:root{
  --caliche:#F3F0E8; --limestone:#E4DCCD; --sand:#CFC5B3; --pecan:#6E6355; --mesquite:#8A5A3C;
  --liveoak:#3E4535; --iron:#2A2B26; --sage:#9DA38C; --water:#4A676C; --muted:#55524a;
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif; --sans:'Montserrat',Helvetica,Arial,sans-serif;
  --gut:clamp(20px,5vw,88px); --max:1320px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--caliche);color:var(--iron);font-family:var(--sans);font-size:15px;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer}
[hidden]{display:none!important}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gut)}
.eyebrow{font-size:11px;font-weight:600;letter-spacing:.28em;text-transform:uppercase;color:var(--pecan)}
.eyebrow .n{color:var(--mesquite);margin-right:14px}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.04;letter-spacing:-.005em}
h1{font-size:clamp(48px,6.6vw,104px);font-weight:400;line-height:.98}
h2{font-size:clamp(38px,5vw,72px)}
h3{font-size:clamp(26px,2.5vw,36px)}
h4{font-size:24px;line-height:1.15}
em,.ital{font-family:var(--serif);font-style:italic}
.lede{font-family:var(--serif);font-size:clamp(20px,1.8vw,25px);line-height:1.45}
.body-serif{font-family:var(--serif);font-size:20px;line-height:1.6}
.body-serif + .body-serif{margin-top:18px}
.muted{color:var(--muted)}
.small{font-size:12px;color:var(--pecan)}
.btn{display:inline-flex;align-items:center;gap:12px;font-family:var(--sans);font-size:11.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;padding:17px 28px;border:1px solid currentColor;background:transparent;color:inherit;transition:.25s}
.btn.fill{background:var(--caliche);color:var(--iron);border-color:var(--caliche)}
.btn.fill:hover{background:var(--limestone)}
.btn.dark{background:var(--liveoak);color:var(--caliche);border-color:var(--liveoak)}
.btn.dark:hover{background:var(--iron);border-color:var(--iron)}
.btn.ghost{color:var(--caliche)}
.btn.ghost:hover{background:rgba(243,240,232,.12)}
.btn.line{color:var(--iron)}
.btn.line:hover{background:var(--limestone)}
.link{font-size:11.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;border-bottom:1px solid currentColor;padding-bottom:5px;display:inline-flex;gap:10px}
.arrow::after{content:"\2192";letter-spacing:0;font-weight:400}
.ph{display:inline-flex;align-items:center;gap:8px;font-size:9.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;padding:6px 10px;border:1px dashed currentColor;border-radius:2px}
.ph.on-light{color:var(--mesquite);background:rgba(243,240,232,.88)}
.ph.on-img{color:#fff;background:rgba(30,30,26,.45);border-color:rgba(255,255,255,.7)}
.sample{display:inline-block;font-size:9.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--caliche);background:var(--mesquite);padding:5px 9px}
.draft{display:flex;gap:14px;align-items:flex-start;background:#EFE7D8;border-left:2px solid var(--mesquite);padding:14px 18px;font-size:12.5px;color:#4b4942;margin:0 0 40px}
.draft b{color:var(--mesquite);letter-spacing:.14em;text-transform:uppercase;font-size:10px;white-space:nowrap;padding-top:2px}
.pad{padding:clamp(80px,10vw,160px) 0}
.pad-s{padding:clamp(60px,7vw,110px) 0}
.lime{background:var(--limestone)}
.dark-sec{background:var(--liveoak);color:var(--caliche);position:relative;overflow:hidden}
.dark-sec .eyebrow{color:var(--sage)}
.dark-sec .topo,.site-footer .topo{position:absolute;inset:0;background:url(../assets/topo-dark.svg) center/cover;opacity:.7;pointer-events:none}
.dark-sec .rel{position:relative}
section{position:relative}

