:root{--paper:#faf8f3;--ink:#292820;--gold:#896631;--line:#ddd6c9;--muted:#625e54;--cream:#eee8dc;--gutter:clamp(22px,5vw,80px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:24px}body{margin:0;background:var(--paper);color:var(--ink);font:17px/1.65 Arial,sans-serif}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:Georgia,serif;font-weight:400;line-height:1.12;text-wrap:balance}p{margin-top:18px}h1{font-size:clamp(40px,4.3vw,66px);letter-spacing:-1.8px}h2{font-size:clamp(32px,3.4vw,48px);letter-spacing:-1.1px}h3{font-size:27px;letter-spacing:-.35px}em{font-weight:400;color:var(--gold)}.eyebrow,.number,.steps article>span{font:600 13px/1.5 Arial,sans-serif;letter-spacing:1.8px;color:var(--gold);text-transform:uppercase}.eyebrow{margin:0 0 20px}.number{display:block;margin-bottom:14px}.section{padding:clamp(56px,7vw,96px) max(var(--gutter),calc((100vw - 1200px)/2))}.sectionLead{max-width:790px;margin:0 auto 40px;text-align:center}.sectionLead>p:last-child{color:var(--muted);max-width:620px;margin:20px auto 0}.button{display:inline-flex;align-items:center;justify-content:center;gap:24px;min-height:48px;padding:13px 23px;border:1px solid var(--ink);background:var(--ink);color:var(--paper);font:600 14px/1.5 Arial,sans-serif;border-radius:3px;cursor:pointer;transition:background .2s ease,transform .2s ease}.button:hover{background:#4a4232;transform:translateY(-2px)}.button span{transition:transform .2s ease}.button:hover span{transform:translate(2px,-2px)}.textLink{display:inline-block;border-bottom:1px solid var(--gold);font-size:14px;font-weight:600;padding:8px 0;margin-top:12px;min-height:40px}.textLink:hover{color:var(--gold)}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #bb8d40;outline-offset:5px}.skipLink{position:fixed;top:-100px;left:20px;z-index:10;background:white;padding:12px}.skipLink:focus{top:12px}
header{position:relative;z-index:5;display:flex;align-items:center;justify-content:space-between;gap:28px;padding:24px max(var(--gutter),calc((100vw - 1320px)/2));border-bottom:1px solid var(--line)}.brand{font:25px/1.1 Georgia,serif;letter-spacing:2.5px;white-space:nowrap}.brand span{display:block;font:11px/1.5 Arial,sans-serif;letter-spacing:3px;margin-top:7px}nav{display:flex;gap:25px;align-items:center;font-size:14px}nav>a:not(.button){padding:10px 0}nav>a:not(.button):hover{color:var(--gold)}.menuToggle{display:none}
.hero{display:grid;grid-template-columns:1.05fr 1fr;align-items:center;gap:clamp(32px,5vw,80px);max-width:1440px;margin:auto;padding:44px var(--gutter) 64px}.intro{padding:20px 0}.intro>p:not(.eyebrow){max-width:530px;color:var(--muted);font-size:18px;line-height:1.65;margin-top:24px}.intro>p:nth-last-of-type(1){font-size:15px;max-width:460px;margin-top:18px}.intro .button{margin-top:28px}.photo{position:relative}.photo img{width:100%;height:auto;border-radius:3px;aspect-ratio:1125/1362;object-fit:cover}.photo:after{content:"";position:absolute;inset:20px -14px -14px 20px;background:var(--cream);z-index:-1}.help{border-top:1px solid var(--line)}
.paths{display:grid;grid-template-columns:1fr 1fr;gap:24px}.paths article{display:grid;grid-template-columns:38% 1fr;background:white;border:0;border-radius:4px;overflow:hidden}.servicePhoto{width:100%;height:100%;object-fit:contain;object-position:center;background:white}.serviceText{padding:28px 24px;display:flex;flex-direction:column;align-items:flex-start}.serviceText h3{font-size:26px}.serviceText p{font-size:16px;line-height:1.6;color:var(--muted);margin-top:16px}.serviceText .textLink{margin-top:auto;padding-top:18px}.paths .nextInvestment{grid-column:1/-1;display:block;background:var(--cream);border:0}.nextInvestment .serviceText{display:grid;grid-template-columns:45px 1.1fr 1.5fr auto;gap:20px;align-items:center;padding:28px 32px}.nextInvestment .number,.nextInvestment p,.nextInvestment .textLink{margin:0}.nextInvestment .textLink{padding:8px 0;white-space:nowrap}
