*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:#f9f8f4;color:#202c2c;font-family:'DM Sans',sans-serif;font-size:14px}button,input,select,textarea{font:inherit}button,a{cursor:pointer}a{color:inherit;text-decoration:none}button{border:0;background:none;color:inherit}button:disabled{opacity:.5;cursor:wait}button:focus-visible,a:focus-visible{outline:2px solid #aa8650;outline-offset:5px}header{height:100px;padding:0 4.4%;display:flex;align-items:center;justify-content:space-between;background:#f9f8f4;position:relative;z-index:3;border-bottom:1px solid #e5e5df}.brand{display:flex;align-items:center;gap:12px;letter-spacing:4px;font-size:24px}.brand small{display:block;text-align:center;font-size:10px;letter-spacing:7px;margin-top:4px}.mark{font-family:'Libre Caslon Display',serif;border:1px solid #9b8057;width:38px;height:48px;display:grid;place-items:center;color:#9b8057;font-size:38px;letter-spacing:0}nav,.header-actions{display:flex;align-items:center;gap:28px}nav{font-size:13px}.header-actions{gap:20px}.saved{display:flex;gap:8px;align-items:center;font-size:12px}.dark,.light,.outline{display:inline-flex;gap:20px;justify-content:center;align-items:center;padding:16px 22px;background:#203333;color:#fff;font-size:12px}.light{background:#f6f5ef;color:#203333}.outline{background:transparent;border:1px solid #a8b1a9;color:#203333}.mobile{display:none}.hero{height:650px;position:relative;color:white}.hero>img{width:100%;height:100%;object-fit:cover;object-position:center 58%}.shade{position:absolute;inset:0;background:linear-gradient(90deg,#132b2adb 0%,#152a2a66 53%,#19252222 100%)}.hero-copy{position:absolute;top:100px;left:7.2%}.eyebrow{font-size:10px;letter-spacing:2.8px;font-weight:600;margin:0 0 25px}h1,h2,h3{font-weight:400}h1,h2{font-family:'Libre Caslon Display',Georgia,serif}h1{font-size:94px;line-height:.98;letter-spacing:-2px;margin:0 0 26px}em{font-weight:400;color:#a88e64}h1 em{color:#e0cfb0}.hero-copy>p:last-child{line-height:1.8;font-size:15px;color:#ebece8}.hero-bottom{position:absolute;bottom:75px;left:7.2%;right:7.2%;display:flex;justify-content:space-between;font-size:10px;letter-spacing:2px}.hero-bottom a{letter-spacing:1px}.search-panel{position:relative;margin:-48px 7.2% 0;background:#fff;z-index:2;box-shadow:0 12px 35px #20333312;padding:0 32px 28px}.tabs{display:flex;align-items:center;gap:30px;border-bottom:1px solid #e4e7e2;margin-bottom:25px}.tabs button{padding:22px 0 16px;font-size:13px}.tabs button.active{border-bottom:2px solid #99805a}.tabs span{margin-left:auto;font-size:9px;letter-spacing:2px;color:#777}.search-panel form{display:grid;grid-template-columns:2fr 1fr 1fr auto;gap:25px;align-items:end}label{display:block;font-size:10px;letter-spacing:.2px;color:#69716b}input,select,textarea{display:block;width:100%;border:1px solid #d8ddd6;background:white;border-radius:0;padding:12px 10px;color:#203333;font-size:13px;margin-top:9px;outline-color:#a38a62}.search-panel input,.search-panel select{border:none;border-bottom:1px solid #d8ddd6;padding:10px 0}.location>div{display:flex;align-items:center;gap:8px}.search-btn{height:47px}.intro{padding:95px 20px 100px;text-align:center;max-width:700px;margin:auto}.intro h2{font-size:58px;margin:0 0 25px;line-height:1.05}.intro>p:not(.eyebrow){max-width:560px;margin:0 auto 30px;line-height:1.9;color:#6c736d}.text-link{display:inline-flex;gap:24px;align-items:center;font-size:12px;border-bottom:1px solid #c5b598;padding:0 0 10px}.section{padding:65px 7.2% 80px}.section-head{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:35px}.section-head .eyebrow{margin-bottom:14px}h2{font-size:52px;line-height:1.1;margin:0}.section-head>span{font-size:9px;letter-spacing:1.2px;color:#757c73}.section-head>p{color:#6c736d;line-height:1.7}.communities{background:#eeeee7}.area-grid{display:grid;grid-template-columns:repeat(6,1fr);gap:18px}.area{position:relative;height:320px;text-align:left;padding:0;overflow:hidden;grid-column:span 2;color:white}.area-3,.area-4{grid-column:span 3;height:280px}.area>img{height:100%;width:100%;object-fit:cover;transition:transform .5s}.area:hover