:root{--navy:#14213D;--gold:#A8834A;--gold2:#D9BC8C;--brick:#9A3B2E;--warm:#F2F0EE;--paper:#FBFAF8;--ink:#212121;--gray:#4D5259;--line:#E2DED8}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:Montserrat,system-ui,sans-serif;font-size:16px;color:var(--ink);background:var(--paper);line-height:1.7}
a{color:inherit;text-decoration:none}img{display:block;width:100%;height:100%;object-fit:cover}
.wrap{max-width:1320px;margin:0 auto;padding:0 40px}
.pf{font-family:"Playfair Display",Georgia,serif;font-weight:400}
.eyebrow{font-family:"Playfair Display",serif;font-size:20px;color:var(--gold);font-style:italic}
.arrow{display:inline-flex;align-items:center;gap:12px;font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--navy)}
.arrow:after{content:"";width:36px;height:1px;background:currentColor;transition:width .3s}
.arrow:hover:after{width:54px}
.btn{display:inline-block;background:var(--navy);color:#fff;padding:17px 32px;font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;transition:.25s}
.btn:hover{background:var(--gold)}
/* header */
.util{background:var(--navy);color:rgba(255,255,255,.78);font-size:12px;letter-spacing:.04em}
.util .wrap{display:flex;justify-content:flex-end;gap:28px;height:36px;align-items:center}
.util a:hover{color:#fff}
header{position:sticky;top:0;z-index:40;background:rgba(251,250,248,.97);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:92px}
.logo img{height:52px;width:auto}
nav{display:flex;gap:38px;font-size:13px;font-weight:500;letter-spacing:.12em;text-transform:uppercase;color:var(--navy)}
nav a{position:relative;padding:6px 0}
nav a:after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:var(--gold);transition:right .3s}
nav a:hover:after{right:0}
.burger{display:none;width:28px;height:18px;border-top:1.5px solid var(--navy);border-bottom:1.5px solid var(--navy);position:relative}
.burger:after{content:"";position:absolute;left:0;right:0;top:7px;border-top:1.5px solid var(--navy)}
/* hero carousel */
.hero{position:relative;height:calc(100vh - 128px);min-height:600px;max-height:880px;overflow:hidden;background:#111}
.slide{position:absolute;inset:0;opacity:0;transition:opacity 1.2s ease}
.slide.on{opacity:1}
.slide img{transform:scale(1.06);transition:transform 7s ease-out}
.slide.on img{transform:scale(1)}
.slide:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,16,30,.62) 0%,rgba(10,16,30,.25) 55%,rgba(10,16,30,.05) 100%)}
.cap{position:absolute;left:0;right:0;bottom:120px;z-index:2;color:#fff}
.cap h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(48px,7.2vw,100px);line-height:1.02;letter-spacing:-.01em;max-width:900px;opacity:0;transform:translateY(20px);transition:1s .4s}
.cap h2 i{color:var(--gold2)}
.cap p{max-width:520px;margin-top:20px;font-size:17px;opacity:0;transition:1s .7s;color:rgba(255,255,255,.9)}
.slide.on .cap h2{opacity:1;transform:none}.slide.on .cap p{opacity:1}
.ctrl{position:absolute;left:0;right:0;bottom:40px;z-index:5;color:#fff}
.ctrl .wrap{display:flex;align-items:center;gap:22px}
.ctrl button{background:none;border:1px solid rgba(255,255,255,.5);color:#fff;width:44px;height:44px;border-radius:50%;cursor:pointer;font-size:16px;transition:.2s}
.ctrl button:hover{background:#fff;color:var(--navy)}
.count{font-size:14px;letter-spacing:.14em;min-width:74px}
.bar{flex:1;max-width:260px;height:1px;background:rgba(255,255,255,.3);position:relative}
.bar i{position:absolute;left:0;top:0;height:1px;background:#fff;width:0}
.bar i.run{animation:fill 6.5s linear forwards}
@keyframes fill{to{width:100%}}
.hero h1{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
/* statement */
.statement{padding:130px 0 110px;text-align:center}
.statement p.big{font-family:"Playfair Display",serif;font-size:clamp(26px,3.2vw,40px);line-height:1.35;color:var(--ink);max-width:980px;margin:22px auto 0}
.statement p.big em{color:var(--gold)}
/* pillars carousel */
.pillars{padding-bottom:130px}
.phead{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:40px}
.phead h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(34px,4vw,54px);line-height:1.08;color:var(--navy);margin-top:8px}
.parrows{display:flex;gap:10px}
.parrows button{width:48px;height:48px;border-radius:50%;border:1px solid var(--navy);background:none;color:var(--navy);cursor:pointer;font-size:16px}
