:root {
  --ivory: #f7f4ee;
  --paper: #fffdf9;
  --ink: #1c1b19;
  --ink-soft: #55514a;
  --line: #ddd6c9;
  --bronze: #7a6238;
  --bronze-light: #cdbb94;
  --night: #17181a;
  --serif: "Newsreader", "Iowan Old Style", Georgia, serif;
  --sans: "Jost", "Helvetica Neue", Arial, sans-serif;
  --gutter: clamp(20px, 5vw, 72px);
  --max: 1320px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 300;
  font-size: 17px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
h1, h2, h3 { font-family: var(--serif); font-weight: 300; margin: 0; line-height: 1.08; letter-spacing: -0.01em; }
h2 { font-size: clamp(34px, 4.4vw, 58px); }
em { font-style: italic; }
p { margin: 0; }
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }
.eyebrow {
  font-size: 12px; font-weight: 500; letter-spacing: 0.24em; text-transform: uppercase;
  color: var(--bronze); display: flex; align-items: center; gap: 16px;
}
.eyebrow::before { content: ""; width: 36px; height: 1px; background: currentColor; }
.eyebrow.center { justify-content: center; }
.eyebrow.center::after { content: ""; width: 36px; height: 1px; background: currentColor; }
.btn {
  display: inline-block; padding: 15px 30px; border: 1px solid var(--ink);
  font-size: 12px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase;
  transition: background .3s, color .3s, border-color .3s; cursor: pointer; background: none; color: inherit; font-family: inherit;
}
.btn:hover { background: var(--ink); color: var(--ivory); }
.btn.solid { background: var(--bronze); border-color: var(--bronze); color: #fff; }
.btn.solid:hover { background: var(--ink); border-color: var(--ink); }
.btn.light { border-color: rgba(255,255,255,.7); color: #fff; }
.btn.light:hover { background: #fff; color: var(--ink); border-color: #fff; }
.arrow-link {
  font-size: 12px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase;
  border-bottom: 1px solid var(--bronze); padding-bottom: 5px; display: inline-block;
  transition: color .3s;
}
.arrow-link:hover { color: var(--bronze); }

/* Header */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 50;
  transition: background .4s, box-shadow .4s, color .4s;
  color: #fff;
}
.site-header .bar {
  display: grid; grid-template-columns: 1fr auto 1fr; align-items: center;
  padding: 18px var(--gutter); gap: 24px;
}
.site-header nav { display: flex; gap: clamp(18px, 2.4vw, 38px); align-items: center; }
.site-header nav.right { justify-content: flex-end; }
.site-header nav a:not(.btn) {
  font-size: 12.5px; font-weight: 400; letter-spacing: 0.22em; text-transform: uppercase;
  padding: 6px 0; border-bottom: 1px solid transparent; transition: border-color .3s;
}
.site-header nav a:not(.btn):hover { border-color: currentColor; }
.site-header .logo img { height: 74px; width: auto; filter: invert(1); transition: filter .4s, height .4s; }
.site-header .btn { padding: 11px 22px; border-color: rgba(255,255,255,.7); }
.site-header .btn:hover { background: #fff; color: var(--ink); }
.site-header.solid { background: rgba(247,244,238,.96); color: var(--ink); box-shadow: 0 1px 0 var(--line); backdrop-filter: blur(8px); }
.site-header.solid .logo img { filter: none; height: 58px; }
.site-header.solid .btn { border-color: var(--ink); }
.site-header.solid .btn:hover { background: var(--ink); color: var(--ivory); }
.menu-toggle { display: none; }

/* Hero */
.hero { position: relative; height: 100vh; min-height: 620px; color: #fff; overflow: hidden; background: var(--night); }
.hero img.bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; animation: drift 24s ease-out forwards; }
@keyframes drift { from { transform: scale(1.08); } to { transform: scale(1); } }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,10,12,.55) 0%, rgba(10,10,12,.12) 30%, rgba(10,10,12,.5) 58%, rgba(10,10,12,.82) 100%); }
.hero .inner { position: absolute; z-index: 2; left: 0; right: 0; bottom: clamp(70px, 12vh, 130px); }
.hero .eyebrow { color: var(--bronze-light); margin-bottom: 26px; }
.hero h1 { font-size: clamp(44px, 7.2vw, 104px); max-width: 12ch; }
.hero h1 em { color: #e9dcc0; }
.hero .actions { margin-top: 40px; display: flex; gap: 14px; flex-wrap: wrap; }
.hero .scroll {
  position: absolute; z-index: 2; right: var(--gutter); bottom: clamp(70px, 12vh, 130px);
  font-size: 11px; letter-spacing: .28em; text-transform: uppercase; writing-mode: vertical-rl;
  display: flex; align-items: center; gap: 14px; opacity: .85;
}
.hero .scroll::after { content: ""; width: 1px; height: 64px; background: #fff; }

