:root{--navy:#122a38;--deep:#0a1f2b;--gold:#cfb580;--ink:#19323e;--muted:#5b686e;--paper:#f5f3ed;--line:#dddeda;--serif:Georgia,'Times New Roman',serif}
*{box-sizing:border-box}
html{scroll-padding-top:24px}
body{margin:0;color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}
a{color:inherit;text-decoration:none}
a:focus-visible,button:focus-visible{outline:3px solid #a47b2f;outline-offset:5px}
img{max-width:100%;display:block}
button{font:inherit}
h1,h2,h3,h4,p{overflow-wrap:break-word}
h1,h2{font-family:var(--serif);font-weight:normal;letter-spacing:-1.4px;line-height:1.12;margin:0}
h1{font-size:clamp(42px,4.6vw,72px)}
h1 em{color:var(--gold);font-weight:normal}
h2{font-size:clamp(34px,3.2vw,48px)}
h3{line-height:1.35}
.skip{position:fixed;top:-80px;left:20px;padding:10px 16px;background:white;z-index:100}
.skip:focus{top:10px}
.header{min-height:142px;padding:8px max(5%,calc((100vw - 1360px)/2));display:flex;align-items:center;justify-content:space-between;gap:24px;background:white;position:relative;z-index:10}
.brand{display:block;flex-shrink:0;line-height:0}
.brand-logo{width:160px;height:126px;object-fit:cover}
nav{display:flex;align-items:center;gap:28px;font-size:14px}
nav a{padding:10px 0;white-space:nowrap}
nav a:hover{color:#806026}
nav a[aria-current="page"]{border-bottom:2px solid var(--gold)}
.nav-contact{border-bottom:1px solid var(--gold)}
.nav-contact span{margin-left:12px}
.menu-toggle{display:none}
.eyebrow{font-size:12px;letter-spacing:1.7px;font-weight:700;margin:0 0 20px;line-height:1.65;color:#806026}
.hero{display:grid;background:var(--deep);color:white}
.company-hero{grid-template-columns:1.8fr 1fr}
.hero-copy{padding:80px 8%}
.hero .eyebrow{color:var(--gold)}
.hero-intro{font-size:18px;line-height:1.75;color:#d7e1e8;max-width:620px;margin:28px 0 32px}
.hero-actions{display:flex;flex-wrap:wrap;gap:24px;align-items:center}
.button{min-height:50px;padding:13px 20px;display:inline-flex;gap:24px;align-items:center;justify-content:space-between;font-size:14px;font-weight:bold;transition:background .2s}
.gold{background:var(--gold);color:var(--deep)}
.gold:hover{background:#dfc795}
.text-link{font-size:14px;font-weight:bold;border-bottom:1px solid var(--gold);padding:8px 0;display:inline-flex;align-items:center;gap:18px}
.text-link:hover{color:#806026}
.light{color:white}
.light:hover{color:var(--gold)}
.hero-aside{padding:70px 13% 60px 10%;border-left:1px solid #ffffff20;background:#142f3e;display:flex;flex-direction:column;justify-content:center}
.hero-aside>.eyebrow{margin-bottom:22px}
.focus-line{position:relative;border-top:1px solid #ffffff25;padding:20px 0 20px 35px}
.focus-line>span{position:absolute;left:0;top:27px;color:var(--gold);font-size:12px}
.focus-line h3{font:30px var(--serif);margin:0 0 8px}
.focus-line p{font-size:16px;color:#ccd6dc;margin:0;max-width:260px}
.market-strip{padding:25px 5%;display:flex;justify-content:center;align-items:center;gap:40px;border-bottom:1px solid var(--line)}
.market-strip>span{font-size:12px;letter-spacing:1.5px;color:var(--muted)}
.market-strip p{font-family:var(--serif);font-size:26px;margin:0}
.market-strip b{color:#94783c;margin:0 18px;font-weight:normal}
.section{padding:80px max(5%,calc((100vw - 1360px)/2));scroll-margin-top:16px}
.about{display:grid;grid-template-columns:1fr 1fr;gap:70px}
.about-copy p{margin:0 0 20px;color:var(--muted)}
.about-copy p:last-child{margin-bottom:0}
.about-copy .large-copy,.investor-philosophy .large-copy{font-size:21px;color:var(--ink);line-height:1.55}
