:root{--ink: #14100e;--ink-2: #3a3531;--ink-3: #6e675f;--paper: #f9f7f4;--paper-2: #f1eee9;--paper-3: #ffffff;--dark: #191512;--dark-2: #221d19;--rule: rgba(20, 16, 14, .12);--rule-strong: rgba(20, 16, 14, .2);--rule-light: rgba(249, 247, 244, .14);--accent: #846547;--accent-soft: #c9a882;--success: #3d6b4f;--danger: #8a4a4a;--color-background: var(--paper);--color-surface: var(--paper-2);--color-cream: var(--paper-3);--color-muted-bg: var(--paper-2);--color-surface-strong: var(--dark);--color-ink: var(--ink);--color-dark: var(--ink);--color-text: var(--ink);--color-text-muted: var(--ink-3);--color-light: #f9f7f4;--color-line: var(--rule);--color-border: var(--rule);--color-accent: var(--accent);--color-accent-soft: var(--accent-soft);--color-accent-deep: #6b5238;--color-success: var(--success);--font-body: var(--font-sans, "Helvetica Neue", Arial, sans-serif);--font-display: var(--font-sans, "Helvetica Neue", Arial, sans-serif);--fs-display: clamp(2.75rem, 6vw, 5.5rem);--fs-h1: 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p,.lede,.page-lede{margin:0;color:var(--ink-3);font-size:var(--fs-lede);line-height:var(--lh-lede);font-weight:400}.section-heading p{max-width:38rem}.heading-row{display:flex;align-items:end;justify-content:space-between;gap:2rem;margin-bottom:3rem;flex-wrap:wrap}.heading-row .section-heading{margin-bottom:0}.heading-row .heading-row-action{flex-shrink:0}.btn-row{display:flex;flex-wrap:wrap;gap:.85rem;align-items:center}.btn{position:relative;display:inline-flex;align-items:center;justify-content:center;gap:.65rem;min-height:3.1rem;padding:1rem 1.9rem;border-radius:var(--radius-sm);border:1px solid transparent;font-family:var(--font-body);font-size:.75rem;font-weight:500;text-transform:uppercase;letter-spacing:var(--tr-eyebrow);cursor:pointer;transition:color var(--dur-fast) var(--ease-out-expo),background-color var(--dur-fast) var(--ease-out-expo),border-color var(--dur-fast) 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img{width:100%;height:100%;object-fit:cover;transform:scale(1.03);animation:hero-settle 1.6s var(--ease-out-expo) forwards}@keyframes hero-settle{to{transform:scale(1)}}@supports (animation-timeline: view()){@media(prefers-reduced-motion:no-preference){.hero{view-timeline:--hero-view block}.hero-bg{animation:media-drift linear both;animation-timeline:--hero-view;animation-range:exit;will-change:transform}.cta-banner{view-timeline:--cta-view block}.cta-banner-bg{animation:media-drift linear both;animation-timeline:--cta-view;will-change:transform}}}@keyframes media-drift{0%{transform:scale(1)}to{transform:scale(1.08)}}@media(prefers-reduced-motion:reduce){.hero-bg img{animation:none;transform:none}}.hero-bg:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,#14100e8c,#14100e4d 30%,#14100e8c 62%,#14100ee0),linear-gradient(90deg,#14100e8c,#14100e00 65%)}.hero-inner{position:relative;z-index:1;margin-top:auto;padding:10rem 0 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.media-frame{position:relative;overflow:hidden;border-radius:var(--radius-md);aspect-ratio:4 / 3;background:var(--paper-2)}.listing-card .media-frame img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease-out-expo),opacity .45s var(--ease-out-expo)}.listing-card:hover .media-frame img{transform:scale(1.05)}.listing-card .media-overlay{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:space-between;padding:1.1rem;pointer-events:none}.listing-card .media-overlay .pill{pointer-events:auto;align-self:flex-start}.listing-card .price-badge{align-self:flex-end;font-family:var(--font-body);font-size:.85rem;font-weight:500;color:var(--paper);background:#14100eb8;backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);padding:.45rem .8rem;border-radius:var(--radius-sm);letter-spacing:0;max-width:100%}.dark-section .listing-card .media-frame{background:#f9f7f40a}.listing-card .card-copy{display:grid;grid-template-rows:1fr auto auto;gap:1rem;padding:0}.listing-card .card-copy>div:first-child{display:grid;gap:.5rem;align-content:start}.listing-card h3{margin:0;font-family:var(--font-display);font-weight:400;font-size:var(--fs-h3);line-height:var(--lh-heading);letter-spacing:var(--tr-heading);color:var(--color-ink);text-wrap:balance}.dark-section .listing-card h3{color:var(--color-light)}.listing-card .card-summary{margin:0;color:var(--ink-3);font-size:var(--fs-small);line-height:1.55;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}.dark-section .listing-card .card-summary{color:#f9f7f4b8}.listing-card .meta-row{display:flex;flex-wrap:wrap;gap:.55rem 1rem;font-size:.82rem;font-weight:400;color:var(--color-text-muted);text-transform:uppercase;letter-spacing:.08em;align-items:center}.dark-section .listing-card .meta-row{color:#f9f7f4a6}.listing-card .meta-row span+span:before{content:"·";margin-right:1rem;color:var(--color-accent)}.listing-card .card-foot{display:flex;justify-content:space-between;align-items:center;padding-top:.85rem;border-top:1px solid var(--color-line)}.dark-section .listing-card .card-foot{border-top-color:#f9f7f41f}.listing-card .card-foot .filter-meta{font-size:.78rem;text-transform:uppercase;letter-spacing:var(--tr-eyebrow);font-weight:500;color:var(--color-text-muted)}.dark-section .listing-card .card-foot .filter-meta{color:#f9f7f4a6}.dark-section .listing-card .link-arrow{color:var(--color-light)}.dark-section .listing-card .link-arrow:hover,.dark-section .listing-card .link-arrow:focus-visible{color:var(--color-accent-soft)}.spec-list{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1rem;margin:0;padding:0}.spec-list div{border-bottom:1px solid var(--color-line);padding-bottom:.7rem}.spec-list dt{font-size:.72rem;text-transform:uppercase;letter-spacing:var(--tr-eyebrow);color:var(--color-text-muted);margin-bottom:.3rem;font-weight:500}.spec-list dd{margin:0;font-weight:500;font-size:1.05rem;color:var(--color-ink)}.process-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:3rem}.process-grid .process-step{display:grid;gap:.85rem;align-content:start;padding-top:1.75rem;border-top:1px solid var(--color-line)}.process-grid .step-num{font-family:var(--font-display);font-weight:500;font-size:.75rem;letter-spacing:var(--tr-eyebrow);font-variant-numeric:tabular-nums;line-height:1;color:var(--accent)}.process-grid .process-step h3{margin:0;font-family:var(--font-display);font-weight:400;font-size:var(--fs-h3);line-height:1.15;letter-spacing:-.015em;color:var(--color-ink)}.process-grid .process-step p{margin:0;color:var(--color-text-muted)}.process-timeline{max-width:46rem;margin:0}.process-timeline 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h2{margin:0;font-family:var(--font-display);font-size:var(--fs-h1);font-weight:300;line-height:var(--lh-heading);letter-spacing:var(--tr-heading);text-wrap:balance}.community-copy .lede{font-size:var(--fs-lede);color:var(--color-text-muted);margin:0}.community-list{list-style:none;margin:0;padding:0;display:grid;gap:0}.community-list li{display:flex;align-items:center;gap:1rem;padding:.9rem 0;border-bottom:1px solid var(--color-line);font-size:1rem;font-weight:400;color:var(--color-ink)}.community-list