.ownership{background:var(--cream);display:grid;grid-template-columns:1fr 1.2fr;gap:clamp(36px,7vw,100px)}.ownership>div>p:last-child{max-width:400px;color:var(--muted)}.costDetails article{padding:0 0 22px;border-bottom:1px solid #cfc5b4;margin-bottom:22px}.costDetails h3{font-size:25px}.costDetails p{font-size:16px;color:var(--muted);margin-top:10px}.report{padding:24px;background:var(--paper);border-left:2px solid var(--gold)}.report h3{font-size:24px}.communityGrid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px}.communityGrid article{border-top:1px solid var(--line);padding-top:24px}.communityGrid p{font-size:16px;color:var(--muted)}.communityNote{font:italic 21px/1.5 Georgia,serif;text-align:center;margin:40px auto 0;max-width:700px;color:var(--muted)}
.about{background:var(--cream);display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,85px);align-items:start}.portrait>img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:50% center;border-radius:3px}.portraitName{font:30px/1.3 Georgia,serif;margin-top:20px}.portraitName span,.signature span{display:block;font:13px/1.5 Arial,sans-serif;letter-spacing:1px;margin-top:5px}.story h2 br:first-of-type{display:none}.story p:not(.eyebrow){font-size:16px;color:var(--muted);margin-top:18px}.story .pullquote{font:italic 22px/1.5 Georgia,serif!important;border-left:2px solid var(--gold);padding-left:20px;color:var(--ink)!important;margin:26px 0}.story .signature{font:30px/1.3 Georgia,serif;color:var(--ink);margin-top:28px}
.reviews{text-align:center;border-bottom:1px solid var(--line)}.reviewGrid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px;text-align:left;margin-top:40px}.reviewGrid figure{display:flex;flex-direction:column;margin:0;border-top:1px solid var(--line);padding-top:24px}.stars{color:var(--gold);letter-spacing:3px;font-size:16px}.reviewGrid blockquote{font:22px/1.5 Georgia,serif;margin:20px 0 28px}.reviewGrid figcaption{font-size:16px;font-weight:600;margin-top:auto}.reviewGrid figcaption span{display:block;font-size:14px;font-weight:400;color:var(--muted);margin-top:5px}.reviewNote{font-size:14px;color:var(--muted);margin-top:30px}.approach>h2,.approach>.eyebrow{text-align:center}.steps{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:32px 56px;margin-top:42px}.steps article{border-top:1px solid var(--line);padding-top:24px}.steps h3{margin-top:15px}.steps p{color:var(--muted);font-size:16px;margin-top:12px}.principles{display:grid;grid-template-columns:1fr 1fr;gap:44px;margin-top:40px;padding:30px;background:var(--cream)}.principles h3{font-size:24px}.principles p{font-size:16px;color:var(--muted);margin-top:12px}
.contact{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,7vw,100px);background:#2c2b24;color:var(--paper)}.contact .eyebrow{color:#d8bc86}.contact h2 em{color:#e2cba3}.contact>div>p:last-child{color:#d3cdbf;max-width:360px}.contact form{display:flex;flex-direction:column;min-width:0}.contact label{font-size:15px;margin-bottom:8px}.contact input,.contact textarea,.contact select{width:100%;min-width:0;border:1px solid #797364;color:var(--paper);background:#34332c;padding:12px 14px;border-radius:3px;font-size:16px;margin:0 0 22px;min-height:48px}.contact textarea{resize:vertical;min-height:116px}.contact input::placeholder,.contact textarea::placeholder{color:#c5bfb2;opacity:1}.optional{font-size:14px;color:#c5bfb2}.contact .button{background:#e2cba3;color:var(--ink);border-color:#e2cba3}.contact .button:hover{background:#efe0c5}.formNote{font-size:14px;color:#c5bfb2;margin-top:14px}.formNote a{text-decoration:underline;overflow-wrap:anywhere}.draft{overflow-wrap:anywhere}footer{display:flex;justify-content:space-between;align-items:center;gap:30px;padding:35px max(var(--gutter),calc((100vw - 1200px)/2))}footer p{font-size:14px;margin:8px 0}.draft{text-align:right;max-width:340px}
