:root{--blue:#3D73FA;--ink:#1F2937;--gray:#6B7280;--rule:#E5E7EB;--paper:#F6F7F9;--white:#FFFFFF;--max:1240px;--gutter:clamp(20px,5vw,64px);--head:"Montserrat","Helvetica Neue",Arial,sans-serif;--body:"Inter","Helvetica Neue",Arial,sans-serif}*,*::before,*::after{box-sizing:border-box}html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}body{margin:0;background:var(--white);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased}img{display:block;max-width:100%;height:auto}a{color:inherit}h1,h2,h3,h4{font-family:var(--head);margin:0;font-weight:400;line-height:1.15;letter-spacing:-0.01em}p{margin:0 0 1.2em}.wrap{width:100%;max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:12px 18px;z-index:200}.skip:focus{left:12px;top:12px}:focus-visible{outline:2px solid var(--blue);outline-offset:3px}.site-header{position:sticky;top:0;z-index:100;background:var(--white);border-top:3px solid var(--blue);border-bottom:1px solid var(--rule)}.nav-row{display:flex;align-items:center;justify-content:space-between;gap:24px;height:84px}.brand img{height:46px;width:auto}.nav{display:flex;align-items:center;gap:clamp(20px,3vw,44px)}.nav a.link{font-family:var(--head);font-size:0.74rem;font-weight:500;letter-spacing:0.16em;text-transform:uppercase;text-decoration:none;color:var(--ink);padding:8px 0;border-bottom:1px solid transparent;transition:border-color .2s}.nav a.link:hover,.nav a.link[aria-current="page"]{border-bottom-color:var(--blue)}.nav-cta{display:flex;align-items:center;gap:22px}.phone{font-family:var(--head);font-size:0.82rem;font-weight:500;letter-spacing:0.06em;text-decoration:none;white-space:nowrap}.menu-btn{display:none;background:none;border:1px solid var(--rule);width:46px;height:46px;cursor:pointer;padding:0}.menu-btn span{display:block;width:20px;height:1.5px;background:var(--ink);margin:5px auto;transition:transform .2s,opacity .2s}.btn{display:inline-block;font-family:var(--head);font-size:0.74rem;font-weight:600;letter-spacing:0.18em;text-transform:uppercase;text-decoration:none;padding:17px 34px;border:1px solid var(--ink);background:var(--ink);color:#fff;cursor:pointer;transition:background .25s,color .25s,border-color .25s}.btn:hover{background:var(--blue);border-color:var(--blue)}.btn.ghost{background:transparent;color:var(--ink)}.btn.ghost:hover{background:var(--ink);color:#fff;border-color:var(--ink)}.btn.light{background:#fff;color:var(--ink);border-color:#fff}.btn.light:hover{background:var(--blue);color:#fff;border-color:var(--blue)}.btn.outline-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}.btn.outline-light:hover{background:#fff;color:var(--ink);border-color:#fff}.btn.small{padding:12px 22px}.eyebrow{display:inline-flex;align-items:center;gap:14px;font-family:var(--head);font-size:0.72rem;font-weight:500;letter-spacing:0.26em;text-transform:uppercase;color:var(--gray);margin-bottom:26px}.eyebrow::before{content:"";width:34px;height:2px;background:var(--blue)}.on-dark .eyebrow{color:rgba(255,255,255,.75)}.display{font-size:clamp(2.3rem,5vw,4.4rem);font-weight:300;letter-spacing:-0.02em}.h2{font-size:clamp(1.8rem,3.2vw,2.9rem);font-weight:300;letter-spacing:-0.015em}.lead{font-size:clamp(1.05rem,1.5vw,1.25rem);color:var(--gray);line-height:1.75}section{padding:clamp(72px,10vw,140px) 0}.on-dark{background:var(--ink);color:#fff}.on-dark .lead{color:rgba(255,255,255,.72)}.paper{background:var(--paper)}.hero{position:relative;min-height:min(86vh,820px);display:flex;align-items:flex-end;padding:0;color:#fff;background:#0b0e13}.hero-media{position:absolute;inset:0}.hero-media img{width:100%;height:100%;object-fit:cover;object-position:50% 