:root{color-scheme:light;--green:#0f172a;--green-2:#0e7c86;--clay:#14b8a6;--clay-2:#0d9488;--cream:#ffffff;--sand:#f1f5f9;--ink:#0f172a;--muted:#5b6475;--line:#e2e8f0;--white:#fff;--r:12px;--shadow:0 1px 2px rgba(15,23,42,.06),0 8px 24px rgba(15,23,42,.06)}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font:16.5px/1.65 Manrope,system-ui,sans-serif;color:var(--ink);background:var(--cream)}
img{max-width:100%;display:block}a{color:var(--green-2)}a:hover{color:var(--green)}
h1,h2,h3{text-wrap:balance;letter-spacing:-.025em;font-weight:700;font-family:Sora,system-ui,sans-serif;line-height:1.15;color:var(--green);margin:0 0 .5em}
h1{font-size:clamp(2.2rem,5vw,3.6rem)}h2{font-size:clamp(1.5rem,3vw,2rem);margin-top:1.4em}h3{font-size:1.3rem}
.wrap{max-width:1160px;margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px;z-index:99}
.eyebrow{text-transform:uppercase;letter-spacing:.12em;font-size:.78rem;font-weight:700;color:var(--green-2);margin:0 0 .4em}.eyebrow.light{color:#5eead4}
.muted{color:var(--muted)}.small{font-size:.9rem}
.btn{display:inline-block;background:var(--clay-2);color:#fff;text-decoration:none;font-weight:700;padding:.8em 1.4em;border-radius:10px;border:2px solid var(--clay-2);transition:.15s}
.btn:hover{background:#0b7a70;border-color:#0b7a70;color:#fff}
.btn-sm{padding:.45em 1em;font-size:.95rem}.btn-ghost{background:transparent;border-color:#fff;color:#fff}.btn-ghost:hover{background:#fff;color:var(--green);border-color:#fff}
.btn-outline{background:transparent;color:var(--green);border-color:var(--green)}.btn-outline:hover{background:var(--green);border-color:var(--green);color:#fff}
.btn-block{display:block;text-align:center;margin:.6em 0}
.btn.disabled{opacity:.45;pointer-events:none}
.link-arrow{font-weight:700;color:var(--green-2);text-decoration:none}.link-arrow::after{content:" \2192"}
/* header */
.site-header{background:var(--white);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:20}
.bar{display:flex;align-items:center;justify-content:space-between;min-height:72px;gap:16px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--ink)}
.mark{background:var(--ink);color:#fff;font-family:Sora,system-ui,sans-serif;font-weight:700;font-size:1.05rem;letter-spacing:.04em;padding:9px 10px;border-radius:8px;box-shadow:inset 0 -4px 0 var(--clay)}
.brand-text{display:flex;flex-direction:column;line-height:1.15}.brand-text strong{font-family:Sora,system-ui,sans-serif;font-size:1.2rem;color:var(--green)}.brand-text small{color:var(--muted);font-size:.8rem}
.nav{display:flex;align-items:center;gap:22px}.nav a{text-decoration:none;color:var(--ink);font-weight:600}.nav a:hover{color:var(--green)}.nav a.btn{color:#fff}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:8px;padding:8px 12px;font:inherit;font-weight:600}
@media(max-width:860px){.menu-btn{display:block}.nav{display:none;position:absolute;left:0;right:0;top:72px;background:#fff;flex-direction:column;align-items:stretch;padding:12px 20px 20px;border-bottom:1px solid var(--line);gap:6px}.nav.open{display:flex}.nav a{padding:10px 0}.nav a.btn{text-align:center}.brand-text small{display:none}}
/* hero */
.hero{background:linear-gradient(90deg,rgba(15,23,42,.82) 0%,rgba(15,23,42,.5) 50%,rgba(15,23,42,.05)),var(--hero) center/cover;color:#fff}
.hero-inner{padding:110px 20px 120px;max-width:1160px}
.hero h1{color:#fff;max-width:12ch}.lead{font-size:1.2rem;max-width:40ch}.lead.dark{color:var(--ink);max-width:60ch}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:24px}
.quick{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:-48px;position:relative}
.quick a{background:#fff;border-radius:var(--r);padding:20px;text-decoration:none;color:var(--ink);box-shadow:var(--shadow);border:1px solid var(--line);display:flex;flex-direction:column;gap:4px}
.quick strong::after{content:" \2192";color:var(--clay-2)}.quick strong{font-family:Sora,system-ui,sans-serif;color:var(--green);font-size:1.15rem}.quick span{color:var(--muted);font-size:.95rem}
.quick a:hover{transform:translateY(-2px)}
@media(max-width:860px){.quick{grid-template-columns:1fr 1fr;margin-top:-36px}}@media(max-width:480px){.quick{grid-template-columns:1fr}}
