@import"https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Instrument+Serif:ital@0;1&display=swap";:root{--ink: #151719;--coal: #1f2225;--graphite: #2b2d30;--paper: #f5f3ee;--white: #ffffff;--muted: #6f7377;--line: #ded8cf;--bronze: #b56f3e;--bronze-dark: #8f4e27;--soft: #ebe7df;--serif: "Instrument Serif", Georgia, serif;--sans: "DM Sans", Arial, sans-serif;--shadow: 0 22px 70px rgba(14, 15, 16, .18)}*{box-sizing:border-box}html{scroll-behavior:smooth;overflow-x:clip}body{margin:0;color:var(--ink);background:var(--paper);font:15px/1.65 var(--sans);overflow-x:clip}body:before{content:"";position:fixed;inset:0;pointer-events:none;z-index:-1;background:linear-gradient(rgba(21,23,25,.035) 1px,transparent 1px),linear-gradient(90deg,rgba(21,23,25,.03) 1px,transparent 1px);background-size:64px 64px}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}h1,h2,h3,p{margin:0}h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:0;line-height:.95}h1{font-size:clamp(58px,8vw,128px);max-width:820px}h2{font-size:clamp(38px,5vw,76px)}h3{font-size:20px;line-height:1.25}p{color:#46494c}button,input,select,textarea{font:inherit}.skip-link{position:fixed;top:12px;left:12px;z-index:100;transform:translateY(-180%);background:var(--bronze);color:var(--white);padding:10px 14px;font-weight:700}.skip-link:focus{transform:translateY(0)}.site-header{position:fixed;top:0;left:0;right:0;z-index:50;height:78px;display:grid;grid-template-columns:minmax(180px,310px) 1fr auto;align-items:center;gap:28px;padding:0 clamp(22px,4vw,70px);background:#151719d1;color:var(--white);border-bottom:1px solid rgba(255,255,255,.13);-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);transition:background-color .25s ease,height .25s ease}.site-header.is-scrolled{height:68px;background:#151719f2}.brand{display:block;width:min(280px,34vw);min-width:180px}.brand img{width:100%;filter:brightness(0) invert(1)}.site-nav{display:flex;justify-content:flex-end;align-items:center;gap:clamp(16px,2.4vw,34px);text-transform:uppercase;font-size:11px;letter-spacing:.08em;font-weight:700}.site-nav a{position:relative;padding:30px 0}.site-nav a:after{content:"";position:absolute;left:0;right:0;bottom:24px;height:1px;background:var(--bronze);transform:scaleX(0);transform-origin:left;transition:transform .2s ease}.site-nav a:hover:after,.site-nav a:focus-visible:after{transform:scaleX(1)}.header-cta,.button{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:0 22px;border:1px solid var(--bronze);background:var(--bronze);color:var(--white);text-transform:uppercase;font-size:12px;letter-spacing:.06em;font-weight:700;transition:transform .2s ease,translate .1s ease,background-color .2s ease,border-color .2s ease;translate:var(--mag-x, 0px) var(--mag-y, 0px)}.header-cta{min-height:42px;background:transparent}.button:hover,.header-cta:hover{transform:translateY(-2px);background:var(--bronze-dark);border-color:var(--bronze-dark)}.button,.header-cta{position:relative;isolation:isolate;overflow:hidden}.button:before,.header-cta:before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(110deg,transparent 28%,rgba(255,255,255,.22) 50%,transparent 72%);transform:translate(-125%);transition:transform .48s ease}.button:hover:before,.header-cta:hover:before{transform:translate(125%)}.button-light{background:#ffffff14;border-color:#ffffff94}.menu-toggle{display:none;width:44px;height:44px;border:1px solid rgba(255,255,255,.24);background:transparent;color:var(--white);padding:11px}.menu-toggle span{display:block;height:2px;margin:5px 0;background:currentColor}.hero{position:relative;min-height:100svh;display:grid;grid-template-columns:minmax(0,1fr);align-items:end;background:var(--ink);color:var(--white);overflow:hidden}.page-hero{position:relative;min-height:620px;display:grid;align-items:end;padding:170px clamp(24px,5vw,82px) 86px;color:var(--white);background:var(--ink);overflow:hidden}.page-hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,#151719e6,#1517196b),var(--page-image);background-size:cover;background-position:center;transform:scale(1.02)}.page-hero>div{position:relative;z-index:1;max-width:860px}.page-hero p:not(.service-area){max-width:620px;margin-top:22px;color:#f0eee9;font-size:18px}.page-hero-portfolio{--page-image: url(../assets/tahoe/joinery-render.png)}.page-hero-invest{--page-image: url(../assets/tahoe/investment.jpg)}.page-hero-management{--page-image: url(../assets/tahoe/generated-management-hero.png)}.page-hero-contact{--page-image: url(../assets/tahoe/generated-contact-hero.png)}.hero-media{position:absolute;inset:0}.hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,#151719eb,#151719b8 42%,#1517192e),linear-gradient(0deg,rgba(21,23,25,.95) 0%,transparent 30%)}.hero-media img{width:100%;height:100%;object-fit:cover;object-position:center}.hero-content{position:relative;z-index:1;padding:160px clamp(24px,5vw,82px) 142px}.service-area,.section-kicker,.project-card span,.detail-panel span{color:var(--bronze);text-transform:uppercase;letter-spacing:.1em;font-size:12px;font-weight:800}.hero-content p:not(.service-area){max-width:610px;margin-top:24px;color:#f0eee9;font-size:18px}.