:root{--navy-950:#0f1b2d;--navy-900:#152238;--navy-800:#233a60;--navy-700:#2f4d80;--navy-600:#446b9d;--teal-700:#1e5f6c;--teal-600:#2e7f8f;--teal-500:#4d9da8;--teal-300:#9dd3d9;--teal-100:#e9f5f5;--sand-50:#fbfbf8;--sand-100:#f4f5f2;--sand-200:#e7ebe8;--ink:#21303e;--muted:#607080;--line:#d7e0e1;--danger:#b64049;--warning:#a36c17;--success:#327c61;--white:#fff;--shadow-sm:0 1px 2px #1522380f;--shadow-md:0 10px 30px #15223817;--radius-sm:5px;--radius-md:10px;--radius-lg:18px;--container:1180px}*{box-sizing:border-box}html{scroll-behavior:smooth;overflow-x:hidden}body{background:var(--sand-50);min-width:320px;color:var(--ink);margin:0;font-family:Georgia,Times New Roman,serif;font-size:16px;line-height:1.6;overflow-x:hidden}button,input,textarea,select{font:inherit}a{color:inherit;text-decoration:none}button,a{-webkit-tap-highlight-color:transparent}:focus-visible{outline:3px solid var(--teal-500);outline-offset:3px}.container{width:min(var(--container), calc(100% - 48px));margin:0 auto}.eyebrow,.footer-label,.crm-eyebrow,.nav-label{color:var(--teal-700);letter-spacing:.14em;text-transform:uppercase;margin:0 0 12px;font-family:Arial,sans-serif;font-size:11px;font-weight:700}.eyebrow:before{content:"";background:currentColor;width:22px;height:1px;margin:0 9px 4px 0;display:inline-block}h1,h2,h3,h4,p{margin-top:0}h1,h2,h3,h4{letter-spacing:-.025em;font-weight:400;line-height:1.08}h1{font-size:clamp(2.65rem,5vw,4.8rem)}h2{font-size:clamp(2rem,3.5vw,3.25rem)}h3{font-size:1.35rem}.muted{color:var(--muted)}.site-header{z-index:20;border-bottom:1px solid var(--line);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);background:#fbfbf8f0;position:relative}.header-inner{justify-content:space-between;align-items:center;min-height:82px;display:flex}.wordmark{color:var(--navy-900);flex-direction:column;line-height:1;display:inline-flex}.wordmark span{letter-spacing:-.04em;font-size:1.55rem}.wordmark small{color:var(--teal-700);letter-spacing:.19em;text-transform:uppercase;margin-top:7px;font-family:Arial,sans-serif;font-size:9px;font-weight:700}.brand-logo-link{background:#fff;border-radius:6px;justify-content:center;align-items:center;width:154px;height:70px;display:inline-flex;overflow:hidden}.brand-logo{object-fit:contain;width:100%;height:100%;display:block}.brand-logo-header{width:154px;height:70px}.site-nav{align-items:center;gap:28px;font-size:14px;display:flex}.site-nav>a:not(.button){color:var(--navy-800)}.site-nav>a:not(.button):hover{color:var(--teal-600)}.menu-toggle{display:none!important}.button{border-radius:var(--radius-sm);letter-spacing:.02em;border:1px solid #0000;justify-content:center;align-items:center;gap:10px;min-height:48px;padding:0 20px;font-family:Arial,sans-serif;font-size:12px;font-weight:700;transition:all .2s;display:inline-flex}.button:hover{transform:translateY(-1px)}.button-primary{background:var(--navy-700);color:var(--white)}.button-primary:hover{background:var(--navy-900)}.button-secondary{border-color:var(--navy-700);color:var(--navy-700);background:0 0}.button-secondary:hover{background:var(--teal-100)}.button-small{min-height:38px;padding:0 14px;font-size:11px}.icon-button{width:38px;height:38px;color:inherit;cursor:pointer;background:0 0;border:0;border-radius:50%;justify-content:center;align-items:center;padding:0;display:inline-flex}.icon-button:hover{background:var(--sand-200)}.hero{background:linear-gradient(110deg, #eaf3f2 0%, var(--sand-50) 