:root{
  --brand:#2C3E4A;          /* deep slate (logo N, darkened) */
  --slate:#4A6476;          /* logo slate blue */
  --gold:#BA966C;           /* logo gold */
  --gold-soft:#E7D7BF;
  --sand:#F5F1EB;
  --ivory:#FDFCFA;
  --ink:#22303A;
  --muted:#5E6E79;
  --line:#E6DDD0;
  --serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:"Jost",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --r:14px;
  --max:1160px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--ivory);color:var(--ink);font:400 17px/1.7 var(--sans)}
img,svg{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:600;color:var(--brand);line-height:1.12;letter-spacing:-.01em;margin:0 0 .5em}
h1{font-size:clamp(2.4rem,5.4vw,4.1rem)}
h2{font-size:clamp(1.9rem,3.6vw,2.7rem)}
h3{font-size:1.45rem}
p{margin:0 0 1.1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 22px}
.eyebrow{font:500 .78rem/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin:0 0 1.1em;display:block}
.lead{font-size:1.15rem;color:var(--muted);max-width:640px}
.skip{position:absolute;left:-9999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px 12px;z-index:99}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:.5em;padding:.95em 1.6em;border-radius:999px;font:500 .95rem/1 var(--sans);letter-spacing:.04em;text-decoration:none;border:1px solid transparent;transition:.2s;cursor:pointer}
.btn-gold{background:var(--gold);color:#fff}
.btn-gold:hover{background:#a5825a}
.btn-ghost{border-color:currentColor;color:inherit;background:transparent}
.btn-ghost:hover{background:rgba(255,255,255,.08)}
.btn-dark{background:var(--brand);color:#fff}
.btn-dark:hover{background:var(--slate)}

/* header */
.hdr{position:sticky;top:0;z-index:50;background:rgba(252,250,246,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;height:76px;gap:20px}
.logo{text-decoration:none;display:flex;align-items:center;gap:12px;line-height:1}
.logo img{height:48px;width:auto}
.logo .wm{display:flex;flex-direction:column}
.logo b{font:500 1.18rem/1 "Cinzel",Georgia,serif;letter-spacing:.14em;color:var(--slate)}
.logo span{font:500 .62rem/1 var(--sans);letter-spacing:.42em;text-transform:uppercase;color:var(--gold);margin-top:6px}
.nav{display:flex;align-items:center;gap:26px}
.nav a{text-decoration:none;font-size:.93rem;color:var(--ink)}
.nav a:hover{color:var(--gold)}
.nav .btn{color:#fff;padding:.8em 1.3em}
.menu-btn{display:none;background:none;border:0;padding:8px;cursor:pointer}
.menu-btn i{display:block;width:24px;height:2px;background:var(--brand);margin:5px 0}