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}.hero-index{position:absolute;z-index:2;left:0;right:0;bottom:0;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.22);background:#151719db;-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px)}.hero-index span{min-height:92px;display:grid;align-content:center;gap:3px;padding:16px clamp(20px,5vw,76px);border-right:1px solid rgba(255,255,255,.18);color:#d8d3ca;font-size:12px;text-transform:uppercase;letter-spacing:.06em}.hero-index span:last-child{border-right:0}.hero-index b{display:block;color:var(--bronze);font:42px/.95 var(--serif);letter-spacing:0;text-transform:none}.intro,.services,.portfolio,.archive,.invest,.management,.contact{padding:clamp(76px,9vw,128px) clamp(22px,5vw,82px)}.intro{background:var(--paper)}.intro-grid{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(300px,.7fr);gap:clamp(40px,7vw,100px);align-items:start;margin-top:18px}.intro-grid p{max-width:790px;margin-top:22px;font-size:18px}.statement-panel{border-left:1px solid var(--bronze);padding-left:32px;margin-top:18px}.statement-panel h3{font:30px/1 var(--serif);margin-bottom:15px}.image-story{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);min-height:620px;background:var(--white)}.story-copy{display:grid;align-content:center;padding:clamp(58px,8vw,112px)}.story-copy p{margin-top:24px;max-width:600px;font-size:17px}.text-link{width:max-content;margin-top:30px;color:var(--bronze);font-weight:800;text-transform:uppercase;font-size:12px;letter-spacing:.07em;border-bottom:1px solid currentColor}.image-story>img{width:100%;height:100%;object-fit:cover}.services{background:var(--soft);text-align:center}.services h2{max-width:980px;margin:12px auto 44px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}.service-grid article{background:var(--paper);padding:22px 22px 34px;text-align:left;overflow:hidden}.service-grid img{width:100%;aspect-ratio:1.45;object-fit:cover;margin-bottom:24px}.service-grid h3{font:30px/1.05 var(--serif);margin-bottom:12px}.portfolio{background:var(--ink);color:var(--white)}.portfolio h2,.contact h2{color:var(--white)}.portfolio-head{display:flex;justify-content:space-between;gap:28px;align-items:end;margin-bottom:34px}.filter-bar{display:flex;flex-wrap:wrap;gap:8px}.filter-bar button{min-height:38px;border:1px solid rgba(255,255,255,.22);background:transparent;color:#d8d3ca;padding:0 14px;cursor:pointer;text-transform:uppercase;font-size:11px;letter-spacing:.06em;font-weight:800}.filter-bar button.active,.filter-bar button:hover{color:var(--white);border-color:var(--bronze);background:#b56f3e38}.project-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}.project-card{min-height:440px;position:relative;overflow:hidden;background:#2d2f31}.project-card[hidden]{display:none}.project-card.featured{grid-column:auto}.project-card a,.project-card img{height:100%;width:100%}.project-card a{display:grid;align-content:end;padding:24px;position:relative}.project-card img{position:absolute;inset:0;object-fit:cover;transition:transform .5s ease}.project-card a:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,#151719db,#15171914)}.project-card h3,.project-card p,.project-card span{position:relative;z-index:1}.project-card h3{margin-top:8px;color:var(--white);font:38px/.98 var(--serif)}.project-card p{margin-top:8px;color:#e7e1d8}.project-card:hover img{transform:scale(1.04)}.project-card h3,.project-card p,.project-card span{transition:transform .24s ease,color .24s ease}.project-card:hover h3,.project-card:focus-within h3{color:#fff5e7;transform:translateY(-3px)}.project-card:hover span,.project-card:focus-within span{color:#e59a62}.project-details{background:var(--paper)}.detail-panel{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);align-items:stretch;min-height:560px;border-bottom:1px solid var(--line);overflow:hidden}.detail-panel.reverse img{order:2}.detail-panel>img{width:100%;height:100%;min-height:420px;object-fit:cover}.detail-panel>div{display:grid;align-content:center;padding:clamp(46px,7vw,96px)}.detail-panel h2{margin-top:10px}.detail-panel p{max-width:650px;margin-top:18px;font-size:17px}.address{color:var(--bronze-dark);font-weight:800}.detail-panel ul{columns:2;gap:24px;padding-left:18px;color:#46494c}.portfolio-overview,.project-directory,.case-studies,.residential-homes,.investor-brief,.investment-thesis,.investor-path,.investor-criteria,.management-command,.scope-board,.phase-timeline,.risk-controls,.contact-routing,.contact-prep{padding:clamp(76px,9vw,128px) clamp(22px,5vw,82px)}.portfolio-overview{display:grid;grid-template-columns:minmax(0,1fr) minmax(340px,.86fr);gap:clamp(40px,7vw,110px);align-items:start;background:var(--paper)}.portfolio-summary