.revealReady{opacity:0;transform:translateY(18px);transition:opacity .65s ease,transform .65s cubic-bezier(.2,.65,.3,1)}.revealReady.isVisible{opacity:1;transform:none}
@media(min-width:1600px){.hero{padding-left:60px;padding-right:60px}}
@media(max-width:1100px){nav{gap:16px;font-size:13px}.brand{font-size:22px}.hero{gap:32px}.paths article{display:block}.servicePhoto{aspect-ratio:3/4;height:auto;width:100%;object-fit:contain}.serviceText{padding:25px}.nextInvestment .serviceText{grid-template-columns:35px 1fr 1.3fr}.nextInvestment .textLink{grid-column:2/-1;justify-self:start}.paths article:not(.nextInvestment){display:flex;flex-direction:column}.paths article:not(.nextInvestment) .serviceText{flex:1}.serviceText .textLink{margin-top:15px}.communityGrid{gap:24px}}
@media(max-width:850px){header{padding-top:20px;padding-bottom:20px;flex-wrap:wrap;gap:0}.menuToggle{display:flex;align-items:center;gap:14px;border:1px solid var(--line);border-radius:3px;background:transparent;color:var(--ink);padding:10px 14px;font-size:14px;min-height:44px;cursor:pointer}nav{display:none;flex-basis:100%;align-items:stretch;gap:0;margin-top:18px;border-top:1px solid var(--line);font-size:16px;padding-top:12px}nav.isOpen{display:flex;flex-direction:column}nav>a:not(.button){padding:12px 0}nav .button{margin-top:8px;align-self:flex-start}.hero{grid-template-columns:1fr 1fr;gap:25px;padding-top:30px;padding-bottom:44px}h1{font-size:38px;letter-spacing:-1px}.intro>p:not(.eyebrow){font-size:16px;margin-top:18px}.intro>p:nth-last-of-type(1){font-size:14px}.intro .button{padding:12px 16px;gap:16px;font-size:14px;margin-top:22px}.eyebrow{font-size:12px;letter-spacing:1.4px}.ownership,.about,.contact{gap:36px}.communityGrid{grid-template-columns:1fr;gap:24px}.communityGrid article{display:grid;grid-template-columns:1fr 1.4fr;column-gap:30px}.communityGrid .number{grid-column:1/-1}.communityGrid p{margin-top:0}.reviewGrid{grid-template-columns:1fr;gap:32px}.reviewGrid blockquote{font-size:24px;max-width:760px}.steps{gap:30px}.principles{gap:26px;padding:26px}footer{flex-wrap:wrap}.draft{max-width:none;width:100%;text-align:left;padding-top:18px;border-top:1px solid var(--line)}}
@media(max-width:600px){body{font-size:16px;line-height:1.65}.brand{font-size:22px}.brand span{font-size:10px}.hero{display:flex;flex-direction:column;gap:28px;padding:28px var(--gutter) 45px}.intro{padding:0;width:100%}h1{font-size:clamp(36px,9.7vw,52px);letter-spacing:-1.2px}.intro .eyebrow{margin-bottom:16px}.intro>p:not(.eyebrow){font-size:16px;max-width:none}.intro>p:nth-last-of-type(1){font-size:14px}.photo{width:100%}.photo:after{inset:12px -8px -8px 12px}.photo img{width:100%;height:auto}.sectionLead{margin-bottom:28px;text-align:left}.sectionLead p{margin:16px 0 0!important}.sectionLead br{display:none}h2{font-size:35px}.paths{grid-template-columns:1fr;gap:20px}.servicePhoto{aspect-ratio:auto;width:100%;height:auto}.paths article{display:block}.serviceText{padding:26px}.serviceText h3{font-size:30px}.paths .nextInvestment .serviceText{display:flex;gap:0;align-items:flex-start;padding:26px}.nextInvestment .number{margin-bottom:12px}.nextInvestment