@font-face{font-family:StoneSans;src:local("Avenir Next"),local("Avenir"),local("Segoe UI");font-display:swap}
:root{--navy:#102b43;--ink:#172a38;--muted:#67717a;--paper:#f8f8f4;--line:#dce1e2;--white:#fff;--serif:Georgia,'Times New Roman',serif;--sans:StoneSans,Arial,sans-serif}
*,*::before,*::after{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:104px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:15px;line-height:1.65;-webkit-font-smoothing:antialiased}body.dialog-open{overflow:hidden}button,input,textarea,select{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button,a{touch-action:manipulation}button{cursor:pointer}button:disabled{cursor:default}a{color:inherit;text-decoration:none}button{color:inherit}button:focus-visible,a:focus-visible,summary:focus-visible{outline:2px solid #6aa0bf;outline-offset:5px}input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid #789fba;outline-offset:3px}img{display:block;max-width:100%;height:auto}h1,h2,h3,h4,p{margin:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);letter-spacing:-.045em;line-height:1.11}h2{font-size:clamp(38px,4.15vw,62px)}h2 em,h1 em{font-weight:400}p{color:var(--muted)}[hidden]{display:none!important}.wrap{width:min(1280px,calc(100% - 112px));margin-inline:auto}.section-space{padding-block:100px}.eyebrow{font:600 10px/1.5 var(--sans);letter-spacing:.2em;text-transform:uppercase;margin-bottom:23px;color:#536574}.eyebrow.light{color:#e4eaf0}.eyebrow.light>span{width:26px;height:1px;background:#e4eaf0;display:inline-block;vertical-align:middle;margin-right:12px}.section-number{font-size:9px;letter-spacing:.16em;font-weight:600;color:#64798b}.button{display:inline-flex;justify-content:center;align-items:center;gap:32px;border:1px solid transparent;padding:17px 24px;font-size:11px;font-weight:600;letter-spacing:.015em;line-height:1.4;min-height:52px;border-radius:0;transition:background .2s,transform .2s,color .2s}.button:hover{transform:translateY(-2px)}.button span{font-size:18px;line-height:1}.button-white{background:#fff;color:var(--navy)}.button-white:hover{background:#e8edf0}.button-navy{background:var(--navy);color:white}.button-navy:hover{background:#23465f}.button-outline{border-color:#c4cdd3;background:transparent;color:var(--navy)}.text-button,.underlined{font-size:11px;font-weight:600;border:0;background:none;padding:0;display:inline-flex;align-items:center;gap:20px}.underlined{border-bottom:1px solid #a7b2b9;padding-bottom:6px;line-height:1.5}.light-text{color:#fff}.skip-link{position:fixed;top:10px;left:10px;background:#fff;padding:10px 18px;z-index:100;transform:translateY(-150%)}.skip-link:focus{transform:none}
.site-header{height:88px;display:flex;align-items:center;justify-content:space-between;gap:28px;padding:0 48px;background:#fff;position:sticky;top:0;z-index:30;border-bottom:1px solid #ebeeee}.brand{display:block;flex-shrink:0}.brand img{width:225px;height:auto}.desktop-nav{display:flex;gap:29px;align-items:center;margin-left:auto}.desktop-nav a{font-size:10px;font-weight:500;position:relative;white-space:nowrap}.desktop-nav a::after{content:"";position:absolute;left:0;bottom:-7px;width:100%;height:1px;background:var(--navy);transform:scaleX(0);transform-origin:left;transition:transform .25s}.desktop-nav a:hover::after{transform:scaleX(1)}.header-contact{display:flex;align-items:center;gap:25px;border-left:1px solid var(--line);padding:8px 0 8px 28px;font-size:11px;font-weight:600}.header-contact span{font-size:19px}.menu-toggle{display:none;background:none;border:0;padding:12px 0 12px 12px;width:38px}.menu-toggle span{display:block;height:1px;background:var(--navy);margin:6px 0}.mobile-nav{position:absolute;top:100%;left:0;right:0;background:#fff;padding:24px 28px;box-shadow:0 18px 25px #102b4314}.mobile-nav a{display:block;font-size:16px;padding:13px 0;border-bottom:1px solid var(--line)}
.hero{min-height:650px;height:min(790px,calc(100svh - 88px));position:relative;isolation:isolate;overflow:hidden;display:flex;align-items:center;color:#fff}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}.hero-image{object-position:60% 51%}.hero-shade{z-index:-1;background:linear-gradient(90deg,rgba(4,20,34,.79),rgba(4,20,34,.27) 58%,rgba(4,20,34,.04)),linear-gradient(0deg,rgba(2,20,33,.7),transparent 30%)}.hero-content{padding-bottom:26px}.hero h1{font-size:clamp(48px,5.5vw,83px);max-width:810px;line-height:1.1;text-shadow:0 2px 20px #0001}.hero h1 em{color:#e0e7e9}.hero-description{color:#e2e7eb;font-size:13px;line-height:1.9;margin-top:25px}.hero-actions{display:flex;align-items:center;gap:32px;margin-top:34px}.hero-actions .text-button{font-size:11px;font-weight:400;border-bottom:1px solid #ffffff70;padding-bottom:7px}.hero-footer{position:absolute;left:0;right:0;bottom:27px;display:flex;justify-content:space-between;align-items:center;border-top:1px solid #ffffff35;padding-top:19px;font-size:10px;letter-spacing:.04em}.hero-footer a{display:flex;align-items:center;gap:27px}.hero-footer a span{font-size:18px}
.search-section{padding-top:49px;padding-bottom:43px;border-bottom:1px solid var(--line);display:grid;grid-template-columns:1fr 1.9fr;gap:55px;align-items:center}.search-heading h2{font-size:26px;line-height:1.2;letter-spacing:-.035em;margin-top:11px}.search-heading p{font-size:11px;line-height:1.8;margin-top:13px}.search-fields{display:grid;grid-template-columns:1.2fr 1fr auto;gap:18px;align-items:end}.search-fields label,.contact-form label,.dialog-content form label{display:flex;flex-direction:column;gap:9px;font-size:10px;font-weight:500}.search-fields select{padding:13px 22px 13px 0;width:100%;background:transparent;border:0;border-bottom:1px solid #9eacb6;border-radius:0;font-size:12px;color:var(--navy);max-width:100%}.search-fields .button{padding-inline:22px;white-space:nowrap;margin-bottom:1px;gap:24px}.preferences{padding:0;margin:19px 0 0;border:0;display:flex;gap:8px;align-items:center;flex-wrap:wrap}.preferences legend{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}.preferences label{position:relative;cursor:pointer}.preferences input{position:absolute;opacity:0;width:100%;height:100%;margin:0;cursor:pointer}.preferences label span{font-size:9px;padding:5px 11px;border:1px solid #d1d9de;display:block;transition:.2s}.preferences input:checked+span{background:var(--navy);border-color:var(--navy);color:#fff}.preferences input:focus-visible+span{outline:2px solid #789fba;outline-offset:3px}.search-note{font-size:8px;color:#66727a;margin-left:auto}
.section-heading{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:42px}.section-aside{max-width:350px;font-size:12px;line-height:1.9;padding-bottom:6px}.section-aside .underlined{margin-top:18px}.listing-toolbar{display:flex;align-items:center;justify-content:space-between;margin-bottom:25px;border-bottom:1px solid var(--line)}.listing-filters{display:flex;gap:27px}.filter{border:0;border-bottom:2px solid transparent;background:transparent;font-size:10px;padding:0 0 15px;display:flex;align-items:center;gap:7px;color:#6c7a84}.filter span{font-size:8px}.filter.active{color:var(--navy);border-color:var(--navy);font-weight:600}.listing-location{color:#77828b;font-size:9px;padding-bottom:15px}.properties-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px}.property-card{min-width:0}.property-photo{position:relative;overflow:hidden;aspect-ratio:1.54;background:#d6dfe1}.property-image-button{border:0;display:block;padding:0;background:none;width:100%;height:100%}.property-photo img{height:100%;width:100%;object-fit:cover;transition:transform .65s}.property-image-button:hover img{transform:scale(1.035)}.property-tag{position:absolute;left:20px;top:20px;background:#fffffff0;padding:7px 11px;font-size:8px;letter-spacing:.08em;text-transform:uppercase;pointer-events:none}.save-home{position:absolute;right:18px;top:18px;border:0;background:#fffffff0;border-radius:50%;height:35px;width:35px;padding:10px}.save-home svg{width:16px;height:16px;stroke:var(--navy);stroke-width:1.5;fill:none;display:block}.save-home[aria-pressed=true] svg{fill:var(--navy)}.property-info{padding:23px 0 0}.property-price{font-size:14px;letter-spacing:-.02em;margin-bottom:5px}.property-info h3{font-size:25px;font-family:var(--serif);letter-spacing:-.025em}.property-info h3 button{width:100%;display:flex;align-items:center;justify-content:space-between;text-align:left;font:inherit;color:inherit;border:0;background:none;padding:0}.property-info h3 span{font-family:var(--sans);font-size:20px}.property-city{font-size:10px;margin-top:6px}.property-facts{display:flex;gap:0;margin-top:19px;font-size:10px}.property-facts span+span{border-left:1px solid #bac5cc;margin-left:15px;padding-left:15px}.property-description{font-size:10px;border-top:1px solid var(--line);margin-top:19px;padding-top:15px}.listing-disclaimer{font-size:9px;line-height:1.8;max-width:780px;margin-top:30px;color:#758089}.empty-state{text-align:center;padding:65px 24px;border:1px solid var(--line)}.empty-state h3{font:32px var(--serif)}.empty-state p{font-size:12px;margin:15px 0}
