@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
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@media(max-width:1000px){.header{height:85px}.header nav{gap:20px}.hero-copy{padding-top:60px}.hero,.hero-image{min-height:590px}.hero h1{font-size:58px}.hero-image figcaption{flex-direction:column;gap:0}.stats>div{gap:13px;padding-left:17px}.stats strong{font-size:45px}.section{padding-top:75px;padding-bottom:75px}.property-grid{gap:18px}.property-image{height:250px}.property-body h3{font-size:27px}.image-tag{left:12px;letter-spacing:0}.property-body>p:not(.eyebrow){min-height:80px}.about{gap:6%}.portrait img{height:500px}.contact{gap:5%}.process ol{grid-template-columns:repeat(3,1fr);row-gap:25px}}
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@media(max-width:360px){.header{padding-left:4%;padding-right:4%}.brand{gap:6px;font-size:11px}.nav-contact{font-size:13px}.form-row{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.motion-ready .reveal{opacity:1;transform:none}}

.priorities{background:var(--dark);color:var(--cream)}.priorities .section-heading>p,.priority-grid p{color:#c7d2e2}.priorities .eyebrow{color:var(--brass)}.priority-grid{display:grid;grid-template-columns:1fr 1fr;gap:7%}.priority-grid article{padding-top:30px;border-top:1px solid #55647a}.priority-grid h3{font-size:clamp(2rem,3vw,3rem);margin:20px 0}.priority-grid .translation{font-family:var(--serif);font-size:28px;color:var(--brass);margin-bottom:14px}.negotiation{display:flex;gap:45px;align-items:center;margin-top:55px;padding-top:35px;border-top:1px solid #55647a}.negotiation>strong{font-family:var(--serif);font-size:clamp(3rem,6vw,6rem);font-weight:400;color:var(--brass)}.negotiation h3{font-size:28px}.negotiation p{font-size:12px;color:#c7d2e2;margin-top:12px}.augusta{border-bottom:1px solid var(--line)}.augusta-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}.augusta-grid article{border-top:1px solid var(--line);padding-top:22px}.augusta-grid article>span{font-size:14px;color:#82744e}.augusta-grid h3{margin:14px 0;font-size:29px}.augusta-grid p{color:var(--muted)}.augusta-grid a{display:block;font-size:12px;text-decoration:underline;text-underline-offset:4px;margin-top:16px}.team{background:#e7ebf0}.team-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:26px}.team-grid img,.coach-mark{width:100%;height:230px;object-fit:cover;margin-bottom:25px}.team-grid img.contain{object-fit:contain;padding:18px;background:white}.team-grid img.taylor{object-position:center 45%}.team-grid .eyebrow{margin-bottom:12px;color:var(--muted)}.team-grid h3{font-size:27px;line-height:1.2;margin-bottom:12px}.coach-mark{display:flex;align-items:center;justify-content:center;flex-direction:column;background:var(--green);color:var(--cream);font-family:var(--serif);font-size:65px}.coach-mark span{font-family:var(--sans);font-size:12px;letter-spacing:.09em}.podcast{display:grid;grid-template-columns:.85fr 1fr;gap:9%;align-items:center}.podcast-art{display:block;background:var(--dark);overflow:hidden;max-width:470px}.podcast-art img{width:100%;height:auto}.podcast .eyebrow{margin-bottom:25px}.podcast p:not(.eyebrow){margin-top:25px;color:var(--muted)}.podcast .button{margin-top:25px;background:var(--green);color:var(--cream)}.renovation{padding:0 40px 35px}.renovation h3{margin-bottom:20px}.video-pair{display:grid;grid-template-columns:1fr 1fr;gap:20px}.video-pair video{display:block;width:100%;max-height:420px;background:#0c1c33}.video-pair figcaption{font-size:16px;margin-bottom:10px;font-weight:500}.renovation .source-note{margin-top:15px}.gallery-stage img{background:#e3e8ee}
@media(max-width:1000px){.team-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.augusta-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:700px){.priority-grid,.podcast,.augusta-grid{grid-template-columns:1fr;gap:35px}.negotiation{display:block}.negotiation>strong{display:block;margin-bottom:16px}.team-grid{gap:28px 18px}.team-grid img,.coach-mark{height:180px}.team-grid h3{font-size:24px}.team-grid .eyebrow{font-size:12px;letter-spacing:.06em}.podcast-art{max-width:100%}.renovation{padding:0 25px 30px}.video-pair{grid-template-columns:1fr}.video-pair video{max-height:440px}}

