:root{
  --ink:#0E2135;--ink2:#1B3350;--brand:#1D5A91;--sky:#8BBDEB;--sky2:#B9D8F5;
  --sand:#F6F1E8;--tint:#EEF4FA;--paper:#FFFFFF;--line:#DCE4EC;--mute:#5A6B7D;
  --pvh:44px;--serif:"Fraunces",Georgia,serif;--sans:"Manrope",system-ui,sans-serif;
  --r:14px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img,video{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.12;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(38px,5.6vw,76px)}
h2{font-size:clamp(30px,3.6vw,48px)}
h3{font-size:22px;font-family:var(--sans);font-weight:700;letter-spacing:-.01em}
p{margin:0 0 1em}
.wrap{width:min(1240px,92vw);margin:0 auto}
.center{text-align:center}
.muted{color:var(--mute)}
.eyebrow{font-size:12.5px;font-weight:800;letter-spacing:.18em;text-transform:uppercase;color:var(--brand);margin:0 0 14px}
.lede{font-size:19px;color:var(--mute);max-width:62ch}

/* preview banner */
.pv-banner{position:fixed;top:0;left:0;right:0;z-index:60;height:var(--pvh);display:flex;align-items:center;justify-content:center;gap:16px;background:#0A1826;color:#dfe8f1;font-size:13.5px;padding:0 12px}
.pv-short{display:none}
.pv-cta{background:var(--sky);color:var(--ink);text-decoration:none;font-weight:700;padding:6px 14px;border-radius:99px;white-space:nowrap}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:15px 26px;border-radius:99px;font-weight:700;font-size:15.5px;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:transform .2s,background .2s,color .2s;font-family:var(--sans)}
.btn:hover{transform:translateY(-2px)}
.btn-accent{background:var(--sky);color:var(--ink);border-color:var(--sky)}
.btn-accent:hover{background:#A6CEF2}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn-ghost:hover{background:#fff;color:var(--ink)}
.btn-line{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-line:hover{background:var(--ink);color:#fff}
.btn-block{width:100%}
.sec-sand .btn-ghost,.sec .btn-ghost{color:var(--ink);border-color:var(--ink)}
.sec-ink .btn-ghost,.cta-band .btn-ghost,.phero .btn-ghost,.hero .btn-ghost{color:#fff;border-color:rgba(255,255,255,.75)}
.sec .btn-accent{background:var(--brand);border-color:var(--brand);color:#fff}
.sec .btn-accent:hover{background:#174b79}
.sec-ink .btn-accent{background:var(--sky);border-color:var(--sky);color:var(--ink)}

/* nav */
.nav{position:fixed;top:var(--pvh);left:0;right:0;z-index:50;transition:background .3s,box-shadow .3s}
.nav-in{width:min(1320px,94vw);margin:0 auto;display:flex;align-items:center;gap:28px;height:86px}
.brand img{height:46px;width:auto}
.brand .lg-d{display:none}
.links{display:flex;gap:24px;margin-left:auto}
.links a{text-decoration:none;color:#fff;font-weight:600;font-size:14.5px;opacity:.92;padding:6px 0;border-bottom:2px solid transparent}
.links a:hover,.links a.on{opacity:1;border-color:var(--sky)}
.nav-r{display:flex;align-items:center;gap:16px}
.nav-tel{color:#fff;text-decoration:none;font-weight:700;font-size:14.5px;white-space:nowrap}
.nav-cta{padding:11px 18px;font-size:14px}
.nav.solid,.is-inner .nav{background:#fff;box-shadow:0 1px 0 var(--line)}
.nav.solid .links a,.is-inner .nav .links a,.nav.solid .nav-tel,.is-inner .nav .nav-tel{color:var(--ink)}
.nav.solid .lg-w,.is-inner .nav .lg-w{display:none}
.nav.solid .lg-d,.is-inner .nav .lg-d{display:block}
.nav.solid .links a.on,.is-inner .nav .links a.on{border-color:var(--brand)}
.nav.solid .nav-cta,.is-inner .nav .nav-cta{background:var(--brand);border-color:var(--brand);color:#fff}
.burger{display:none;margin-left:auto;background:none;border:0;width:44px;height:44px;padding:10px;cursor:pointer}
.burger span{display:block;height:2px;background:#fff;margin:6px 0;border-radius:2px}
.nav.solid .burger span,.is-inner .burger span{background:var(--ink)}
.mobile-nav{position:fixed;inset:0;z-index:70;background:var(--ink);display:flex;flex-direction:column;align-items:center;justify-content:flex-start;gap:6px;padding:140px 24px 40px;overflow-y:auto;opacity:0;visibility:hidden;transition:opacity .3s,visibility 0s .3s}
.mobile-nav.open{opacity:1;visibility:visible;transition:opacity .3s,visibility 0s}
.mobile-nav a{color:#fff;text-decoration:none;font-family:var(--serif);font-size:28px;padding:6px}
.mobile-nav .btn{font-family:var(--sans);font-size:16px;margin-top:18px;color:var(--ink)}
.mn-close{position:absolute;top:calc(var(--pvh) + 20px);right:20px;background:none;border:0;color:#fff;font-size:40px;cursor:pointer}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;color:#fff;overflow:hidden}
.hero-bg,.hero-bg img,.hero-bg video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-scrim{position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,24,40,.82) 0%,rgba(9,24,40,.55) 45%,rgba(9,24,40,.2) 100%),linear-gradient(0deg,rgba(9,24,40,.55),rgba(9,24,40,0) 40%)}
.hero-in{position:relative;padding-top:calc(var(--pvh) + 100px);padding-bottom:80px}
.hero h1{max-width:17ch;text-shadow:0 2px 24px rgba(0,0,0,.3)}
.hero h1 em{font-style:italic;color:var(--sky2);font-weight:400}
.hero .eyebrow{color:var(--sky2)}
.hero .sub{font-size:clamp(17px,1.5vw,20px);max-width:52ch;opacity:.95}
.hero-cta,.phero-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:28px}

