:root{--navy:#14484f;--navy-d:#0d3238;--orange:#F79420;--grey:#A7A9AC;--grey-text:#5B6370;--orange-text:#B45309;--ink:#1d2b2e;--rule:#dfe3e4;--tint:#f4f6f6;--serif:"Playfair Display",Georgia,serif;--sans:"Inter",system-ui,sans-serif}
*{box-sizing:border-box}
body{margin:0;font-family:var(--sans);color:var(--ink);background:#fff;line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto}
a{color:inherit}
.wrap{max-width:1160px;margin:0 auto;padding:0 28px}
.narrow{max-width:820px}.center{text-align:center}
.sr{position:absolute;left:-9999px}

/* accessibility */
.skip{position:absolute;left:16px;top:-80px;z-index:100;background:#fff;color:var(--navy);padding:14px 22px;font-weight:600;text-decoration:none;border:2px solid var(--orange-text)}
.skip:focus{top:12px}
:focus-visible{outline:2px solid var(--orange-text);outline-offset:2px}
.site-header :focus-visible,.site-footer :focus-visible,.band.navy :focus-visible,.hero :focus-visible,.page-head.has-img :focus-visible{outline-color:var(--orange)}
.pill:focus-visible{outline-offset:3px}
main:focus{outline:0}

/* header */
.site-header{position:fixed;inset:0 0 auto 0;z-index:50;background:transparent;transition:background .3s,box-shadow .3s}
.no-hero .site-header,.site-header.solid{background:var(--navy)}
.site-header.solid{box-shadow:0 1px 0 rgba(255,255,255,.08)}
.header-in{display:flex;align-items:center;justify-content:space-between;min-height:124px;gap:24px}
.logo img{display:block;height:106px;width:auto}
.nav{display:flex;gap:30px}
.nav a{position:relative;color:#fff;text-decoration:none;font-size:14px;font-weight:500;letter-spacing:.02em;padding:13px 0}
.nav a::after{content:"";position:absolute;left:0;right:0;bottom:11px;height:1px;background:transparent}
.nav a:hover::after,.nav a[aria-current]::after{background:var(--orange)}
.nav-toggle,.nav-burger{display:none}
.header-in{position:relative}

/* type */
.display,.h3,.row-title,.rental-name,.rental-rent,.foot-brand,.quote blockquote,.proof-item p,.matrix tbody th,.plainlist li,.steps li,.banner-t,.markets li{font-feature-settings:"liga" 0,"dlig" 0}
.display{font-family:var(--serif);font-weight:400;font-size:clamp(30px,4.2vw,50px);line-height:1.12;letter-spacing:-.01em;margin:0 0 20px;color:var(--navy)}
.display.xl{font-size:clamp(36px,5.6vw,68px)}
em,i{font-style:normal}
.h3{font-family:var(--serif);font-weight:400;font-size:28px;line-height:1.2;margin:8px 0 12px;color:var(--navy)}
.eyebrow{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--orange-text);margin:0 0 14px}
.band.navy .eyebrow{color:#F99B2A}
.page-head.has-img .eyebrow{color:var(--orange)}
.smallcaps{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--grey-text)}
.lede{font-size:19px;color:#44585b;max-width:640px;margin:0 0 28px}
.lede.wide{max-width:820px}
.lede.light{color:rgba(255,255,255,.86)}
.arrow{color:var(--orange);font-size:22px;transition:transform .2s}

/* buttons */
.pill{display:inline-block;background:var(--orange);color:#14232a;text-decoration:none;font-weight:600;font-size:15px;padding:14px 30px;border-radius:999px;border:1px solid var(--orange);cursor:pointer;font-family:var(--sans);transition:background .2s,color .2s}
.pill:hover{background:#fff;color:var(--navy);border-color:#fff}
.pill.outline{background:transparent;color:var(--navy);border-color:var(--navy)}
.pill.outline:hover{background:var(--navy);color:#fff}
.pill.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.5)}
.pill.ghost:hover{background:#fff;color:var(--navy)}
.buttons{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}

