:root{
  /* Brand palette: PMS 426 C charcoal #24282B + lime #9EB157 (names kept for compatibility) */
  --green-900:#24282B;--green-800:#1b1f21;--green-700:#33383b;--green-600:#24282B;
  --green-500:#6f7d39;--green-300:#b6c77e;--green-100:#eef1ea;--cream:#f7f7f4;--cream-2:#eef0ea;
  --ink:#24282B;--ink-soft:#53575A;--line:#dcddd6;--gold:#9EB157;--white:#fff;
  --lime:#9EB157;--lime-600:#8a9d47;--lime-dark:#6f7d39;
  --serif:"Gelasio","Cambria","Hoefler Text",Georgia,serif;
  --sans:"Hanken Grotesk",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --maxw:1160px;--radius:4px;--shadow:0 18px 40px -24px rgba(36,40,43,.45);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:var(--serif);font-weight:600;line-height:1.12;color:var(--green-900);margin:0 0 .5em;letter-spacing:.2px}
h1{font-size:clamp(2.4rem,5vw,4rem)}h2{font-size:clamp(1.9rem,3.4vw,2.8rem)}h3{font-size:1.4rem}
p{margin:0 0 1.1em;color:var(--ink-soft)}
a{color:var(--green-600);text-decoration:none;transition:color .2s}a:hover{color:var(--green-900)}
img{max-width:100%;display:block;height:auto}
.wrap{width:100%;max-width:var(--maxw);margin:0 auto;padding:0 24px}
.eyebrow{display:inline-flex;align-items:center;gap:11px;font-family:var(--sans);text-transform:uppercase;letter-spacing:2.5px;font-size:.8rem;font-weight:700;color:var(--lime-dark);margin:0 0 1.1rem}
.eyebrow::before{content:"";width:30px;height:3px;background:var(--lime);border-radius:2px;display:inline-block;flex:none}
.center .eyebrow{justify-content:center}
.section{padding:88px 0}.section--tight{padding:60px 0}.section--alt{background:var(--cream-2)}
.section--dark{background:var(--green-900);color:var(--green-100)}
.section--dark h1,.section--dark h2,.section--dark h3{color:var(--white)}
.section--dark p{color:var(--green-100)}.section--dark .eyebrow{color:var(--green-300)}
.btn{display:inline-block;font-family:var(--sans);font-weight:700;font-size:.9rem;letter-spacing:.5px;padding:14px 30px;border-radius:var(--radius);border:1.5px solid var(--lime);background:var(--lime);color:var(--green-900);cursor:pointer;transition:all .2s}
.btn:hover{background:var(--lime-600);border-color:var(--lime-600);color:var(--green-900)}
.btn--ghost{background:transparent;color:var(--green-700);border-color:var(--green-700)}.btn--ghost:hover{background:var(--green-700);color:var(--white)}
.btn--light{background:var(--lime);color:var(--green-900);border-color:var(--lime)}.btn--light:hover{background:var(--lime-600);border-color:var(--lime-600);color:var(--green-900)}
.btn--outline-light{background:transparent;border-color:var(--green-300);color:var(--white)}.btn--outline-light:hover{background:var(--green-300);color:var(--green-900)}
.site-header{position:sticky;top:0;z-index:50;background:rgba(36,40,43,.97);backdrop-filter:blur(6px);border-bottom:1px solid rgba(255,255,255,.08)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;line-height:1;color:var(--white);cursor:pointer}.brand:hover{color:var(--white)}
.brand__logo{height:34px;width:auto;display:block}
.footer__brand .brand{margin-bottom:14px;color:var(--white)}.site-footer .footer__brand a.brand:hover{color:var(--white)}.footer__brand .brand__logo{height:40px}
.brand__name{font-family:var(--serif);font-size:1.5rem;font-weight:600;letter-spacing:1px}
.brand__sub{font-family:var(--sans);font-size:.62rem;letter-spacing:3px;text-transform:uppercase;color:var(--green-300);margin-top:3px}
.nav__links{display:flex;align-items:center;gap:30px}
.nav__links a{color:var(--green-100);font-size:.86rem;font-weight:500;letter-spacing:.3px;cursor:pointer}
.nav__links a:hover,.nav__links a.active{color:var(--white)}
.nav__links a.active:not(.nav__cta){border-bottom:2px solid var(--green-300);padding-bottom:4px}
.nav__cta{padding:10px 22px;font-size:.82rem}
.nav__toggle{display:none;background:none;border:none;cursor:pointer;width:40px;height:40px;padding:8px}
