@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600&family=Libre+Caslon+Display&display=swap');
:root{--green:#005439;--deep:#003d2d;--ivory:#f6f3eb;--gold:#bba16a;--text:#213c31;--muted:#68736b;--line:#d8ddd3;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}body{margin:0;background:var(--ivory);color:var(--text);font-family:var(--sans);font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:5px}button{cursor:pointer}img{max-width:100%;display:block}p{margin:0 0 1.1rem}h1,h2,h3{font-weight:400;line-height:1.07;margin:0 0 1.3rem}h1,h2{font-family:var(--serif)}h1{font-size:clamp(50px,5.8vw,88px);letter-spacing:-.035em}h2{font-size:clamp(38px,4vw,60px);letter-spacing:-.025em}h3{font-size:23px;line-height:1.25}em{font-style:italic;color:var(--green)}header{min-height:112px;padding:25px 4.5%;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid 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0}.hero-picture>img{width:100%;height:100%;object-fit:cover}.hero-picture:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(transparent,rgba(0,40,25,.65));pointer-events:none}.image-tag{position:absolute;bottom:52px;left:35px;color:white;font-family:var(--serif);font-size:34px;line-height:1.15;z-index:1}.image-tag em{color:#f1e5be}.hero-picture figcaption{position:absolute;bottom:15px;left:35px;z-index:1;color:#f1f1e4;font-size:9px;letter-spacing:.03em}.values-strip{display:flex;justify-content:space-around;gap:20px;background:var(--green);color:#f3f1e5;padding:22px;font-size:12px;letter-spacing:.08em}.values-strip span+span{border-left:1px solid #ffffff40;padding-left:7%}.section{padding:90px 7%;max-width:1600px;margin:auto}.split{display:grid;grid-template-columns:1fr 1fr;gap:80px}.large-copy{font-size:26px;line-height:1.4;font-family:var(--serif)}.split 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@media(min-width:1600px){header,.hero{padding-left:7%;padding-right:7%}}@media(max-width:1100px){nav{gap:18px}.brand strong{font-size:20px}.hero{gap:30px}.hero-picture{height:520px}.actions{gap:20px}.split,.contact-layout{gap:45px}.empty.elegant{flex-wrap:wrap}.empty .button{margin-left:0}.cards{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:800px){header{min-height:90px;position:relative;padding:18px 5%}.brand{gap:8px}.brand strong{font-size:19px}.brand small{font-size:8px}.monogram{width:48px;height:52px}.menu-toggle{display:block;background:transparent;border:1px solid var(--line);padding:8px 12px;color:var(--green);font-size:12px}nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);padding:25px;z-index:10;border-bottom:1px solid var(--line)}nav.open{display:flex;flex-direction:column;align-items:stretch}.hero{grid-template-columns:1fr;padding:40px 5%;gap:30px}.hero h1{font-size:61px}.hero-copy{padding:0}.hero-picture{height:440px;border-radius:110px 0 0 0}.hero .intro{font-size:16px}.values-strip{padding:18px 5%;font-size:10px;letter-spacing:0;gap:12px}.values-strip span+span{padding-left:12px}.section{padding:60px 6%}.split,.contact-layout{grid-template-columns:1fr;gap:25px}.section-heading{align-items:start;flex-direction:column;gap:18px}.three{grid-template-columns:1fr;gap:20px}.three article{display:grid;grid-template-columns:50px 1fr;column-gap:20px}.three article .number{grid-row:1/3;margin-bottom:0}.three article h3{margin-bottom:14px}.three article p{max-width:none}.empty{padding:30px 24px}.empty.elegant{gap:18px}.empty.elegant .leaf{display:none}.cta{padding:60px 6%}.page-hero{padding:55px 6%}.page-hero h1{font-size:58px}.cards{grid-template-columns:1fr}.listing-toolbar{align-items:start;flex-direction:column}.form-panel{padding:28px}.form-grid{grid-template-columns:1fr}.field.wide{grid-column:auto}.footer-top{grid-template-columns:1fr 1fr}.footer-top>div:first-child{grid-column:1/-1}.footer-bottom{flex-direction:column;gap:8px}.article h1{font-size:48px}}@media(prefers-reduced-motion:reduce){*{transition:none!important}}

/* Evergreen: distinct investment-led visual identity */
h2{font-family:var(--sans);font-size:clamp(34px,3.2vw,48px);font-weight:500;letter-spacing:-.045em;line-height:1.14}