62%}.hero-media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,14,19,.35) 0%,rgba(11,14,19,.25) 35%,rgba(11,14,19,.82) 100%)}.hero-inner{position:relative;z-index:2;padding-top:140px;padding-bottom:clamp(56px,8vw,110px)}.hero h1{max-width:15ch}.hero p.lead{color:rgba(255,255,255,.85);max-width:46ch;margin:26px 0 40px}.hero-actions{display:flex;flex-wrap:wrap;gap:16px}.page-hero{padding:clamp(64px,9vw,120px) 0 clamp(40px,6vw,70px);border-bottom:1px solid var(--rule)}.page-hero .lead{max-width:60ch;margin-top:24px}.split{display:grid;grid-template-columns:5fr 7fr;gap:clamp(32px,7vw,110px);align-items:start}.split.even{grid-template-columns:1fr 1fr;align-items:center}.intro p{color:var(--gray)}.intro p:first-of-type{color:var(--ink);font-size:1.15rem}.feature-grid{display:grid;grid-template-columns:repeat(12,1fr);grid-auto-rows:clamp(240px,32vw,470px);gap:clamp(14px,2vw,28px);margin-top:56px}.tile{position:relative;overflow:hidden;background:var(--paper);display:block;text-decoration:none;color:#fff}.tile img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}.tile:hover img{transform:scale(1.04)}.tile .cap{position:absolute;left:0;right:0;bottom:0;padding:60px 26px 22px;background:linear-gradient(180deg,transparent,rgba(11,14,19,.75));font-family:var(--head);font-size:0.72rem;letter-spacing:0.2em;text-transform:uppercase;font-weight:500}.tile.a{grid-column:span 7}.tile.b{grid-column:span 5}.tile.c{grid-column:span 5}.tile.d{grid-column:span 7}.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:64px;border-top:1px solid rgba(255,255,255,.18)}.pillar{padding:40px 36px 44px 0;border-bottom:1px solid rgba(255,255,255,.18)}.pillar:not(:nth-child(3n)){padding-right:36px}.pillar .num{font-family:var(--head);font-weight:300;font-size:2.6rem;color:var(--blue);line-height:1;margin-bottom:22px;display:block}.pillar h3{font-size:1.12rem;font-weight:500;letter-spacing:0.02em;margin-bottom:14px}.pillar p{color:rgba(255,255,255,.7);font-size:0.97rem;margin:0}.pillars.light{border-top-color:var(--rule)}.light .pillar{border-bottom-color:var(--rule)}.light .pillar p{color:var(--gray)}.strip{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(10px,1.6vw,22px);margin-top:56px}.strip figure{margin:0;aspect-ratio:3 / 4;overflow:hidden;background:var(--paper)}.strip img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}.strip figure:hover img{transform:scale(1.05)}.strip figure:nth-child(even){transform:translateY(34px)}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(20px,3vw,44px);margin-top:60px;counter-reset:s}.step{border-top:2px solid var(--ink);padding-top:26px}.step::before{counter-increment:s;content:"0" counter(s);font-family:var(--head);font-weight:300;font-size:0.95rem;letter-spacing:.2em;color:var(--blue);display:block;margin-bottom:18px}.step h3{font-size:1.15rem;font-weight:500;margin-bottom:12px}.step p{color:var(--gray);font-size:0.96rem;margin:0}.cta{text-align:center;position:relative;overflow:hidden}.cta .h2{max-width:20ch;margin:0 auto 24px}.cta .lead{max-width:52ch;margin:0 auto 40px}.cta .hero-actions{justify-content:center}.cta-bg{position:absolute;inset:0}.cta-bg img{width:100%;height:100%;object-fit:cover}.cta-bg::after{content:"";position:absolute;inset:0;background:rgba(15,19,26,.82)}.cta .wrap{position:relative;z-index:2}.filters{display:flex;flex-wrap:wrap;gap:8px 30px;margin-bottom:44px}.filters button{background:none;border:0;border-bottom:1px solid transparent;padding:8px 0;cursor:pointer;font-family:var(--head);font-size:0.74rem;font-weight:500;letter-spacing:0.18em;text-transform:uppercase;color:var(--gray)}.filters button[aria-pressed="true"]{color:var(--ink);border-bottom-color:var(--blue)}.gallery{columns:3;column-gap:clamp(12px,1.8vw,24px)}.gallery