img{transform:scale(1.04)}.area:after{content:'';position:absolute;inset:0;background:linear-gradient(transparent,#122a2acc)}.area>div{position:absolute;left:24px;bottom:20px;z-index:1}.area small{font-size:9px;letter-spacing:2px;color:#eee4d2}.area h3{font-family:'Libre Caslon Display',serif;font-size:35px;margin:9px 0}.area p{font-size:11px;margin:0}.area-arrow{position:absolute;right:22px;bottom:25px;z-index:1;width:20px}.waterfront{display:grid;grid-template-columns:1.15fr 1fr;gap:70px;padding:100px 7.2%;align-items:center}.water-photo{height:570px;position:relative}.water-photo img{height:100%;width:100%;object-fit:cover}.water-photo span{position:absolute;bottom:25px;left:25px;background:#f9f8f4;display:flex;gap:10px;padding:14px;letter-spacing:1.4px;font-size:9px}.water-copy h2{font-size:64px}.water-copy>p:not(.eyebrow){color:#69716b;line-height:1.9;margin:28px 0;max-width:350px}.water-copy .text-link{margin-top:24px}.water-copy>small{display:block;font-size:10px;color:#747e73;margin-top:14px;line-height:1.6}.services{padding-top:20px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid #d8ddd5}.service-grid article{padding:35px 28px 25px 0;margin-right:30px;border-right:1px solid #d8ddd5}.service-grid article:last-child{border:0;margin-right:0}.service-grid small{display:block;font-size:9px;letter-spacing:1.5px;margin-bottom:32px;color:#8b795c}.service-grid svg{color:#8b795c}.service-grid h3{font-family:'Libre Caslon Display',serif;font-size:30px;margin:20px 0 15px}.service-grid p{line-height:1.8;color:#69716b;min-height:65px;max-width:270px}.service-grid .text-link{margin-top:14px}.about{padding:80px 10%;display:grid;grid-template-columns:1.4fr 1fr;gap:120px;background:#203333;color:#f9f8f4}.about h2{font-size:63px}.about em{color:#d0b88c}.about p:not(.eyebrow){line-height:1.9;color:#c9d1c7}.about .light{margin-top:16px}.about-detail{padding:35px 0}.about-detail>span{font-family:'Libre Caslon Display',serif;font-size:120px;color:#d5bc8f}.about-detail p{font-size:9px;letter-spacing:1.7px}.about-detail hr{border:0;border-top:1px solid #627069;margin:35px 0}.about-detail svg{color:#d5bc8f;margin-top:30px}.guides{padding-top:90px}.guide-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.guide-grid button{padding:32px;text-align:left;border:1px solid #d8ddd5;transition:background .2s}.guide-grid button:hover{background:#eeeee7}.guide-grid h3{font-family:'Libre Caslon Display',serif;font-size:37px;max-width:330px;margin:22px 0 35px}.guide-grid span:first-child{font-size:9px;letter-spacing:2px;color:#8b795c}.guide-grid span:last-child{font-size:12px;display:flex;justify-content:space-between}.cta{padding:75px 20px;text-align:center;background:#eae9df}.cta h2{font-size:64px;margin-bottom:30px}footer{padding:55px 7.2%;display:grid;grid-template-columns:1fr 1.2fr 1fr;gap:30px}footer p{color:#757b73;font-size:11px;line-height:1.8}footer>div:last-of-type{display:flex;align-items:center;justify-content:flex-end;gap:15px;font-size:11px}footer>small{grid-column:1/-1;border-top:1px solid #d8ddd5;padding-top:20px;line-height:1.8;font-size:9px;color:#777}.overlay{position:fixed;inset:0;background:#122b2b99;backdrop-filter:blur(5px);z-index:50;display:flex;align-items:center;justify-content:center;padding:25px}.dialog{background:#f9f8f4;width:650px;max-height:90vh;overflow:auto;padding:45px;position:relative;box-shadow:0 25px 100px #0003}.dialog h2{font-size:44px;margin-bottom:22px}.dialog>p:not(.eyebrow){line-height:1.8;color:#6c736d}.dialog .eyebrow{margin-bottom:12px}.close{position:absolute;top:17px;right:15px}.filters{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-bottom:20px}.checkbox{display:flex;align-items:center;gap:10px;font-size:12px;line-height:1.5;margin:20px 0}.checkbox input{width:16px;margin:0}.notice{background:#e9ece3;padding:15px;font-size:12px;line-height:1.7;margin:20px 0;border-left:2px solid #9b8057}.button-row{display:flex;gap:12px;flex-wrap:wrap}.dialog-photo{width:100%;height:240px;object-fit:cover}.contact-form label{margin-bottom:15px}.contact-form small{display:block;font-size:10px;line-height:1.8;color:#777;margin-top:15px}.guide-step{display:flex;gap:20px;margin:24px 