/*! tailwindcss v4.2.1 | MIT License | https://tailwindcss.com */
@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-transition-duration:.15s;--default-transition-timing-function:cubic-bezier(.4, 0, .2, 1);--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.visible{visibility:visible}.relative{position:relative}.static{position:static}.start{inset-inline-start:var(--spacing)}.end{inset-inline-end:var(--spacing)}.container{width:100%}@media (width>=40rem){.container{max-width:40rem}}@media (width>=48rem){.container{max-width:48rem}}@media (width>=64rem){.container{max-width:64rem}}@media (width>=80rem){.container{max-width:80rem}}@media (width>=96rem){.container{max-width:96rem}}.hidden{display:none}.table{display:table}.transition{transition-property:color,background-color,border-color,outline-color,text-decoration-color,fill,stroke,--tw-gradient-from,--tw-gradient-via,--tw-gradient-to,opacity,box-shadow,transform,translate,scale,rotate,filter,-webkit-backdrop-filter,backdrop-filter,display,content-visibility,overlay,pointer-events;transition-timing-function:var(--tw-ease,var(--default-transition-timing-function));transition-duration:var(--tw-duration,var(--default-transition-duration))}}:root{--ink:#191714;--muted:#676058;--line:#d9d0c3;--paper:#f6f1e8;--white:#fff;--field:#fbf8f1;--gold:#caa24a;--gold-soft:#ead8a2;--cedar:#244f45;--cedar-dark:#12332d;--lake:#1f7082;--deep:#11100e}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--ink);margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,Segoe UI,sans-serif}a{color:inherit}img{max-width:100%}.site-header{z-index:20;-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);background:#f6f1e8f5;border-bottom:1px solid #1917141f;grid-template-columns:auto 1fr auto;align-items:center;gap:24px;min-height:78px;padding:10px clamp(18px,5vw,62px);display:grid;position:sticky;top:0}.brand img{width:210px;height:auto;display:block}.main-nav,.header-actions,.hero-actions,.resource-actions{flex-wrap:wrap;align-items:center;gap:14px;display:flex}.main-nav{justify-content:center}.main-nav a,.header-actions a{font-size:.88rem;font-weight:750;text-decoration:none}.main-nav a{color:#373027}.header-actions a{border:1px solid var(--line);background:#ffffffb8;padding:10px 12px}.hero{background:var(--deep);align-items:end;min-height:calc(100vh - 78px);display:grid;position:relative;overflow:hidden}.hero-media{background:linear-gradient(90deg,#11100ec2 0%,#11100e6b 48%,#11100e14 100%),linear-gradient(#11100e0f 0%,#11100e61 100%),url(/assets/horseshoe-bay-aerial.jpeg) 50%/cover no-repeat;position:absolute;inset:0}.hero-content{width:min(840px,100% - 36px);color:var(--white);margin:0 clamp(18px,7vw,92px) clamp(46px,9vh,96px);position:relative}.eyebrow{color:var(--gold);letter-spacing:0;text-transform:uppercase;margin:0 0 12px;font-size:.78rem;font-weight:850}h1,h2,h3,p{overflow-wrap:break-word}h1{overflow-wrap:normal;text-wrap:balance;word-break:normal;max-width:960px;margin:0;font-size:clamp(2.9rem,6vw,5.55rem);font-weight:850;line-height:1}h2{margin:0;font-size:clamp(2rem,4vw,3.7rem);font-weight:820;line-height:1.02}h3{margin:0;font-size:1.06rem;line-height:1.25}.hero-content p:not(.eyebrow),.page-hero p:not(.eyebrow){color:#ffffffdb;max-width:700px;font-size:clamp(1rem,2vw,1.18rem);line-height:1.72}.hero-proof{flex-wrap:wrap;gap:8px;margin:24px 0;display:flex}.hero-proof span,.local-strip span,.local-strip a{color:#ffffffe6;background:#ffffff1a;border:1px solid #ffffff47;align-items:center;min-height:34px;padding:7px 10px;font-size:.82rem;font-weight:800;display:inline-flex}.button{border:1px solid #0000;justify-content:center;align-items:center;min-height:46px;padding:12px 