@import url('https://fonts.googleapis.com/css2?family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--ink:#102f55;--muted:#61738b;--gold:#d7a345;--gold-light:#ffe5a5;--red:#c73532;--white:rgba(255,255,255,.72);--line:rgba(255,255,255,.82);--shadow:0 18px 55px rgba(54,83,126,.12);--serif:'Manrope',Arial,Helvetica,sans-serif;--sans:'Manrope',Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:var(--sans);background:radial-gradient(ellipse at 10% 4%,#fff8f2 0,transparent 34%),radial-gradient(ellipse at 90% 18%,#e2edff 0,transparent 36%),radial-gradient(ellipse at 80% 85%,#fff0e7 0,transparent 30%),#f5f5fa;min-height:100vh}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit}.wrap{width:min(1240px,calc(100% - 56px));margin-inline:auto}.glass{background:linear-gradient(135deg,rgba(255,255,255,.77),rgba(255,255,255,.43));border:1px solid var(--line);box-shadow:var(--shadow);backdrop-filter:blur(22px);-webkit-backdrop-filter:blur(22px);border-radius:28px}.site-header{position:sticky;top:12px;z-index:20;width:min(1350px,calc(100% - 38px));margin:12px auto 0;border-radius:100px;padding:9px 14px;display:flex;align-items:center;gap:22px;background:rgba(255,255,255,.78);border:1px solid var(--line);box-shadow:0 10px 35px rgba(43,75,124,.1);backdrop-filter:blur(24px)}.brand{display:flex;align-items:center;gap:11px;min-width:230px}.brand-mark{width:46px;height:46px;display:grid;place-items:center;border-radius:50%;color:var(--gold);font-size:26px;background:linear-gradient(145deg,#fff,#f7e7c7);border:1px solid white}.brand-name{font:700 18px var(--serif);display:block}.brand-sub{font-size:11px;color:var(--muted)}.nav{display:flex;align-items:center;justify-content:center;gap:4px;flex:1}.nav a{padding:12px 14px;font-size:13px;border-radius:30px;white-space:nowrap}.nav a:hover,.nav 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0;background:linear-gradient(transparent,rgba(7,25,47,.19));pointer-events:none}.slide-count{position:absolute;bottom:22px;right:26px;color:white;font-weight:600;font-size:14px;z-index:2}.slide-count span{opacity:.7}.hero-arrows{position:absolute;bottom:15px;left:18px;z-index:2;display:flex;gap:8px}.hero-arrows button{height:38px;width:38px;border:1px solid #fff9;border-radius:50%;background:#ffffff5c;color:white;font-size:25px;cursor:pointer;backdrop-filter:blur(8px)}.hero-dots{display:flex;gap:8px;margin-top:24px}.hero-dots button{width:8px;height:8px;border:0;border-radius:50%;padding:0;background:#9baec5;cursor:pointer}.hero-dots button.active{width:23px;border-radius:20px;background:var(--gold)}.stats{display:grid;grid-template-columns:repeat(4,1fr);margin-top:22px;padding:22px 16px}.stats>div{display:grid;justify-content:center;text-align:center;gap:5px;border-right:1px solid rgba(23,55,93,.13)}.stats>div:last-child{border:0}.stats b{font:700 25px var(--serif)}.stats 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img{transform:scale(1.035)}.property-info{padding:17px 18px 19px}.property-title{font:600 19px var(--serif);margin:0 0 10px}.property-meta{display:flex;justify-content:space-between;color:var(--muted);font-size:13px}.price{font-weight:700;color:var(--red);font:700 19px var(--serif)}.about-strip{margin-top:76px;padding:18px;display:grid;grid-template-columns:.85fr 1.15fr;gap:28px;align-items:center;overflow:hidden}.about-strip>div{padding:28px 22px}.about-strip p:not(.eyebrow){line-height:1.7;color:var(--muted);max-width:430px}.about-strip img{width:100%;height:300px;object-fit:cover;border-radius:21px}.steps,.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.steps article,.values-grid article{padding:26px}.steps article>b,.values-grid article>span{font:700 26px var(--serif);color:var(--gold)}.steps h3,.values-grid h3,.process-list h3{font:600 20px var(--serif);margin:14px 0 8px}.steps p,.values-grid p,.process-list p{font-size:14px;line-height:1.65;color:var(--muted);margin:0}.contact-cta{margin-top:74px;margin-bottom:72px;padding:34px 40px;display:flex;align-items:center;justify-content:space-between;gap:25px}.contact-cta p:not(.eyebrow){color:var(--muted);margin-bottom:0}.site-footer{padding:30px 0 36px;border-top:1px solid #ffffffa6;margin-top:60px}.footer-inner{display:flex;align-items:center;justify-content:space-between;gap:24px}.footer-note{color:var(--muted);font-size:13px}.footer-links{display:flex;gap:17px;font-size:13px}.social-float{position:fixed;right:18px;top:50%;transform:translateY(-50%);display:grid;gap:10px;z-index:25}.social-float a{position:relative;display:grid;place-items:center;width:48px;height:48px;border-radius:50%;color:white;font-weight:700;background:linear-gradient(145deg,#fff5,#ffffff22),#153c68;border:1px solid #fff9;box-shadow:0 8px 22px #244a7533;animation:float 3s ease-in-out infinite;transition:transform .2s}.social-float 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b{font-size:14px}.muted{color:var(--muted)}
@media(max-width:1050px){.brand{min-width:190px}.nav a{padding:11px 9px;font-size:12px}.hero{grid-template-columns:.9fr 1.1fr}.property-image{height:260px}.header-cta{padding:11px 14px!important}}@media(max-width:950px){.wrap{width:min(100% - 32px,600px)}.site-header{width:calc(100% - 24px);top:8px;margin-top:8px;padding:8px 12px;border-radius:25px;justify-content:space-between}.brand{min-width:0}.brand-mark{width:40px;height:40px}.brand-name{font-size:16px}.brand-sub{font-size:10px}.mobile-toggle{display:block}.header-cta{display:none!important}.nav{display:none;position:absolute;left:0;right:0;top:64px;padding:12px;background:rgba(255,255,255,.96);border:1px solid white;border-radius:22px;box-shadow:var(--shadow);flex-direction:column;align-items:stretch}.nav.open{display:flex}.nav a{font-size:14px;padding:13px 16px}.hero{grid-template-columns:1fr;gap:14px;margin-top:15px}.hero-copy{padding:31px 25px 24px;border-radius:26px;order:2}.hero h1{font-size:clamp(38px,10vw,54px)}.hero-visual{order:1;min-height:300px;height:54vw;max-height:430px;border-radius:26px}.hero .lead{margin:12px 0 18px}.hero-dots{margin-top:18px}.stats{grid-template-columns:repeat(2,1fr);padding:16px 8px;gap:14px 0}.stats>div:nth-child(2){border:0}.stats>div{padding:6px}.stats b{font-size:22px}.stats span{font-size:11px}.section{padding-top:52px}.section-heading{align-items:flex-end}.section-heading h2{font-size:30px}.property-grid{grid-template-columns:repeat(2,1fr);gap:12px}.property-image{height:250px}.property-info{padding:13px}.property-title{font-size:16px}.about-strip{grid-template-columns:1fr;gap:4px;margin-top:53px;padding:12px}.about-strip>div{padding:22px 18px}.about-strip img{height:240px}.steps,.values-grid{grid-template-columns:1fr}.steps article,.values-grid article{padding:21px}.contact-cta{margin:52px auto;padding:27px 23px;align-items:flex-start;flex-direction:column}.contact-cta h2{font-size:31px}.site-footer{margin-top:40px}.footer-inner{align-items:flex-start;flex-direction:column}.social-float{right:10px;gap:8px}.social-float a{width:42px;height:42px}.social-float a span{display:none}.subhero{grid-template-columns:1fr;gap:10px;margin-top:20px}.subhero-copy{padding:25px 8px 10px}.subhero-image{min-height:270px;height:57vw;max-height:410px;border-radius:26px}.subhero h1{font-size:clamp(38px,10vw,53px)}.editorial{padding:29px 24px}.process-list article{grid-template-columns:48px 1fr;padding:19px}.contact-layout{grid-template-columns:1fr}.contact-photo{min-height:280px}.contact-details a{flex-direction:column;gap:4px}}@media(max-width:430px){.wrap{width:calc(100% - 24px)}.property-grid{grid-template-columns:1fr}.property-image{height:340px}.property-title{font-size:19px}.section-heading .text-link{font-size:12px}.social-float{right:7px}.social-float a{width:38px;height:38px}.hero-visual{min-height:255px}.stats{border-radius:22px}.footer-links{flex-wrap:wrap}}
@media(prefers-reduced-motion:reduce){*,*::before,*::after{scroll-behavior:auto!important;animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}}
.hero-media{display:flex;flex-direction:column;min-width:0}.hero-visual:after{display:none}.banner-controls{display:flex;align-items:center;gap:12px;margin-top:10px;padding:4px 8px;color:var(--muted)}.banner-controls>button{width:35px;height:35px;border:1px solid #fff;background:rgba(255,255,255,.68);border-radius:50%;font-size:22px;line-height:1;cursor:pointer}.banner-controls .hero-dots,.banner-controls .banner-dots{display:flex;align-items:center;gap:8px;margin:0;flex:1}.banner-controls .hero-dots button,.banner-controls .banner-dots button{width:8px;height:8px;border:0;border-radius:50%;padding:0;background:#9baec5;cursor:pointer}.banner-controls .hero-dots button.active,.banner-controls .banner-dots button.active{width:23px;border-radius:20px;background:var(--gold)}.slide-count{position:static;color:var(--muted);font-size:12px}.subhero .banner-controls{grid-column:2;grid-row:2;margin-top:-16px}.subhero-image{grid-column:2;grid-row:1}.hero-visual,.subhero-image{min-height:0;aspect-ratio:1.48}.hero-visual .hero-image,.subhero-image .hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero .hero-copy{grid-column:1;grid-row:1/3}.hero .hero-media{grid-column:2;grid-row:1/3;align-self:center}
@media(max-width:950px){.hero .hero-copy{grid-column:1;grid-row:2}.hero .hero-media{grid-column:1;grid-row:1}.hero-visual{aspect-ratio:1.45}.subhero-image{grid-column:1;grid-row:2}.subhero .banner-controls{grid-column:1;grid-row:3;margin-top:-5px}}
/* Reference-inspired liquid glass visual system */
:root{--ink:#113e70;--muted:#4f6b8b;--gold:#dca53f;--gold-light:#ffe7a5;--red:#ed3337;--white:rgba(255,255,255,.64);--line:rgba(255,255,255,.82);--shadow:0 12px 34px rgba(83,116,164,.12);--sans:'Manrope',Arial,Helvetica,sans-serif;--serif:var(--sans)}
body{font-family:var(--sans);background:radial-gradient(ellipse at 5% 5%,rgba(255,221,210,.76),transparent 35%),radial-gradient(ellipse at 57% 9%,rgba(182,210,255,.76),transparent 39%),radial-gradient(ellipse at 93% 25%,rgba(255,232,217,.76),transparent 32%),radial-gradient(ellipse at 15% 70%,rgba(194,218,255,.58),transparent 34%),radial-gradient(ellipse at 82% 83%,rgba(255,220,214,.69),transparent 37%),#f3f6fc;color:#123c6b}
.glass,.site-header,.property-card{background:linear-gradient(135deg,rgba(255,255,255,.68),rgba(255,255,255,.42));border-color:rgba(255,255,255,.94);box-shadow:0 12px 34px rgba(79,111,161,.12);backdrop-filter:blur(26px);-webkit-backdrop-filter:blur(26px)}
.site-header{width:min(1320px,calc(100% - 44px));margin-top:14px;padding:9px 16px;border-radius:60px;gap:18px}.brand-mark{width:49px;height:49px;color:#c88b25;background:linear-gradient(145deg,rgba(255,255,255,.92),rgba(251,226,177,.6));font-size:29px}.brand-name{font-size:18px;font-weight:700;letter-spacing:-.04em}.brand-sub{font-size:11px}.nav{border-radius:40px;background:rgba(255,255,255,.45);padding:4px;border:1px solid rgba(255,255,255,.72)}.nav a{font-size:13px;font-weight:600;padding:12px 15px;color:#174575}.nav a.active,.nav a:hover{background:linear-gradient(120deg,rgba(255,221,153,.8),rgba(255,255,255,.82));color:#754a09}.button{font-family:var(--sans);font-weight:700}.button.gold{background:linear-gradient(120deg,#ffe7a5,#e6ad4c);box-shadow:0 8px 20px rgba(201,150,58,.22)}
.hero{min-height:unset;grid-template-columns:.85fr 1.15fr;gap:14px;margin-top:22px;align-items:center}.hero-copy{background:transparent;border:0;box-shadow:none;backdrop-filter:none;padding:32px 22px 22px 26px}.hero h1,.subhero h1{font-size:clamp(39px,4.3vw,63px);font-weight:750;line-height:1.08;letter-spacing:-.055em;color:#133f70}.hero h1 em,.subhero h1 em{color:#d49a38}.eyebrow{font-family:var(--sans);font-size:11px;letter-spacing:.14em;font-weight:750;color:#315e91}.lead{font-size:16px;font-weight:500;line-height:1.6;color:#254f7e}.hero-media{padding:0 6px 0 0}.hero-visual,.subhero-image{aspect-ratio:1.6;min-height:0;border-radius:42% 30px 30px 30px;box-shadow:0 17px 38px rgba(57,101,155,.16)}.hero-visual .hero-image,.subhero-image .hero-image{object-fit:cover}.banner-controls{padding:2px 8px;gap:12px;margin-top:8px}.banner-controls>button{width:34px;height:34px;background:rgba(255,255,255,.6);color:#174575;border-color:#fff;font-weight:600}.banner-controls .hero-dots,.banner-controls .banner-dots{justify-content:center}.slide-count{font-size:12px;font-weight:700;color:#315e91}
.stats{margin-top:15px;padding:14px 14px;border-radius:25px}.stats>div{grid-template-columns:auto;gap:2px}.stats b{font-family:var(--sans);font-size:24px;font-weight:750;letter-spacing:-.04em}.stats span{font-size:12px;font-weight:500;color:#42638a}.section{padding-top:50px}.section-heading{margin-bottom:18px}.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-family:var(--sans);font-size:clamp(27px,3vw,39px);font-weight:750;line-height:1.14;letter-spacing:-.04em;color:#133f70}.section-heading .eyebrow{margin-bottom:4px}.property-grid{gap:14px}.property-card{border-radius:21px;overflow:hidden;background:rgba(255,255,255,.63);box-shadow:0 8px 22px rgba(63,102,155,.12)}.property-image{height:clamp(230px,26vw,330px)}.property-image img{object-fit:cover}.property-info{padding:14px 15px 16px}.property-title{font:700 16px/1.3 var(--sans);letter-spacing:-.025em;color:#133c69;margin-bottom:10px}.property-meta{font-size:12px;color:#597493}.price{font:750 17px var(--sans);color:#e83136;white-space:nowrap}.about-strip{margin-top:54px;padding:15px;border-radius:27px;grid-template-columns:.9fr 1.1fr;gap:16px}.about-strip>div{padding:20px 24px}.about-strip p:not(.eyebrow){font-size:14px;color:#496b91;line-height:1.65}.about-strip img{height:250px;border-radius:18px}.steps article,.values-grid article{border-radius:22px;background:rgba(255,255,255,.58)}.steps article>b,.values-grid article>span{font-family:var(--sans);font-size:23px;font-weight:750;color:#d99e39}.steps h3,.values-grid h3,.process-list h3{font:700 17px var(--sans);letter-spacing:-.02em}.steps p,.values-grid p,.process-list p{color:#557294}.contact-cta{margin-top:55px;padding:29px 34px;border-radius:26px}.contact-cta p:not(.eyebrow){font-size:14px}.site-footer{margin-top:40px}.social-float a{border-color:rgba(255,255,255,.9);box-shadow:0 6px 17px rgba(44,81,133,.18)}
.subhero{margin-top:25px;grid-template-columns:.8fr 1.2fr;gap:18px}.subhero-copy{padding:30px 8px 26px 24px}.subhero h1{font-size:clamp(38px,4.5vw,59px)}.subhero-image{aspect-ratio:1.72;border-radius:42% 30px 30px 30px}.subhero .banner-controls{grid-row:2;margin-top:-12px}.editorial{border-radius:26px}.editorial>p:last-child{line-height:1.8;color:#557294}.process-list{gap:12px}.process-list article{border-radius:22px;background:rgba(255,255,255,.58)}.process-list article>span{font:750 24px var(--sans);color:#d99e39}.contact-photo{border-radius:26px}.contact-details a{border-color:rgba(33,73,119,.12)}
@media(max-width:1050px){.brand{min-width:170px}.nav a{padding:10px 9px;font-size:11px}.site-header{gap:10px}.header-cta{font-size:12px;padding:11px 14px!important}.hero{grid-template-columns:.9fr 1.1fr}.hero h1{font-size:clamp(38px,4.4vw,54px)}}
@media(max-width:950px){body{background:radial-gradient(ellipse at 5% 5%,rgba(255,222,214,.8),transparent 35%),radial-gradient(ellipse at 90% 12%,rgba(190,215,255,.85),transparent 36%),radial-gradient(ellipse at 50% 75%,rgba(255,229,218,.65),transparent 38%),#f4f6fb}.wrap{width:calc(100% - 28px)}.site-header{top:7px;margin-top:8px;width:calc(100% - 20px);border-radius:22px;padding:7px 11px;background:rgba(255,255,255,.72)}.brand-mark{width:41px;height:41px;font-size:24px}.brand-name{font-size:15px}.mobile-toggle{font-size:24px;color:#164371}.nav{top:59px;border-radius:18px;background:rgba(248,251,255,.97)}.nav a{font-size:14px}.hero{gap:0;margin-top:14px}.hero .hero-copy{padding:21px 17px 12px;border-radius:0;align-items:flex-start}.hero h1{font-size:clamp(36px,9.6vw,52px);max-width:560px}.hero .lead{font-size:15px;margin:12px 0 17px}.hero-media{padding:0}.hero-visual{aspect-ratio:1.38;border-radius:32px;box-shadow:0 10px 24px rgba(57,101,155,.14)}.banner-controls{margin-top:5px;padding:3px 4px}.banner-controls>button{width:31px;height:31px}.stats{padding:12px 7px;gap:10px 0;border-radius:21px}.stats b{font-size:21px}.stats span{font-size:10px}.section{padding-top:42px}.section-heading h2{font-size:27px}.section-heading .eyebrow{font-size:9px}.property-grid{gap:10px}.property-image{height:clamp(180px,53vw,280px)}.property-info{padding:11px 11px 13px}.property-title{font-size:14px}.property-meta{font-size:10px;gap:4px}.price{font-size:14px}.about-strip{grid-template-columns:1fr;margin-top:40px;padding:12px;gap:5px;border-radius:23px}.about-strip>div{padding:15px 13px}.about-strip h2{font-size:27px}.about-strip img{height:210px}.steps,.values-grid{gap:10px}.steps article,.values-grid article{padding:18px;border-radius:19px}.contact-cta{margin:40px auto;padding:23px 20px;gap:14px}.contact-cta h2{font-size:27px}.social-float{right:8px;top:auto;bottom:82px;transform:none;gap:7px}.social-float a{width:39px;height:39px}.subhero{gap:4px;margin-top:15px}.subhero-copy{padding:20px 12px 13px}.subhero h1{font-size:clamp(36px,9vw,51px)}.subhero .lead{font-size:15px}.subhero-image{grid-column:1;grid-row:2;aspect-ratio:1.45;border-radius:29px}.subhero .banner-controls{grid-column:1;grid-row:3;margin:0}.editorial{padding:25px 20px}.process-list article{grid-template-columns:42px 1fr;padding:16px;border-radius:18px}.contact-layout{gap:14px}.contact-photo{min-height:245px}.footer-inner{gap:12px}.footer-links{gap:12px;font-size:11px}.site-footer{padding-bottom:108px}.social-float a span{display:none}}
@media(max-width:430px){.wrap{width:calc(100% - 22px)}.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-image{height:clamp(175px,54vw,230px)}.property-info{padding:10px}.property-title{font-size:13px}.property-meta{align-items:flex-start}.stats b{font-size:19px}.stats span{font-size:9px}.hero h1{font-size:37px}.hero-visual{aspect-ratio:1.3}.social-float{bottom:74px}}
.mobile-bottom-nav{display:none}
@media(max-width:950px){.mobile-bottom-nav{position:fixed;display:grid;grid-template-columns:repeat(5,1fr);z-index:22;left:9px;right:9px;bottom:8px;padding:8px 5px max(8px,env(safe-area-inset-bottom));border-radius:26px;background:rgba(255,255,255,.78);border:1px solid rgba(255,255,255,.94);box-shadow:0 9px 28px rgba(63,101,151,.18);backdrop-filter:blur(24px);-webkit-backdrop-filter:blur(24px)}.mobile-bottom-nav a{display:flex;align-items:center;justify-content:center;flex-direction:column;gap:3px;min-width:0;color:#244d78;border-radius:18px;padding:4px 1px}.mobile-bottom-nav a>span{font-size:22px;line-height:1;color:#194c7f}.mobile-bottom-nav small{font-size:9px;white-space:nowrap;font-weight:600}.mobile-bottom-nav a.active{color:#a57119;background:linear-gradient(130deg,rgba(255,229,175,.66),rgba(255,255,255,.76))}.mobile-bottom-nav a.active>span{color:#d39a38}.site-footer{padding-bottom:125px}.social-float{bottom:105px}}
.brand-mark{padding:5px}.brand-mark img{width:100%;height:100%;object-fit:contain;display:block}.mobile-bottom-nav a>span{display:grid;place-items:center;width:24px;height:23px;font-size:0}.mobile-bottom-nav svg{width:22px;height:22px;fill:none;stroke:currentColor;stroke-width:1.65;stroke-linecap:round;stroke-linejoin:round}
.brand-mark{width:55px;height:52px;padding:0;border-radius:0;border:0;background:transparent;box-shadow:none}.property-image:after{display:none}.hero-visual,.subhero-image{border-radius:45% 30px 30px 30px}
.wrap{width:min(1280px,calc(100% - 48px))}.stats{grid-template-columns:repeat(4,1fr);padding:15px 18px}.stats>div{display:flex;align-items:center;justify-content:center;gap:13px;text-align:left;padding:3px 16px}.stats>div>span{display:flex;flex-direction:column;gap:2px}.stats b{font-size:24px;line-height:1.08}.stats small{font-size:12px;color:#365f8c}.stat-icon{display:grid;place-items:center;width:48px;height:48px;flex:0 0 auto;border-radius:50%;background:linear-gradient(140deg,rgba(255,255,255,.92),rgba(255,222,163,.43));border:1px solid rgba(255,255,255,.9);box-shadow:0 4px 14px rgba(86,112,153,.1);color:#dfa940}.stat-icon svg{width:30px;height:30px;fill:none;stroke:currentColor;stroke-width:2.1;stroke-linecap:round;stroke-linejoin:round}
.property-grid#featured-homes,.property-grid#all-homes{grid-template-columns:repeat(6,minmax(0,1fr));gap:13px}.property-image{height:auto;aspect-ratio:1.05;position:relative}.property-image:after{content:"";position:absolute;inset:55% 0 0;background:linear-gradient(transparent,rgba(17,54,91,.22));pointer-events:none}.property-badge{position:absolute;z-index:2;top:10px;left:10px;border-radius:30px;padding:7px 12px;font-size:11px;font-weight:700;color:white;background:linear-gradient(110deg,#e5ae4d,#f4ce7e);box-shadow:0 4px 10px #8e713533}.property-badge.green{background:linear-gradient(110deg,#36a566,#65d295)}.favorite{position:absolute;z-index:2;top:9px;right:9px;width:32px;height:32px;border-radius:50%;border:1px solid rgba(255,255,255,.82);background:rgba(69,107,151,.58);color:#fff;font-size:22px;line-height:1;cursor:pointer;backdrop-filter:blur(8px)}.favorite:focus,.favorite:hover{color:#f24a55;background:rgba(255,255,255,.9)}.property-info{padding:12px 12px 13px}.property-title{font-size:14px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis;margin-bottom:8px}.property-meta{font-size:11px;align-items:center}.price{font-size:15px}.property-specs{display:flex;justify-content:space-between;gap:4px;margin-top:9px;color:#58769b;font-size:10px;white-space:nowrap}.section-heading{align-items:center}.section-heading h2{font-size:31px}.section-heading:after{content:"";height:1px;background:linear-gradient(90deg,rgba(54,100,151,.28),transparent);flex:1;margin:0 22px 0 12px;order:1}.section-heading .text-link{order:2;white-space:nowrap}
.about-strip{grid-template-columns:.8fr 1.2fr;position:relative;overflow:hidden}.about-strip>div{position:relative;z-index:1;padding:22px 23px}.about-strip img{height:255px;object-position:center 55%}.about-strip .eyebrow{margin-bottom:8px}.about-strip h2{font-size:30px}.about-strip .button{display:none}.service-points{display:flex;align-items:center;justify-content:space-between;gap:6px;margin-top:20px;padding-top:12px;border-top:1px solid rgba(35,79,127,.12)}.service-points span{display:flex;align-items:center;gap:5px;color:#dca53f;font-size:18px}.service-points small{font-size:10px;line-height:1.2;color:#365f8c;white-space:nowrap}.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:15px}.area-card{position:relative;height:150px;border-radius:22px;overflow:hidden;box-shadow:0 9px 23px rgba(49,84,133,.15);border:1px solid rgba(255,255,255,.87)}.area-card img{width:100%;height:100%;display:block;object-fit:cover;transition:transform .35s}.area-card:hover img{transform:scale(1.04)}.area-card:after{content:"";position:absolute;inset:35% 0 0;background:linear-gradient(transparent,rgba(12,44,77,.76))}.area-card b{position:absolute;left:16px;right:13px;bottom:11px;z-index:1;color:#fff;font:700 18px var(--sans);display:flex;align-items:center;justify-content:space-between}.area-card b span{display:grid;place-items:center;width:31px;height:31px;border-radius:50%;border:1px solid #fff9;background:#ffffff45;font-size:23px}
body:before,body:after{content:"";position:fixed;z-index:-1;pointer-events:none;border:1px solid rgba(255,255,255,.6);border-radius:50%;width:370px;height:370px;opacity:.55}body:before{left:-250px;top:42%;box-shadow:0 0 0 24px rgba(255,255,255,.10),0 0 0 48px rgba(255,255,255,.08)}body:after{right:-280px;bottom:5%;box-shadow:0 0 0 24px rgba(255,255,255,.10),0 0 0 48px rgba(255,255,255,.08)}
@media(max-width:1050px){.wrap{width:calc(100% - 40px)}.property-grid#featured-homes,.property-grid#all-homes{grid-template-columns:repeat(3,minmax(0,1fr))}.property-image{aspect-ratio:1.13}.property-title{font-size:15px}.property-meta{font-size:12px}.property-specs{font-size:11px}.stats>div{padding:3px 8px}}
@media(max-width:950px){.wrap{width:calc(100% - 28px)}.stats{margin-top:9px;padding:11px 5px}.stats>div{flex-direction:column;text-align:center;gap:4px;padding:5px 3px}.stats>div>span{align-items:center}.stat-icon{width:39px;height:39px}.stat-icon svg{width:25px;height:25px}.stats b{font-size:20px}.stats small{font-size:10px}.property-grid#featured-homes,.property-grid#all-homes{grid-template-columns:repeat(3,minmax(0,1fr));gap:10px}.property-image{aspect-ratio:.95}.property-info{padding:10px}.property-title{font-size:13px}.property-meta{font-size:10px}.price{font-size:13px}.property-specs{font-size:9px}.property-badge{top:7px;left:7px;padding:6px 8px;font-size:9px}.favorite{width:27px;height:27px;font-size:18px;top:6px;right:6px}.section-heading:after{display:none}.section-heading h2{font-size:25px}.about-strip{grid-template-columns:1fr;gap:0}.about-strip>div{padding:12px}.about-strip h2{font-size:26px}.about-strip img{height:205px}.service-points{margin-top:14px}.service-points span{gap:2px;font-size:15px}.service-points small{font-size:8px;white-space:normal}.area-grid{gap:10px}.area-card{height:105px;border-radius:17px}.area-card b{font-size:14px;left:10px;bottom:8px}.area-card b span{width:24px;height:24px;font-size:18px}}
@media(max-width:430px){.property-grid#featured-homes,.property-grid#all-homes{grid-template-columns:repeat(2,minmax(0,1fr))}.property-image{aspect-ratio:.86}.property-title{font-size:13px}.property-meta{font-size:10px}.property-specs{font-size:9px}.area-card{height:95px}.stats>div{gap:4px}.stat-icon{width:34px;height:34px}.stat-icon svg{width:22px;height:22px}.stats b{font-size:18px}.stats small{font-size:8px}}
.hero-visual,.subhero-image{aspect-ratio:1.68}.hero-visual .hero-image,.subhero-image .hero-image{object-position:center center}.area-card{height:auto;aspect-ratio:2.2}.area-card:after,.area-card b{display:none}
@media(max-width:950px){.hero-visual{aspect-ratio:1.35}.subhero-image{aspect-ratio:1.45}.area-card{height:auto;aspect-ratio:2.2}}
@media(max-width:430px){.hero-visual{aspect-ratio:1.22}.area-card{height:auto;aspect-ratio:2.15}}
:root{--serif:'Manrope',Arial,Helvetica,sans-serif}.brand-name,.hero h1,.subhero h1,.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2,.property-title{font-family:var(--serif)}.hero h1,.subhero h1{font-weight:650;letter-spacing:-.035em}.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-weight:650;letter-spacing:-.035em}.property-title{font-size:15px;font-weight:650;letter-spacing:-.02em}
/* Match the narrow reference layout: image and copy stay side by side. */
@media(max-width:950px){.hero,.subhero{grid-template-columns:.78fr 1.22fr;gap:8px;align-items:center}.hero .hero-copy,.subhero-copy{grid-column:1;grid-row:1;padding:8px 3px;order:0}.hero .hero-media{grid-column:2;grid-row:1;order:0}.hero-visual,.subhero-image{grid-column:2;grid-row:1;aspect-ratio:.98;border-radius:40% 20px 20px 20px}.subhero .banner-controls{grid-column:2;grid-row:2;margin-top:-4px}.hero h1,.subhero h1{font-size:clamp(19px,5vw,27px);line-height:1.1;letter-spacing:-.025em}.hero .eyebrow,.subhero .eyebrow{font-size:7px;line-height:1.45;letter-spacing:.11em;margin-bottom:7px}.hero .lead,.subhero .lead{font-size:11px;line-height:1.42;margin:8px 0 11px}.hero .button,.subhero .button{font-size:9px;gap:6px;padding:9px 11px}.hero .banner-controls{margin-top:3px;gap:5px}.hero .banner-controls>button,.subhero .banner-controls>button{width:25px;height:25px;font-size:18px}.hero .slide-count{font-size:9px}.hero-dots{gap:4px!important}.hero .banner-controls .hero-dots button,.subhero .banner-controls .banner-dots button{width:5px;height:5px}.hero .banner-controls .hero-dots button.active,.subhero .banner-controls .banner-dots button.active{width:13px}.subhero-image{grid-row:1}.about-strip{grid-template-columns:.8fr 1.2fr;position:relative;min-height:210px;padding-bottom:48px;gap:4px}.about-strip>div{padding:11px 7px 50px}.about-strip h2{font-size:clamp(19px,4.8vw,25px);line-height:1.15}.about-strip .eyebrow{font-size:7px;margin-bottom:6px}.about-strip p:not(.eyebrow){font-size:10px;line-height:1.35;margin:8px 0}.about-strip img{grid-column:2;height:100%;min-height:155px;max-height:185px;align-self:stretch;object-fit:cover}.service-points{position:absolute;left:12px;right:12px;bottom:6px;margin:0;padding-top:7px;justify-content:space-around}.service-points span{font-size:13px}.service-points small{font-size:7px}.area-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.area-card{height:auto;aspect-ratio:2.2}}
@media(max-width:430px){.hero,.subhero{grid-template-columns:.78fr 1.22fr;gap:6px}.hero h1,.subhero h1{font-size:19px}.hero .lead,.subhero .lead{font-size:10px}.hero-visual,.subhero-image{aspect-ratio:.88}.hero .button,.subhero .button{font-size:8px;padding:8px 9px}.about-strip{grid-template-columns:.85fr 1.15fr;min-height:190px}.about-strip>div{padding:10px 5px 48px}.about-strip h2{font-size:18px}.about-strip img{min-height:145px}.service-points{left:8px;right:8px}.service-points small{font-size:6px}.area-grid{gap:6px}.area-card{aspect-ratio:2.1}}
@media(max-width:950px){.hero,.subhero{min-height:0}.hero{min-height:0}.about-strip{min-height:180px}}
.about-strip{grid-template-columns:.82fr 1fr 1.18fr;align-items:center;gap:12px}.about-copy{grid-column:1;grid-row:1;padding:19px 20px!important}.about-strip .service-points{grid-column:2;grid-row:1;position:static;display:flex;align-items:center;justify-content:space-around;gap:3px;margin:0;padding:0 8px;border-top:0}.service-points span{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:7px;min-width:0;color:#dca53f}.service-points i{display:grid;place-items:center;width:47px;height:47px;border-radius:50%;background:linear-gradient(145deg,#fff,#edf4ff);border:1px solid #fff;box-shadow:0 5px 15px rgba(81,111,157,.14);font-style:normal}.service-points svg{width:23px;height:23px;fill:none;stroke:#d9a342;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}.service-points small{text-align:center;font-size:10px;line-height:1.2;color:#365f8c;white-space:normal}.about-strip>img{grid-column:3;grid-row:1;width:100%;height:100%;min-height:180px;max-height:250px;object-fit:cover;border-radius:18px}
@media(max-width:950px){.about-strip{grid-template-columns:.78fr 1.22fr;grid-template-rows:minmax(145px,auto) auto;min-height:0;padding-bottom:10px;gap:5px}.about-copy{grid-column:1;grid-row:1;padding:9px 5px!important}.about-strip>img{grid-column:2;grid-row:1;height:100%;min-height:145px;max-height:175px}.about-strip .service-points{grid-column:1/3;grid-row:2;position:static;justify-content:space-around;padding:7px 3px 0;border-top:1px solid rgba(35,79,127,.12)}.service-points i{width:34px;height:34px}.service-points svg{width:19px;height:19px}.service-points span{gap:4px}.service-points small{font-size:8px}}
@media(max-width:950px){.hero-visual,.subhero-image{height:auto;min-height:0;max-height:none}}
@media(max-width:950px){.hero h1,.subhero h1{font-size:clamp(30px,5.3vw,49px);line-height:1.05}.hero .lead,.subhero .lead{font-size:15px;line-height:1.38}.hero .eyebrow,.subhero .eyebrow{font-size:9px}.hero .button,.subhero .button{font-size:12px;padding:10px 13px}.brand-name{font-size:17px}.stats b{font-size:23px}.stats small{font-size:11px}.stat-icon{width:45px;height:45px}.stat-icon svg{width:27px;height:27px}.property-title{font-size:15px}.property-meta{font-size:11px}.price{font-size:14px}.property-specs{font-size:10px}.mobile-bottom-nav small{font-size:10px}}
@media(max-width:600px){.hero h1,.subhero h1{font-size:clamp(20px,5.3vw,28px)}.hero .lead,.subhero .lead{font-size:10px}.hero .eyebrow,.subhero .eyebrow{font-size:7px}.hero .button,.subhero .button{font-size:8px;padding:8px 9px}.brand-name{font-size:13px}.brand-sub{font-size:9px}.stats b{font-size:18px}.stats small{font-size:8px}.stat-icon{width:33px;height:33px}.stat-icon svg{width:21px;height:21px}.property-title{font-size:12px}.property-meta{font-size:9px}.price{font-size:12px}.property-specs{font-size:8px}.mobile-bottom-nav small{font-size:7px}}
@media(max-width:780px){.about-strip{grid-template-columns:.78fr 1.22fr;grid-template-rows:minmax(145px,auto) auto}.about-copy{grid-column:1;grid-row:1}.about-strip>img{grid-column:2;grid-row:1}.about-strip .service-points{grid-column:1/3;grid-row:2}}
@media(max-width:430px){.about-strip{grid-template-columns:.82fr 1.18fr;grid-template-rows:minmax(135px,auto) auto}.about-copy{grid-column:1;grid-row:1}.about-strip>img{grid-column:2;grid-row:1}.about-strip .service-points{grid-column:1/3;grid-row:2}.service-points i{width:31px;height:31px}}
.nav a{display:inline-flex;align-items:center;gap:7px}.nav a svg{width:15px;height:15px;flex:0 0 auto;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}.button svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}.property-meta>span,.property-specs>span{display:inline-flex;align-items:center;gap:4px}.property-meta svg,.property-specs svg{width:13px;height:13px;flex:0 0 auto;fill:none;stroke:currentColor;stroke-width:1.65;stroke-linecap:round;stroke-linejoin:round}

