:root{--ink:#101f29;--navy:#132735;--gold:#d8c095;--paper:#fafaf7;--muted:#bcc6ca}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}a:focus-visible,summary:focus-visible{outline:3px solid #ad813f;outline-offset:6px}header{height:105px;padding:0 6%;display:flex;align-items:center;justify-content:space-between;background:var(--ink);color:white}.wordmark{font-size:33px;font-weight:700;letter-spacing:-1px;line-height:1}.wordmark span{font-weight:300;color:var(--gold)}.wordmark small{display:block;font-size:10px;letter-spacing:2.6px;margin-top:10px;font-weight:400}nav{display:flex;align-items:center;gap:36px;font-size:14px}nav a:hover,.text-link:hover{color:#b88b4c}.nav-contact{border:1px solid #6e777b;padding:10px 25px}.hero{position:relative;min-height:710px;height:calc(100svh - 105px);max-height:1000px;color:white;display:flex;align-items:center;overflow:hidden;background:#19334b}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-image{object-position:55% 58%}.hero-shade{background:linear-gradient(90deg,rgba(5,19,29,.87),rgba(7,23,33,.52) 53%,rgba(6,17,28,.12)),linear-gradient(0deg,rgba(8,19,28,.7),transparent 30%)}.hero-content{position:relative;margin:0 6%;padding:45px 0 110px}.eyebrow{font-size:12px;letter-spacing:2.5px;font-weight:600;margin:0 0 28px}.hero .eyebrow{color:var(--gold)}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.1;letter-spacing:-2px;margin:0}h1{font-size:clamp(48px,5.1vw,82px)}em{font-weight:400;color:var(--gold)}.intro{font-size:19px;line-height:1.7;margin:27px 0 33px;color:#e2e5e7}.button{display:inline-flex;align-items:center;justify-content:center;background:var(--gold);color:var(--ink);padding:17px 28px;font-size:14px;font-weight:600;transition:background .2s}.button:hover{background:#e6d1ae}.hero-foot{position:absolute;bottom:34px;left:6%;right:6%;display:flex;justify-content:space-between;align-items:center;border-top:1px solid #ffffff4a;padding-top:23px;font-size:12px;letter-spacing:1.5px}.hero-foot a{letter-spacing:.4px}.section{padding:100px 8%}.focus{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:start}h2{font-size:clamp(38px,4vw,60px)}.focus h2 em,.guide h2 em{color:#877044}.focus-copy p{margin:0 0 24px;color:#52616a}.focus-copy .lead{color:var(--ink);font-size:22px;line-height:1.5}.text-link{font-size:14px;border-bottom:1px solid #9a8156;padding-bottom:6px;display:inline-block}.perspective{background:var(--navy);color:white}.section-top{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:56px}.section-top>p{color:var(--muted);margin:0 0 5px}.perspective .eyebrow{color:var(--gold)}.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}.cards article{border-top:1px solid #6a7780;padding-top:23px}.number{font-size:13px;letter-spacing:2px;color:var(--gold)}h3{font-family:Georgia,serif;font-size:25px;font-weight:400;line-height:1.25;margin:33px 0 17px}.cards p{color:var(--muted);font-size:15px;line-height:1.8}.guide{display:grid;grid-template-columns:1fr 1fr;gap:12%}.guide-intro{color:#52616a;max-width:400px;margin:25px 0}.questions{padding-top:38px}details{border-top:1px solid #bcc4c6;padding:24px 0}details:last-child{border-bottom:1px solid #bcc4c6}summary{cursor:pointer;font-size:19px;padding-right:22px;list-style:none;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:0;color:#877044}details[open] summary:after{content:'−'}details p{color:#52616a;margin:18px 30px 0 0;font-size:16px}.contact{text-align:center;background:#e9eceb;padding-top:86px;padding-bottom:90px}.contact h2{font-size:clamp(40px,4.5vw,66px)}.contact h2 em{color:#877044}.contact>p:not(.eyebrow){margin:24px 0 30px;color:#52616a}.contact .button{background:var(--ink);color:white}.contact .button:hover{background:#304c5d}footer{background:var(--ink);color:white;padding:48px 6% 24px}.footer-main{display:flex;justify-content:space-between;align-items:center;gap:30px;margin-bottom:40px}.footer-main p{font-size:14px;color:var(--muted);margin:0}.footer-main>a:last-child{font-size:14px}.footer-small{border-top:1px solid #ffffff25;padding-top:20px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;color:#a9b5bb;font-size:12px}.skip{position:absolute;top:-100px;left:10px;background:white;padding:10px;z-index:9}.skip:focus{top:10px}@media(max-width:900px){.cards{grid-template-columns:repeat(2,1fr);gap:30px}.focus,.guide{gap:6%}.section{padding:75px 6%}.hero{min-height:660px}.section-top{align-items:start}.section-top>p{max-width:220px}}@media(max-width:600px){header{height:90px}.wordmark{font-size:29px}nav{gap:0}nav>a:not(.nav-contact){display:none}.nav-contact{padding:9px 16px}.hero{height:calc(100svh - 