.property dl{grid-template-columns:repeat(3,minmax(0,1fr));gap:12px}.property dt{font-size:14px;line-height:1.4;min-height:40px}.property dd{font-size:18px}.property dd small,.dialog-copy dd small{display:block;font-size:12px;color:var(--muted);line-height:1.4;margin-top:5px;font-family:var(--sans)}.dialog-copy dl{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.growth-chart{margin-top:30px}.growth-chart img{width:100%;height:auto;border:1px solid var(--line)}.growth-chart figcaption{font-size:12px;line-height:1.6;color:var(--muted);margin-top:12px}.approach-intro>p:not(.eyebrow){color:var(--muted);margin-top:28px;max-width:385px}.asn{background:#e7ebf0}.asn-benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:35px}.asn-benefits article{border-top:1px solid #bac5d1;padding-top:24px}.asn-benefits span{font-size:12px;letter-spacing:.1em;color:var(--muted)}.asn-benefits h3{margin:16px 0;font-size:30px}.asn-benefits p,.asn-join p{color:var(--muted)}.asn-model{display:grid;grid-template-columns:1fr 1.6fr;gap:55px;padding:38px;background:var(--green);color:var(--cream);margin:45px 0 55px}.asn-model strong{font-family:var(--serif);font-size:85px;font-weight:400;display:block;line-height:1.1;margin:12px 0;color:var(--brass)}.asn-model span{font-size:14px;display:block;max-width:270px}.asn-model>p{font-size:14px;align-self:center;color:#d5ddeb}.asn-join{display:grid;grid-template-columns:1fr 1.4fr;gap:7%}.asn-join h3{font-size:40px;margin:20px 0}.asn-join p{margin-bottom:20px}.asn-form input,.asn-form textarea,.asn-form select{color:var(--ink);background:#fff;border:1px solid #a7b2c2}.asn-form input::placeholder,.asn-form textarea::placeholder{color:#617083}.asn-form label span{color:var(--muted)}.asn-form select{display:block;width:100%;padding:12px;margin-top:7px;font:inherit;border-radius:0}.asn-form .button{width:100%;background:var(--green);color:var(--cream);text-align:left}.asn-form .form-note{color:var(--muted)}.consent{display:flex;align-items:flex-start;gap:12px}.consent input{width:18px;height:18px;flex:0 0 18px;margin:5px 0 0}.consent span{font-size:14px}#asn-status{font-size:14px;margin-top:14px}.asn-form select:focus-visible{outline:3px solid var(--brass);outline-offset:5px}@media(max-width:1000px){.header nav{gap:14px}.header nav>a{font-size:13px}}@media(max-width:700px){.asn-benefits,.asn-model,.asn-join{grid-template-columns:1fr;gap:30px}.asn-model{padding:28px}.asn-join h3{font-size:36px}.dialog-copy dl{gap:12px}.dialog-copy dd{font-size:19px}.property dd{font-size:19px}}@media(max-width:380px){.property dl,.dialog-copy dl{grid-template-columns:1fr 1fr}.cash-flow{grid-column:1/-1}.property dt{min-height:0}}

/* Quiet editorial motion, reversible as visitors scroll in either direction. */
.scroll-motion .scroll-scene{opacity:var(--scene-opacity,1);translate:var(--scene-x,0px) var(--scene-y,0px);transition:opacity .15s linear,translate .15s ease-out}
.scroll-motion .hero-image>img,.scroll-motion .property-image>img,.scroll-motion .portrait>img,.scroll-motion .podcast-art>img{translate:0 var(--image-drift,0px);scale:1.045}
.portrait,.podcast-art{overflow:hidden}
.asn-member-count{display:flex;align-items:center;gap:17px;margin-top:25px;padding:14px 22px;border:1px solid #baa27080;color:var(--cream)}
.asn-member-count strong{font-family:var(--serif);font-size:48px;font-weight:400;line-height:1;color:#d7c69e;min-width:1ch}
.asn-member-count span{font-size:16px;line-height:1.45}.asn-member-count small{display:block;font-size:12px;color:#becce0;letter-spacing:.04em;margin-top:3px}
@media(prefers-reduced-motion:reduce){.scroll-scene{opacity:1!important;translate:none!important}.hero-image>img,.property-image>img,.portrait>img,.podcast-art>img{translate:none!important;scale:1!important}}

