:root{color-scheme:dark;--bg:#0a151b;--fg:#fff;--muted:#b9c5cb;--line:#ffffff30}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;background:var(--bg);color:var(--fg);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}a:focus-visible,video:focus-visible{outline:3px solid white;outline-offset:6px}a:hover{opacity:.8}img{max-width:100%;display:block}header{position:absolute;z-index:2;top:0;left:0;width:100%;padding:28px 5%;display:flex;justify-content:space-between;align-items:center}.logo{width:100px;height:95px;object-fit:contain}nav{display:flex;gap:36px;font-size:14px}nav a:last-child{border-bottom:1px solid white}.hero{height:90vh;min-height:680px;max-height:1100px;position:relative;overflow:hidden}.hero-image{width:100%;height:100%;object-fit:cover;object-position:center}.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,#04151e60,transparent 30%,#04151e26 48%,#04151ec9)}.hero-copy{position:absolute;bottom:70px;left:7%;right:7%}.eyebrow{text-transform:uppercase;font-size:12px;letter-spacing:.23em;margin:0 0 22px}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.02;letter-spacing:-.045em;margin:0}h1{font-size:clamp(72px,9.4vw,148px);text-shadow:0 2px 26px #0003}h1 em,h2 em{font-weight:400}h2{font-size:clamp(42px,4.8vw,72px)}.hero-bottom{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-top:24px}.hero-bottom p{font-size:18px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:42px;padding:15px 22px;border:1px solid #fff9;font-size:14px}.image-note{position:absolute;bottom:15px;right:3%;font-size:12px;color:#ddd}.snapshot{display:grid;grid-template-columns:repeat(3,1fr);padding:45px 7%;border-bottom:1px solid var(--line)}.snapshot>div{padding:0 30px;border-right:1px solid var(--line)}.snapshot>div:first-child{padding-left:0}.snapshot>div:last-child{border:0}.snapshot span{display:block;color:var(--muted);font-size:12px;text-transform:uppercase;letter-spacing:.18em;margin-bottom:10px}.snapshot strong{font:40px Georgia,serif}.snapshot small{font:16px Arial,sans-serif}.section{padding:110px 7%}.intro{display:grid;grid-template-columns:1.1fr 1fr;gap:10%}.intro-copy p{margin:0 0 24px;max-width:500px}.intro-copy p:first-child{font-size:22px;line-height:1.6}.intro-copy p:nth-child(2),.secondary{color:var(--muted)}.text-link{display:inline-block;border-bottom:1px solid #fff7;padding-bottom:7px;margin-top:15px;font-size:14px}.wide-image{margin:0 3%}.wide-image img{width:100%;max-height:760px;object-fit:cover}.wide-image figcaption{font-size:12px;color:var(--muted);padding:12px 0}.opportunity-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:10%}.opportunity-grid p{margin-top:0}.film{background:#101f27}.section-title{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:38px}.section-title p{color:var(--muted)}video{width:100%;display:block;aspect-ratio:16/9;object-fit:contain;background:black}.film-download{display:inline-block;margin-top:14px;font-size:14px;text-decoration:underline}.location{display:grid;grid-template-columns:.75fr 1.25fr;gap:8%;align-items:center}.location p:not(.eyebrow){color:var(--muted);margin-top:28px}.location img{height:500px;width:100%;object-fit:cover}.inquiry{border-top:1px solid var(--line);text-align:center;padding-top:100px;padding-bottom:100px}.inquiry h2{font-size:clamp(70px,8vw,112px)}.inquiry>p:not(.eyebrow){max-width:480px;margin:28px auto}.setup-note{font-size:14px;color:var(--muted)}footer{margin:0 7%;padding:35px 0;border-top:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:30px;font-size:14px;color:var(--muted)}footer img{width:95px}.skip{position:absolute;left:15px;top:-100px;z-index:10;background:#000;padding:10px}.skip:focus{top:10px}@media(max-width:700px){header{padding:20px 6%}.logo{width:65px;height:65px}nav{gap:20px}nav a:first-child{display:none}.hero{min-height:650px;height:88svh}.hero-image{object-position:57% center}.hero-copy{left:6%;right:6%;bottom:55px}h1{font-size:clamp(58px,13vw,85px)}.hero-bottom{display:block}.hero-bottom p{font-size:16px;margin:20px 0}.snapshot{padding:30px 6%;gap:15px}.snapshot>div{padding:0 10px 0 0}.snapshot strong{font-size:27px}.snapshot small{display:block;font-size:14px}.snapshot span{font-size:12px;letter-spacing:.06em}.section{padding:65px 6%}.intro,.opportunity-grid,.location{grid-template-columns:1fr;gap:32px}.intro-copy p:first-child{font-size:20px}.wide-image{margin:0}.wide-image img{min-height:360px}.wide-image figcaption{padding:12px 6%}.section-title{display:block}.section-title>p{margin-top:24px}.location img{height:360px}footer{margin:0 6%;flex-wrap:wrap}footer p{font-size:14px}footer a{width:100%}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.logo{width:220px;height:auto}footer img{width:180px}.contact-actions{display:flex;justify-content:center;gap:16px;flex-wrap:wrap}@media(max-width:700px){.logo{width:150px;height:auto}}

