:root{--ink:#182522;--muted:#68726e;--green:#183f34;--sage:#9dbb9b;--paper:#fbfaf7;--line:#dfe4df;--white:#fff;--soft:#f1f3ef;--serif:"Playfair Display",Georgia,serif;--sans:"DM Sans",Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:var(--sans);background:var(--paper);line-height:1.6}a{text-decoration:none;color:inherit}.container{width:min(1180px,calc(100% - 48px));margin:auto}
.site-header{position:sticky;top:0;z-index:30;background:rgba(255,255,255,.95);backdrop-filter:blur(12px);border-bottom:1px solid rgba(24,37,34,.08)}.nav-wrap{height:76px;display:flex;align-items:center;justify-content:space-between}.brand{display:flex;align-items:center;gap:10px}.brand strong{font-family:var(--serif);font-size:27px;letter-spacing:.04em}.brand small{display:block;font-size:7px;letter-spacing:.13em;line-height:1}.brand-mark{font-size:39px;color:var(--green);line-height:.7;font-weight:700}.nav{display:flex;align-items:center;gap:22px;font-size:12px;font-weight:600}.nav a{color:#35423e}.nav a:hover,.nav a.active{color:var(--green)}.nav a.active{border-bottom:2px solid var(--green);padding-bottom:7px}.btn{border:0;border-radius:999px;padding:13px 22px;font:600 12px var(--sans);cursor:pointer;display:inline-flex;align-items:center;gap:10px;justify-content:center;transition:.2s}.btn:hover{transform:translateY(-1px)}.btn-dark{background:var(--green);color:#fff}.btn-light{background:#fff;color:var(--green)}.btn-outline{border:1px solid rgba(255,255,255,.65);color:#fff}.nav-book{padding:11px 18px}.menu-toggle{display:none;background:none;border:0;font-size:23px}
.hero{min-height:680px;position:relative;display:flex;align-items:center;color:#fff;overflow:hidden}.hero-image{position:absolute;inset:0;background:url("https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=2000&q=85") center/cover}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,29,25,.86),rgba(12,29,25,.43) 55%,rgba(12,29,25,.12))}.hero-content{position:relative;padding:90px 0}.eyebrow{font-size:10px;letter-spacing:.2em;font-weight:700;color:var(--green);margin:0 0 12px}.eyebrow.light{color:#d9e4dc}.hero h1{font:600 clamp(48px,7vw,82px)/1.03 var(--serif);margin:0 0 18px;letter-spacing:-.03em}.hero h1 em,h2 em{font-style:normal;color:var(--sage)}.hero-tagline{font-size:13px;letter-spacing:.12em;font-weight:700;max-width:780px}.hero-services{font-size:13px;font-weight:600;max-width:900px}.hero-services span{opacity:.55;padding:0 6px}.hero-copy{font-size:15px;margin:18px 0 28px}.actions{display:flex;gap:12px;flex-wrap:wrap}
.section{padding:105px 0}.intro{padding:85px 0;background:#fff}.intro-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:80px;align-items:center}.section-heading.split{display:grid;grid-template-columns:1.2fr .7fr;gap:60px;align-items:end;margin-bottom:55px}.section-heading h2,h2{font:600 clamp(36px,4vw,54px)/1.1 var(--serif);margin:0;letter-spacing:-.025em}.section-heading>p{color:var(--muted);font-size:14px;max-width:410px}.lead{font-size:16px;color:#53605b;max-width:570px}.muted{color:var(--muted);font-size:13px}
.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.service-card{padding:36px 20px;text-align:center;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.service-card:nth-child(4n){border-right:0}.service-card:nth-child(n+5){border-bottom:0}.icon{width:58px;height:58px;border-radius:50%;background:var(--soft);display:grid;place-items:center;margin:0 auto 18px;font-size:25px;color:var(--green)}.service-card h3{font-size:12px;letter-spacing:.1em;text-transform:uppercase;min-height:38px}.service-card p{font-size:12px;color:var(--muted);margin:0}