.section{padding:72px 20px}.section-head{max-width:640px;margin-bottom:28px}.section-head h2{margin-top:0}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media(max-width:900px){.cards{grid-template-columns:1fr 1fr}}@media(max-width:560px){.cards{grid-template-columns:1fr}}
.card{background:#fff;border-radius:var(--r);overflow:hidden;text-decoration:none;color:var(--ink);border:1px solid var(--line);display:flex;flex-direction:column;transition:.15s}.card:hover{box-shadow:var(--shadow)}
.card:hover{transform:translateY(-3px)}.card img{aspect-ratio:3/2;object-fit:cover;width:100%;height:auto}
.card-body{padding:18px 20px 22px}.card-body h3{margin:.1em 0 .2em}.card-body p{margin:0 0 .7em}
.commercial{margin-top:28px;background:var(--sand);border:1px solid var(--line);border-radius:var(--r);padding:26px 28px;display:flex;justify-content:space-between;align-items:center;gap:24px}
.commercial h3{margin:.1em 0 .3em}.commercial p{margin:.2em 0}@media(max-width:1099px){.commercial{flex-direction:column;align-items:flex-start}}
.band{background:#0f172a;color:#cbd5e1}.band h2{color:#fff;margin-top:0}
.split{display:grid;grid-template-columns:1.1fr 1fr;gap:48px;align-items:start}@media(max-width:800px){.split{grid-template-columns:1fr}}
.values{list-style:none;margin:0;padding:0;display:grid;gap:14px}.values li{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.1);padding:14px 18px;border-radius:8px;display:flex;flex-direction:column}
.values strong{font-family:Sora,system-ui,sans-serif;font-size:1.15rem;color:#fff}
.contact-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}@media(max-width:800px){.contact-grid{grid-template-columns:1fr}}
.contact-card{background:#fff;border-radius:var(--r);padding:22px;box-shadow:var(--shadow)}.contact-card p{margin:.3em 0}.big{font-size:1.5rem;font-weight:700}.big a{text-decoration:none}
.emergency{margin-top:24px;background:#f0fdfa;border:1px solid #99f6e4;border-radius:10px;padding:14px 18px}
/* footer */
.site-footer{background:#0b1220;color:#c9d6cf;padding:48px 0 20px;font-size:.95rem}.site-footer a{color:#fff}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:28px}@media(max-width:1099px){.foot-grid{grid-template-columns:1fr}}
.foot-brand{font-family:Sora,system-ui,sans-serif;color:#fff;font-size:1.2rem;margin:0 0 .4em}.foot-h{text-transform:uppercase;letter-spacing:.1em;font-size:.75rem;font-weight:700;color:var(--green-2);margin:0 0 .5em}
.site-footer .foot-h{color:#5eead4}
.foot-base{display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;border-top:1px solid rgba(255,255,255,.12);margin-top:28px;padding-top:16px}
.eho{display:inline-flex;align-items:center;gap:8px}
/* property */
.p-hero{background:linear-gradient(0deg,rgba(15,23,42,.88),rgba(15,23,42,.25)),var(--hero) center/cover;color:#fff;padding:120px 0 44px}
.p-hero h1{color:#fff}.p-hero .lead{margin:0}.crumbs{font-size:.9rem;margin-bottom:18px}.crumbs a{color:#fff}
.p-grid{display:grid;grid-template-columns:1fr 340px;gap:44px;align-items:start}@media(max-width:900px){.p-grid{grid-template-columns:1fr}}
.facts{list-style:none;padding:0;margin:20px 0;display:flex;flex-wrap:wrap;gap:10px}.facts li{background:#fff;border:1px solid var(--line);border-radius:999px;padding:6px 14px;font-weight:600;font-size:.95rem}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}.gallery .g-item:first-child{grid-column:span 2;grid-row:span 2}
.g-item{padding:0;border:0;background:#ddd;border-radius:10px;overflow:hidden;cursor:zoom-in;aspect-ratio:4/3}.g-item img{width:100%;height:100%;object-fit:cover;transition:.2s}.g-item:hover img{transform:scale(1.04)}
@media(max-width:560px){.gallery{grid-template-columns:1fr 1fr}}
.plans{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:12px}.g-item.plan{background:#fff;border:1px solid var(--line)}.g-item.plan img{object-fit:contain}
.amen{columns:2;padding-left:1.2em}.amen li{margin:.25em 0;break-inside:avoid}@media(max-width:560px){.amen{columns:1}}
.map,.video{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;background:#ddd}.map iframe,.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.side{position:sticky;top:92px}.side-card{background:#fff;border-radius:var(--r);padding:24px;box-shadow:var(--shadow);border:1px solid var(--line)}.side-card h2{margin-top:0}.side-phone{margin:1em 0 0;text-align:center}