/* Figures */
.figures { background: var(--paper); border-bottom: 1px solid var(--line); }
.figures .grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.figure { padding: 46px 24px; text-align: center; border-left: 1px solid var(--line); }
.figure:first-child { border-left: 0; }
.figure .num { font-family: var(--serif); font-size: clamp(40px, 4.6vw, 64px); line-height: 1; font-weight: 300; }
.figure .label { margin-top: 12px; font-size: 11.5px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--ink-soft); }

section { padding: clamp(80px, 11vw, 150px) 0; }
[id] { scroll-margin-top: 84px; }

/* Mission */
.mission { text-align: center; }
.mission h2 { max-width: 20ch; margin: 28px auto 0; }
.mission .body { max-width: 62ch; margin: 34px auto 0; color: var(--ink-soft); font-size: 18px; }
.mission blockquote {
  margin: 56px auto 0; max-width: 30ch; font-family: var(--serif); font-style: italic;
  font-size: clamp(24px, 2.6vw, 34px); line-height: 1.3; color: var(--bronze);
}
.mission cite { display: block; margin-top: 16px; font-family: var(--sans); font-style: normal; font-size: 11.5px; letter-spacing: .24em; text-transform: uppercase; color: var(--ink-soft); }

/* Approach */
.approach { background: var(--night); color: #efeae0; }
.approach .head { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; align-items: end; }
.approach .eyebrow { color: var(--bronze-light); margin-bottom: 24px; }
.approach .head p { color: #b9b3a6; max-width: 46ch; justify-self: end; }
.approach .cols { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 70px; border-top: 1px solid rgba(255,255,255,.16); }
.approach .col { padding: 40px 36px 0 0; border-left: 1px solid rgba(255,255,255,.16); padding-left: 36px; }
.approach .col:first-child { border-left: 0; padding-left: 0; }
.approach .n { font-family: var(--serif); font-style: italic; color: var(--bronze-light); font-size: 20px; }
.approach h3 { font-size: 34px; margin: 14px 0 16px; }
.approach .col p { color: #b9b3a6; font-size: 16px; }

/* Communities */
.communities .head { display: flex; justify-content: space-between; align-items: end; gap: 30px; flex-wrap: wrap; margin-bottom: 50px; }
.communities .eyebrow { margin-bottom: 24px; }
.filters { display: flex; gap: 6px; flex-wrap: wrap; }
.filters button {
  font-family: var(--sans); font-size: 12px; font-weight: 500; letter-spacing: .2em; text-transform: uppercase;
  padding: 11px 18px; border: 1px solid var(--line); background: transparent; color: var(--ink-soft); cursor: pointer; transition: all .25s;
}
.filters button:hover { border-color: var(--ink); color: var(--ink); }
.filters button[aria-pressed="true"] { background: var(--ink); border-color: var(--ink); color: var(--ivory); }
.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 44px 32px; }
.card { display: flex; flex-direction: column; }
.card[hidden] { display: none; }
.card .photo { position: relative; overflow: hidden; aspect-ratio: 4 / 3; background: #e6e0d4; }
.card .photo img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s cubic-bezier(.2,.6,.2,1); }
.card:hover .photo img { transform: scale(1.05); }
.card .tag {
  position: absolute; left: 0; top: 22px; background: var(--bronze); color: #fff;
  font-size: 11px; font-weight: 500; letter-spacing: .22em; text-transform: uppercase; padding: 8px 16px;
}
.card .place { margin-top: 22px; font-size: 11.5px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--bronze); }
.card h3 { font-size: 30px; margin-top: 8px; }
.card .meta { margin-top: 10px; color: var(--ink-soft); font-size: 15.5px; }
.card .desc { margin-top: 12px; color: var(--ink-soft); font-size: 16px; max-width: 52ch; }
.card .arrow-link { margin-top: 20px; align-self: flex-start; }
.card.lead { grid-column: span 2; }
.card.lead .photo { aspect-ratio: auto; flex: 1; min-height: 420px; }
.card.lead h3 { font-size: 40px; }