.approach-section{background:var(--navy);color:white}.approach-inner{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-block:90px}.approach-intro>p:not(.eyebrow){font-size:12px;color:#b7c5d0;margin-top:24px}.approach-intro h2{font-size:clamp(40px,4vw,60px)}.service-tabs{display:flex;flex-direction:column;gap:0;margin-top:34px;max-width:390px}.service-tabs button{padding:16px 0;display:flex;align-items:center;justify-content:space-between;font-size:12px;border:0;border-bottom:1px solid #ffffff20;background:none;color:#9faebc;transition:color .2s}.service-tabs button span{font-size:18px;opacity:0;transition:opacity .2s}.service-tabs button[aria-selected=true]{color:#fff;border-bottom-color:#c0cbd3}.service-tabs button[aria-selected=true] span{opacity:1}.service-panel{border:1px solid #ffffff27;padding:40px 38px;align-self:center;background:#ffffff04;min-height:570px}.service-index{color:#a8bac8;font-size:9px;letter-spacing:.12em}.service-panel h3{font-family:var(--serif);font-size:32px;line-height:1.25;letter-spacing:-.025em;margin-top:20px}.service-panel>p{color:#b6c5d0;font-size:11px;line-height:1.9;margin-top:17px}.service-panel ol{list-style:none;margin:28px 0 30px;padding:0}.service-panel li{display:flex;gap:20px;margin-top:19px}.service-panel li>span{font-size:9px;color:#849dab;padding-top:3px}.service-panel h4{font-size:11px;font-weight:500}.service-panel li p{font-size:10px;color:#a9bdca;margin-top:3px}
.communities-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:17px}.community-card{position:relative;border:0;padding:0;background:var(--navy);color:#fff;aspect-ratio:.69;overflow:hidden;text-align:left}.community-card::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,#001c31d9,transparent 65%)}.community-card img{width:100%;height:100%;object-fit:cover;transition:transform .7s;object-position:center}.community-card:hover img{transform:scale(1.05)}.community-caption{position:absolute;z-index:1;bottom:25px;left:20px;right:20px;display:flex;align-items:end;justify-content:space-between;gap:8px}.community-caption small{display:block;font-size:8px;letter-spacing:.03em;color:#dce7ec;margin-bottom:8px}.community-caption strong{font-family:var(--serif);font-weight:400;font-size:29px;letter-spacing:-.035em;line-height:1.1;display:block}.community-caption>span:last-child{font-size:21px;flex-shrink:0}.also-serving{display:flex;align-items:center;justify-content:space-between;gap:25px;border-bottom:1px solid var(--line);padding:28px 0 0;border-bottom:0}.also-serving>span{font-size:9px;text-transform:uppercase;letter-spacing:.13em;white-space:nowrap}.also-serving p{font-size:10px;text-align:right}
.about-section{background:#ecefec}.about-inner{display:grid;grid-template-columns:.95fr 1.05fr;gap:90px;align-items:center;padding-block:78px}.about-photo{position:relative;max-width:500px;aspect-ratio:.83;background:#f3f3f3;overflow:hidden}.about-photo>img{width:100%;height:100%;object-fit:cover;object-position:50% 29%}.photo-caption{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(0deg,#091c30df,transparent);color:#fff;padding:60px 28px 25px}.photo-caption>span{font:27px var(--serif);display:block}.photo-caption small{font-size:9px;letter-spacing:.07em;margin-top:4px;display:block;color:#dce3e9}.about-copy h2{font-size:clamp(35px,3.45vw,51px)}.about-copy>p:not(.eyebrow){font-size:12px;line-height:1.95;margin-top:18px}.about-copy>p.about-lead{font-family:var(--serif);color:var(--navy);font-size:21px;line-height:1.5;margin-top:24px}.about-signoff{display:flex;align-items:center;justify-content:space-between;gap:30px;margin-top:26px;border-top:1px solid #ccd4d4;padding-top:24px}.about-signoff>span{font:italic 27px var(--serif);letter-spacing:-.04em}
.testimonial-section{text-align:center;padding-top:83px;padding-bottom:85px;position:relative;max-width:1000px}.testimonial-section .eyebrow{margin-bottom:13px}.quote-mark{font:75px/1 var(--serif);height:45px;display:block;color:#8da0ab}.testimonial-section blockquote{font:400 clamp(25px,2.75vw,40px)/1.4 var(--serif);letter-spacing:-.022em;margin:13px 0 25px;color:var(--navy)}.quote-attribution{font-size:10px;letter-spacing:.02em}.quote-attribution span{margin-inline:10px}.testimonial-section .underlined{font-size:9px;margin-top:22px}.faq-section{padding-top:67px;padding-bottom:90px;border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1.55fr;gap:70px}.faq-section h2{font-size:43px}.faq-section>div>p:not(.eyebrow){font-size:11px;line-height:2;margin-top:25px}.faq-list details{border-bottom:1px solid var(--line)}.faq-list summary{list-style:none;padding:21px 0;font-size:12px;cursor:pointer;display:flex;align-items:center;justify-content:space-between;gap:20px}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary>span{font-size:22px;font-weight:300;flex-shrink:0}.faq-list details[open] summary>span{transform:rotate(45deg)}.faq-list details>p{font-size:12px;line-height:1.9;padding-bottom:22px;max-width:95%}
.contact-section{background:var(--navy);color:white}.contact-inner{padding-block:85px;display:grid;grid-template-columns:1fr 1fr;gap:90px}.contact-inner h2{font-size:clamp(44px,4.4vw,66px)}.contact-inner>div>p:not(.eyebrow){font-size:12px;line-height:1.9;color:#b7c7d2;margin-top:23px}.contact-phone{display:block;font-size:29px;letter-spacing:-.035em;margin-top:30px}.contact-phone span{display:inline-block;margin-left:25px;font-size:24px}.contact-email{display:inline-block;font-size:11px;border-bottom:1px solid #ffffff50;padding-bottom:4px;margin-top:7px;color:#d2dee6}.contact-inner>div>p.contact-name{color:white;font-size:11px;margin-top:25px}.contact-name>span{padding-inline:7px;color:#93abbc}.contact-name small{font-size:9px;color:#9db3c2}.contact-form{align-self:center;display:flex;flex-direction:column;gap:23px}.contact-form input,.contact-form textarea,.contact-form select{color:#fff;background:none;border:0;border-bottom:1px solid #ffffff45;border-radius:0;padding:10px 0 14px;font-size:12px;width:100%;resize:vertical}.contact-form select{color-scheme:dark}.contact-form select option{background:var(--navy);color:white}.contact-form input::placeholder,.contact-form textarea::placeholder{color:#91a9b9}.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:25px}.contact-form .button{align-self:start}.form-note{font-size:10px;line-height:1.8;color:#78848d}.contact-form .form-note{font-size:9px;color:#a2b7c6;margin-top:-10px;max-width:400px}
.site-footer{background:white;padding:43px 0 28px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:31px;border-bottom:1px solid var(--line)}.footer-top p{font:italic 20px var(--serif);color:#506474}.footer-top .underlined{font-size:9px}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:24px;padding-top:24px}.footer-bottom>p{font-size:8px;line-height:1.9}.footer-links{display:flex;align-items:center;gap:20px}.footer-links .text-button{font-size:8px;font-weight:400}.equal-housing{font-size:8px;color:#697983;display:flex;gap:6px;align-items:center}.equal-housing svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.3}