/* note bar + header */
.note-bar{position:relative;z-index:40;background:var(--limestone);color:var(--pecan);font-size:10.5px;letter-spacing:.06em;display:flex;justify-content:center;gap:22px;flex-wrap:wrap;padding:7px 16px;text-align:center}
.note-bar a{color:var(--liveoak);font-weight:600;border-bottom:1px solid rgba(62,69,53,.35)}
.note-bar .nb-valid{font-weight:400;color:var(--pecan)}
.site-header{position:sticky;top:0;z-index:30;background:var(--caliche);color:var(--iron);border-bottom:1px solid var(--limestone);transition:background .3s,color .3s,border-color .3s}
.overlay .site-header{position:absolute;left:0;right:0;top:auto;background:transparent;color:var(--caliche);border-color:transparent}
.overlay .site-header.scrolled{position:fixed;top:0;background:var(--caliche);color:var(--iron);border-color:var(--limestone)}
.hwrap{display:flex;align-items:center;justify-content:space-between;height:92px;padding:0 var(--gut);gap:30px}
.logo{display:flex;align-items:center;gap:14px;position:relative;flex:none}
.logo svg{width:28px;height:36px}
.logo .wm{line-height:1}
.logo .wm b{display:block;font-family:var(--serif);font-weight:500;font-size:25px;letter-spacing:.3em}
.logo .wm span{display:block;font-size:8.5px;letter-spacing:.4em;margin-top:6px;opacity:.85}
.logo .wn{position:absolute;left:44px;top:100%;margin-top:4px;font-size:11px;opacity:.7;white-space:nowrap}
.menu{display:flex;gap:28px;font-size:10.5px;font-weight:500;letter-spacing:.18em;text-transform:uppercase}
.menu a{padding:6px 0;border-bottom:1px solid transparent;opacity:.9}
.menu a:hover,.menu a.on{opacity:1;border-color:currentColor}
.navr{display:flex;align-items:center;gap:22px;font-size:11px;letter-spacing:.14em;flex:none}
.burger{display:none;width:44px;height:44px;border:0;background:transparent;color:inherit;position:relative}
.burger span,.burger span::before,.burger span::after{position:absolute;left:10px;width:24px;height:1px;background:currentColor;content:""}
.burger span{top:22px}.burger span::before{top:-7px;left:0}.burger span::after{top:7px;left:0}
.open .burger span{background:transparent}.open .burger span::before{top:0;transform:rotate(45deg)}.open .burger span::after{top:0;transform:rotate(-45deg)}
.mobile-menu{display:none}
.open .mobile-menu{display:flex;flex-direction:column;background:var(--caliche);color:var(--iron);padding:10px var(--gut) 30px;border-top:1px solid var(--limestone)}
.mobile-menu a{font-family:var(--serif);font-size:26px;padding:10px 0;border-bottom:1px solid var(--limestone)}
.mobile-menu a.on{color:var(--mesquite)}
.mobile-menu .mm-est{font-family:var(--sans);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--liveoak);border:0;padding-top:20px}
.open.site-header{background:var(--caliche)!important;color:var(--iron)!important}

/* home hero */
.hero{position:relative;min-height:max(760px,100vh);color:var(--caliche);display:flex;align-items:flex-end;overflow:hidden;background:#3a3d33}
.hero .media{position:absolute;inset:0;background:url(../assets/hero-llano-river.jpg) center 60%/cover}
.hero .media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,30,24,.62) 0%,rgba(28,30,24,.14) 26%,rgba(28,30,24,.3) 52%,rgba(24,26,20,.86) 100%)}
.hero .inner{position:relative;z-index:2;width:100%;padding:190px 0 110px}
.hero .grid{display:grid;grid-template-columns:7fr 5fr;gap:60px;align-items:end}
.hero .eyebrow{color:#EDE8DD;margin-bottom:26px;text-shadow:0 1px 12px rgba(0,0,0,.5)}
.hero .ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:42px;align-items:center}
.hero .ctas .link{color:var(--caliche);margin-left:12px}
.hero .loop-tag{position:absolute;z-index:2;right:var(--gut);bottom:28px}
.teamfilm{display:block;position:relative;color:#fff}
.teamfilm .frame{position:relative;aspect-ratio:16/10;background:url(../assets/rural-gate.jpg) center/cover;border:1px solid rgba(243,240,232,.5)}
.teamfilm .frame::after{content:"";position:absolute;inset:0;background:rgba(25,27,21,.35)}
.play{position:absolute;z-index:2;left:50%;top:50%;transform:translate(-50%,-50%);width:84px;height:84px;border-radius:50%;border:1px solid rgba(255,255,255,.85);display:grid;place-items:center;transition:.3s;background:rgba(0,0,0,.08)}
.play::before{content:"";border-left:16px solid #fff;border-top:10px solid transparent;border-bottom:10px solid transparent;margin-left:5px}
.teamfilm:hover .play{background:rgba(243,240,232,.18);transform:translate(-50%,-50%) scale(1.05)}
.teamfilm .frame .ph{position:absolute;z-index:2;left:14px;top:14px}
.teamfilm .cap span{white-space:nowrap}
.teamfilm .cap{display:flex;align-items:baseline;justify-content:space-between;gap:16px;margin-top:12px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--sand)}
.teamfilm .cap i{font-family:var(--serif);font-size:19px;letter-spacing:0;text-transform:none;color:var(--caliche)}

