:root{--green:#172f2a;--paper:#f7f7f2;--muted:#56645e;--line:#d8ded7;--accent:#c9d4b1}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;background:var(--paper);color:var(--green);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}img{display:block;width:100%;height:100%;object-fit:cover}figure,p,h1,h2,h3{margin:0}header{height:94px;padding:0 4.3%;display:flex;align-items:center;justify-content:space-between;background:var(--paper);gap:30px}.wordmark{font-family:Georgia,serif;font-size:23px;letter-spacing:2px;line-height:1.2;white-space:nowrap}.wordmark span{display:block;font:10px Arial,sans-serif;letter-spacing:3px;margin-top:10px}nav{display:flex;gap:27px;font-size:14px}nav a:hover,.text-link:hover{color:#698150}.header-right{display:flex;align-items:center;gap:28px}.languages{display:flex;gap:8px;font-size:13px;align-items:center}.languages 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h3{margin:20px 0 16px}.life-grid p{color:var(--muted)}.dining{position:relative}.dining img{height:450px}.dining figcaption{position:absolute;bottom:25px;left:30px;color:white;font:italic 30px Georgia,serif;text-shadow:0 2px 9px #000;background:#172f2a99;padding:12px 18px}.investment{background:var(--green);color:var(--paper)}.investment-top{display:grid;grid-template-columns:1.1fr 1fr;gap:14%;align-items:end}.investment-top>p{color:#c1ccc4}.investment-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px;margin:55px 0 24px}.investment-grid article{padding:36px;border:1px solid #53675f}.status{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:#d4e1bd}.investment-grid h3{margin:20px 0}.investment-grid p,.investment-grid li{color:#c1ccc4}.investment-grid ul{padding-left:19px;font-size:14px;margin-bottom:0}.investment-grid li+li{margin-top:10px}.invest-note{display:flex;gap:18px;font-size:13px;color:#c1ccc4;max-width:970px}.invest-note>span{font-size:25px}.events{display:grid;grid-template-columns:1.2fr 1fr;gap:60px;align-items:center;margin-top:70px}.events img{height:350px}.events p:last-child{color:#c1ccc4;margin-top:20px}.location{display:grid;grid-template-columns:1fr 1fr}.coast-image{position:relative;min-height:650px}.coast-image span{position:absolute;bottom:25px;left:30px;font-size:12px;letter-spacing:2px;color:white}.location-copy{padding:80px 14%}.location-copy>p:not(.eyebrow){margin-top:25px;color:var(--muted)}.distances{margin-top:30px}.distances>div{display:flex;justify-content:space-between;gap:20px;padding:13px 0;border-bottom:1px solid var(--line);font-size:14px}.distances strong{font-weight:400}.location-copy small{display:block;font-size:12px;color:var(--muted);margin-top:15px}.details{display:grid;grid-template-columns:1fr 1.2fr;gap:10%;border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line);padding:23px 0}details:first-child{padding-top:0}summary{cursor:pointer;font-size:17px}details p{padding-top:16px;font-size:15px;color:var(--muted)}.contact-section{background:#e6ebdf;text-align:center;padding:85px 20px}.contact-section h2{max-width:750px;margin:auto}.contact-section>p:not(.eyebrow){max-width:600px;margin:25px auto}.contact-instruction{font-size:13px;color:var(--muted)}footer{padding:40px 7%;display:flex;align-items:center;gap:65px}footer p{max-width:640px;font-size:12px;color:var(--muted)}footer>a:last-child{white-space:nowrap;font-size:12px;margin-left:auto}:focus-visible{outline:3px solid #9dba75;outline-offset:5px}@media(min-width:1600px){main,header,footer{max-width:1800px;margin:auto}}@media(max-width:1000px){nav{gap:15px}.header-right{gap:15px}.contact-nav{display:none}.hero-content{top:14%}.facts strong{font-size:29px}.facts>div{padding-left:20px}.location-copy{padding:60px 10%}.section{padding:80px 6%}.events{gap:30px}.estate-images img{height:350px}footer{gap:25px}}@media(max-width:700px){header{height:80px;padding:0 