.site-dialog{padding:0;border:0;width:min(600px,calc(100vw - 40px));max-height:90svh;color:var(--ink);background:var(--paper);box-shadow:0 20px 100px #041a3166;overflow:auto}.site-dialog::backdrop{background:#041423ae;backdrop-filter:blur(4px)}.dialog-close{position:absolute;top:15px;right:15px;border:1px solid #d3dbe0;background:#fffffff5;color:var(--navy);height:36px;width:36px;border-radius:50%;font-size:24px;line-height:1;z-index:2}.dialog-content{padding:42px}.dialog-content h2{font-size:37px}.dialog-content>p:not(.eyebrow){font-size:12px;margin-top:18px;line-height:1.9}.dialog-content form{display:flex;flex-direction:column;gap:22px;margin-top:26px}.dialog-content form input,.dialog-content form textarea{width:100%;border:1px solid #c9d3d9;border-radius:0;background:#fff;color:var(--ink);padding:12px;font-size:13px;resize:vertical}.dialog-content form .button{align-self:start}.dialog-content .form-note{font-size:10px}.ready-label{font-size:15px;font-weight:600;color:var(--navy);margin-top:26px}.message-preview{padding:18px;background:#eaf0f2;white-space:pre-wrap;font-size:12px;line-height:1.8;margin:18px 0 24px;overflow-wrap:anywhere}.message-actions{display:flex;align-items:center;flex-wrap:wrap;gap:12px;margin-top:25px}.message-actions .button{font-size:11px;padding:15px 19px}.message-actions+.form-note{margin-top:18px}#edit-message{margin-top:20px}.property-dialog{width:min(760px,calc(100vw - 40px))}.property-dialog>img{width:100%;aspect-ratio:1.7;object-fit:cover}.dialog-price{font-size:21px;margin-bottom:10px}.property-dialog .eyebrow{margin-bottom:13px}.property-dialog .property-facts{font-size:12px;margin-top:20px}.dialog-highlights{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px}.dialog-highlights>span{font-size:10px;border:1px solid #cdd6db;padding:5px 9px}.community-dialog-photo{height:230px;width:100%;object-fit:cover}.community-check-title{font-family:var(--serif);font-size:23px;margin-top:25px}.community-check-title+p{font-size:12px;line-height:1.9;margin-top:12px;margin-bottom:25px}#policy-copy{font-size:12px;line-height:1.9;margin-top:25px}#policy-copy p+p{margin-top:15px}#policy-copy a{text-decoration:underline}.toast{position:fixed;bottom:24px;left:50%;transform:translate(-50%,20px);padding:13px 23px;background:var(--navy);color:#fff;font-size:12px;box-shadow:0 5px 30px #0002;z-index:90;opacity:0;pointer-events:none;transition:.2s;width:max-content;max-width:calc(100% - 32px)}.toast.visible{opacity:1;transform:translate(-50%,0)}.noscript-note{padding:20px;background:#e9eff2;text-align:center;font-size:12px}.noscript-note a{text-decoration:underline}
@media(min-width:1600px){.wrap{width:min(1380px,calc(100% - 160px))}.site-header{padding-inline:80px}.hero-content{padding-bottom:20px}.hero h1{font-size:87px}.hero{height:790px}}
@media(max-width:1150px){.wrap{width:calc(100% - 80px)}.site-header{padding-inline:34px;gap:22px}.brand img{width:200px}.desktop-nav{gap:20px}.desktop-nav a{font-size:9px}.header-contact{padding-left:22px;gap:20px}.hero{min-height:620px}.hero h1{font-size:65px}.search-section{grid-template-columns:1fr 1.7fr;gap:30px}.search-fields{gap:15px;grid-template-columns:1fr 1fr}.search-fields .button{grid-column:1/-1;width:max-content;min-height:43px;padding-block:12px}.preferences{gap:6px;margin-top:14px}.search-note{display:none}.approach-inner{gap:60px}.service-panel{padding:35px 27px}.community-caption{left:17px;right:17px;bottom:22px}.community-caption strong{font-size:25px}.community-caption small{font-size:7px}.about-inner{gap:50px}.contact-inner{gap:65px}}
@media(max-width:900px){.desktop-nav{display:none}.header-contact{margin-left:auto;border:0;padding:0}.menu-toggle{display:block}.site-header{height:77px}.hero{height:680px;min-height:0}.hero h1{font-size:62px}.hero-content{padding-bottom:30px}.hero-image{object-position:58% 50%}.hero-shade{background:linear-gradient(90deg,#041422ca,#04142255 75%),linear-gradient(0deg,#04142290,transparent 30%)}.search-section{grid-template-columns:1fr;gap:28px}.search-fields{grid-template-columns:1.1fr 1fr auto;gap:24px}.search-fields .button{grid-column:auto;width:auto}.search-heading p br{display:none}.search-heading h2{font-size:29px}.search-heading p{margin-top:10px}.section-space{padding-block:75px}.section-heading h2{font-size:45px}.section-aside{font-size:11px;max-width:260px}.properties-grid{gap:23px}.property-info h3{font-size:23px}.property-description{font-size:9px}.approach-inner{gap:35px;padding-block:70px}.approach-intro h2{font-size:43px}.service-panel{padding:30px 24px;min-height:580px}.service-panel h3{font-size:29px}.communities-grid{grid-template-columns:1fr 1fr;gap:18px}.community-card{aspect-ratio:1}.community-caption strong{font-size:30px}.community-caption small{font-size:9px}.about-inner{gap:38px;padding-block:65px}.about-copy h2{font-size:37px}.about-copy>p:not(.eyebrow){font-size:11px}.about-copy>p.about-lead{font-size:20px}.about-signoff{gap:15px}.about-signoff .underlined{font-size:9px;gap:10px}.about-signoff>span{font-size:23px}.about-photo{aspect-ratio:.7}.faq-section{gap:40px;grid-template-columns:1fr 1.5fr}.contact-inner{gap:45px}.contact-inner h2{font-size:48px}.contact-form{gap:22px}.form-pair{grid-template-columns:1fr;gap:22px}.footer-top p{font-size:18px}.footer-bottom{align-items:start}.footer-links{gap:12px;flex-wrap:wrap;justify-content:end;max-width:300px}.footer-top{gap:22px}.equal-housing{white-space:nowrap}}
@media(max-width:640px){html{scroll-padding-top:85px}.wrap{width:calc(100% - 40px)}.site-header{height:72px;padding-inline:20px;gap:14px}.brand img{width:182px}.header-contact{font-size:10px;gap:10px}.header-contact span{font-size:16px}.menu-toggle{width:29px;padding-left:6px}.hero{height:660px;min-height:0;max-height:850px;align-items:flex-start}.hero-image{object-position:64% 50%}.hero-shade{background:linear-gradient(90deg,#041422be,#0414225c),linear-gradient(0deg,#041422bb,transparent 50%)}.hero-content{padding-top:94px;padding-bottom:0}.hero .eyebrow{font-size:8px;letter-spacing:.17em;margin-bottom:24px}.hero h1{font-size:clamp(43px,10.5vw,62px);line-height:1.15;letter-spacing:-.05em}.hero-description{font-size:12px;margin-top:24px}.hero-actions{align-items:start;flex-direction:column;gap:24px;margin-top:30px}.hero-actions .button{min-height:49px;font-size:10px;gap:28px;padding:16px 19px}.hero-actions .text-button{font-size:10px}.hero-footer{bottom:22px;font-size:8px;padding-top:17px}.hero-footer a{gap:11px}.hero-footer a span{font-size:14px}.search-section{padding-top:35px;padding-bottom:34px;gap:25px}.search-heading h2{font-size:27px}.search-heading p{font-size:11px;line-height:1.8}.search-fields{grid-template-columns:1fr 1fr;gap:22px 18px}.search-fields label{font-size:9px}.search-fields select{font-size:11px}.search-fields .button{grid-column:1/-1;width:100%;justify-content:space-between;min-height:49px;padding-inline:19px}.preferences{margin-top:18px;gap:7px}.preferences label span{font-size:9px;padding:5px 10px}.section-space{padding-block:60px}.eyebrow{font-size:8px;letter-spacing:.18em;margin-bottom:18px}.section-heading{flex-direction:column;align-items:start;gap:23px;margin-bottom:29px}.section-heading h2{font-size:40px}.section-aside{max-width:none;padding:0;font-size:11px}.section-aside br{display:none}.section-aside .underlined{margin-top:12px}.listing-location{display:none}.listing-filters{gap:20px;width:100%;justify-content:space-between}.filter{font-size:9px;padding-bottom:13px;gap:5px}.filter span{font-size:8px}.listing-toolbar{margin-bottom:24px}.properties-grid{grid-template-columns:1fr;gap:35px}.property-photo{aspect-ratio:1.43}.property-tag{top:15px;left:15px;font-size:7px}.save-home{top:13px;right:13px}.property-info{padding-top:18px}.property-price{font-size:14px}.property-info h3{font-size:25px}.property-city{font-size:10px;margin-top:5px}.property-facts{font-size:10px;margin-top:16px}.property-description{font-size:10px;margin-top:16px;padding-top:13px}.listing-disclaimer{font-size:8px;line-height:1.9;margin-top:26px}.approach-inner{grid-template-columns:1fr;gap:30px;padding-block:56px}.approach-intro