.nav__toggle span{display:block;height:2px;background:var(--white);margin:5px 0;transition:.3s}
.hero{background:linear-gradient(180deg,rgba(27,31,33,.74),rgba(27,31,33,.90)),url('../photos/hadley-crossing-hero.webp') center/cover no-repeat;color:var(--white);padding:130px 0 120px}
.hero h1{color:var(--white);max-width:16ch}.hero p{color:var(--green-100);font-size:1.25rem;max-width:56ch}
.hero__actions{display:flex;gap:16px;flex-wrap:wrap;margin-top:32px}
.page-hero{background:var(--green-900);color:var(--white);padding:92px 0 72px}
.page-hero h1{color:var(--white);max-width:20ch}.page-hero p{color:var(--green-100);max-width:62ch;font-size:1.18rem;margin-bottom:0}
.grid{display:grid;gap:30px}.grid--2{grid-template-columns:repeat(2,1fr)}.grid--3{grid-template-columns:repeat(3,1fr)}.grid--4{grid-template-columns:repeat(4,1fr)}
.grid--split{grid-template-columns:1fr 1fr;align-items:center;gap:56px}
.card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:32px;transition:transform .2s,box-shadow .2s}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}.card h3{margin-bottom:.4em}.card p:last-child{margin-bottom:0}
.card__num{font-family:var(--serif);font-size:2.4rem;color:var(--green-500);display:block;margin-bottom:6px}
.card--accent{position:relative;border-top:3px solid var(--lime);padding-top:30px}
.card--accent h3{font-size:1.55rem}
.icon-badge{width:54px;height:54px;border-radius:14px;background:var(--green-100);display:flex;align-items:center;justify-content:center;margin-bottom:20px}
.icon-badge svg{width:27px;height:27px;stroke:var(--lime-dark);fill:none;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.stat{background:var(--white);padding:30px 24px;text-align:center}.section--dark .stat{background:var(--green-800)}
.stat__value{font-family:var(--serif);font-size:2.6rem;color:var(--lime-dark);line-height:1;margin-bottom:8px}
.section--dark .stat__value{color:var(--green-300)}
.stat__label{font-size:.78rem;text-transform:uppercase;letter-spacing:1.5px;color:var(--ink-soft)}.section--dark .stat__label{color:var(--green-100)}
.offering{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.offering__media{height:200px;background:var(--green-700) center/cover no-repeat;position:relative}
.offering--feature{display:grid;grid-template-columns:1.1fr 1fr;align-items:stretch;box-shadow:var(--shadow);border:none}
.offering--feature .offering__media{height:auto;min-height:440px}
.offering--feature .offering__media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(36,40,43,0) 55%,rgba(36,40,43,.4));pointer-events:none}
.offering--feature .offering__body{padding:48px 52px}
.offering--feature .offering__tag{background:var(--lime);color:var(--green-900);font-weight:700;display:inline-flex;align-items:center;gap:8px;top:18px;left:18px;padding:8px 14px;border-radius:3px}
.offering--feature .offering__tag::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--green-900);animation:pulse 2.2s infinite}
@keyframes pulse{0%{box-shadow:0 0 0 0 rgba(36,40,43,.5)}70%{box-shadow:0 0 0 8px rgba(36,40,43,0)}100%{box-shadow:0 0 0 0 rgba(36,40,43,0)}}
.offering--feature .offering__title{font-size:2rem;line-height:1.08;margin-bottom:20px;padding-bottom:20px;border-bottom:1px solid var(--line);position:relative}
.offering--feature .offering__title::after{content:"";position:absolute;left:0;bottom:-1px;width:56px;height:3px;background:var(--lime)}
.offering--feature .offering__facts{margin-bottom:22px}
.offering--feature .offering__facts li{padding:11px 0;font-size:.96rem}
.offering__facts li:last-child{border-bottom:none}
.offering--feature .offering__facts li span:last-child{font-weight:700;font-size:1rem}
.offering--feature .offering__cta{margin-top:auto;display:flex;gap:14px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:24px}
@media(max-width:900px){.offering--feature{grid-template-columns:1fr}.offering--feature .offering__media{min-height:280px}.offering--feature .offering__body{padding:32px 28px}}
