@import url('https://fonts.googleapis.com/css2?family=Barlow+Condensed:wght@500;600;700&family=DM+Sans:wght@400;500;600;700&display=swap');
:root{--ink:#123b4c;--navy:#103849;--blue:#087eae;--sky:#8bd2e5;--cream:#f6f6f1;--muted:#526a73;--line:#dce4e3;--head:'Barlow Condensed','Arial Narrow',Impact,sans-serif;--body:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;color:var(--ink);background:#fff;font:16px/1.65 var(--body)}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:var(--head);font-weight:600;line-height:1.03}h2{font-size:clamp(46px,5.1vw,68px)}h3{font-size:30px}img{display:block;max-width:100%}a:focus-visible,button:focus-visible{outline:3px solid #dfa634;outline-offset:6px}svg{display:block}.wrap{width:min(1180px,88%);margin:auto}.section{padding:96px 0}.eyebrow{font-size:10px;letter-spacing:2.1px;font-weight:700;line-height:1.7;color:#19738e;margin-bottom:19px}.eyebrow.light{color:#d9edf2}.arrow{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.6;flex-shrink:0}.button{min-height:54px;display:inline-flex;align-items:center;justify-content:center;gap:24px;padding:15px 23px;font-size:12px;line-height:1.5;font-weight:700;border:1px solid transparent;border-radius:2px;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.button-blue{background:var(--blue);color:#fff}.button-blue:hover{background:#05688f}.button-outline{border-color:#ffffff80;color:#fff;background:#ffffff06}.button-outline:hover{background:#ffffff18}.button-white{background:#fff;color:var(--ink)}.button-white:hover{background:#e8f5f9}.text-link{display:inline-flex;align-items:center;gap:17px;font-size:12px;font-weight:700}.text-link:hover{color:var(--blue)}.skip-link{position:fixed;top:-100px;left:15px;z-index:30;background:#fff;padding:10px 20px}.skip-link:focus{top:15px}
.site-header{position:absolute;inset:0 0 auto;height:102px;z-index:5;color:white;border-bottom:1px solid #ffffff30}.header-inner{width:min(1280px,88%);height:100%;margin:auto;display:flex;align-items:center;justify-content:space-between;gap:25px}.brand{display:inline-flex;align-items:center;gap:12px;font:600 27px/1 var(--head);letter-spacing:.8px}.brand svg{width:39px;height:42px;fill:none;stroke:currentColor;stroke-width:1.8}.brand small{display:block;font:8px/1 var(--body);letter-spacing:4.9px;margin-top:9px}.site-header nav{display:flex;gap:30px;align-items:center;font-size:12px;font-weight:500}.site-header nav>a{transition:color .2s}.site-header nav>a:hover{color:#b2e4ef}.nav-contact{border:1px solid #ffffff75;padding:11px 17px}.nav-contact span{margin-left:18px;font-family:Arial,sans-serif;font-size:18px}.menu-toggle{display:none}
.hero{height:min(860px,95svh);min-height:720px;position:relative;overflow:hidden;color:#fff;background:#234b5b}.hero-photo{position:absolute;inset:0;background:url('hero-home.webp') 55% 50%/cover no-repeat;animation:slow-pan 22s ease-in-out infinite alternate}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,#092635e6 0%,#092a3aba 37%,#0b344736 79%),linear-gradient(0deg,#0b2c3ab3,transparent 55%)}.hero-content{position:relative;padding-top:179px}.hero .eyebrow{display:flex;align-items:center;gap:10px;font-size:10px;letter-spacing:2.3px;margin-bottom:22px}.location-dot{width:6px;height:6px;background:#87d1e4;border-radius:50%}.hero