/* Typography: sturdy, readable sans-serif throughout. */
.brand-name,.hero h1,.subhero h1,.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2,.property-title,.steps h3,.values-grid h3,.process-list h3{font-family:var(--sans);font-weight:750;letter-spacing:-.025em}
/* Navigation emphasis and clear icon sizing */
.site-header{gap:16px}.brand-name{font-size:20px;font-weight:800;letter-spacing:-.035em}.brand-sub{font-size:12px}.nav{gap:3px}.nav a{font-size:15px;font-weight:700;gap:9px;padding:14px 13px;color:#123e70}.nav a svg{width:20px;height:20px;stroke-width:2}.nav a.active{color:#754a09;box-shadow:0 4px 12px rgba(195,143,49,.14)}.header-cta{font-size:16px;font-weight:800;padding:15px 23px!important;gap:12px}.header-cta svg{width:20px;height:20px}
@media(max-width:1200px) and (min-width:951px){.site-header{gap:9px;padding-inline:11px}.brand{min-width:175px}.brand-name{font-size:18px}.nav a{font-size:13px;padding:12px 8px;gap:6px}.nav a svg{width:18px;height:18px}.header-cta{font-size:14px;padding:13px 15px!important}}
@media(max-width:950px){.nav a{font-size:16px;font-weight:700;padding:14px 16px}.nav a svg{width:21px;height:21px}.brand-name{font-size:17px}}
/* Menu labels requested in uppercase bold; spacing adjusted after removing Contact */
.nav a{font-weight:800;text-transform:uppercase;letter-spacing:.035em;padding-inline:15px}.nav{justify-content:space-evenly}
@media(max-width:1200px) and (min-width:951px){.nav a{padding-inline:9px;letter-spacing:.02em}}
@media(max-width:950px){.nav a{font-weight:800;text-transform:uppercase;letter-spacing:.035em}}
/* Floating contact icons use replaceable PNG files from assets/icons/social */
.social-float a{overflow:visible}.social-float a>img{width:100%;height:100%;display:block;object-fit:contain;border-radius:50%}.social-float a:hover>img{filter:brightness(1.06)}

