:root{--ink:#171b18;--paper:#f2f0e9;--gold:#c5a66d;--muted:#777c72;--line:#d6d8cd}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:20px}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',Arial,sans-serif}a{color:inherit;text-decoration:none}button{font:inherit}button,a{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible{outline:3px solid #ad7d35;outline-offset:5px}.review{background:#d9c497;color:#292c26;padding:9px 5%;font-size:10px;font-weight:700;letter-spacing:1px;text-align:center}.review span{font-weight:400;letter-spacing:.2px;margin-left:12px}header{height:116px;display:flex;align-items:center;justify-content:space-between;padding:0 7%;border-bottom:1px solid var(--line)}.wordmark{font-size:24px;letter-spacing:4px;font-weight:400;line-height:1.1}.wordmark strong{font-weight:700}.wordmark small{display:block;font-size:8px;letter-spacing:4px;margin-top:10px}nav{display:flex;gap:36px;align-items:center;font-size:13px}.nav-contact{border-bottom:1px solid var(--ink);padding:10px 0}.nav-contact span{margin-left:32px}.hero{max-width:1600px;margin:auto;display:grid;grid-template-columns:1.12fr 1fr;gap:6%;padding:80px 7% 60px;align-items:center}.eyebrow{font-size:10px;font-weight:600;letter-spacing:2.1px;line-height:1.7}.eyebrow>span{display:inline-block;width:6px;height:6px;background:var(--gold);border-radius:50%;margin:0 9px 1px 0}h1,h2,h3,p{margin-top:0}h1,h2{font-family:'Libre Caslon Display',Georgia,serif;font-weight:400;letter-spacing:-2px;line-height:1.03}h1{font-size:clamp(58px,6.4vw,103px);margin:24px 0}em{font-style:normal;color:#8b713f}p{line-height:1.7}.intro{max-width:390px;color:#5d655b;font-size:16px}.actions{display:flex;align-items:center;gap:26px;margin-top:32px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:40px;min-height:52px;padding:17px 22px;font-size:13px;font-weight:500;transition:transform .2s,background .2s}.button:hover{transform:translateY(-2px)}.gold{background:var(--gold);color:#171b18}.gold:hover{background:#d3b983}.dark{background:var(--ink);color:#fff}.outline{border:1px solid #60675b;color:var(--paper)}.text-link{font-size:12px;border-bottom:1px solid #afb5a6;padding:8px 0;display:inline-block}.text-link span{margin-left:15px}.hero-signature{font-size:10px;font-weight:600;letter-spacing:2px;margin:54px 0 0}.hero-signature span{display:block;font-weight:400;font-size:11px;letter-spacing:.1px;color:#777c72;margin-top:8px}.hero-art{position:relative;padding:0 4%}.arch{height:470px;border-radius:240px 240px 0 0;background:#d8d5c9;position:relative;overflow:hidden}.sun{position:absolute;width:200px;height:200px;background:#c8aa72;border-radius:50%;top:30px;left:-50px;opacity:.7}.line-grid{position:absolute;inset:0;background:repeating-linear-gradient(0deg,transparent 0,transparent 49px,#f8f5ec22 50px),repeating-linear-gradient(90deg,transparent 0,transparent 49px,#f8f5ec33 50px)}.villa{position:absolute;width:83%;height:228px;bottom:62px;left:18%;background:#e9e7dc;box-shadow:-10px 14px 25px #444a3b20}.roof{height:17px;width:105%;background:#bdbdab;position:absolute;top:-17px;left:-7%}.upper{height:105px;display:flex;gap:16px;padding:18px 24px;background:#e5e2d5}.upper i{display:block;width:48px;background:#465143;border:5px solid #b4b5a0;box-shadow:inset -9px 0 #6a725d}.lower{position:absolute;bottom:0;left:-15%;width:100%;height:120px;background:#f1ede0;display:flex;gap:25px;padding:17px 