/* interior page head */
.page-head{padding:clamp(70px,8vw,130px) 0 clamp(50px,6vw,90px)}
.page-head .grid{display:grid;grid-template-columns:7fr 5fr;gap:clamp(30px,6vw,100px);align-items:end}
.page-head h1{margin-top:24px}
.page-head .lede{color:#3d3b35}
.band{height:clamp(260px,38vw,520px);background:center/cover;position:relative}
.band .ph{position:absolute;left:var(--gut);bottom:22px}

/* counties / focus */
.country .grid{display:grid;grid-template-columns:5fr 7fr;gap:clamp(40px,6vw,110px);align-items:start}
.regions{display:grid;grid-template-columns:1fr 1fr;gap:0 40px;border-top:1px solid var(--iron)}
.region{padding:28px 0}
.region h3{margin-bottom:6px}
.region .sub{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--pecan)}
.region ul{list-style:none;margin-top:18px;border-top:1px solid var(--sand)}
.region li{font-family:var(--serif);font-size:22px;padding:9px 0;border-bottom:1px solid var(--sand);display:flex;justify-content:space-between}
.region li small{font-family:var(--sans);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--pecan);align-self:center}
.focus-row{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:80px;border-top:1px solid var(--sand);border-bottom:1px solid var(--sand)}
.focus-row div{padding:30px 30px 30px 0;border-right:1px solid var(--sand)}
.focus-row div + div{padding-left:30px}
.focus-row div:last-child{border-right:0}
.focus-row b{display:block;font-family:var(--serif);font-weight:500;font-size:30px;line-height:1.1;margin-bottom:8px}
.focus-row p{font-size:13.5px;color:var(--muted)}

/* featured (home) */
.head-row{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:70px}
.head-row h2{margin-top:22px;max-width:760px}
.feature{display:grid;grid-template-columns:repeat(12,1fr);align-items:center}
.feature .img{grid-column:1/9;grid-row:1;aspect-ratio:3/2;background:center/cover;position:relative}
.feature .img .ph{position:absolute;left:20px;top:20px}
.feature .txt{grid-column:8/13;grid-row:1;background:var(--caliche);padding:50px 46px;position:relative;z-index:2}
.feature .txt h3{font-size:clamp(32px,3.2vw,48px);margin:16px 0 14px}
.meta{display:grid;grid-template-columns:auto auto 1fr;margin:24px 0 26px;border-top:1px solid var(--limestone);border-bottom:1px solid var(--limestone)}
.meta div{padding:13px 16px 13px 0;margin-right:16px;border-right:1px solid var(--limestone);font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--pecan)}
.meta div:last-child{border:0}
.meta b{display:block;font-family:var(--serif);font-size:21px;letter-spacing:0;text-transform:none;color:var(--iron);font-weight:500;white-space:nowrap}
.duo{display:grid;grid-template-columns:repeat(12,1fr);margin-top:110px;gap:0 30px}
.duo article:nth-child(1){grid-column:2/7}
.duo article:nth-child(2){grid-column:8/12;margin-top:150px}
.duo .img{aspect-ratio:4/5;background:center/cover;position:relative;margin-bottom:26px}
.duo article:nth-child(1) .img{aspect-ratio:5/4}
.duo .img .ph{position:absolute;left:16px;top:16px}
.duo h3{margin:12px 0 10px}
.duo p{color:var(--muted);max-width:440px}
.m{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--pecan);margin-top:14px}
.center{text-align:center}