/* Mobile layout: stack content and keep all labels comfortably readable. Desktop (over 950px) is unchanged. */
@media(max-width:950px){
  html,body{max-width:100%;overflow-x:hidden}
  .wrap{width:calc(100% - 28px);max-width:680px;margin-inline:auto}
  .site-header{width:calc(100% - 20px);padding:8px 12px;gap:10px}
  .brand{gap:9px;min-width:0}.brand-mark{width:42px;height:42px;flex:0 0 42px}
  .brand-name{font-size:16px;line-height:1.2}.brand-sub{font-size:11px}
  .mobile-toggle{width:44px;height:44px;display:grid;place-items:center;flex:0 0 44px;font-size:27px}
  .nav{top:calc(100% + 8px);left:0;right:0;max-height:calc(100dvh - 90px);overflow-y:auto;gap:4px;padding:10px}
  .nav a{min-height:48px;display:flex;align-items:center;font-size:14px;padding:12px 14px}
  .header-cta{display:none!important}
  .hero,.subhero{display:grid;grid-template-columns:minmax(0,1fr);gap:12px;min-height:0;margin-top:18px;align-items:stretch}
  .hero .hero-media,.hero .hero-visual,.hero .hero-copy,.subhero-copy,.subhero-image{grid-column:1;grid-row:auto;order:initial;min-width:0}
  .hero .hero-media{order:0}.hero .hero-copy{order:1;padding:22px 18px 18px;align-items:flex-start;border-radius:22px}
  .hero-visual,.subhero-image{width:100%;height:auto;min-height:0;max-height:none;aspect-ratio:1.42;border-radius:22px;overflow:hidden}
  .hero h1,.subhero h1{font-size:clamp(32px,7.4vw,44px);line-height:1.1;letter-spacing:-.035em}
  .hero .eyebrow,.subhero .eyebrow{font-size:10px;line-height:1.45;letter-spacing:.1em;margin-bottom:8px}
  .hero .lead,.subhero .lead{font-size:15px;line-height:1.55;margin:11px 0 16px}
  .hero .button,.subhero .button{font-size:14px;line-height:1.2;padding:12px 17px;gap:10px}
  .hero .banner-controls,.subhero .banner-controls{margin:0;gap:8px;padding:4px 2px}
  .hero .banner-controls>button,.subhero .banner-controls>button{width:34px;height:34px;font-size:21px}
  .hero .slide-count{font-size:12px}
  .stats{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px 0;padding:15px 8px;margin-top:14px}
  .stats>div{min-width:0;padding:6px 3px}.stats>div:nth-child(2){border-right:0}.stats>div:nth-child(3){border-right:1px solid rgba(23,55,93,.13)}
  .stats b{font-size:21px}.stats span,.stats small{font-size:12px;line-height:1.35}
  .stat-icon{width:42px;height:42px}.stat-icon svg{width:25px;height:25px}
  .section{padding-top:42px}.section-heading{align-items:center;gap:12px;margin-bottom:15px}.section-heading h2{font-size:clamp(23px,6vw,30px)}.section-heading .eyebrow{font-size:9px}
  .property-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:11px}
  .property-card{min-width:0}.property-image{height:auto;aspect-ratio:.78}
  .property-info{padding:11px 10px 12px}.property-title{font-size:14px;line-height:1.3;margin-bottom:8px}
  .property-meta{font-size:11px;gap:4px;align-items:flex-start;flex-wrap:wrap}.property-meta>span{min-width:0}
  .price{font-size:14px}.property-specs{display:flex;flex-wrap:wrap;gap:7px 10px;font-size:10px;line-height:1.3}.property-meta svg,.property-specs svg{width:13px;height:13px}
  .about-strip{display:grid;grid-template-columns:minmax(0,1fr);grid-template-rows:auto auto auto;gap:10px;margin-top:40px;padding:12px;border-radius:22px;min-height:0}
  .about-strip>div,.about-strip .about-copy{grid-column:1;grid-row:1;padding:12px 10px!important}
  .about-strip>img{grid-column:1;grid-row:2;width:100%;height:auto;min-height:0;max-height:none;aspect-ratio:1.7;border-radius:16px;object-fit:cover}
  .about-strip h2{font-size:clamp(24px,6vw,30px);line-height:1.18}.about-strip .eyebrow{font-size:10px}
  .about-strip p:not(.eyebrow){font-size:14px;line-height:1.55}
  .about-strip .service-points{position:static;grid-column:1;grid-row:3;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px;padding:10px 3px 2px;margin:0;border-top:1px solid rgba(35,79,127,.12)}
  .service-points span{min-width:0;gap:7px;font-size:17px}.service-points small{font-size:11px;line-height:1.3;white-space:normal}
  .area-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.area-card{height:auto;aspect-ratio:1.9;border-radius:16px}.area-card b{font-size:15px;left:12px;bottom:9px}
  .steps,.values-grid{grid-template-columns:1fr;gap:10px}.steps article,.values-grid article{padding:19px;border-radius:18px}
  .steps h3,.values-grid h3,.process-list h3{font-size:17px}.steps p,.values-grid p,.process-list p{font-size:14px;line-height:1.55}
  .editorial{padding:24px 19px}.editorial p{font-size:15px;line-height:1.65}
  .process-list{gap:10px}.process-list article{grid-template-columns:42px minmax(0,1fr);padding:17px 15px}.process-list article>span{font-size:21px}
  .contact-layout{grid-template-columns:minmax(0,1fr);gap:14px}.contact-photo{min-height:0;aspect-ratio:1.5}.contact-details a{flex-direction:row;align-items:center;gap:12px;font-size:14px}
  .contact-cta{margin:38px auto 45px;padding:22px 19px;gap:15px;align-items:flex-start;flex-direction:column}.contact-cta h2{font-size:27px}.contact-cta p:not(.eyebrow){font-size:14px;line-height:1.5}
  .site-footer{padding-bottom:150px}.footer-inner{align-items:flex-start;flex-direction:column;gap:12px}.footer-links{flex-wrap:wrap;gap:10px 14px;font-size:12px}
  .mobile-bottom-nav{left:8px;right:8px;bottom:max(7px,env(safe-area-inset-bottom));grid-template-columns:repeat(5,minmax(0,1fr));padding:7px 4px max(7px,env(safe-area-inset-bottom));gap:2px}
  .mobile-bottom-nav a{min-width:0;gap:3px;padding:5px 1px}.mobile-bottom-nav a>span{font-size:22px}.mobile-bottom-nav small{font-size:10px;line-height:1.2;white-space:normal;text-align:center}
  .social-float{right:8px;top:auto;bottom:105px;transform:none;gap:7px}.social-float a{width:38px;height:38px}.social-float a span{display:none}
}
@media(max-width:430px){
  .wrap{width:calc(100% - 22px)}.property-grid{gap:8px}.property-info{padding:9px 8px 10px}.property-title{font-size:13px}.property-meta{font-size:10px}.price{font-size:13px}.property-specs{font-size:9px;gap:6px 8px}
  .stats b{font-size:20px}.stats span,.stats small{font-size:11px}.mobile-bottom-nav small{font-size:9px}.area-grid{grid-template-columns:1fr}.area-card{aspect-ratio:2.5}
}
@media(max-width:360px){
  .brand-name{font-size:15px}.brand-sub{font-size:10px}.hero h1,.subhero h1{font-size:31px}.property-grid{grid-template-columns:minmax(0,1fr)}.property-image{aspect-ratio:1.15}.property-title{font-size:15px}.property-meta{font-size:12px}.price{font-size:15px}.property-specs{font-size:10px}.mobile-bottom-nav small{font-size:8px}
}