0}.guide-step>small{font-size:17px;color:#9b8057}.guide-step h3{font-size:16px;margin:0 0 7px}.guide-step p{font-size:13px;line-height:1.7;margin:0;color:#6c736d}.option{padding:20px 0;display:flex;justify-content:space-between;width:100%;border-bottom:1px solid #d8ddd5}.agent{display:flex;gap:20px;align-items:center;margin:25px 0}.agent>span{display:grid;place-items:center;width:80px;height:80px;background:#203333;color:#d5bc8f;font-family:'Libre Caslon Display',serif;font-size:30px}.agent h3{margin:0;font-size:20px}.agent p{font-size:11px}.estimate{font-family:'Libre Caslon Display',serif;font-size:60px;margin:30px 0}.estimate small{display:block;font:10px 'DM Sans',sans-serif;letter-spacing:1px}.record{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid #d8ddd5;padding:15px 0}.record p{font-size:11px;color:#6c736d}.dialog>h3{margin-top:30px}
@media(min-width:1600px){main,header,footer{max-width:1800px;margin:auto}.hero{height:760px}}@media(max-width:1100px){nav{gap:16px}.saved{display:none}.hero{height:590px}h1{font-size:80px}.search-panel{margin-left:4%;margin-right:4%;padding:0 22px 25px}.waterfront{gap:40px}.water-copy h2{font-size:54px}.about{gap:60px}.section-head>span{display:none}}@media(max-width:760px){header{height:80px;padding:0 5%}.brand{font-size:20px}.mark{height:40px;width:30px;font-size:30px}.header-actions .dark{display:none}.mobile{display:block}nav{display:none;position:absolute;left:0;right:0;top:80px;background:#f9f8f4;padding:25px;flex-direction:column}nav.expanded{display:flex}.hero{height:570px}.hero-copy{top:80px;left:7%}h1{font-size:67px}.hero-copy>p:last-child{font-size:13px;max-width:290px}.desktop{display:none}.hero-bottom{bottom:65px;font-size:8px}.hero-bottom>a{display:none}.search-panel{margin-top:-35px}.tabs span{display:none}.search-panel form{grid-template-columns:1fr 1fr;gap:20px}.search-panel .location{grid-column:1/-1}.search-btn{grid-column:1/-1}.intro{padding:65px 7%}.intro h2{font-size:48px}.section{padding:50px 6%}.section-head{display:block}h2{font-size:43px}.section-head>p{font-size:12px}.area-grid{grid-template-columns:1fr 1fr;gap:12px}.area{grid-column:span 1;height:250px}.area-4{grid-column:span 2;height:240px}.area>div{left:15px;bottom:18px}.area h3{font-size:27px}.area p{display:none}.area-arrow{right:12px;bottom:20px;width:16px}.waterfront{grid-template-columns:1fr;padding:50px 6%;gap:35px}.water-photo{height:370px}.water-copy h2{font-size:53px}.water-copy>p:not(.eyebrow){max-width:100%}.service-grid{grid-template-columns:1fr}.service-grid article{border-right:0;border-bottom:1px solid #d8ddd5;margin:0;padding:30px 0}.service-grid small{margin-bottom:20px}.service-grid p{min-height:0;max-width:100%}.about{grid-template-columns:1fr;padding:55px 7%;gap:15px}.about h2{font-size:52px}.about-detail{padding:0}.about-detail>span{font-size:85px}.about-detail hr{margin:20px 0}.about-detail svg{display:none}.guide-grid{grid-template-columns:1fr}.guide-grid h3{font-size:32px}.guides .section-head>.text-link{margin-top:25px}.cta h2{font-size:49px}.cta{padding:55px 7%}footer{grid-template-columns:1fr;padding:40px 7%;gap:15px}footer>div:last-of-type{justify-content:flex-start}.dialog{padding:35px 22px;width:100%;max-height:90vh}.overlay{padding:12px}.dialog h2{font-size:36px}.filters{gap:12px}.button-row{flex-direction:column}.eyebrow{font-size:9px;letter-spacing:2px}}
.brand-logo{display:block;width:190px;height:auto;object-fit:contain}header .brand{flex-shrink:0}footer .brand{align-self:start}@media(max-width:760px){.brand-logo{width:155px}}
/* Review fixes: small-screen inputs, keyboard access, consent and disclosures. */