.capabilities{background:var(--paper)}
.section-heading{display:flex;justify-content:space-between;gap:32px;align-items:flex-end;margin-bottom:40px}
.section-heading .eyebrow{margin-bottom:16px}
.section-heading>p{font-size:16px;max-width:300px;margin:0;color:var(--muted)}
.capability-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:30px;margin-top:40px}
.capability-grid article,.investor-paths article{border-top:2px solid #baa16c;padding-top:22px}
.card-number{font-size:12px;letter-spacing:1px;color:#75613c}
.capability-grid h3{font:26px/1.25 var(--serif);margin:20px 0 16px}
.capability-grid p{color:var(--muted);margin:0}
.development-types{border-top:1px solid var(--line);margin-top:42px;padding-top:24px}
.development-types>span{font-size:12px;letter-spacing:1.4px;color:#75613c}
.development-types p{margin:12px 0 0}
.development-types b{padding:0 12px;color:#94783c}
.project{background:white}
.project>.section-heading{margin-bottom:48px}
.perry-heading{margin-bottom:28px}
.perry-heading .eyebrow{margin-bottom:12px}
.perry-heading h3{font:48px/1.15 var(--serif);letter-spacing:-1px;margin:0}
.perry-location{font-size:16px;color:var(--muted);margin:14px 0 0}
.project-image,.perry-aerial,.perry-plan,.houston-image{margin:0}
.project-image img,.perry-aerial img,.perry-plan img,.houston-image img{width:100%;height:auto}
.perry-overview{display:grid;grid-template-columns:1.4fr 1fr;gap:70px;margin:34px 0 40px}
.perry-overview h4{font:28px/1.3 var(--serif);margin:0 0 18px;max-width:610px}
.perry-overview p{font-size:16px;color:var(--muted);max-width:680px;margin:0 0 18px}
.perry-facts{margin:0}
.perry-facts>div{padding:15px 0;border-bottom:1px solid var(--line)}
.perry-facts>div:first-child{padding-top:0}
.perry-facts dt{font-size:14px;color:var(--muted)}
.perry-facts dd{font-size:20px;line-height:1.4;margin:6px 0 0}
.aria-gallery{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:24px}
.aria-gallery figure{margin:0}
.aria-gallery img{width:100%;height:auto}
.aria-gallery figcaption{font-size:14px;color:var(--muted);padding:12px 0 0}
.aria-gallery a,.project-image a,.perry-plan a{display:block}
.aria-gallery a:hover,.project-image a:hover,.perry-plan a:hover{outline:2px solid var(--gold);outline-offset:3px}
.houston-project,.perry-project{margin-top:64px;padding-top:56px;border-top:1px solid var(--line);scroll-margin-top:28px}
.aria-showcase{scroll-margin-top:28px}
.houston-project .perry-overview{margin-bottom:0}
.perry-plan-heading{display:flex;justify-content:space-between;align-items:center;gap:24px;margin-bottom:20px}
.perry-plan-heading h4{font:27px/1.3 var(--serif);margin:0}
.perry-plan figcaption{font-size:13px;line-height:1.75;color:var(--muted);margin-top:14px;max-width:1050px}
.acquisitions{background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1.12fr;gap:80px}
.acquisitions .eyebrow{color:var(--gold)}
.acquisition-intro>p:not(.eyebrow){max-width:470px;color:#d1dce2;margin:28px 0}
.outline{border:1px solid #80909c;color:white;margin-top:6px}
.outline:hover{background:#203e55}
.file-label{font-size:12px;letter-spacing:1px;font-weight:normal}
.acreage{display:flex;align-items:center;gap:25px;border-bottom:1px solid #42586a;padding-bottom:28px}
.acreage strong{font:76px/1 var(--serif);color:var(--gold);white-space:nowrap}
.acreage span{font-size:14px;letter-spacing:1.4px}
.acreage p{color:#d1dce2;font-size:16px;margin:6px 0 0}