h2{font-size:43px}.approach-intro>p:not(.eyebrow){font-size:11px;margin-top:19px}.service-tabs{max-width:none;margin-top:26px;display:grid;grid-template-columns:1fr 1fr;gap:0 22px}.service-tabs button{font-size:11px;padding:13px 0}.service-tabs button span{font-size:16px}.service-panel{min-height:0;padding:27px 23px}.service-panel h3{font-size:29px}.service-panel .button{width:100%;justify-content:space-between}.service-index{font-size:8px}.service-panel>p{font-size:11px}.service-panel h4{font-size:11px}.service-panel li p{font-size:10px}.service-panel li{gap:16px}.communities-grid{gap:13px}.community-card{aspect-ratio:.72}.community-caption{left:14px;right:14px;bottom:19px;gap:6px}.community-caption strong{font-size:25px}.community-caption small{font-size:7px;line-height:1.5;max-width:100px;margin-bottom:7px}.community-caption>span:last-child{font-size:17px}.also-serving{flex-direction:column;align-items:start;gap:10px;padding-top:23px}.also-serving>span{font-size:8px}.also-serving p{text-align:left;font-size:10px;line-height:1.9}.about-inner{grid-template-columns:1fr;gap:36px;padding-block:50px}.about-photo{aspect-ratio:.95;width:100%;max-width:none}.about-photo>img{object-position:50% 20%}.photo-caption{padding:60px 24px 21px}.photo-caption>span{font-size:25px}.photo-caption small{font-size:8px}.about-copy h2{font-size:38px}.about-copy>p:not(.eyebrow){font-size:12px}.about-copy>p.about-lead{font-size:22px}.about-signoff{margin-top:24px;padding-top:21px}.about-signoff>span{font-size:26px}.about-signoff .underlined{font-size:10px}.testimonial-section{padding-block:58px}.testimonial-section blockquote{font-size:29px;line-height:1.45;margin:10px 0 22px}.testimonial-section .eyebrow{font-size:8px}.quote-attribution{font-size:9px}.faq-section{grid-template-columns:1fr;gap:27px;padding-block:49px}.faq-section h2{font-size:39px}.faq-section>div>p:not(.eyebrow){font-size:11px;margin-top:19px}.faq-list summary{font-size:11px;padding:18px 0;line-height:1.7}.faq-list details>p{font-size:11px;line-height:1.9}.contact-inner{grid-template-columns:1fr;gap:43px;padding-block:54px}.contact-inner h2{font-size:45px}.contact-inner>div>p:not(.eyebrow){font-size:11px;margin-top:20px}.contact-phone{font-size:29px;margin-top:24px}.contact-inner>div>p.contact-name{font-size:10px;margin-top:21px}.contact-form{gap:23px}.form-pair{grid-template-columns:1fr 1fr;gap:18px}.contact-form label{font-size:9px}.contact-form input,.contact-form textarea,.contact-form select{font-size:12px}.contact-form .button{width:100%;justify-content:space-between}.contact-form .form-note{font-size:9px}.site-footer{padding-top:30px;padding-bottom:25px}.footer-top{align-items:start;display:grid;grid-template-columns:1fr auto;gap:24px 10px;padding-bottom:25px}.footer-top .brand img{width:184px}.footer-top p{font-size:19px;grid-column:1/-1;grid-row:2}.footer-top>.underlined{font-size:8px;align-self:center}.footer-bottom{flex-direction:column;gap:21px;padding-top:23px}.footer-bottom>p{font-size:8px}.footer-links{max-width:none;justify-content:start;gap:21px}.footer-links .text-button,.equal-housing{font-size:8px}.dialog-content{padding:38px 24px 28px}.site-dialog{width:calc(100vw - 28px);max-height:92svh}.dialog-content h2{font-size:32px}.dialog-content form input,.dialog-content form textarea{font-size:16px}.dialog-content .button{font-size:10px}.dialog-content form .button{width:100%;justify-content:space-between}.message-actions .button{flex-grow:1}.property-dialog>img{aspect-ratio:1.35}.property-dialog .property-facts{font-size:10px}.community-dialog-photo{height:200px}.dialog-close{top:12px;right:12px;height:32px;width:32px}.community-check-title{font-size:22px}.message-preview{font-size:11px}.toast{font-size:11px;text-align:center}.contact-form input,.contact-form textarea,.contact-form select,.search-fields select{font-size:16px}.search-fields label{font-size:9px}}
@media(max-width:370px){.brand img{width:162px}.header-contact{font-size:9px}.hero h1{font-size:40px}.hero{height:650px}.hero-content{padding-top:82px}.community-caption strong{font-size:22px}.community-caption>span:last-child{font-size:15px}.listing-filters{gap:12px}.filter{font-size:8px}.form-pair{grid-template-columns:1fr}.hero-footer{font-size:7px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}.button:hover,.property-image-button:hover img,.community-card:hover img{transform:none}}

/* Credibility-first refinements and readable controls. */
.button-glass{background:#102b4330;border-color:#ffffff9a;color:#fff;backdrop-filter:blur(4px)}.button-glass:hover{background:#102b4375}.hero-description{font-size:17px;max-width:620px}.hero h1{max-width:900px}.hero-actions .button{font-size:14px;min-width:168px}.eyebrow,.section-number{font-size:11px}.desktop-nav a{font-size:12px}.header-contact{font-size:13px}.button,.underlined,.text-button{font-size:14px}.credibility-strip{background:#fff;border-bottom:1px solid var(--line)}.credibility-strip .wrap{display:grid;grid-template-columns:repeat(4,1fr);padding-block:27px;gap:24px}.credibility-strip span{font-size:12px;color:#61717e;line-height:1.65}.credibility-strip strong{display:block;font-size:14px;font-weight:600;color:var(--navy);margin-bottom:3px}.about-copy>p:not(.eyebrow){font-size:16px;line-height:1.85}.about-copy>p.about-lead{font-size:25px}.about-signoff .underlined{font-size:13px}.about-photo{aspect-ratio:.83}.marketing-grid{display:grid;grid-template-columns:1.25fr 1fr;gap:65px;align-items:center}.film{margin:0}.film video{width:100%;display:block;aspect-ratio:4/3;object-fit:cover;background:var(--navy)}.film figcaption{padding-top:16px}.film figcaption span{display:block;font-size:10px;letter-spacing:.12em;color:#697c87}.film figcaption strong{display:block;font:24px var(--serif);margin-top:8px;font-weight:400}.marketing-copy h3{font:36px/1.2 var(--serif);margin-top:17px;letter-spacing:-.03em}.marketing-copy p{font-size:15px;line-height:1.85;margin-top:21px}.marketing-copy ul{list-style:none;padding:0;margin:23px 0 25px}.marketing-copy li{font-size:13px;padding:9px 0;border-bottom:1px solid var(--line)}.section-aside,.section-aside p{font-size:14px;line-height:1.8}.property-city,.property-facts,.property-description{font-size:14px}.property-tag{font-size:11px}.filter{font-size:13px;min-height:44px}.listing-disclaimer{font-size:12px}.service-panel>p,.service-panel li p,.service-panel h4,.approach-intro>p:not(.eyebrow),.service-tabs button{font-size:15px}.service-panel{min-height:0}.service-panel li{margin-top:24px}.service-panel .button{font-size:13px}.quote-attribution,.testimonial-section .underlined{font-size:13px}.community-caption small{font-size:11px}.also-serving>span{font-size:11px}.also-serving p{font-size:13px}.search-heading p,.search-note{font-size:14px}.search-fields label,.contact-form label,.dialog-content form label{font-size:13px}.search-fields select,.contact-form input,.contact-form textarea,.contact-form select,.dialog-content form input,.dialog-content form textarea{font-size:16px}.preferences label span{font-size:12px;min-height:36px;display:flex;align-items:center}.faq-list summary,.faq-list details>p,.faq-section>div>p:not(.eyebrow){font-size:15px}.contact-inner>div>p:not(.eyebrow){font-size:15px}.contact-email{font-size:15px}.contact-inner>div>p.contact-name{font-size:14px}.contact-name small{font-size:12px}.contact-form .form-note,.form-note,.dialog-content .form-note{font-size:12px}.footer-bottom>p,.footer-links .text-button,.equal-housing{font-size:11px}.footer-links button{min-height:44px}.footer-top .underlined{font-size:12px}.dialog-content>p:not(.eyebrow),.community-check-title+p{font-size:15px}.consent{display:flex!important;flex-direction:row!important;align-items:start!important;gap:10px!important;font-size:12px!important;font-weight:400!important;line-height:1.7}.consent input{width:18px!important;height:18px;flex:0 