28px;box-shadow:0 -10px #cbc8b5}.lower i{display:block;width:58px;background:#535b4c;border:4px solid #aaa994}.lower i:last-child{width:95px;background:repeating-linear-gradient(90deg,#3f483c 0,#3f483c 4px,#a59c7d 5px,#a59c7d 8px)}.step{position:absolute;background:#c7c6b5;left:-25%;bottom:-17px;width:130%;height:17px}.step.two{bottom:-29px;left:-32%;background:#b9bcaa}.ground{position:absolute;bottom:0;height:32px;width:100%;background:#818c70}.tree{position:absolute;bottom:36px;left:7%;height:220px;width:60px}.tree b{position:absolute;bottom:0;left:30px;height:155px;width:7px;background:#7f7355;transform:rotate(-5deg)}.tree i{position:absolute;top:0;left:-18px;width:105px;height:135px;border-radius:65% 40% 60% 40%;background:#687557;box-shadow:13px 31px #7c8967,-16px 45px #778063}.art-caption{margin-top:20px;display:flex;justify-content:space-between;font-size:8px;letter-spacing:1.5px}.art-caption span{color:#888b7d}.affiliations{margin:0 7%;padding:30px 0;display:flex;align-items:center;gap:38px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.affiliations>span{font-size:8px;letter-spacing:1.8px;color:#7d806f;line-height:2.3}.affiliations strong{font-size:14px;letter-spacing:0;color:#343d31;font-weight:500}.affiliations .divider{height:36px;width:1px;background:var(--line)}.affiliations p{margin:0 0 0 auto;font-family:'Libre Caslon Display',Georgia,serif;font-size:22px;line-height:1.2;color:#6c735f}.section{padding:100px 7%}.section-head{display:flex;justify-content:space-between;align-items:end;margin-bottom:44px}h2{font-size:clamp(45px,5vw,72px);margin:15px 0 0}.section-head>p{max-width:320px;color:#6c7366;font-size:14px;margin:0 0 5px}.path-list{display:grid;grid-template-columns:1fr 1fr;gap:0 36px}.path{width:100%;display:flex;align-items:center;text-align:left;padding:27px 0;border:0;border-top:1px solid var(--line);background:transparent;cursor:pointer}.path .num{font-size:10px;color:#92947f;align-self:start;margin:4px 20px 0 0}.path strong{display:block;font-size:17px;font-weight:500;line-height:1.4}.path small{display:block;font-size:8px;letter-spacing:1.8px;margin-top:9px;color:#808574}.path .arrow{font-size:22px;font-weight:400;margin-left:auto;padding-left:15px}.path.active{border-top:2px solid #91774b}.path.active .arrow{color:#9e7942}.path-detail{margin-top:16px;padding:35px;background:#e4e6dc;display:flex;align-items:center;gap:35px;justify-content:space-between}.path-detail>div{max-width:600px}.path-detail h3{font-family:'Libre Caslon Display',Georgia,serif;font-size:33px;font-weight:400;margin:10px 0}.path-detail p{font-size:13px;color:#5e6757;margin:0}.path-detail .button{flex-shrink:0;gap:25px}.approach{background:#e6e8de;display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center}.approach h2{font-size:clamp(40px,4.3vw,62px)}.approach-intro{max-width:440px;color:#626b5b;font-size:14px;margin:28px 0 17px}.steps{list-style:none;padding:0;margin:0}.steps li{display:flex;gap:27px;border-top:1px solid #c8cdbf;padding:25px 0}.steps li:last-child{padding-bottom:0}.steps li>span{font-size:10px;margin-top:8px;color:#8b713f}.steps h3{font-family:'Libre Caslon Display',Georgia,serif;font-weight:400;font-size:31px;margin-bottom:9px}.steps p{font-size:13px;color:#6e7765;margin:0}.contact{background:var(--ink);color:var(--paper)}.contact .eyebrow{color:#bfa56d}.contact h2{font-size:clamp(53px,6vw,84px);margin-bottom:25px}.contact h2 em{color:var(--gold)}.contact>p{color:#a8afa0;font-size:14px}.contact-bottom{display:flex;justify-content:space-between;align-items:end;border-top:1px solid #3c4438;padding-top:28px;margin-top:64px;color:#b4bcac;font-size:12px}.contact-bottom p{margin:0;font-size:11px}footer{padding:38px 7%;display:grid;grid-template-columns:1fr 2fr;gap:12%}footer .wordmark{font-size:18px;align-self:start}footer p{font-size:10px;color:#72796b;margin-bottom:9px}.fine{font-size:9px!important;color:#92998b!important}
@media(min-width:1500px){.section,header,footer,.affiliations{padding-left:max(7%,calc((100vw - 1376px)/2));padding-right:max(7%,calc((100vw - 1376px)/2))}.affiliations{margin:0}}@media(max-width:800px){header{height:94px;padding:0 6%}nav{gap:0}nav>a:not(.nav-contact){display:none}.wordmark{font-size:21px}.nav-contact span{margin-left:15px}.hero{grid-template-columns:1fr;padding:52px 6% 36px;gap:42px}h1{font-size:67px}.hero-art{max-width:440px;width:100%;margin:auto;padding:0 6%}.arch{height:360px}.hero-signature{margin-top:32px}.villa{height:205px}.upper{height:85px}.sun{width:160px;height:160px}.affiliations{margin:0 6%;gap:18px;flex-wrap:wrap}.affiliations strong{font-size:12px}.affiliations p{display:none}.section{padding:65px 6%}.section-head{display:block}.section-head>p{margin-top:24px;max-width:400px}.path-list{grid-template-columns:1fr}.path-detail{display:block;padding:26px}.path-detail .button{margin-top:24px}.path-detail h3{font-size:29px}.approach{grid-template-columns:1fr;gap:35px}.approach h2{font-size:48px}.steps li{padding:22px 0}.contact h2{font-size:57px}.contact .actions{flex-wrap:wrap;gap:12px}.contact-bottom{margin-top:45px;gap:20px}footer{grid-template-columns:1fr;gap:28px;padding:35px 6%}.review{font-size:8px;padding:8px 6%}.review span{display:block;margin:3px 0 0;font-size:8px}.intro{font-size:15px}.actions{gap:18px}.button{gap:22px;padding:16px 18px}.text-link{font-size:11px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}}

.portrait{width:100%;height:480px;object-fit:cover;object-position:50% 45%;border-radius:220px 220px 0 0;display:block}.portrait-wrap{padding:0;max-width:500px}.portrait-label{position:absolute;bottom:22px;left:-25px;background:#171b18;color:#eee9dc;padding:23px 28px;box-shadow:0 8px 30px #0002}.portrait-label>span{font-size:8px;letter-spacing:1.8px;color:#c5a66d}.portrait-label strong{display:block;font-family:Georgia,serif;font-size:29px;font-weight:400;margin:11px 0}.portrait-label p{font-size:11px;margin:0;color:#b7bcaf}.calc-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:55px}.calc-fields,.search-fields{display:grid;grid-template-columns:1fr 1fr;gap:25px}.calc-fields label,.search-fields label{font-size:12px;font-weight:500}input,select{width:100%;display:block;border:1px solid #c8cbbb;background:#fff8;color:var(--ink);padding:14px;margin-top:9px;font:inherit;font-size:15px;border-radius:0}input:focus,select:focus{outline:2px solid #9c7b43;outline-offset:2px}label small{display:block;color:#787f6f;font-size:10px;line-height:1.5;margin-top:6px}.calc-result{padding:34px;background:#171b18;color:#ebeadd}.calc-result>.eyebrow{color:var(--gold)}.total{font-family:Georgia,serif;font-size:54px;margin-top:20px}.calc-result>p{font-size:12px;color:#b7bdaf}.calc-result