.criteria-row{padding:20px 0;border-bottom:1px solid #42586a;display:grid;grid-template-columns:130px 1fr;gap:22px}
.criteria-row h3{margin:0;font-size:16px}
.criteria-row p{margin:0;color:#d1dce2;font-size:16px}
.criteria-note{font-size:14px;color:#d1dce2;border-left:2px solid var(--gold);padding-left:16px;margin:25px 0 0}
.contact{display:grid;grid-template-columns:1fr 2fr;gap:40px;align-items:start}
.contact-intro>p:not(.eyebrow){max-width:430px;color:var(--muted);margin-top:24px}
.contact-team{min-width:0}
.contact-person{display:grid;grid-template-columns:1.15fr .85fr;gap:40px;align-items:center}
.contact-person+.contact-person{margin-top:48px;padding-top:48px;border-top:2px solid var(--gold)}
.contact h2{font-size:clamp(32px,2.8vw,43px)}
.contact-details h3{font:30px/1.25 var(--serif);margin:0 0 8px}
.contact-details .role{font-size:14px;margin:0 0 25px;color:var(--muted)}
.email{display:block;font-size:clamp(16px,1.35vw,20px);border-bottom:1px solid var(--line);padding-bottom:16px;overflow-wrap:anywhere}
.email span{color:#806026}
.phone{display:inline-block;margin:18px 0;font-size:21px}
address{font-style:normal;color:var(--muted);font-size:14px}
.contact-full-photo{margin:0;width:100%;max-width:310px;justify-self:end}
.contact-full-photo img{width:100%;height:auto}
footer{border-top:1px solid var(--line);padding:24px 5%;display:flex;gap:30px;align-items:center;justify-content:space-between}
footer p{color:var(--muted);font-size:13px}
.investor-hero{background:var(--deep);color:white;display:grid;grid-template-columns:1.65fr 1fr;gap:80px}
.investor-hero .eyebrow,.investor-contact .eyebrow{color:var(--gold)}
.investor-hero h1{font-size:clamp(42px,4.4vw,68px)}
.investor-lead{font-size:19px;color:#d7e1e8;max-width:650px;margin:28px 0 32px}
.investor-note{border-left:1px solid #ffffff30;padding-left:40px;align-self:center}
.investor-note h2{font-size:36px}
.investor-note>p:not(.eyebrow){color:#d7e1e8;margin:24px 0}
.investor-philosophy,.investor-process{display:grid;grid-template-columns:1fr 1.2fr;gap:80px}
.investor-philosophy p{color:var(--muted);margin:0 0 20px}
.investor-philosophy p:last-child{margin-bottom:0}
.investor-paths{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px;margin-top:40px}
.investor-paths h3{font:28px/1.25 var(--serif);margin:20px 0}
.investor-paths p{color:var(--muted)}
.investor-paths .path-detail{border-top:1px solid var(--line);padding-top:18px}
.investor-context{font-size:14px;color:var(--muted);border-left:2px solid var(--gold);padding-left:18px;margin:35px 0 0}
.investor-process>div>p:last-child{color:var(--muted);margin-top:25px}
.investor-process ol{margin:0;padding-left:26px}
.investor-process li{padding:0 0 20px 12px;margin-bottom:20px;border-bottom:1px solid var(--line)}
.investor-process li:last-child{margin-bottom:0}
.investor-process li::marker{color:#806026}
.investor-process h3{font-size:20px;margin:0 0 10px}
.investor-process li p{margin:0;color:var(--muted)}
.investor-contact{display:grid;grid-template-columns:1.3fr 1fr;gap:80px;background:var(--navy);color:white}
.investor-contact>div>p:not(.eyebrow){color:#d7e1e8;max-width:590px;margin:25px 0}
.investor-contact .email-hint{font-size:13px;margin:12px 0 0}
.investor-direct{align-self:center;border-left:1px solid #ffffff30;padding-left:40px}
.investor-direct h3{font:30px var(--serif);margin:0}
.investor-direct a{display:block;margin-top:20px;overflow-wrap:anywhere}
.investor-disclosure{padding-top:28px;padding-bottom:28px}