/* Immersive opening and edge-to-edge aerial film. */
.hero-image{height:120%;max-width:none;position:absolute;top:-10%;left:0;will-change:transform}
.hero-copy{will-change:transform}
.film.section{padding:0;background:#071218;position:relative;min-height:620px;height:90svh;max-height:1100px;overflow:hidden}
.film video{position:absolute;inset:0;width:100%;height:100%;aspect-ratio:auto;object-fit:cover}
.film .section-title{position:absolute;z-index:1;top:0;left:0;width:100%;padding:55px 7% 90px;margin:0;pointer-events:none;background:linear-gradient(#000a,transparent)}
.film .section-title p{color:white}.film .film-download{position:absolute;right:4%;bottom:65px;z-index:1;background:#071218aa;padding:8px 14px;margin:0}
@media(max-width:700px){.film.section{height:72svh;min-height:480px}.film .section-title{padding:35px 6% 65px}.film .section-title h2{font-size:40px}.film .section-title>p{display:none}}
@media(prefers-reduced-motion:reduce){.hero-image,.hero-copy{transform:none!important;will-change:auto}}
/* White editorial surfaces frame the cinematic landscape. */
:root{color-scheme:light;--bg:#fff;--fg:#152c36;--muted:#51626a;--line:#152c3628}header{color:white}.hero{color:white}.hero-scroll{height:210svh;position:relative;background:#0a151b}.hero-scroll .hero{position:sticky;top:0;height:100svh;min-height:580px;max-height:none}.hero-image{top:0;height:100%;transform-origin:57% 55%}.hero-copy{bottom:12%;}.hero-reveal{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;color:white;opacity:0;pointer-events:none;padding:7%;text-shadow:0 2px 30px #0008}.hero-reveal>p:last-child{font:clamp(40px,5.5vw,84px)/1.12 Georgia,serif;letter-spacing:-.04em;margin:0}.hero-shade{background:linear-gradient(#00121f70,transparent 35%,#00121f88)}.snapshot{background:white;position:relative}.snapshot strong{font-size:clamp(30px,3.5vw,52px)}.intro,.opportunity,.location{background:white}.text-link{border-color:#152c3670}.wide-image{margin:0 5%}.film{color:white}.inquiry{display:grid;grid-template-columns:.8fr 1fr;gap:10%;text-align:left;align-items:center;background:#f4f7f8}.agent-portrait{align-self:stretch;background:white;overflow:hidden}.agent-portrait img{width:100%;height:100%;max-height:720px;object-fit:cover;object-position:center top}.agent-copy>p:not(.eyebrow){margin:28px 0;max-width:480px}.inquiry h2{font-size:clamp(55px,6vw,86px)}.contact-actions{justify-content:flex-start}.inquiry .button{border-color:#152c3660}.inquiry a:focus-visible{outline-color:#152c36}footer{color:white;background:#0a151b;margin:0;padding:40px 7%;border:0}footer img{width:210px}.logo{width:245px}.inquiry .button:first-child{background:#152c36;color:white}.section{padding-top:120px;padding-bottom:120px}
@media(max-width:700px){.hero-scroll{height:175svh}.hero-scroll .hero{min-height:560px}.hero-copy{bottom:12%}.hero-reveal>p:last-child{font-size:40px}.logo{width:165px}.section{padding-top:65px;padding-bottom:65px}.inquiry{grid-template-columns:1fr;gap:40px}.agent-portrait img{max-height:510px;object-fit:contain}.wide-image{margin:0}.snapshot strong{font-size:28px}}
@media(prefers-reduced-motion:reduce){.hero-scroll{height:auto}.hero-scroll .hero{position:relative}.hero-reveal{display:none}.hero-copy{opacity:1!important}}