/* quieter way */
.quiet .grid{display:grid;grid-template-columns:6fr 5fr;gap:clamp(40px,7vw,120px);align-items:start}
.quiet h2{font-size:clamp(50px,6.2vw,96px);font-weight:400;margin-top:26px;line-height:.98}
.quiet h2 em{color:var(--sand)}
.quiet .pic{margin-top:56px;aspect-ratio:16/10;background:url(../assets/fence-post.jpg) center/cover;width:88%;position:relative}
.quiet .pic .ph{position:absolute;left:16px;bottom:16px}
.quiet .copy{padding-top:100px}
.quiet .copy .lede{color:#ECE6DA}
.quiet .copy p{color:#C9C5B6;margin-top:20px}
.principles{list-style:none;margin:44px 0 46px;border-top:1px solid rgba(207,197,179,.3)}
.principles li{display:grid;grid-template-columns:54px 1fr;padding:20px 0;border-bottom:1px solid rgba(207,197,179,.3)}
.principles li span{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--sage)}
.principles li b{display:block;font-family:var(--serif);font-weight:500;font-size:24px;margin-bottom:2px}
.principles li p{margin:0!important;font-size:14px}

/* water story */
.water .spread{display:grid;grid-template-columns:repeat(12,1fr);gap:0 30px;align-items:start}
.water .bigimg{grid-column:1/7;aspect-ratio:4/5;background:url(../assets/windmill-ranch.jpg) 74% center/cover;margin-left:calc(-1 * var(--gut));position:relative}
.water .bigimg .ph{position:absolute;left:calc(var(--gut) + 6px);bottom:20px}
.water .story{grid-column:8/13;padding-top:30px}
.water .story h2{margin:24px 0 32px;font-size:clamp(38px,4.3vw,64px)}
.water .story h2 em{color:var(--water)}
.dropcap::first-letter{float:left;font-size:92px;line-height:.8;padding:8px 12px 0 0;color:var(--water);font-weight:500}
.checks{display:grid;grid-template-columns:1fr 1fr;gap:0 30px;margin-top:40px;border-top:1px solid var(--sand)}
.checks div{padding:15px 0;border-bottom:1px solid var(--sand);font-size:13px;display:flex;gap:12px}
.checks div::before{content:"";flex:none;width:7px;height:7px;border-radius:50%;background:var(--water);margin-top:8px}

/* services index */
.svc{display:grid;grid-template-columns:100px 4fr 5fr 150px;gap:30px;padding:44px 0;border-top:1px solid var(--sand);align-items:start}
.svc:last-of-type{border-bottom:1px solid var(--sand)}
.svc .num{font-family:var(--serif);font-style:italic;font-size:30px;color:var(--mesquite)}
.svc h3{font-size:clamp(28px,2.9vw,42px)}
.svc h3 small{display:block;font-family:var(--sans);font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--pecan);margin-top:14px;font-weight:500}
.svc ul{list-style:none;margin-top:12px}
.svc li{font-size:13.5px;padding:5px 0 5px 28px;color:#4b4942;position:relative}
.svc li::before{content:"\2014";color:var(--sand);position:absolute;left:0}
.svc .go{justify-self:end;margin-top:14px}
.svc p.desc{font-family:var(--serif);font-size:19px;line-height:1.5;color:#3d3b35}
.disclaim{font-size:11.5px;color:var(--pecan);margin-top:28px;max-width:780px}