0 18px;margin-top:3px;accent-color:var(--navy)}.inline-link{padding:0;border:0;background:none;text-decoration:underline;font-size:inherit;color:inherit}.optional{font-weight:400;opacity:.8}.bot-field{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(100%)}.form-result{padding:20px;background:#edf3ed;color:#153d2b;border-left:3px solid #537c61;font-size:15px;line-height:1.7;margin-top:20px}.form-result.error{background:#fff4ed;color:#693e24;border-color:#9f6948}.contact-form .form-result{background:#ffffff14;color:#fff;border-color:#b0c1b0}.contact-form .form-result.error{border-color:#e5bd9f}.form-result a{text-decoration:underline}.form-result strong{display:block}.service-tabs button{min-height:48px}.mobile-nav a{font-size:16px;min-height:48px}.quote-mark{color:#678290}.dialog-close{width:44px;height:44px}.property-management-link{display:inline-block;margin-top:30px}.pm-hero{padding:80px 0 0;background:#edf0ec}.pm-hero-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:60px;align-items:center}.pm-hero h1{font-size:clamp(44px,4.8vw,72px)}.pm-hero p:not(.eyebrow){font-size:17px;line-height:1.8;margin:25px 0 30px;max-width:600px}.pm-hero img{height:510px;width:100%;object-fit:cover}.pm-hero .wrap{padding-bottom:65px}.pm-service-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:0 70px;margin-top:42px}.pm-service{padding:28px 0;border-top:1px solid var(--line)}.pm-service span{font-size:12px;color:#79909e}.pm-service h3{font:30px var(--serif);margin:12px 0}.pm-service p{font-size:16px;line-height:1.85}.pm-process{background:var(--navy);color:#fff;padding:70px 0}.pm-process h2{max-width:700px}.pm-process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:45px}.pm-process h3{font:26px var(--serif);margin:16px 0}.pm-process p{font-size:15px;color:#bdccd6;line-height:1.85}.pm-owner-note{padding:35px;border:1px solid var(--line);margin-top:40px;font-size:15px;line-height:1.85}.pm-owner-note p{max-width:850px}.pm-contact{background:#edf0ec}.pm-contact .contact-inner{color:var(--navy)}.pm-contact .contact-inner>div>p:not(.eyebrow){color:#5e6f7b}.pm-contact .eyebrow{color:#536574}.pm-contact .contact-form input,.pm-contact .contact-form textarea,.pm-contact .contact-form select{color:var(--navy);border-color:#aebbc2;color-scheme:light}.pm-contact .contact-form select option{background:#fff;color:var(--navy)}.pm-contact .contact-form .form-note{color:#647785}.pm-contact .contact-form .form-result{color:#153d2b;background:#fff}.pm-contact .contact-form .form-result.error{color:#693e24}.pm-contact .contact-form input::placeholder,.pm-contact .contact-form textarea::placeholder{color:#6f7e89}.pm-contact .contact-email{color:var(--navy)}.page-back{font-size:13px;display:inline-flex;margin-bottom:25px;border-bottom:1px solid #899ca9;padding-bottom:4px}.confirmation-page{min-height:70svh;max-width:800px;padding-block:100px}.confirmation-page p{margin:25px 0;font-size:18px;line-height:1.8}
@media(max-width:1150px){.desktop-nav{gap:19px}.desktop-nav a{font-size:11px}.brand img{width:190px}.marketing-grid{gap:38px}.credibility-strip .wrap{gap:18px}.hero h1{font-size:65px}}
@media(max-width:900px){.marketing-grid{grid-template-columns:1fr;gap:32px}.film video{aspect-ratio:16/10}.marketing-copy{max-width:650px}.about-inner{grid-template-columns:1fr 1.15fr;gap:35px}.about-copy h2{font-size:36px}.about-copy>p:not(.eyebrow){font-size:15px}.credibility-strip .wrap{grid-template-columns:1fr 1fr}.pm-hero-grid{gap:35px}.pm-hero img{height:460px}.pm-process-grid{gap:25px}.contact-inner{gap:40px}.desktop-nav{display:none}.header-contact{font-size:13px}}
@media(max-width:640px){.hero{height:auto;min-height:660px}.hero-content{padding-top:90px;padding-bottom:125px}.hero h1{font-size:clamp(43px,10.5vw,62px)}.hero-description{font-size:16px}.hero-actions{flex-direction:row;gap:12px}.hero-actions .button{font-size:13px;min-width:0;gap:18px;flex:1}.hero .eyebrow{font-size:10px}.hero-footer{font-size:10px;gap:16px;line-height:1.6}.hero-footer a{max-width:160px}.credibility-strip .wrap{padding-block:25px;gap:22px 15px}.credibility-strip span{font-size:12px}.credibility-strip strong{font-size:13px}.about-inner{grid-template-columns:1fr;gap:30px}.about-copy>p:not(.eyebrow){font-size:16px}.about-copy>p.about-lead{font-size:24px}.about-photo{aspect-ratio:.95}.eyebrow{font-size:10px}.marketing-copy h3{font-size:32px}.film figcaption strong{font-size:23px}.marketing-copy p,.marketing-copy li{font-size:15px}.section-aside,.section-aside p{font-size:15px}.button,.underlined,.text-button,.about-signoff .underlined{font-size:14px}.property-city,.property-facts,.property-description{font-size:14px}.property-facts{gap:16px;flex-wrap:wrap}.property-tag{font-size:10px}.filter{font-size:12px}.filter span{font-size:10px}.listing-filters{gap:13px}.listing-disclaimer{font-size:12px}.service-tabs button,.service-panel>p,.service-panel h4,.service-panel li p,.approach-intro>p:not(.eyebrow){font-size:15px}.service-panel{padding:28px 23px}.service-panel .button{font-size:13px}.service-index{font-size:10px}.community-caption small{font-size:10px;max-width:120px}.community-caption strong{font-size:25px}.also-serving p{font-size:13px}.quote-attribution,.testimonial-section .underlined{font-size:13px}.testimonial-section .eyebrow{font-size:10px}.faq-list summary,.faq-list details>p,.faq-section>div>p:not(.eyebrow){font-size:15px}.contact-inner>div>p:not(.eyebrow){font-size:15px}.contact-form label,.search-fields label,.dialog-content form label{font-size:13px}.contact-form .form-note,.dialog-content .form-note{font-size:12px}.contact-form input,.contact-form textarea,.contact-form select,.search-fields select{font-size:16px}.form-pair{grid-template-columns:1fr}.footer-bottom>p,.footer-links .text-button,.equal-housing{font-size:11px}.footer-top>.underlined{font-size:12px}.header-contact{font-size:12px;white-space:nowrap}.site-header{padding-inline:16px;gap:12px}.brand img{width:175px}.header-contact span{display:none}.menu-toggle{min-width:34px;min-height:44px}.community-card{aspect-ratio:.78}.search-heading p{font-size:15px}.preferences label span{font-size:12px}.dialog-content .button{font-size:14px}.dialog-content>p:not(.eyebrow){font-size:15px}.pm-hero{padding-top:45px}.pm-hero-grid{grid-template-columns:1fr;gap:30px}.pm-hero h1{font-size:47px}.pm-hero .wrap{padding-bottom:35px}.pm-hero img{height:340px}.pm-hero p:not(.eyebrow){font-size:16px}.pm-service-grid,.pm-process-grid{grid-template-columns:1fr;gap:15px}.pm-process{padding:55px 0}.pm-process h2{font-size:39px}.pm-service-grid{margin-top:28px}.pm-owner-note{padding:24px}.pm-service h3{font-size:28px}.confirmation-page{padding-block:70px}}
@media(max-width:370px){.brand img{width:153px}.hero-actions .button{font-size:12px;padding-inline:14px}.header-contact{font-size:11px}.hero h1{font-size:42px}.filter{font-size:11px}.listing-filters{gap:10px}.credibility-strip strong{font-size:12px}.site-header{gap:10px}}

.marketing-grid{grid-template-columns:1fr 1fr}.film{width:100%;max-width:385px;margin-inline:auto}.film video{aspect-ratio:9/16;max-height:640px;object-fit:contain}.film figcaption{line-height:1.5}@media(max-width:900px){.marketing-grid{grid-template-columns:1fr}.film{max-width:365px}.film video{aspect-ratio:9/16}}

.marketing-social{margin-top:25px!important}.marketing-social .underlined{font-size:12px;font-weight:400}

.marketing-grid{grid-template-columns:1.25fr 1fr}.film{max-width:none}.marketing-film-link{position:relative;display:block;background:var(--navy);overflow:hidden}.marketing-film-link img{width:100%;aspect-ratio:1.25;object-fit:cover;transition:transform .4s}.marketing-film-link:hover img{transform:scale(1.025)}.film-play{position:absolute;inset:auto 20px 20px;display:flex;align-items:center;gap:15px;padding:16px 18px;background:#ffffffed;color:var(--navy);font-size:13px}.film-play>span{font-size:17px}.marketing-film-link:focus-visible{outline-offset:6px}@media(max-width:900px){.marketing-grid{grid-template-columns:1fr}.film{max-width:none}.marketing-film-link img{aspect-ratio:1.5}}@media(prefers-reduced-motion:reduce){.marketing-film-link:hover img{transform:none}}