18px;font-weight:850;text-decoration:none;display:inline-flex}.button.primary{background:var(--gold);color:#16120c}.button.secondary{color:var(--white);background:#ffffff14;border-color:#ffffff6b}.section{padding:clamp(56px,8vw,110px) clamp(18px,5vw,64px)}.intro-grid,.split-section,.resources-band{grid-template-columns:minmax(0,.92fr) minmax(0,1.08fr);align-items:center;gap:clamp(28px,7vw,80px);display:grid}.intro-grid p,.copy-stack p,.split-section p,.article-list p,.contact-panel p,.site-footer p,.section-heading p{color:var(--muted);font-size:1rem;line-height:1.78}.copy-stack{gap:18px;display:grid}.local-strip{flex-wrap:wrap;gap:8px;display:flex}.local-strip span,.local-strip a{border-color:var(--line);color:var(--cedar-dark);background:#fffaf0;text-decoration:none}.services-section{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:#fffaf1}.section-heading{gap:12px;max-width:850px;margin-bottom:32px;display:grid}.section-heading.ruled{border-left:6px solid var(--gold);padding-left:22px}.service-grid{border:1px solid var(--line);background:var(--line);grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;display:grid}.service-card,.community-card,.article-list article,.contact-panel{background:var(--white)}.service-card{min-height:255px;padding:24px}.card-index{color:var(--gold);margin-bottom:42px;font-weight:900;display:block}.service-card p{color:var(--muted);line-height:1.68}.split-section{background:var(--white);border:1px solid var(--line);margin:clamp(44px,7vw,92px) clamp(18px,5vw,64px);padding:clamp(28px,5vw,58px)}.operations-split{align-items:stretch}.image-panel{align-content:space-between;gap:18px;min-height:100%;display:grid}.image-panel img,.split-section img{aspect-ratio:4/3;object-fit:cover;width:100%}.image-panel p{border-top:1px solid var(--line);margin:0;padding:16px 0 0;font-weight:720}.check-list{gap:10px;margin:24px 0;padding:0;list-style:none;display:grid}.check-list li{border:1px solid var(--line);color:var(--ink);background:#fbf8f1;padding:13px 14px 13px 38px;font-weight:750;position:relative}.check-list li:before{content:"";background:var(--cedar);width:8px;height:8px;position:absolute;top:1.08em;left:15px}.text-link{color:var(--cedar);font-weight:850;text-decoration-thickness:2px}.resources-band{background:var(--cedar-dark);color:var(--white)}.resources-band .eyebrow,.resources-band h2{color:var(--white)}.resources-band p{color:#ffffffc7}.resources-band .resource-actions{justify-content:flex-end}.subpage{min-height:72vh}.page-hero{color:var(--white);background:linear-gradient(90deg,#11100edb,#11100e61),url(/assets/horseshoe-bay-aerial.jpeg) 50%/cover;padding:clamp(64px,10vw,126px) clamp(18px,6vw,82px)}.page-hero.compact{align-content:end;min-height:350px;display:grid}.community-grid{background:var(--line);border:1px solid var(--line);grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;margin:clamp(36px,6vw,72px) clamp(18px,5vw,64px);display:grid}.community-card{min-height:150px;padding:20px}.community-card h2{min-height:54px;font-size:1rem;line-height:1.3}.community-card a{color:var(--cedar);font-weight:850;display:inline-flex}.community-actions{gap:10px;margin-top:16px;display:grid}.community-actions a:first-child{border:1px solid var(--line);background:#fbf8f1;width:fit-content;padding:9px 11px;text-decoration:none}.article-list{grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;padding:clamp(36px,6vw,72px) clamp(18px,5vw,64px);display:grid}.article-list article{border:1px solid var(--line);padding:28px}.article-list h2{font-size:clamp(1.6rem,3vw,2.6rem)}.article-list .text-link{margin-top:12px;display:inline-flex}.blog-detail{gap:18px;max-width:920px;margin:0 auto;padding:clamp(56px,8vw,110px) clamp(18px,5vw,64px);display:grid}.blog-detail h1{color:var(--ink);font-size:clamp(2.45rem,6vw,4.8rem)}.article-date{color:var(--gold);margin:0;font-weight:850}.article-lede,.article-body p,.article-cta