:root{--forest:#0A3831;--deep:#062921;--gold:#DBBB7C;--gold-dark:#9E692B;--gold-bright:#F5DCA4;--gold-gradient:linear-gradient(104deg,#9E692B 0%,#F5DCA4 25%,#AF8334 51%,#9A6329 75%,#DBBB7C 100%);--cream:#f6f4ed;--white:#fff;--ink:#15372f;--muted:#566860;--line:#d6dbd5;--font:Arial,Helvetica,sans-serif;--max:1260px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:24px}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--font);-webkit-font-smoothing:antialiased}a{color:inherit}button,input,select,textarea{font:inherit}button{cursor:pointer}img{display:block;max-width:100%}h1,h2,h3,p,figure{margin-top:0}p{line-height:1.7}.container{max-width:var(--max);padding:0 34px;margin:0 auto}.skip-link{position:absolute;top:0;left:0;transform:translateY(-180%);z-index:999;background:#fff;padding:12px;color:#082920}.skip-link:focus{transform:translateY(0)}:focus-visible{outline:3px solid #dfb776;outline-offset:4px}.section-space{padding:100px 0}.eyebrow,.section-label,.space-index{font-weight:800;font-size:11px;text-transform:uppercase;letter-spacing:.16em}.section-label{color:#7e785e;margin-bottom:24px}.section-label-light{color:#e1c68e}.eyebrow{display:flex;align-items:center;gap:13px;color:#587165;font-size:10px}.eyebrow-rule{width:29px;height:2px;background:var(--gold-gradient);flex:none}h2{font-size:clamp(36px,4.25vw,62px);line-height:1.06;letter-spacing:-.052em;margin:0;font-weight:800}h2 em{font-style:normal;color:#a18350}.button{display:inline-flex;align-items:center;justify-content:center;gap:20px;padding:17px 23px;text-decoration:none;text-transform:uppercase;letter-spacing:.07em;font-size:11px;line-height:1.25;font-weight:800;min-height:51px;border:1px solid transparent;text-align:center;transition:background .2s,color .2s}.button-primary{background:var(--gold);color:#0b2920}.button-primary:hover{background:#e1bd7e}.button-dark{background:var(--forest);color:#fff}.button-dark:hover{background:#215d4d}.button-link,.text-cta{text-decoration:none;font-size:12px;font-weight:800;border-bottom:1px solid currentColor;padding-bottom:6px;display:inline-flex;gap:18px}.button-outline-light{color:#fff;border-color:#829c8f}.button-outline-light:hover{background:#ffffff1b}
.site-header{background:#fff;border-bottom:1px solid #e2e3db;position:relative;z-index:40}.header-inner{height:88px;display:flex;align-items:center;gap:36px;justify-content:space-between}.brand{display:block;width:221px;flex:0 0 221px}.brand img{width:100%;height:auto;object-fit:contain}.desktop-nav{display:flex;gap:27px;margin-left:auto;align-items:center}.desktop-nav a{font-size:12px;text-decoration:none;font-weight:700}.desktop-nav a:hover{color:#956b3c}.header-action{font-size:11px;text-transform:uppercase;letter-spacing:.03em;font-weight:800;text-decoration:none;padding:13px 18px;color:var(--forest);border:1px solid var(--forest);white-space:nowrap}.header-action span{margin-left:13px}.header-action:hover{background:var(--forest);color:#fff}.menu-button,.mobile-nav{display:none}