p{max-width:720px;font-size:18px}.stat-strip{display:grid;gap:0;margin-top:34px;border:1px solid var(--line);background:var(--white)}.stat-strip div{border-top:0;padding:20px 22px;border-bottom:1px solid var(--line)}.stat-strip div:last-child{border-bottom:0}.stat-strip dt{color:var(--bronze)}.stat-strip dd{color:#46494c}.project-directory{background:var(--white)}.directory-head{display:flex;justify-content:space-between;gap:30px;align-items:end;margin-bottom:34px}.filter-bar-dark button{color:var(--ink);border-color:var(--line)}.filter-bar-dark button.active,.filter-bar-dark button:hover{color:var(--ink);background:#b56f3e26}.directory-list{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;border:1px solid var(--line);background:var(--line)}.directory-item{min-height:500px}.directory-item.featured{grid-column:auto}.case-studies{padding-left:0;padding-right:0;padding-bottom:0;background:var(--paper)}.case-study{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);min-height:620px;border-top:1px solid var(--line)}.case-study>img{width:100%;height:100%;min-height:460px;object-fit:cover}.case-copy{display:grid;align-content:center;padding:clamp(46px,7vw,96px)}.case-copy span,.dual-case-grid span{color:var(--bronze);text-transform:uppercase;letter-spacing:.1em;font-size:12px;font-weight:800}.case-copy h2,.dual-case-grid h2{margin-top:10px}.case-copy p,.dual-case-grid p{max-width:620px;margin-top:18px;font-size:17px}.case-study-dark{background:var(--ink);color:var(--white)}.case-study-dark h2,.case-study-dark p{color:var(--white)}.case-study-dark .address{color:#e59a62}.feature-list{margin:24px 0 0;padding-left:18px;color:#46494c}.case-study-dark .feature-list{color:#e7e1d8}.dual-case-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border-top:1px solid var(--line)}.dual-case-grid article{padding:clamp(32px,5vw,68px);border-right:1px solid var(--line);background:var(--white)}.dual-case-grid article:last-child{border-right:0}.dual-case-grid img{width:100%;aspect-ratio:1.45;object-fit:cover;margin-bottom:26px}.archive-page{background:var(--paper)}.residential-homes{background:var(--white);border-top:1px solid var(--line)}.residential-head{max-width:980px;margin-bottom:38px}.residential-head p{max-width:720px;margin-top:18px;font-size:18px}.residential-grid{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:1px;border:1px solid var(--line);background:var(--line)}.residential-grid article{min-height:165px;padding:24px;background:var(--paper);transition:transform .26s ease,background-color .26s ease,box-shadow .26s ease}.residential-grid article:hover{z-index:1;transform:translateY(-4px);background:var(--white);box-shadow:0 16px 40px #1517191f}.residential-grid span{display:block;margin-bottom:18px;color:var(--bronze);text-transform:uppercase;letter-spacing:.09em;font-size:11px;font-weight:800}.residential-grid h3{font:30px/1.05 var(--serif)}.residential-grid p{margin-top:10px;font-size:13px;color:var(--muted);letter-spacing:.01em}.investor-brief{display:grid;grid-template-columns:minmax(0,1fr) minmax(320px,.7fr);gap:clamp(40px,7vw,104px);align-items:start;background:var(--paper)}.brief-copy p{max-width:770px;margin-top:22px;font-size:18px}.accreditation-panel{padding:32px;color:var(--white);background:linear-gradient(135deg,#151719f5,#2b2d30e6),url(../assets/tahoe/investment.jpg);background-size:cover;background-position:center;box-shadow:var(--shadow)}.accreditation-panel h3{color:var(--white);font:34px/1 var(--serif)}.investor-return{margin-top:22px;padding:20px 0;border-top:1px solid rgba(255,255,255,.18);border-bottom:1px solid rgba(255,255,255,.18)}.investor-return strong{display:block;color:var(--white);font:64px/.9 var(--serif);letter-spacing:0}.investor-return span{display:block;margin-top:8px;color:#ffe2c3;text-transform:uppercase;letter-spacing:.1em;font-size:11px;font-weight:800}.accreditation-panel p{margin:18px 0 28px;color:#efe7dc}.investment-thesis{background:var(--white)}.thesis-lead{max-width:980px;margin-bottom:38px}.thesis-grid,.criteria-list,.risk-grid,.routing-grid,.prep-list{display:grid;gap:1px;border:1px solid var(--line);background:var(--line)}.thesis-grid{grid-template-columns:repeat(3,1fr)}.thesis-grid article,.criteria-list article,.risk-grid article,.routing-grid article,.prep-list article{background:var(--paper);padding:28px}.thesis-grid span,.timeline-grid span,.prep-list span{display:block;color:var(--bronze);font:40px/1 var(--serif);margin-bottom:32px}.thesis-grid h3,.criteria-list h3,.risk-grid h3,.routing-grid h3{margin-bottom:10px}.investor-path{display:grid;grid-template-columns:minmax(280px,.8fr) minmax(0,1.2fr);gap:clamp(38px,6vw,88px);background:var(--ink);color:var(--white)}.investor-path h2,.investor-path p{color:var(--white)}.path-list{display:grid;gap:18px;margin:0;padding:0;list-style:none}.path-list li{padding:24px 0 24px 28px;border-left:1px solid rgba(255,255,255,.2)}.path-list