/* team */
.portrait{background:var(--sand);display:flex;align-items:flex-end;overflow:hidden;position:relative}
.portrait .sil{position:absolute;inset:0;background:url(../assets/topo-light.svg) center/cover;opacity:.55}
.portrait .ph{position:relative;margin:18px}
.portrait .mono{position:absolute;left:50%;top:46%;transform:translate(-50%,-50%);width:22%;opacity:.28}
.team-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:0 30px}
.team-grid article{position:relative}
.team-grid article:nth-child(1){grid-column:1/5}
.team-grid article:nth-child(2){grid-column:5/9;margin-top:90px}
.team-grid article:nth-child(3){grid-column:9/13;margin-top:30px}
.team-grid .portrait{aspect-ratio:4/5;margin-bottom:22px}
.team-grid h3{font-size:34px}
.role{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--pecan);margin:8px 0 12px}
.team-grid p{color:var(--muted)}

/* agent story page */
.agent-head .grid{display:grid;grid-template-columns:5fr 7fr;gap:clamp(40px,6vw,100px);align-items:end}
.agent-head .portrait{aspect-ratio:4/5}
.agent-head h1{margin:22px 0 10px}
.agent-film{margin-top:34px}
.agent-film .frame{border:0}
.agent-film .cap{color:var(--pecan)}
.agent-film .cap i{color:var(--iron)}
.chapters{display:grid;grid-template-columns:3fr 8fr;gap:clamp(30px,6vw,100px)}
.chapters nav{position:sticky;top:120px;align-self:start;border-top:1px solid var(--iron)}
.chapters nav a{display:block;padding:12px 0;border-bottom:1px solid var(--sand);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--pecan)}
.chapters nav a:hover{color:var(--iron)}
.chapter{padding-bottom:70px;margin-bottom:70px;border-bottom:1px solid var(--sand);scroll-margin-top:120px}
.chapter:last-child{border-bottom:0;margin-bottom:0}
.chapter .num{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--mesquite)}
.chapter h2{font-size:clamp(34px,3.6vw,52px);margin:10px 0 24px}
.chapter blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(26px,2.6vw,36px);line-height:1.25;color:var(--liveoak);border-left:1px solid var(--mesquite);padding-left:28px;margin:30px 0}
.chapter blockquote cite{display:block;font-style:normal;font-family:var(--sans);font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--pecan);margin-top:16px}
.chapter .inset{aspect-ratio:16/9;background:center/cover;margin:34px 0 10px;position:relative}
.chapter .inset .ph{position:absolute;left:14px;top:14px}
.tagrow{display:flex;flex-wrap:wrap;gap:10px;margin-top:20px}
.tagrow span{border:1px solid var(--sand);border-radius:40px;padding:7px 14px;font-size:12px}
.pager{display:flex;justify-content:space-between;gap:20px;border-top:1px solid var(--iron);padding-top:26px;margin-top:20px}
.pager a{font-family:var(--serif);font-size:26px}
.pager a small{display:block;font-family:var(--sans);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--pecan)}

/* properties list */
.filters{display:flex;flex-wrap:wrap;align-items:center;gap:10px;padding:22px 0;border-top:1px solid var(--sand);border-bottom:1px solid var(--sand);margin-bottom:80px}
.filters .lbl{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--pecan);margin-right:10px}
.chip{border:1px solid var(--sand);background:transparent;border-radius:40px;padding:9px 16px;font-size:12px;letter-spacing:.04em;color:var(--iron)}
.chip.on{background:var(--liveoak);border-color:var(--liveoak);color:var(--caliche)}
.filters .count{margin-left:auto;font-family:var(--serif);font-style:italic;font-size:18px;color:var(--pecan)}
.listing{display:grid;grid-template-columns:repeat(12,1fr);gap:0 30px;align-items:center;margin-bottom:110px}
.listing .img{grid-column:1/8;aspect-ratio:3/2;background:center/cover;position:relative}
.listing .img .ph{position:absolute;left:16px;top:16px}
.listing .txt{grid-column:9/13}
.listing:nth-child(even) .img{grid-column:6/13;grid-row:1}
.listing:nth-child(even) .txt{grid-column:1/5;grid-row:1}
.listing h3{font-size:clamp(32px,3vw,46px);margin:14px 0 6px}
.listing p{color:var(--muted)}
.private-card{display:grid;grid-template-columns:5fr 7fr;gap:clamp(40px,6vw,100px);align-items:start}