90px);min-height:620px}.hero-content{padding-bottom:100px}.hero-image{object-position:62% center}.hero-shade{background:linear-gradient(90deg,#091a29e8,#091a2975),linear-gradient(0deg,#091a29bb,transparent)}h1{font-size:47px;letter-spacing:-1.8px}.intro{font-size:17px}.hero-foot{display:block;font-size:10px}.hero-foot a{display:block;font-size:12px;margin-top:12px}.focus,.guide{grid-template-columns:1fr;gap:35px}.section{padding:62px 7%}h2{font-size:40px;letter-spacing:-1.3px}.focus-copy .lead{font-size:20px}.section-top{display:block;margin-bottom:32px}.section-top>p{max-width:none;margin-top:24px}.cards{gap:20px}.cards h3{font-size:23px;margin-top:25px}.cards p{font-size:14px}.questions{padding-top:0}.contact h2{font-size:39px}.footer-main{align-items:start;flex-wrap:wrap}.footer-main p{font-size:13px}.footer-main>a:last-child{width:100%}.footer-small{display:block}.footer-small>*{display:block;margin-bottom:10px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.projects{background:#eef0ee;padding-top:82px}.projects h2 em{color:#877044}.projects .section-top>p{color:#52616a}.project-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:27px}.project-card{background:var(--paper);display:flex;flex-direction:column;min-width:0}.project-card figure{margin:0;position:relative;overflow:hidden}.project-card img{display:block;width:100%;height:310px;object-fit:cover;transition:transform .4s}.project-card:hover img{transform:scale(1.025)}.project-card figcaption{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(transparent,#081520c9);padding:30px 16px 10px;color:white;font-size:12px}.project-copy{padding:25px;display:flex;flex:1;flex-direction:column}.project-location{font-size:12px!important;letter-spacing:1.4px;color:#736043!important;margin:0!important}.project-copy h3{font-size:30px;margin:18px 0;line-height:1.17}.project-copy>p{color:#52616a;font-size:15px;margin:0 0 20px}.project-copy dl{margin:auto 0 0;border-top:1px solid #d5dad9;padding-top:18px;font-size:14px}.project-copy dl div{display:flex;justify-content:space-between;gap:10px;margin-bottom:8px}.project-copy dt{color:#52616a}.project-copy dd{margin:0;text-align:right}.project-actions{display:flex;flex-direction:column;align-items:start;gap:15px;margin-top:24px}.project-actions .official{font-size:13px;color:#53636b;text-decoration:underline;text-underline-offset:4px}.project-note{font-size:13px;color:#52616a;margin:28px 0 0;max-width:970px;line-height:1.8}@media(max-width:1050px){.project-grid{gap:16px}.project-copy{padding:20px}.project-copy h3{font-size:25px}.project-card img{height:250px}}@media(max-width:760px){.project-grid{grid-template-columns:1fr}.project-card img{height:320px}.project-copy h3{font-size:31px}.project-copy>p{font-size:16px}.project-copy{padding:26px}.project-copy dl{margin-top:5px}.project-grid{gap:30px}}

.about{display:grid;grid-template-columns:1fr 1fr;gap:10%;border-bottom:1px solid #d5dad9}.about-role{color:#877044;font-size:18px;margin:24px 0 28px}.about-copy p{color:#52616a;margin:0 0 24px}.about-copy .lead{font-size:23px;line-height:1.5;color:var(--ink)}@media(max-width:650px){.about{grid-template-columns:1fr;gap:35px}.about-copy .lead{font-size:21px}}
/* Coastal opening */
header{background:#fbfaf5;color:#254640;border-bottom:1px solid #dbe3dd}.wordmark span{color:#8b795b}.nav-contact{border-color:#a4b1a7}.hero{background:#deece6;color:#173e38}.hero-image{object-position:60% 62%}.hero-shade{background:linear-gradient(90deg,rgba(251,250,241,.94) 0%,rgba(251,250,241,.79) 30%,rgba(249,248,239,.24) 64%,rgba(249,248,239,.03) 100%)}.hero .eyebrow{color:#365c52}.hero h1{letter-spacing:-2px}.hero h1 em{color:#52766b}.hero .intro{color:#294d45}.hero .button{background:#315e51;color:#fffdf5}.hero .button:hover{background:#244a3f}.hero-foot{border-top-color:#41645770;color:#163e34;background:#faf8eddb;margin:0 -2%;padding:19px 2% 15px}.hero-foot span{font-size:12px}.hero-content{padding-top:10px}.perspective{background:#e2ece7;color:#24463d}.perspective .eyebrow,.perspective em,.perspective .number{color:#526a50}.perspective .cards p,.perspective .section-top>p{color:#425e53}.perspective .cards article{border-color:#9aada1}.contact{background:#f1eee4}footer{background:#25483f}.projects{background:#f0f3ed}@media(max-width:600px){.hero-image{object-position:63% center}.hero-shade{background:linear-gradient(90deg,rgba(251,250,241,.91),rgba(251,250,241,.6) 68%,rgba(251,250,241,.28))}.hero h1{letter-spacing:-1.8px}.hero-foot{left:7%;right:7%}}

/* Buyer guide and helpful search content */
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.direct-contact{margin:24px 0 28px}.direct-contact p{margin:0 0 12px}.direct-contact a{display:block;overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:4px;margin:7px 0}.direct-contact strong{color:#24463d}