/* Development */
.development { padding: 0; position: relative; color: #fff; background: var(--night); }
.development .photo { position: relative; height: clamp(520px, 78vh, 820px); overflow: hidden; }
.development .photo img { width: 100%; height: 100%; object-fit: cover; object-position: 20% 100%; transform: scale(1.35); transform-origin: 0% 100%; }
.development .photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(10,10,12,.92) 0%, rgba(10,10,12,.8) 38%, rgba(10,10,12,.25) 68%, rgba(10,10,12,.05) 100%); }
.development .inner { position: absolute; inset: 0; display: flex; align-items: center; z-index: 2; }
.development .inner .wrap { width: 100%; }
.development .copy { max-width: 520px; }
.development .eyebrow { color: var(--bronze-light); margin-bottom: 24px; }
.development p { margin-top: 24px; color: #e2ddd2; }
.development .facts { display: flex; gap: 40px; margin: 34px 0 38px; flex-wrap: wrap; }
.development .facts div { font-size: 11.5px; letter-spacing: .22em; text-transform: uppercase; color: #cfc9bc; font-weight: 500; }
.development .facts strong { display: block; font-family: var(--serif); font-weight: 300; font-size: 40px; letter-spacing: 0; text-transform: none; color: #fff; line-height: 1.1; }

/* Markets */
.markets .head { text-align: center; margin-bottom: 64px; }
.markets h2 { margin-top: 24px; }
.markets .grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--ink); }
.market { padding: 38px 36px 10px; border-left: 1px solid var(--line); }
.market:first-child { border-left: 0; padding-left: 0; }
.market .county { font-size: 11.5px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--bronze); }
.market h3 { font-size: 38px; margin: 10px 0 6px; }
.market .sum { color: var(--ink-soft); font-size: 15.5px; }
.market ul { list-style: none; padding: 0; margin: 26px 0 0; }
.market li { display: flex; justify-content: space-between; gap: 16px; padding: 13px 0; border-top: 1px solid var(--line); font-size: 16px; }
.market li span:last-child { color: var(--ink-soft); white-space: nowrap; }

/* Split */
.split { padding: 0; display: grid; grid-template-columns: 1fr 1fr; }
.split .panel { padding: clamp(60px, 8vw, 110px) var(--gutter); }
.split .careers { background: var(--paper); border-top: 1px solid var(--line); }
.split .investors { background: #ebe5d8; border-top: 1px solid var(--line); }
.split h2 { font-size: clamp(30px, 3.4vw, 46px); margin: 22px 0 18px; }
.split p { color: var(--ink-soft); max-width: 44ch; margin-bottom: 32px; }

/* Footer */
footer { background: var(--night); color: #b9b3a6; padding: 90px 0 40px; font-size: 15.5px; }
footer .top { display: grid; grid-template-columns: 1.3fr 1fr 1fr 1fr; gap: 48px; }
footer .logo img { height: 84px; filter: invert(1); }
footer .logo p { margin-top: 22px; max-width: 30ch; }
footer h4 { margin: 0 0 18px; font-family: var(--sans); font-size: 11.5px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--bronze-light); }
footer ul { list-style: none; margin: 0; padding: 0; }
footer li { margin-bottom: 9px; }
footer a:hover { color: #fff; }
footer .legal { margin-top: 70px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,.14); display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; font-size: 13px; letter-spacing: .04em; }
footer .legal div { display: flex; gap: 26px; flex-wrap: wrap; }

/* ---------- Interior pages ---------- */
.site-header nav a[aria-current="page"] { border-color: currentColor; }

.page-hero { position: relative; height: 64vh; min-height: 460px; color: #fff; overflow: hidden; background: var(--night); }
.page-hero img.bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.page-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,10,12,.6) 0%, rgba(10,10,12,.3) 35%, rgba(10,10,12,.62) 65%, rgba(10,10,12,.9) 100%); }
.page-hero .inner { position: absolute; z-index: 2; left: 0; right: 0; bottom: clamp(48px, 8vh, 84px); }
.page-hero .eyebrow { color: var(--bronze-light); margin-bottom: 22px; }
.page-hero h1 { font-size: clamp(42px, 6vw, 84px); max-width: 16ch; }
.page-hero h1 em { color: #e9dcc0; }
.page-hero .lede { margin-top: 20px; max-width: 54ch; color: #e6e1d6; font-size: 18px; }
.page-hero.smr img.bg { object-position: 20% 100%; transform: scale(1.35); transform-origin: 0% 100%; }