.coach-education{margin-top:16px;color:var(--muted);font-size:1rem}.coach-link{display:inline-block;margin-top:14px;font-size:.875rem}
.team-grid img.dustin{object-position:center 20%}
.renovation-link-row{display:flex;align-items:center;justify-content:space-between;gap:25px}.renovation-link-row h3{margin:8px 0 12px}.renovation-link-row p:not(.eyebrow){color:var(--muted)}.renovation-link-row .button{flex-shrink:0}.renovation-gallery{max-width:1250px;margin:auto}.renovation-gallery h1{font-size:clamp(2.5rem,5vw,4rem);margin:18px 0}.renovation-gallery>p:not(.eyebrow){color:var(--muted);margin-bottom:35px}@media(max-width:700px){.renovation-link-row{align-items:flex-start;flex-direction:column}}
.renovation-photo-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:32px 24px}.renovation-photo-grid figure{min-width:0}.renovation-photo-grid figcaption{font-size:16px;font-weight:500;margin-bottom:12px}.renovation-photo-grid a{display:block;background:#e3e8ee}.renovation-photo-grid img{width:100%;height:440px;object-fit:contain}.renovation-photo-grid a:hover{outline:2px solid var(--brass);outline-offset:3px}@media(max-width:700px){.renovation-photo-grid{grid-template-columns:1fr;gap:25px}.renovation-photo-grid img{height:auto;max-height:560px}}
.podcast-highlight{display:block;margin-top:27px;padding:17px 0 17px 18px;border-left:2px solid var(--brass);max-width:46ch}.podcast-highlight-label{display:block;color:#d7c69e;font-size:12px;letter-spacing:.08em}.podcast-highlight strong{display:block;font-size:16px;font-weight:500;line-height:1.5;margin:7px 0}.podcast-highlight>span:last-child{display:block;color:#d5ddeb;font-size:14px;text-decoration:underline;text-underline-offset:4px}.podcast-highlight:hover{background:#ffffff08}.portfolio-heading-copy{max-width:355px;color:var(--muted)}.portfolio-heading-copy .underlined{margin-top:16px;color:var(--ink)}.renovation-feature{margin-top:48px;padding-top:35px;border-top:1px solid var(--line)}.renovation-feature-heading{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:end;margin-bottom:28px}.renovation-feature-heading h3{font-size:clamp(2rem,3.3vw,3rem);margin-top:12px}.renovation-feature-heading>p{color:var(--muted)}.renovation-feature .video-pair video{height:380px;object-fit:contain}.renovation-feature .video-pair figcaption{font-size:16px}@media(max-width:700px){.portfolio-heading-copy{margin-top:23px;max-width:none}.renovation-feature-heading{grid-template-columns:1fr;gap:20px}.renovation-feature .video-pair video{height:330px}}
@media(min-width:701px) and (max-width:1100px){.header{height:auto;min-height:100px;padding-top:18px;padding-bottom:18px;gap:20px;flex-wrap:wrap}.header nav{flex-wrap:wrap;gap:18px}}

/* Personal introduction and simple lender contact flow. */
.hero-bio{margin-top:24px;max-width:48ch;color:#d5ddeb;font-size:16px}.hero-bio summary{cursor:pointer;font-size:14px;text-decoration:underline;text-underline-offset:5px}.hero-bio summary:focus-visible{outline:3px solid var(--brass);outline-offset:5px}.hero-bio p{margin-top:18px}.hero-bio .underlined{color:#d7c69e}.portfolio-stats{margin:0 0 45px;padding-top:0}
.investor-portrait>img{object-position:48% center}.hero-copy{padding-top:58px}.hero .eyebrow{margin-bottom:25px}.hero h1{font-size:clamp(3rem,5.2vw,5.5rem)}
.relationship-cta{background:var(--green);color:var(--cream)}.relationships .actions>span{font-size:14px;color:var(--muted)}
.inquiry select{font:inherit;font-size:16px;display:block;width:100%;padding:12px;margin-top:7px;border:1px solid #647a96;border-radius:0;color:var(--cream);background:var(--green)}
.inquiry select:focus-visible{outline:3px solid var(--brass);outline-offset:5px}.contact-buttons{display:grid;grid-template-columns:1fr 1fr;gap:12px}.gmail-button{color:var(--cream);border-color:#8a9bb1;background:transparent}.network-count{margin-bottom:30px;color:var(--muted)}
@media(max-width:700px){.hero-copy{padding-top:38px}.hero h1{font-size:clamp(2.75rem,10vw,4.375rem)}.investor-portrait{height:380px}.investor-portrait>img{object-position:50% 36%}.contact-buttons{grid-template-columns:1fr}.header nav{flex-shrink:0}.section h2{overflow-wrap:break-word}}