.hero{display:grid;grid-template-columns:minmax(0,43%) minmax(0,57%);min-height:580px;background:#f7f6f1}.hero-copy{min-width:0;padding:73px 40px 62px max(34px,calc((100vw - var(--max))/2 + 34px))}.hero h1{font-size:clamp(52px,4.65vw,67px);line-height:.97;letter-spacing:-.074em;margin:27px 0 21px;font-weight:800;max-width:550px;overflow-wrap:anywhere}.hero h1>span:first-child{display:block;letter-spacing:-.06em}.headline-period{color:var(--gold)}.hero-subtitle{font-size:clamp(19px,2.0vw,27px);line-height:1.23;letter-spacing:-.035em;font-weight:700;margin-bottom:16px;color:#2c5144}.hero-description{font-size:15px;max-width:515px;color:#53675c;line-height:1.63;margin-bottom:23px}.hero-price{display:flex;gap:13px;align-items:center;margin:26px 0 20px}.hero-price span{font-size:10px;text-transform:uppercase;letter-spacing:.11em;font-weight:800;color:#647369}.hero-price strong{font-size:24px;letter-spacing:-.035em}.hero-actions{display:flex;flex-wrap:wrap;align-items:center;gap:21px}.hero-image{position:relative;overflow:hidden;min-height:580px;background:#b2b8b1}.hero-image img{width:100%;height:100%;object-fit:cover;object-position:53% center;position:absolute;inset:0}.hero-image:after{content:"";position:absolute;inset:75% 0 0;background:linear-gradient(0deg,rgba(0,0,0,.52),transparent)}.photo-flag{position:absolute;left:27px;right:24px;bottom:24px;z-index:1;display:flex;justify-content:space-between;gap:10px;color:#fff;font-size:11px;letter-spacing:.02em;font-weight:700;text-shadow:0 1px 5px #06150c}.photo-flag span{font-weight:500}
.quickfacts{background:var(--forest);color:white}.quickfacts-grid{display:grid;grid-template-columns:repeat(4,1fr) 1.45fr}.quickfact{min-width:0;padding:29px 18px;border-right:1px solid #41695c}.quickfact:first-child{padding-left:0}.quickfact strong{display:block;font-size:clamp(24px,2.65vw,39px);letter-spacing:-.05em;line-height:1.1}.quickfact strong span{font-size:.48em;letter-spacing:0;margin-left:3px}.quickfact small{display:block;color:#cad9cd;font-size:10px;margin-top:11px;text-transform:uppercase;letter-spacing:.08em;line-height:1.5}.quickfact-link{border-right:0;text-decoration:none;display:flex;flex-direction:column;gap:12px;justify-content:center;padding-right:0;padding-left:26px}.quickfact-link>span{font-size:15px;line-height:1.4;font-weight:700}.quickfact-link b{font-size:11px;color:#e3c78f;letter-spacing:.02em}
.intro{background:white}.intro-layout{display:grid;grid-template-columns:1fr .88fr;gap:8%;align-items:start}.intro h2{max-width:710px}.intro-right{padding-top:26px}.intro-right p{font-size:15px;color:#53675c}.intro-right .intro-lead{font-size:19px;font-weight:700;line-height:1.55;color:#234638}.fineprint,.intro-right .fineprint{font-size:12px;line-height:1.65;color:#758377}.image-pair{display:grid;grid-template-columns:1.38fr 1fr;gap:16px;margin-top:52px}.image-pair figure{margin:0;min-width:0}.image-pair img{width:100%;height:360px;object-fit:cover;background:#eee}.image-pair figcaption{font-size:11px;color:#5e7568;padding:12px 0}
.restaurants{background:#f3f1e9;padding-bottom:0}.section-heading{display:flex;justify-content:space-between;gap:40px;align-items:end;margin-bottom:48px}.section-heading h2{max-width:780px}.section-heading p{font-size:14px;color:#5e6f62;max-width:395px;line-height:1.6}.space-row{display:grid;grid-template-columns:1fr 1fr;min-height:560px}.space-photo{position:relative;min-height:560px;overflow:hidden;background:#9fa89c}.space-photo>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 50%}.space-photo>span{position:absolute;left:24px;bottom:21px;background:#0a2a21ce;color:#fff;padding:9px 13px;font-size:10px;letter-spacing:.04em}.space-copy{padding:75px max(28px,calc((100vw - var(--max))/2 + 35px)) 70px 