6%}.wordmark{font-size:19px}.wordmark span{font-size:8px}nav{display:none}.hero{height:690px;min-height:0;max-height:900px}.hero>img{object-position:48% center}.hero-content{left:7%;right:7%;top:13%}h1{font-size:57px;letter-spacing:-2px}.hero-description{font-size:16px;max-width:320px}.hero-footer{left:7%;right:7%;font-size:9px}.hero-footer a{display:none}.facts{grid-template-columns:1fr 1fr;padding:25px 7%;gap:25px 0}.facts>div:nth-child(3){border:0;padding-left:0}.facts strong{font-size:30px}.facts span{font-size:12px}.section{padding:65px 7%}.intro,.investment-top,.details{grid-template-columns:1fr;gap:30px}.intro-copy{padding:0}h2{font-size:42px}.estate-images{grid-template-columns:1fr;gap:25px}.estate-images img{height:300px}.estate-images figure:last-child{width:82%;margin-left:auto}.life-grid{grid-template-columns:1fr;gap:30px;margin:35px 0}.life-grid h3{margin:10px 0}.dining img{height:300px}.dining figcaption{font-size:22px;bottom:16px;left:16px;right:16px}.investment-grid{grid-template-columns:1fr;margin-top:35px}.investment-grid article{padding:25px}.events{grid-template-columns:1fr;gap:25px;margin-top:45px}.events img{height:270px}.location{grid-template-columns:1fr}.coast-image{min-height:350px;height:350px}.location-copy{padding:60px 7%}.contact-section{padding:65px 7%}footer{flex-direction:column;align-items:flex-start;padding:35px 7%}footer>a:last-child{margin-left:0}.eyebrow{font-size:11px;letter-spacing:2px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
/* Estate narrative and Atlantic identity */
:root{--atlantic:#164c78}.atlantic-logo{display:inline-block;width:109px;height:37px;object-fit:contain;vertical-align:middle;filter:brightness(0) saturate(100%) invert(24%) sepia(47%) saturate(1018%) hue-rotate(166deg) brightness(94%) contrast(94%)}.agency-header{padding-right:20px;border-right:1px solid var(--line)}.logo-plaque{background:#fff;padding:7px 13px;line-height:1;display:inline-flex;align-items:center}.hero{height:auto;min-height:800px;display:flex;align-items:center;padding:90px 7% 125px}.hero>img,.hero-shade{position:absolute;inset:0}.hero>img{object-position:center}.hero-content{position:relative;left:auto;right:auto;top:auto;max-width:850px}.hero-content .eyebrow{font-size:16px;letter-spacing:5px}.hero h1{font-size:clamp(44px,4.8vw,73px);line-height:1.09;letter-spacing:-2px}.hero-description{max-width:620px;font-size:17px;margin:27px 0 15px}.hero-detail{max-width:610px;font-size:16px;color:#f0f2ed}.hero-detail strong{font-weight:600}.hero-actions{display:flex;gap:16px;flex-wrap:wrap;margin-top:32px}.hero-actions .button{font-size:12px;letter-spacing:1px;gap:25px}.button.outline{border:1px solid #ffffff8c;color:white;background:#102b2533}.button.outline:hover{background:#ffffff22}.hero-footer{align-items:center}.rare{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:start}.rare-copy>p+p{margin-top:23px;color:var(--muted)}.rare-copy .lead{font-size:21px!important}.rare-copy strong{font-weight:500;display:inline-block;margin-top:15px}.rare-closing{font-family:Georgia,serif;font-size:22px;color:var(--green)!important;font-style:italic;line-height:1.5;border-left:2px solid #9daf96;padding-left:22px}.landscape{position:relative;height:560px}.landscape img{object-position:center}.landscape figcaption{position:absolute;inset:auto 0 0;padding:55px 7% 25px;background:linear-gradient(transparent,#142b26bb);color:white;font-size:15px;letter-spacing:4px}.location-copy h2{font-size:clamp(38px,3.5vw,53px)}.location-copy{padding-top:75px;padding-bottom:75px}.future{background:#eef1eb}.future-heading{text-align:center}.future-flow{max-width:1060px;margin:55px auto 0;display:grid;grid-template-columns:1fr 60px 1fr;align-items:center;gap:35px}.future-flow article{border-top:1px solid #bbc6b7;padding-top:25px}.future-flow article:last-child{border-color:var(--atlantic)}.future-flow