.parrows button:hover{background:var(--navy);color:#fff}
.track{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 72px)/4);gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding-bottom:6px}
.track::-webkit-scrollbar{display:none}
.card{scroll-snap-align:start;background:#fff;display:flex;flex-direction:column;transition:.35s}
.card:hover{box-shadow:0 24px 50px -28px rgba(20,33,61,.4)}
.card .im{height:300px;overflow:hidden}
.card .im img{transition:transform 1s}
.card:hover .im img{transform:scale(1.05)}
.card .tx{padding:30px 28px 34px;display:flex;flex-direction:column;flex:1}
.card h3{font-family:"Playfair Display",serif;font-weight:400;font-size:26px;color:var(--navy);margin-bottom:10px}
.card p{color:var(--gray);font-size:15px;flex:1;margin-bottom:22px}
.card .go{font-size:20px;color:var(--gold)}
/* mission split */
.mission{background:var(--warm);display:grid;grid-template-columns:1fr 1fr}
.mission .ph{min-height:680px}
.mission .tx{padding:110px 90px;display:flex;flex-direction:column;justify-content:center}
.mission h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(40px,5vw,72px);line-height:1.02;color:var(--navy);margin:14px 0 28px}
.mission h2 i{color:var(--gold)}
.mission p{color:var(--gray);font-size:17px;margin-bottom:18px;max-width:520px}
/* commitments */
section{padding:130px 0}
.chead{max-width:720px;margin-bottom:64px}
.chead h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(34px,4vw,54px);line-height:1.08;color:var(--navy);margin:8px 0 16px}
.chead p{color:var(--gray);font-size:17px}
.commit{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--navy)}
.commit div{padding:36px 30px 10px 0}
.commit div+div{padding-left:30px;border-left:1px solid var(--line)}
.commit .n{font-size:13px;letter-spacing:.14em;color:var(--gold);font-weight:600;margin-bottom:30px}
.commit h3{font-family:"Playfair Display",serif;font-weight:400;font-size:25px;color:var(--navy);margin-bottom:10px;line-height:1.2}
.commit p{color:var(--gray);font-size:15px}
/* find your home */
.find{position:relative;color:#fff;overflow:hidden}
.find>img{position:absolute;inset:0}
.find:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,16,30,.85) 0%,rgba(10,16,30,.6) 55%,rgba(10,16,30,.25) 100%)}
.find .wrap{position:relative;z-index:2;padding-top:150px;padding-bottom:150px}
.find .eyebrow{color:var(--gold2)}
.find h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(42px,5.4vw,78px);line-height:1.02;max-width:760px;margin:12px 0 22px}
.find p{max-width:540px;font-size:17px;color:rgba(255,255,255,.88);margin-bottom:40px}
.mk{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:44px}
.mk span{border:1px solid rgba(255,255,255,.4);padding:11px 20px;font-size:14px;font-weight:500;letter-spacing:.04em}
.find .btn{background:#fff;color:var(--navy)}.find .btn:hover{background:var(--gold2)}
/* neighborhoods */
.hood{display:grid;grid-template-columns:5fr 7fr;gap:80px;align-items:center}
.hood h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(34px,4vw,54px);line-height:1.08;color:var(--navy);margin:8px 0 22px}
.hood p{color:var(--gray);font-size:17px;margin-bottom:18px}
.hood ul{list-style:none;margin:28px 0 36px;border-top:1px solid var(--line)}
.hood li{padding:16px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;font-size:15px;color:var(--navy);font-weight:500}
.hood li span{color:var(--gray);font-weight:400}
.hgal{display:grid;grid-template-columns:1fr 1fr;gap:16px;grid-template-rows:280px 280px}
.hgal div:first-child{grid-row:1/3}
/* partners band */
.partner{background:var(--navy);color:#fff}
.partner .wrap{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.partner .eyebrow{color:var(--gold2)}
.partner h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(34px,4vw,54px);line-height:1.08;margin:8px 0 20px}
.partner p{color:rgba(255,255,255,.75);font-size:17px}
.plist a{display:flex;justify-content:space-between;align-items:center;padding:26px 0;border-bottom:1px solid rgba(255,255,255,.16);font-family:"Playfair Display",serif;font-size:26px;transition:.25s}
.plist a:first-child{border-top:1px solid rgba(255,255,255,.16)}
.plist a span{font-family:Montserrat;font-size:14px;color:var(--gold2);letter-spacing:.1em}
.plist a:hover{padding-left:12px;color:var(--gold2)}
/* faq + contact */
.faq{display:grid;grid-template-columns:5fr 7fr;gap:80px}