56%, #dfeef0 100%);padding:112px 0 126px;overflow:hidden}.hero-grid{grid-template-columns:1fr .86fr;align-items:center;gap:90px;display:grid}.hero h1{max-width:720px;color:var(--navy-900);margin:0 0 26px}.hero h1 em{color:var(--teal-600);font-style:normal}.hero-copy{max-width:520px;color:var(--muted);margin-bottom:30px;font-size:1.08rem}.hero-actions{flex-wrap:wrap;gap:12px;display:flex}.hero-art{background:var(--teal-500);min-height:430px;box-shadow:var(--shadow-md);border-radius:46% 46% 12px 12px;position:relative;overflow:hidden}.hero-art:after{content:"";pointer-events:none;background:linear-gradient(#0f1b2d05 35%,#0f1b2d85 100%);position:absolute;inset:0}.hero-art img{object-fit:cover}.hero-art-label{z-index:1;color:#fff;letter-spacing:.1em;text-transform:uppercase;border:1px solid #ffffff80;border-radius:3px;padding:9px 13px;font-family:Arial,sans-serif;font-size:10px;position:absolute;bottom:24px;right:24px}.hero-note{color:var(--muted);align-items:center;gap:10px;margin-top:34px;font-family:Arial,sans-serif;font-size:11px;display:flex}.hero-note span{background:var(--teal-500);border-radius:50%;width:8px;height:8px;display:inline-block}.stats-band{background:var(--navy-900);color:#fff;padding:44px 0}.stats-grid{grid-template-columns:repeat(4,1fr);gap:34px;display:grid}.stats-grid div{border-left:1px solid #fff3;flex-direction:column;gap:6px;padding-left:20px;display:flex}.stats-grid strong{color:var(--teal-300);font-size:2.2rem;font-weight:400;line-height:1}.stats-grid span{color:#ffffffb8;font-family:Arial,sans-serif;font-size:11px;line-height:1.4}.section{padding:88px 0}.section-tint{background:var(--teal-100)}.section-heading{max-width:670px;margin-bottom:34px}.section-heading.align-center{text-align:center;margin-left:auto;margin-right:auto}.section-heading h2{color:var(--navy-900);margin-bottom:16px}.section-intro{max-width:600px;color:var(--muted);font-size:.98rem}.align-center .section-intro{margin-left:auto;margin-right:auto}.service-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.service-card{border:1px solid var(--line);background:var(--sand-50);flex-direction:column;min-height:250px;padding:28px;transition:all .2s;display:flex}.service-card:hover{border-color:var(--teal-500);box-shadow:var(--shadow-sm);transform:translateY(-3px)}.service-card-image{color:#fff;isolation:isolate;background:0 0;border-color:#1522382e;position:relative;overflow:hidden}.service-card-image-photo{z-index:0;object-fit:cover;transition:transform .3s}.service-card-image-overlay{z-index:1;background:linear-gradient(#0f1b2d47,#0f1b2de0);position:absolute;inset:0}.service-card-image-content{z-index:2;flex-direction:column;min-height:194px;display:flex;position:relative}.service-card-image:hover .service-card-image-photo{transform:scale(1.04)}.service-card-image .service-number{color:var(--teal-300)}.service-card.service-card-image h3{color:#fff}.service-card.service-card-image p{color:#ffffffdb}.service-card.service-card-image .text-link{color:#fff}.service-number{color:var(--teal-600);letter-spacing:.1em;align-self:flex-start;margin-bottom:30px;font-family:Arial,sans-serif;font-size:11px}.service-card h3{color:var(--navy-800);margin-bottom:10px}.service-card p{color:var(--muted);font-size:14px}.text-link{color:var(--teal-700);align-items:center;gap:8px;margin-top:auto;font-family:Arial,sans-serif;font-size:11px;font-weight:700;display:inline-flex}.process-grid{counter-reset:process;grid-template-columns:repeat(3,1fr);gap:38px;display:grid}.process-step{border-top:1px