/* Connected landing pages and real media. */
.footer-sitemap{display:flex;flex-wrap:wrap;gap:12px 24px;padding-top:26px;font-size:12px;border-top:1px solid var(--line);margin-top:24px}.footer-sitemap a{min-height:36px;display:flex;align-items:center}.footer-sitemap a:hover{text-decoration:underline}.landing-hero{background:#edf0ec;padding:75px 0}.landing-hero-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:65px;align-items:center}.landing-hero h1{font-size:clamp(44px,4.8vw,72px);line-height:1.12}.landing-lead{font-size:17px;line-height:1.85;max-width:600px;margin-top:26px}.landing-actions{display:flex;flex-wrap:wrap;align-items:center;gap:25px;margin-top:30px}.landing-hero-image{height:500px;overflow:hidden;background:var(--navy)}.landing-hero-image img{width:100%;height:100%;object-fit:cover}.feature-steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:50px}.feature-steps article{border-top:1px solid #b8c5ce;padding-top:23px}.feature-steps article>span{font-size:12px;color:#738997}.feature-steps h3{font:30px/1.2 var(--serif);letter-spacing:-.025em;margin:20px 0 18px}.feature-steps p{font-size:16px;line-height:1.85}.landing-quote{text-align:center;padding:65px 40px;border-top:1px solid var(--line);max-width:1000px}.landing-quote blockquote{font:34px/1.45 var(--serif);letter-spacing:-.025em;margin:20px 0}.landing-quote>p:not(.eyebrow){font-size:14px}.landing-quote .underlined{margin-top:22px;font-size:13px}.landing-contact{background:var(--navy);color:#fff}.landing-contact .contact-direct{display:inline-flex;margin-top:18px;font-weight:400}.film-feature{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;padding-top:20px;padding-bottom:85px}.film-feature>div:first-child>p:not(.eyebrow){font-size:17px;line-height:1.9;margin:25px 0}.film-preview{position:relative;width:min(100%,385px);aspect-ratio:9/16;margin-inline:auto;background:#102b43;overflow:hidden}.film-preview video{position:absolute;inset:0;width:100%;height:100%;max-height:none;aspect-ratio:auto;object-fit:cover}.film-open{position:absolute;inset:0;border:0;background:linear-gradient(0deg,#031425dc,transparent 40%);color:#fff;display:flex;align-items:end;justify-content:start;gap:17px;text-align:left;padding:30px 25px 80px;font-size:15px}.film-open>span:last-child{font-weight:500;line-height:1.6}.film-open small{display:block;font-size:11px;font-weight:400;color:#d4e1e8;line-height:1.7}.play-orb{width:43px;height:43px;border:1px solid #ffffffb3;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:14px;flex:0 0 43px;padding-left:2px}.film-open:hover .play-orb{background:#fff;color:var(--navy)}.preview-toggle{position:absolute;bottom:19px;left:25px;border:1px solid #ffffff80;background:#0b213c88;color:#fff;padding:10px 14px;font-size:11px;min-height:42px;z-index:1;backdrop-filter:blur(5px)}.film-preview:focus-within{outline:2px solid #789fba;outline-offset:5px}.film-caption-note{font-size:12px;line-height:1.8;margin-top:30px;color:#647986}.film-player{border:0;padding:24px;background:#081b2b;color:white;width:min(1060px,calc(100vw - 30px));max-height:95svh;overflow:auto}.film-player::backdrop{background:#03111be8;backdrop-filter:blur(8px)}.film-player-top{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-bottom:18px}.film-player-top .eyebrow{margin:0 0 8px;font-size:9px}.film-player-top h2{font:24px/1.3 var(--serif)}.film-player-close{min-width:44px;height:44px;background:none;border:1px solid #ffffff70;border-radius:50%;color:white;font-size:25px}.film-player>video{display:block;width:100%;max-height:72svh;background:black;margin:auto;aspect-ratio:9/16;object-fit:contain}.film-player-bottom{display:flex;justify-content:space-between;gap:25px;align-items:center;margin-top:20px}.film-player-bottom p{font-size:12px;color:#bac9d2;line-height:1.8}.film-player-bottom .button{font-size:12px;white-space:nowrap;padding:13px 18px;min-height:44px}.media-editorial{display:grid;grid-template-columns:1.15fr 1fr;gap:65px;align-items:center;padding-bottom:90px}.media-editorial-image img{width:100%;aspect-ratio:1.2;object-fit:cover}.media-editorial>div>p:not(.eyebrow){font-size:17px;line-height:1.9;margin:25px 0}.media-editorial h2{font-size:clamp(38px,4vw,60px)}.connect-hero{text-align:center;max-width:800px;padding-top:65px;padding-bottom:70px}.connect-portrait{height:170px;width:170px;object-fit:cover;object-position:50% 16%;border-radius:50%;margin:0 auto 30px;border:7px solid #e5ebeb}.connect-hero h1{font-size:clamp(42px,5vw,67px)}.connect-hero>p:not(.eyebrow){font-size:15px;line-height:1.85;margin-top:22px}.connect-direct{display:flex;justify-content:center;gap:15px;margin-top:28px}.connect-direct .button{min-width:165px}.connect-links{display:flex;flex-direction:column;gap:14px;max-width:610px;margin:40px auto 0}.connect-links>a{display:flex;justify-content:space-between;align-items:center;text-align:left;gap:20px;border:1px solid #c6d1d7;background:white;padding:23px 25px;transition:background .2s,transform .2s}.connect-links>a:hover{background:#edf1f0;transform:translateY(-2px)}.connect-links small{display:block;font-size:10px;letter-spacing:.13em;color:#6c7f8c;margin-bottom:6px}.connect-links strong{font:27px/1.25 var(--serif);font-weight:400}.connect-links>a>span:last-child{font-size:26px}.connect-hero p.connect-note{font-size:13px;max-width:510px;margin:30px auto 0}.property-landing-hero{position:relative;min-height:540px;display:flex;align-items:end;isolation:isolate;color:#fff;background:var(--navy)}.property-landing-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}.property-landing-hero::after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#07172acc,transparent 85%);z-index:-1}.property-landing-title{padding-bottom:47px}.property-landing-title h1{font-size:clamp(45px,5vw,77px)}.property-landing-title>p:not(.eyebrow){color:#fff;font-size:16px;margin-top:15px}.property-overview{display:grid;grid-template-columns:1.7fr 1fr;gap:100px;padding-top:60px;padding-bottom:60px}.property-landing-price{font:41px var(--serif);color:var(--navy);margin-bottom:24px}.property-landing-facts{display:flex;flex-wrap:wrap;gap:20px;font-size:16px;border-bottom:1px solid var(--line);padding-bottom:24px}.property-landing-copy{font-size:17px;line-height:1.95;margin-top:25px}.property-highlights{display:flex;flex-wrap:wrap;gap:10px;margin-top:25px}.property-highlights>span{font-size:12px;border:1px solid #ccd7dc;padding:8px 12px}.property-agent{border:1px solid #c7d2d8;padding:25px;display:grid;grid-template-columns:80px 1fr;gap:20px;align-self:start;align-items:center;background:white}.property-agent img{width:80px;height:90px;object-fit:cover;object-position:top}.property-agent strong{font:24px var(--serif);font-weight:400}.property-agent p{font-size:12px;line-height:1.8;margin-top:5px}.property-agent>a{grid-column:1/-1;justify-self:start;font-size:12px}.property-gallery{display:grid;grid-template-columns:1fr 1fr;gap:20px}.property-gallery button{border:0;background:var(--navy);padding:0;overflow:hidden}.property-gallery img{width:100%;height:100%;aspect-ratio:1.5;object-fit:cover;transition:transform .4s}.property-gallery button:hover img{transform:scale(1.025)}.property-date-note{margin-top:25px;padding-bottom:50px}.photo-viewer{border:0;padding:0;background:#081b2b;width:min(1350px,calc(100vw - 30px));max-height:95svh;overflow:auto}.photo-viewer::backdrop{background:#02111be8}.photo-viewer>img{width:100%;max-height:82svh;object-fit:contain}.photo-viewer>p{font-size:13px;color:white;padding:16px 24px}.property-info h3>a{display:flex;justify-content:space-between;gap:12px}.property-info h3>a:hover{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:5px}
@media(max-width:1100px){.landing-hero-grid,.media-editorial{gap:35px}.landing-hero h1{font-size:55px}.feature-steps{gap:28px}.property-overview{gap:45px}.property-agent{grid-template-columns:65px 1fr;padding:20px;gap:17px}.property-agent img{width:65px;height:80px}.film-feature{gap:40px}.landing-hero-image{height:450px}}