/* page hero */
.phero{position:relative;min-height:62svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.phero-bg,.phero-bg img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.phero-scrim{position:absolute;inset:0;background:linear-gradient(0deg,rgba(9,24,40,.88) 0%,rgba(9,24,40,.5) 55%,rgba(9,24,40,.35) 100%)}
.phero-in{position:relative;padding:calc(var(--pvh) + 150px) 0 64px}
.phero h1{font-size:clamp(34px,4.6vw,62px);max-width:20ch}
.phero .eyebrow{color:var(--sky2)}
.phero .sub{font-size:19px;max-width:56ch;opacity:.95}

/* stat band */
.band{background:var(--ink);color:#fff;padding:56px 0}
.band-light{background:var(--tint);color:var(--ink)}
.band-in{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:28px 40px;text-align:center}
.st .k{display:block;font-family:var(--serif);font-size:clamp(38px,4vw,54px);line-height:1;color:var(--sky);white-space:nowrap}
.band-light .st .k{color:var(--brand)}
.st .v{display:block;margin-top:12px;font-size:14.5px;font-weight:600;letter-spacing:.02em;opacity:.85}

/* sections */
.sec{padding:clamp(72px,9vw,120px) 0}
.sec-tint{background:var(--tint)}
.sec-sand{background:var(--sand)}
.sec-ink{background:var(--ink);color:#fff}
.sec-ink .eyebrow{color:var(--sky)}
.sec-ink .lede{color:#b9c7d6}
.sec-head{margin-bottom:48px}
.sec-head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap}
.sec-head-row h2{margin:0}
.note{color:var(--mute);margin-top:26px;font-size:15px}

/* paths */
.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.path{background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;text-decoration:none;display:flex;flex-direction:column;transition:transform .3s,box-shadow .3s}
.path:hover{transform:translateY(-6px);box-shadow:0 24px 50px -24px rgba(14,33,53,.35)}
.path-img{aspect-ratio:4/3;overflow:hidden}
.path-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.path:hover .path-img img{transform:scale(1.05)}
.path-b{padding:26px 26px 30px}
.path-b p{color:var(--mute)}
.num{font-family:var(--serif);color:var(--brand);font-size:15px;display:block;margin-bottom:8px}
.pc-link{font-weight:700;color:var(--brand);font-size:15px}