/* A clearer reading scale across desktop, tablet and phone layouts. */
body{font-size:16px;line-height:1.65;color:#17385f}
.nav a{font-size:15px;font-weight:700}
.brand-name{font-size:20px}
.brand-sub{font-size:13px}
.eyebrow{font-size:12px;line-height:1.5}
.lead,.editorial p,.contact-cta p,.about-copy>p:not(.eyebrow),.process-list p,.values-grid p,.steps p{font-size:16px;line-height:1.7}
.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-size:clamp(32px,3vw,44px);line-height:1.2}
.section-heading .muted,.muted{font-size:15px;line-height:1.55}
.button{font-size:15px}
.property-title{font-size:17px;line-height:1.4;white-space:normal;min-height:2.8em}
.property-meta{font-size:13px;line-height:1.45}
.price{font-size:16px}
.property-specs{font-size:12px;line-height:1.4;white-space:normal;flex-wrap:wrap}
.property-info{padding:15px 14px 16px}
.service-points small{font-size:12px}
.footer-links,.footer-note{font-size:14px;line-height:1.6}
.contact-details a{font-size:15px}
@media(max-width:1024px){
  .brand-name{font-size:18px}.brand-sub{font-size:12px}
  .nav a{font-size:15px}
  .property-title{font-size:16px}.property-meta{font-size:12px}.price{font-size:15px}.property-specs{font-size:11px}
  .lead,.editorial p,.contact-cta p,.process-list p,.values-grid p,.steps p{font-size:15px}
  .section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-size:clamp(29px,4vw,38px)}
}
@media(max-width:600px){
  body{font-size:15px}
  .brand-name{font-size:16px}.brand-sub{font-size:11px}
  .eyebrow{font-size:11px}
  .section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-size:clamp(26px,7vw,32px)}
  .lead,.editorial p,.contact-cta p,.process-list p,.values-grid p,.steps p{font-size:15px;line-height:1.6}
  .property-title{font-size:15px;min-height:0;line-height:1.35}.property-meta{font-size:12px}.price{font-size:14px}.property-specs{font-size:10px;gap:5px}
  .property-info{padding:11px 10px 13px}
  .footer-links,.footer-note{font-size:13px}
}
@media(max-width:360px){.property-title{font-size:14px}.property-meta{font-size:11px}.property-specs{font-size:10px}}

/* Balanced credibility strip with icons matched to each item. */
.stats{grid-template-columns:repeat(4,minmax(0,1fr));align-items:stretch;gap:0;padding:20px 14px}
.stats>div{display:flex;min-width:0;min-height:156px;flex-direction:column;align-items:center;justify-content:center;gap:9px;padding:14px 16px;text-align:center;border-right:1px solid rgba(23,55,93,.14)}
.stats>div:last-child{border-right:0}
.stats>div>span{display:flex;min-width:0;flex-direction:column;align-items:center;gap:5px}
.stats .stat-icon{display:grid;place-items:center;flex:none;width:58px;height:58px;margin:0;border-radius:50%;background:linear-gradient(145deg,rgba(255,255,255,.96),rgba(255,232,184,.65));border:1px solid rgba(255,255,255,.95);box-shadow:0 5px 17px rgba(48,78,124,.1)}
.stats .stat-icon svg{width:31px;height:31px;fill:none;stroke:#d99c2d;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.stats b{font-size:clamp(21px,2vw,26px);line-height:1.2;letter-spacing:-.03em;color:#355d87}
.stats small{max-width:260px;font-size:14px;line-height:1.45;color:#42638a}
@media(max-width:950px){.stats{grid-template-columns:repeat(2,minmax(0,1fr));padding:12px 8px}.stats>div{min-height:150px;padding:12px 10px}.stats>div:nth-child(odd){border-right:1px solid rgba(23,55,93,.14)}.stats>div:nth-child(even){border-right:0}.stats>div:nth-child(-n+2){border-bottom:1px solid rgba(23,55,93,.12)}.stats b{font-size:clamp(20px,3.6vw,25px)}.stats small{font-size:13px}}
@media(max-width:430px){.stats>div{min-height:137px;padding:10px 7px;gap:7px}.stats .stat-icon{width:52px;height:52px}.stats .stat-icon svg{width:28px;height:28px}.stats b{font-size:20px}.stats small{font-size:12px;line-height:1.4}}

.brand-promise{display:grid;grid-template-columns:auto minmax(0,1fr) minmax(360px,1.15fr);align-items:center;gap:24px;margin-top:16px;padding:18px 26px;border-radius:24px;border-color:rgba(255,255,255,.96);background:linear-gradient(110deg,rgba(255,255,255,.91),rgba(255,248,235,.78),rgba(255,255,255,.84))}
.promise-brand{color:#a81f2e;font-size:12px;font-weight:800;letter-spacing:.13em;white-space:nowrap}
.brand-promise h1{margin:0;color:#163d68;font-size:clamp(20px,2.1vw,29px);font-weight:800;line-height:1.25;letter-spacing:-.025em}
.brand-promise h1 i{color:#d5a03d;font-style:normal;padding:0 3px}
.promise-points{display:flex;justify-content:flex-end;gap:16px;flex-wrap:wrap}
.promise-points b{color:#375b80;font-size:13px;line-height:1.4}
.promise-points b:before{content:"✓";display:inline-grid;place-items:center;width:20px;height:20px;margin-right:6px;border-radius:50%;background:#fff1d0;color:#bd8a31;font-size:12px}
.editorial strong{color:#a91f2d;font-weight:800}
.editorial .highlight-note{margin:18px 0 0;padding:14px 18px;border-left:3px solid #d9a442;border-radius:0 14px 14px 0;background:rgba(255,241,209,.48)}
.contact-cta .eyebrow{color:#a91f2d}
.page-banner-controls{gap:12px;margin:12px auto 16px;padding:6px 8px;border:1px solid rgba(255,255,255,.95);border-radius:999px;background:linear-gradient(135deg,rgba(255,255,255,.86),rgba(255,248,231,.72));box-shadow:0 8px 26px rgba(35,64,103,.13),inset 0 1px 0 #fff;backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px)}
.page-banner-controls>button{width:36px;height:36px;border:1px solid rgba(214,164,69,.24);background:linear-gradient(145deg,#fff,#fff5dc);color:#173f6b;font-size:24px;font-weight:600;box-shadow:0 3px 10px rgba(38,67,104,.1);transition:transform .2s,background .2s,box-shadow .2s}
.page-banner-controls>button:hover{transform:translateY(-1px);background:linear-gradient(145deg,#fff8e8,#f4d690);box-shadow:0 5px 13px rgba(38,67,104,.16)}
.page-banner-controls button:focus-visible{outline:2px solid #bd8a31;outline-offset:3px}
.page-banner-controls .banner-dots{gap:8px;padding:0 3px}
.page-banner-controls .banner-dots button{width:9px;height:9px;background:#b9c5d3;transition:width .25s,background .25s,transform .2s}
.page-banner-controls .banner-dots button:hover{transform:scale(1.18);background:#d4a441}
.page-banner-controls .banner-dots button.active{width:24px;background:linear-gradient(90deg,#d39b36,#f0c66f);box-shadow:0 2px 7px rgba(192,139,39,.3)}
@media(max-width:950px){.brand-promise{grid-template-columns:1fr;gap:9px;margin-top:12px;padding:17px 19px;text-align:center}.promise-brand{font-size:11px}.brand-promise h1{font-size:clamp(21px,4vw,27px)}.promise-points{justify-content:center;gap:8px 16px}}
@media(max-width:600px){.brand-promise{padding:15px 12px;border-radius:20px}.brand-promise h1{font-size:20px}.promise-points{gap:6px 10px}.promise-points b{font-size:12px}.page-banner-controls{margin:8px auto 12px;padding:4px 6px;gap:8px}.page-banner-controls>button{width:32px;height:32px;font-size:21px}}
.faq-section .section-heading{max-width:980px;margin:0 auto 22px}
.faq-list{display:grid;gap:12px;max-width:980px;margin:0 auto}
.faq-item{overflow:hidden;padding:0 22px;border-radius:18px;background:linear-gradient(135deg,rgba(255,255,255,.88),rgba(255,255,255,.58));transition:background .2s,box-shadow .2s}
.faq-item[open]{background:linear-gradient(135deg,rgba(255,255,255,.96),rgba(255,246,224,.76));box-shadow:0 10px 28px rgba(54,83,126,.13)}
.faq-item summary{position:relative;display:flex;align-items:center;min-height:64px;padding:14px 44px 14px 0;list-style:none;color:#173d68;font-size:17px;font-weight:800;line-height:1.45;cursor:pointer}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary:after{content:"+";position:absolute;right:0;top:50%;display:grid;place-items:center;width:32px;height:32px;transform:translateY(-50%);border-radius:50%;background:linear-gradient(135deg,#fff2ce,#f1cf80);color:#8b5b12;font-size:23px;font-weight:600;line-height:1;transition:transform .2s}
.faq-item[open] summary:after{content:"−";transform:translateY(-50%) rotate(180deg)}
.faq-item p{margin:0;padding:0 42px 20px 0;color:#425e7e;font-size:15px;line-height:1.75}
.faq-item p:before{content:"";display:block;width:42px;height:2px;margin:0 0 12px;background:linear-gradient(90deg,#c33a3b,#e4ba62)}
@media(max-width:600px){.faq-item{padding:0 15px;border-radius:16px}.faq-item summary{min-height:60px;padding-right:42px;font-size:15px}.faq-item summary:after{width:29px;height:29px}.faq-item p{padding:0 0 17px;font-size:14px;line-height:1.65}}