.offering__tag{position:absolute;top:14px;left:14px;background:rgba(36,40,43,.88);color:var(--white);font-size:.68rem;letter-spacing:1.5px;text-transform:uppercase;padding:6px 12px;border-radius:2px}
.offering__body{padding:26px 28px 30px;flex:1;display:flex;flex-direction:column}
.offering__loc{font-size:.78rem;text-transform:uppercase;letter-spacing:1.5px;color:var(--green-500);margin-bottom:6px}
.offering__title{font-size:1.45rem;margin-bottom:4px}
.offering__trust{font-size:.82rem;color:var(--ink-soft);margin-bottom:18px;font-style:italic}
.offering__facts{list-style:none;padding:0;margin:0 0 20px}
.offering__facts li{display:flex;justify-content:space-between;padding:7px 0;border-bottom:1px solid var(--line);font-size:.9rem}
.offering__facts li span:first-child{color:var(--ink-soft)}.offering__facts li span:last-child{font-weight:600;color:var(--green-900)}
.features{list-style:none;padding:0;margin:0}.features>li{position:relative;padding:0 0 18px 34px;color:var(--ink-soft)}
.features>li::before{content:"";position:absolute;left:0;top:9px;width:14px;height:14px;border-radius:50%;background:var(--lime);box-shadow:0 0 0 4px var(--green-100)}
.features>li strong{color:var(--green-900);display:block;font-size:1.02rem}
.features ul{list-style:disc;color:var(--ink-soft)}.features ul li{padding:0;margin-bottom:6px}
.steps{counter-reset:step;display:grid;gap:0}.step{position:relative;padding:0 0 36px 64px}
.step::before{counter-increment:step;content:counter(step);position:absolute;left:0;top:0;width:44px;height:44px;border-radius:50%;background:var(--green-600);color:var(--white);font-family:var(--serif);font-size:1.3rem;font-weight:600;display:flex;align-items:center;justify-content:center}
.step::after{content:"";position:absolute;left:21px;top:48px;bottom:0;width:2px;background:var(--line)}
.step:last-child{padding-bottom:0}.step:last-child::after{display:none}.step h3{margin-bottom:.25em}.step p{margin-bottom:0}
.callout{border-left:4px solid var(--green-500);background:var(--green-100);padding:26px 30px;border-radius:0 var(--radius) var(--radius) 0;margin:30px 0}
.callout p{color:var(--green-900);margin:0;font-size:1.05rem}
.team{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}.team__card{text-align:left}
.team__photo{width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:var(--radius);margin-bottom:14px;background:var(--green-100)}
.team__name{font-family:var(--serif);font-size:1.3rem;color:var(--green-900);margin-bottom:2px}
.team__role{font-size:.8rem;text-transform:uppercase;letter-spacing:1.5px;color:var(--green-500)}
.cta-band{background:var(--green-800);color:var(--white);text-align:center;padding:80px 0}.cta-band h2{color:var(--white)}
.cta-band p{color:var(--green-100);max-width:52ch;margin:0 auto 28px}
.disclosure{background:var(--cream-2);border-top:1px solid var(--line);font-size:.78rem;color:#6c7069;line-height:1.6}
.disclosure h4{font-family:var(--sans);font-size:.8rem;text-transform:uppercase;letter-spacing:1.5px;color:var(--ink-soft);margin-bottom:10px}
.disclosure p{color:#6c7069;font-size:.78rem;margin-bottom:.9em}.disclosure ul{padding-left:18px;margin:0 0 1em}.disclosure li{margin-bottom:6px}.disclosure strong{color:var(--ink-soft)}
.site-footer{background:var(--green-900);color:var(--green-100);padding:64px 0 32px}.site-footer a{color:var(--green-100);cursor:pointer}.site-footer a:hover{color:var(--white)}
.footer__grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.4fr;gap:40px;margin-bottom:44px}
.footer__brand .brand__name{font-size:1.6rem}.footer__brand p{color:var(--green-300);font-size:.9rem;max-width:34ch;margin-top:14px}
.footer__col h5{font-family:var(--sans);font-size:.76rem;text-transform:uppercase;letter-spacing:2px;color:var(--green-300);margin:0 0 16px}