/* hero */
.hero{position:relative;background:linear-gradient(180deg,#fff 0%,var(--ivory) 55%,var(--sand) 100%);color:var(--ink);overflow:hidden}
.hero .wrap{position:relative;z-index:2;padding:80px 22px 190px}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:40px;align-items:center}
.hero-logo img{width:100%;max-width:440px;height:auto;margin:0 auto;filter:drop-shadow(0 18px 30px rgba(44,62,74,.12))}
.hero h1{max-width:680px}
.hero h1 em{font-style:italic;color:var(--gold);font-weight:500}
.hero .lead{color:var(--muted)}
.hero .btn-ghost{color:var(--slate)}
.hero .btn-ghost:hover{background:rgba(74,100,118,.06)}
.hero .ctas{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.hero-photo{position:relative;max-width:420px;margin:0 auto;width:100%}
.hero-photo::before{content:"";position:absolute;inset:18px -18px -18px 18px;border:2px solid var(--gold);border-radius:220px 220px var(--r) var(--r);z-index:0}
.hero-photo img{position:relative;z-index:1;display:block;width:100%;height:auto;border-radius:210px 210px var(--r) var(--r);box-shadow:0 24px 50px rgba(44,62,74,.18)}
.avatar{width:96px;height:96px;border-radius:50%;object-fit:cover;object-position:50% 20%;border:3px solid var(--gold);margin-bottom:18px;display:block}
.portrait{margin:0}.portrait img{display:block;width:100%;max-width:440px;height:auto;border-radius:var(--r);box-shadow:0 18px 40px rgba(44,62,74,.14)}
.hero .desert{position:absolute;left:0;right:0;bottom:-1px;z-index:1;width:100%;height:auto}
.phero{background:linear-gradient(160deg,var(--brand),var(--slate));color:#fff;position:relative;overflow:hidden}
.phero .wrap{position:relative;z-index:2;padding:70px 22px 130px}
.phero h1{color:#fff}
.phero .lead{color:rgba(255,255,255,.8)}
.phero .desert{position:absolute;left:0;right:0;bottom:-1px;z-index:1;width:100%;height:auto;opacity:.9}
.crumbs{font-size:.82rem;color:rgba(255,255,255,.6);margin-bottom:22px}
.crumbs a{text-decoration:none;color:rgba(255,255,255,.75)}
.crumbs a:hover{color:var(--gold-soft)}

/* sections */
.sec{padding:96px 0}
.sec.alt{background:var(--sand)}
.sec.dark{background:var(--brand);color:#fff}
.sec.dark h2,.sec.dark h3,.cta h2{color:#fff}
.sec.dark .lead{color:rgba(255,255,255,.75)}
.sec-head{max-width:720px;margin-bottom:46px}
.center{text-align:center;margin-left:auto;margin-right:auto}
.grid{display:grid;gap:22px;grid-template-columns:repeat(3,1fr)}
.grid.two{grid-template-columns:repeat(2,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:30px 28px;text-decoration:none;display:block;transition:.2s}
a.card:hover{border-color:var(--gold);transform:translateY(-3px);box-shadow:0 14px 30px -18px rgba(31,42,51,.35)}
.card h3{margin-bottom:.35em}
.card p{color:var(--muted);margin:0;font-size:.98rem}
.card .more{display:inline-block;margin-top:14px;font-size:.85rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}
.num{font:600 2.4rem/1 var(--serif);color:var(--gold);display:block;margin-bottom:12px}
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:center}
.checks{list-style:none;padding:0;margin:0}
.checks li{position:relative;padding:0 0 14px 34px}
.checks li::before{content:"";position:absolute;left:0;top:.5em;width:18px;height:10px;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);transform:rotate(-45deg)}
.panel{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:40px}
.sec.dark .panel{background:rgba(255,255,255,.05);border-color:rgba(255,255,255,.12)}
.quote{font:500 italic 1.6rem/1.35 var(--serif);color:var(--brand);border-left:2px solid var(--gold);padding-left:24px;margin:0}

/* homes for heroes feature */
.hfh{background:linear-gradient(135deg,#fff,var(--sand));border:1px solid var(--gold-soft);border-radius:22px;padding:56px;display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:center}
.hfh .who{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 28px}
.hfh .who span{border:1px solid var(--gold-soft);background:#fff;border-radius:999px;padding:.45em 1em;font-size:.86rem;color:var(--slate)}
.hfh ol{margin:0;padding:0;list-style:none;counter-reset:s}
.hfh ol li{counter-increment:s;position:relative;padding:0 0 22px 58px}
.hfh ol li::before{content:counter(s);position:absolute;left:0;top:-4px;width:40px;height:40px;border-radius:50%;background:var(--slate);color:#fff;display:grid;place-items:center;font:600 1.2rem var(--serif)}
.hfh ol b{display:block;font:600 1.25rem/1.3 var(--serif);color:var(--brand)}