details{border-top:1px solid var(--line);padding:24px 0}
details:last-child{border-bottom:1px solid var(--line)}
summary{cursor:pointer;list-style:none;font-family:"Playfair Display",serif;font-size:22px;color:var(--navy);display:flex;justify-content:space-between;gap:20px}
summary:after{content:"+";font-family:Montserrat;font-weight:300;color:var(--gold)}
details[open] summary:after{content:"–"}
details p{color:var(--gray);margin-top:12px;font-size:15.5px}
.contact{background:var(--warm)}
.cgrid{display:grid;grid-template-columns:5fr 7fr;gap:80px}
.cgrid h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(38px,4.6vw,62px);line-height:1.05;color:var(--navy);margin:8px 0 20px}
.cgrid p{color:var(--gray);font-size:17px;margin-bottom:30px}
.cline{padding:18px 0;border-top:1px solid var(--line)}
.cline small{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.cline a,.cline b{color:var(--navy);font-weight:500}
form{background:#fff;padding:50px;display:grid;grid-template-columns:1fr 1fr;gap:28px 30px}
.full{grid-column:1/-1}
.fl{display:flex;flex-direction:column;gap:4px}
label{font-size:11px;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:var(--navy)}
input,select,textarea{font:inherit;font-size:16px;padding:12px 0;border:0;border-bottom:1px solid #C9C3B9;background:transparent;color:var(--ink);border-radius:0}
input:focus,select:focus,textarea:focus{outline:0;border-bottom-color:var(--navy)}
.small{font-size:12.5px;color:var(--gray)}
footer{background:var(--warm);border-top:1px solid var(--line);padding:90px 0 36px;font-size:14px;color:var(--gray)}
.fg{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;align-items:start}
.flogo img{width:210px;height:auto}
footer h5{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--navy);margin-bottom:18px;font-weight:600}
footer ul{list-style:none;display:grid;gap:10px}
footer a:hover{color:var(--navy)}
.legal{margin-top:70px;padding-top:26px;border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:12.5px}
.legal .l a{margin-right:22px}
.eho{display:inline-block;border:1.5px solid var(--gray);padding:2px 6px;font-size:9px;font-weight:700;line-height:1.1;margin-right:8px;vertical-align:middle;text-align:center}
@media(max-width:1080px){.track{grid-auto-columns:calc((100% - 24px)/2)}.commit{grid-template-columns:1fr 1fr}.commit div,.commit div+div{padding:32px 24px 24px 0;border-left:0}}
@media(max-width:960px){nav{display:none}.burger{display:block}.util{display:none}.hero{height:78vh}
.mission,.hood,.partner .wrap,.faq,.cgrid{grid-template-columns:1fr;gap:44px}.mission .tx{padding:70px 30px}.mission .ph{min-height:380px}
.fg{grid-template-columns:1fr 1fr}section,.statement{padding:90px 0}.pillars{padding-bottom:90px}}
@media(max-width:600px){.wrap{padding:0 20px}.logo img{height:40px}.nav{height:76px}.track{grid-auto-columns:86%}.commit{grid-template-columns:1fr}
.cap{bottom:110px}.bar{display:none}.hgal{grid-template-rows:220px 160px}form{grid-template-columns:1fr;padding:30px 22px}.fg{grid-template-columns:1fr}.find .wrap{padding-top:100px;padding-bottom:100px}.phead{flex-direction:column;align-items:flex-start}}
/* ---------- shared additions ---------- */
.skip{position:absolute;left:-9999px;top:0;background:var(--navy);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:10px;top:10px}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
nav a[aria-current="page"]:after{right:0}
.burger{background:none;border:0;cursor:pointer;border-top:1.5px solid var(--navy);border-bottom:1.5px solid var(--navy)}
.mnav{display:none;position:fixed;inset:0;top:0;z-index:80;background:var(--paper);padding:26px 24px;flex-direction:column}
.mnav.open{display:flex}
.mnav .top{display:flex;justify-content:space-between;align-items:center;margin-bottom:40px}
.mnav .top img{height:40px;width:auto}
.mnav .x{background:none;border:0;font-size:34px;line-height:1;color:var(--navy);cursor:pointer}
.mnav a.l{font-family:"Playfair Display",serif;font-size:32px;color:var(--navy);padding:12px 0;border-bottom:1px solid var(--line)}
.mnav .sub{margin-top:30px;display:grid;gap:12px;font-size:15px;color:var(--gray)}
body.lock{overflow:hidden}
/* page hero */
.phero{position:relative;height:520px;overflow:hidden;color:#fff}
.phero>img{position:absolute;inset:0}
.phero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,16,30,.7) 0%,rgba(10,16,30,.35) 60%,rgba(10,16,30,.12) 100%)}