.page-head { padding: clamp(170px, 20vw, 240px) 0 clamp(50px, 6vw, 80px); border-bottom: 1px solid var(--line); background: var(--paper); }
.page-head .eyebrow { margin-bottom: 22px; }
.page-head h1 { font-size: clamp(42px, 6vw, 84px); max-width: 16ch; }
.page-head .lede { margin: 22px 0 34px; max-width: 54ch; color: var(--ink-soft); font-size: 18px; }

.two-col { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(30px, 6vw, 100px); align-items: start; }
.two-col .eyebrow { margin-bottom: 22px; }
.two-col .text p { color: var(--ink-soft); font-size: 18px; }
.two-col .text p + p { margin-top: 20px; }
.alt { background: var(--paper); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }

.values { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 60px; border-top: 1px solid var(--ink); }
.value { padding: 34px 36px 0; border-left: 1px solid var(--line); }
.value:first-child { border-left: 0; padding-left: 0; }
.value .n { font-family: var(--serif); font-style: italic; color: var(--bronze); font-size: 20px; }
.value h3 { font-size: 32px; margin: 12px 0 14px; }
.value p { color: var(--ink-soft); font-size: 16px; }

.timeline { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--ink); }
.timeline li { display: grid; grid-template-columns: 150px 1fr; gap: 24px; padding: 26px 0; border-bottom: 1px solid var(--line); align-items: baseline; }
.timeline .when { font-family: var(--serif); font-size: 34px; line-height: 1; }
.timeline .what strong { font-weight: 500; display: block; }
.timeline .what span { color: var(--ink-soft); font-size: 16px; }

.facts-list { margin: 0; border-top: 1px solid var(--ink); }
.facts-list div { display: grid; grid-template-columns: 130px 1fr; gap: 20px; padding: 18px 0; border-bottom: 1px solid var(--line); }
.facts-list dt { font-size: 11.5px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--bronze); padding-top: 5px; }
.facts-list dd { margin: 0; }

.cta-band { text-align: center; }
.cta-band h2 { margin: 24px auto 34px; max-width: 18ch; }
.cta-band .actions { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }

.view-all { margin-top: 56px; text-align: center; }
.card .tag.dark { background: var(--night); }

.audiences { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--ink); }
.audience { padding: 34px 28px 0; border-left: 1px solid var(--line); display: flex; flex-direction: column; align-items: flex-start; }
.audience:first-child { border-left: 0; padding-left: 0; }
.audience h3 { font-size: 28px; margin-bottom: 12px; }
.audience p { color: var(--ink-soft); font-size: 16px; margin-bottom: 22px; flex: 1; }

.form { display: grid; grid-template-columns: 1fr 1fr; gap: 22px 24px; }
.form .full { grid-column: 1 / -1; }
.form label { display: block; font-size: 11.5px; font-weight: 500; letter-spacing: .22em; text-transform: uppercase; color: var(--ink-soft); margin-bottom: 8px; }
.form input[type="text"], .form input[type="email"], .form input[type="tel"], .form select, .form textarea {
  width: 100%; padding: 14px 16px; border: 1px solid var(--line); background: #fff; color: var(--ink);
  font-family: var(--sans); font-size: 16px; font-weight: 300; border-radius: 0; transition: border-color .25s;
}
.form textarea { min-height: 150px; resize: vertical; }
.form input:focus, .form select:focus, .form textarea:focus { outline: none; border-color: var(--bronze); }
.form input[type="file"] { font-family: var(--sans); font-size: 15px; }
.form .check { display: flex; align-items: center; gap: 10px; font-size: 16px; color: var(--ink-soft); letter-spacing: 0; text-transform: none; font-weight: 300; margin: 0; }
.form .note { font-size: 14px; color: var(--ink-soft); }

.office { border-top: 1px solid var(--ink); padding-top: 26px; }
.office h3 { font-size: 28px; margin-bottom: 14px; }
.office p { color: var(--ink-soft); }
.office p + p { margin-top: 14px; }
.office a { border-bottom: 1px solid var(--bronze); }