solid var(--navy-700);padding-top:28px;position:relative}.process-step:before{content:"0" counter(process);counter-increment:process;color:var(--teal-600);letter-spacing:.14em;margin-bottom:20px;font-family:Arial,sans-serif;font-size:11px;font-weight:700;display:block}.process-step h3{color:var(--navy-800);margin-bottom:10px}.process-step p{max-width:280px;color:var(--muted);font-size:14px}.quote-section{isolation:isolate;background:var(--navy-700);color:#fff;padding:104px 0;position:relative;overflow:hidden}.quote-featured-image{z-index:0;object-fit:cover;object-position:center 45%}.quote-featured-overlay{z-index:1;background:linear-gradient(90deg,#2f4d80f0,#2f4d80bf),linear-gradient(#0f1b2d3d,#0f1b2d70);position:absolute;inset:0}.quote-featured .quote-layout{z-index:2;position:relative}.quote-layout{grid-template-columns:.85fr 1.3fr;align-items:center;gap:90px;display:grid}.quote-mark{color:var(--teal-300);font-size:8rem;line-height:.5}.quote-text{margin:0 0 24px;font-size:clamp(2rem,3.2vw,3.2rem);line-height:1.15}.quote-credit{color:#ffffffb3;margin:0;font-family:Arial,sans-serif;font-size:12px}.property-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.property-card{border:1px solid var(--line);background:var(--sand-50);overflow:hidden}.property-photo{color:#fffc;letter-spacing:.12em;text-transform:uppercase;background:linear-gradient(150deg,#b4d6d6,#5c8c98);align-items:flex-end;height:180px;padding:16px;font-family:Arial,sans-serif;font-size:10px;display:flex;position:relative;overflow:hidden}.property-photo img{object-fit:cover;transition:transform .3s}.property-card:hover .property-photo img{transform:scale(1.03)}.property-photo:after{content:"";pointer-events:none;background:linear-gradient(#0000,#0f1b2d94);position:absolute;inset:35% 0 0}.property-photo-label{z-index:1;position:relative}.property-photo-detail{height:330px;margin-bottom:28px}.image-story{background:#fff}.image-story-grid{grid-template-columns:1fr 1fr;align-items:center;gap:70px;display:grid}.image-story-photo{min-height:390px;box-shadow:var(--shadow-md);border-radius:10px;position:relative;overflow:hidden}.image-story-photo img{object-fit:cover}.property-card-content{padding:20px}.tag-row{flex-wrap:wrap;gap:7px;margin-bottom:14px;display:flex}.status-tag,.tag-outline,.crm-badge{letter-spacing:.01em;border-radius:3px;align-items:center;gap:6px;padding:5px 8px;font-family:Arial,sans-serif;font-size:10px;font-weight:700;display:inline-flex}.status-available{color:var(--success);background:#e5f3ec}.status-neutral{color:var(--muted);background:var(--sand-200)}.tag-outline{border:1px solid var(--line);color:var(--muted)}.property-card h3{margin-bottom:10px;font-size:1.3rem}.property-card h3 span{color:var(--teal-600);font-size:.95em}.property-card p{min-height:75px;color:var(--muted);margin-bottom:18px;font-size:13px;line-height:1.55}.urgent-band{background:#f8eeee;border-top:1px solid #ecd3d5;border-bottom:1px solid #ecd3d5}.urgent-inner{justify-content:space-between;align-items:center;gap:30px;padding:52px 0;display:flex}.urgent-inner h2{color:var(--danger);margin-bottom:10px;font-size:2.1rem}.urgent-inner p:last-child{max-width:680px;color:var(--muted);margin:0}.site-footer{background:var(--navy-950);color:#ffffffb8;padding:68px 0 26px}.footer-grid{grid-template-columns:1.4fr .8fr .9fr 