article:last-child .eyebrow{color:var(--atlantic)}.future-flow h3{font-size:31px}.future-flow p:last-child{margin-top:22px;line-height:2;color:var(--muted)}.future-arrow{font-size:40px;transform:rotate(-90deg);text-align:center;color:var(--atlantic)}.future-note{max-width:800px;text-align:center;margin:40px auto 0;font-size:13px;color:var(--muted)}.facts{padding-top:0;border-bottom:0;padding-bottom:50px}.interiors{padding:65px 7% 0}.gallery-heading{display:flex;align-items:baseline;justify-content:space-between;gap:30px;margin-bottom:35px}.gallery-heading h2{font-size:40px}.gallery-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}.gallery-grid img{height:auto;aspect-ratio:1.3;object-fit:cover}.gallery-grid figcaption{font-size:13px;color:var(--muted);padding-top:12px}.contact-section{background:#e9eef3;padding:100px 7%;color:#173951}.contact-section h2{max-width:1000px;font-size:clamp(37px,4vw,60px)}.contact-section .lead{color:#173951!important;font-size:20px!important}.contact-section>p:not(.eyebrow){max-width:700px}.agency-cta{gap:20px;margin-top:12px;font-size:12px;letter-spacing:1px;padding:14px 22px}.agency{display:grid;grid-template-columns:1fr 1.6fr;gap:10%;color:var(--atlantic)}.agency>.atlantic-logo{width:109px}.agency-values{font-size:14px;margin-top:25px}.agency h2{font-size:36px;line-height:1.2;margin-bottom:25px}.agency p:not(.eyebrow):not(.agency-values){color:var(--muted)}.agency .contact-instruction{font-size:14px;margin-top:20px}footer{border-top:1px solid var(--line)}footer .wordmark .atlantic-logo{display:block;margin-top:15px}footer p{font-size:13px}.eyebrow,.status{font-size:12px}.wordmark span{font-size:12px;letter-spacing:1.5px}.hero-footer{font-size:12px;letter-spacing:1.3px}
@media(max-width:1100px){.agency-header{display:none}nav{gap:20px}.hero{min-height:760px}.hero-content{max-width:760px}.gallery-grid{grid-template-columns:repeat(2,1fr)}.landscape{height:450px}.future-flow{gap:20px}.agency{gap:6%}}
@media(max-width:700px){.hero{height:auto;max-height:none;min-height:800px;padding:60px 7% 115px}.hero h1{font-size:46px;letter-spacing:-1.6px}.hero-content .eyebrow{font-size:14px}.hero-description,.hero-detail{font-size:16px;max-width:none}.hero-actions{gap:12px;flex-direction:column;align-items:stretch}.hero-actions .button{padding:15px 18px;justify-content:space-between;font-size:12px}.hero-footer>span{font-size:10px;max-width:135px;text-align:right}.hero-footer{bottom:24px}.hero-shade{background:linear-gradient(90deg,#071d17c9,#071d1766)}.rare{grid-template-columns:1fr;gap:30px}.landscape{height:350px}.landscape figcaption{font-size:12px;letter-spacing:2px;padding-left:7%}.future-flow{grid-template-columns:1fr;gap:22px;margin-top:35px}.future-arrow{transform:none;font-size:32px}.future-heading{text-align:left}.future-note{text-align:left}.future-flow h3{font-size:29px}.gallery-heading{display:block}.gallery-heading h2{font-size:35px}.gallery-grid{gap:25px 15px}.gallery-grid figcaption{font-size:12px}.interiors{padding-top:50px}.agency{grid-template-columns:1fr;gap:45px}.agency h2{font-size:33px}.contact-section{padding:70px 7%}.agency-cta{gap:14px}.facts{padding-top:10px}.wordmark span{font-size:10px}.hero h1 br:first-child{display:none}}
/* Improved reading size, September 2026 */
.hero-description,.hero-detail{font-size:clamp(20px,1.65vw,24px);line-height:1.55;max-width:760px}.hero{padding-top:75px;padding-bottom:130px}.rare-copy [data-i="rareText"],.location-copy>p:not(.eyebrow),.intro-copy [data-i="estateText"],.life-heading>p:last-child,.life-grid p,.investment-top>p,.investment-grid p,.investment-grid li,.agency [data-i="agencyText"]{font-size:clamp(20px,1.55vw,23px);line-height:1.65}.rare-copy [data-i="rareText"]{color:var(--muted)}.future-flow p:last-child{font-size:clamp(20px,1.6vw,24px);line-height:1.75}.investment-grid li+li{margin-top:15px}.life-grid{gap:35px}.events .eyebrow{font-size:18px;letter-spacing:1.5px}.event-gallery{display:grid;grid-template-columns:1.2fr 1.2fr 1fr;gap:22px;margin-top:35px}.event-gallery img{height:280px;object-fit:cover}.event-gallery figcaption{font-size:14px;line-height:1.5;color:#c1ccc4;margin-top:12px}.event-gallery figure:last-child img{object-position:center}.future-note{display:none}