/* hero */
.hero{position:relative;min-height:88vh;display:flex;align-items:flex-end;color:#fff;padding:180px 0 90px}
.hero-bg{position:absolute;inset:0;background:linear-gradient(180deg,rgba(13,50,56,.35),rgba(13,50,56,.82)),linear-gradient(135deg,#2c6a72 0%,#14484f 55%,#0d3238 100%)}
.hero-bg{background-size:cover;background-position:center}
.hero-in{position:relative;width:100%}
.hero .display{color:#fff;max-width:900px}
.hero .lede{max-width:640px}
.page-head{padding:200px 0 56px;background:#fff}
.no-hero .page-head{padding-top:200px}
.page-head+.band{padding-top:56px}
.page-head.has-img{background-size:cover;background-position:center;color:#fff}
.page-head.has-img .display,.page-head.has-img .lede{color:#fff}

/* proof */
.proof{border-bottom:1px solid var(--rule)}
.proof-row{display:grid;grid-template-columns:repeat(3,1fr)}
.proof-item{padding:30px 28px 30px 0}
.proof-item+.proof-item{border-left:1px solid var(--rule);padding-left:28px}
.proof-item p{margin:6px 0 0;font-family:var(--serif);font-size:21px;line-height:1.35;color:var(--navy)}

/* bands */
.band{padding:110px 0}
.band.tint{background:var(--tint)}
.band.navy{background:var(--navy);color:#fff}
.band.navy .display{color:#fff}
.two{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}

/* rows */
.rows{border-top:1px solid var(--rule);margin-top:36px}
.row{display:grid;grid-template-columns:260px 1fr 30px;gap:24px;align-items:center;padding:28px 0;border-bottom:1px solid var(--rule);text-decoration:none}
.row-title{font-family:var(--serif);font-size:26px;color:var(--navy);line-height:1.25}
.row-text{color:#44585b}
.row:hover .arrow{transform:translateX(6px)}
.empty{padding:28px 0;border-bottom:1px solid var(--rule);color:#44585b;margin:0}
.more{margin-top:24px}
.textlink{display:inline-block;padding:12px 0;text-decoration:underline;text-decoration-color:var(--orange);text-decoration-thickness:1px;text-underline-offset:6px;color:var(--navy);font-weight:500}

/* photos */
.mosaic{display:grid;grid-template-columns:repeat(12,1fr);grid-auto-rows:150px;gap:14px;margin-top:40px}
.mosaic .photo{margin:0;position:relative;overflow:hidden}
.m1{grid-column:1/8;grid-row:1/4}.m2{grid-column:8/13;grid-row:1/3}.m3{grid-column:8/13;grid-row:3/5}
.m4{grid-column:1/5;grid-row:4/6}.m5{grid-column:5/8;grid-row:4/6}
.mosaic.small{grid-template-columns:repeat(4,1fr);grid-auto-rows:170px}
.mosaic.small .photo{grid-column:auto;grid-row:auto}
.photo-fill{position:absolute;inset:0;background:linear-gradient(135deg,#3d6a71,#1c4f57);display:flex;align-items:center;justify-content:center;text-align:center;padding:16px}
.photo-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.photo-label{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:#fff}
.photo-label.over{position:absolute;left:0;right:0;bottom:0;padding:32px 16px 12px;background:linear-gradient(transparent,rgba(13,50,56,.82));text-align:left}

/* lists, table, steps */
.plainlist{list-style:none;margin:0;padding:0;border-top:1px solid var(--rule)}
.plainlist li{padding:18px 0;border-bottom:1px solid var(--rule);font-family:var(--serif);font-size:23px;color:var(--navy)}
.markets{margin:36px 0 56px}
.markets.two{display:grid;grid-template-columns:1fr 1fr;gap:48px}
.markets ul{list-style:none;padding:0;margin:12px 0 0;border-top:1px solid var(--rule)}
.markets li{padding:12px 0;border-bottom:1px solid var(--rule);font-family:var(--serif);font-size:21px;color:var(--navy)}
.disclaimer{font-size:14px;color:#5b6d70;border-left:2px solid var(--orange);padding-left:16px;margin-top:28px}
.placeholder{border:1px dashed var(--grey);padding:32px;color:#5b6d70;font-size:15px}