/* steps (sell) */
.steps{list-style:none;counter-reset:s;border-top:1px solid var(--iron)}
.steps li{display:grid;grid-template-columns:90px 4fr 6fr;gap:30px;padding:34px 0;border-bottom:1px solid var(--sand)}
.steps li::before{counter-increment:s;content:counter(s,decimal-leading-zero);font-family:var(--serif);font-style:italic;font-size:30px;color:var(--mesquite)}
.steps h3{font-size:30px}
.steps p{color:var(--muted)}

/* field notes */
.notes-lead{display:grid;grid-template-columns:7fr 5fr;gap:clamp(40px,6vw,100px);margin-bottom:90px}
.notes-lead .img{aspect-ratio:3/2;background:url(../assets/windmill-historic.jpg) center/cover;position:relative;margin-bottom:26px}
.notes-lead .img .ph{position:absolute;left:16px;top:16px}
.cat{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--mesquite);font-weight:600}
.notes-lead h2{font-size:clamp(34px,3.6vw,54px);margin:14px 0 16px}
.notes-list{border-top:1px solid var(--iron)}
.note-row{display:grid;grid-template-columns:160px 1fr 160px;gap:30px;padding:30px 0;border-bottom:1px solid var(--sand);align-items:center}
.note-row .thumb{aspect-ratio:4/3;background:center/cover}
.note-row h4{font-size:28px;margin:8px 0 6px}
.note-row p{font-size:13.5px;color:var(--muted)}
.note-row .rt{text-align:right;font-size:12px;color:var(--pecan)}
.toc{border-top:1px solid var(--iron)}
.toc a{display:grid;grid-template-columns:1fr 110px;gap:22px;padding:24px 0;border-bottom:1px solid var(--sand);align-items:center}
.toc h4{font-size:25px;margin:8px 0 6px}
.toc .thumb{aspect-ratio:1;background:center/cover}
.toc small{font-size:12px;color:var(--pecan)}

/* proposal card */
.proposal{display:grid;grid-template-columns:auto 1fr auto;gap:36px;align-items:center;border:1px solid var(--sand);background:var(--caliche);padding:30px 36px}
.proposal img{width:58px}
.proposal h3{font-size:30px}
.proposal p{font-size:13px;color:var(--muted);margin-top:4px}

/* contact / form */
.contact .grid{display:grid;grid-template-columns:5fr 7fr;gap:clamp(40px,7vw,120px)}
.contact h2{margin:24px 0 26px}
.promise{margin-top:34px;border-left:1px solid var(--mesquite);padding-left:22px;font-family:var(--serif);font-style:italic;font-size:20px;color:var(--liveoak)}
.direct{margin-top:40px;font-size:13px;color:var(--muted)}
.direct b{display:block;font-family:var(--serif);font-size:28px;font-weight:500;color:var(--iron)}
form.lead{display:grid;grid-template-columns:1fr 1fr;gap:30px 34px}
.f{display:flex;flex-direction:column}
.full{grid-column:1/-1}
.f label{font-size:10px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--pecan);margin-bottom:8px}
.f label i{font-family:var(--sans);font-style:normal;font-weight:400;letter-spacing:.06em;text-transform:none;color:#8d8577;margin-left:6px}
.f input,.f select{font-family:var(--serif);font-size:20px;border:0;border-bottom:1px solid var(--sand);background:transparent;padding:8px 0 10px;color:var(--iron);outline:none;border-radius:0;appearance:none;-webkit-appearance:none;width:100%}
.f input:focus,.f select:focus{border-color:var(--liveoak)}
.f select{background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%236E6355'/%3E%3C/svg%3E") right 4px center no-repeat;padding-right:24px}
.f.bad input,.f.bad select{border-color:#A2462E}
.err{font-size:11.5px;color:#A2462E;min-height:0;margin-top:6px}
.err:empty{display:none}
.f-note{font-size:12px;color:var(--pecan);margin-top:-18px;font-style:italic;font-family:var(--serif);font-size:16px}
.lead .submit{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-top:4px}
.lead .submit p{font-size:11.5px;color:var(--pecan);max-width:420px}
.thanks{border:1px solid var(--sand);padding:40px;background:var(--caliche);outline:none}
.thanks h3{font-size:40px;margin-bottom:10px}
.form-wrap{background:var(--caliche);padding:clamp(28px,4vw,54px)}
.lime .form-wrap{background:var(--caliche)}