/* Homepage: readable promise panel with an image on the right and services below the copy. */
.about-strip{grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);grid-template-rows:auto auto;align-items:center;gap:10px 28px;margin-top:58px;padding:26px 30px}
.about-copy{grid-column:1;grid-row:1;padding:12px 14px!important}
.about-copy h2{max-width:590px;font-size:clamp(30px,2.7vw,42px);line-height:1.15;letter-spacing:-.035em}
.about-copy p:not(.eyebrow){max-width:570px;margin-top:14px;font-size:17px;line-height:1.65}
.about-copy p strong{color:#a91f2d}
.about-strip>img{grid-column:2;grid-row:1/3;width:100%;height:100%;min-height:270px;max-height:360px;aspect-ratio:1.45;object-fit:cover;border-radius:22px}
.about-strip .service-points{grid-column:1;grid-row:2;position:static;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));align-items:start;gap:10px;margin:0;padding:15px 8px 4px;border-top:1px solid rgba(35,79,127,.14)}
.about-strip .service-points span{min-width:0;display:flex;flex-direction:column;align-items:center;gap:8px;color:#315c88}
.about-strip .service-points i{width:52px;height:52px}
.about-strip .service-points svg{width:25px;height:25px}
.about-strip .service-points small{font-size:13px;line-height:1.4;font-weight:700;white-space:normal}
@media(min-width:951px) and (max-width:1100px){.about-strip{gap:8px 16px;padding:22px}.about-copy h2{font-size:32px}.about-copy p:not(.eyebrow){font-size:15px}.about-strip .service-points{gap:4px}.about-strip .service-points small{font-size:11px}}
@media(max-width:950px){.about-strip{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);grid-template-rows:auto auto;gap:8px 14px;margin-top:42px;padding:18px}.about-copy{grid-column:1;grid-row:1;padding:12px 8px!important}.about-copy h2{font-size:clamp(24px,4vw,32px)}.about-copy p:not(.eyebrow){font-size:14px;line-height:1.55}.about-strip>img{grid-column:2;grid-row:1;min-height:180px;max-height:240px;height:100%;aspect-ratio:1.25}.about-strip .service-points{grid-column:1/3;grid-row:2;grid-template-columns:repeat(4,minmax(0,1fr));padding-top:13px}.about-strip .service-points i{width:44px;height:44px}.about-strip .service-points small{font-size:12px}}
@media(max-width:600px){.about-strip{grid-template-columns:minmax(0,1fr);grid-template-rows:auto auto auto;gap:8px;margin-top:34px;padding:15px}.about-copy{grid-column:1;grid-row:1;padding:8px 6px!important}.about-copy h2{font-size:clamp(25px,7vw,32px)}.about-copy p:not(.eyebrow){font-size:15px}.about-strip>img{grid-column:1;grid-row:2;min-height:0;max-height:none;height:auto;aspect-ratio:1.55}.about-strip .service-points{grid-column:1;grid-row:3;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px 8px;padding:14px 3px 4px}.about-strip .service-points i{width:42px;height:42px}.about-strip .service-points small{font-size:12px}}

/* Area cards reuse the supplied skyline photos, replacing their baked-in labels with crisp HTML text. */
.area-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.area-card{display:block;position:relative;height:auto;aspect-ratio:2.12;border-radius:24px;overflow:hidden;isolation:isolate}
.area-card img{width:100%;height:100%;object-fit:cover;transition:transform .45s,filter .35s}
.area-card:after{display:block;content:"";position:absolute;z-index:1;left:0;right:0;top:58%;bottom:0;background:linear-gradient(100deg,rgba(11,43,72,.97),rgba(23,62,92,.94));backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);transition:background .25s}
.area-name{position:absolute;z-index:2;left:24px;bottom:20px;color:#fff;font-size:clamp(20px,2vw,27px);font-weight:800;line-height:1.2;text-shadow:0 2px 8px rgba(0,0,0,.18)}
.area-card>i{position:absolute;z-index:2;right:16px;bottom:12px;display:grid;place-items:center;width:45px;height:45px;border:1px solid rgba(255,255,255,.72);border-radius:50%;background:rgba(255,255,255,.18);color:white;font-size:34px;font-style:normal;line-height:1;backdrop-filter:blur(8px);transition:transform .25s,background .25s}
.area-card:hover img{transform:scale(1.045);filter:saturate(1.06)}
.area-card:hover>i{transform:translateX(3px);background:rgba(255,255,255,.3)}
@media(max-width:950px){.area-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.area-card:last-child{grid-column:1/-1}.area-name{left:17px;bottom:15px;font-size:22px}.area-card>i{right:12px;bottom:9px;width:39px;height:39px;font-size:30px}}
@media(max-width:600px){.area-grid{grid-template-columns:minmax(0,1fr);gap:12px}.area-card:last-child{grid-column:auto}.area-card{aspect-ratio:2.05;border-radius:20px}.area-name{font-size:22px}}
.about-brand{display:flex;align-items:center;gap:12px;margin:0 0 13px;color:#a91f2d;font-size:13px;font-weight:850;letter-spacing:.12em;line-height:1.3}
.about-brand img{display:block;width:52px;height:52px;flex:none;object-fit:contain;border-radius:12px;background:#fff;box-shadow:0 5px 15px rgba(48,78,124,.12)}
.about-copy h2{font-size:clamp(29px,2.45vw,38px);line-height:1.16}
.about-copy h2 em{color:#d19b3d}
.about-copy p:not(.eyebrow){font-size:16px;line-height:1.65}
@media(max-width:950px){.about-brand{gap:9px;margin-bottom:9px;font-size:11px}.about-brand img{width:42px;height:42px}.about-copy h2{font-size:clamp(24px,3.5vw,31px)}}
@media(max-width:600px){.about-brand img{width:44px;height:44px}.about-copy h2{font-size:clamp(25px,6.3vw,31px)}.about-copy p:not(.eyebrow){font-size:15px}}

/* Brand lockup added to the promise strip; keep the slogan and proof points on clear rows. */
.brand-promise{grid-template-columns:minmax(195px,230px) minmax(0,1fr);grid-template-rows:auto auto;align-items:center;gap:8px 28px;padding:18px 26px}
.promise-brand{grid-column:1;grid-row:1/3;display:flex;align-items:center;justify-content:center;gap:13px;min-width:0;white-space:normal;text-align:left;color:#a91f2d}
.promise-brand img{display:block;flex:0 0 auto;width:64px;height:64px;object-fit:contain;border:1px solid rgba(255,255,255,.95);border-radius:15px;background:rgba(255,255,255,.8);box-shadow:0 5px 15px rgba(48,78,124,.12)}
.promise-brand strong{font-size:13px;line-height:1.35;font-weight:850;letter-spacing:.09em}
.brand-promise h1{grid-column:2;grid-row:1;min-width:0;white-space:nowrap;font-size:clamp(20px,2vw,28px);line-height:1.2}
.promise-points{grid-column:2;grid-row:2;justify-content:flex-start;gap:10px 24px}
.promise-points b{font-size:13px;white-space:nowrap}
@media(max-width:950px){.brand-promise{grid-template-columns:minmax(0,1fr);grid-template-rows:auto auto auto;gap:10px;padding:17px 19px}.promise-brand{grid-column:1;grid-row:1;justify-content:center;gap:10px;text-align:left}.promise-brand img{width:54px;height:54px}.promise-brand strong{font-size:12px}.brand-promise h1{grid-column:1;grid-row:2;white-space:normal;font-size:clamp(21px,4vw,27px)}.promise-points{grid-column:1;grid-row:3;justify-content:center;gap:8px 16px}}
@media(max-width:600px){.brand-promise{padding:15px 12px}.promise-brand img{width:48px;height:48px}.promise-brand strong{font-size:11px}.brand-promise h1{font-size:20px}.promise-points{gap:6px 10px}.promise-points b{font-size:12px;white-space:normal}}

/* Use the latest brand icons as complete images and anchor the desktop rail near the bottom. */
.social-float a{overflow:visible;background:transparent!important;border:0;box-shadow:none;width:50px;height:50px}
.social-float a>img{width:100%;height:100%;object-fit:contain;border-radius:0;filter:drop-shadow(0 4px 8px rgba(24,45,71,.18))}
.social-float a:hover{transform:translateY(-3px) scale(1.06)}
.social-float a:hover>img{filter:drop-shadow(0 6px 10px rgba(24,45,71,.25))}
@media(min-width:1025px){.social-float{top:auto;bottom:16px;right:18px;transform:none;gap:8px}}
@media(min-width:951px) and (max-width:1024px){.social-float{top:auto;bottom:104px;right:8px;transform:none;gap:7px}}
@media(max-width:1024px){.social-float a{width:42px;height:42px}}

/* Full-width artwork banners: the supplied artwork already contains its message. */
.page-banner{position:relative;width:100%;margin:0;overflow:hidden;background:#fffaf2;line-height:0}
.page-banner-picture,.page-banner-picture img{display:block;width:100%}
.page-banner-picture img{height:auto;aspect-ratio:1920/700;object-fit:contain;transition:opacity .25s}
.page-banner-controls{position:relative;left:auto;bottom:auto;transform:none;display:flex;align-items:center;justify-content:center;gap:10px;width:max-content;margin:10px auto;padding:5px 9px;border:1px solid rgba(255,255,255,.8);border-radius:30px;background:rgba(255,255,255,.72);backdrop-filter:blur(12px);box-shadow:0 4px 16px rgba(40,54,82,.14);line-height:1}
.page-banner-controls>button{display:grid;place-items:center;width:30px;height:30px;border:0;border-radius:50%;background:rgba(255,255,255,.7);font-size:22px;cursor:pointer}
.page-banner-controls .banner-dots{display:flex;align-items:center;gap:7px}
.page-banner-controls .banner-dots button{width:8px;height:8px;border:0;border-radius:10px;padding:0;background:#d3b97f;cursor:pointer}
.page-banner-controls .banner-dots button.active{width:21px;background:#a91f2d}
.area-filters{display:flex;flex-wrap:wrap;justify-content:center;gap:10px;margin:0 0 24px}
.area-filter{border:1px solid rgba(255,255,255,.9);border-radius:30px;padding:11px 19px;background:rgba(255,255,255,.72);box-shadow:0 5px 18px rgba(54,83,126,.09);font-weight:700;cursor:pointer;color:var(--ink)}
.area-filter.active{background:linear-gradient(120deg,#b72132,#d6474c);color:#fff;border-color:#e9b85a;box-shadow:0 6px 18px rgba(169,31,45,.2)}
.property-image{aspect-ratio:.76!important;height:auto!important;position:relative;overflow:hidden}
.property-image>img{width:100%;height:100%;object-fit:cover}
.photo-count{position:absolute;left:10px;bottom:10px;padding:5px 8px;border-radius:20px;background:rgba(23,40,57,.58);color:white;font-size:10px;line-height:1;backdrop-filter:blur(8px)}
.gallery-next{position:absolute;right:9px;bottom:8px;display:grid;place-items:center;width:30px;height:30px;border:1px solid #ffffffbb;border-radius:50%;background:#ffffff88;color:#163d67;font-size:24px;line-height:1;cursor:pointer;backdrop-filter:blur(8px)}
.property-grid#all-homes{grid-template-columns:repeat(4,minmax(0,1fr));gap:16px}
@media(max-width:1000px){.property-grid#all-homes{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media(max-width:600px){.property-grid#all-homes{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.page-banner-controls{margin:7px auto;padding:3px 7px;gap:6px}.page-banner-controls>button{width:25px;height:25px;font-size:18px}.area-filters{gap:6px}.area-filter{padding:9px 12px;font-size:12px}}
@media(max-width:950px){.mobile-bottom-nav svg{width:22px;height:22px}.mobile-bottom-nav small{font-size:10px}}
@media(max-width:360px){.mobile-bottom-nav small{font-size:9px}}