.footer__col ul{list-style:none;padding:0;margin:0}.footer__col li{margin-bottom:10px;font-size:.9rem}
.footer__bottom{border-top:1px solid rgba(255,255,255,.1);padding-top:24px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;font-size:.78rem;color:var(--green-300)}
.center{text-align:center}.mx-auto{margin-left:auto;margin-right:auto}.mt-0{margin-top:0}.mb-0{margin-bottom:0}
.maxw-prose{max-width:var(--maxw)}.muted{color:var(--ink-soft)}
.field{margin-bottom:18px}.field label{display:block;font-size:.8rem;font-weight:600;letter-spacing:.5px;color:var(--green-900);margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;padding:12px 14px;font-family:var(--sans);font-size:.95rem;border:1px solid var(--line);border-radius:var(--radius);background:var(--white);color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--green-300);border-color:var(--green-500)}
.field--check{display:flex;gap:10px;align-items:flex-start}.field--check input{width:auto;margin-top:4px}
.field--check label{font-weight:400;font-size:.85rem;color:var(--ink-soft);letter-spacing:0}
.form-note{font-size:.78rem;color:var(--ink-soft)}
.page{display:block}.page.active{display:block;animation:fade .35s ease}
@keyframes fade{from{opacity:0}to{opacity:1}}
@media(max-width:900px){
  .grid--2,.grid--3,.grid--4,.grid--split{grid-template-columns:1fr!important}
  .stats{grid-template-columns:repeat(2,1fr)!important}.team{grid-template-columns:repeat(2,1fr)}.footer__grid{grid-template-columns:1fr 1fr}
  .nav__links{position:absolute;top:100%;left:0;right:0;background:var(--green-900);flex-direction:column;align-items:stretch;gap:0;padding:0 24px;border-bottom:1px solid rgba(255,255,255,.1);max-height:0;overflow:hidden;transition:max-height .35s ease}
  .nav__links.open{max-height:80vh;padding-top:8px;padding-bottom:22px}
  .nav__links a{width:100%;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.08)}
  .nav__links a.active:not(.nav__cta){border-bottom:1px solid rgba(255,255,255,.08);padding-bottom:14px}
  .nav__cta{margin-top:10px}.nav__toggle{display:block}.section{padding:60px 0}
}
@media(max-width:560px){.stats{grid-template-columns:1fr!important}.team{grid-template-columns:1fr}.footer__grid{grid-template-columns:1fr}body{font-size:16px}}
/* --- mobile polish --- */
body{overflow-x:hidden}
h1,h2,h3{overflow-wrap:break-word}
@media(max-width:680px){
  .hero{padding:84px 0 72px}
  .page-hero{padding:64px 0 52px}
  .hero p{font-size:1.1rem}.page-hero p{font-size:1.05rem}
  .wrap{padding:0 18px}
  .offering--feature .offering__body{padding:28px 22px}
  .gallery img{height:220px}
  .portfolio-grid .offering__media{height:230px}
  .map-embed iframe{height:300px}
  .modal__head{padding:26px 22px}.modal__body{padding:24px 22px 30px}
  .cta-band{padding:56px 0}
  .offering--feature .offering__title{font-size:1.7rem}
}
/* 1031 page: benefits strip */
.benefit-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.benefit{background:var(--white);border:1px solid var(--line);border-left:3px solid var(--lime);border-radius:var(--radius);padding:22px 24px}
.benefit h4{font-family:var(--serif);font-size:1.18rem;margin:0 0 6px;color:var(--green-900)}
.benefit p{margin:0;font-size:.9rem}
/* 1031 page: hero stat band (floating accent panel) */
.stats--accent{border-top:3px solid var(--lime);box-shadow:var(--shadow);margin-top:-84px;position:relative;z-index:2}
.stats--accent .stat{padding:36px 24px}
.stats--accent .stat__value{font-size:2.9rem}
@media(max-width:900px){.stats--accent{margin-top:-60px}}
@media(max-width:560px){.stats--accent{margin-top:24px}}
/* offering: risk factors two-column list */
.risk-list{columns:2;column-gap:48px;padding-left:0}
.risk-list li{break-inside:avoid;margin-bottom:10px;margin-left:18px}
@media(max-width:760px){.risk-list{columns:1}}
/* about: leadership bio cards + modal */
button.team__card{appearance:none;border:none;background:none;padding:0;margin:0;font:inherit;text-align:left;width:100%;cursor:pointer}