figure{break-inside:avoid;margin:0 0 clamp(12px,1.8vw,24px);position:relative;overflow:hidden;background:var(--paper);cursor:zoom-in}.gallery img{width:100%;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}.gallery figure:hover img{transform:scale(1.03)}.gallery figcaption{position:absolute;left:0;right:0;bottom:0;padding:40px 18px 14px;color:#fff;background:linear-gradient(180deg,transparent,rgba(11,14,19,.7));font-family:var(--head);font-size:0.66rem;letter-spacing:.18em;text-transform:uppercase;opacity:0;transition:opacity .3s}.gallery figure:hover figcaption,.gallery figure:focus-within figcaption{opacity:1}.gallery figure[hidden]{display:none}.lightbox{position:fixed;inset:0;z-index:300;background:rgba(11,14,19,.94);display:none;align-items:center;justify-content:center;padding:28px}.lightbox.open{display:flex}.lightbox img{max-height:88vh;max-width:min(92vw,1100px);width:auto;object-fit:contain}.lightbox button{position:absolute;background:none;border:0;color:#fff;cursor:pointer;font-size:2rem;line-height:1;padding:14px}.lightbox .x{top:14px;right:18px}.lightbox .prev{left:10px;top:50%;transform:translateY(-50%)}.lightbox .next{right:10px;top:50%;transform:translateY(-50%)}.lightbox p{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:rgba(255,255,255,.75);font-family:var(--head);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;margin:0}.cols{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(32px,6vw,90px);margin-top:48px}.cols h3{font-size:1.3rem;font-weight:400;padding-bottom:20px;border-bottom:1px solid var(--ink);margin-bottom:8px}.tick{list-style:none;margin:0;padding:0;columns:2;column-gap:32px}.tick li{padding:13px 0;border-bottom:1px solid var(--rule);break-inside:avoid;font-size:0.98rem}.photo-frame{overflow:hidden;background:var(--paper)}.photo-frame img{width:100%;height:100%;object-fit:cover}.photo-frame.tall{aspect-ratio:3 / 4}.photo-frame.wide{aspect-ratio:4 / 3}.contact-grid{display:grid;grid-template-columns:5fr 7fr;gap:clamp(36px,7vw,110px);align-items:start}.contact-card{border-top:2px solid var(--ink);padding-top:26px;margin-top:36px}.contact-card dt{font-family:var(--head);font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gray);margin-bottom:4px}.contact-card dd{margin:0 0 24px;font-size:1.15rem}.contact-card a{text-decoration:none;border-bottom:1px solid var(--blue)}.guide-note{background:var(--paper);padding:24px 26px;margin-top:12px;border-left:3px solid var(--blue);font-size:.98rem;color:var(--ink)}form.consult{display:grid;grid-template-columns:1fr 1fr;gap:22px 22px}.fld{display:flex;flex-direction:column;gap:8px}.fld.full{grid-column:1 / -1}.fld label{font-family:var(--head);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;font-weight:500;color:var(--ink)}.fld .req{color:var(--blue);margin-left:4px}.fld input,.fld select,.fld textarea{font:inherit;font-size:1rem;color:var(--ink);background:#fff;border:1px solid #cbd0d8;border-radius:0;padding:15px 16px;width:100%;transition:border-color .2s,box-shadow .2s}.fld textarea{min-height:150px;resize:vertical}.fld select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--ink) 50%),linear-gradient(135deg,var(--ink) 50%,transparent 50%);background-position:calc(100% - 22px) 50%,calc(100% - 16px) 50%;background-size:6px 6px;background-repeat:no-repeat;padding-right:44px}.fld input:focus,.fld select:focus,.fld textarea:focus{outline:none;border-color:var(--blue);box-shadow:0 0 0 3px rgba(61,115,250,.18)}.fld.err input,.fld.err select,.fld.err textarea{border-color:#B42318}.fld .msg{color:#B42318;font-size:.86rem;min-height:0}.form-actions{grid-column:1 / -1;display:flex;align-items:center;gap:22px;flex-wrap:wrap;margin-top:8px}.form-error{color:#B42318;font-size:.95rem;grid-column:1 / -1}.form-note{color:var(--gray);font-size:.86rem}.thanks{border-top:2px solid var(--blue);padding-top:28px}.thanks h2{font-size:clamp(1.6rem,3vw,2.3rem);font-weight:300;margin-bottom:16px}.skeleton{display:grid;gap:18px}.skeleton div{height:52px;background:linear-gradient(90deg,var(--paper),#eceef2,var(--paper));background-size:200% 100%;animation:sh 1.4s infinite}@keyframes sh{to{background-position:-200% 0}}.site-footer{background:var(--paper);border-top:1px solid var(--rule);padding:70px 0 34px}.foot-grid{display:grid;grid-template-columns:5fr 3fr 3fr;gap:40px;align-items:start}.foot-grid img{height:52px;width:auto;margin-bottom:20px}.foot-grid p{color:var(--gray);font-size:.95rem;max-width:36ch}.foot-grid h4{font-family:var(--head);font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;font-weight:600;margin-bottom:18px}.foot-grid ul{list-style:none;padding:0;margin:0}.foot-grid li{margin-bottom:10px;font-size:.95rem}.foot-grid a{text-decoration:none}.foot-grid a:hover{text-decoration:underline;text-decoration-color:var(--blue);text-underline-offset:4px}.legal{margin-top:56px;padding-top:24px;border-top:1px solid var(--rule);color:var(--gray);font-size:.82rem}.reveal{opacity:0;transform:translateY(22px);transition:opacity .9s ease,transform .9s cubic-bezier(.2,.7,.2,1)}.reveal.in{opacity:1;transform:none}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.tile img,.strip img,.gallery img{transition:none}}@media (max-width:1020px){.phone{display:none}.pillars{grid-template-columns:repeat(2,1fr)}.pillar:not(:nth-child(3n)){padding-right:0}.pillar{padding-right:28px}.steps{grid-template-columns:repeat(2,1fr)}.gallery{columns:2}}@media (max-width:860px){.menu-btn{display:block}.nav{position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:flex-start;padding:12px var(--gutter) 28px;gap:0;border-bottom:1px solid var(--rule);display:none}.nav.open{display:flex}.nav a.link{width:100%;padding:16px 0;border-bottom:1px solid var(--rule);font-size:.8rem}.nav-cta{width:100%;padding-top:22px}.nav-cta .btn{width:100%;text-align:center}.split,.split.even,.contact-grid,.cols,.foot-grid{grid-template-columns:1fr}.feature-grid{grid-auto-rows:auto}.tile.a,.tile.b,.tile.c,.tile.d{grid-column:span 12;aspect-ratio:4 / 3}.strip{grid-template-columns:repeat(2,1fr)}.strip figure:nth-child(even){transform:none}.tick{columns:1}form.consult{grid-template-columns:1fr}.hero{min-height:82vh}}@media (max-width:560px){body{font-size:16px}.pillars,.steps{grid-template-columns:1fr}.gallery{columns:1}.brand img{height:38px}.nav-row{height:72px}.btn{padding:16px 26px}.hero-actions .btn{width:100%;text-align:center}}
/* Our Homes gallery: aligned rows that keep each photo's orientation */
.gallery{display:flex;flex-wrap:wrap;gap:clamp(12px,1.8vw,24px);columns:auto}
.gallery::after{content:"";flex-grow:1000000}
.gallery figure{margin:0;break-inside:auto;flex:calc(var(--ar) * 100) 1 calc(var(--ar) * 320px)}
.gallery figure img{display:block;width:100%;height:auto;aspect-ratio:var(--ar);object-fit:cover}
.gallery figure[hidden]{display:none}

/* Our Homes video header */
.video-hero{position:relative;overflow:hidden;min-height:clamp(380px,62vh,640px);display:flex;align-items:flex-end;background:#fff}
.video-hero .hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 40%;opacity:.42;pointer-events:none}
.video-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(255,255,255,0) 35%,rgba(255,255,255,.88) 100%);pointer-events:none}
.video-hero .wrap{position:relative;z-index:1}