/* faq */
.faq{max-width:820px}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item summary{list-style:none;cursor:pointer;padding:22px 40px 22px 0;font:600 1.28rem/1.3 var(--serif);position:relative}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";position:absolute;right:4px;top:18px;font:300 1.7rem/1 var(--sans);color:var(--gold)}
.faq-item[open] summary::after{content:"–"}
.faq-item p{color:var(--muted);padding-bottom:12px}

/* cta band */
.cta{background:var(--brand);color:#fff;text-align:center;padding:90px 0;position:relative;overflow:hidden}
.cta h2{max-width:720px;margin:0 auto .4em}
.cta p{color:rgba(255,255,255,.75);max-width:560px;margin:0 auto 28px}

/* form */
.form{display:grid;gap:14px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form label{font-size:.82rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);display:block;margin-bottom:6px}
.form input,.form select,.form textarea{width:100%;font:400 1rem var(--sans);padding:13px 15px;border:1px solid var(--line);border-radius:10px;background:#fff;color:var(--ink)}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--gold);outline-offset:1px;border-color:var(--gold)}
.form .consent{display:flex;gap:10px;align-items:flex-start;font-size:.8rem;line-height:1.5;color:var(--muted);text-transform:none;letter-spacing:0}
.form .consent input{width:auto;margin-top:3px}
.hp{display:none}

/* prose */
.prose{max-width:740px;margin:0 auto}
.prose h2{font-size:2rem;margin-top:1.6em}
.prose h3{margin-top:1.4em}
.prose ul,.prose ol{padding-left:1.2em;margin:0 0 1.2em}
.prose li{margin-bottom:.5em}
.meta{font-size:.85rem;color:rgba(255,255,255,.65)}

/* footer */
.badge{display:inline-block;background:#fff;border-radius:50%;padding:6px;line-height:0}
.badge img{width:150px;height:150px}
.ftr{background:#22313B;color:rgba(255,255,255,.72);padding:76px 0 30px;font-size:.92rem}
.ftr .cols{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:40px}
.ftr h4{font:500 .75rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin:0 0 18px}
.ftr ul{list-style:none;padding:0;margin:0}
.ftr li{margin-bottom:9px}
.ftr a{text-decoration:none}
.ftr a:hover{color:var(--gold-soft)}
.ftr h4{color:var(--gold)}
.ftr .legal{border-top:1px solid rgba(255,255,255,.1);margin-top:50px;padding-top:24px;display:flex;flex-wrap:wrap;gap:12px 28px;justify-content:space-between;font-size:.8rem;color:rgba(255,255,255,.5)}
.eho{display:inline-flex;align-items:center;gap:8px}

@media (max-width:900px){
  .hero-grid,.hfh{grid-template-columns:1fr}
  .hero-logo{order:-1}.hero-logo img{max-width:260px}
  .hero-photo{order:-1;max-width:300px}
  .hfh{padding:36px 26px}
  .grid,.grid.two{grid-template-columns:1fr 1fr}
  .split{grid-template-columns:1fr;gap:40px}
  .ftr .cols{grid-template-columns:1fr 1fr}
  .nav{display:none;position:absolute;top:76px;left:0;right:0;background:var(--ivory);flex-direction:column;align-items:flex-start;padding:20px 22px 26px;gap:16px;border-bottom:1px solid var(--line)}
  .nav.open{display:flex}
  .menu-btn{display:block}
  .sec{padding:72px 0}
}
@media (max-width:540px){
  body{font-size:16px}
  .grid,.grid.two,.form .row{grid-template-columns:1fr}
  .ftr .cols{grid-template-columns:1fr}
  .hero .wrap{padding:76px 18px 150px}
  .wrap{padding:0 18px}
  .panel{padding:28px 22px}
  .hero .ctas .btn{width:100%;justify-content:center}
  .logo b{font-size:1rem;letter-spacing:.1em}.logo img{height:40px}
  .hero-logo img{max-width:210px}
  .hero-photo{max-width:250px}
}
@media (max-width:700px){.hero .desert,.phero .desert,.cta .desert{height:150px}}