6vw;background:#fff}.space-copy h3{font-size:clamp(31px,3.2vw,47px);line-height:1.12;letter-spacing:-.055em;margin:20px 0 20px}.space-copy>p{font-size:15px;color:#5b7061;max-width:580px}.space-index{color:#9d7b4d}.detail-table{margin:32px 0;border-top:1px solid #d8ded5}.detail-table>div{display:grid;grid-template-columns:minmax(114px,.6fr) 1fr;gap:18px;align-items:center;border-bottom:1px solid #d8ded5;padding:16px 0}.detail-table strong{font-size:18px;line-height:1.2;letter-spacing:-.03em}.detail-table span{font-size:12px;color:#5b7061;line-height:1.5}.space-row-operating .space-photo{order:2}.space-row-operating .space-copy{order:1;padding:75px 6vw 70px max(28px,calc((100vw - var(--max))/2 + 35px));background:#e6e9e1}.space-row-operating .space-photo img{object-position:50% 50%}
.land-section{background:#0a3429;color:white}.land-heading{display:grid;grid-template-columns:1fr .72fr;gap:8%;align-items:end;margin-bottom:38px}.land-heading h2 em{color:#e2bf80}.land-heading p{max-width:475px;color:#c8dacd;font-size:15px;line-height:1.7}.land-image{margin:0}.land-image img{width:100%;height:clamp(320px,43vw,540px);object-fit:cover;object-position:50% 50%}.land-image figcaption{color:#b8cbbb;font-size:11px;padding:12px 0}.land-details{display:grid;grid-template-columns:1fr 1fr;gap:8%;margin-top:48px;align-items:start}.land-points{border-top:1px solid #507363}.land-points>div{border-bottom:1px solid #507363;display:flex;gap:22px;align-items:center;padding:17px 0}.land-points b{color:#d4b373;font-size:12px}.land-points span{font-size:17px;font-weight:700}.zoning-note h3{font-size:22px;letter-spacing:-.04em;margin-bottom:10px}.zoning-note p{font-size:13px;color:#c0d1c5;line-height:1.7}
.location{background:#fff}.location-inner{display:grid;grid-template-columns:.84fr 1.16fr;gap:9%;align-items:center}.location-copy>p{color:#52665a;max-width:495px;margin:22px 0}.location-copy .fineprint{font-size:12px;margin-bottom:28px}.location-visual{position:relative;overflow:hidden}.location-visual img{width:100%;height:445px;object-fit:cover}.location-visual span{position:absolute;left:0;bottom:0;background:var(--forest);color:#fff;padding:13px 18px;font-size:11px}
.gallery-section{background:#f4f2eb}.gallery-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr 1fr;grid-auto-rows:200px;gap:11px}.gallery-photo{position:relative;overflow:hidden;background:#e0e3dc;padding:0;border:0;text-align:left;min-width:0;color:#fff}.gallery-photo img{width:100%;height:100%;object-fit:cover;transition:transform .2s}.gallery-photo:hover img{transform:scale(1.03)}.gallery-photo:after{content:"";position:absolute;inset:45% 0 0;background:linear-gradient(transparent,#071c15a8)}.gallery-photo span{position:absolute;bottom:14px;left:15px;z-index:1;font-size:11px;font-weight:700;text-shadow:0 1px 6px #0005}.gallery-main{grid-row:span 2;grid-column:span 2}
.contact-section{background:var(--deep);color:#fff}.contact-layout{display:grid;grid-template-columns:1fr .86fr;gap:9%;align-items:start}.contact-intro h2{font-size:clamp(41px,5vw,72px)}.contact-intro h2 em{color:#e0bd7f}.contact-intro>p{max-width:570px;margin-top:23px;color:#d3e0d6;font-size:16px}.contact-buttons{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.contact-credit{display:flex;align-items:flex-start;gap:22px;margin-top:44px;border-top:1px solid #537066;padding-top:23px}.advisor-photo{display:block;width:132px;height:164px;object-fit:cover;object-position:center 20%;flex:none;border-bottom:4px solid var(--gold);background:#d3d3d3}.contact-credit-details{min-width:0;flex:1}.contact-credit-details>span{display:block;color:#e3c58c;text-transform:uppercase;letter-spacing:.13em;font-size:10px;margin-bottom:11px;font-weight:800}.contact-credit-details>strong{display:block;font-size:23px}.contact-credit p{font-size:13px;color:#ccd9cc;margin:7px 0 15px}.contact-credit a{text-decoration:none;overflow-wrap:anywhere}.contact-divider{border-top:1px solid #537066;margin:21px 0}.contact-credit .contact-broker{font-size:18px}.form-panel{background:#fff;padding:37px;color:var(--ink)}.form-eyebrow{font-size:10px;color:#95734b;font-weight:800;letter-spacing:.14em}.form-panel h3{font-size:26px;letter-spacing:-.04em;line-height:1.2;margin:12px 0 25px}.form-panel form{display:grid;gap:17px}.form-panel label{display:grid;gap:8px;font-size:12px;font-weight:700}.form-panel label em{color:#9b5b27}.form-panel input,.form-panel textarea,.form-panel select{width:100%;border:1px solid #c6d1c9;background:#fafcf9;color:#17392d;border-radius:0;padding:12px;font-size:15px;min-height:44px}.form-panel textarea{resize:vertical}.form-two{display:grid;grid-template-columns:1fr 1fr;gap:14px}.form-note{font-size:11px;color:#6c7d70;line-height:1.6}.form-submit{width:100%}.honeypot{display:none}
.footer{background:#061d16;color:#c1d0c3;padding:30px 0}.footer-top{display:flex;align-items:center;gap:28px;padding-bottom:28px;border-bottom:1px solid #2a4e3c}.footer-brand{display:block;background:#fff;padding:11px 12px;width:150px;flex:none}.footer-brand img{width:100%;height:auto}.footer-top>div{display:grid;gap:6px}.footer-top strong{font-size:14px;color:#fff}.footer-top span{font-size:11px}.footer-top-link{margin-left:auto;font-size:12px;text-decoration:none}.disclosure{font-size:10px;line-height:1.7;color:#a9b9ae;padding:24px 0;margin:0}.footer-bottom{border-top:1px solid #2a4e3c;padding-top:19px;display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;font-size:11px}.mobile-contact-bar{display:none}
.lightbox{position:fixed;inset:0;max-width:none;max-height:none;width:100%;height:100%;border:0;background:#071d17f2;color:white;padding:65px 22px 20px;margin:0}.lightbox[open]{display:flex;flex-direction:column;justify-content:center;align-items:center}.lightbox::backdrop{background:#071d17ed}.lightbox>img{max-height:75vh;max-width:95vw;object-fit:contain}.lightbox-close{position:absolute;top:19px;right:20px;padding:9px 13px;border:1px solid #a1b3a3;color:white;background:#0e2d24}.lightbox-footer{display:flex;align-items:center;justify-content:space-between;gap:25px;width:min(95vw,750px)}.lightbox-footer p{margin:14px 0;font-size:12px}.lightbox-footer button{background:none;border:0;color:#fff;font-size:13px;text-decoration:underline}
@media(max-width:1150px){.desktop-nav{gap:15px}.desktop-nav a{font-size:11px}.hero-copy{padding-left:34px}.hero h1{font-size:clamp(49px,5.3vw,74px)}.hero-description{font-size:14px}.hero-actions{gap:15px}.space-copy{padding-right:4vw}.space-row-operating .space-copy{padding-left:4vw}}
