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h2{margin:0}.light{background:transparent;border-color:#c6b38e;color:white}.closing .eyebrow{color:#cdb381}footer{padding:45px 5%;display:flex;justify-content:space-between;gap:30px;align-items:center;font-size:12px}footer p{margin:0}footer .brand{font-size:25px}footer .monogram{width:42px;height:46px;font-size:32px}.intro{padding:75px 7% 65px;border-bottom:1px solid var(--line);background:linear-gradient(115deg,#f1f2ed,var(--paper))}.intro h1{font-size:clamp(3rem,5.5vw,5.5rem)}.intro p{font-size:18px;max-width:640px;margin-bottom:0}.quote{padding:85px 7%;text-align:center}blockquote{font-size:clamp(2rem,4vw,4rem);line-height:1.25;margin:25px 0}.property{display:grid;grid-template-columns:1fr 2fr 1fr;gap:35px;padding:45px 0;border-bottom:1px solid var(--line);align-items:start}.property:first-child{padding-top:0}.property h2{margin-bottom:15px}.property-num,.location{font-size:12px;letter-spacing:.1em;color:var(--gold)}.property .text-link{justify-self:end;white-space:nowrap}.property 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p{font-size:14px;margin:0}.skip{position:absolute;left:15px;top:-100px;background:white;padding:12px;z-index:20}.skip:focus{top:10px}.photo-credit{font-size:12px;padding:12px 5%;border-top:1px solid var(--line);color:var(--muted)}.photo-credit a{text-decoration:underline}
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