/* insta */
.insta .bar{display:flex;justify-content:space-between;align-items:center;padding:0 var(--gut) 24px;gap:20px;flex-wrap:wrap}
.insta .bar h3{font-size:30px}
.insta .row{display:grid;grid-template-columns:repeat(6,1fr)}
.insta .row div{aspect-ratio:1;background:center/cover}

/* footer */
.site-footer{background:var(--iron);color:#C9C4B6;padding:100px 0 40px;position:relative;overflow:hidden}
.site-footer .wrap{position:relative}
.ftop{display:grid;grid-template-columns:4fr 2fr 2fr 3fr;gap:50px;padding-bottom:64px;border-bottom:1px solid rgba(207,197,179,.2)}
.fwm{display:flex;align-items:center;gap:16px;color:var(--caliche)}
.fwm svg{width:34px;height:44px}
.fwm b{display:block;font-family:var(--serif);font-weight:500;font-size:32px;letter-spacing:.3em;line-height:1}
.fwm span span{display:block;font-size:9px;letter-spacing:.42em;margin-top:8px;color:var(--sand)}
.brandline{font-family:var(--serif);font-style:italic;font-size:28px;color:var(--caliche);line-height:1.25;margin-top:30px;max-width:360px}
.site-footer h5{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--sage);font-weight:600;margin-bottom:18px}
.site-footer li{list-style:none;font-size:13.5px;padding:3px 0}
.site-footer li.sub{font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--sage);padding-top:10px}
.site-footer li a:hover{color:var(--caliche)}
.ph-i{color:var(--sage)}
.est-link{display:inline-block;margin-top:24px;color:var(--caliche);font-size:11px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;border-bottom:1px solid rgba(243,240,232,.5);padding-bottom:4px}
.est-link small{display:block;font-weight:400;letter-spacing:.06em;text-transform:none;color:var(--sand);font-size:11px;margin-top:4px}
.legal{display:grid;grid-template-columns:1fr auto;gap:30px;padding-top:32px;font-size:11.5px;align-items:start}
.trec{display:flex;flex-wrap:wrap;gap:12px 28px}
.trec a{color:var(--caliche);border-bottom:1px solid rgba(243,240,232,.5);padding-bottom:2px}
.fine{margin-top:20px;max-width:820px;line-height:1.7;color:#9C978A}
.eho{display:flex;align-items:center;gap:10px;color:var(--sand);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase}