@media(max-width:950px){.brand{width:211px;flex-basis:211px}.container{padding-left:27px;padding-right:27px}.header-inner{height:79px}.desktop-nav,.header-action{display:none}.menu-button{display:grid;align-content:center;gap:5px;border:1px solid #bccdc0;background:#fff;padding:10px;width:43px;height:43px;margin-left:auto}.menu-button span{height:2px;background:var(--forest);width:20px}.mobile-nav:not([hidden]){display:grid;padding:15px 27px 23px;gap:0;background:#fff;border-top:1px solid #e4e8e2}.mobile-nav a{padding:14px 0;font-size:14px;text-decoration:none;font-weight:700;border-bottom:1px solid #eff0ec}.hero{grid-template-columns:1fr 1fr}.hero-copy{padding:58px 26px 55px}.hero h1{font-size:clamp(42px,5vw,60px)}.hero-image{min-height:565px}.hero-description{font-size:14px}.hero-subtitle{font-size:21px}.hero-price{margin-top:19px}.hero-actions{gap:13px}.button{padding:14px 17px}.quickfacts-grid{grid-template-columns:repeat(4,1fr)}.quickfact-link{grid-column:span 4;flex-direction:row;align-items:center;justify-content:space-between;border-top:1px solid #41695c;padding:12px 0}.quickfact-link>span br{display:none}.space-row{grid-template-columns:1fr 1fr}.space-copy,.space-row-operating .space-copy{padding:45px 28px}.space-photo{min-height:500px}.location-visual img{height:370px}}
@media(max-width:700px){.container{padding:0 20px}.section-space{padding:68px 0}.site-header .header-inner{height:75px}.brand{width:192px;flex-basis:192px}.brand img{max-height:55px}.mobile-nav:not([hidden]){padding:13px 20px 19px}.hero{display:flex;flex-direction:column;min-height:0}.hero-copy{padding:39px 20px 33px}.hero h1{font-size:clamp(43px,10.75vw,62px);line-height:1.01;letter-spacing:-.065em;max-width:540px;margin:22px 0 15px}.hero-subtitle{font-size:20px;line-height:1.25;margin-bottom:10px}.hero-description{display:none}.hero-price{margin:17px 0}.hero-price strong{font-size:22px}.hero-actions{gap:15px;align-items:center}.hero-actions .button-link{display:none}.hero-actions .button{font-size:11px;min-height:47px}.hero-image{min-height:275px;height:275px}.hero-image img{object-position:50% center}.photo-flag{left:12px;bottom:12px;right:12px;font-size:10px}.photo-flag span{display:none}.quickfacts-grid{grid-template-columns:repeat(2,1fr)}.quickfact{padding:20px 14px;border-bottom:1px solid #41695c}.quickfact:nth-child(2){border-right:0}.quickfact:nth-child(3){padding-left:0}.quickfact:nth-child(4){border-right:0}.quickfact strong{font-size:31px}.quickfact small{font-size:9px}.quickfact-link{grid-column:span 2}.intro-layout{grid-template-columns:1fr;gap:22px}.intro h2,h2{font-size:clamp(35px,8vw,51px)}.intro-right{padding:0}.intro-right .intro-lead{font-size:17px}.intro-right p{font-size:14px}.image-pair{grid-template-columns:1fr;gap:15px;margin-top:32px}.image-pair img{height:270px}.image-pair-detail img{height:205px}.section-heading{display:block;margin-bottom:27px}.section-heading p{margin-top:19px}.space-row{display:flex;flex-direction:column;min-height:0}.space-photo,.space-row-operating .space-photo{order:0;min-height:310px}.space-copy,.space-row-operating .space-copy{order:1;padding:37px 20px 47px}.space-copy h3{font-size:33px}.space-copy>p{font-size:14px}.detail-table{margin:25px 0}.space-row-operating .space-photo{min-height:290px}.land-heading{grid-template-columns:1fr;gap:16px;margin-bottom:24px}.land-heading p{font-size:14px}.land-image img{height:320px;object-position:45% center}.land-details{grid-template-columns:1fr;gap:30px;margin-top:25px}.land-points span{font-size:15px}.location-inner{grid-template-columns:1fr;gap:32px}.location-copy>p{font-size:14px}.location-visual