1.2fr;gap:42px;padding-bottom:58px;display:grid}.wordmark-footer{color:#fff}.wordmark-footer small{color:var(--teal-300)}.brand-logo-footer{background:#fff;border:1px solid #9dd3d940;border-radius:7px;width:100%;height:100%;padding:4px}.footer-copy{max-width:210px;margin-top:24px;font-size:14px}.footer-label{color:var(--teal-300)}.footer-links{gap:8px;font-size:13px;display:grid}.footer-links a:hover,.footer-bottom a:hover{color:#fff}.footer-urgent{background:#9dd3d912;border:1px solid #9dd3d94d;padding:19px;font-size:13px}.footer-urgent p{margin-bottom:8px}.footer-urgent strong{color:#fff}.footer-bottom{border-top:1px solid #ffffff29;justify-content:space-between;gap:20px;padding-top:20px;font-family:Arial,sans-serif;font-size:10px;display:flex}.footer-bottom div{flex-wrap:wrap;gap:18px;display:flex}.page-hero{background:var(--teal-100);padding:78px 0 68px}.page-hero h1{max-width:780px;color:var(--navy-900);margin-bottom:18px}.page-hero p:last-child{max-width:650px;color:var(--muted);margin:0;font-size:1.06rem}.hero-underlay,.page-hero-underlay{isolation:isolate;background:var(--navy-950);position:relative;overflow:hidden}.hero-underlay{align-items:center;min-height:620px;padding:96px 0 108px;display:flex}.hero-underlay-image,.page-hero-image{z-index:-2;object-fit:cover}.hero-underlay-shade,.page-hero-overlay{z-index:-1;background:linear-gradient(90deg,#0f1b2ded 0%,#0f1b2dc2 38%,#0f1b2d47 72%,#0f1b2d14 100%),linear-gradient(#0f1b2d1f,#0f1b2d47);position:absolute;inset:0}.hero-underlay .hero-content{z-index:1;max-width:760px;position:relative}.hero-underlay .eyebrow,.page-hero-underlay .eyebrow{color:var(--teal-300)}.hero-underlay h1{color:#fff;max-width:720px;margin-bottom:22px;font-size:clamp(2.75rem,5vw,4.75rem)}.hero-underlay .hero-copy{color:#ffffffd1;max-width:590px;font-size:1rem}.hero-underlay .hero-note{color:#ffffffb8}.hero-underlay .hero-note span{background:var(--teal-300)}.hero-underlay .button-secondary{color:#fff;border-color:#ffffffb3}.hero-underlay .button-secondary:hover{background:#ffffff1f;border-color:#fff}.page-hero-underlay{align-items:center;min-height:370px;padding:74px 0 78px;display:flex}.page-hero-content{z-index:1;width:min(var(--container), calc(100% - 48px));margin:0 auto;position:relative}.page-hero-underlay h1{color:#fff;max-width:820px;margin-bottom:16px;font-size:clamp(2.55rem,4.7vw,4.25rem)}.page-hero-underlay p:last-child{color:#ffffffd1;max-width:660px;font-size:1rem}.content-grid{grid-template-columns:1.1fr .9fr;gap:70px;display:grid}.prose{color:var(--muted);font-size:1.04rem}.prose p{margin-bottom:22px}.principle-list{gap:0;display:grid}.principle{border-top:1px solid var(--line);padding:22px 0}.principle:last-child{border-bottom:1px solid var(--line)}.principle h3{color:var(--navy-800);margin-bottom:6px;font-size:1.35rem}.principle p{color:var(--muted);margin:0;font-size:14px}.service-detail-grid{grid-template-columns:1.1fr .9fr;gap:26px;display:grid}.info-card{border:1px solid var(--line);background:#fff;padding:28px}.info-card h3{color:var(--navy-800);margin-bottom:14px;font-size:1.35rem}.info-card p,.info-card li{color:var(--muted);font-size:14px}.info-card ul{margin:0;padding-left:20px}.news-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.news-card{border:1px solid var(--line);background:#fff;flex-direction:column;min-height:270px;padding:24px;display:flex}.news-card.featured{background:var(--navy-700);color:#fff;grid-column:span 