@media(max-width:900px){.event-gallery{grid-template-columns:1fr 1fr}.event-gallery figure:last-child{grid-column:1/-1;max-width:650px}.event-gallery figure:last-child img{height:360px}.life-grid{gap:25px}.investment-top{gap:7%}}
@media(max-width:700px){.hero-description,.hero-detail{font-size:20px;line-height:1.55}.hero{padding-top:50px}.rare-copy [data-i="rareText"],.location-copy>p:not(.eyebrow),.intro-copy [data-i="estateText"],.life-heading>p:last-child,.life-grid p,.investment-top>p,.investment-grid p,.investment-grid li,.agency [data-i="agencyText"],.future-flow p:last-child{font-size:20px}.event-gallery{grid-template-columns:1fr}.event-gallery img{height:auto;max-height:440px;object-fit:contain}.event-gallery figure:last-child img{height:360px;object-fit:cover}.events .eyebrow{font-size:16px}}
.hero-actions .presentation-cta{order:3}.future-flow .future-subtitle{font-size:20px;line-height:1.6;margin:20px 0}.future-destination{font-family:Georgia,serif;font-size:24px;color:var(--atlantic);margin:0 0 14px}.future-flow strong{font-weight:600}.programme-metrics{display:grid;grid-template-columns:1fr 1fr;gap:24px 20px;margin:28px 0}.programme-metrics>div{border-top:1px solid #53675f;padding-top:16px}.programme-metrics strong{display:block;font:36px Georgia,serif;color:#fff}.programme-metrics span{font-size:15px;line-height:1.5;display:block;color:#c1ccc4;margin-top:8px}.investment-grid .programme-source{font-size:13px;line-height:1.6;color:#c1ccc4}.gallery-grid{grid-template-columns:repeat(3,1fr)}@media(max-width:900px){.gallery-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:480px){.gallery-grid{grid-template-columns:1fr}.programme-metrics strong{font-size:31px}}

.future-flow{align-items:start}.future-flow .today-description p{font-size:20px;line-height:1.65;color:var(--muted);margin-top:22px}.future-flow .today-description .lead{font-size:21px!important}.future-arrow{align-self:center}.facts{padding-top:55px}.investment-grid .programme-metrics span{font-size:15px;line-height:1.5}.today-description .text-link{font-size:16px}
/* Consistent typography and section grouping */
.future-flow h3{font-size:32px;line-height:1.2;letter-spacing:-.6px}.future-flow .future-subtitle,.future-flow [data-i="tomorrowText"],.future-flow .today-description p,.future-flow .today-description .lead{font-family:Arial,Helvetica,sans-serif;font-size:clamp(20px,1.55vw,23px)!important;line-height:1.65;font-weight:400;color:var(--muted)}.future-summary{max-width:1060px;margin:45px auto 0;padding-top:30px;border-top:1px solid var(--line)}.future-summary p{font-size:clamp(20px,1.55vw,23px);line-height:1.65;color:var(--muted)}.future-flow .text-link{font-size:16px}.interiors>.estate-images{margin:0 0 45px;gap:24px}.dining figcaption{position:static;inset:auto;background:none;color:var(--muted);font:14px/1.5 Arial,Helvetica,sans-serif;text-shadow:none;padding:0;margin-top:12px}
@media(max-width:700px){.future-flow h3{font-size:32px}.future-summary{margin-top:30px;padding-top:25px}.future-summary p,.future-flow .future-subtitle,.future-flow [data-i="tomorrowText"],.future-flow .today-description p,.future-flow .today-description .lead{font-size:20px!important}.interiors>.estate-images{margin-bottom:35px}.dining figcaption{font-size:14px;padding:0;margin-top:12px}}
/* Image captions, all viewport sizes */
main figure figcaption,.coast-image>span{font-size:16px!important}