.page-hero h1{font-family:var(--sans);font-weight:500;font-size:clamp(44px,5vw,72px)}
.page-hero h1 em,.contact-layout h1 em{font-family:var(--serif);font-weight:400;letter-spacing:-.015em}
.button{border-radius:3px}.evergreen-home .hero{display:block;background:var(--deep);color:var(--ivory);padding:60px 7% 0;overflow:hidden}.evergreen-home .hero-copy{display:grid;grid-template-columns:1.1fr 1fr;column-gap:70px;padding:0 0 45px;align-items:center}.evergreen-home .hero-copy>.eyebrow{grid-column:1/-1;color:#d8c597;margin-bottom:25px}.evergreen-home .hero h1{grid-column:1;grid-row:2/5;font-family:var(--sans);font-weight:500;font-size:clamp(62px,6.7vw,96px);letter-spacing:-.055em;line-height:1.03;margin:0}.evergreen-home .hero h1 em{font-family:var(--serif);color:#ded0ae;font-weight:400;letter-spacing:-.025em}.evergreen-home .hero .intro{grid-column:2;color:#d3dfd7;font-size:17px;line-height:1.75;margin:8px 0 0;max-width:460px}.evergreen-home .actions{grid-column:2;gap:18px;margin-top:24px}.evergreen-home .hero .button{background:#dfd0ab;border-color:#dfd0ab;color:var(--deep);padding:15px 20px;gap:22px}.evergreen-home .hero .button:hover{background:#ece2c9}.evergreen-home .hero .text-link{color:#f5f0e1;font-size:12px;border-color:#8b9e8f}.evergreen-home .hero-note{grid-column:2;color:#9fb5a6;margin-top:14px;font-size:11px}.evergreen-home .hero-picture{height:340px;border-radius:0;margin:0 -8.14%;width:116.28%}.evergreen-home .hero-picture>img{object-position:center 58%;width:100%;height:100%}.evergreen-home .hero-picture:after{inset:60% 0 0;background:linear-gradient(transparent,rgba(0,35,22,.75))}.evergreen-home .image-tag{font:10px var(--sans);letter-spacing:.23em;left:7%;bottom:35px;color:#fff}.evergreen-home .hero-picture figcaption{right:7%;left:auto;bottom:30px;font-size:9px}.evergreen-home .values-strip{background:#e1d4b3;color:var(--deep);font-weight:500;padding:23px 7%;font-size:12px;letter-spacing:.08em}.evergreen-home .values-strip span+span{border-color:#8b826660}.evergreen-home .split{padding-top:90px;padding-bottom:90px}.evergreen-home .process{background:var(--ivory);border-top:1px solid var(--line);padding-top:65px}.evergreen-home .process .three{display:block;margin-top:40px}.evergreen-home .process article{display:grid;grid-template-columns:85px 1fr 1.1fr;gap:40px;align-items:start;padding:28px 0;border-top:1px solid var(--line)}.evergreen-home .process article .number{font:14px var(--sans);color:var(--green);margin:5px 0}.evergreen-home .process article h3{font-size:23px;font-weight:500;margin:0;letter-spacing:-.025em}.evergreen-home .process article p{max-width:450px;margin:0;font-size:15px}.evergreen-home .opportunities-preview{background:#e9ede5;max-width:none}.evergreen-home .empty.elegant{background:transparent;border:0;border-top:1px solid #a8b5a4;padding:32px 0 0}.evergreen-home .empty h3{font:26px var(--sans);font-weight:500}.evergreen-home .cta{text-align:left;display:grid;grid-template-columns:1fr auto;align-items:center;gap:20px}.evergreen-home .cta .eyebrow{grid-column:1/-1;margin:0}.evergreen-home .cta h2{font:500 clamp(34px,4vw,54px)/1.15 var(--sans);letter-spacing:-.045em;margin:0}.evergreen-home .cta .button{background:#dfd0ab;border-color:#dfd0ab}.footer-top .footer-brand{font-size:25px}
@media(max-width:1050px){.evergreen-home .hero-copy{column-gap:35px}.evergreen-home .actions{align-items:start;flex-direction:column}.evergreen-home .hero h1{font-size:72px}.evergreen-home .hero-picture{height:310px}.evergreen-home .process article{grid-template-columns:45px 1fr 1fr;gap:25px}}