h1{font-size:clamp(82px,8.8vw,124px);line-height:.91;letter-spacing:.2px}.hero-description{font-size:17px;line-height:1.8;margin-top:27px;color:#e4edf0}.hero-actions{display:flex;gap:12px;margin-top:28px}.hero-phone{display:inline-block;font-size:20px;letter-spacing:.8px;margin-top:30px;font-weight:500}.hero-team{font-size:8px;font-weight:600;letter-spacing:1.5px;margin-top:7px;color:#dee9ee}.hero-team span{display:block;font-size:8px;font-weight:400;letter-spacing:1px;margin-top:7px;color:#c9d8df}.hero-bottom{position:absolute;bottom:27px;left:0;right:0;display:flex;align-items:center;justify-content:space-between}.hero-bottom p{font-size:8px;letter-spacing:1.8px;color:#c9dce3}.hero-bottom p span{padding:0 15px;color:var(--sky)}.hero-bottom>a{display:flex;align-items:center;gap:18px;font-size:8px;letter-spacing:2px}.hero-bottom>a svg{width:24px;height:24px;stroke:#fff;stroke-width:1.4;fill:none}
.watch-grid{display:grid;grid-template-columns:.72fr 1.28fr;gap:75px;align-items:center}.watch-copy>p:not(.eyebrow){font-size:14px;line-height:1.9;color:var(--muted);margin-top:24px;max-width:330px}.watch-copy .text-link{margin-top:27px}.video-poster{display:block;position:relative;aspect-ratio:16/9;background:#dae5e9;overflow:hidden;border-radius:3px}.video-poster img{width:100%;height:100%;object-fit:cover;transition:transform .45s}.video-poster:hover img{transform:scale(1.025)}.video-poster:after{position:absolute;inset:0;content:'';background:linear-gradient(0deg,#06283865,transparent 60%)}.play-circle{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:72px;height:72px;border-radius:50%;background:white;color:var(--blue);display:grid;place-items:center;z-index:1;box-shadow:0 4px 35px #102f4b33;transition:transform .2s}.play-circle svg{height:27px;width:27px;fill:currentColor;margin-left:1px}.video-poster:hover .play-circle{transform:translate(-50%,-50%) scale(1.08)}.video-pill{position:absolute;bottom:19px;left:20px;z-index:1;font-size:8px;letter-spacing:1.5px;color:#fff;font-weight:700}.video-caption{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-top:18px}.video-caption h3{font-size:22px}.video-caption>span{font-size:8px;letter-spacing:1.5px;color:#647b85;white-space:nowrap}
.communities{background:var(--cream)}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:39px}.section-heading>p{font-size:13px;line-height:1.9;color:var(--muted);padding-bottom:5px}.community-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}.community-card{display:flex;flex-direction:column;background:#fff;border:1px solid #dde5e2;border-radius:3px;padding:25px 22px 23px;transition:transform .2s,border-color .2s,box-shadow .2s;min-width:0;position:relative}.community-card:hover{border-color:#67b1c9;transform:translateY(-5px);box-shadow:0 10px 25px #173d4e08}.community-top{display:flex;justify-content:space-between;align-items:center;color:#71909c;font:500 28px var(--head);margin-bottom:34px}.community-top .arrow{width:22px;height:22px;color:var(--blue)}.community-category{font-size:7px;font-weight:600;letter-spacing:1.1px;margin-bottom:12px;color:#547380}.community-card h3{font-size:33px;line-height:1.15;white-space:nowrap}.community-card>p{font-size:12px;line-height:1.85;margin-top:13px;color:var(--muted);flex:1}.card-link{display:block;border-top:1px solid #e2e8e6;padding-top:18px;margin-top:27px;font-size:10px;font-weight:700}.community-footer{display:flex;justify-content:space-between;align-items:center;gap:25px;margin-top:26px}.community-footer>p{font-size:12px;color:var(--muted)}.community-footer .text-link{font-size:11px;gap:8px}.pin{width:17px;height:19px;fill:none;stroke:currentColor;stroke-width:1.6}