/* Tablet and phone navigation: replace the expanding header menu with a fixed bottom button dock. */
@media(max-width:1024px){
  .site-header{justify-content:space-between}
  .site-header .nav,.site-header .mobile-toggle,.site-header .header-cta{display:none!important}
  .mobile-bottom-nav{position:fixed;display:grid;grid-template-columns:repeat(5,minmax(0,1fr));z-index:40;left:14px;right:14px;bottom:max(10px,env(safe-area-inset-bottom));width:auto;max-width:1000px;margin-inline:auto;padding:8px;gap:7px;border-radius:24px;background:rgba(247,250,255,.84);border:1px solid rgba(255,255,255,.96);box-shadow:0 12px 36px rgba(48,78,124,.22);backdrop-filter:blur(24px);-webkit-backdrop-filter:blur(24px)}
  .mobile-bottom-nav a{min-width:0;min-height:58px;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:5px;padding:6px 3px;border-radius:17px;background:rgba(255,255,255,.38);border:1px solid rgba(255,255,255,.62);color:#214d7b;transition:transform .18s,background .18s,box-shadow .18s}
  .mobile-bottom-nav a:active{transform:scale(.96)}
  .mobile-bottom-nav a>span{display:grid;place-items:center;width:26px;height:25px;color:currentColor}
  .mobile-bottom-nav svg{display:block;width:23px;height:23px;fill:none;stroke:currentColor;stroke-width:1.9;stroke-linecap:round;stroke-linejoin:round}
  .mobile-bottom-nav small{display:block;font-size:11px;font-weight:750;line-height:1.15;white-space:normal;text-align:center;color:inherit}
  .mobile-bottom-nav a.active{background:linear-gradient(135deg,#ffe8b3,#fff9e9);border-color:#f5d596;color:#85580f;box-shadow:0 5px 14px rgba(202,153,65,.19)}
  .mobile-bottom-nav a.active svg{stroke-width:2.2}
  body{padding-bottom:100px}
  .site-footer{padding-bottom:25px}
}
@media(min-width:951px) and (max-width:1024px){
  .wrap{width:calc(100% - 48px);max-width:1000px}
  .site-header{width:calc(100% - 36px)}
  .hero,.subhero{grid-template-columns:.86fr 1.14fr;gap:18px;min-height:0;margin-top:25px}
  .hero .hero-copy,.subhero-copy{padding:clamp(22px,3vw,34px)}
  .hero h1,.subhero h1{font-size:clamp(34px,4.2vw,46px);line-height:1.1}
  .hero .lead,.subhero .lead{font-size:15px;line-height:1.55}
  .hero-visual,.subhero-image{min-height:0;height:auto;aspect-ratio:1.18;border-radius:26px}
  .hero .button,.subhero .button{font-size:14px;padding:12px 17px}
  .stats{margin-top:18px;padding:18px 10px}.stats b{font-size:22px}.stats span,.stats small{font-size:11px}
  .property-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:14px}.property-image{height:clamp(230px,26vw,285px)}
  .about-strip{grid-template-columns:.9fr 1.1fr;gap:12px}.about-strip img{height:230px}
}
@media(max-width:950px){
  .mobile-bottom-nav{left:8px;right:8px;bottom:max(7px,env(safe-area-inset-bottom));padding:7px 5px max(7px,env(safe-area-inset-bottom));gap:4px}
  .mobile-bottom-nav a{min-height:55px;gap:3px;padding:5px 2px}
  .mobile-bottom-nav a>span{width:25px;height:23px}.mobile-bottom-nav svg{width:22px;height:22px}
  .mobile-bottom-nav small{font-size:10px}
  body{padding-bottom:112px}
}
@media(max-width:380px){
  .mobile-bottom-nav{left:5px;right:5px;padding:6px 3px;gap:2px}
  .mobile-bottom-nav a{min-height:53px;padding:4px 1px}
  .mobile-bottom-nav small{font-size:9px}
}

/* Match the reference mobile/tablet navigation: one glass capsule with icon-over-label buttons. */
@media(max-width:1024px){
  .mobile-bottom-nav{display:grid!important;position:fixed!important;grid-template-columns:repeat(5,minmax(0,1fr));align-items:center;gap:2px;left:3%;right:3%;bottom:max(8px,env(safe-area-inset-bottom));width:auto;max-width:1100px;margin-inline:auto;padding:7px 8px;border-radius:999px;background:rgba(255,255,255,.76);border:1px solid rgba(255,255,255,.94);box-shadow:0 8px 28px rgba(61,91,142,.17);backdrop-filter:blur(26px);-webkit-backdrop-filter:blur(26px);z-index:50}
  .mobile-bottom-nav a{display:flex;min-width:0;min-height:70px;flex-direction:column;align-items:center;justify-content:center;gap:4px;padding:6px 2px;border:0;border-radius:999px;background:transparent;color:#173f70;box-shadow:none;text-align:center;text-decoration:none;transition:background .2s,color .2s,transform .2s}
  .mobile-bottom-nav a:hover{background:rgba(255,255,255,.54)}
  .mobile-bottom-nav a:active{transform:scale(.96)}
  .mobile-bottom-nav a>span{display:grid;place-items:center;width:30px;height:28px;color:currentColor}
  .mobile-bottom-nav svg{display:block;width:26px;height:26px;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
  .mobile-bottom-nav small{display:block;max-width:100%;font-size:12px;font-weight:650;line-height:1.15;white-space:normal;text-align:center;color:inherit}
  .mobile-bottom-nav a.active{background:linear-gradient(145deg,rgba(255,255,255,.98),rgba(255,241,210,.94));color:#c78c2d;box-shadow:0 4px 15px rgba(196,147,59,.12)}
  .mobile-bottom-nav a.active svg{stroke-width:2.1}
  .mobile-bottom-nav a:focus-visible{outline:2px solid #d7a345;outline-offset:2px}
  body{padding-bottom:112px}
}
@media(max-width:600px){
  .mobile-bottom-nav{left:10px;right:10px;bottom:max(7px,env(safe-area-inset-bottom));padding:5px 5px}
  .mobile-bottom-nav a{min-height:62px;gap:3px;padding:4px 1px}
  .mobile-bottom-nav a>span{width:26px;height:25px}.mobile-bottom-nav svg{width:23px;height:23px}
  .mobile-bottom-nav small{font-size:10px}
  body{padding-bottom:100px}
}
@media(max-width:360px){
  .mobile-bottom-nav{left:6px;right:6px;padding-inline:3px;gap:0}
  .mobile-bottom-nav small{font-size:9px}
}

/* Keep the brand mark square: generic about-strip image sizing also matched its logo. */
.about-strip .about-brand{display:flex;align-items:center;min-height:52px;gap:12px;margin:0 0 13px}
.about-strip .about-brand>img{display:block!important;flex:0 0 52px!important;width:52px!important;min-width:52px!important;max-width:52px!important;height:52px!important;min-height:52px!important;max-height:52px!important;aspect-ratio:1/1;object-fit:contain;border-radius:12px}
@media(max-width:950px){
  .about-strip .about-brand{min-height:42px;gap:9px;margin-bottom:9px}
  .about-strip .about-brand>img{flex-basis:42px!important;width:42px!important;min-width:42px!important;max-width:42px!important;height:42px!important;min-height:42px!important;max-height:42px!important}
}
@media(max-width:600px){
  .about-strip{grid-template-columns:minmax(0,1fr);grid-template-rows:auto auto auto;align-items:initial;gap:8px;margin-top:30px;padding:14px}
  .about-strip .about-copy{grid-column:1;grid-row:1;padding:7px 6px!important;min-width:0}
  .about-strip .about-brand{min-height:40px;gap:10px;margin:0 0 12px;font-size:11px;letter-spacing:.1em}
  .about-strip .about-brand>img{flex-basis:40px!important;width:40px!important;min-width:40px!important;max-width:40px!important;height:40px!important;min-height:40px!important;max-height:40px!important;border-radius:10px}
  .about-strip .about-copy h2{font-size:clamp(25px,7vw,31px);line-height:1.17;letter-spacing:-.03em;overflow-wrap:normal}
  .about-strip .about-copy p:not(.eyebrow){max-width:none;margin:12px 0 3px;font-size:15px;line-height:1.58}
  .about-strip>img{grid-column:1;grid-row:2;width:100%;height:auto;min-height:0;max-height:none;aspect-ratio:1.55;object-fit:cover;border-radius:17px}
  .about-strip .service-points{grid-column:1;grid-row:3;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px 8px;padding:13px 3px 3px}
}

/* Process page: give the six milestones a clear, branded hierarchy. */
.process-section{padding-top:58px}
.process-heading{align-items:center;margin-bottom:26px;padding:0 2px 18px;border-bottom:1px solid rgba(36,73,116,.14)}
.process-heading .eyebrow{display:flex;align-items:center;gap:10px;margin:0 0 11px;color:#a91f2d;font-size:12px;font-weight:850;letter-spacing:.16em}
.process-heading .eyebrow:before{content:"";width:30px;height:3px;border-radius:3px;background:linear-gradient(90deg,#b3202d,#e1ad4b)}
.process-heading h2{font-size:clamp(32px,4vw,48px);line-height:1.12;font-weight:850;letter-spacing:-.045em;color:#153f70}
.process-heading h2 em{color:#b32130;font-style:normal;text-decoration:underline;text-decoration-color:#e1ad4b;text-decoration-thickness:4px;text-underline-offset:7px}
.process-heading>.muted{padding:12px 17px;border-left:3px solid #d8a341;color:#315a85;font-weight:750;line-height:1.55}
.process-list{position:relative;gap:14px}
.process-list:before{content:"";position:absolute;left:47px;top:32px;bottom:32px;width:2px;background:linear-gradient(#d8a341,#c73532 48%,#d8a341);opacity:.55}
.process-list article{position:relative;grid-template-columns:58px minmax(0,1fr);gap:13px;align-items:center;padding:18px 22px;border:1px solid rgba(255,255,255,.94);border-left:4px solid #c73532;border-radius:20px;background:linear-gradient(110deg,rgba(255,255,255,.9),rgba(255,255,255,.58));box-shadow:0 9px 26px rgba(44,76,119,.09);transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}
.process-list article:hover{transform:translateX(4px);border-left-color:#d9a442;box-shadow:0 14px 30px rgba(44,76,119,.14)}
.process-list article>span{z-index:1;display:grid;place-items:center;width:48px;height:48px;border:3px solid #fff;background:linear-gradient(145deg,#c73532,#8e1926);border-radius:50%;color:#fff;font-size:15px;font-weight:850;box-shadow:0 0 0 2px #e3b95f,0 5px 13px rgba(139,35,42,.22)}
.process-list article h3{position:relative;display:table;margin:0 0 8px;padding-bottom:6px;color:#a91f2d;font-size:18px;font-weight:850;line-height:1.3;letter-spacing:-.015em}
.process-list article h3:after{content:"";position:absolute;left:0;bottom:0;width:48px;height:2px;border-radius:2px;background:#d8a341}
.process-list article p{margin:0;color:#3f5e80;font-size:15px;line-height:1.65}
@media(max-width:700px){
  .process-section{padding-top:40px}
  .process-heading{align-items:flex-start;gap:12px;margin-bottom:20px;padding-bottom:14px}
  .process-heading h2{font-size:clamp(27px,7vw,38px)}
  .process-heading .eyebrow{font-size:10px;letter-spacing:.12em}
  .process-heading>.muted{font-size:12px;padding:8px 0 8px 10px;min-width:116px}
  .process-list{gap:11px}
  .process-list:before{left:27px;top:25px;bottom:25px}
  .process-list article{grid-template-columns:42px minmax(0,1fr);gap:10px;padding:14px 13px;border-radius:17px}
  .process-list article>span{width:38px;height:38px;border-width:2px;font-size:12px}
  .process-list article h3{font-size:15px;margin-bottom:6px;padding-bottom:5px}
  .process-list article p{font-size:14px;line-height:1.55}
}
@media(max-width:420px){
  .process-heading{display:block}
  .process-heading>.muted{display:inline-block;margin:12px 0 0 1px}
}
@media(max-width:700px){
  .process-heading h2{line-height:1.2}
  .process-heading h2 em{text-decoration:none!important;text-underline-offset:0}
}