li:last-child{border-bottom:none}.community-list li:before{content:"";width:.55rem;height:.55rem;border-radius:50%;background:var(--color-accent);flex-shrink:0}.community-map{position:relative;border-radius:var(--radius-lg);overflow:hidden;background:var(--color-muted-bg);border:1px solid var(--color-line);aspect-ratio:5 / 4}.community-map img{width:100%;height:100%;object-fit:cover}.community-map iframe{display:block;width:100%;height:100%;border:0}.gallery-mosaic{display:grid;grid-template-columns:repeat(6,1fr);grid-auto-rows:14rem;gap:1rem}.gallery-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(20rem,1fr));grid-auto-rows:20rem;gap:1rem}.gallery-card{position:relative;overflow:hidden;border-radius:var(--radius-md);background:var(--color-muted-bg);cursor:pointer}.gallery-mosaic>.gallery-card:nth-child(1){grid-column:span 4;grid-row:span 2}.gallery-mosaic>.gallery-card:nth-child(2){grid-column:span 2;grid-row:span 1}.gallery-mosaic>.gallery-card:nth-child(3){grid-column:span 2;grid-row:span 1}.gallery-mosaic>.gallery-card:nth-child(4){grid-column:span 2;grid-row:span 1}.gallery-mosaic>.gallery-card:nth-child(5){grid-column:span 2;grid-row:span 1}.gallery-mosaic>.gallery-card:nth-child(6){grid-column:span 2;grid-row:span 1}.gallery-card img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease-out-expo),opacity .45s var(--ease-out-expo)}.gallery-card:hover img{transform:scale(1.06)}.gallery-card:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 35%,rgba(20,16,14,.55) 68%,rgba(20,16,14,.92) 100%);transition:opacity var(--transition)}.gallery-card .card-copy{position:absolute;inset:auto 0 0;z-index:1;padding:1.35rem;color:var(--paper);display:grid;gap:.35rem;max-height:100%;overflow:hidden}.gallery-card .pill{align-self:flex-start;justify-self:start;background:#f9f7f4eb;color:var(--color-ink);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}.gallery-card h3{margin:0;font-family:var(--font-display);font-weight:400;font-size:1.05rem;line-height:var(--lh-heading);letter-spacing:var(--tr-heading);color:var(--paper)}.gallery-card p{margin:0;color:#f9f7f4b8;font-size:.8125rem;line-height:1.5;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}.cta-banner{position:relative;padding:var(--space-section) 0;background:var(--color-ink);color:var(--color-light);overflow:hidden;text-align:center}.cta-banner-bg{position:absolute;inset:0;z-index:0}.cta-banner-bg img{width:100%;height:100%;object-fit:cover;opacity:.28}.cta-banner-bg:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,#14100ea6,#14100ed9)}.cta-banner-inner{position:relative;z-index:1;display:grid;gap:1.75rem;justify-items:center;max-width:48rem;margin:0 auto}.cta-banner h1,.cta-banner h2{margin:0;font-family:var(--font-display);font-weight:300;font-size:var(--fs-h1);line-height:var(--lh-heading);letter-spacing:var(--tr-heading);text-wrap:balance;color:var(--color-light)}.cta-banner p{margin:0;color:#f9f7f4c7;font-size:var(--fs-lede);max-width:36rem}.cta-banner .eyebrow{color:var(--color-accent-soft)}.cta-banner .btn-row{justify-content:center}.cta-banner-phone{margin-top:.75rem;font-family:var(--font-display);font-size:1.05rem;font-weight:400;color:#f9f7f4b3}.cta-banner-phone a{color:var(--color-accent-soft);border-bottom:1px solid currentColor}.closing-cta{background:var(--dark);color:var(--paper);padding:clamp(3.5rem,6vw,5.5rem) 0;position:relative;overflow:hidden}.closing-cta:before{content:"";position:absolute;inset:0;background:radial-gradient(120% 90% at 12% 0%,rgba(138,106,74,.12),transparent 