.team-grid{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:85px}.portraits{display:grid;grid-template-columns:1fr 1fr;gap:17px}.portraits figure:nth-child(2){padding-top:36px}.portraits img{width:100%;height:330px;object-fit:cover;object-position:center 35%;background:#d6e2e7;border-radius:3px}.portraits figcaption{font:500 27px/1.1 var(--head);letter-spacing:.6px;margin-top:17px}.portraits figcaption span{display:block;font:7px/1 var(--body);letter-spacing:2.5px;color:#69818b;margin-top:8px}.team-copy>p:not(.eyebrow):not(.brokerage){font-size:14px;color:var(--muted);line-height:1.9;margin-top:22px}.brokerage{font-size:10px;letter-spacing:1.8px;font-weight:700;margin-top:25px;color:var(--ink)}.brokerage span{display:block;font-size:8px;font-weight:400;letter-spacing:1.2px;margin-top:4px}.team-copy .text-link{margin-top:23px}
.contact{background:var(--navy);color:#fff;padding:82px 0}.contact-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:65px;align-items:center}.contact h2{font-size:77px;line-height:.98}.contact-intro{font-size:14px;color:#cfdee5;line-height:1.9;margin-top:24px}.contact-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:29px}.contact-actions .button{font-size:11px;padding:15px 18px;gap:17px}.contact-note{font-size:9px;color:#b7cbd4;margin-top:15px}.contact-direct{border-left:1px solid #ffffff25;padding-left:47px}.contact-label{font-size:8px;letter-spacing:1.7px;color:#a6c9d9}.phone-large{display:block;font:500 45px/1.2 var(--head);margin-top:16px;white-space:nowrap}.email-link{display:inline-block;font-size:12px;margin-top:13px;color:#d1e5ed;overflow-wrap:anywhere}.direct-links{margin-top:25px;display:flex;gap:24px;font-size:10px;color:#cfe5ed}.direct-links span{font:15px Arial,sans-serif;margin-left:5px}.contact-broker{font-size:9px;letter-spacing:1.5px;color:#b9ced8;margin-top:35px;line-height:1.9}.contact-broker strong{font-size:11px;font-weight:500;letter-spacing:0;color:white}
.site-footer{background:white;padding:45px 0 20px}.footer-main{display:flex;align-items:center;justify-content:space-between;gap:35px}.footer-main .brand{font-size:25px}.footer-main>p{font-size:14px;color:var(--muted);line-height:1.6}.footer-links{display:flex;flex-direction:column;gap:7px;font-size:10px;color:#617982}.footer-links button{padding:0;background:none;border:0;color:inherit;font-size:10px;text-align:left}.footer-links a:hover,.footer-links button:hover{text-decoration:underline}.footer-bottom{border-top:1px solid #e2e8e7;margin-top:32px;padding-top:19px;display:flex;justify-content:space-between;gap:15px;font-size:9px;color:#6e848c}.mobile-bar{display:none}
dialog{padding:0;border:0;border-radius:4px;color:var(--ink);max-height:88svh;max-width:94vw;box-shadow:0 20px 70px #061d3060}dialog::backdrop{background:#041c2be0;backdrop-filter:blur(4px)}.close-dialog{display:grid;place-items:center;background:none;border:0;font:32px/1 Arial,sans-serif;color:inherit;width:40px;height:40px;flex-shrink:0}.dialog-bar{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:12px 18px}.dialog-bar h2{font-size:23px}.video-dialog{width:960px;background:#fff}.video-player{aspect-ratio:16/9;background:#092331}.video-player iframe{display:block;width:100%;height:100%;border:0}.video-dialog>a{display:block;text-align:center;padding:13px;font-size:11px;text-decoration:underline}.community-dialog{width:660px}.community-dialog>.close-dialog,.privacy-dialog>.close-dialog{position:absolute;right:12px;top:10px}.community-dialog-copy{padding:34px 