@media(max-width:900px){.landing-hero-grid{grid-template-columns:1fr 1fr}.landing-hero h1{font-size:47px}.landing-hero-image{height:440px}.feature-steps{gap:25px}.feature-steps h3{font-size:27px}.feature-steps p{font-size:15px}.property-overview{grid-template-columns:1.3fr 1fr;gap:30px}.media-editorial{grid-template-columns:1fr;gap:35px}.media-editorial-image img{aspect-ratio:1.7}.film-feature h2{font-size:45px}.film-feature>div:first-child>p:not(.eyebrow){font-size:15px}.landing-lead{font-size:16px}.film-preview{width:min(100%,340px)}}
@media(max-width:640px){.landing-hero{padding:45px 0}.landing-hero-grid{grid-template-columns:1fr;gap:35px}.landing-hero h1{font-size:45px}.landing-lead{font-size:16px;margin-top:23px}.landing-hero-image{height:335px}.landing-actions{gap:22px;margin-top:27px}.landing-actions .button{width:100%;justify-content:space-between}.landing-actions .underlined{font-size:13px}.feature-steps{grid-template-columns:1fr;gap:32px;margin-top:35px}.feature-steps h3{font-size:29px;margin:15px 0}.feature-steps p{font-size:16px}.landing-quote{padding:45px 5px}.landing-quote blockquote{font-size:29px;margin:18px 0}.landing-quote>p:not(.eyebrow){font-size:13px}.film-feature{grid-template-columns:1fr;padding-top:0;padding-bottom:60px;gap:35px}.film-feature h2{font-size:42px}.film-feature>div:first-child>p:not(.eyebrow){font-size:16px}.film-preview{width:min(100%,335px)}.film-open{font-size:14px;padding:24px 20px 78px;gap:15px}.film-open small{font-size:11px}.preview-toggle{left:20px}.film-caption-note{margin-top:23px}.film-player{padding:18px;width:calc(100vw - 20px);max-height:96svh}.film-player-top h2{font-size:20px}.film-player-top .eyebrow{font-size:8px}.film-player-top{margin-bottom:15px}.film-player>video{max-height:68svh}.film-player-bottom{gap:15px;flex-wrap:wrap;margin-top:15px}.film-player-bottom .button{font-size:12px}.film-player-bottom p{font-size:11px}.media-editorial{padding-bottom:60px;gap:30px}.media-editorial>div>p:not(.eyebrow){font-size:16px}.media-editorial h2{font-size:41px}.connect-hero{padding-top:42px;padding-bottom:50px}.connect-hero h1{font-size:43px}.connect-portrait{width:150px;height:150px;margin-bottom:25px}.connect-hero .eyebrow{font-size:9px;letter-spacing:.12em}.connect-direct{gap:12px}.connect-direct .button{min-width:0;flex:1;font-size:13px}.connect-links{margin-top:30px;gap:13px}.connect-links>a{padding:20px}.connect-links small{font-size:9px}.connect-links strong{font-size:24px}.connect-hero>p:not(.eyebrow){font-size:14px}.connect-hero p.connect-note{font-size:13px}.property-landing-hero{min-height:450px}.property-landing-title{padding-bottom:32px}.property-landing-title h1{font-size:43px}.property-landing-title>p:not(.eyebrow){font-size:14px}.property-overview{grid-template-columns:1fr;gap:35px;padding-top:40px;padding-bottom:40px}.property-landing-price{font-size:36px;margin-bottom:20px}.property-landing-facts{font-size:14px;gap:20px}.property-landing-copy{font-size:16px}.property-agent{grid-template-columns:80px 1fr;padding:25px}.property-agent img{width:80px;height:90px}.property-agent>a{font-size:14px}.property-gallery{grid-template-columns:1fr;gap:16px}.property-gallery img{aspect-ratio:1.4}.property-date-note{font-size:12px;padding-bottom:35px}.footer-sitemap{gap:8px 20px;font-size:12px}.landing-contact .contact-direct{font-size:14px}.photo-viewer{width:calc(100vw - 20px)}.photo-viewer>p{font-size:12px}.photo-viewer .dialog-close{width:44px;height:44px}}
@media(prefers-reduced-motion:reduce){.connect-links>a:hover,.property-gallery button:hover img{transform:none}}
/* StoneyAI is clearly identified as a guided prototype, with direct human handoff. */
.stoney-launcher{position:fixed;right:22px;bottom:22px;z-index:40;display:flex;align-items:center;gap:12px;background:#102b43;color:white;border:1px solid #ffffff70;padding:11px 18px 11px 12px;min-height:62px;box-shadow:0 8px 35px #071b2933;border-radius:4px;font-size:14px;text-align:left}.stoney-mark{display:flex;align-items:center;justify-content:center;width:36px;height:36px;border:1px solid #b5c8d2;color:#eef4f6;font:italic 27px var(--serif);flex-shrink:0}.stoney-launcher-sub{display:block;font-size:10px;color:#bdd0dc;margin-top:2px}.stoney-dialog{position:fixed;inset:auto 20px 20px auto;margin:0;padding:0;width:min(430px,calc(100vw - 30px));max-height:min(780px,calc(100svh - 36px));border:1px solid #b8c8d2;background:#f8f8f4;color:#172a38;border-radius:5px;box-shadow:0 16px 80px #03182955;overflow:hidden}.stoney-dialog[open]{display:flex;flex-direction:column}.stoney-dialog::backdrop{background:#03172666;backdrop-filter:blur(3px)}.stoney-top{display:flex;align-items:center;justify-content:space-between;gap:20px;background:var(--navy);color:white;padding:21px}.stoney-brand{display:flex;gap:13px;align-items:center}.stoney-brand h2{font:25px/1.2 var(--serif);letter-spacing:-.025em}.stoney-brand p{font-size:10px;color:#bfd0dc;line-height:1.8;margin-top:3px}.stoney-close{width:40px;height:40px;color:white;border:1px solid #ffffff70;border-radius:50%;background:none;font-size:25px;flex:0 0 40px}.stoney-body{overflow:auto;padding:25px;overscroll-behavior:contain}.stoney-kicker{font-size:10px;letter-spacing:.12em;color:#627c8c;margin-bottom:12px}.stoney-body h3{font:29px/1.2 var(--serif);letter-spacing:-.025em}.stoney-copy{font-size:14px;line-height:1.85;margin-top:16px}.stoney-choices{display:flex;flex-direction:column;gap:10px;margin-top:22px}.stoney-choices>button{border:1px solid #c2cfd6;padding:14px 15px;min-height:48px;text-align:left;background:white;color:var(--navy);font-size:14px;line-height:1.55}.stoney-choices>button:hover{background:#e8eff1;border-color:#8aa4b4}.stoney-link{display:block;text-decoration:underline;text-underline-offset:5px;font-size:12px;margin-top:22px;line-height:1.8}.stoney-preview-note{font-size:11px;line-height:1.8;border-top:1px solid #d7e0e4;padding-top:18px;margin-top:24px}.stoney-footer{padding:17px 21px;border-top:1px solid #d6e0e4;display:flex;align-items:center;justify-content:space-between;gap:15px;background:#fff;flex-shrink:0}.stoney-footer a,.stoney-footer button{font-size:11px;min-height:30px;display:flex;align-items:center;color:var(--navy)}.stoney-footer button{background:none;border:0;padding:0;text-decoration:underline;text-underline-offset:4px}.stoney-direct{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:25px}.stoney-direct .button{font-size:13px;padding-inline:15px;gap:0}.stoney-summary{font-size:12px;line-height:1.85;padding:17px;border:1px solid #cdd9df;background:#edf1f2;white-space:pre-line;margin-top:23px}.stoney-form{display:flex;flex-direction:column;gap:19px;margin-top:25px}.stoney-form>label:not(.consent){display:flex;flex-direction:column;gap:8px;font-size:12px}.stoney-form input:not([type=checkbox]),.stoney-form textarea{border:1px solid #bacbd4;padding:12px;border-radius:0;font-size:16px;background:white;color:var(--navy);width:100%;resize:vertical}.stoney-form .button{font-size:14px;width:100%}.stoney-form .consent{font-size:12px!important}.stoney-input-note{font-size:11px;line-height:1.7;margin-top:-8px}.stoney-privacy{font-size:11px;line-height:1.8}.stoney-privacy summary{cursor:pointer;text-decoration:underline;text-underline-offset:4px;min-height:30px}.stoney-privacy p{margin-top:10px;font-size:12px;line-height:1.85}.stoney-body .form-result{margin-top:22px;font-size:14px}.stoney-body .form-result p{margin-top:12px}.stoney-body .form-result.error{margin-top:0}
@media(max-width:640px){.stoney-launcher{right:15px;bottom:15px;min-height:54px;padding:9px 14px 9px 10px;font-size:13px;gap:10px}.stoney-launcher-sub{font-size:9px}.stoney-launcher .stoney-mark{width:31px;height:31px;font-size:24px}.stoney-dialog{inset:auto 10px 10px auto;width:calc(100vw - 20px);max-height:calc(100svh - 22px)}.stoney-top{padding:18px}.stoney-body{padding:23px}.stoney-body h3{font-size:28px}.stoney-body .stoney-copy{font-size:14px}.stoney-footer{padding:14px 20px}.stoney-form>label:not(.consent){font-size:13px}.stoney-body .stoney-preview-note{font-size:11px}}