.approach{background:#f2f4f0}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.approach-list{margin-top:35px;border-top:1px solid var(--line)}.approach-list>div{display:grid;grid-template-columns:48px 1fr;gap:12px;padding:18px 0;border-bottom:1px solid var(--line);font-size:13px;color:#59655f}.approach-list b{color:var(--sage)}.approach-list strong{color:var(--green);letter-spacing:.08em}.photo{min-height:480px;background-size:cover;background-position:center}.photo-manager{background-image:url("https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1200&q=85")}.photo-condo{background-image:url("https://images.unsplash.com/photo-1600607687920-4e2a09cf159d?auto=format&fit=crop&w=1200&q=85")}
.owners-grid{align-items:start}.owners h4,.communities h4{font-size:11px;letter-spacing:.17em;color:var(--green);margin:10px 0 20px}.owner-columns{display:grid;grid-template-columns:1fr 1.15fr;gap:25px;margin:25px 0 30px}.owner-columns p{font-size:12px}.owner-columns ul{padding-left:17px;margin:0;color:var(--muted);font-size:12px}.checks{list-style:none;padding-left:0!important}.checks li:before{content:"✓";color:var(--green);font-weight:700;margin-right:7px}.inline-note{font-size:11px;color:var(--muted);margin-left:15px}
.communities{background:#f5f5f1}.community-list{display:grid;grid-template-columns:1fr 1fr;gap:9px 25px;margin:30px 0;color:#52605b;font-size:12px}.community-list span:before{content:"—";margin-right:8px;color:var(--sage)}.community-panel{background:var(--green);color:#fff;padding:55px;min-height:450px;display:flex;flex-direction:column;justify-content:end}.panel-number{font-size:10px;letter-spacing:.2em;margin-bottom:auto;color:#c8d7cd}.community-panel h3{font:600 48px/1.02 var(--serif);margin:0 0 18px}.community-panel em{color:var(--sage);font-style:normal}.community-panel p{color:#d1dcd6;max-width:420px;font-size:13px}
.values-section{background:#fff}.center-heading{text-align:center;margin-bottom:55px}.values-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.values-grid>div{padding:30px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.values-grid b{font:600 24px var(--serif);color:var(--green)}.values-grid p{font-size:12px;color:var(--muted);margin-bottom:0}
.steps{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.steps>div{padding:28px 22px;border-right:1px solid var(--line)}.steps>div:last-child{border:0}.steps span{font-size:11px;color:var(--sage);font-weight:700}.steps h3{font:600 23px var(--serif);margin:15px 0 7px}.steps p{font-size:12px;color:var(--muted);margin:0}.way{text-align:center;font-size:11px;font-weight:700;letter-spacing:.18em;margin-top:25px;color:var(--green)}
.about{padding-top:40px}.about-card{display:grid;grid-template-columns:.8fr 1.2fr;background:#fff}.about-photo{min-height:520px;background:url("images/eric-business-meeting.png") center/cover}.about-card>div:last-child{padding:70px}.role{color:var(--muted);margin-top:0}.experience{font-size:11px;letter-spacing:.15em;font-weight:700;color:var(--green);margin:28px 0}.about-card p:not(.eyebrow):not(.role):not(.experience){font-size:14px;color:#59655f}.about-card blockquote{font:italic 20px/1.5 var(--serif);margin:35px 0 0;padding-left:20px;border-left:2px solid var(--sage)}
.contact-section{padding-top:50px}.contact-card{background:#eef2ed;padding:55px 60px;display:grid;grid-template-columns:1.2fr .8fr;gap:50px;align-items:center}.contact-details{display:grid;gap:15px}.contact-details a{background:#fff;padding:18px 20px;border:1px solid var(--line)}.contact-details span{display:block;font-size:9px;letter-spacing:.18em;color:var(--muted);font-weight:700}.contact-details strong{font-size:13px;color:var(--green)}
.cta{padding:70px 0;background:linear-gradient(90deg,rgba(18,46,38,.96),rgba(18,46,38,.8)),url("https://images.unsplash.com/photo-1600566753190-17f0baa2a6c3?auto=format&fit=crop&w=1800&q=80") center/cover;color:#fff}.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:30px}.cta h2{font-size:43px}.cta p:not(.eyebrow){color:#d1ddd6;font-size:13px}.footer{padding:45px 0 25px;background:#fff}.footer-grid{display:grid;grid-template-columns:1fr 2fr;gap:30px}.footer-links{display:flex;gap:24px;justify-content:flex-end;flex-wrap:wrap;font-size:11px;color:#53605b}.footer-bottom{grid-column:1/-1;border-top:1px solid var(--line);padding-top:20px;margin-top:10px;display:flex;justify-content:space-between;color:#89918d;font-size:10px}
