:root{color-scheme:light;--bg: #f4f1ea;--paper: #ffffff;--paper-warm: #fbfaf6;--ink: #1e2522;--muted: #667069;--line: #ded8cb;--green: #1f624d;--green-dark: #103c30;--gold: #bd8233;--clay: #9d5842;--charcoal: #202725;--shadow: 0 22px 70px rgba(34, 42, 37, .14);--soft-shadow: 0 12px 34px rgba(34, 42, 37, .09)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:linear-gradient(180deg,#f8f6f0 0%,var(--bg) 48%,#f6f2e8 100%);color:var(--ink);font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,Segoe UI,sans-serif;line-height:1.55}a{color:inherit}.site-header{position:sticky;top:0;z-index:10;display:flex;align-items:center;justify-content:space-between;gap:24px;padding:16px clamp(20px,5vw,64px);border-bottom:1px solid rgba(32,33,36,.08);background:#fbfaf6db;-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px)}.brand{display:inline-flex;align-items:center;gap:12px;text-decoration:none;font-weight:800;letter-spacing:.02em}.brand-mark{display:grid;width:36px;height:36px;place-items:center;border-radius:8px;background:linear-gradient(135deg,var(--green-dark),var(--green) 68%,#43856b);color:#fff;box-shadow:0 10px 24px #103c3038}.nav{display:flex;flex-wrap:wrap;gap:18px;color:var(--muted);font-size:.92rem;font-weight:700}.nav a{text-decoration:none}.nav a:hover{color:var(--green)}.hero{position:relative;min-height:78vh;display:grid;align-items:center;padding:clamp(72px,10vw,130px) clamp(20px,5vw,64px);background:linear-gradient(90deg,#0f2b23e0,#0f2b238c 58%,#0f2b2347),linear-gradient(180deg,#0f2b2333,#0f2b23b8),url(https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1800&q=80) center / cover;color:#fff}.hero-layout{position:relative;display:grid;width:min(100%,1180px);grid-template-columns:minmax(0,1fr) minmax(280px,360px);gap:clamp(32px,7vw,96px);align-items:end;margin:0 auto}.hero-inner{max-width:760px}.eyebrow{margin:0 0 12px;color:var(--gold);font-size:.78rem;font-weight:900;letter-spacing:.14em;text-transform:uppercase}.hero .eyebrow{color:#f1c780}h1,h2,h3,p{margin-top:0}h1{max-width:720px;margin-bottom:18px;font-size:clamp(3rem,7.6vw,6.4rem);line-height:.95;letter-spacing:0}h2{max-width:760px;margin-bottom:0;font-size:clamp(2rem,4vw,3.6rem);line-height:1.04;letter-spacing:0}h3{margin-bottom:10px;font-size:1.35rem}.hero-copy{max-width:630px;color:#ffffffdb;font-size:clamp(1.05rem,2vw,1.28rem)}.hero-snapshot{display:grid;gap:14px;border:1px solid rgba(255,255,255,.24);border-radius:8px;background:#fbfaf61f;box-shadow:0 24px 70px #00000038;padding:22px;-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px)}.hero-snapshot p{margin:0;color:#f1c780;font-size:.76rem;font-weight:900;letter-spacing:.14em;text-transform:uppercase}.hero-snapshot div{display:grid;gap:2px;border-top:1px solid rgba(255,255,255,.16);padding-top:14px}.hero-snapshot strong{font-size:clamp(1.8rem,4vw,2.8rem);line-height:1}.hero-snapshot span{color:#ffffffc7}.hero-scroll{position:absolute;right:0;bottom:-72px;color:#ffffffc2;font-size:.76rem;font-weight:900;letter-spacing:.14em;text-decoration:none;text-transform:uppercase}.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.button{display:inline-flex;min-height:48px;align-items:center;justify-content:center;border:1px solid transparent;border-radius:8px;padding:13px 22px;cursor:pointer;font:inherit;font-weight:850;text-decoration:none;transition:background .16s ease,border-color .16s ease,color .16s ease,transform .16s ease}.button:hover{transform:translateY(-1px)}.button.primary{background:var(--green);color:#fff}.hero .button.primary{background:#fff;color:var(--green-dark)}.button.secondary{border-color:#ffffff80;color:#fff}.section{padding:clamp(64px,8vw,112px) clamp(20px,5vw,64px)}.section>*{width:min(100%,1180px);margin-right:auto;margin-left:auto}.section-heading{margin-bottom:34px}.split{display:grid;grid-template-columns:minmax(0,.95fr) minmax(280px,.7fr);gap:clamp(28px,5vw,72px);align-items:start}.split>p{max-width:760px;color:var(--muted);font-size:1.18rem}.stats{display:grid;gap:12px}.stats div,.property-card,.contact-card,.contact-form{border:1px