34px 26px}.community-dialog-copy .eyebrow{margin-bottom:10px}.community-dialog h2{font-size:43px;padding-right:20px}.community-dialog-copy>p:last-child{font-size:13px;line-height:1.9;margin-top:16px;color:var(--muted)}#community-map-slot{background:#dfe9e7;min-height:260px}#community-map-slot iframe{display:block;width:100%;height:260px;border:0}.community-dialog-actions{display:flex;align-items:center;gap:25px;padding:25px 34px 12px}.community-dialog-actions .button{font-size:11px;padding:12px 16px;min-height:45px}.community-dialog-actions .text-link{font-size:10px;line-height:1.6}.dialog-note{font-size:9px;line-height:1.7;color:#657b85;padding:0 34px 25px}.privacy-dialog{width:610px;padding:38px}.privacy-dialog h2{font-size:39px;padding-right:20px}.privacy-dialog p:not(.eyebrow){font-size:12px;color:var(--muted);margin-top:18px;line-height:1.8}.privacy-dialog a{text-decoration:underline}body.modal-open{overflow:hidden}
@keyframes slow-pan{from{transform:scale(1.02)}to{transform:scale(1.07)}}
@media(min-width:1500px){.hero-content{padding-top:190px}}
@media(max-width:1100px){.watch-grid{gap:40px}.community-grid{gap:12px}.community-card{padding:22px 17px}.community-card h3{font-size:29px}.community-category{letter-spacing:.6px}.team-grid{gap:45px}.portraits img{height:300px}.contact-grid{gap:35px}.contact-direct{padding-left:30px}.phone-large{font-size:37px}.site-header nav{gap:24px}.hero{min-height:735px}.hero h1{font-size:100px}}
@media(max-width:800px){.section{padding:72px 0}.header-inner{width:90%}.site-header nav{gap:18px;font-size:10px}.brand{font-size:23px}.brand svg{width:32px}.brand small{font-size:7px;letter-spacing:4.2px}.watch-grid{grid-template-columns:1fr;gap:32px}.watch-copy>p:not(.eyebrow){max-width:530px}.watch-copy h2 br{display:none}.community-grid{grid-template-columns:repeat(2,1fr);gap:16px}.community-card h3{font-size:36px}.community-category{font-size:8px;letter-spacing:1px}.community-top{margin-bottom:27px}.team-grid{gap:35px}.portraits img{height:270px}.team-copy h2{font-size:53px}.team-copy>p:not(.eyebrow):not(.brokerage){font-size:12px;margin-top:18px}.contact-grid{grid-template-columns:1fr;gap:42px}.contact-direct{border-left:0;border-top:1px solid #ffffff25;padding:32px 0 0}.contact h2{font-size:70px}.phone-large{font-size:45px}.contact-broker{margin-top:24px}.footer-main>p{display:none}}
@media(max-width:600px){html{scroll-padding-top:20px}.wrap{width:88%}.site-header{height:83px}.brand{font-size:25px}.brand small{letter-spacing:4.5px}.brand svg{width:34px}.menu-toggle{display:flex;flex-direction:column;gap:7px;padding:13px;border:1px solid #ffffff70;border-radius:2px;background:transparent;color:white}.menu-toggle span{display:block;width:20px;height:1px;background:currentColor}.site-header nav{display:none;position:absolute;left:0;right:0;top:83px;background:var(--navy);padding:19px 6% 25px;box-shadow:0 15px 20px #0002}.site-header nav.open{display:flex;flex-direction:column;align-items:stretch;gap:0;font-size:13px}.site-header nav>a{padding:14px 0}.site-header nav .nav-contact{padding:12px 16px;margin-top:10px}.hero{height:auto;min-height:750px}.hero-content{padding:143px 0 104px}.hero-photo{background-position:62% center}.hero-overlay{background:linear-gradient(90deg,#092635dc,#092a3a99),linear-gradient(0deg,#0b2c3ab3,transparent)}.hero .eyebrow{font-size:8px;letter-spacing:1.8px}.hero