.phero .wrap{position:relative;z-index:2;height:100%;display:flex;flex-direction:column;justify-content:flex-end;padding-bottom:70px}
.crumbs{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.8);margin-bottom:18px}
.crumbs a:hover{color:#fff}
.phero h1{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(44px,6.4vw,88px);line-height:1.02;max-width:900px}
.phero h1 i{color:var(--gold2)}
.phero p{max-width:560px;margin-top:18px;font-size:17px;color:rgba(255,255,255,.9)}
/* generic blocks */
.lead{font-family:"Playfair Display",serif;font-size:clamp(24px,2.6vw,32px);line-height:1.4;color:var(--ink)}
.two{display:grid;grid-template-columns:5fr 7fr;gap:80px}
.h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(34px,4vw,54px);line-height:1.08;color:var(--navy);margin:8px 0 20px}
.h2 i{color:var(--gold)}
.body p{color:var(--gray);font-size:17px;margin-bottom:18px}
.warm{background:var(--warm)}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.tile{background:#fff;padding:36px 32px;border-top:2px solid var(--navy)}
.warm .tile{background:#fff}
.tile .n{font-size:13px;letter-spacing:.14em;color:var(--gold);font-weight:600;margin-bottom:22px}
.tile h3{font-family:"Playfair Display",serif;font-weight:400;font-size:24px;color:var(--navy);margin-bottom:10px;line-height:1.2}
.tile p{color:var(--gray);font-size:15px}
.tile a.arrow{margin-top:20px}
.notice{border-left:3px solid var(--brick);background:#fff;padding:26px 30px;margin-top:40px}
.notice h3{font-family:"Playfair Display",serif;font-weight:400;font-size:22px;color:var(--brick);margin-bottom:6px}
.notice p{color:var(--gray);font-size:15.5px}
.portal{background:var(--navy);color:#fff;padding:60px;display:grid;grid-template-columns:1.2fr 1fr;gap:50px;align-items:center}
.portal h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(32px,3.6vw,48px);line-height:1.1;margin:8px 0 14px}
.portal p{color:rgba(255,255,255,.78)}
.portal .eyebrow{color:var(--gold2)}
.portal .acts{display:grid;gap:12px}
.portal .acts a{display:flex;justify-content:space-between;align-items:center;padding:20px 24px;border:1px solid rgba(255,255,255,.22);font-weight:500;transition:.2s}
.portal .acts a:hover{background:#fff;color:var(--navy)}
.portal .acts a span{color:var(--gold2)}
.checks{list-style:none;display:grid;gap:14px;margin:24px 0}
.checks li{display:flex;gap:14px;color:var(--gray);font-size:16px}
.checks li:before{content:"";flex:none;width:14px;height:14px;margin-top:6px;background:var(--gold);clip-path:polygon(50% 0,60% 40%,100% 50%,60% 60%,50% 100%,40% 60%,0 50%,40% 40%)}
.imgbox{height:100%;min-height:460px;overflow:hidden}
.band-cta{background:var(--navy);color:#fff;text-align:center;padding:110px 0}
.band-cta h2{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(34px,4.4vw,58px);line-height:1.08;max-width:820px;margin:10px auto 18px}
.band-cta p{color:rgba(255,255,255,.78);max-width:560px;margin:0 auto 34px;font-size:17px}
.band-cta .eyebrow{color:var(--gold2)}
.band-cta .btn{background:#fff;color:var(--navy)}.band-cta .btn:hover{background:var(--gold2)}
.prose{max-width:820px}
.prose h2{font-family:"Playfair Display",serif;font-weight:400;font-size:28px;color:var(--navy);margin:44px 0 12px}
.prose h3{font-size:17px;color:var(--navy);margin:26px 0 8px}
.prose p,.prose li{color:var(--gray);font-size:16px;margin-bottom:14px}
.prose ul{padding-left:22px;margin-bottom:14px}
.prose a{color:var(--navy);border-bottom:1px solid var(--gold)}
.updated{font-size:13px;color:var(--gray);letter-spacing:.06em}
.formnote{font-size:12.5px;color:var(--gray);margin-top:14px}
.hp{position:absolute;left:-5000px}
.ty{min-height:70vh;display:flex;align-items:center;text-align:center}
.ty h1{font-family:"Playfair Display",serif;font-weight:400;font-size:clamp(40px,5vw,68px);color:var(--navy);margin:10px 0 16px}
.ty p{color:var(--gray);max-width:520px;margin:0 auto 30px;font-size:17px}
@media(max-width:1080px){.grid4{grid-template-columns:1fr 1fr}}
@media(max-width:960px){.two,.portal{grid-template-columns:1fr;gap:40px}.grid3{grid-template-columns:1fr}.portal{padding:44px 28px}.phero{height:440px}.imgbox{min-height:320px}.band-cta{padding:80px 0}}
@media(max-width:600px){.grid4{grid-template-columns:1fr}.phero{height:400px}.phero .wrap{padding-bottom:44px}}
html,body{overflow-x:clip}