dl{margin:27px 0;font-size:12px}.calc-result dl>div{display:flex;justify-content:space-between;gap:20px;padding:12px 0;border-top:1px solid #3d4537}.calc-result dd{margin:0}.calc-result dt{color:#b9bfb0}.calc-result .button{width:100%;margin:4px 0 16px}.calc-note{font-size:10px!important;line-height:1.7}.homes{background:#e6e8de}.search-fields{grid-template-columns:repeat(4,1fr);gap:20px}.search-fields button{border:0;cursor:pointer;grid-column:1/-1;justify-self:start}.micro{font-size:11px;color:#7a8271;max-width:850px;margin:22px 0 0}.social{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center}.social p{font-size:14px;color:#6b7362;max-width:400px;margin-top:25px}.social-note{border-left:1px solid #c9cdbd;padding:22px 0 22px 45px}.social-note h3{font:36px/1.25 Georgia,serif;font-weight:400;margin:20px 0}.privacy{padding-top:30px;padding-bottom:30px;background:#e9ebe1}.privacy summary{cursor:pointer;display:flex;justify-content:space-between;font-size:13px}.privacy p{font-size:12px;max-width:900px;color:#5c6555;margin-top:22px}.privacy details:not([open]) summary span{font-size:18px}#search-result{padding:23px;border:1px solid #bdc5b4;margin-top:24px}#search-result p{margin-bottom:8px;font-size:14px}.section-head p{max-width:340px}
@media(max-width:800px){.portrait{height:410px}.portrait-label{left:-10px;bottom:18px;padding:18px 22px}.portrait-label strong{font-size:26px}.hero-art{max-width:400px}.calc-grid{grid-template-columns:1fr;gap:25px}.calc-fields{gap:18px}.calc-result{padding:25px}.search-fields{grid-template-columns:1fr 1fr}.social{grid-template-columns:1fr;gap:35px}.social-note{padding:25px 0 0;border-left:0;border-top:1px solid #c9cdbd}.social-note h3{font-size:29px}.social p{margin-top:20px}}

.application{display:grid;grid-template-columns:1fr 1fr;gap:8%;align-items:center}.application>div>p{font-size:14px;max-width:420px;color:#68725e;margin-top:24px}.application-status{padding:32px;border:1px solid #c9cdbd}.application-status h3{font:30px/1.3 Georgia,serif;margin:17px 0}.application-status .button{opacity:.6;cursor:not-allowed;width:100%;justify-content:center;border:0}.application-status p.micro{font-size:10px!important}@media(max-width:800px){.application{grid-template-columns:1fr;gap:30px}.application-status{padding:25px}}
/* William's signature black-and-gold palette. */
:root{--ink:#f5f0e5;--paper:#0c0c0c;--gold:#d5b36c;--muted:#b2aa9d;--line:#373024}body{background:#0c0c0c;color:#f5f0e5}::selection{background:#d5b36c;color:#0c0c0c}.review{background:#211b10;color:#d9bb7c;border-bottom:1px solid #4b3b20}.review span{color:#c1b294}header{background:#0c0c0c;border-bottom-color:#302a1e}.wordmark{color:#f6f0e3}.wordmark strong{color:#d5b36c}.wordmark small{color:#a99b80}.nav-contact{border-color:#c9a961;color:#e1c58b}.hero{background:radial-gradient(ellipse at 78% 38%,#28201540 0,transparent 57%)}h1,h2{color:#f3eee2}em{color:#d5b36c}.intro,.section-head>p{color:#bdb6a8}.eyebrow{color:#d5b36c}.text-link{color:#e7d4a8;border-color:#74613b}.hero-signature{color:#d7bc85}.hero-signature span{color:#a79f90}.portrait{border:1px solid #6d5832;box-shadow:0 18px 70px #0008}.portrait-label{background:#12110f;border:1px solid #78613a;box-shadow:0 12px 35px #0007}.portrait-label>span{color:#d5b36c}.portrait-label strong{color:#f5eee0}.portrait-label