img{height:275px}.gallery-grid{grid-template-columns:1fr 1fr;grid-auto-rows:168px;gap:8px}.gallery-main{grid-column:span 2;grid-row:span 1}.gallery-main img{object-position:center}.gallery-photo span{font-size:10px;bottom:9px;left:10px}.contact-layout{grid-template-columns:1fr;gap:33px}.contact-intro h2{font-size:clamp(40px,9vw,62px)}.contact-intro>p{font-size:15px}.contact-buttons{gap:11px}.contact-credit{margin-top:32px;gap:16px}.advisor-photo{width:105px;height:135px}.contact-credit-details>strong{font-size:21px}.form-panel{padding:25px 19px}.form-two{grid-template-columns:1fr}.footer-top{gap:15px;align-items:center;flex-wrap:wrap}.footer-top-link{width:100%;margin-left:0}.mobile-contact-bar{display:grid;grid-template-columns:1fr 1.55fr;position:fixed;bottom:0;left:0;right:0;z-index:35;min-height:59px;box-shadow:0 -5px 20px #061a1438}.mobile-contact-bar a{background:#fff;color:var(--deep);text-align:center;text-decoration:none;display:flex;justify-content:center;align-items:center;min-height:59px;font-size:11px;font-weight:800;text-transform:uppercase;padding:8px}.mobile-contact-bar a:last-child{background:var(--gold)}body{padding-bottom:59px}.lightbox-footer{gap:6px}.lightbox-footer p{font-size:10px;text-align:center}}
@media(max-width:380px){.hero h1{font-size:42px}.hero-copy{padding-top:31px}.hero-actions .button{padding:14px 12px}.hero-actions .button-link{font-size:11px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

@media(max-width:360px){.brand{width:178px;flex-basis:178px}.advisor-photo{width:90px;height:120px}.contact-credit{gap:12px}}


/* 2026-10-20: property photography is now full bleed, never an inset tile. */
.hero{position:relative;display:flex;align-items:center;min-height:650px;background:var(--forest);color:#fff;isolation:isolate;overflow:hidden}
.hero-image{position:absolute;inset:0;min-height:0;height:100%;width:100%;z-index:-2;overflow:hidden;background:var(--forest)}
.hero-image img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 54%}
.hero:before{content:"";position:absolute;inset:0;z-index:-1;pointer-events:none;background:linear-gradient(90deg,rgba(4,33,27,.97) 0%,rgba(4,33,27,.93) 24%,rgba(4,33,27,.77) 43%,rgba(4,33,27,.33) 73%,rgba(4,33,27,.08) 100%),linear-gradient(0deg,rgba(5,28,22,.20),transparent 35%)}
.hero-copy{position:relative;z-index:1;box-sizing:border-box;width:min(100%,860px);padding:85px 40px 95px max(34px,calc((100vw - var(--max))/2 + 34px));color:#fff}
.hero .eyebrow{color:#d8e9dd}
.hero h1{color:#fff;max-width:770px;font-size:clamp(59px,6.2vw,100px);line-height:.99;letter-spacing:-.064em;margin:22px 0 20px;overflow-wrap:normal}
.hero h1>span:first-child{letter-spacing:-.045em}
.hero .headline-period{color:var(--gold)}
.hero .hero-subtitle{color:#f4f6ed;font-size:clamp(21px,2.15vw,29px);font-weight:700;line-height:1.2;max-width:620px}
.hero .hero-description{color:#e4ebe3;max-width:505px;font-size:15px}
.hero .hero-price span{color:#d0dcd2}
.hero .hero-price strong{color:#fff;font-size:29px}
.hero .button-link{color:#fff}
.hero .photo-flag{left:auto;right:29px;bottom:24px;color:#fff;z-index:3;font-size:10px;text-align:right}
.hero .photo-flag span{display:block;letter-spacing:.02em;font-weight:500;margin-top:4px}
/* All Bingham PNG marks have genuine alpha channels. Never add a white badge behind them. */