solid var(--line);border-radius:8px;background:var(--paper);box-shadow:var(--soft-shadow)}.stats div{padding:20px}.stats strong,.stats span{display:block}.stats span{margin-top:4px;color:var(--muted)}.muted{background:linear-gradient(180deg,#ede8dc,#f3efe7)}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;margin-top:28px}.property-card{min-height:250px;padding:26px}.property-card p{color:var(--muted)}.managed-properties{margin-top:0}.managed-properties-header{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-bottom:18px}.managed-properties-header h3{margin-bottom:0;font-size:1.5rem}.managed-properties-header p{max-width:520px;margin:6px 0 0;color:var(--muted)}.carousel-controls{display:flex;gap:8px}.carousel-button{display:grid;width:44px;height:44px;place-items:center;border:1px solid rgba(31,98,77,.22);border-radius:8px;background:var(--paper);color:var(--green-dark);cursor:pointer;font:inherit;font-size:1.7rem;font-weight:900;line-height:1;box-shadow:var(--soft-shadow);transition:background .16s ease,color .16s ease,transform .16s ease}.carousel-button:hover{background:var(--green-dark);color:#fff;transform:translateY(-1px)}.property-carousel{overflow:hidden;margin:0 -8px;padding:8px}.managed-list{display:flex;gap:18px;overflow-x:auto;padding:0 0 18px;scroll-behavior:smooth;scroll-snap-type:x mandatory;scrollbar-color:rgba(31,98,77,.45) rgba(31,98,77,.08)}.managed-card{display:grid;min-width:100%;min-height:440px;grid-template-columns:minmax(0,1.08fr) minmax(360px,.92fr);border:1px solid var(--line);border-radius:8px;background:var(--paper);box-shadow:var(--shadow);overflow:hidden;scroll-snap-align:start;transition:border-color .16s ease,box-shadow .16s ease,transform .16s ease}.managed-card:hover{border-color:var(--green);box-shadow:0 28px 80px #222a252b;transform:translateY(-3px)}.managed-card span{display:block;color:var(--gold);font-size:.76rem;font-weight:900;letter-spacing:.12em;text-transform:uppercase}.property-cover{position:relative;width:100%;height:100%;min-height:440px;overflow:hidden;background:#dfe3dc}.property-cover:after{position:absolute;top:0;right:0;bottom:0;left:0;content:"";background:linear-gradient(180deg,#0f2b230a,#0f2b239e)}.property-cover img{width:100%;height:100%;object-fit:cover;transform:scale(1.01)}.property-content{display:flex;width:100%;flex:1;flex-direction:column;padding:clamp(24px,4vw,42px)}.managed-card h4{margin:0 0 5px;color:var(--charcoal);font-size:clamp(1.3rem,2vw,1.55rem);line-height:1.08}.managed-card p{margin:0 0 18px;color:var(--muted)}.managed-card a{display:inline-flex;margin-top:auto;color:var(--green);font-weight:900;text-decoration:none}.managed-card a:hover{text-decoration:underline}.property-metrics{display:grid;gap:8px;margin-bottom:20px}.property-metrics div{min-height:68px;border:1px solid var(--line);border-radius:8px;background:linear-gradient(180deg,#fcfbf8,#f4f0e7);padding:11px 12px}.property-metrics small,.property-metrics strong{display:block}.property-metrics small{margin-bottom:4px;color:var(--muted);font-size:.68rem;font-weight:900;letter-spacing:.08em;line-height:1.25;text-transform:uppercase}.property-metrics strong{color:var(--green-dark);font-size:1.13rem;line-height:1.18}.property-type{display:inline-block;margin-bottom:20px;color:var(--gold);font-size:.74rem;font-weight:900;letter-spacing:.12em;text-transform:uppercase}.contact-layout{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:24px;align-items:start}.contact-form{display:grid;gap:16px;padding:24px}label{display:grid;gap:7px;color:var(--muted);font-size:.9rem;font-weight:800}input,textarea{width:100%;border:1px solid var(--line);border-radius:8px;padding:13px 14px;color:var(--ink);font:inherit}textarea{resize:vertical}input:focus,textarea:focus{border-color:var(--green);outline:3px solid rgba(31,93,73,.16)}.form-status{min-height:22px;margin:0;color:var(--muted);font-size:.9rem}.contact-card{padding:24px}.contact-card p{display:grid;gap:4px;margin-bottom:18px}.contact-card