p{color:#bcb19a}.button.gold{background:#d5b36c;color:#11100d;border:1px solid #d5b36c}.button.gold:hover{background:#e3c88e}.button.dark{background:#d5b36c;color:#11100d;border:1px solid #d5b36c}.button.dark:hover{background:#e3c88e}.button.outline{border:1px solid #9a7d44;color:#e8d4aa;background:transparent}.affiliations{border-color:#373024}.affiliations>span{color:#9f927c}.affiliations strong{color:#e9dfcc}.affiliations .divider{background:#51412a}.affiliations p{color:#c9ad73}.path{border-color:#3b3326;color:#f3eee2}.path .num{color:#a68b57}.path small{color:#a39985}.path .arrow{color:#a58b59}.path.active{border-top-color:#d5b36c}.path.active .arrow{color:#e7c77e}.path:hover{background:#17140e}.path-detail{background:#191611;border:1px solid #443822}.path-detail h3{color:#f0e5d0}.path-detail p{color:#b7ad99}.approach{background:#141310;border-top:1px solid #352d20;border-bottom:1px solid #352d20}.approach-intro{color:#b9af9b}.steps li{border-color:#453b2a}.steps li>span{color:#d5b36c}.steps h3{color:#ecdfc6}.steps p{color:#b4aa96}.contact{background:#090909;border-top:1px solid #40341f}.contact .eyebrow{color:#d5b36c}.contact h2{color:#f5f0e5}.contact h2 em{color:#d5b36c}.contact>p{color:#b8ae9c}.contact-bottom{border-color:#413723;color:#d4c3a1}footer{background:#0e0e0d;border-top:1px solid #312b20}footer p{color:#b3a78e}.fine{color:#8f826c!important}input,select{background:#161512;color:#f3ead8;border-color:#5c4b2f;color-scheme:dark}label small{color:#aaa08b}.calc-result{background:#17140f;border:1px solid #69532b;box-shadow:0 18px 40px #0003}.calc-result>.eyebrow{color:#d5b36c}.total{color:#e4c482}.calc-result>p{color:#b6a98e}.calc-result dl>div{border-color:#493d27}.calc-result dt{color:#bcae92}.calc-result dd{color:#eee0c2}.calc-note{color:#a99b80!important}.homes{background:#141310;border-top:1px solid #393022;border-bottom:1px solid #393022}.micro{color:#a89b81}.social p{color:#b7ac96}.social-note{border-color:#5a4729}.social-note h3{color:#e4d0a7}.privacy{background:#14120e;border-top:1px solid #3c321f}.privacy summary{color:#d7bf8e}.privacy p{color:#b7aa90}.application>div>p{color:#b7ad97}.application-status{background:#17140f;border-color:#614b27}.application-status h3{color:#eee0c0}.application-status .button{opacity:.55}.application-status .micro{color:#a99b80!important}#search-result{border-color:#69532f;background:#1e1a12}#search-summary{color:#dfd0b1}a:focus-visible,button:focus-visible{outline-color:#f0cd7b}input:focus,select:focus{outline-color:#e0bd76}.dashboard .notice{background:#241e12;color:#d5c29a;border:1px solid #6b522b}.dashboard .metric{border-color:#5b4827;background:#15130f}.dashboard .metric span{color:#c3b28d}.dashboard .metric strong{color:#dfbd78}.dashboard th{color:#c5ac78}.dashboard th,.dashboard td{border-color:#4b3e27}.dashboard td.empty{color:#ae9e7b}.dashboard .schema{color:#bcb09a}.dashboard .schema h2{color:#e6d2a5}@media(max-width:800px){.social-note{border-top-color:#5a4729}.review{line-height:1.5}.portrait-label{left:0}.hero{overflow:hidden}}

.booking-note{font-size:11px!important;color:#b8aa8d!important;margin-top:18px;max-width:520px}@media(max-width:800px){.nav-contact{font-size:10px;max-width:145px}.nav-contact span{margin-left:8px}.hero .actions{flex-wrap:wrap}.hero .button{gap:22px;font-size:12px}}

/* Action clarity and touch targets */