.brand,.brand img,.footer-brand,.footer-brand img{background:transparent;border:0}
.site-header{background:#fff}
/* The portrait source is photographed against neutral #cfd1d2; match its entire section,
   instead of a visible grey stamp on a green background. */
.contact-section{background:#cfd1d2;color:var(--forest)}
.contact-section .section-label-light{color:#795a2c}
.contact-intro h2 em{color:#936128}
.contact-intro>p{color:#344f47}
.contact-credit{border-top-color:#99a8a4}
.contact-credit-details>span{color:#815d2f}
.contact-credit p{color:#3f544b}
.contact-divider{border-top-color:#a5b2ac}
.contact-section .button-outline-light{border-color:var(--forest);color:var(--forest);background:transparent}
.contact-section .button-outline-light:hover{background:#ffffff50}
.advisor-photo{background:#cfd1d2;border:0;object-fit:cover;object-position:center 20%;width:158px;height:193px;mask-image:linear-gradient(90deg,transparent 0%,#000 5%,#000 95%,transparent 100%);-webkit-mask-image:linear-gradient(90deg,transparent 0%,#000 5%,#000 95%,transparent 100%)}
.form-panel{background:#fff}
/* The transparent stacked mark sits on a matching light full-width footer rather than a white tile. */
.footer{background:#f5f3ec;color:#354f45}
.footer-brand{padding:0;width:193px;background:transparent;border:0}
.footer-top{border-bottom-color:#d1d9d0}
.footer-top strong{color:var(--forest)}
.disclosure{color:#66786f}
.footer-bottom{border-top-color:#d1d9d0}
@media(max-width:1150px){
 .hero h1{font-size:clamp(60px,6.6vw,85px)}
 .hero-copy{padding-left:34px;width:min(100%,775px)}
}
@media(max-width:950px){
 .hero{min-height:625px;display:flex;align-items:center}
 .hero h1{font-size:clamp(52px,7vw,72px)}
 .hero-copy{width:min(92%,680px);padding:75px 26px}
 .hero-image{min-height:0;height:100%}
 .hero .hero-subtitle{font-size:24px}
}
@media(max-width:700px){
 /* On a narrow phone the image remains true edge-to-edge but moves below readable copy.
    No inset photo, no text/photo collision, no artificial background around the image. */
 .hero{display:flex;flex-direction:column;align-items:stretch;min-height:0;background:var(--forest)}
 .hero:before{display:none}
 .hero-copy{width:100%;padding:42px 20px 40px;z-index:2}
 .hero h1{font-size:clamp(44px,11vw,64px);line-height:1.0;max-width:580px;margin:21px 0 17px;overflow-wrap:normal}
 .hero .hero-subtitle{font-size:21px;line-height:1.24}
 .hero .hero-description{display:block;color:#dce8df;font-size:13px;line-height:1.55;margin-bottom:12px}
 .hero .hero-price{margin:15px 0 19px}
 .hero .hero-price strong{font-size:25px}
 .hero .hero-actions{gap:14px}
 .hero .hero-actions .button-link{display:inline-flex;align-items:center}
 .hero-image{position:relative;inset:auto;height:clamp(270px,61vw,345px);min-height:0;flex:none;width:100%;z-index:0;background:#c8d2c9}
 .hero-image img{position:absolute;inset:0;object-position:center 57%}
 .hero .photo-flag{left:12px;right:12px;bottom:12px;display:flex;justify-content:space-between;text-align:left;font-size:10px}
 .hero .photo-flag span{display:inline}
 .contact-section{background:#cfd1d2}
 .advisor-photo{width:117px;height:145px}
 .footer-brand{width:170px;padding:0}
}
@media(max-width:380px){
 .hero h1{font-size:clamp(43px,11.2vw,49px)}
 .hero-copy{padding:35px 19px 33px}
 .hero .hero-actions .button{padding:14px 12px}
 .hero .hero-actions .button-link{font-size:11px}
}