span{display:block;margin-bottom:8px;color:var(--bronze);text-transform:uppercase;letter-spacing:.09em;font-size:11px;font-weight:800}.path-list h3{color:var(--white)}.path-list p{margin-top:8px;color:#d8d3ca}.investor-criteria{background:var(--paper)}.investor-criteria>div:first-child,.risk-controls>div:first-child,.contact-routing>div:first-child,.contact-prep>div:first-child{max-width:920px;margin-bottom:36px}.criteria-list{grid-template-columns:repeat(4,1fr)}.investment-disclaimer{max-width:920px;margin-top:28px;color:var(--muted);font-size:13px}.management-command{display:grid;grid-template-columns:minmax(0,.95fr) minmax(0,1.05fr);gap:clamp(36px,7vw,96px);align-items:center;background:var(--paper)}.command-image img{width:100%;aspect-ratio:1.3;object-fit:cover;box-shadow:var(--shadow)}.command-copy p{max-width:740px;margin-top:20px;font-size:18px}.command-metrics{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px}.command-metrics span{min-height:38px;display:inline-flex;align-items:center;padding:0 13px;border:1px solid var(--line);background:var(--white);color:var(--bronze-dark);text-transform:uppercase;letter-spacing:.08em;font-size:11px;font-weight:800}.scope-board{background:var(--white)}.scope-board>div:first-child{max-width:1000px;margin-bottom:38px}.scope-columns{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;border:1px solid var(--line);background:var(--line)}.scope-columns article{background:var(--paper);padding:30px}.scope-columns h3{font:32px/1 var(--serif);margin-bottom:22px}.scope-columns ul{margin:0;padding-left:18px;color:#46494c}.scope-columns li+li{margin-top:10px}.phase-timeline{background:var(--ink);color:var(--white)}.phase-timeline h2,.phase-timeline p{color:var(--white)}.timeline-head{max-width:900px;margin-bottom:38px}.timeline-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#ffffff29;border:1px solid rgba(255,255,255,.16)}.timeline-grid article{min-height:270px;padding:28px;background:#ffffff0b}.timeline-grid h3{color:var(--white);margin-bottom:10px}.timeline-grid p{color:#d8d3ca}.risk-controls,.contact-routing,.contact-prep{background:var(--paper)}.risk-grid,.routing-grid{grid-template-columns:repeat(4,1fr)}.contact-routing{background:var(--white)}.routing-grid article{min-height:170px}.contact-page{background:linear-gradient(90deg,#151719f0,#151719c7),url(../assets/tahoe/generated-contact-hero.png);background-size:cover;background-position:center}.prep-list{grid-template-columns:repeat(3,1fr)}.prep-list article{display:grid;align-content:start;min-height:220px}.prep-list p{font-size:17px}.archive{overflow:hidden;background:var(--white)}.archive h2{max-width:850px;margin-top:10px}.archive-rail{overflow:hidden;margin-top:34px;padding-bottom:4px;-webkit-mask-image:linear-gradient(90deg,transparent,#000 5%,#000 95%,transparent);mask-image:linear-gradient(90deg,transparent,#000 5%,#000 95%,transparent);contain:paint}.archive-track{display:flex;width:max-content;animation:archive-scroll 60s linear infinite;will-change:transform}.archive-rail:hover .archive-track,.archive-rail:focus-within .archive-track{animation-play-state:paused}.archive-set{display:flex;gap:14px;padding-right:14px}.archive-rail figure{flex:0 0 clamp(220px,22vw,320px);margin:0;background:var(--paper)}.archive-rail img{width:100%;aspect-ratio:1.05;object-fit:cover}.archive-rail figcaption{padding:13px 14px;font-weight:800}.archive-rail figure{transition:transform .28s ease,box-shadow .28s ease,background-color .28s ease}.archive-rail figure:hover,.archive-rail figure:focus-within{transform:translateY(-6px);background:var(--white);box-shadow:0 16px 40px #15171929}.archive-rail figure img{transition:transform .45s ease,filter .35s ease}.archive-rail figure:hover img{transform:scale(1.035);filter:saturate(1.08) contrast(1.03)}.home-proof{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(36px,6vw,88px);align-items:end;background:var(--paper)}.proof-lead{max-width:850px}.proof-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;border:1px solid var(--line);background:var(--line)}.proof-grid article{min-height:210px;display:grid;align-content:space-between;gap:28px;padding:28px;background:var(--white)}.proof-grid strong{display:block;color:var(--bronze);font:58px/.9 var(--serif);letter-spacing:0}.proof-grid span{color:#46494c;font-weight:700}.home-method{display:grid;grid-template-columns:minmax(280px,.75fr) minmax(0,1.25fr);gap:clamp(38px,7vw,100px);background:var(--white)}.method-list{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;margin:0;padding:0;list-style:none;border:1px solid var(--line);background:var(--line)}.method-list li{min-height:310px;padding:28px;background:var(--paper)}.method-list span{display:block;color:var(--bronze);font:42px/1 var(--serif);margin-bottom:42px}.method-list h3{margin-bottom:12px}.home-cta{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:clamp(32px,6vw,78px);align-items:end;background:linear-gradient(90deg,#151719f0,#151719d1),url(../assets/tahoe/generated-contact-hero.png);background-size:cover;background-position:center;color:var(--white)}.home-cta