input,select,textarea{min-width:0}.dialog input,.dialog select,.dialog textarea{font-size:16px}nav button,nav a,.mobile,.close,.record>button{min-height:44px}.close,.record>button{min-width:44px}.photo-note{font-size:10px;line-height:1.8;color:#69716b;margin:20px 0 0}.photo-note button{text-decoration:underline;text-underline-offset:3px;min-height:32px}.policy{font-size:13px;line-height:1.85;color:#5d675f}.policy h3{font-family:inherit;font-size:15px;font-weight:600;margin:28px 0 8px;color:#203333}.policy a{color:#203333;text-decoration:underline;overflow-wrap:anywhere}.credit{padding:0 0 18px;border-bottom:1px solid #d8ddd5}.credit h3{margin-bottom:8px}.credit p{margin:0 0 8px}.direct-contact{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}.sign-in{margin-top:20px}.dialog:focus{outline:none}.hero>img{object-position:center}.header-actions{flex-shrink:0}footer>div:last-of-type{flex-wrap:wrap}.estimate{overflow-wrap:anywhere}
@media(max-width:760px){.dialog .filters{grid-template-columns:1fr}.dialog{padding-top:48px;overscroll-behavior:contain}.direct-contact{flex-direction:column}.dialog .dark,.dialog .outline{min-height:44px}.search-panel form>label{min-width:0}.hero-bottom{font-size:7px;letter-spacing:1px}.hero-copy{right:7%}.hero h1{font-size:clamp(48px,9vw,67px)}.search-panel input,.search-panel select{font-size:16px}.area h3{font-size:clamp(22px,4vw,27px)}.contact-form .checkbox{align-items:flex-start}.contact-form .checkbox input{flex-shrink:0;margin-top:3px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.area>img{transition:none}}
.policy-page{max-width:850px;margin:0 auto;padding:50px 7%}.policy-page>a{display:block;font-size:13px;margin-bottom:40px}.policy-page h1{font-size:clamp(42px,7vw,65px);line-height:1.1;letter-spacing:-1px;margin-bottom:30px}.policy-page .policy{font-size:15px}.policy-page .policy h3{font-size:17px}footer>div:last-of-type>a{min-height:44px;display:flex;align-items:center}
/* Center links and buttons in the same header row. */
header nav{height:44px;flex-wrap:nowrap;flex-shrink:0}
header nav>a,header nav>button{display:inline-flex;align-items:center;justify-content:center;height:44px;min-height:44px;padding:0;margin:0;line-height:1;font-size:13px;white-space:nowrap}
header .header-actions{height:44px;align-items:center}
header .header-actions>.saved,header .header-actions>.dark{align-items:center;justify-content:center;height:44px;min-height:44px;margin:0;line-height:1;font-size:13px;white-space:nowrap}
header .header-actions>.dark{padding:0 22px}
@media(max-width:1100px){header .header-actions>.saved{display:none}}
@media(max-width:760px){header nav{height:auto}header nav.expanded{align-items:stretch}header nav>a,header nav>button{justify-content:flex-start}header .header-actions>.dark{display:none}}
.search-disclosure{font-size:11px;line-height:1.6;color:#69716b;margin:16px 0 0}.dialog label{font-size:12px}.dialog input,.dialog select,.dialog textarea{font-size:16px}
@media(min-width:761px) and (max-width:950px){header nav{display:none;position:absolute;left:0;right:0;top:100px;height:auto;background:#f9f8f4;padding:24px;flex-direction:column;align-items:stretch;box-shadow:0 12px 18px #20333312}header nav.expanded{display:flex}header nav>a,header nav>button{justify-content:flex-start}.mobile{display:block}header .header-actions>.saved{display:none}}
@media(max-width:480px){.area-grid{grid-template-columns:1fr}.area,.area-4{grid-column:1;height:280px}.area h3{font-size:30px}.filters{grid-template-columns:1fr}}
.search-panel input:disabled,.search-panel select:disabled{background:#f3f3ef;color:#7b827c;cursor:not-allowed}.search-panel .search-btn:disabled,.water-copy button:disabled,.service-grid button:disabled,.dialog button:disabled{cursor:not-allowed;opacity:.65}

.website-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.contact-form .checkbox a{text-decoration:underline}.contact-form button:disabled{cursor:default;opacity:.7}

.idx-search-launch{display:flex;justify-content:space-between;align-items:center;gap:24px}.idx-search-launch .eyebrow{margin-bottom:12px}.idx-search-launch h3{font-family:Georgia,serif;font-size:30px;margin:0 0 12px}.idx-search-launch p:last-child{color:#69716b;line-height:1.7;margin:0}.idx-search-launch .search-btn{white-space:nowrap;min-height:48px;height:auto}.search-disclosure a{text-decoration:underline}
@media(max-width:760px){.idx-search-launch{display:block}.idx-search-launch h3{font-size:25px}.idx-search-launch .search-btn{width:100%;margin-top:24px}.search-panel .tabs{gap:24px}}