:root{--paper: #fffdf8;--cream: #f6f0e5;--cream-deep: #ece1d0;--oxblood: #5b1c20;--oxblood-dark: #351014;--brick: #8a3f34;--brass: #b38a4a;--brass-soft: #d8c193;--moss: #64705a;--ink: #282521;--muted: #716d64;--line: #d9cbb7;--shadow: 0 28px 70px rgba(47, 27, 20, .16);--serif: Georgia, "Times New Roman", serif;--sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;--section-space: clamp(5.5rem, 9vw, 9rem);color-scheme:light;font-synthesis:none}*,*:before,*:after{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:8.75rem}body{margin:0;overflow-x:hidden;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:1rem;line-height:1.65;text-rendering:optimizeLegibility}body.menu-open{overflow:hidden}img{display:block;max-width:100%}a{color:inherit}button,input,textarea,select{font:inherit}button,a{-webkit-tap-highlight-color:transparent}::selection{background:var(--brass-soft);color:var(--oxblood-dark)}.skip-link{position:fixed;z-index:1000;top:.75rem;left:.75rem;transform:translateY(-160%);background:var(--paper);color:var(--oxblood);padding:.75rem 1rem;border:1px solid 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0;color:#57534d;font-family:var(--serif);font-size:clamp(1.15rem,1.45vw,1.45rem)}.hero-actions,.application-actions,.location-actions{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:2rem}.button-primary{background:var(--oxblood);color:var(--paper)}.button-primary:hover,.button-primary:focus-visible{background:var(--oxblood-dark);transform:translateY(-2px)}.button-quiet,.button-outline{border-color:var(--oxblood);color:var(--oxblood)}.button-quiet:hover,.button-quiet:focus-visible,.button-outline:hover,.button-outline:focus-visible{background:var(--oxblood);color:var(--paper)}.button-light{background:var(--paper);color:var(--oxblood)}.button-light:hover,.button-light:focus-visible{background:var(--brass-soft);transform:translateY(-2px)}.button-outline-light{border-color:#fffdf8b3;color:var(--paper)}.button-outline-light:hover,.button-outline-light:focus-visible{background:var(--paper);color:var(--oxblood)}.brick-detail{position:absolute;right:0;bottom:0;left:0;height:6.5rem;opacity:.17;background-image:linear-gradient(var(--brass) 1px,transparent 1px),linear-gradient(90deg,var(--brass) 1px,transparent 1px),linear-gradient(90deg,transparent 50%,var(--brass) 50%,var(--brass) calc(50% + 1px),transparent calc(50% + 1px));background-position:0 0,0 0,2rem 2rem;background-size:100% 2rem,4rem 2rem,4rem 2rem;pointer-events:none}.fact-band{background:linear-gradient(120deg,var(--oxblood-dark),var(--oxblood) 68%,#6c2527);color:var(--paper)}.fact-band-inner{display:grid;grid-template-columns:repeat(3,1fr);width:min(100%,92rem);margin-inline:auto}.fact-band article{display:grid;grid-template-columns:auto 1fr;align-items:center;gap:1.25rem;min-height:10.5rem;padding:2rem clamp(1.5rem,4vw,4rem);border-right:1px solid rgba(255,255,255,.22)}.fact-band article:last-child{border-right:0}.fact-number{color:var(--brass-soft);font-family:var(--serif);font-size:clamp(2.6rem,4vw,4.5rem);line-height:1}.fact-word{font-family:var(--sans);font-size:clamp(1.25rem,2.2vw,2rem);font-weight:800;letter-spacing:.08em;text-transform:uppercase}.fact-band small,.fact-band strong{display:block}.fact-band small{margin-bottom:.35rem;color:#ffffffa8;font-size:.68rem;font-weight:800;letter-spacing:.17em;text-transform:uppercase}.fact-band strong{font-family:var(--serif);font-size:clamp(1.25rem,1.8vw,1.75rem);font-weight:400;line-height:1.2}.section{position:relative;padding-block:var(--section-space)}.section-shell{width:min(100% - 3rem,86rem);margin-inline:auto}.section h2,.contact-section h2{color:#3b2925;font-size:clamp(2.8rem,5vw,5.2rem);line-height:1.02}.section-lede{color:#4f4b45;font-family:var(--serif);font-size:clamp(1.3rem,2vw,1.8rem);line-height:1.45}.property-section{overflow:hidden;background:linear-gradient(90deg,transparent 0 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span{font-family:var(--serif);font-size:1.5rem}.architectural-note i{width:3rem;height:1px;background:currentColor}.architectural-note small{color:var(--muted);font-size:.62rem;font-style:normal;letter-spacing:.16em;text-transform:uppercase}.property-collage{position:relative;min-height:40rem}.property-collage:before{position:absolute;inset:-1.25rem 4rem 2rem -1.25rem;border:1px solid var(--brass-soft);content:""}.property-collage figure{position:absolute;margin:0;overflow:hidden;background:var(--cream);border:.55rem solid var(--paper);box-shadow:var(--shadow)}.property-collage img{width:100%;height:100%;object-fit:cover}.property-collage figcaption,.gallery-card figcaption{position:absolute;right:1rem;bottom:1rem;left:1rem;padding:.85rem 