h1{font-size:clamp(75px,18vw,102px);line-height:.94}.hero-description{font-size:14px;line-height:1.85;margin-top:26px}.hero-description br{display:none}.hero-actions{flex-direction:column;align-items:stretch;max-width:350px;gap:10px;margin-top:25px}.hero-actions .button{min-height:52px;font-size:11px}.hero-phone{font-size:22px;margin-top:26px}.hero-team{font-size:7px;line-height:1.8;letter-spacing:1.2px}.hero-team span{font-size:8px}.hero-bottom{bottom:26px}.hero-bottom p{font-size:6px;letter-spacing:1px}.hero-bottom p span{padding:0 7px}.hero-bottom>a>span{display:none}.hero-bottom>a svg{height:22px;width:22px}.section{padding:62px 0}h2{font-size:52px}.eyebrow{font-size:8px;letter-spacing:1.9px;margin-bottom:15px}.watch-copy h2 br{display:block}.watch-copy>p:not(.eyebrow){font-size:13px;margin-top:20px}.watch-copy .text-link{margin-top:20px}.watch-grid{gap:29px}.play-circle{width:60px;height:60px}.play-circle svg{width:23px;height:23px}.video-pill{left:14px;bottom:13px;font-size:7px}.video-caption{align-items:flex-start;gap:15px;margin-top:14px}.video-caption h3{font-size:24px;max-width:235px}.video-caption>span{display:none}.section-heading{display:block;margin-bottom:28px}.section-heading>p{font-size:12px;margin-top:20px}.section-heading>p br{display:none}.community-grid{gap:12px}.community-card{padding:20px 15px}.community-top{font-size:25px;margin-bottom:25px}.community-top .arrow{width:19px;height:19px}.community-category{font-size:6px;line-height:1.7;letter-spacing:.5px;min-height:20px;margin-bottom:9px}.community-card h3{font-size:29px;white-space:normal;min-height:66px}.community-card>p{font-size:11px;line-height:1.8;margin-top:8px}.card-link{font-size:9px;line-height:1.5;margin-top:20px;padding-top:16px}.community-footer{display:block;margin-top:25px}.community-footer>p{font-size:11px}.community-footer .text-link{margin-top:13px;font-size:10px}.team-grid{grid-template-columns:1fr;gap:40px}.portraits{gap:13px}.portraits img{height:265px}.portraits figure:nth-child(2){padding-top:26px}.portraits figcaption{font-size:25px}.portraits figcaption span{font-size:6px;letter-spacing:1.7px}.team-copy h2{font-size:56px}.team-copy>p:not(.eyebrow):not(.brokerage){font-size:13px;line-height:1.85;margin-top:21px}.team-copy .eyebrow{font-size:8px}.team-copy .text-link{font-size:11px}.contact h2{font-size:66px}.contact-intro{font-size:13px}.contact-intro br{display:none}.contact-actions{flex-direction:column;align-items:stretch;margin-top:25px;gap:12px}.contact-actions .button{min-height:54px}.contact-note{font-size:8px;line-height:1.8}.phone-large{font-size:43px}.email-link{font-size:11px}.contact-label{font-size:8px;letter-spacing:1.5px}.direct-links{font-size:10px}.site-footer{padding:35px 0 85px}.footer-main{align-items:flex-start;flex-direction:column;gap:25px}.footer-links{font-size:10px;gap:10px}.footer-bottom{flex-direction:column;font-size:8px;gap:8px;margin-top:26px;padding-top:19px}.mobile-bar{display:grid;grid-template-columns:1fr 1fr;position:fixed;z-index:10;left:0;right:0;bottom:0;background:white;box-shadow:0 -2px 18px #133a4c12;padding-bottom:env(safe-area-inset-bottom)}.mobile-bar a{display:flex;align-items:center;justify-content:center;gap:12px;min-height:53px;font-size:10px;font-weight:700}.mobile-bar a:last-child{background:var(--blue);color:white}.mobile-bar .arrow{height:15px;width:15px}.community-dialog-copy{padding:32px 24px 22px}.community-dialog