/* form */
.form{display:grid;gap:18px}
.form label{display:grid;gap:6px;font-size:13px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:var(--navy)}
.form input,.form textarea{font:inherit;font-size:16px;text-transform:none;letter-spacing:0;font-weight:400;padding:12px 0;border:0;border-bottom:1px solid #6B7280;background:transparent;color:var(--ink);border-radius:0;min-height:44px}
.form input:focus,.form textarea:focus{border-bottom-color:var(--orange-text)}
.form .pill{justify-self:start}
.hp{position:absolute;left:-9999px;height:0;overflow:hidden}
.notice{margin:0;padding:14px 16px;font-size:15px;border-left:3px solid var(--orange);background:var(--tint)}

/* footer */
.site-footer{background:var(--navy-d);color:rgba(255,255,255,.78);padding:64px 0 40px;font-size:15px}
.footer-in{display:flex;flex-direction:column;gap:6px}
.foot-brand{font-family:var(--serif);font-size:22px;color:#fff;margin:0 0 6px}
.foot-brand span{color:var(--orange);margin:0 4px}
.foot-line{margin:0}
.site-footer a{display:inline-block;padding:12px 0;text-decoration:underline;text-decoration-color:rgba(255,255,255,.35);text-decoration-thickness:1px;text-underline-offset:5px}
.a11y-note{margin:0;font-size:13px;color:rgba(255,255,255,.75)}
.a11y-note a{padding:12px 2px}
.compliance{display:flex;gap:22px;align-items:center;margin:22px 0 8px}
.compliance img{display:block;height:44px;width:auto;opacity:.85}
.copy{margin:14px 0 0;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);font-size:13px;color:rgba(255,255,255,.55)}

/* motion */
@media (prefers-reduced-motion:no-preference){
  html{scroll-behavior:smooth}
  .fade{opacity:0;transform:translateY(18px);transition:opacity .8s ease,transform .8s ease}
  .fade.in{opacity:1;transform:none}
}

/* heroes (interior pages share the home treatment) */
.page-hero{position:relative;min-height:74vh;display:flex;align-items:flex-end;padding:180px 0 80px;background-size:cover;background-position:center 55%;background-repeat:no-repeat;color:#fff}
.page-hero>.wrap{width:100%;max-width:1160px;margin:0 auto}
.page-hero>.wrap>*{max-width:820px}
.page-hero .eyebrow{text-shadow:0 1px 10px rgba(0,0,0,.55)}
.page-hero .display,.page-hero .lede{text-shadow:0 1px 20px rgba(0,0,0,.35)}
.page-hero+.band{padding-top:110px}
.photo{position:relative;overflow:hidden;margin:0}