/* property cards */
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.pcard{background:#fff;border-radius:var(--r);overflow:hidden;text-decoration:none;border:1px solid var(--line);transition:transform .3s,box-shadow .3s;display:flex;flex-direction:column}
.pcard:hover{transform:translateY(-5px);box-shadow:0 22px 44px -22px rgba(14,33,53,.35)}
.pc-img{position:relative;aspect-ratio:3/2;overflow:hidden;background:var(--tint)}
.pc-img img{width:100%;height:100%;object-fit:cover}
.badge{display:inline-block;font-size:11.5px;font-weight:800;letter-spacing:.1em;text-transform:uppercase;padding:6px 11px;border-radius:99px;background:#fff;color:var(--ink)}
.pc-img .badge{position:absolute;top:14px;left:14px}
.b-rto{background:var(--brand);color:#fff}
.b-sale{background:#fff;color:var(--ink)}
.b-sold{background:#B3261E;color:#fff}
.b-soon{background:#F2C14E;color:var(--ink)}
.b-stay{background:var(--sky);color:var(--ink)}
.pc-body{padding:20px 22px 24px}
.pc-body h3{font-size:19px;margin:0 0 6px}
.pc-city{font-size:12.5px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--mute);margin:0 0 6px}
.pc-price{font-family:var(--serif);font-size:26px;margin:0 0 2px}
.pc-facts{color:var(--mute);font-size:15px;margin:0}
.pc-rto{margin:10px 0 0;font-size:14px;font-weight:700;color:var(--brand);background:var(--tint);padding:8px 10px;border-radius:8px}
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:34px}
.chip{border:1.5px solid var(--line);background:#fff;border-radius:99px;padding:10px 18px;font:600 14.5px var(--sans);cursor:pointer;color:var(--ink)}
.chip.on{background:var(--ink);border-color:var(--ink);color:#fff}
.pcard.hide{display:none}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,90px);align-items:center}
.split-img img{width:100%;aspect-ratio:4/3.4;object-fit:cover;border-radius:var(--r)}
.split-txt p{color:var(--mute)}
.sec-ink .split-txt p{color:#c3d0dd}
.ticks{list-style:none;padding:0;margin:0 0 28px}
.ticks li{position:relative;padding-left:32px;margin-bottom:12px;font-weight:600}
.ticks li:before{content:"";position:absolute;left:0;top:5px;width:18px;height:18px;border-radius:50%;background:var(--brand) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='M5 10.5l3 3 7-7' stroke='white' stroke-width='2.4' fill='none'/%3E%3C/svg%3E") center/12px no-repeat}
.ticks.cols{columns:2;column-gap:30px}
.ticks.cols li{break-inside:avoid}

/* before/after */
.ba-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-bottom:44px}
.ba-pair{margin:0}
.ba-pair{display:grid;grid-template-columns:1fr 1fr;gap:6px}
.ba{position:relative;border-radius:10px;overflow:hidden}
.ba img{width:100%;aspect-ratio:1/1;object-fit:cover}
.ba span{position:absolute;left:12px;bottom:12px;background:rgba(9,24,40,.8);color:#fff;font-size:12px;font-weight:800;letter-spacing:.14em;text-transform:uppercase;padding:6px 10px;border-radius:6px}
.ba+.ba span{background:var(--sky);color:var(--ink)}
.ba-pair figcaption{grid-column:1/-1;color:#b9c7d6;font-size:15px;margin-top:8px}

/* video */
.video-card video,.video-wide video{width:100%;border-radius:var(--r);aspect-ratio:16/9;object-fit:cover;background:#000;box-shadow:0 30px 60px -30px rgba(14,33,53,.5)}
.split-rev .video-card{order:2}

/* reviews marquee */
.marquee{overflow:hidden;mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent)}
.mq-track{display:flex;gap:22px;width:max-content;animation:mq 70s linear infinite}
.marquee:hover .mq-track{animation-play-state:paused}
@keyframes mq{to{transform:translateX(-50%)}}
.rcard{width:380px;margin:0;background:#fff;border-radius:var(--r);padding:28px;border:1px solid #e9e1d2;display:flex;flex-direction:column}
.stars{color:#B97A06;letter-spacing:3px;font-size:17px;margin-bottom:12px}
.rcard blockquote{margin:0 0 18px;font-size:16px;line-height:1.6;flex:1}
.rcard figcaption{font-weight:800;font-size:15px}
.rcard figcaption span{display:block;font-weight:600;color:var(--mute);font-size:13px}

/* cta band */
.cta-band{background:var(--brand);color:#fff;padding:64px 0}
.cta-in{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap}
.cta-in h2{margin:0;max-width:22ch;font-size:clamp(28px,3vw,40px)}
.cta-in .eyebrow{color:var(--sky2)}
.cta-btns{display:flex;gap:14px;flex-wrap:wrap}
.cta-band .btn-accent{background:#fff;border-color:#fff;color:var(--ink)}