p{margin-top:16px}.nextInvestment .textLink{margin-top:12px}.ownership,.about,.contact{grid-template-columns:1fr;gap:32px}.costDetails article{padding-bottom:20px;margin-bottom:20px}.communityGrid article{display:block}.communityGrid h3{font-size:28px}.communityGrid p{margin-top:14px}.communityNote{text-align:left;font-size:21px;margin-top:28px}.portrait>img{aspect-ratio:1;object-position:center}.story h2{font-size:37px}.story .pullquote{font-size:21px!important}.reviewGrid{margin-top:28px}.reviewGrid blockquote{font-size:23px}.steps{grid-template-columns:1fr;margin-top:30px;gap:26px}.steps h3{font-size:28px}.principles{grid-template-columns:1fr;padding:25px;gap:28px}.contact h2{font-size:38px}.contact>div>p:last-child{max-width:none}.contact label{font-size:15px}.contact .formNote{font-size:14px}footer{gap:18px}.revealReady{transform:translateY(12px)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}.revealReady{opacity:1;transform:none}.button:hover{transform:none}}

@media(min-width:601px) and (max-width:1100px){.paths article:not(.nextInvestment){display:grid;grid-template-columns:36% 1fr}.paths .servicePhoto{width:100%;height:100%;aspect-ratio:auto;object-fit:contain}}
@media(min-width:601px) and (max-width:850px){.paths{grid-template-columns:1fr}.paths .nextInvestment .serviceText{grid-template-columns:35px 1fr}.nextInvestment p{grid-column:2}.paths .serviceText{padding:28px}.paths .servicePhoto{width:100%;height:100%}}

/* Areas and footer */
.areas{text-align:center;border-top:1px solid var(--line)}.areas>p:not(.eyebrow){max-width:650px;margin:24px auto 0;color:var(--muted)}.areas .textLink{margin-top:22px}
footer.siteFooter{display:grid;grid-template-columns:1.25fr 1fr;align-items:start;gap:48px 80px;background:#eeeae2;border-top:1px solid var(--line);padding:70px max(var(--gutter),calc((100vw - 1100px)/2)) 25px;text-align:left}
.footerBrand{display:inline-block;font-size:36px;letter-spacing:3px;margin-bottom:30px}.footerBrand span{font-size:13px;letter-spacing:4px;margin-top:10px}.siteFooter .footerName{font:26px/1.3 Georgia,serif;letter-spacing:2px;margin:0 0 14px}.siteFooter .footerBroker{font-size:16px;margin:0 0 15px}.footerEmail{display:inline-block;font-size:16px;overflow-wrap:anywhere;padding:8px 0}.siteFooter .footerRegion{font-size:15px;color:var(--muted);margin-top:12px}
.footerNavigation h2{font:18px/1.4 Georgia,serif;text-transform:uppercase;letter-spacing:4px;color:var(--muted);margin:0 0 22px}.footerNavigation ul{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;column-gap:25px}.footerNavigation a{display:inline-block;font-size:16px;padding:10px 0;min-height:44px}.footerNavigation a:hover,.footerEmail:hover{color:var(--gold)}.footerBottom{grid-column:1/-1;border-top:1px solid #d6cebf;padding-top:22px;display:flex;align-items:center;justify-content:space-between;gap:22px}.footerBottom p,.footerBottom a{font-size:13px;color:var(--muted);margin:0}.footerBottom a{padding:10px 0;white-space:nowrap}
@media(max-width:850px){footer.siteFooter{grid-template-columns:1fr;gap:38px;text-align:center;padding-top:55px}.footerNavigation ul{grid-template-columns:1fr}.footerBrand{font-size:32px;margin-bottom:26px}.footerBottom{flex-direction:column;gap:8px}.siteFooter .footerName{font-size:24px}.footerEmail{font-size:16px;max-width:100%}.footerNavigation h2{margin-bottom:16px}}

.logoBrand{display:block;flex-shrink:0;line-height:0;white-space:normal}.headerLogo{display:block;width:180px;height:auto}.footerBrand img{display:block;width:290px;max-width:100%;height:auto}.footerBrand{max-width:100%;line-height:0}.siteFooter .footerIdentity{min-width:0}