/* responsive */
@media (max-width:1240px){ .navr .tel{display:none} .menu{gap:20px} }
@media (max-width:1100px){
  .menu{display:none}.burger{display:block}
}
@media (max-width:900px){
  .hero .grid,.page-head .grid,.country .grid,.quiet .grid,.contact .grid,.agent-head .grid,.chapters,.notes-lead,.private-card{grid-template-columns:1fr}
  .chapters nav{position:static}
  .regions{grid-template-columns:1fr}
  .focus-row{grid-template-columns:1fr}.focus-row div,.focus-row div+div{padding:22px 0;border-right:0;border-bottom:1px solid var(--sand)}.focus-row div:last-child{border-bottom:0}
  .feature .img,.feature .txt{grid-column:1/-1}
  .feature .txt{grid-row:2;margin:-50px 18px 0;padding:30px 24px}
  .duo article:nth-child(n),.team-grid article:nth-child(n){grid-column:1/-1;margin-top:60px}
  .duo,.team-grid,.water .spread,.listing{gap:0}
  .quiet .copy{padding-top:0}.quiet .pic{width:100%}
  .water .bigimg{grid-column:1/-1;margin-right:calc(-1 * var(--gut));aspect-ratio:4/3}
  .water .story{grid-column:1/-1}
  .svc{grid-template-columns:1fr;gap:10px}.svc .go{justify-self:start}
  .listing .img,.listing:nth-child(even) .img,.listing .txt,.listing:nth-child(even) .txt{grid-column:1/-1;grid-row:auto}
  .listing .txt{margin-top:24px}
  .steps li{grid-template-columns:60px 1fr}.steps li p{grid-column:2}
  .note-row{grid-template-columns:110px 1fr}.note-row .rt{display:none}
  .insta .row{grid-template-columns:repeat(3,1fr)}
  .proposal{grid-template-columns:1fr;gap:16px}
  .ftop{grid-template-columns:1fr 1fr}
  .legal{grid-template-columns:1fr}
}
@media (max-width:600px){
  body{font-size:14.5px}
  .note-bar{font-size:9.5px;gap:4px 14px;padding:6px 12px}
  .hwrap{height:74px}
  .logo .wm b{font-size:20px}.logo svg{width:24px;height:30px}
  .logo .wn{left:38px;font-size:10px}
  .hero{min-height:0;align-items:flex-start}
  .hero .inner{padding:130px 0 80px}
  .hero h1{font-size:50px}
  .hero .ctas .btn{width:100%;justify-content:center}.hero .ctas .link{margin:8px 0 0}
  .hero .loop-tag{display:none}
  .head-row{flex-direction:column;align-items:flex-start}
  .meta{grid-template-columns:1fr 1fr}.meta b{white-space:normal}.meta div{border-right:0}
  .checks{grid-template-columns:1fr}
  form.lead{grid-template-columns:1fr}
  .f-note{margin-top:-14px}
  .toc a{grid-template-columns:1fr 80px}
  .note-row{grid-template-columns:1fr}.note-row .thumb{display:none}
  .filters .count{margin-left:0;width:100%}
  .ftop{grid-template-columns:1fr}
  .pager{flex-direction:column}
  .draft{flex-direction:column;gap:4px}
}

/* Oct 15 revisions: hero subline, off-market + groundwater pillars, news list */
.hero-sub{font-family:var(--serif);font-size:clamp(20px,1.8vw,26px);line-height:1.35;max-width:520px;margin:18px 0 6px;color:inherit;opacity:.92}
.pillars{background:var(--limestone, #E9E2D3);padding:0}
.pillar-grid{display:grid;grid-template-columns:1fr 1fr;gap:0}
.pillar{display:block;padding:clamp(48px,6vw,90px) clamp(24px,4vw,60px) clamp(48px,6vw,90px) 0;color:inherit;text-decoration:none;border-right:1px solid var(--sand)}
.pillar + .pillar{border-right:0;padding-left:clamp(24px,4vw,60px)}
.pillar h2{margin:18px 0 18px}
.pillar p{max-width:480px;color:#3d3b35;margin-bottom:22px}
.pillar:hover h2 em{text-decoration:underline;text-underline-offset:6px;text-decoration-thickness:1px}
.news{margin:0 0 clamp(60px,8vw,110px)}
.news-list{border-top:1px solid var(--iron)}
.news-item{display:grid;grid-template-columns:160px 1fr;gap:30px;padding:24px 0;border-bottom:1px solid var(--sand)}
.news-item .d{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.news-item .d span{display:block;margin-top:6px;color:var(--mesquite)}
.news-item h4{font-family:var(--serif);font-weight:500;font-size:26px;line-height:1.15;margin-bottom:6px}
.news-item p{font-size:14px;color:var(--muted)}
@media (max-width:800px){.pillar-grid{grid-template-columns:1fr}.pillar{border-right:0;border-bottom:1px solid var(--sand);padding-right:0}.pillar + .pillar{padding-left:0;border-bottom:0}.news-item{grid-template-columns:1fr;gap:8px}}