.hero .intro{max-width:500px;line-height:1.8}.hero h1{font-size:clamp(54px,6.1vw,94px)}.hero .hero-signature span{line-height:1.7}.button{min-height:52px;white-space:normal;text-align:left}.path{min-height:94px}.text-link,.nav-contact{min-height:44px;display:inline-flex;align-items:center}.contact .actions{flex-wrap:wrap;gap:15px}.search-actions{display:flex;align-items:center;gap:20px;flex-wrap:wrap;margin-top:20px}.connection-status{color:#d5b36c!important;font-size:11px!important;letter-spacing:.3px}.application-status a.button{opacity:1;cursor:pointer;justify-content:space-between}.hero .actions{flex-wrap:wrap}.nav-contact{color:#e6c789}@media(max-width:800px){.hero h1{font-size:58px}.hero .intro{font-size:15px}.hero .hero-signature{letter-spacing:1.6px}.nav-contact{font-size:11px}.search-actions{align-items:stretch;gap:10px}.search-actions .button{width:100%}.path-detail .button{width:100%;gap:14px}.calculator .button{gap:15px}.contact .actions .button{flex:1 1 170px}.application-status a.button{font-size:12px}}

/* External discovery recommendations — no imported listing inventory. */
.recommendation-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.recommendation-card{background:#151515;border:1px solid #49402c;padding:28px;display:flex;flex-direction:column;align-items:flex-start}.recommendation-card h3{font-size:32px;margin:22px 0 8px;color:#e4c382}.recommendation-card p{color:#d0c8ba;line-height:1.7;flex:1}.recommendation-card .button{margin-top:18px;white-space:normal}.recommendation-notes{margin:30px 0;padding:30px;border-left:3px solid #d5b36c;background:#151515}.recommendation-notes h3{font-size:25px}.recommendation-notes li{line-height:1.7;margin-bottom:10px;color:#d0c8ba}.recommendation-notes .actions{flex-wrap:wrap}.recommendations .micro{line-height:1.7}nav{flex-wrap:wrap}@media(max-width:850px){.recommendation-grid{grid-template-columns:1fr}.recommendation-card{padding:24px}.recommendation-notes{padding:22px}.recommendation-notes .button{white-space:normal}}

.personal-story{background:#111;border-top:1px solid #49402c;border-bottom:1px solid #49402c}.story-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px;margin:25px 0 34px}.story-grid article{padding:24px;border-top:2px solid #d5b36c;background:#181818}.story-grid h3{font-size:27px;margin:18px 0 12px;color:#e4c382}.story-grid p{color:#d0c8ba;line-height:1.75}.personal-story .actions{flex-wrap:wrap}.personal-story .micro{margin-top:22px;line-height:1.7}@media(max-width:850px){.story-grid{grid-template-columns:1fr;gap:18px}.personal-story .button{white-space:normal}}

/* Instagram icon-only links with accessible names and generous touch targets. */
a.instagram-icon{display:inline-flex;align-items:center;justify-content:center;width:52px;height:52px;min-width:52px;min-height:52px;padding:0;border:1px solid #d5b36c;border-radius:12px;color:#e4c382;background:#141414;text-decoration:none;vertical-align:middle;flex-shrink:0}a.instagram-icon:hover{background:#d5b36c;color:#101010}a.instagram-icon:focus-visible{outline:3px solid #f5e5be;outline-offset:4px}a.instagram-icon svg{display:block;width:26px;height:26px;flex:none}

.calc-fields .field-error{color:#ffb4a8;font-size:13px;line-height:1.5}.calc-fields .field-error[hidden]{display:none}.calc-fields [aria-invalid="true"]{border-color:#ffb4a8;outline:1px solid #ffb4a8}