.film-player video:fullscreen{width:100vw;height:100vh;max-height:none;aspect-ratio:auto;object-fit:contain;background:#000}.site-footer{padding-bottom:100px}

/* A connected film portfolio and Noah's supplied social profiles. */
.film-collection{background:#edf1ef}.film-collection-heading{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:45px}.film-collection-heading h2{font-size:clamp(42px,5vw,65px)}.film-collection-heading>p{max-width:360px;font-size:16px;line-height:1.9;color:#526778}.film-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:55px 30px}.film-card{min-width:0}.film-grid .film-preview{width:100%;max-width:none;margin:0}.film-grid .film-open{padding:24px 21px 77px;gap:13px;font-size:14px}.film-grid .film-open small{font-size:10px}.film-grid .preview-toggle{left:21px}.film-card-copy{padding:23px 0 0}.film-card-meta{display:flex;justify-content:space-between;gap:15px;font-size:10px;letter-spacing:.13em;color:#587181}.film-card h3{font:31px/1.2 var(--serif);font-weight:400;margin:12px 0}.film-card h3 a{display:flex;justify-content:space-between;gap:10px}.film-card h3 a>span{font-size:22px}.film-card-copy>p:not(.film-card-meta){font-size:14px;line-height:1.9;color:#526778;margin-bottom:20px}.film-card-copy>.underlined{font-size:12px}.film-collection-cta{padding:36px 28px;background:var(--navy);color:white;align-self:start;margin-top:0}.film-collection-cta h3{font:39px/1.2 var(--serif);font-weight:400;margin:24px 0}.film-collection-cta>p:not(.eyebrow){font-size:15px;line-height:1.9;color:#d0dbe3;margin-bottom:30px}.film-collection-cta .button{font-size:12px;width:100%;padding:16px 15px;justify-content:space-between}.film-collection-cta>.underlined{display:inline-block;font-size:12px;margin-top:27px;color:#fff}.film-portfolio-note{font-size:12px;line-height:1.9;color:#617783;max-width:750px;margin-top:45px}.film-story-hero h1{max-width:600px}.film-title-stop{color:#77969e}.film-back{display:inline-block;font-size:12px;color:#607887;margin-bottom:35px}.film-story-note{padding-top:70px;padding-bottom:75px;max-width:850px}.film-story-note h2{font-size:clamp(39px,5vw,60px)}.film-story-note>p:not(.eyebrow){font-size:17px;line-height:1.9;margin-top:25px;max-width:650px}.film-related{padding-top:65px;padding-bottom:70px}.film-related h2{font-size:clamp(38px,5vw,55px)}.film-related-links{display:grid;grid-template-columns:1fr 1fr;gap:15px 35px;margin-top:30px}.film-related-links a{font:25px/1.4 var(--serif);padding:20px 0;border-bottom:1px solid var(--line)}.film-quality{display:flex;flex-direction:column;gap:6px;font-size:10px;color:#c4d4dc;min-width:120px}.film-quality[hidden]{display:none}.film-quality select{border:1px solid #a2b6c2;background:#102b43;color:white;min-height:42px;padding:8px 12px;font-size:12px}.film-player-bottom p{flex:1}.film-player:fullscreen{width:100vw;max-width:none;height:100dvh;max-height:none;display:flex;flex-direction:column;padding:20px 30px;overflow:auto}.film-player:fullscreen>video{flex:1;min-height:0;max-height:none;aspect-ratio:auto}.film-player:fullscreen .film-player-top,.film-player:fullscreen .film-player-bottom{flex-shrink:0}.footer-socials{border-top:1px solid var(--line);margin-top:25px;padding-top:25px;display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:11px;flex-wrap:wrap}.footer-socials>p{font:22px var(--serif);margin:0}.footer-socials nav{display:flex;flex-wrap:wrap;gap:6px 20px}.footer-socials nav a,.footer-socials>a{min-height:44px;display:inline-flex;align-items:center;gap:5px}.footer-socials a:hover{text-decoration:underline;text-underline-offset:5px}.connect-socials{text-align:center;max-width:900px;padding-top:20px;padding-bottom:70px}.connect-socials h2{font-size:clamp(40px,5vw,57px)}.connect-socials>p:not(.eyebrow){font-size:15px;line-height:1.9;max-width:530px;margin:25px auto 0}.social-profile-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px;margin:30px auto;max-width:690px}.social-profile-grid>a{display:flex;justify-content:space-between;align-items:center;gap:15px;text-align:left;padding:23px;border:1px solid #cad5d9;background:#fff;transition:background .2s}.social-profile-grid>a:hover{background:#edf1ef}.social-profile-grid strong{display:block;font:26px var(--serif);font-weight:400}.social-profile-grid small{font-size:11px;display:block;margin-top:7px;color:#617786}.social-profile-grid>a>span:last-child{font-size:24px}.connect-socials>.underlined{font-size:13px}.connect-direct{flex-wrap:wrap}.connect-email{flex-basis:100%;font-size:13px;padding:12px 0;text-decoration:underline;text-underline-offset:6px}
@media(max-width:1000px){.film-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:45px 25px}.film-collection-heading{align-items:start}.film-collection-heading>p{max-width:290px}.film-collection-cta{padding:32px 26px}}
@media(max-width:640px){.film-collection-heading{display:block;margin-bottom:30px}.film-collection-heading>p{margin-top:23px;max-width:none;font-size:15px}.film-grid{gap:36px 18px}.film-card h3{font-size:25px}.film-card h3 a>span{font-size:18px}.film-card-copy{padding-top:18px}.film-card-copy>p:not(.film-card-meta){font-size:13px;margin-bottom:14px}.film-card-meta{font-size:9px}.film-grid .film-open{padding:14px 12px 70px;font-size:11px;gap:8px}.film-grid .film-open .play-orb{width:30px;height:30px;flex-basis:30px;font-size:10px}.film-grid .film-open small{font-size:9px}.film-grid .preview-toggle{font-size:10px;left:12px;bottom:14px;padding:8px 10px}.film-collection-cta{grid-column:1/-1;padding:30px}.film-collection-cta h3{font-size:37px}.film-collection-cta .button{font-size:13px}.film-portfolio-note{margin-top:32px;font-size:11px}.film-story-hero .film-back{margin-bottom:25px}.film-story-note{padding-top:45px;padding-bottom:50px}.film-story-note>p:not(.eyebrow){font-size:16px}.film-related{padding-top:45px;padding-bottom:45px}.film-related-links{grid-template-columns:1fr;gap:4px;margin-top:22px}.film-related-links a{font-size:25px;padding:16px 0}.film-player:fullscreen{padding:12px}.film-player:fullscreen .film-player-top h2{font-size:18px}.film-player:fullscreen .film-player-bottom{gap:10px;margin-top:10px}.film-quality{min-width:105px}.film-player-bottom p{flex-basis:100%}.footer-socials{align-items:start;gap:8px;margin-top:18px;padding-top:23px}.footer-socials>p{flex-basis:100%;margin-bottom:5px}.footer-socials nav{gap:0 18px}.footer-socials>a{font-size:12px}.connect-socials{padding-bottom:50px}.social-profile-grid{gap:12px;grid-template-columns:1fr}.social-profile-grid>a{padding:20px}.social-profile-grid strong{font-size:25px}.connect-socials>p:not(.eyebrow){font-size:14px}}
@media(max-width:390px){.film-grid{grid-template-columns:1fr}.film-grid .film-preview{max-width:310px;margin:0 auto}.film-card-copy{max-width:310px;margin:auto}.film-card h3{font-size:30px}.film-grid .film-open{font-size:14px;padding:24px 20px 80px}.film-grid .film-open small{font-size:11px}.film-grid .film-open .play-orb{width:42px;height:42px;flex-basis:42px;font-size:14px}.film-grid .preview-toggle{left:20px;bottom:20px}}
.film-quality-badge{position:absolute;top:18px;left:20px;z-index:1;pointer-events:none;padding:7px 11px;border:1px solid #ffffffb0;background:#0b213c8c;color:#fff;font-size:10px;letter-spacing:.12em;backdrop-filter:blur(5px)}
@media(max-width:640px){.film-grid{grid-template-columns:1fr;gap:40px}.film-grid .film-preview{max-width:360px;margin:0 auto}.film-card-copy{max-width:360px;margin:auto}.film-card h3{font-size:31px}.film-card-copy>p:not(.film-card-meta){font-size:15px}.film-grid .film-open{font-size:14px;padding:24px 20px 80px;gap:14px}.film-grid .film-open small{font-size:11px}.film-grid .film-open .play-orb{width:42px;height:42px;flex-basis:42px;font-size:14px}.film-grid .preview-toggle{left:20px;bottom:20px;font-size:11px;padding:10px 14px}.film-card-meta{font-size:10px}.film-card-copy>.underlined{font-size:13px}}