.investor-disclosure p{font-size:13px;line-height:1.8;color:var(--muted);margin:0}
@media(min-width:1600px){.hero-copy{padding-left:max(8%,calc((100vw - 1360px)/2))}}
@media(max-width:1100px){nav{gap:20px}.hero-copy{padding:60px 7%}.hero-aside{padding:50px 9%}.company-hero h1{font-size:52px}.capability-grid{grid-template-columns:1fr 1fr;gap:35px}.section{padding:64px 5%}.about,.acquisitions,.perry-overview,.investor-hero,.investor-philosophy,.investor-process,.investor-contact{gap:40px}.criteria-row{grid-template-columns:1fr;gap:5px}.contact{grid-template-columns:1fr;gap:32px}.contact-person{gap:32px}.contact-full-photo{max-width:280px}}
@media(max-width:800px){.header{min-height:120px;padding:5px 6%;gap:15px}.brand-logo{width:140px;height:110px}.menu-toggle{display:flex;align-items:center;gap:12px;background:white;border:1px solid var(--line);padding:10px 14px;color:var(--ink);font-size:14px;min-height:44px}nav{display:none;position:absolute;left:0;right:0;top:100%;background:white;padding:20px 6%;border-top:1px solid var(--line);box-shadow:0 12px 18px #0001;align-items:flex-start}nav.open{display:flex;flex-direction:column;gap:6px;width:100%}nav a{font-size:16px;min-height:44px}.company-hero{grid-template-columns:1fr}.hero-copy{padding:48px 6%}.company-hero h1{font-size:clamp(38px,7.6vw,58px);letter-spacing:-1.2px}.hero-aside{padding:28px 6%;border-left:0;border-top:1px solid #ffffff20}.hero-aside>.eyebrow{margin-bottom:18px}.focus-line{padding:16px 0 16px 35px}.focus-line>span{top:21px}.focus-line h3{font-size:26px}.focus-line p{max-width:none}.market-strip{display:block;padding:23px 6%}.market-strip p{font-size:25px;margin-top:6px}.market-strip b{margin:0 10px}.section{padding:54px 6%}.about,.acquisitions,.perry-overview,.investor-hero,.investor-philosophy,.investor-process,.investor-contact,.investor-paths{grid-template-columns:1fr;gap:28px}.section-heading{display:block;margin-bottom:30px}.section-heading>p{max-width:none;margin-top:20px}.capability-grid{margin-top:30px;gap:30px}.capability-grid h3{font-size:24px}.development-types b{padding:0 4px}.project>.section-heading{margin-bottom:38px}.perry-heading h3{font-size:40px}.perry-overview{margin:28px 0 32px}.perry-overview h4{font-size:26px}.perry-facts dd{font-size:18px}.houston-project,.perry-project{margin-top:48px;padding-top:40px}.perry-plan-heading{align-items:flex-start;flex-direction:column;gap:10px}.aria-gallery{grid-template-columns:1fr;gap:22px}.acquisitions{gap:40px}.criteria-row{grid-template-columns:115px 1fr;gap:20px}.acreage strong{font-size:70px}.contact h2{font-size:36px}.investor-note,.investor-direct{border-left:0;border-top:1px solid #ffffff30;padding:28px 0 0}.investor-hero h1{font-size:clamp(38px,7.8vw,54px)}.investor-paths{margin-top:30px}.investor-direct a{font-size:16px}footer{align-items:flex-start;flex-direction:column;gap:16px;padding:24px 6%}footer p{margin:0}.investor-disclosure{padding-top:26px;padding-bottom:26px}}
@media(max-width:600px){.contact-person{grid-template-columns:1fr;gap:24px}.contact-full-photo{justify-self:start;max-width:300px}.contact .email{font-size:18px}.hero-intro{font-size:17px}}
@media(max-width:450px){.capability-grid{grid-template-columns:1fr}.market-strip p{font-size:23px}.market-strip b{margin:0 7px}.criteria-row{grid-template-columns:1fr;gap:6px}.acreage{gap:20px}.acreage strong{font-size:64px}.eyebrow{letter-spacing:1.3px}.hero-actions{gap:18px}.investor-note h2{font-size:32px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}