:root{--ink:#132e30;--gold:#e8bc69;--paper:#f7f8f5;--muted:#566565}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);background:var(--paper);font-family:Arial,Helvetica,sans-serif;font-size:17px;line-height:1.65}a{color:inherit}header{height:100px;padding:0 5.5%;display:flex;align-items:center;justify-content:space-between;background:#fff}.brand{text-decoration:none;display:flex;align-items:center;gap:14px;font-size:16px;letter-spacing:2px;font-weight:700;line-height:1.3}.brand small{display:block;letter-spacing:4px;font-size:11px;margin-top:6px;font-weight:400}.mark{font-family:Georgia,serif;font-size:42px;letter-spacing:-14px;width:53px;display:inline-block;color:var(--ink)}.mark span{font-size:25px;color:#a97d35}nav{display:flex;align-items:center;gap:30px;font-size:14px}nav a{text-decoration:none}.nav-cta{border:1px solid #b5bebb;padding:12px 19px}a:hover{color:#9c6d25}.hero{position:relative;min-height:680px;display:flex;align-items:center;background:linear-gradient(90deg,rgba(9,31,30,.86),rgba(9,31,30,.24)),url('land.jpg') center/cover;color:white;padding:70px 7.5%}.hero-content{max-width:690px}.eyebrow{font-size:12px;font-weight:600;letter-spacing:2.7px;margin:0 0 28px}.hero .eyebrow{color:var(--gold)}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-2.5px;line-height:1.05;margin:0 0 30px}h1{font-size:clamp(64px,7vw,106px)}h2{font-size:clamp(38px,4vw,60px)}em{font-weight:400;color:#a87d3c}.hero em,.builder em,.mission em{color:var(--gold)}.hero-copy{max-width:510px;font-size:19px;color:#e9efea;line-height:1.7}.actions{display:flex;gap:14px;margin-top:36px}.button{display:inline-flex;align-items:center;justify-content:center;min-height:51px;padding:13px 24px;font-size:14px;font-weight:600;text-decoration:none;border:0;cursor:pointer;font-family:inherit}.gold{background:var(--gold);color:var(--ink)}.outline{border:1px solid #bdc8c4;color:white}.button:hover{filter:brightness(.94);color:var(--ink)}.outline:hover{color:white}.hero-caption{position:absolute;right:6%;bottom:37px;font-size:13px}.hero-number{position:absolute;left:7.5%;bottom:37px;font-size:11px;letter-spacing:2px}.principles{display:flex;justify-content:space-around;padding:25px 7%;background:#e8bc69;font-size:14px}.section{padding:90px 7.5%}.two{display:grid;grid-template-columns:1fr 1fr;gap:8%}.two p{margin:0 0 23px;max-width:570px;color:var(--muted)}.two .large{font-size:22px;line-height:1.55;color:var(--ink)}.intro{background:#fff}.audiences{border-top:1px solid #dae1dc}.audience-head{display:flex;justify-content:space-between}.index{font-family:Georgia,serif;color:#9baaaa;font-size:32px}.text-link{font-size:15px;text-underline-offset:7px}.benefits article{padding:0 0 22px;margin-bottom:22px;border-bottom:1px solid #d6dfd9}h3{font-size:20px;margin:0 0 10px;font-weight:500}.benefits p{font-size:16px;margin:0}.builder{background:var(--ink);color:white}.builder .eyebrow{color:var(--gold)}.builder .two p{color:#c8d4cf}.builder .two .large{color:white}.criteria{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:60px;border-top:1px solid #456060;padding-top:35px}.criteria span{color:var(--gold);font-size:13px}.criteria h3{margin-top:18px}.criteria p,.note{font-size:14px;color:#bacac5}.note{margin-top:35px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:50px}.steps span{font-size:12px;letter-spacing:1.5px;color:#877049;display:block;border-top:1px solid #b9c6bf;padding-top:20px;margin-bottom:25px}.steps p{font-size:16px;color:var(--muted)}.mission{text-align:center;padding:85px 20%;background:#1c3b3d;color:white}.mission p:last-child{color:#d0ddd7}.mission .eyebrow{color:var(--gold)}.faq{background:#fff;max-width:none}.faq details{border-bottom:1px solid #d5ded9;padding:22px 0}.faq summary{cursor:pointer;font-size:18px}.faq details p{max-width:820px;color:var(--muted);font-size:16px}.inquiry{display:grid;grid-template-columns:.9fr 1.1fr;gap:12%;background:#e8eee9}.inquiry>div>p:last-child{color:var(--muted)}.inquiry-card{background:white;padding:35px}.tabs{display:flex;border-bottom:1px solid #d1dbd5;margin-bottom:26px;gap:12px}.tabs button{background:none;border:0;padding:12px 4px 17px;font:inherit;font-size:14px;cursor:pointer;color:#62716c;flex:1}.tabs .active{color:var(--ink);border-bottom:2px solid var(--ink);font-weight:700}label{display:block;font-size:14px;margin-bottom:18px}input,textarea{width:100%;display:block;border:1px solid #c1cec5;padding:12px;font:inherit;font-size:16px;margin-top:7px;background:#fbfcfa;border-radius:0}input:focus,textarea:focus{outline:2px solid #b18a48;outline-offset:2px}.dark{background:var(--ink);color:white;width:100%}.dark:hover{color:white}.form-note,#form-status{font-size:12px;color:#5a6c63;margin-bottom:0}footer{padding:50px 7.5%;display:flex;align-items:center;flex-wrap:wrap;gap:35px;justify-content:space-between;background:#fff}footer>p{font-family:Georgia,serif;font-size:21px}footer small{font-size:12px}.legal{width:100%;font:12px/1.6 Arial!important;color:#66776e;margin:0;max-width:850px}.photo-credit{font-size:12px;color:#66776e}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #b18a48;outline-offset:5px}@media(max-width:850px){header{height:auto;min-height:94px;padding:20px 6%;gap:20px}nav{gap:15px}nav a:not(.nav-cta){display:none}.hero{min-height:650px;padding:65px 6% 110px}.hero-caption{left:6%;right:auto;bottom:30px}.hero-number{display:none}.section{padding:65px 6%}.two{grid-template-columns:1fr;gap:25px}.principles{gap:16px;font-size:12px;text-align:center}.criteria,.steps{gap:25px}.mission{padding:65px 9%}.inquiry{grid-template-columns:1fr;gap:30px}.inquiry-card{padding:25px}footer{padding:40px 6%;gap:20px}h1,h2{letter-spacing:-1.8px}}@media(max-width:520px){.brand{font-size:12px;gap:9px;letter-spacing:1.2px}.brand small{font-size:9px}.mark{font-size:34px;width:44px}.nav-cta{font-size:12px;padding:10px}.hero{min-height:690px}.hero-copy{font-size:17px}.actions{flex-direction:column;align-items:flex-start}.actions .button{min-width:210px}.criteria,.steps{grid-template-columns:1fr;gap:25px}.principles{flex-direction:column;gap:4px;padding:18px}.criteria{margin-top:35px}.hero-caption{font-size:12px}.inquiry-card{padding:22px}.tabs button{font-size:13px}footer>p{width:100%;margin:0}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* Simplified homepage */
.hero{min-height:550px;padding-top:60px;padding-bottom:65px}.simple-options{display:grid;grid-template-columns:1fr 1fr;gap:8%;background:white;padding-top:65px;padding-bottom:65px}.simple-options>div+div{border-left:1px solid #d5ded9;padding-left:14%}.simple-options h2{font-size:42px;letter-spacing:-1.3px;margin-bottom:20px}.simple-options p:not(.eyebrow){color:var(--muted);max-width:460px}.simple-options .eyebrow{margin-bottom:20px}.inquiry{padding-top:65px;padding-bottom:65px}.inquiry h2{font-size:52px}footer{padding-top:30px;padding-bottom:30px}footer .legal{font-size:12px}@media(max-width:850px){.hero{min-height:560px}.simple-options{padding:45px 6%;gap:35px}.simple-options h2{font-size:34px}.inquiry{padding:45px 6%}}@media(max-width:600px){.simple-options{grid-template-columns:1fr}.simple-options>div+div{border-left:0;border-top:1px solid #d5ded9;padding-left:0;padding-top:30px}.hero{min-height:570px}.inquiry h2{font-size:42px}}