.faq{background:#fff;border-top:1px solid var(--line);display:grid;grid-template-columns:.75fr 1.25fr;gap:45px 8%}.faq-heading>p:last-child{color:var(--muted);max-width:330px;margin-top:28px}.faq-group+ .faq-group{margin-top:45px}.faq h3{font-size:14px;letter-spacing:.12em;text-transform:uppercase;margin:0 0 18px}.faq details{border-top:1px solid var(--line)}.faq details:last-child{border-bottom:1px solid var(--line)}.faq summary{cursor:pointer;padding:20px 35px 20px 0;position:relative;list-style:none;font-size:18px;line-height:1.4}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';position:absolute;right:4px;top:18px;font-size:24px;font-weight:300}.faq details[open] summary:after{content:'−'}.faq details p{margin:0;padding:0 30px 24px 0;color:var(--muted);font-size:16px;line-height:1.75}.faq summary:focus-visible{outline:2px solid #152c36;outline-offset:4px}.faq-note{grid-column:1/-1;font-size:14px;color:var(--muted);border-top:1px solid var(--line);padding-top:24px;margin:0}.faq-note a{text-decoration:underline}@media(max-width:700px){.faq{grid-template-columns:1fr;gap:30px}.faq summary{font-size:16px}nav{gap:15px}nav a{font-size:14px}}@media(max-width:380px){header .logo{width:135px}nav{gap:10px}}
.faq details p a{text-decoration:underline;text-underline-offset:3px}

.location.section{display:block;padding-left:0;padding-right:0}.location-heading{display:grid;grid-template-columns:1fr 1fr;gap:10%;padding:0 7% 45px;align-items:end}.location-heading p:not(.eyebrow){margin:0;max-width:510px}.location-map{margin:0}.location .location-map img{width:100%;height:auto;max-height:none;object-fit:contain}.location-map figcaption{padding:15px 7% 0;font-size:14px;color:var(--muted)}.location-map a{display:block}.location-map a:hover{opacity:1}.location-map a:focus-visible{outline:3px solid #152c36;outline-offset:4px}@media(max-width:700px){.location-heading{grid-template-columns:1fr;gap:25px;padding:0 6% 30px}.location-map figcaption{padding-left:6%;padding-right:6%}}
.snapshot .area-detail{font-size:12px;text-transform:none;letter-spacing:0;margin:12px 0 0}.property-facts{background:#f4f7f8}.facts-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin:45px 0 28px}.facts-grid>div{border-top:1px solid var(--line);padding-top:20px}.facts-grid dt{font-size:13px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}.facts-grid dd{margin:12px 0 0;font:24px/1.3 Georgia,serif}.facts-grid small{display:block;font:14px/1.5 Arial,sans-serif;margin-top:10px;color:var(--muted)}.facts-grid a{text-decoration:underline}.facts-note{font-size:14px;max-width:900px;color:var(--muted)}.dark-button{background:#152c36;color:white;margin-top:18px}.sticky-contact{position:fixed;z-index:10;bottom:20px;right:24px;background:#fff;color:#152c36;border:1px solid #152c3630;box-shadow:0 4px 24px #0002;padding:12px 16px;display:flex;gap:16px;align-items:center;font-size:14px}.sticky-contact[hidden]{display:none}.sticky-contact a{padding:8px 12px;background:#152c36;color:#fff}.sticky-contact a:focus-visible{outline-color:#152c36}footer{padding-bottom:110px}.menu-toggle{display:none}.hero-reveal>p:last-child em{display:block;font:18px/1.6 Arial,sans-serif;letter-spacing:.08em;margin-top:24px}nav a:focus-visible{outline-color:white}@media(max-width:760px){.facts-grid{grid-template-columns:1fr 1fr;gap:25px}.facts-grid dd{font-size:21px}.sticky-contact{bottom:12px;right:12px;left:12px;justify-content:center;gap:10px}.sticky-contact>span{display:none}.menu-toggle:not([hidden]){display:block;border:1px solid #fff9;background:#10232e90;color:white;padding:10px 16px;font:14px Arial}.menu-enabled nav{display:none;position:absolute;top:80px;left:6%;right:6%;background:#10232e;padding:22px;flex-direction:column;gap:15px}.menu-enabled nav.is-open{display:flex}.menu-enabled nav a:first-child{display:block}.menu-enabled nav a{font-size:16px}.hero-copy{bottom:10%}}@media(max-width:430px){.facts-grid{grid-template-columns:1fr}.snapshot{gap:8px}.snapshot strong{font-size:25px}}

/* Concise category accordion */
.faq .faq-category{margin:0;border-bottom:0}.faq .faq-category:last-child{border-bottom:1px solid var(--line)}.faq .faq-category>summary{font-size:22px;padding:27px 36px 27px 0;display:flex;align-items:center;justify-content:space-between;gap:15px}.faq .faq-category>summary:after{top:25px}.faq-count{font-size:12px;letter-spacing:.04em;color:var(--muted);white-space:nowrap}.faq-answers{padding:0 0 12px}.faq .faq-answers article{padding:20px 0;border-top:1px solid var(--line)}.faq .faq-answers h3{font-size:17px;text-transform:none;letter-spacing:0;line-height:1.5;margin:0 0 10px}.faq .faq-answers p{padding:0;font-size:15px;line-height:1.7}.faq-sources{display:inline-block;margin-top:12px;font-size:12px}@media(max-width:700px){.faq .faq-category>summary{font-size:20px}.faq-count{font-size:11px}}