/* Shared Liquid Glass system pass across all five pages. */
:root{
  --ink:#123d6d;--muted:#4f6f93;--gold:#d9a23c;--gold-light:#ffe8ac;--red:#b92331;
  --white:rgba(255,255,255,.7);--line:rgba(255,255,255,.9);--shadow:0 16px 44px rgba(53,89,139,.12);
  --radius-lg:28px;--radius-md:20px;--radius-sm:14px;--page-gutter:clamp(18px,4vw,56px)
}
body{color:var(--ink);font-family:var(--sans);font-size:16px;font-weight:500;line-height:1.55;overflow-x:hidden;background:radial-gradient(ellipse at 7% 4%,rgba(255,240,235,.88),transparent 34%),radial-gradient(ellipse at 91% 15%,rgba(207,226,255,.86),transparent 38%),radial-gradient(ellipse at 85% 82%,rgba(255,230,218,.72),transparent 33%),#f5f7fc}
.wrap{width:min(1320px,calc(100% - 2 * var(--page-gutter)))}
.glass{border:1px solid rgba(255,255,255,.9);background:linear-gradient(135deg,rgba(255,255,255,.8),rgba(255,255,255,.52));box-shadow:var(--shadow);backdrop-filter:blur(22px) saturate(1.12);-webkit-backdrop-filter:blur(22px) saturate(1.12)}
.site-header{top:12px;width:min(1450px,calc(100% - 36px));margin:12px auto 0;padding:8px 12px 8px 17px;gap:clamp(10px,2vw,26px);border-radius:999px;background:rgba(255,255,255,.74);border-color:rgba(255,255,255,.96);box-shadow:0 10px 32px rgba(45,78,122,.12),inset 0 1px 0 #fff;backdrop-filter:blur(28px) saturate(1.2);-webkit-backdrop-filter:blur(28px) saturate(1.2)}
.brand{gap:12px;min-width:clamp(190px,21vw,275px)}
.brand-mark{width:48px;height:48px;overflow:hidden;flex:0 0 48px;border:0;border-radius:14px;background:transparent;box-shadow:none}
.brand-mark img{display:block;width:100%;height:100%;object-fit:contain}
.brand-name{font-size:clamp(15px,1.25vw,18px);font-weight:850;letter-spacing:-.035em;color:#153e6d}
.brand-sub{display:block;margin-top:2px;color:#527195;font-size:10px;font-weight:650;line-height:1.25;letter-spacing:.015em}
.nav{gap:4px}
.nav a{display:flex;align-items:center;gap:7px;padding:11px clamp(9px,1.1vw,15px);border-radius:999px;font-size:clamp(12px,.92vw,14px);font-weight:800;letter-spacing:.015em;color:#234e7c;transition:background .2s,color .2s,transform .2s}
.nav a svg{width:18px;height:18px;flex:none;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.nav a:hover{background:rgba(255,255,255,.7);color:var(--red);transform:translateY(-1px)}
.nav a.active{background:linear-gradient(145deg,rgba(255,255,255,.94),rgba(255,233,190,.74));color:var(--red);box-shadow:inset 0 0 0 1px rgba(255,255,255,.9),0 4px 12px rgba(65,89,128,.08)}
.button{min-height:46px;padding:12px 22px;border:1px solid rgba(255,255,255,.85);font-size:14px;font-weight:850;letter-spacing:.01em;transition:transform .2s,box-shadow .2s,filter .2s}
.button.gold,.header-cta{color:#fff!important;background:linear-gradient(115deg,#c72836,#e64648 58%,#ca2637);box-shadow:0 8px 22px rgba(176,35,47,.2),inset 0 1px 0 rgba(255,255,255,.48)}
.button.gold:hover,.header-cta:hover{filter:saturate(1.08);box-shadow:0 12px 28px rgba(176,35,47,.27),inset 0 1px 0 rgba(255,255,255,.5)}
.button svg,.header-cta svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:1.9;stroke-linecap:round;stroke-linejoin:round}
.page-banner{background:linear-gradient(115deg,#e8f2ff,#fff3ee);line-height:0}
.page-banner-picture img{aspect-ratio:1920/700;object-fit:contain}
.page-banner-controls{margin:10px auto 0;padding:5px 8px;border-color:rgba(255,255,255,.94);background:rgba(255,255,255,.66);box-shadow:0 7px 20px rgba(46,77,119,.12),inset 0 1px 0 #fff}
.page-banner-controls>button{width:34px;height:34px;border:1px solid rgba(255,255,255,.9);background:linear-gradient(145deg,rgba(255,255,255,.95),rgba(255,241,213,.78));color:#234d79}
.page-banner-controls .banner-dots button.active{background:linear-gradient(90deg,#bd2836,#e4ae4a)}
.section{padding-top:clamp(48px,6vw,76px)}
.section-heading{gap:20px;margin-bottom:24px}
.section-heading:after{content:none}
.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-size:clamp(30px,3.15vw,44px);line-height:1.14;font-weight:850;letter-spacing:-.04em;color:#153f70}
.section-heading .eyebrow,.eyebrow{color:#a52130;font-weight:850;letter-spacing:.13em}
.section-heading .muted{max-width:330px;margin:0;color:#4e6b8c;font-size:14px;font-weight:700;line-height:1.55}
.text-link{padding:9px 14px;border:1px solid rgba(255,255,255,.84);border-radius:999px;background:rgba(255,255,255,.47);font-size:13px;font-weight:850;color:#214c78}
.text-link:hover{background:rgba(255,255,255,.82);color:var(--red)}
.stats{margin-top:22px;padding:18px 14px;border-radius:24px}
.stats>div{grid-template-columns:auto minmax(0,1fr);align-items:center;justify-content:center;gap:11px;padding:5px 14px;text-align:left}
.stats>div:last-child{border:0}
.stat-icon{width:46px;height:46px;display:grid;place-items:center;border:1px solid rgba(255,255,255,.96);border-radius:50%;background:linear-gradient(145deg,rgba(255,255,255,.98),rgba(255,242,215,.7));box-shadow:0 4px 13px rgba(65,91,133,.09);font-style:normal}
.stat-icon svg{width:26px;height:26px;fill:none;stroke:#d39a34;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.stats b{display:block;font-family:var(--sans);font-size:clamp(17px,1.6vw,23px);font-weight:850;line-height:1.2;letter-spacing:-.035em;color:#173f6d}
.stats small{display:block;margin-top:4px;color:#4d6c90;font-size:12px;line-height:1.35}
.property-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.property-grid#all-homes{grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}
.property-card{border-radius:21px;border-color:rgba(255,255,255,.94);background:linear-gradient(140deg,rgba(255,255,255,.91),rgba(255,255,255,.61));box-shadow:0 8px 25px rgba(50,83,130,.11);transition:transform .24s,box-shadow .24s,border-color .24s}
.property-card:hover{transform:translateY(-5px);border-color:#fff;box-shadow:0 16px 32px rgba(50,83,130,.17)}
.property-image{aspect-ratio:.76!important;height:auto!important;background:#dce8f7}
.property-image>img{transition:transform .4s ease}
.property-card:hover .property-image>img{transform:scale(1.035)}
.property-info{padding:14px 15px 16px}
.property-title{min-height:2.5em;margin:0 0 9px;color:#163f6c;font-size:clamp(14px,1.15vw,17px);font-weight:850;line-height:1.28;white-space:normal;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
.property-meta{gap:8px;color:#527093;font-size:12px;font-weight:650}
.price{color:#b92331;font-size:16px;font-weight:850;white-space:nowrap}
.property-specs{gap:7px;margin-top:10px;padding-top:9px;border-top:1px solid rgba(44,77,120,.11);color:#536f90;font-size:11px;font-weight:700}
.photo-count{padding:6px 9px;border:1px solid rgba(255,255,255,.75);background:rgba(21,44,68,.6);font-size:11px;font-weight:750}
.gallery-next{width:34px;height:34px;background:rgba(255,255,255,.78);box-shadow:0 3px 10px rgba(30,52,78,.15)}
.area-filters{justify-content:flex-start;gap:9px;margin:0 0 22px}
.area-filter{min-width:112px;padding:11px 18px;border:1px solid rgba(255,255,255,.95);background:rgba(255,255,255,.63);box-shadow:0 4px 14px rgba(52,83,129,.08);font-size:14px;font-weight:850;transition:transform .2s,background .2s,box-shadow .2s}
.area-filter:hover{transform:translateY(-1px);box-shadow:0 8px 18px rgba(52,83,129,.12)}
.area-filter.active{background:linear-gradient(120deg,#b92331,#d54547);color:white;border-color:#f5d58b;box-shadow:0 7px 18px rgba(169,31,45,.19)}
.brand-promise{grid-template-columns:190px minmax(0,1fr) minmax(250px,.85fr);gap:16px 22px;padding:20px 24px;border-radius:24px;background:linear-gradient(110deg,rgba(255,255,255,.91),rgba(255,247,232,.74),rgba(255,255,255,.82))}
.brand-promise h1{grid-column:2;grid-row:1/3;white-space:normal;font-size:clamp(21px,2.05vw,30px);line-height:1.24;font-weight:850}
.promise-brand{grid-column:1;grid-row:1/3;justify-content:flex-start;gap:11px}
.promise-brand img{width:60px;height:60px;flex-basis:60px;border:0;background:transparent;box-shadow:none}
.promise-brand strong{font-size:12px;line-height:1.35;letter-spacing:.075em}
.promise-points{grid-column:3;grid-row:1/3;flex-direction:column;align-items:flex-start;justify-content:center;gap:9px}
.promise-points b{font-size:13px;font-weight:800;white-space:normal}
.promise-points b:before{background:linear-gradient(140deg,#fff5d9,#ffe7a5);color:#b78022}
.about-strip{margin-top:clamp(44px,6vw,72px);padding:20px;grid-template-columns:minmax(0,.9fr) minmax(280px,1.1fr);gap:24px;border-radius:28px}
.about-strip>div{padding:20px 22px}
.about-copy h2{font-size:clamp(28px,3.2vw,42px);line-height:1.13;font-weight:850;letter-spacing:-.045em}
.about-copy h2 em{color:#c29337}
.about-copy p:not(.eyebrow){max-width:560px;font-size:16px;line-height:1.65;color:#4d6d91}
.about-strip>img{width:100%;height:100%;min-height:280px;max-height:380px;object-fit:cover;border-radius:22px}
.about-strip .service-points{grid-column:1;grid-row:2;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:8px;margin:0;padding:16px 4px 4px;border-top:1px solid rgba(35,79,127,.13)}
.about-strip .service-points span{display:flex;flex-direction:column;align-items:center;gap:7px;color:#315c88}
.about-strip .service-points i{display:grid;place-items:center;width:46px;height:46px;border:1px solid #fff;border-radius:50%;background:linear-gradient(145deg,#fff,rgba(228,239,255,.8));box-shadow:0 5px 15px rgba(81,111,157,.11);font-style:normal}
.about-strip .service-points svg{width:22px;height:22px;fill:none;stroke:#d49a35;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.about-strip .service-points small{font-size:11px;line-height:1.3;font-weight:800;text-align:center;color:#315c88}
.area-grid{gap:16px}
.area-card{border:1px solid rgba(255,255,255,.95);border-radius:23px;box-shadow:0 10px 28px rgba(53,85,128,.13);overflow:hidden}
.area-card img{transition:transform .4s}
.area-card:hover img{transform:scale(1.04)}
.area-name{font-size:clamp(19px,2vw,25px);font-weight:850;text-shadow:0 2px 9px rgba(12,28,45,.45)}
.steps article,.values-grid article{border:1px solid rgba(255,255,255,.92);border-radius:21px;background:linear-gradient(140deg,rgba(255,255,255,.84),rgba(255,255,255,.53));box-shadow:0 8px 23px rgba(53,85,128,.09)}
.steps article>b,.values-grid article>span{display:inline-grid;place-items:center;width:42px;height:42px;border:1px solid #fff;border-radius:50%;background:linear-gradient(145deg,#fff2cf,#ffe5a3);color:#a56d1c;font:850 15px var(--sans);box-shadow:0 4px 12px rgba(185,134,45,.12)}
.steps h3,.values-grid h3{margin:14px 0 7px;color:#173f6d;font-size:18px;font-weight:850}
.steps p,.values-grid p{color:#526f91;font-size:14px;line-height:1.6}
.editorial{border:1px solid rgba(255,255,255,.9);background:linear-gradient(130deg,rgba(255,255,255,.84),rgba(255,255,255,.52));box-shadow:var(--shadow);backdrop-filter:blur(22px);-webkit-backdrop-filter:blur(22px)}
.editorial h2{max-width:780px}
.editorial>p:last-child{color:#4c6c90;line-height:1.75}
.editorial strong{color:#a91f2d}
.editorial .highlight-note{border-left-color:#d9a442;background:rgba(255,241,209,.56)}
.values-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:15px;margin-top:22px}
.values-grid article{padding:22px}
.values-grid h3{font-size:17px}
.contact-layout{grid-template-columns:minmax(0,1fr) minmax(320px,.84fr);gap:22px}
.contact-layout .editorial{max-width:none;padding:clamp(25px,4vw,48px)}
.contact-layout .editorial>p{font-size:16px}
.contact-photo{min-height:420px;border:1px solid rgba(255,255,255,.92);box-shadow:var(--shadow)}
.contact-photo img{object-fit:cover}
.contact-details{gap:0;margin-top:23px}
.contact-details a{align-items:center;padding:16px 3px;border-bottom:1px solid rgba(35,75,119,.13);transition:padding .18s,color .18s}
.contact-details a:hover{padding-inline:9px;color:var(--red)}
.contact-details span{font-size:13px;font-weight:750;color:#547293}
.contact-details b{font-size:15px;font-weight:850;color:#173f6d}
.contact-cta{margin-top:clamp(48px,6vw,72px);margin-bottom:clamp(48px,6vw,72px);padding:clamp(25px,3.5vw,40px);border-radius:26px;background:linear-gradient(110deg,rgba(255,255,255,.82),rgba(255,241,220,.62),rgba(255,255,255,.72))}
.contact-cta p:not(.eyebrow){color:#4e6d90;font-size:15px}
.site-footer{margin-top:48px;padding:34px 0 116px;border-top:1px solid rgba(255,255,255,.86);background:linear-gradient(180deg,rgba(231,239,251,.25),rgba(218,230,249,.72))}
.footer-inner{gap:22px}
.footer-links{flex-wrap:wrap;gap:9px 17px;font-weight:750;color:#315980}
.footer-note{color:#587695}
.social-float{top:auto;right:16px;bottom:24px;transform:none;gap:9px}
.social-float a{width:46px;height:46px;background:rgba(255,255,255,.88);border-color:rgba(255,255,255,.98);box-shadow:0 7px 18px rgba(36,64,101,.16);animation:float 3s ease-in-out infinite}
.social-float a:nth-child(2){background:#168de5}.social-float a:nth-child(3){background:#1877f2}
.social-float a img{display:block;width:28px;height:28px;object-fit:contain}
.social-float a:first-child img{width:31px;height:31px}
.social-float a span{z-index:2}
.mobile-bottom-nav{display:none}
@media(max-width:1100px){
  .site-header{gap:8px;padding-left:12px}.brand{min-width:176px}.brand-mark{width:43px;height:43px;flex-basis:43px}.brand-sub{font-size:9px}
  .nav a{gap:5px;padding:10px 8px;font-size:11px}.nav a svg{width:16px;height:16px}.header-cta{padding:11px 14px!important;font-size:12px}
  .property-grid#all-homes{grid-template-columns:repeat(3,minmax(0,1fr))}
}
@media(max-width:950px){
  :root{--page-gutter:18px}
  .wrap{width:calc(100% - 36px);max-width:820px}
  .site-header{position:relative;top:auto;width:calc(100% - 24px);margin:10px auto 13px;padding:8px 12px;border-radius:22px}
  .brand{min-width:0}.brand-mark{width:42px;height:42px;flex-basis:42px;border-radius:12px}.brand-name{font-size:16px}.brand-sub{font-size:9px}
  .site-header .nav,.site-header .mobile-toggle,.site-header .header-cta{display:none!important}
  .page-banner-picture img{aspect-ratio:1.65;object-fit:cover}
  .page-banner-controls{margin:8px auto 0}
  .section{padding-top:48px}.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-size:clamp(29px,4.5vw,38px)}
  .brand-promise{grid-template-columns:1fr auto;grid-template-rows:auto auto;gap:10px 20px;padding:18px 20px}
  .brand-promise .promise-brand{grid-column:1;grid-row:1/3;justify-content:flex-start}.brand-promise h1{grid-column:2;grid-row:1;white-space:normal;font-size:clamp(20px,3vw,26px)}.brand-promise .promise-points{grid-column:2;grid-row:2;flex-direction:row;justify-content:flex-start;gap:6px 13px}.promise-points b{font-size:11px}
  .stats{grid-template-columns:repeat(2,minmax(0,1fr));gap:9px 0;padding:14px 8px}.stats>div{padding:9px 12px;border-right:1px solid rgba(23,55,93,.13)}.stats>div:nth-child(2){border-right:0}.stats>div:nth-child(n+3){border-top:1px solid rgba(23,55,93,.13);padding-top:14px}
  .property-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}.property-grid#all-homes{grid-template-columns:repeat(3,minmax(0,1fr));gap:13px}.property-image{aspect-ratio:.82!important}.property-title{font-size:15px}.property-specs{font-size:10px}
  .about-strip{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:12px;padding:15px}.about-strip .about-copy{grid-column:1;grid-row:1;padding:13px 9px!important}.about-strip>img{grid-column:2;grid-row:1;min-height:200px;max-height:260px;height:100%;aspect-ratio:1.15}.about-strip .service-points{grid-column:1/3;grid-row:2;grid-template-columns:repeat(4,minmax(0,1fr));padding-top:13px}
  .values-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .contact-layout{grid-template-columns:1fr 1fr;gap:14px}.contact-layout .editorial{padding:25px 20px}.contact-photo{min-height:360px}
  .mobile-bottom-nav{display:grid!important;position:fixed!important;grid-template-columns:repeat(5,minmax(0,1fr));align-items:center;gap:2px;left:3%;right:3%;bottom:max(8px,env(safe-area-inset-bottom));width:auto;max-width:760px;margin-inline:auto;padding:6px 7px;border:1px solid rgba(255,255,255,.96);border-radius:999px;background:rgba(255,255,255,.77);box-shadow:0 8px 27px rgba(61,91,142,.17);backdrop-filter:blur(26px);-webkit-backdrop-filter:blur(26px);z-index:50}
  .mobile-bottom-nav a{display:flex;min-width:0;min-height:61px;flex-direction:column;align-items:center;justify-content:center;gap:3px;padding:4px 2px;border:0;border-radius:999px;background:transparent;color:#173f70;text-align:center;transition:background .2s,color .2s,transform .2s}
  .mobile-bottom-nav a>span{display:grid;place-items:center;width:27px;height:26px}.mobile-bottom-nav svg{width:23px;height:23px;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
  .mobile-bottom-nav small{font-size:10px;font-weight:750;line-height:1.1;white-space:normal;color:inherit}
  .mobile-bottom-nav a.active{background:linear-gradient(145deg,#fff,rgba(255,237,199,.9));color:#b87923;box-shadow:0 4px 14px rgba(196,147,59,.12)}
  .social-float{right:10px;bottom:86px;gap:7px}.social-float a{width:40px;height:40px}.social-float a img{width:24px;height:24px}.social-float a:first-child img{width:27px;height:27px}
  body{padding-bottom:96px}
  .site-footer{padding-bottom:112px}
}
@media(max-width:700px){
  .wrap{width:calc(100% - 28px)}
  .page-banner-picture img{aspect-ratio:1.4;object-fit:cover}
  .section{padding-top:40px}.section-heading{align-items:flex-end;gap:10px;margin-bottom:17px}.section-heading h2,.about-strip h2,.contact-cta h2,.editorial h2{font-size:clamp(27px,7vw,34px)}.section-heading .muted{font-size:12px;max-width:150px}
  .brand-promise{grid-template-columns:1fr;grid-template-rows:auto auto auto;text-align:center;gap:10px;padding:16px 14px}.brand-promise .promise-brand{grid-column:1;grid-row:1;justify-content:center}.brand-promise h1{grid-column:1;grid-row:2;font-size:clamp(20px,5.4vw,25px)}.brand-promise .promise-points{grid-column:1;grid-row:3;justify-content:center;flex-wrap:wrap}.promise-points b{font-size:11px}
  .stats{gap:5px 0;padding:11px 6px;border-radius:19px}.stats>div{grid-template-columns:36px minmax(0,1fr);gap:8px;padding:8px 7px}.stat-icon{width:34px;height:34px}.stat-icon svg{width:20px;height:20px}.stats b{font-size:15px}.stats small{font-size:10px;line-height:1.28}
  .property-grid,.property-grid#all-homes{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.property-image{aspect-ratio:.76!important}.property-info{padding:10px 10px 12px}.property-title{min-height:2.45em;font-size:13px}.property-meta{align-items:flex-start;flex-direction:column;gap:3px;font-size:10px}.price{font-size:14px}.property-specs{flex-wrap:wrap;justify-content:flex-start;gap:5px 9px;font-size:9px}.photo-count{left:6px;bottom:6px;font-size:9px}.gallery-next{right:6px;bottom:6px;width:29px;height:29px}
  .area-filters{justify-content:center;gap:7px}.area-filter{min-width:0;padding:9px 13px;font-size:12px}
  .about-strip{grid-template-columns:minmax(0,1fr);grid-template-rows:auto auto auto;gap:9px;margin-top:36px;padding:13px}.about-strip .about-copy{grid-column:1;grid-row:1;padding:7px 5px!important}.about-strip .about-brand{margin-bottom:10px}.about-copy h2{font-size:clamp(26px,7vw,32px)}.about-copy p:not(.eyebrow){font-size:14px}.about-strip>img{grid-column:1;grid-row:2;width:100%;height:auto;min-height:0;max-height:none;aspect-ratio:1.4;border-radius:16px}.about-strip .service-points{grid-column:1;grid-row:3;grid-template-columns:repeat(2,minmax(0,1fr));gap:11px 8px;padding:12px 2px 2px}.about-strip .service-points i{width:39px;height:39px}.about-strip .service-points svg{width:20px;height:20px}.about-strip .service-points small{font-size:11px}
  .area-grid{grid-template-columns:1fr;gap:10px}.area-card{aspect-ratio:2.1;border-radius:17px}.area-name{left:15px;bottom:12px;font-size:19px}.area-card>i{right:10px;bottom:8px;width:35px;height:35px;font-size:26px}
  .steps,.values-grid{grid-template-columns:1fr 1fr;gap:10px}.steps article,.values-grid article{padding:15px;border-radius:17px}.steps h3,.values-grid h3{font-size:15px}.steps p,.values-grid p{font-size:12px;line-height:1.5}.values-grid article>span{width:35px;height:35px;font-size:13px}
  .editorial{padding:23px 18px;border-radius:20px}.editorial>p{font-size:14px;line-height:1.65}.editorial .highlight-note{padding:12px 13px}
  .contact-layout{grid-template-columns:1fr;gap:12px}.contact-layout .editorial{padding:22px 18px}.contact-details a{flex-direction:row;gap:10px}.contact-photo{min-height:0;aspect-ratio:1.35}
  .contact-cta{gap:16px;padding:22px 18px;margin-top:42px;margin-bottom:42px}.contact-cta .button{width:100%}.contact-cta p:not(.eyebrow){font-size:14px}
  .process-section{padding-top:34px}.process-heading{display:flex;align-items:flex-start}.process-heading>.muted{min-width:110px}.process-heading h2{font-size:clamp(24px,6vw,31px)}
  .process-list:before{left:24px}.process-list article{grid-template-columns:36px minmax(0,1fr);gap:9px;padding:12px 10px}.process-list article>span{width:34px;height:34px}.process-list article h3{font-size:14px}.process-list article p{font-size:13px}
  .site-footer{margin-top:40px;padding-top:27px}.footer-links{gap:9px 13px;font-size:12px}
  .mobile-bottom-nav{left:8px;right:8px;bottom:max(6px,env(safe-area-inset-bottom));padding:4px}.mobile-bottom-nav a{min-height:57px;padding:3px 1px}.mobile-bottom-nav a>span{width:24px;height:23px}.mobile-bottom-nav svg{width:21px;height:21px}.mobile-bottom-nav small{font-size:9px}
  .social-float{right:8px;bottom:74px}.social-float a{width:37px;height:37px}.social-float a img{width:22px;height:22px}
  body{padding-bottom:83px}
}
@media(max-width:390px){
  .site-header{width:calc(100% - 20px);padding:7px 9px}.brand{gap:8px}.brand-mark{width:38px;height:38px;flex-basis:38px}.brand-name{font-size:14px}.brand-sub{font-size:8px}
  .stats b{font-size:14px}.stats small{font-size:9px}.property-title{font-size:12px}.property-specs{gap:4px 7px}.mobile-bottom-nav small{font-size:8px}
  .process-heading{display:block}.process-heading>.muted{display:inline-block;margin-top:10px}.section-heading .muted{max-width:120px}
}