@media(max-width:800px){.evergreen-home .hero{padding:38px 6% 0}.evergreen-home .hero-copy{display:block;padding-bottom:32px}.evergreen-home .hero h1{font-size:clamp(54px,13vw,82px);margin-bottom:23px}.evergreen-home .hero .intro{font-size:16px}.evergreen-home .actions{flex-direction:row;align-items:center;gap:20px}.evergreen-home .hero-picture{height:280px;margin:0 -6.82%;width:113.64%;border-radius:0}.evergreen-home .hero-picture figcaption{bottom:15px;left:6%;right:auto;font-size:8px}.evergreen-home .image-tag{left:6%;bottom:38px;font-size:8px}.evergreen-home .values-strip{padding:18px 6%;font-size:10px;letter-spacing:0}.evergreen-home .split{padding:55px 6%}.evergreen-home .process article{grid-template-columns:30px 1fr;gap:12px 20px}.evergreen-home .process article .number{grid-row:1/3}.evergreen-home .process article h3{font-size:21px}.evergreen-home .process article p{grid-column:2}.evergreen-home .cta{display:block}.evergreen-home .cta .eyebrow{margin-bottom:20px}.evergreen-home .cta h2{margin-bottom:30px}}

.evergreen-home .hero{position:relative;padding-top:0;background:#003d2d}.evergreen-home .hero-copy{position:relative;z-index:1;padding:80px 0 85px;min-height:450px}.evergreen-home .hero:after{content:'';position:absolute;width:560px;height:560px;border:1px solid #dfd0ab30;border-radius:50%;right:-160px;top:-300px;box-shadow:0 0 0 70px #ffffff04,0 0 0 140px #ffffff03;pointer-events:none}.evergreen-home .hero .intro{max-width:440px}.evergreen-home .hero-copy>.eyebrow{margin-bottom:30px}@media(max-width:800px){.evergreen-home .hero-copy{padding:48px 0 55px;min-height:auto}.evergreen-home .hero:after{right:-350px;top:-300px}.evergreen-home .hero h1{font-size:clamp(55px,13vw,82px)}}

/* Experience and first-home-buyer pathways */
.why-evergreen{display:grid;grid-template-columns:.8fr 1.6fr;gap:65px;border-top:1px solid var(--line)}.experience-panel{background:var(--deep);padding:36px;color:var(--ivory)}.experience-panel .eyebrow{color:var(--gold)}.experience-number{font:500 112px/1 var(--sans);letter-spacing:-.08em;margin:25px 0}.experience-number span{font-size:70px;color:#dfd0ab;vertical-align:top;letter-spacing:0}.experience-panel h2{font-size:29px;letter-spacing:-.03em}.experience-panel>p:last-child{color:#c6d3c8;font-size:13px;margin:25px 0 0}.reasons-grid{display:grid;grid-template-columns:1fr 1fr;gap:35px}.reason-index{display:block;font-size:10px;letter-spacing:.12em;color:var(--green);margin-bottom:18px}.reasons-grid article{border-top:1px solid #b8c3b5;padding-top:22px}.reasons-grid h3{font-size:22px;font-weight:500;letter-spacing:-.025em}.reasons-grid p{font-size:14px;color:var(--muted)}.first-home-teaser,.first-home-intro{display:grid;grid-template-columns:1fr 1.1fr;gap:70px}.first-home-teaser{background:#eee6d4;border-top:1px solid #dbd0b8;max-width:none}.first-home-teaser .large-copy{font:400 29px/1.35 var(--serif)}.first-home-teaser p{max-width:540px}.first-home-hero .button{margin-top:15px}.first-home-checklist article{border-top:1px solid var(--line);padding:23px 0}.first-home-checklist h3{font-size:21px;font-weight:500;margin-bottom:12px}.first-home-checklist p{font-size:15px;color:var(--muted);margin:0}.buyer-support{background:#e9ede5;max-width:none}.support-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.support-card{padding:32px;background:#f9f7ef;border:1px solid #d0d8cb}.support-card h3{font-size:27px;font-weight:500;letter-spacing:-.035em}.support-card p:not(.eyebrow){font-size:15px;color:#52665a}.support-card .text-link{font-size:12px}.scheme-note{max-width:1000px;font-size:11px;color:var(--muted);margin:25px 0 0}nav{gap:20px;font-size:12px}@media(max-width:1100px){nav{gap:13px}.why-evergreen{gap:35px}.brand{gap:8px}.brand strong{font-size:18px}.brand small{font-size:8px}}@media(max-width:950px){header{position:relative}.menu-toggle{display:block;background:transparent;border:1px solid var(--line);padding:8px 12px;color:var(--green);font-size:12px}nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);padding:25px;z-index:10;border-bottom:1px solid var(--line)}nav.open{display:flex;flex-direction:column;align-items:stretch}}@media(max-width:800px){.why-evergreen,.first-home-teaser,.first-home-intro{grid-template-columns:1fr;gap:30px}.reasons-grid{gap:25px}.experience-panel{padding:30px}.experience-number{font-size:90px;margin:20px 0}.experience-panel h2{max-width:290px}.experience-panel>p:last-child{margin-top:20px}.support-grid{grid-template-columns:1fr}.support-card{padding:25px}}@media(max-width:480px){.reasons-grid{grid-template-columns:1fr}.why-evergreen{gap:30px}}