2;min-height:330px}.news-meta{color:var(--teal-700);letter-spacing:.1em;text-transform:uppercase;margin-bottom:16px;font-family:Arial,sans-serif;font-size:10px;font-weight:700}.featured .news-meta{color:var(--teal-300)}.news-card h2,.news-card h3{margin-bottom:12px;font-size:1.65rem}.news-card p{color:var(--muted);margin-bottom:18px;font-size:14px}.featured p{color:#ffffffbf}.news-card .text-link{margin-top:auto}.form-layout{grid-template-columns:.75fr 1.25fr;align-items:start;gap:74px;display:grid}.form-sidebar h2{margin-bottom:14px;font-size:2.4rem}.form-sidebar>p{color:var(--muted);font-size:14px}.contact-list{margin-top:34px}.contact-row{border-top:1px solid var(--line);grid-template-columns:120px 1fr;gap:20px;padding:18px 0;font-size:14px;display:grid}.contact-row strong{color:var(--navy-800);letter-spacing:.06em;text-transform:uppercase;font-family:Arial,sans-serif;font-size:11px}.contact-row span{overflow-wrap:anywhere;min-width:0;color:var(--muted)}.form-card{border:1px solid var(--line);box-shadow:var(--shadow-sm);background:#fff;padding:34px}.form-card h2{margin-bottom:8px;font-size:2rem}.form-card>p{color:var(--muted);margin-bottom:25px;font-size:14px}.form-grid{grid-template-columns:1fr 1fr;gap:18px;display:grid}.form-field{gap:7px;display:grid}.form-field.full{grid-column:1/-1}.form-field label{color:var(--navy-800);font-family:Arial,sans-serif;font-size:11px;font-weight:700}.form-field label span{color:var(--danger)}.form-field input,.form-field textarea,.form-field select{border:1px solid var(--line);border-radius:var(--radius-sm);background:var(--sand-50);width:100%;color:var(--ink);outline:0;padding:11px 12px;font-family:Arial,sans-serif;font-size:13px}.form-field textarea{resize:vertical;min-height:120px}.form-field input:focus,.form-field textarea:focus,.form-field select:focus{border-color:var(--teal-500);box-shadow:0 0 0 3px #4d9da824}.password-field{align-items:center;gap:8px;display:flex}.password-field input{flex:1;min-width:0}.password-toggle{flex:none;padding:10px 12px;font-size:11px}.checkbox-row{color:var(--muted);align-items:flex-start;gap:9px;font-family:Arial,sans-serif;font-size:11px;line-height:1.45;display:flex}.checkbox-row input{accent-color:var(--teal-600);margin-top:3px}.form-error{color:var(--danger);background:#fff4f4;border:1px solid #e5bfc2;grid-column:1/-1;padding:12px;font-family:Arial,sans-serif;font-size:12px}.form-success{color:var(--success);background:#f2fbf5;border:1px solid #b8dcc9;padding:14px;font-family:Arial,sans-serif;font-size:12px}.privacy-note{color:var(--muted);grid-column:1/-1;font-family:Arial,sans-serif;font-size:11px}.honeypot{opacity:0!important;width:1px!important;height:1px!important;position:absolute!important;left:-10000px!important}.text-danger{color:var(--danger)!important}.privacy-note a{color:var(--teal-700);text-decoration:underline}.danger-callout{border-left:3px solid var(--danger);color:var(--danger);background:#fff4f4;margin-bottom:22px;padding:17px;font-family:Arial,sans-serif;font-size:12px}.filter-pills{flex-wrap:wrap;gap:8px;margin-bottom:30px;display:flex}.filter-pill{border:1px solid var(--line);color:var(--muted);cursor:pointer;background:#fff;border-radius:20px;padding:9px 13px;font-family:Arial,sans-serif;font-size:11px}.filter-pill.active,.filter-pill:hover{border-color:var(--teal-600);background:var(--teal-100);color:var(--teal-700)}.not-found{text-align:center;padding:120px 