/* cards */
.cards{display:grid;gap:24px;margin-top:40px}
.cards.four{grid-template-columns:repeat(4,1fr)}
.card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--rule);box-shadow:0 1px 3px rgba(13,50,56,.06),0 8px 24px rgba(13,50,56,.05);text-decoration:none;color:inherit;transition:transform .2s,box-shadow .2s}
a.card:hover{transform:translateY(-3px);box-shadow:0 2px 6px rgba(13,50,56,.08),0 14px 32px rgba(13,50,56,.09)}
.card-title{font-family:var(--serif);font-size:23px;line-height:1.25;color:var(--navy);font-feature-settings:"liga" 0,"dlig" 0}
.card-text{color:#44585b;font-size:15px;line-height:1.55}
.door{padding:32px 28px;gap:12px}
.card-icon{color:var(--navy);display:block;margin-bottom:8px}
.card-arrow{margin-top:auto;padding-top:8px}
.news-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:36px}
.news-img{display:block;aspect-ratio:16/10;background:linear-gradient(135deg,#3d6a71,#1c4f57);overflow:hidden}
.news-img img{width:100%;height:100%;object-fit:cover;display:block}
.news-fallback{display:block;width:100%;height:100%}
.news-body{display:flex;flex-direction:column;gap:10px;padding:24px}
.news-date{font-size:13px;color:var(--grey-text);font-weight:500}
.assets{display:grid;grid-template-columns:repeat(6,1fr);gap:24px;margin-top:40px}
.asset{grid-column:span 2}
.asset.a4,.asset.a5{grid-column:span 3}
.asset-photo{aspect-ratio:16/10}
.asset-body{padding:24px;display:flex;flex-direction:column;gap:10px}
.asset-body .card-title{margin:0}.asset-body .card-text{margin:0}
.blocks{display:grid;grid-template-columns:1fr 1fr;gap:0 64px;margin-top:40px;border-top:1px solid var(--rule)}
.cap{padding:32px 0;border-bottom:1px solid var(--rule)}
.cap .h3{margin:0 0 12px}
.cap p{margin:0;color:#44585b}
a.inline{color:var(--navy);font-weight:500;text-decoration:underline;text-decoration-color:var(--orange);text-underline-offset:4px}
.legal{font-size:18px;line-height:1.8;color:#2f4144;margin:0}

/* reviews */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:40px}
.review{margin:0;background:#fff;border:1px solid var(--rule);box-shadow:0 1px 3px rgba(13,50,56,.06),0 10px 30px rgba(13,50,56,.06);padding:40px 36px;display:flex;flex-direction:column;justify-content:space-between;gap:28px}
.review blockquote{margin:0;font-family:var(--serif);font-size:clamp(20px,1.7vw,23px);line-height:1.55;color:var(--navy);font-feature-settings:"liga" 0,"dlig" 0}
.review figcaption{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--grey-text)}

/* footer layout */
.foot-top{display:flex;justify-content:space-between;align-items:center;gap:24px 40px;flex-wrap:wrap;margin-bottom:12px}
.foot-logo{border:0;padding:0!important;display:inline-block;text-decoration:none!important}
.foot-logo img{display:block;height:72px;width:auto}
.foot-nav{display:flex;flex-wrap:wrap;gap:0 28px}
.foot-nav a{font-size:14px;color:#fff;text-decoration:none;padding:12px 0}
.foot-nav a:hover,.foot-nav a[aria-current]{text-decoration:underline;text-decoration-color:var(--orange);text-underline-offset:6px}

/* responsive */
.buttons.secondary{margin-top:16px}
.pill.small{font-size:14px;padding:11px 24px}
@media (max-width:860px){
  body{font-size:16px}
  .wrap{padding:0 22px}
  .nav-toggle{display:block;position:absolute;right:12px;top:50%;width:48px;height:48px;margin:-24px 0 0;opacity:0;cursor:pointer;z-index:3}
  .nav-toggle:focus-visible+.nav-burger{outline:2px solid var(--orange);outline-offset:2px}
  .nav-burger{display:flex;flex-direction:column;gap:6px;cursor:pointer;padding:15px 11px;z-index:2}
  .nav-burger span{display:block;width:26px;height:2px;background:#fff}
  .nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--navy);flex-direction:column;gap:0;padding:8px 22px 20px}
  .nav a{padding:14px 0;border-bottom:1px solid rgba(255,255,255,.12)}
  .nav a::after{display:none}
  .nav-toggle:checked~.nav{display:flex}
  .header-in{min-height:96px}.logo img{height:80px}
  .site-header:has(.nav-toggle:checked){background:var(--navy)}
  .band{padding:72px 0}
  .page-head{padding:150px 0 40px}
  .no-hero .page-head{padding-top:150px}
  .hero{min-height:80vh;padding:140px 0 60px}
  .two{grid-template-columns:1fr;gap:28px}
  .proof-row{grid-template-columns:1fr}
  .proof-item,.proof-item+.proof-item{padding:20px 0;border-left:0}
  .proof-item+.proof-item{border-top:1px solid var(--rule)}
  .row,.row.news{grid-template-columns:1fr 24px;gap:6px 16px}
  .row-text,.row-date{grid-column:1}
  .row .arrow{grid-row:1/3;grid-column:2}
  .mosaic,.mosaic.small{grid-template-columns:1fr 1fr;grid-auto-rows:130px}
  .m1,.m2,.m3,.m4,.m5{grid-column:auto;grid-row:auto}
  .m1{grid-column:1/3}
  .markets.two{grid-template-columns:1fr;gap:28px}
}