span{color:var(--muted);font-size:.78rem;font-weight:900;letter-spacing:.12em;text-transform:uppercase}.footer{display:flex;justify-content:space-between;gap:18px;padding:28px clamp(20px,5vw,64px);border-top:1px solid var(--line);color:var(--muted);font-size:.9rem}@media (max-width: 820px){.site-header,.footer{align-items:flex-start;flex-direction:column}.split,.property-grid,.contact-layout,.hero-layout{grid-template-columns:1fr}.hero-snapshot{max-width:420px}.hero-scroll{display:none}.property-metrics,.managed-card{grid-template-columns:1fr}.property-cover{min-height:280px;aspect-ratio:1.25}.hero{min-height:66vh}}@media (max-width: 520px){.managed-properties-header{align-items:flex-start;flex-direction:column}.carousel-controls{width:100%}.carousel-button{flex:1}.nav{width:100%;justify-content:space-between;gap:10px;font-size:.84rem}.button{width:100%}}.fin-hero{padding-top:clamp(48px,6vw,80px)}.fin-sub{max-width:680px;margin:14px 0 0;color:var(--muted);font-size:1.05rem}.fin-tiles{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:14px}.fin-tile{display:grid;gap:4px;border:1px solid var(--line);border-radius:8px;background:var(--paper);box-shadow:var(--soft-shadow);padding:18px 20px}.fin-tile small{color:var(--muted);font-size:.68rem;font-weight:900;letter-spacing:.08em;text-transform:uppercase}.fin-tile strong{font-size:clamp(1.35rem,2.4vw,1.8rem);line-height:1.1}.fin-tile span{color:var(--muted);font-size:.82rem}.fin-note{max-width:820px;margin:18px auto 0;color:var(--muted);font-size:.9rem}.fin-card{border:1px solid var(--line);border-radius:8px;background:var(--paper);box-shadow:var(--soft-shadow);padding:clamp(18px,3vw,30px)}.fin-card .fin-note{margin:14px 0 0}.fin-controls{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:14px;margin-bottom:12px}.fin-select-label{display:inline-flex;align-items:center;gap:10px;color:var(--muted);font-size:.82rem;font-weight:900;letter-spacing:.08em;text-transform:uppercase}.fin-select-label select{border:1px solid var(--line);border-radius:8px;background:var(--paper-warm);padding:9px 12px;color:var(--ink);font:inherit;font-weight:700}.fin-legend{display:flex;flex-wrap:wrap;gap:16px;color:var(--muted);font-size:.86rem;font-weight:700}.fin-legend-top{margin-bottom:12px}.fin-legend span{display:inline-flex;align-items:center;gap:7px}.fin-legend .swatch{width:12px;height:12px;border-radius:3px}.fin-legend .swatch.pos,.fin-legend .swatch.s1{background:#17805d}.fin-legend .swatch.neg{background:#9d5842}.fin-legend .swatch.fwd{background:#17805d61}.fin-legend .swatch.s2{background:#bd8233}.fin-chart{position:relative}.fin-axis-label{fill:var(--muted);font-family:inherit;font-size:12px}.fin-direct-label{font-family:inherit;font-size:12.5px;font-weight:800}.fin-tooltip{position:absolute;z-index:5;display:none;min-width:130px;border:1px solid var(--line);border-radius:8px;background:var(--paper);box-shadow:var(--soft-shadow);padding:9px 12px;color:var(--ink);font-size:.86rem;line-height:1.45;pointer-events:none}.fin-table-details{margin-top:14px}.fin-table-details summary{color:var(--green);cursor:pointer;font-weight:800}.fin-table-wrap{overflow-x:auto;margin-top:10px}.fin-table{width:100%;border-collapse:collapse;font-size:.92rem;white-space:nowrap}.fin-table th,.fin-table td{border-bottom:1px solid var(--line);padding:10px 12px;text-align:right}.fin-table th[scope=row],.fin-table tr th:first-child,.fin-table tr td:nth-child(2){text-align:left}.fin-table tr:first-child th{color:var(--muted);font-size:.72rem;font-weight:900;letter-spacing:.07em;text-transform:uppercase}.fin-table .fin-subtotal-row th,.fin-table .fin-subtotal-row td{background:#17805d0f;font-weight:800}.fin-table .fin-total-row th,.fin-table .fin-total-row td{border-top:2px solid var(--green-dark);font-weight:900}.fin-pos{color:var(--green-dark)}.fin-neg{color:var(--clay)}.fin-muted{color:var(--muted);font-style:italic}@media (max-width: 820px){.fin-tiles{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width: 520px){.fin-tiles{grid-template-columns:1fr}}.fin-source-link{color:var(--green);font-weight:700}