/* forms */
.lead-form{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:34px;box-shadow:0 30px 60px -40px rgba(14,33,53,.45)}
.lead-form h3{font-family:var(--serif);font-weight:500;font-size:28px;margin-bottom:20px}
.lead-form label{display:block;font-size:13.5px;font-weight:700;margin-bottom:14px;color:var(--ink)}
.lead-form input,.lead-form textarea,.lead-form select{display:block;width:100%;margin-top:6px;padding:13px 14px;border:1.5px solid var(--line);border-radius:10px;font:500 16px var(--sans);color:var(--ink);background:#fbfcfd}
.lead-form input:focus,.lead-form textarea:focus,.lead-form select:focus{outline:none;border-color:var(--brand);background:#fff}
.f-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form-note{margin:14px 0 0;background:var(--tint);padding:12px 14px;border-radius:10px;font-weight:600;color:var(--brand)}

/* steps / terms / why */
.steps{list-style:none;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.steps-3{grid-template-columns:repeat(3,1fr)}
.steps li{background:#fff;border-radius:var(--r);padding:28px;border:1px solid var(--line)}
.steps span{display:inline-flex;width:40px;height:40px;border-radius:50%;background:var(--brand);color:#fff;align-items:center;justify-content:center;font-weight:800;margin-bottom:16px}
.steps p{color:var(--mute);margin:0}
.terms{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.term{background:var(--tint);border-radius:var(--r);padding:28px 24px}
.term .k{display:block;font-family:var(--serif);font-size:48px;line-height:1;color:var(--brand);margin-bottom:10px}
.term span:last-child{font-weight:600;font-size:15px}
.why{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.why-it{border-top:3px solid var(--brand);background:var(--tint);border-radius:0 0 var(--r) var(--r);padding:24px}
.why-it h3{font-size:18px}
.why-it p{color:var(--mute);margin:0;font-size:15.5px}
.feat-row{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-bottom:56px}
.feat-row h3{font-size:18px}
.feat-row p{color:var(--mute);font-size:15.5px;margin:0}

/* services */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.svc{border-radius:var(--r);overflow:hidden;background:var(--tint)}
.svc-img img{width:100%;aspect-ratio:4/3;object-fit:cover}
.svc-b{padding:24px 26px 28px}
.svc-b p{color:var(--mute);margin:0}

/* team */
.team{display:grid;grid-template-columns:repeat(2,minmax(0,380px));gap:30px}
.tm img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r);margin-bottom:16px}
.tm h3{margin:0}
.tm p{color:var(--mute)}

/* contact */
.contact-info{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.ci h3{font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--brand);margin-bottom:8px}
.ci a{display:block;text-decoration:none;font-weight:700;font-size:18px}
.ci .muted{font-size:14px}
.map{grid-column:1/-1;width:100%;height:300px;border:0;border-radius:var(--r)}

/* detail */
.detail{padding:calc(var(--pvh) + 120px) 0 90px}
.back{display:inline-block;text-decoration:none;font-weight:700;color:var(--brand);margin-bottom:22px}
.gallery{display:grid;gap:8px;border-radius:var(--r);overflow:hidden;grid-template-columns:2fr 1fr 1fr;grid-template-rows:230px 230px}
.gallery .g-it{border:0;padding:0;cursor:zoom-in;overflow:hidden;background:var(--tint)}
.gallery .g-it img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.gallery .g-it:hover img{transform:scale(1.04)}
.gallery .g-it:first-child{grid-row:span 2}
.gallery .g-it:nth-child(n+6){display:none}
.g-1{grid-template-columns:1fr;grid-template-rows:460px}
.g-2{grid-template-columns:2fr 1fr}
.g-2 .g-it:nth-child(2){grid-row:span 2}
.g-3{grid-template-columns:2fr 1fr}
.g-4{grid-template-columns:2fr 1fr 1fr}
.g-4 .g-it:nth-child(4){grid-column:span 2}
.d-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:60px;margin-top:44px;align-items:start}
.d-main h1{font-size:clamp(32px,3.6vw,50px)}
.d-price{font-family:var(--serif);font-size:36px;margin:0 0 4px}
.d-facts{color:var(--mute);font-weight:600;display:flex;gap:12px;align-items:center;flex-wrap:wrap}
.rto-box{display:flex;gap:18px;flex-wrap:wrap;align-items:center;background:var(--tint);border-left:4px solid var(--brand);padding:16px 20px;border-radius:0 10px 10px 0;margin:10px 0 26px;font-weight:700}
.rto-box strong{color:var(--brand);text-transform:uppercase;letter-spacing:.12em;font-size:13px}
.d-copy{margin-top:24px}
.d-copy p{color:#34465a}
.sold-note{background:#FBEAEA;color:#8A1C16!important;padding:14px 16px;border-radius:10px;font-weight:600}
.d-side{position:sticky;top:calc(var(--pvh) + 110px)}
.side-call{text-align:center;margin-top:16px;color:var(--mute)}
.side-call a{font-weight:800;color:var(--ink)}
.lightbox{position:fixed;inset:0;z-index:80;background:rgba(6,14,24,.94);display:flex;align-items:center;justify-content:center}
.lightbox[hidden]{display:none}
.lightbox img{max-width:90vw;max-height:84vh;border-radius:8px}
.lightbox button{position:absolute;background:none;border:0;color:#fff;font-size:54px;cursor:pointer;padding:10px 18px}
.lb-x{top:calc(var(--pvh) + 6px);right:12px}.lb-p{left:10px}.lb-n{right:10px}