.modal{position:fixed;inset:0;z-index:100;display:none}.modal.open{display:block}.modal-backdrop{position:absolute;inset:0;background:rgba(7,20,17,.65);backdrop-filter:blur(4px)}.modal-card{position:relative;background:var(--paper);width:min(720px,calc(100% - 30px));max-height:92vh;overflow:auto;margin:4vh auto;padding:38px;border-radius:18px;box-shadow:0 25px 80px rgba(0,0,0,.25)}.modal-close{position:absolute;right:20px;top:17px;border:0;background:none;font-size:28px;color:var(--muted);cursor:pointer}.modal-card h2{font-size:38px;margin-bottom:10px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:15px;margin-top:25px}label{font-size:11px;font-weight:700;color:#40504a;display:flex;flex-direction:column;gap:6px}input,select,textarea{font:400 13px var(--sans);padding:12px 13px;border:1px solid #d5dcd7;border-radius:8px;background:#fff;color:var(--ink);outline:none}input:focus,select:focus,textarea:focus{border-color:var(--green);box-shadow:0 0 0 3px rgba(24,63,52,.08)}label.full,.full-btn{grid-column:1/-1}.full-btn{width:100%;margin-top:6px}.form-note{font-size:10px;color:#7a8580;text-align:center}.success{text-align:center;padding:45px 15px}.success-icon{width:58px;height:58px;border-radius:50%;background:#e5efe7;color:var(--green);display:grid;place-items:center;margin:0 auto 20px;font-size:25px}.success h2{margin-bottom:10px}.success p:not(.eyebrow){max-width:470px;margin:0 auto 25px;color:var(--muted);font-size:13px}
@media(max-width:900px){.nav{display:none;position:absolute;top:76px;left:0;right:0;background:#fff;padding:20px 24px;flex-direction:column;align-items:stretch;box-shadow:0 15px 30px rgba(0,0,0,.08)}.nav.open{display:flex}.nav a{padding:8px 0}.nav-book{width:100%}.menu-toggle{display:block}.service-grid{grid-template-columns:repeat(2,1fr)}.service-card:nth-child(2n){border-right:0}.service-card:nth-child(n+7){border-bottom:0}.service-card:nth-child(n+5){border-bottom:1px solid var(--line)}.service-card:nth-child(n+7){border-bottom:0}.intro-grid,.two-col,.contact-card{grid-template-columns:1fr;gap:40px}.section-heading.split{grid-template-columns:1fr;gap:20px}.steps{grid-template-columns:1fr 1fr}.steps>div:nth-child(2n){border-right:0}.steps>div:nth-child(-n+3){border-bottom:1px solid var(--line)}.steps>div:last-child{border-bottom:0}.values-grid{grid-template-columns:1fr 1fr}.contact-card{padding:40px}.footer-grid{grid-template-columns:1fr}.footer-links{justify-content:flex-start}.footer-bottom{flex-direction:column;gap:8px}.hero-tagline{max-width:600px}.community-panel{min-height:360px}}
@media(max-width:620px){.container{width:min(100% - 30px,1180px)}.nav-wrap{height:68px}.service-grid{grid-template-columns:1fr}.service-card,.service-card:nth-child(n){border-right:0;border-bottom:1px solid var(--line)}.service-card:last-child{border-bottom:0}.owner-columns,.community-list,.form-grid,.values-grid{grid-template-columns:1fr}.steps{grid-template-columns:1fr}.steps>div,.steps>div:nth-child(2n){border-right:0;border-bottom:1px solid var(--line)}.steps>div:last-child{border-bottom:0}.about-card{grid-template-columns:1fr}.about-photo{min-height:320px}.about-card>div:last-child{padding:40px 25px}.cta-inner{flex-direction:column;align-items:flex-start}.cta h2{font-size:35px}.inline-note{display:block;margin:15px 0 0}.modal-card{padding:28px 20px}.modal-card h2{font-size:31px}}
.booking-embed{display:block;width:100%;height:650px;height:min(650px,70dvh);border:0;margin-top:24px}.modal-card .form-note a{text-decoration:underline;color:var(--green)}