.legal-copy { max-width: 820px; }
.legal-copy h2 { font-size: clamp(26px, 2.8vw, 34px); margin: 48px 0 16px; }
.legal-copy h2:first-child { margin-top: 0; }
.legal-copy h3 { font-size: 22px; margin: 32px 0 12px; }
.legal-copy h4 { font-family: var(--sans); font-weight: 500; font-size: 17px; margin: 24px 0 8px; }
.legal-copy p, .legal-copy li { color: var(--ink-soft); font-size: 16.5px; }
.legal-copy p { margin: 0 0 14px; }
.legal-copy ul, .legal-copy ol { margin: 0 0 16px; padding-left: 22px; }
.legal-copy li { margin-bottom: 6px; }
.legal-copy a { border-bottom: 1px solid var(--bronze); overflow-wrap: anywhere; }
.legal-copy strong, .legal-copy b { font-weight: 500; color: var(--ink); }
.legal-copy table { width: 100%; border-collapse: collapse; margin: 0 0 20px; font-size: 15px; display: block; overflow-x: auto; }
.legal-copy td, .legal-copy th { border: 1px solid var(--line); padding: 10px 12px; vertical-align: top; text-align: left; color: var(--ink-soft); }

@media (max-width: 1000px) {
  .two-col { grid-template-columns: 1fr; }
  .values { grid-template-columns: 1fr; }
  .value, .value:first-child { border-left: 0; padding: 30px 0; border-bottom: 1px solid var(--line); }
  .audiences { grid-template-columns: 1fr 1fr; }
  .audience, .audience:first-child { border-left: 0; padding: 30px 20px 30px 0; border-bottom: 1px solid var(--line); }
}
@media (max-width: 640px) {
  .timeline li { grid-template-columns: 1fr; gap: 8px; }
  .facts-list div { grid-template-columns: 1fr; gap: 4px; }
  .audiences { grid-template-columns: 1fr; }
  .form { grid-template-columns: 1fr; }
}

/* Reveal (only when JS is running) */
.js .reveal { opacity: 0; transform: translateY(18px); transition: opacity .9s ease, transform .9s ease; }
.js .reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .js .reveal { opacity: 1; transform: none; transition: none; }
  .hero img.bg { animation: none; }
  html { scroll-behavior: auto; }
}

@media (max-width: 1000px) {
  .site-header .bar { grid-template-columns: auto 1fr; }
  .site-header .logo { order: -1; }
  .site-header .logo img, .site-header.solid .logo img { height: 52px; }
  .site-header nav { display: none; }
  .menu-toggle {
    display: block; order: -1; justify-self: end; background: none; border: 1px solid currentColor; color: inherit;
    font-family: var(--sans); font-size: 12px; letter-spacing: .22em; text-transform: uppercase; padding: 10px 16px; cursor: pointer;
  }
  .site-header.open { background: var(--ivory); color: var(--ink); }
  .site-header.open .logo img { filter: none; }
  .site-header.open nav { display: flex; flex-direction: column; align-items: flex-start; grid-column: 1 / -1; gap: 14px; padding-bottom: 8px; }
  .site-header.open nav.right { justify-content: flex-start; padding-bottom: 20px; }
  .site-header.open .btn { border-color: var(--ink); }
  .hero .scroll { display: none; }
  .figures .grid { grid-template-columns: repeat(2, 1fr); }
  .figure:nth-child(3) { border-left: 0; }
  .figure:nth-child(n+3) { border-top: 1px solid var(--line); }
  .approach .head { grid-template-columns: 1fr; }
  .approach .head p { justify-self: start; }
  .approach .cols { grid-template-columns: 1fr; }
  .approach .col, .approach .col:first-child { border-left: 0; padding: 34px 0; border-bottom: 1px solid rgba(255,255,255,.16); }
  .cards { grid-template-columns: repeat(2, 1fr); }
  .markets .grid { grid-template-columns: 1fr; }
  .market, .market:first-child { border-left: 0; padding: 34px 0 20px; border-bottom: 1px solid var(--line); }
  .split { grid-template-columns: 1fr; }
  footer .top { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  .cards { grid-template-columns: 1fr; }
  .card.lead { grid-column: auto; }
  .card.lead .photo { min-height: 0; aspect-ratio: 4 / 3; flex: none; }
  .card.lead h3 { font-size: 32px; }
  .development .photo::after { background: rgba(10,10,12,.66); }
  footer .top { grid-template-columns: 1fr; }
}