/* footer */
.foot{background:#0A1826;color:#c5d2df;padding:80px 0 30px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:50px}
.foot-brand img{width:210px;height:auto;margin-bottom:22px}
.foot-brand p{font-size:15px;max-width:44ch;color:#aebdcc}
.foot h4{color:#fff;font-size:13px;letter-spacing:.16em;text-transform:uppercase;margin:0 0 16px}
.foot-col a{display:block;text-decoration:none;color:#c5d2df;margin-bottom:9px;font-size:15px}
.foot-col a:hover{color:#fff}
.foot-legal{display:flex;justify-content:space-between;gap:30px;margin-top:56px;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);font-size:13px;color:#8fa1b3}

/* reveal */
.rv{opacity:0;transform:translateY(22px);transition:opacity .8s ease,transform .8s ease}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}.mq-track{animation:none}}

/* responsive */
@media(max-width:1180px){.links{display:none}.burger{display:block}.nav-r{margin-left:auto}.nav-r+.burger{margin-left:0}}
@media(max-width:980px){
  .path-grid,.pgrid,.svc-grid{grid-template-columns:1fr 1fr}
  .split,.d-grid{grid-template-columns:1fr}
  .split-rev .video-card{order:0}
  .steps{grid-template-columns:1fr 1fr}
  .feat-row{grid-template-columns:1fr 1fr}
  .ba-grid{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr 1fr}
  .foot-brand{grid-column:1/-1}
  .d-side{position:static}
}
@media(max-width:700px){
  body{font-size:16px}
  .pv-long{display:none}.pv-short{display:inline}
  .nav-in{height:72px}
  .brand img{height:36px}
  .nav-tel,.nav-cta{display:none}
  .path-grid,.pgrid,.svc-grid,.steps,.steps-3,.feat-row,.terms,.why,.team,.contact-info{grid-template-columns:1fr}
  .band-in{grid-template-columns:1fr 1fr}
  .hero-in{padding-top:calc(var(--pvh) + 90px)}
  .hero-scrim{background:linear-gradient(0deg,rgba(9,24,40,.9) 0%,rgba(9,24,40,.55) 60%,rgba(9,24,40,.45) 100%)}
  .f-row{grid-template-columns:1fr}
  .lead-form{padding:24px}
  .rcard{width:300px}
  .ticks.cols{columns:1}
  .gallery,.g-2,.g-3,.g-4{grid-template-columns:1fr 1fr;grid-template-rows:auto}
  .gallery .g-it{aspect-ratio:4/3}
  .gallery .g-it:first-child{grid-column:1/-1;grid-row:auto}
  .g-4 .g-it:nth-child(4){grid-column:auto}
  .g-2 .g-it:nth-child(2){grid-row:auto}
  .g-1{grid-template-rows:auto}
  .foot-grid{grid-template-columns:1fr}
  .foot-legal{flex-direction:column}
  .detail{padding-top:calc(var(--pvh) + 96px)}
  .mobile-nav{padding-top:150px}.mn-close{top:130px}
}

.d-side .btn-accent{background:var(--brand);border-color:var(--brand);color:#fff}