0}.crm-app{min-height:100vh;color:var(--ink);background:#f4f7f7;font-family:Arial,sans-serif}.crm-sidebar{z-index:15;background:var(--navy-950);color:#ffffffad;flex-direction:column;width:254px;padding:24px 14px 15px;display:flex;position:fixed;inset:0 auto 0 0}.crm-brand{color:#fff;align-items:center;gap:11px;padding:0 11px 23px;display:flex}.brand-mark{border:1px solid var(--teal-300);width:34px;height:34px;color:var(--teal-300);border-radius:10px;justify-content:center;align-items:center;font-size:18px;display:inline-flex}.crm-brand strong,.crm-brand small{display:block}.crm-brand strong{font-family:Georgia,serif;font-size:18px;font-weight:400}.crm-brand small{color:var(--teal-300);letter-spacing:.14em;text-transform:uppercase;margin-top:4px;font-size:9px}.workspace-pill{color:#ffffffc7;border:1px solid #ffffff1f;border-radius:7px;align-items:center;gap:8px;margin:0 5px 22px;padding:10px 11px;font-size:11px;display:flex}.online-dot{background:#58bf91;border-radius:50%;width:7px;height:7px}.crm-nav{flex:1;overflow-y:auto}.nav-label{color:#ffffff59;margin:0 12px 8px;font-size:9px}.nav-label-lower{margin-top:25px}.crm-nav a{color:#ffffff9e;border-radius:6px;align-items:center;gap:12px;margin:2px 0;padding:10px 12px;font-size:12px;display:flex}.crm-nav a:hover{color:#fff;background:#9dd3d917}.crm-nav a.active{color:#fff;box-shadow:inset 3px 0 var(--teal-300);background:#4d9da83b}.sidebar-footer{border-top:1px solid #ffffff21;align-items:center;gap:8px;padding:15px 7px 0;display:flex}.sidebar-footer>div:nth-child(2){flex:1;min-width:0}.sidebar-footer strong,.sidebar-footer span{text-overflow:ellipsis;white-space:nowrap;display:block;overflow:hidden}.sidebar-footer strong{color:#fff;font-size:11px;font-weight:600}.sidebar-footer span{color:#ffffff6b;margin-top:3px;font-size:9px}.sidebar-footer a{color:#ffffff8c}.avatar{background:var(--teal-300);width:33px;height:33px;color:var(--navy-900);border-radius:50%;justify-content:center;align-items:center;font-size:12px;font-weight:700;display:inline-flex}.avatar-small{width:28px;height:28px;font-size:10px}.crm-main{min-height:100vh;margin-left:254px}.crm-topbar{background:#fff;border-bottom:1px solid #dfe8e8;justify-content:space-between;align-items:center;min-height:70px;padding:0 42px;display:flex}.crm-breadcrumb{color:var(--muted);font-size:11px}.crm-breadcrumb span{color:#bac6ca;margin:0 8px}.crm-top-actions{align-items:center;gap:10px;display:flex}.crm-page{max-width:1440px;padding:38px 42px 70px}.crm-page-header{justify-content:space-between;align-items:flex-end;gap:20px;margin-bottom:30px;display:flex}.crm-page-header h1{color:var(--navy-900);letter-spacing:-.03em;margin:0 0 8px;font-family:Georgia,serif;font-size:35px}.crm-page-header p:not(.crm-eyebrow){color:var(--muted);margin:0;font-size:13px}.crm-eyebrow{margin-bottom:7px}.crm-button{cursor:pointer;border:1px solid #0000;border-radius:5px;justify-content:center;align-items:center;gap:7px;min-height:37px;padding:0 13px;font-size:11px;font-weight:700;display:inline-flex}.crm-button-primary{background:var(--navy-700);color:#fff}.crm-button-primary:hover{background:var(--navy-900)}.crm-button-secondary{color:var(--muted);background:#fff;border-color:#cfdadb}.crm-button-secondary:hover{border-color:var(--teal-500);color:var(--teal-700)}.metric-grid{grid-template-columns:repeat(4,1fr);gap:14px;margin-bottom:25px;display:grid}.metric-card{border:1px solid #dfe8e8;border-top:3px solid 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