@media(max-width:850px){.headerLogo{width:150px}.footerBrand img{width:270px}.footerBrand{margin-left:auto;margin-right:auto}header{padding-top:16px;padding-bottom:16px}}
@media(max-width:380px){.headerLogo{width:130px}}

.instagram{text-align:center;background:#fff;border-top:1px solid var(--line)}.instagram h2{font-size:clamp(44px,5vw,68px)}.instagramProfile{display:flex;align-items:center;justify-content:center;gap:20px;margin:32px auto 0;max-width:100%}.instagramProfile img{width:72px;height:72px;object-fit:cover;object-position:center;border-radius:50%;flex-shrink:0}.instagramProfile span{font:clamp(18px,2.3vw,28px)/1.4 Georgia,serif;overflow-wrap:anywhere;min-width:0}.instagram>p:not(.eyebrow){color:var(--muted);margin-top:22px}.instagramButton{background:transparent;color:var(--ink);margin-top:26px}.instagramButton:hover{background:var(--cream)}.footerSocial{display:inline-flex;align-items:center;gap:12px;margin-top:18px;padding:10px 0;font-size:15px;min-height:44px}.footerSocial:hover{color:var(--gold)}
@media(max-width:380px){.instagramProfile{gap:12px}.instagramProfile img{width:54px;height:54px}.instagramProfile span{font-size:17px}}

/* Investment questions */
header nav{gap:18px}header nav [aria-current="page"]{color:var(--gold);border-bottom:1px solid var(--gold)}
.faqIntro{background:var(--cream);text-align:center;border-bottom:1px solid var(--line)}.faqIntro h1{max-width:850px;margin:auto}.faqIntro>p:not(.eyebrow){max-width:590px;margin:24px auto 0;color:var(--muted)}.faqIntro .textLink{margin-top:22px}
.faqLayout{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.7fr);gap:clamp(32px,5vw,72px);align-items:start}.faqAside h2{font-size:clamp(30px,3vw,40px)}.faqAside>p:last-child{color:var(--muted);font-size:16px}.faqList{min-width:0;border-top:1px solid var(--line)}.faqItem{border-bottom:1px solid var(--line)}.faqItem summary{list-style:none;display:grid;grid-template-columns:26px minmax(0,1fr) 24px;gap:16px;align-items:center;padding:25px 4px;cursor:pointer;font:400 23px/1.35 Georgia,serif}.faqItem summary::-webkit-details-marker{display:none}.faqItem summary:hover{color:var(--gold)}.faqItem summary:focus-visible{outline:3px solid #bb8d40;outline-offset:3px}.faqNumber{font:600 12px/1.5 Arial,sans-serif;color:var(--gold);letter-spacing:1px}.faqIcon{width:24px;height:24px;position:relative}.faqIcon:before,.faqIcon:after{content:"";position:absolute;background:currentColor;left:5px;top:11px;width:14px;height:1px}.faqIcon:after{transform:rotate(90deg);transition:transform .18s ease}.faqItem[open] .faqIcon:after{transform:rotate(0)}.faqAnswer{padding:0 36px 27px 46px;color:var(--muted);font-size:16px;line-height:1.75}.faqAnswer p:first-child{margin-top:0}.faqAnswer strong{color:var(--ink)}.faqAnswer a{text-decoration:underline;text-underline-offset:3px}.faqContact{text-align:center;background:var(--cream)}.faqContact p:not(.eyebrow){max-width:560px;margin:22px auto 0;color:var(--muted)}.faqContact .button{margin-top:28px}
@media(min-width:851px) and (max-width:1100px){header{gap:18px;padding-left:24px;padding-right:24px}.headerLogo{width:150px}header nav{gap:13px;font-size:13px}header .button.small{padding:12px 16px}}
@media(max-width:850px){.faqLayout{grid-template-columns:1fr;gap:32px}.faqAside{max-width:500px}.faqIntro h1{max-width:650px}.faqItem summary{font-size:22px;gap:12px}.faqAnswer{padding-left:42px;padding-right:12px}}
@media(max-width:380px){.faqItem summary{grid-template-columns:20px minmax(0,1fr) 20px;font-size:20px;gap:8px}.faqAnswer{padding-left:0;padding-right:0}}
@media(prefers-reduced-motion:reduce){.faqIcon:after{transition:none}}