button.team__card .team__photo{transition:transform .25s,box-shadow .25s}
button.team__card:hover .team__photo{transform:translateY(-3px);box-shadow:var(--shadow)}
.team__view{display:inline-block;margin-top:8px;font-size:.76rem;font-weight:700;letter-spacing:.5px;text-transform:uppercase;color:var(--lime-dark)}
.modal{position:fixed;inset:0;z-index:200;display:none;align-items:center;justify-content:center;padding:24px}
.modal.open{display:flex}
.modal__backdrop{position:absolute;inset:0;background:rgba(27,31,33,.72);backdrop-filter:blur(3px)}
.modal__dialog{position:relative;background:var(--white);border-radius:var(--radius);max-width:760px;width:100%;max-height:88vh;overflow:auto;box-shadow:0 30px 70px -30px rgba(0,0,0,.5)}
.modal__head{display:flex;gap:22px;align-items:center;padding:34px 40px;border-bottom:1px solid var(--line)}
.modal__photo{width:96px;height:96px;border-radius:var(--radius);object-fit:cover;flex:none;background:var(--green-100)}
.modal__name{font-family:var(--serif);font-size:1.7rem;color:var(--green-900);line-height:1.1}
.modal__role{font-size:.78rem;text-transform:uppercase;letter-spacing:1.5px;color:var(--lime-dark);margin-top:5px}
.modal__body{padding:30px 40px 38px}
.modal__body p{margin:0 0 1em}.modal__body p:last-child{margin-bottom:0}
.modal__close{position:absolute;top:12px;right:16px;background:none;border:none;font-size:2rem;line-height:1;color:var(--ink-soft);cursor:pointer;padding:6px}
.modal__close:hover{color:var(--green-900)}
@media(max-width:560px){.modal__head{flex-direction:column;text-align:center;align-items:center}}
/* portfolio: image-forward grid */
.portfolio-grid{gap:30px}
.portfolio-grid .offering__media{height:330px}
.portfolio-grid .offering__body{padding:26px 28px 30px}
.portfolio-grid .offering__title{font-size:1.6rem;margin-bottom:4px}
.portfolio-grid .offering__meta{font-size:.92rem;margin:12px 0 0;color:var(--ink-soft)}
@media(max-width:560px){.portfolio-grid .offering__media{height:240px}}
/* portfolio: whole-card link */
.offering--link{cursor:pointer;color:inherit;transition:transform .2s,box-shadow .2s}
.offering--link:hover{transform:translateY(-4px);box-shadow:var(--shadow);color:inherit}
.offering--link:hover .offering__title{color:var(--lime-dark)}
/* offering: photo gallery */
.gallery{gap:18px}
.gallery img{width:100%;height:280px;object-fit:cover;border-radius:var(--radius)}
/* offering: property video */
.video-embed{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);background:#000}
.video-embed video{width:100%;display:block;background:#000}
/* offering: map embed + amenity toggles */
.map-embed{border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
/* 1031 page: deadline calculator */
.calc{max-width:760px;margin:52px auto 0;border-top:3px solid var(--lime)}
.calc .field{max-width:320px}
.calc__out{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;margin:8px 0 16px}
.calc__stat{background:var(--cream);padding:26px 24px;text-align:center}
.calc__val{font-family:var(--serif);font-size:1.7rem;color:var(--lime-dark);line-height:1.1;margin-bottom:6px}
.calc__lab{font-size:.74rem;text-transform:uppercase;letter-spacing:1.5px;color:var(--ink-soft)}
/* 1031 page: FAQ */
.faq{max-width:820px;margin:0 auto}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:20px 0;font-family:var(--serif);font-size:1.18rem;color:var(--green-900);display:flex;justify-content:space-between;align-items:center;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--lime-dark);font-size:1.6rem;font-weight:400;line-height:1;flex:none}
.faq details[open] summary::after{content:"\2013"}
.faq details p{margin:0 0 20px;color:var(--ink-soft)}
@media(max-width:900px){.benefit-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.benefit-grid{grid-template-columns:1fr}.calc__out{grid-template-columns:1fr}}