1rem;background:#fffdf8eb;color:var(--oxblood);font-size:.68rem;font-weight:850;letter-spacing:.12em;text-transform:uppercase;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px)}.collage-large{inset:0 12% 3rem 0}.collage-small{z-index:2;right:0;bottom:0;width:39%;height:45%}.gallery-section{background:var(--cream);border-block:1px solid rgba(179,138,74,.2)}.section-heading{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(18rem,.65fr);align-items:end;gap:clamp(2rem,6vw,6rem);margin-bottom:clamp(2.5rem,5vw,5rem)}.section-heading h2{max-width:12ch}.section-heading>p{max-width:32rem;margin:0 0 .6rem;color:var(--muted)}.gallery-grid{display:grid;grid-auto-rows:clamp(18rem,26vw,29rem);grid-template-columns:repeat(12,minmax(0,1fr));gap:1rem}.gallery-card{position:relative;grid-column:span 4;margin:0;overflow:hidden;background:#d9d0c3}.gallery-card-wide{grid-column:span 8}.gallery-open{width:100%;height:100%;cursor:zoom-in;border:0;padding:0;background:transparent}.gallery-open:after{position:absolute;inset:0;background:linear-gradient(0deg,rgba(29,18,14,.38),transparent 45%);content:"";transition:opacity .18s ease}.gallery-open 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2.5rem;content:"";-webkit-mask-image:linear-gradient(90deg,transparent,black);mask-image:linear-gradient(90deg,transparent,black);pointer-events:none}.application-section:after{position:absolute;z-index:0;bottom:-5rem;left:-4rem;width:clamp(28rem,38vw,44rem);aspect-ratio:3 / 2;background:url(/assets/application-stationery-GDwZMDu1.webp) center / contain no-repeat;content:"";opacity:.08;pointer-events:none}.application-grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1.15fr) minmax(22rem,.75fr);align-items:center;gap:clamp(3rem,8vw,8rem)}.application-copy h2{max-width:10ch}.application-copy>p{max-width:44rem}.application-copy h3{margin:2.5rem 0 1rem;color:var(--oxblood);font-family:var(--serif);font-size:1.6rem;font-weight:400}.check-list{display:grid;gap:.8rem;margin:0;padding:0;list-style:none}.check-list li{position:relative;padding-left:2rem}.check-list li:before{position:absolute;top:.18rem;left:0;display:grid;width:1.25rem;height:1.25rem;place-items:center;border:1px solid var(--brass);color:var(--oxblood);content:"✓";font-size:.75rem;font-weight:900}.application-fee{margin-top:1.75rem}.payment-card{display:grid;min-height:31rem;align-content:space-between;padding:clamp(2rem,4vw,3.5rem);background:var(--oxblood-dark);border:1px solid var(--brass);color:var(--paper);box-shadow:var(--shadow)}.payment-card-top{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding-bottom:1.35rem;border-bottom:1px solid rgba(255,255,255,.23)}.payment-card-top img{width:7.5rem;height:auto}.payment-card-top span,.payment-card-copy small{color:var(--brass-soft);font-size:.68rem;font-weight:800;letter-spacing:.15em;text-transform:uppercase}.payment-card-copy small,.payment-card-copy strong,.payment-card-copy span{display:block}.payment-card-copy strong{margin:.7rem 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summary::-webkit-details-marker{display:none}.faq-list summary:after{position:absolute;top:50%;right:.5rem;color:var(--oxblood);content:"+";font-family:var(--sans);font-size:1.5rem;transform:translateY(-50%)}.faq-list details[open] summary:after{content:"−"}.faq-list details p{max-width:48rem;margin:-.4rem 0 1.55rem;color:var(--muted)}.contact-section{position:relative;overflow:hidden;padding-block:var(--section-space);background:var(--paper)}.contact-section:before,.contact-section:after{position:absolute;border:1px solid rgba(179,138,74,.22);content:"";transform:rotate(45deg)}.contact-section:before{top:4rem;left:-11rem;width:26rem;height:26rem}.contact-section:after{right:-8rem;bottom:-9rem;width:21rem;height:21rem}.contact-grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(18rem,.72fr) minmax(0,1.28fr);align-items:center;gap:clamp(3rem,8vw,8rem)}.contact-portrait{position:relative;width:min(100%,30rem);margin-inline:auto}.portrait-frame{position:relative;overflow:hidden;aspect-ratio:4 / 5;background:var(--cream);border:1px solid var(--brass);padding:.75rem;box-shadow:var(--shadow)}.portrait-frame:after{position:absolute;inset:1.45rem;border:1px solid rgba(255,255,255,.45);content:"";pointer-events:none}.portrait-frame img{width:100%;height:100%;object-fit:cover;object-position:center top}.portrait-badge{position:absolute;right:-1rem;bottom:2.25rem;display:grid;width:7.5rem;height:7.5rem;place-items:center;border:2px solid var(--brass);border-radius:50%;background:var(--oxblood);color:var(--brass-soft);font-family:var(--serif);font-size:1.4rem;box-shadow:0 0 0 .5rem var(--paper)}.contact-copy h2{color:var(--oxblood)}.owner-role{margin:1rem 0 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