/* Homebuying Help dropdown */
.has-sub{position:relative}
.sub-toggle{background:none;border:0;border-bottom:1px solid transparent;cursor:pointer;font-family:var(--head);font-size:.74rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--ink);padding:8px 0;display:inline-flex;align-items:center;gap:9px}
.sub-toggle::after{content:"";width:6px;height:6px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:translateY(-2px) rotate(45deg);transition:transform .2s}
.sub-toggle:hover,.sub-toggle[aria-current="page"]{border-bottom-color:var(--blue)}
.sub{position:absolute;top:100%;left:-18px;min-width:210px;background:#fff;border:1px solid var(--rule);border-top:2px solid var(--blue);padding:8px 0;margin-top:10px;opacity:0;visibility:hidden;transform:translateY(6px);transition:opacity .2s,transform .2s,visibility .2s;box-shadow:0 14px 34px rgba(15,19,26,.08);z-index:120}
.sub::before{content:"";position:absolute;left:0;right:0;top:-14px;height:14px}
.sub a{display:block;padding:12px 18px;font-family:var(--head);font-size:.74rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:var(--ink)}
.sub a:hover,.sub a[aria-current="page"]{color:var(--blue)}
.has-sub:hover .sub,.has-sub:focus-within .sub,.has-sub.open .sub{opacity:1;visibility:visible;transform:none}
@media (max-width:860px){.has-sub{width:100%}.sub-toggle{width:100%;justify-content:space-between;padding:16px 0;border-bottom:1px solid var(--rule);font-size:.8rem}.sub-toggle[aria-current="page"]{border-bottom-color:var(--rule)}.has-sub.open .sub-toggle::after{transform:translateY(2px) rotate(225deg)}.sub{position:static;display:none;opacity:1;visibility:visible;transform:none;border:0;box-shadow:none;margin:0;padding:0 0 6px 16px;min-width:0}.sub::before{display:none}.has-sub.open .sub{display:block}.sub a{padding:14px 0;border-bottom:1px solid var(--rule)}}
.pillars.light .pillar h3{margin:0}

/* Keep the top menu on one line */
.nav a.link,.sub-toggle,.nav .btn.small{white-space:nowrap}
@media (min-width:861px){.nav{gap:clamp(16px,2.1vw,34px)}.nav a.link,.sub-toggle{letter-spacing:.13em}}
@media (min-width:861px) and (max-width:1180px){.phone{display:none}.nav{gap:18px}.nav a.link,.sub-toggle{font-size:.7rem;letter-spacing:.1em}.nav .btn.small{padding:11px 16px}}

/* Keep the logo at its natural proportions */
.nav-row .brand{flex:0 0 auto;display:block;line-height:0}
.nav-row .brand img{height:46px;width:auto;max-width:none;object-fit:contain}
@media (max-width:560px){.nav-row .brand img{height:38px}}
.nav{min-width:0}

/* Use the tap-to-open menu below 1080px so the header never overflows */
@media (max-width:1080px){.menu-btn{display:block}.nav{position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:flex-start;padding:12px var(--gutter) 28px;gap:0;border-bottom:1px solid var(--rule);display:none}.nav.open{display:flex}.nav a.link{width:100%;padding:16px 0;border-bottom:1px solid var(--rule);font-size:.8rem;letter-spacing:.16em}.nav-cta{width:100%;padding-top:22px}.nav-cta .btn{width:100%;text-align:center}.nav .btn.small{padding:14px 22px}.phone{display:none}.has-sub{width:100%}.sub-toggle{width:100%;justify-content:space-between;padding:16px 0;border-bottom:1px solid var(--rule);font-size:.8rem;letter-spacing:.16em}.sub-toggle[aria-current="page"]{border-bottom-color:var(--rule)}.has-sub.open .sub-toggle::after{transform:translateY(2px) rotate(225deg)}.sub{position:static;display:none;opacity:1;visibility:visible;transform:none;border:0;box-shadow:none;margin:0;padding:0 0 6px 16px;min-width:0}.sub::before{display:none}.has-sub.open .sub{display:block}.sub a{padding:14px 0;border-bottom:1px solid var(--rule)}}