@media (max-width:1000px){.cards.four{grid-template-columns:1fr 1fr}.reviews,.news-grid{grid-template-columns:1fr}.assets{grid-template-columns:1fr 1fr}.asset,.asset.a4,.asset.a5{grid-column:auto}.asset.a5{grid-column:1/3}}
@media (max-width:860px){.blocks{grid-template-columns:1fr}.page-hero{min-height:64vh;padding:150px 0 48px}.page-hero+.band{padding-top:72px}.review{padding:30px 26px}}
@media (max-width:600px){.cards.four,.assets{grid-template-columns:1fr}.asset.a5{grid-column:auto}.foot-nav{gap:0 20px}}
@media (max-width:767px){.header-in{min-height:112px}.logo img{height:96px}}

/* hero text scrim (localized behind the text block only) */
.page-hero{isolation:isolate}
.page-hero>.wrap{position:relative}
.page-hero>.wrap::before{content:"";position:absolute;z-index:-1;inset:-70px -40px -50px -40px;background:radial-gradient(ellipse at 20% 55%,rgba(13,50,56,.72) 0%,rgba(13,50,56,.5) 45%,rgba(13,50,56,0) 78%);pointer-events:none}
.page-hero .eyebrow{text-shadow:0 1px 3px rgba(0,0,0,.6),0 0 14px rgba(0,0,0,.5)}
@media (max-width:860px){.page-hero>.wrap::before{inset:-50px 0 -30px 0;background:linear-gradient(180deg,rgba(13,50,56,0) 0%,rgba(13,50,56,.62) 30%,rgba(13,50,56,.62) 100%)}}
.addr{font-style:normal;font-family:var(--serif);font-size:22px;line-height:1.5;color:var(--navy);margin:0 0 16px}
.page-hero{overflow:hidden}

/* who-we-serve image cards */
.door{padding:0;gap:0}
.door-photo{aspect-ratio:16/10;width:100%}
.door-body{display:flex;flex-direction:column;gap:10px;padding:24px;flex:1}

/* property management */
.pm-band{height:clamp(220px,32vw,460px);position:relative}
.pm-band .photo{position:absolute;inset:0}

/* featured properties */
.feat-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:24px;margin-top:40px}
.feat{padding:0;gap:0}
.feat-photo{aspect-ratio:16/10;width:100%;margin:0}
.feat-body{display:flex;flex-direction:column;gap:10px;padding:24px;flex:1}
.feat-loc{margin:0;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--grey-text)}
.feat-price{margin:0;font-family:var(--serif);font-size:20px;color:var(--navy)}
.feat-list{margin:0;padding-left:20px;color:#44585b;font-size:15px;line-height:1.55}
.feat-list li{margin-bottom:6px}
.feat-res{margin:0;font-size:14px;line-height:1.55;color:#44585b;border-top:1px solid var(--rule);padding-top:12px}
.feat .buttons{margin-top:auto;padding-top:8px}
.buttons.left{justify-content:flex-start}
.small-print{font-size:14px;line-height:1.7;color:var(--grey-text)}
.teaser{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.teaser-thumbs{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.teaser-thumbs .photo{margin:0;aspect-ratio:1/1;overflow:hidden}
.teaser-thumbs .photo-img{width:100%;height:100%;object-fit:cover;display:block}
@media (max-width:860px){.teaser{grid-template-columns:1fr;gap:32px}}