h2,.home-cta p{color:var(--white)}.home-cta p{max-width:720px;margin-top:20px;font-size:18px}.home-cta-actions{display:flex;flex-wrap:wrap;justify-content:flex-end;gap:12px;max-width:520px}@keyframes archive-scroll{0%{transform:translate(0)}to{transform:translate(-50%)}}.invest{display:grid;grid-template-columns:minmax(0,1fr) minmax(340px,.85fr);gap:clamp(38px,6vw,88px);align-items:center;background:linear-gradient(90deg,#8f4e27f5,#b56f3ee0),url(../assets/tahoe/investment.jpg);background-size:cover;background-position:center;color:var(--white)}.invest h2,.invest p{color:var(--white)}.invest-copy p{max-width:680px;margin:20px 0 32px;font-size:18px}.invest .section-kicker{color:#ffe2c3}.invest-points{display:grid;gap:1px;background:#ffffff38;border:1px solid rgba(255,255,255,.22)}.invest-points article{background:#151719bd;padding:26px}.invest-points h3{color:var(--white);margin-bottom:7px}.invest-points p{color:#efe7dc}.management{background:var(--paper)}.management-hero{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:clamp(32px,6vw,86px);align-items:center}.management-hero img{width:100%;aspect-ratio:1.45;object-fit:cover;box-shadow:var(--shadow)}.management-hero p{margin-top:20px;font-size:18px}.process-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;margin-top:54px;background:var(--line);border:1px solid var(--line)}.process-grid article{background:var(--white);min-height:260px;padding:24px}.process-grid span{display:block;color:var(--bronze);font:38px/1 var(--serif);margin-bottom:34px}.process-grid h3{margin-bottom:10px}.process-grid article,.service-grid article,.invest-points article,.statement-panel,.contact-form,.management-hero img{transition:transform .28s ease,box-shadow .28s ease,border-color .28s ease,background-color .28s ease}.service-grid article:hover,.service-grid article:focus-within,.process-grid article:hover,.invest-points article:hover{transform:translateY(-6px);box-shadow:0 18px 46px #1517191f;z-index:1}.service-grid article:hover h3,.process-grid article:hover h3,.invest-points article:hover h3{color:var(--bronze-dark)}.service-grid article img{transition:transform .45s ease,filter .35s ease}.service-grid article:hover img{transform:scale(1.025);filter:saturate(1.08) contrast(1.03)}.why-tahoe,.home-proof,.home-method,.home-cta{padding:clamp(76px,9vw,128px) clamp(22px,5vw,82px)}.why-tahoe{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(38px,6vw,88px);align-items:start;background:var(--white)}.why-copy p{max-width:720px;margin-top:22px;font-size:18px}.why-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;border:1px solid var(--line);background:var(--line)}.why-grid article{min-height:230px;padding:28px;background:var(--paper);transition:transform .26s ease,background-color .26s ease,box-shadow .26s ease}.why-grid article:hover{z-index:1;transform:translateY(-4px);background:var(--white);box-shadow:0 18px 46px #1517191f}.why-grid h3{margin-bottom:12px}.text-link-light{align-self:end;color:#e59a62;margin-top:0}.detail-panel>img{transition:filter .35s ease,transform .55s ease}.detail-panel:hover>img{filter:saturate(1.07) contrast(1.03)}.statement-panel:hover{border-color:var(--bronze-dark);transform:translate(4px)}.management-hero:hover img{transform:translateY(-4px);box-shadow:0 28px 84px #0e0f103d}.contact{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:clamp(38px,7vw,110px);background:linear-gradient(90deg,#151719ed,#151719d1),url(../assets/tahoe/generated-contact-hero.png);background-size:cover;background-position:center;color:var(--white)}.contact p,.contact dd{color:#e7e1d8}.contact-copy>p{margin-top:18px;max-width:540px;font-size:17px}dl{margin:34px 0 0}dl div{border-top:1px solid rgba(255,255,255,.17);padding:15px 0}dt{color:var(--bronze);font-size:11px;text-transform:uppercase;letter-spacing:.09em;font-weight:800}dd{margin:4px 0 0}dd a{text-decoration:underline;text-underline-offset:3px}dd span{color:var(--bronze);margin:0 7px}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:14px;align-content:start;padding:24px;border:1px solid rgba(255,255,255,.18);background:#1517199e;-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px)}.contact-form label{display:grid;gap:7px}.contact-form label.full,.contact-form .button,.form-note{grid-column:1 / -1}.contact-form span{color:#d8d3ca;font-size:11px;text-transform:uppercase;letter-spacing:.08em;font-weight:800}.contact-form input,.contact-form select,.contact-form textarea{width:100%;border:1px solid rgba(255,255,255,.22);color:var(--white);background:#ffffff0f;padding:12px 13px;outline:0}.contact-form option{color:var(--ink)}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--bronze);box-shadow:0 0 0 3px #b56f3e38}.contact-form textarea{resize:vertical}.contact-form .button{width:max-content;cursor:pointer}.form-note{color:#d8d3ca;font-size:12px}.contact-form.sent{border-color:var(--bronze)}.contact-form:hover,.contact-form:focus-within{border-color:#b56f3e9e;box-shadow:0 20px 64px #0000003d}.site-footer{padding:58px clamp(22px,5vw,82px) 24px;background:var(--ink);color:var(--white);border-top:1px solid rgba(255,255,255,.14)}.footer-grid{display:grid;grid-template-columns:minmax(280px,1.25fr) minmax(150px,.55fr) minmax(180px,.7fr) minmax(300px,1fr);gap:clamp(28px,4vw,58px);align-items:start}.site-footer img,.footer-brand img{width:min(320px,75vw);filter:brightness(0) invert(1);margin-bottom:16px}.site-footer p,.footer-contact-card p{color:#d8d3ca;max-width:560px}.footer-brand p{max-width:460px}.footer-badges{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}.footer-badges span{display:inline-flex;min-height:30px;align-items:center;border:1px solid rgba(255,255,255,.14);color:#efe7dc;padding:0 10px;font-size:10px;text-transform:uppercase;letter-spacing:.08em;font-weight:800}.footer-column{display:grid;gap:10px}.footer-column h2,.footer-contact-card h2{margin:0 0 12px;color:var(--bronze);font:800 12px/1 var(--sans);text-transform:uppercase;letter-spacing:.1em}.footer-column a{width:max-content;color:#d8d3ca;font-size:12px;line-height:1.35;transition:color .2s ease,transform .2s ease}.footer-column a:hover,.footer-contact-card a:hover{color:var(--bronze);transform:translate(3px)}.footer-contact-card{padding:22px;border:1px solid rgba(255,255,255,.14);background:#ffffff09;transition:border-color .25s ease,background-color .25s ease,transform .25s ease}.footer-contact-card:hover{border-color:#b56f3e8f;background:#ffffff0e;transform:translateY(-3px)}.footer-contact-card p{margin:0;padding:11px 0;border-bottom:1px solid rgba(255,255,255,.1);font-size:12px}.footer-contact-card p:last-of-type{border-bottom:0}.footer-contact-card b{display:block;color:var(--bronze);text-transform:uppercase;letter-spacing:.08em;font-size:10px;margin-bottom:4px}.footer-contact-card span{color:var(--bronze);margin:0 5px}.footer-cta{display:inline-flex;align-items:center;justify-content:center;min-height:42px;margin-top:16px;padding:0 18px;border:1px solid var(--bronze);background:var(--bronze);color:var(--white);font-size:11px;font-weight:800;letter-spacing:.08em;text-transform:uppercase}.footer-cta:hover{color:var(--white);background:var(--bronze-dark);border-color:var(--bronze-dark);transform:translateY(-2px)}.footer-legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:20px;padding-top:22px;margin-top:36px;border-top:1px solid rgba(255,255,255,.12)}.footer-legal p{max-width:none;font-size:12px}.footer-vmg{width:100%;text-align:center;margin-top:12px;padding-top:12px;border-top:1px solid rgba(255,255,255,.08);font-size:11px;opacity:.55}.footer-vmg a{color:inherit;text-decoration:none}.footer-vmg a:hover{opacity:1;text-decoration:underline}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--bronze);outline-offset:3px}.enhanced img[data-load-effect]{opacity:0;filter:blur(10px);transition:opacity .55s ease,filter .7s ease,transform .7s ease}.enhanced img[data-load-effect].is-loaded{opacity:1;filter:blur(0)}.brand img[data-load-effect],.site-footer img[data-load-effect]{transition-duration:.25s}.enhanced .project-card:hover img[data-load-effect].is-loaded{transform:scale(1.04)}.enhanced .archive-rail figure:hover img[data-load-effect].is-loaded,.enhanced .service-grid article:hover img[data-load-effect].is-loaded{transform:scale(1.035)}.enhanced .management-hero:hover img[data-load-effect].is-loaded{transform:translateY(-4px)}@media(max-width:1100px){.site-header{grid-template-columns:1fr auto}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand,.footer-contact-card{grid-column:span 2}.header-cta{display:none}.menu-toggle{display:block;justify-self:end}.site-nav{position:absolute;top:100%;left:0;right:0;display:none;flex-direction:column;align-items:stretch;gap:0;padding:12px 24px 24px;background:#151719fa}.site-nav.open{display:flex}.site-nav a{padding:15px 0;border-bottom:1px solid rgba(255,255,255,.12)}.site-nav a:after{display:none}.project-grid,.process-grid,.directory-list,.timeline-grid,.risk-grid,.routing-grid,.criteria-list,.residential-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.thesis-grid,.scope-columns,.prep-list,.home-method{grid-template-columns:1fr}}@media(max-width:860px){h1{font-size:clamp(44px,13.4vw,64px)}.hero{min-height:860px}.hero-content{padding:122px 24px 270px}.hero-index{grid-template-columns:1fr}.hero-index span{min-height:70px;border-right:0;border-bottom:1px solid rgba(255,255,255,.14)}.intro-grid,.image-story,.service-grid,.why-tahoe,.home-proof,.home-method,.home-cta,.detail-panel,.portfolio-overview,.case-study,.investor-brief,.investor-path,.management-command,.invest,.management-hero,.contact,.image-story>img{min-height:330px}.project-grid,.why-tahoe,.home-proof,.home-cta,.method-list{grid-template-columns:1fr}.home-cta-actions{justify-content:flex-start}.project-card,.project-card.featured{grid-column:auto;min-height:380px}.detail-panel.reverse