/* Process page: a more balanced, editorial heading block. */
.process-heading{
  position:relative;
  align-items:center;
  gap:36px;
  margin-bottom:30px;
  padding:28px 32px;
  border:1px solid rgba(255,255,255,.9);
  border-bottom:1px solid rgba(36,73,116,.12);
  border-radius:24px;
  background:linear-gradient(115deg,rgba(255,255,255,.78),rgba(236,243,253,.54));
  box-shadow:0 14px 38px rgba(54,83,126,.08);
}
.process-heading>div{flex:1;min-width:0}
.process-heading .eyebrow{font-size:11px;letter-spacing:.14em}
.process-heading h2{
  max-width:900px;
  font-size:clamp(32px,3.2vw,46px);
  line-height:1.12;
  letter-spacing:-.04em;
}
.process-heading h2 em{text-decoration:none}
.process-heading>.muted{
  flex:0 0 auto;
  min-width:230px;
  margin:0;
  padding:13px 0 13px 20px;
  border-left:2px solid #d8a341;
  color:#315a85;
  font-size:15px;
  font-weight:700;
  line-height:1.55;
}
@media(max-width:950px){
  .process-heading{gap:18px;padding:22px 24px;margin-bottom:22px}
  .process-heading h2{font-size:clamp(28px,4.2vw,38px)}
  .process-heading>.muted{min-width:175px;font-size:13px;padding-left:14px}
}
@media(max-width:600px){
  .process-heading{padding:20px 18px;gap:0;border-radius:20px}
  .process-heading h2{font-size:clamp(25px,7vw,32px);line-height:1.14}
  .process-heading .eyebrow{font-size:9px}
  .process-heading>.muted{display:block;min-width:0;margin:14px 0 0 1px;padding:4px 0 4px 12px;font-size:12px}
}
@media(prefers-reduced-motion:reduce){.property-card,.area-card img,.nav a,.button,.process-list article{transition:none!important}}
/* Supplied desktop and mobile banners are complete artwork; always show every edge and its embedded message. */
.page-banner-picture,.page-banner-picture img{width:100%;height:auto}
.page-banner-picture img{aspect-ratio:auto;object-fit:contain}
@media(max-width:950px){.page-banner-picture img{aspect-ratio:auto;object-fit:contain}}
@media(max-width:700px){.page-banner-picture img{aspect-ratio:auto;object-fit:contain}}

/* Keep semantic page H1s visually identical to the headings they replace. */
.section-heading .seo-page-title,.editorial .seo-page-title{
  margin:0;
  font-family:var(--sans);
  font-size:clamp(30px,3.15vw,44px);
  line-height:1.14;
  font-weight:850;
  letter-spacing:-.04em;
  color:#153f70;
}
.process-heading .seo-page-title{
  max-width:900px;
  font-family:var(--sans);
  font-size:clamp(32px,3.2vw,46px);
  line-height:1.12;
  font-weight:850;
  letter-spacing:-.04em;
  color:#153f70;
}
.process-heading .seo-page-title em{color:#b32130;font-style:normal;text-decoration:none}
@media(max-width:1024px){
  .section-heading .seo-page-title,.editorial .seo-page-title{font-size:clamp(29px,4vw,38px)}
}
@media(max-width:950px){
  .process-heading .seo-page-title{font-size:clamp(28px,4.2vw,38px)}
}
@media(max-width:600px){
  .section-heading .seo-page-title,.editorial .seo-page-title{font-size:clamp(26px,7vw,32px)}
  .process-heading .seo-page-title{font-size:clamp(25px,7vw,32px);line-height:1.14}
}

.local-seo-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.local-seo-card{padding:22px 23px;border-radius:20px}
.local-seo-card h3{margin:0 0 9px;color:#153f70;font-size:20px;line-height:1.3}
.local-seo-card p{margin:0 0 14px;color:#496b91;font-size:14px;line-height:1.65}
.local-seo-card>a{display:inline-flex;gap:7px;align-items:center;color:#8b5d12;font-size:14px;font-weight:800}
.local-seo-card>a:hover{color:#b32130}
.local-seo-note{margin:13px 2px 0;color:#61738b;font-size:12px}
@media(max-width:950px){.local-seo-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.local-seo-card{padding:18px}}
@media(max-width:600px){.local-seo-grid{grid-template-columns:1fr;gap:11px}.local-seo-card h3{font-size:18px}}