.lightbox{position:fixed;inset:0;background:rgba(10,20,16,.92);z-index:50;display:flex;align-items:center;justify-content:center}.lightbox[hidden]{display:none}
.lightbox img{max-width:90vw;max-height:86vh;border-radius:8px}.lightbox button{position:absolute;background:none;border:0;color:#fff;font-size:3rem;cursor:pointer;padding:10px 18px}
.lb-close{top:10px;right:10px}.lb-prev{left:6px}.lb-next{right:6px}
/* simple pages */
.page-head{background:var(--sand);border-bottom:1px solid var(--line);padding:64px 0 48px}.page-head h1{margin-bottom:.3em}
.prose{max-width:820px}.prose h2{font-size:1.35rem}
.gate{margin:36px 0 16px;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:22px;display:flex;flex-direction:column;gap:16px;align-items:flex-start}
.gate label{font-weight:600;display:flex;gap:10px;align-items:center}.gate input{width:20px;height:20px}
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}@media(max-width:800px){.tiles{grid-template-columns:1fr}}
.tile{background:#fff;border-radius:var(--r);padding:24px;box-shadow:var(--shadow)}.tile h2{margin-top:0;font-size:1.3rem}
.commercial .btn{white-space:nowrap}

a:focus-visible,button:focus-visible,input:focus-visible{outline:3px solid var(--clay);outline-offset:2px}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
.phones{list-style:none;margin:0 0 22px;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:10px}
.phones li{background:#fff;border:1px solid var(--line);border-radius:10px;padding:12px 16px;display:flex;justify-content:space-between;align-items:center;gap:12px;min-width:0}
.phones a{font-weight:600;text-decoration:none}.phones .ph{font-weight:700;color:var(--green);white-space:nowrap;font-variant-numeric:tabular-nums}
.contact-grid{grid-template-columns:repeat(2,1fr)}@media(max-width:800px){.contact-grid{grid-template-columns:1fr}}
.form-wrap{margin:8px 0 24px;background:#fff;border-radius:var(--r);padding:28px;box-shadow:var(--shadow);max-width:760px}.form-wrap h3{margin-top:0}
.cform{display:flex;flex-direction:column;gap:6px}.cform label{font-weight:600;margin-top:8px}
.cform input,.cform select,.cform textarea{font:inherit;padding:10px 12px;border:1px solid var(--line);border-radius:8px;background:#fff;color:var(--ink);width:100%}
.cform .two{display:grid;grid-template-columns:1fr 1fr;gap:14px}.cform .two>div{display:flex;flex-direction:column;gap:6px;min-width:0}@media(max-width:560px){.cform .two{grid-template-columns:1fr}}
.cform .btn{margin-top:14px;align-self:flex-start;cursor:pointer;font:inherit;font-weight:700}.cform .btn[disabled]{opacity:.6}
.hp{position:absolute;left:-9999px}.cf-status{margin:6px 0 0;font-weight:600}.cf-status.ok{color:var(--green-2)}.cf-status.err{color:#a3261b}
.cf-turnstile{margin-top:10px}

body{background:#fff}.section:nth-of-type(odd){}
#contact{background:var(--sand);max-width:none}#contact>*{max-width:1120px;margin-left:auto;margin-right:auto}
.quick strong::after{content:none}
.phones{grid-template-columns:repeat(auto-fill,minmax(340px,1fr))}.phones li a:first-child,.phones li span{min-width:0}
.map-wrap{margin-top:40px}.areamap{width:100%;height:auto;display:block;max-width:100%}
.m-bg{fill:#f1f5f9;stroke:#e2e8f0}.m-loop{fill:none;stroke:#cbd5e1;stroke-width:6}.m-hwy{fill:none;stroke:#cbd5e1;stroke-width:4;stroke-linecap:round}
.m-river{fill:none;stroke:#93c5fd;stroke-width:10;stroke-linecap:round;stroke-linejoin:round}
.m-lbl{font:600 13px Manrope,system-ui,sans-serif;fill:#64748b}.m-lbl.strong{fill:#0f172a}.m-note{font:12px Manrope,system-ui,sans-serif;fill:#94a3b8}
.m-dt{fill:#0f172a}
.pin circle{fill:#0d9488;stroke:#fff;stroke-width:3}.pin .dot{fill:#fff;stroke:none}
.pin text{font:700 15px Sora,system-ui,sans-serif;fill:#0f172a;paint-order:stroke;stroke:#f1f5f9;stroke-width:5px}
a.pin:hover circle{fill:#0f172a}a.pin:focus-visible circle{stroke:#14b8a6}
.compare-h{margin-top:40px}
.table-scroll{overflow-x:auto;border:1px solid var(--line);border-radius:var(--r);background:#fff}