h2{font-size:37px}.community-dialog-copy>p:last-child{font-size:12px}.community-dialog-actions{padding:22px 24px 14px;display:flex;flex-direction:column;align-items:stretch;gap:18px}.community-dialog-actions .text-link{justify-content:center}.dialog-note{padding:0 24px 24px;font-size:9px}#community-map-slot,#community-map-slot iframe{min-height:220px;height:220px}.privacy-dialog{padding:34px 26px}.privacy-dialog h2{font-size:35px}.privacy-dialog p:not(.eyebrow){font-size:11px}.dialog-bar h2{font-size:20px}.dialog-bar{padding:10px 14px}.video-dialog>a{font-size:10px}.video-dialog .close-dialog{width:30px;height:30px}}
@media(max-width:360px){.hero h1{font-size:72px}.community-grid{grid-template-columns:1fr}.community-card h3{min-height:0;font-size:35px}.community-category{min-height:0;font-size:8px}.community-card>p{font-size:12px}.community-top{margin-bottom:18px}.portraits img{height:230px}.hero-bottom p{font-size:5.5px}.phone-large{font-size:39px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.hero-photo{animation:none}*,*:before,*:after{transition:none!important}}

.homes{border-bottom:1px solid var(--line)}.homes-heading-links{display:flex;flex-direction:column;gap:8px;padding-bottom:5px}.homes-heading-links>span{font-size:9px;color:var(--muted)}.homes-heading-links .text-link{font-size:11px}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.property-card{min-width:0}.property-image{aspect-ratio:16/10;overflow:hidden;position:relative;background:#dce5e7;border-radius:3px}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .4s}.property-card:hover img{transform:scale(1.04)}.property-image>span{position:absolute;bottom:14px;left:14px;background:#103849eb;color:white;font-size:7px;letter-spacing:1.2px;padding:7px 10px}.property-copy{display:flex;align-items:center;justify-content:space-between;gap:15px;padding-top:19px}.property-copy h3{font-size:31px}.property-copy p{font-size:10px;color:var(--muted);margin-top:6px}.property-copy>.arrow{color:var(--blue);width:22px;height:22px}.property-cta{display:inline-block;font-size:10px;font-weight:700;margin-top:17px;border-bottom:1px solid #a3c6d2;padding-bottom:3px}.property-note{font-size:10px;line-height:1.8;color:var(--muted);margin-top:30px;max-width:820px}@media(max-width:1100px){.site-header nav{gap:20px}.property-grid{gap:20px}}@media(max-width:800px){.site-header nav{gap:15px;font-size:9px}.homes-heading-links{margin-top:22px}.property-grid{gap:15px}.property-copy h3{font-size:28px}}@media(max-width:600px){.property-grid{grid-template-columns:1fr;gap:34px}.property-image{aspect-ratio:16/10}.property-copy h3{font-size:33px}.property-copy p{font-size:11px}.property-cta{font-size:11px}.property-note{font-size:9px;margin-top:28px}.homes-heading-links .text-link{font-size:11px}.homes-heading-links>span{font-size:9px}.site-header nav.open{font-size:13px}}

.nav-contact,.direct-links a{display:inline-flex;align-items:center;gap:18px}.nav-contact .arrow{width:14px;height:14px}

body:not(.home) .site-header{position:relative;background:var(--navy)}.content-page{min-height:60vh}.content-page h1{font-size:clamp(42px,6vw,64px);margin-bottom:30px}.content-page article{margin-bottom:48px}.entry-content{max-width:850px;margin-top:25px}.entry-content p,.entry-content ul,.entry-content ol{margin-bottom:20px}.entry-content a{color:var(--blue);text-decoration:underline}.entry-content img{height:auto}.admin-bar.home .site-header{top:32px}@media(max-width:782px){.admin-bar.home .site-header{top:46px}}