p{color:var(--muted);font-size:1.05rem;line-height:1.78}.article-body{gap:8px;display:grid}.article-takeaways,.article-sources,.article-cta{border:1px solid var(--line);background:var(--white);margin-top:12px;padding:clamp(22px,4vw,34px)}.article-takeaways h2,.article-sources h2,.article-cta h2{font-size:clamp(1.55rem,3vw,2.45rem)}.article-sources p,.article-sources li{color:var(--muted);line-height:1.7}.article-sources a{color:var(--green);font-weight:850}.article-cta{gap:14px;display:grid}.article-cta .button{width:fit-content}.values-row{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:#fffaf1;grid-template-columns:repeat(4,1fr);display:grid}.values-row div{border-right:1px solid var(--line);padding:28px clamp(18px,4vw,44px)}.values-row div:last-child{border-right:0}.contact-panel{border:1px solid var(--line);grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:28px;margin:clamp(36px,6vw,72px) clamp(18px,5vw,64px);padding:clamp(24px,4vw,46px);display:grid}form,label{gap:8px;display:grid}form{gap:14px}.hp-field{opacity:0;pointer-events:none;width:1px;height:1px;position:absolute;left:-10000px}label{color:var(--muted);font-size:.9rem;font-weight:800}input,textarea{border:1px solid var(--line);background:var(--field);width:100%;color:var(--ink);border-radius:0;padding:12px}button{cursor:pointer}button:disabled{cursor:wait;opacity:.72}.form-status{min-height:22px;color:var(--muted);margin:0;font-size:.95rem}.form-status.ok,.form-status.err{padding:10px 12px}.form-status.ok{color:#1f5a48;background:#2b6f531f}.form-status.err{color:#8c3a2c;background:#91382f1c}.site-footer{background:var(--deep);color:var(--white);grid-template-columns:1.2fr .8fr 1fr;gap:28px;padding:clamp(38px,6vw,72px) clamp(18px,5vw,64px);display:grid}.site-footer h2{text-transform:uppercase;font-size:.85rem}.site-footer p{color:#ffffffbd}.footer-logo{width:230px;margin-bottom:16px}@media (width<=980px){.site-header,.intro-grid,.split-section,.resources-band,.contact-panel,.site-footer{grid-template-columns:1fr}.main-nav,.resources-band .resource-actions{justify-content:flex-start}.service-grid,.community-grid,.article-list,.values-row{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (width<=620px){.site-header{position:relative}.brand img{width:190px}.service-grid,.community-grid,.article-list,.values-row{grid-template-columns:1fr}.hero{min-height:690px}h1{overflow-wrap:break-word;font-size:clamp(2.45rem,12vw,3.85rem)}}.law-disclaimer{border:1px solid var(--line);border-left:4px solid var(--cedar);background:var(--white);color:var(--ink);border-radius:6px;margin:14px 0 20px;padding:14px 18px;font-size:.92rem;line-height:1.5}.law-disclaimer strong{color:var(--cedar-dark)}.law-topic-tag{color:var(--muted);font-size:.78rem}.local-signals{display:block}.local-signal-grid{grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:20px;margin-top:22px;display:grid}.local-signal{border:1px solid var(--line);border-top:3px solid var(--cedar);background:var(--white);border-radius:8px;padding:20px 22px}.local-signal h3{color:var(--cedar-dark);margin:0 0 8px;font-size:1.02rem}.local-signal p{color:var(--ink);margin:0;font-size:.94rem;line-height:1.55}.faq-section{display:block}.faq-list{border-top:1px solid var(--line);margin-top:20px}.faq-item{border-bottom:1px solid var(--line)}.faq-item summary{cursor:pointer;color:var(--cedar-dark);justify-content:space-between;gap:16px;padding:16px 0;font-size:1.02rem;font-weight:600;list-style:none;display:flex}.faq-item summary::-webkit-details-marker{display:none}.faq-item summary:after{content:"+";color:var(--muted);flex-shrink:0;font-size:1.3rem;font-weight:400;line-height:1}.faq-item[open] summary:after{content:"−"}.faq-item p{color:var(--ink);max-width:70ch;margin:0 0 18px;line-height:1.6}.faq-note{color:var(--muted);margin-top:22px;font-size:.88rem;line-height:1.55}