img{order:0}.portfolio-head,.directory-head{align-items:start;flex-direction:column}.dual-case-grid,.directory-list{grid-template-columns:1fr}.case-study-dark img{order:-1}.contact-form{grid-template-columns:1fr}.footer-legal{flex-direction:column;gap:8px}}@media(max-width:560px){body{font-size:14px}.site-header{height:66px;padding:0 16px}.brand{min-width:0;width:215px}.hero-actions{flex-direction:column;align-items:stretch}.button{width:100%}.intro,.services,.portfolio,.why-tahoe,.home-proof,.home-method,.home-cta,.archive,.portfolio-overview,.project-directory,.case-studies,.residential-homes,.investor-brief,.investment-thesis,.investor-path,.investor-criteria,.management-command,.scope-board,.phase-timeline,.risk-controls,.contact-routing,.contact-prep,.invest,.management,.contact{padding-left:18px;padding-right:18px}.story-copy,.detail-panel>div,.case-copy,.dual-case-grid article{padding:52px 20px}.detail-panel ul{columns:1}.process-grid,.timeline-grid,.risk-grid,.routing-grid,.criteria-list,.why-grid,.proof-grid,.method-list,.residential-grid,.portfolio-overview,.why-tahoe,.home-proof,.home-method,.home-cta,.investor-brief,.investor-path,.management-command{grid-template-columns:1fr}.case-studies{padding-left:0;padding-right:0}.case-study,.footer-grid{grid-template-columns:1fr}.footer-brand,.footer-contact-card{grid-column:auto}.footer-contact-card{padding:18px}}@keyframes hero-zoom{0%{transform:scale(1)}to{transform:scale(1.07)}}.hero-media img{animation:hero-zoom 20s ease-in-out infinite alternate}.page-hero:before{animation:hero-zoom 24s ease-in-out infinite alternate}@keyframes reveal-up{0%{opacity:0;transform:translateY(26px)}to{opacity:1;transform:none}}.enhanced .reveal{opacity:0}.enhanced .reveal.is-visible{animation:reveal-up .7s cubic-bezier(.22,1,.36,1) both}.enhanced .reveal.delay-1.is-visible{animation-delay:.1s}.enhanced .reveal.delay-2.is-visible{animation-delay:.2s}.enhanced .reveal.delay-3.is-visible{animation-delay:.32s}.enhanced .reveal.delay-4.is-visible{animation-delay:.44s}.site-nav a[aria-current=page]{color:#e4c8a4}.site-nav a[aria-current=page]:after{transform:scaleX(1)}.text-link{transition:letter-spacing .28s ease,color .2s ease,border-color .2s ease}.text-link:hover{letter-spacing:.11em;color:var(--bronze-dark);border-color:var(--bronze-dark)}.hero-index span{cursor:default;transition:background-color .22s ease}.hero-index span:hover{background:#b56f3e2e}.hero-index b{transition:color .22s ease}.hero-index span:hover b{color:#e59a62}.footer-badges span{transition:border-color .22s ease,color .22s ease,transform .22s ease;cursor:default}.footer-badges span:hover{border-color:#b56f3e9e;color:var(--bronze);transform:translateY(-3px)}.thesis-grid article,.scope-columns article,.criteria-list article,.risk-grid article,.routing-grid article,.prep-list article{transition:transform .26s ease,background-color .26s ease,box-shadow .26s ease}.thesis-grid article:hover,.scope-columns article:hover,.criteria-list article:hover,.risk-grid article:hover,.routing-grid article:hover,.prep-list article:hover{transform:translateY(-5px);background:var(--white);box-shadow:0 16px 44px #1517191c;z-index:1}.thesis-grid article:hover h3,.scope-columns article:hover h3,.criteria-list article:hover h3,.risk-grid article:hover h3,.routing-grid article:hover h3{color:var(--bronze-dark);transition:color .22s ease}.timeline-grid article{transition:transform .26s ease,background-color .26s ease}.timeline-grid article:hover{transform:translateY(-4px);background:#ffffff17}.timeline-grid article:hover h3{color:#ffe2c3;transition:color .22s ease}.path-list li{transition:border-color .26s ease,padding-left .28s cubic-bezier(.22,1,.36,1)}.path-list li:hover{border-color:var(--bronze);padding-left:38px}.case-study>img{transition:transform .65s ease,filter .4s ease}.case-study:hover>img{transform:scale(1.03);filter:saturate(1.07) brightness(1.03)}.dual-case-grid article img{transition:transform .5s ease,filter .4s ease}.dual-case-grid article:hover img{transform:scale(1.04);filter:saturate(1.07)}.accreditation-panel{transition:transform .3s ease,box-shadow .3s ease}.accreditation-panel:hover{transform:translateY(-5px);box-shadow:0 36px 80px #0e0f1052}.contact-form input,.contact-form select,.contact-form textarea{transition:border-color .22s ease,box-shadow .22s ease,background-color .22s ease}.contact-form label:focus-within>span{color:var(--bronze);transition:color .2s ease}.stat-animating{display:inline-block;will-change:contents}.page-hero-blog-find{--page-image: url(../assets/tahoe/fresh-pond.jpg)}.page-hero-blog-contractor{--page-image: url(../assets/tahoe/ground-up-construction.jpg)}.page-hero-blog-invest{--page-image: url(../assets/tahoe/investment.jpg)}.page-hero-blog-permits{--page-image: url(../assets/tahoe/ground-up-construction.jpg)}.page-hero-blog-twofamily{--page-image: url(../assets/tahoe/generated-planning-site-execution.png)}.page-hero-blog-cm{--page-image: url(../assets/tahoe/generated-management-hero.png)}.page-hero-blog-bronx{--page-image: url(../assets/tahoe/joinery-render.png)}.page-hero-blog-mixeduse{--page-image: url(../assets/tahoe/fresh-pond.jpg)}.page-hero-blog-brooklyn{--page-image: url(../assets/tahoe/surf-house-1.jpg)}.blog-article{max-width:800px;margin:0 auto;padding:clamp(52px,7vw,96px) clamp(24px,5vw,0px)}.blog-meta{display:flex;gap:20px;flex-wrap:wrap;font-size:12px;text-transform:uppercase;letter-spacing:.07em;font-weight:700;color:var(--muted);margin-bottom:40px;padding-bottom:24px;border-bottom:1px solid var(--line)}.blog-prose{font-size:17px;line-height:1.78;color:#3a3d41}.blog-prose p{margin-bottom:1.5em;color:#3a3d41}.blog-prose h2{font-size:clamp(26px,3.5vw,42px);margin:1.6em 0 .6em;color:var(--ink)}.blog-prose h2:first-of-type{margin-top:1em}.blog-disclaimer{font-size:13px!important;color:var(--muted)!important;font-style:italic;margin-top:2em;padding-top:1.2em;border-top:1px solid var(--line)}.blog-cta-section{margin-top:56px;padding:44px 40px;background:var(--ink);color:var(--white);display:flex;flex-wrap:wrap;align-items:center;gap:16px}.blog-cta-section p{flex:1 1 260px;color:#d8d3ca;font-size:17px;margin:0}.blog-related{padding:clamp(52px,7vw,86px) clamp(24px,5vw,82px);background:var(--soft)}.blog-related .section-kicker{margin-bottom:28px}.blog-related-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:24px}.blog-related-card{display:block;padding:30px 32px;background:var(--white);border:1px solid var(--line);transition:border-color .2s ease,box-shadow .2s ease,transform .2s ease}.blog-related-card:hover{border-color:var(--bronze);box-shadow:var(--shadow);transform:translateY(-3px)}.blog-related-card span{display:block;font-size:11px;font-weight:800;text-transform:uppercase;letter-spacing:.09em;color:var(--bronze);margin-bottom:10px}.blog-related-card h3{font:400 22px/1.2 var(--serif);color:var(--ink)}.home-blog{padding:clamp(76px,9vw,128px) clamp(22px,5vw,82px);background:var(--white)}.home-blog-head{display:flex;justify-content:space-between;align-items:flex-end;flex-wrap:wrap;gap:20px;margin-bottom:44px}.home-blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.home-blog-card{display:flex;flex-direction:column;padding:32px;background:var(--paper);border:1px solid var(--line);transition:border-color .2s ease,box-shadow .2s ease,transform .2s ease}.home-blog-card:hover{border-color:var(--bronze);box-shadow:var(--shadow);transform:translateY(-3px)}.home-blog-card .card-topic{font-size:11px;font-weight:800;text-transform:uppercase;letter-spacing:.09em;color:var(--bronze);margin-bottom:14px}.home-blog-card h3{font:400 clamp(20px,2vw,26px)/1.2 var(--serif);color:var(--ink);flex:1;margin-bottom:20px}.home-blog-card .card-read{font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.06em;color:var(--bronze);border-bottom:1px solid var(--bronze);width:max-content;margin-top:auto}.contact-form.sent label,.contact-form.sent select,.contact-form.sent textarea{opacity:.4;pointer-events:none}.contact-form.sent button[type=submit]{opacity:.5;cursor:default}.form-note{grid-column:1 / -1;font-size:.85rem;min-height:1.2em}.form-success{grid-column:1 / -1;display:flex;align-items:center;gap:12px;padding:16px 20px;background:color-mix(in srgb,var(--bronze) 10%,transparent);border-left:3px solid var(--bronze);color:var(--ink);font-size:.95rem}.form-success[hidden]{display:none}.form-success svg{flex-shrink:0;color:var(--bronze)}.form-success p{margin:0}.bot-trap{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden;opacity:0;pointer-events:none;tab-size:0}.faq-section{padding:clamp(64px,8vw,108px) clamp(22px,5vw,82px);background:var(--white)}.faq-section-head{margin-bottom:44px;max-width:700px;margin-inline:auto;text-align:center}.faq-section-head .section-kicker{display:block;margin-bottom:14px}.faq-list{max-width:860px;border-top:1px solid var(--line);margin-inline:auto}.faq-list details{border-bottom:1px solid var(--line)}.faq-list summary{cursor:pointer;padding:22px 0;font-weight:600;font-size:17px;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px;color:var(--ink);-webkit-user-select:none;user-select:none}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:"+";font-size:22px;color:var(--bronze);flex-shrink:0;transition:transform .22s ease;font-weight:400}.faq-list details[open] summary:after{transform:rotate(45deg)}.faq-list summary:hover{color:var(--bronze)}.faq-answer{padding:4px 0 26px;color:#46494c;max-width:760px;font-size:16px;line-height:1.72}@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}.archive-track{animation:none!important;transform:none!important}}@media(max-width:900px){.home-blog-grid{grid-template-columns:1fr}.blog-article{padding-left:clamp(20px,5vw,40px);padding-right:clamp(20px,5vw,40px)}.blog-cta-section{padding:32px 24px}}