investor-intake textarea:focus-visible{outline:2px solid var(--forest);outline-offset:3px}@media (width<=1180px){.nav-wrap{height:72px}.menu{display:block}.nav{background:var(--paper);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:25px 6vw;display:none;position:absolute;top:72px;left:0;right:0}.nav.open{display:flex}}@media (width<=850px){.journey-grid{grid-template-columns:1fr}.investor-hero{padding:65px 6vw}.service-list{grid-template-columns:1fr}.investor-page .hero-actions{flex-wrap:wrap}.investor-page .button{max-width:100%}}