.compare{width:100%;border-collapse:collapse;font-size:.95rem;min-width:700px}
.compare th,.compare td{padding:12px 14px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}
.compare thead th{background:var(--sand);font-size:.78rem;text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
.compare tbody tr:last-child th,.compare tbody tr:last-child td{border-bottom:0}.compare tbody th a{text-decoration:none;font-weight:700}
.areamap{max-width:900px;margin:0 auto}
@media(max-width:640px){
 .pin text{font-size:30px;stroke-width:8px}.pin circle{r:15}.pin .dot{r:6}.m-lbl{font-size:24px}.m-note{display:none}.m-loop{stroke-width:8}
 .eyebrow,.foot-h{font-size:.8rem}
 .section{padding-top:52px;padding-bottom:52px}
 .hero-inner{padding:72px 20px 96px}.lead{font-size:1.08rem}
 .hero-actions .btn{flex:1 1 100%;text-align:center}
 .p-hero{padding:88px 0 32px}
 .side{position:static}
 .phones li{padding:14px 16px}
 .cform input,.cform select,.cform textarea{font-size:16px;padding:12px}
 .cform .btn{align-self:stretch;text-align:center}
 .gate .btn{align-self:stretch;text-align:center}
 .commercial .btn{align-self:stretch;text-align:center}
 .compare{min-width:640px}
 .gallery{gap:8px}
}
.table-scroll{position:relative;-webkit-overflow-scrolling:touch}
@media(max-width:820px){.compare-hint{display:block}}.compare-hint{display:none;font-size:.85rem;color:var(--muted);margin:0 0 8px}
@media(max-width:560px){
 .cards{gap:12px}
 .card{flex-direction:row;align-items:stretch}
 .card img{width:118px;min-width:118px;aspect-ratio:auto;height:auto;object-fit:cover}
 .card-body{padding:12px 14px;min-width:0}.card-body h3{font-size:1.08rem}.card-body p{margin:0 0 .3em;font-size:.92rem}
 .card .link-arrow{font-size:.92rem}
}
.nw{white-space:nowrap}
.m-cta{display:none}
@media(max-width:900px){
 .m-cta{display:flex;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:30;background:#fff;border-top:1px solid var(--line);padding:10px 16px calc(10px + env(safe-area-inset-bottom,0px));box-shadow:0 -6px 20px rgba(15,23,42,.08)}
 .m-cta .btn{flex:1;text-align:center;padding:.75em .6em;font-size:.95rem;white-space:nowrap}
 body:has(.m-cta){padding-bottom:76px}
}
[id]{scroll-margin-top:84px}
/* compare table column sizing */
.compare{table-layout:fixed;min-width:860px}
.compare col.c-name{width:20%}.compare col.c-area{width:14%}.compare col.c-beds{width:17%}.compare col.c-size{width:12%}.compare col.c-laundry{width:17%}.compare col.c-school{width:20%}
.compare td:nth-child(4),.compare td:nth-child(2){white-space:nowrap}
@media(max-width:640px){.compare{min-width:860px}}
.compare{table-layout:auto;min-width:900px}
.compare col{width:auto!important}
.compare td:nth-child(2),.compare td:nth-child(3),.compare td:nth-child(4){white-space:nowrap}
.compare th,.compare td{padding:12px 16px}
.compare td:nth-child(6){min-width:170px}.compare td:nth-child(5){min-width:150px}
.compare tbody th{min-width:230px}.compare td:nth-child(5){min-width:140px}.compare{min-width:1000px}@media(min-width:1100px){.compare{min-width:0}}
.compare tbody th{min-width:205px}.compare td:nth-child(5){min-width:150px}.compare td:nth-child(6){min-width:190px}
@media(max-width:1099px){
 .table-scroll{overflow:visible;border:0;background:transparent}
 .compare,.compare tbody,.compare tr,.compare th,.compare td{display:block;min-width:0!important;width:auto}
 .compare{min-width:0!important}.compare colgroup,.compare thead{display:none}
 .compare tr{background:#fff;border:1px solid var(--line);border-radius:var(--r);margin-bottom:12px;padding:6px 0}
 .compare tbody th{border-bottom:1px solid var(--line);padding:10px 16px;font-size:1.05rem}
 .compare td{display:flex;justify-content:space-between;gap:16px;border:0;padding:6px 16px;white-space:normal!important;text-align:right}
 .compare td::before{content:attr(data-label);color:var(--muted);font-weight:600;text-align:left;flex:0 0 auto}
 .compare tbody tr:last-child th{border-bottom:1px solid var(--line)}
}
@media(min-width:1100px){.compare{font-size:.9rem}.compare th,.compare td{padding:12px 14px}.compare tbody th{white-space:nowrap;min-width:0}.compare td:nth-child(5){min-width:130px}.compare td:nth-child(6){min-width:170px}}