60%);pointer-events:none}.closing-cta-inner{position:relative;display:grid;grid-template-columns:minmax(0,1.25fr) auto;gap:3rem;align-items:end}.closing-cta-copy{display:grid;gap:1rem}.closing-cta h2{margin:0;font-family:var(--font-display);font-weight:300;font-size:var(--fs-h1);line-height:var(--lh-heading);letter-spacing:var(--tr-heading);color:var(--paper);text-wrap:balance}.closing-cta p{margin:0;color:#f9f7f4b8;font-size:var(--fs-lede);line-height:var(--lh-lede);max-width:40rem}.closing-cta-actions{display:grid;gap:1rem;justify-items:start}.closing-cta-phone{font-size:.875rem;color:#f9f7f499!important}.closing-cta-phone 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var(--ease-out-expo)}.callback-dialog-close:hover{color:var(--ink);border-color:var(--rule-strong)}.site-header .nav-callback{white-space:nowrap;font-size:var(--fs-eyebrow);text-transform:uppercase;letter-spacing:var(--tr-eyebrow)}.site-header:not([data-scrolled=true]):not([data-solid=true]) .nav-callback{color:#f9f7f4d1}.site-header[data-scrolled=true] .nav-callback,.site-header[data-solid=true] .nav-callback{color:var(--color-text-muted)}.site-header .nav-callback:hover{color:var(--accent)}@media(max-width:1100px){.callback-layout{grid-template-columns:1fr}}@media(max-width:760px){.callback-dialog{width:100vw;max-width:100vw;max-height:100svh;height:100svh;border-radius:0;margin:0}.callback-dialog-inner{padding:4rem 1.5rem 2.5rem}}.visually-hidden{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.form-success{display:none;grid-column:1 / -1;gap:.35rem;padding:1rem 1.15rem;border-radius:var(--radius-md);background:#3d6b4f1f;border:1px solid rgba(61,107,79,.22);color:var(--color-success)}.form-success:target{display:grid}.empty-state{padding:1.5rem;border-radius:var(--radius-md);background:var(--color-cream);border:1px dashed var(--color-line)}.filter-meta{color:var(--color-text-muted)}.breadcrumbs{margin-bottom:1.5rem;font-size:.82rem;text-transform:uppercase;letter-spacing:var(--tr-eyebrow);font-weight:500;color:var(--color-text-muted)}.breadcrumbs ol{list-style:none;margin:0;padding:0;display:flex;gap:.55rem;flex-wrap:wrap}.breadcrumbs li+li:before{content:"/";margin-right:.55rem;color:var(--color-line)}.breadcrumbs a:hover{color:var(--color-accent)}.trust-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1.5rem}.trust-card h3,.trust-card strong{display:block;margin:0 0 .5rem;font-family:var(--font-display);font-weight:400;font-size:var(--fs-h3);line-height:1.15;letter-spacing:-.015em;color:var(--color-ink)}.trust-card p{margin:0;color:var(--color-text-muted)}.faq-grid,.local-area-grid,.related-links-grid{display:grid;gap:1.25rem}.faq-grid,.related-links-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.local-area-grid{grid-template-columns:repeat(auto-fit,minmax(14rem,1fr))}.faq-item{background:var(--color-cream);border:1px solid var(--color-line);border-radius:var(--radius-lg);overflow:clip}.faq-item summary{list-style:none;cursor:pointer;padding:1.35rem 3.5rem 1.35rem 1.5rem;font-weight:500;line-height:1.45;position:relative}.faq-item summary::-webkit-details-marker{display:none}.faq-item summary:after{content:"+";position:absolute;right:1.5rem;top:1.2rem;font-size:1.35rem;color:var(--color-accent)}.faq-item[open] summary:after{content:"−"}.faq-answer{padding:0 1.5rem 1.35rem;color:var(--color-text-muted)}.faq-answer p,.local-area-card p,.related-link-card p,.related-links-intro{margin:0;color:var(--color-text-muted)}.local-area-card,.related-link-card{display:grid;gap:.6rem;align-content:start;background:var(--paper-3);border:1px solid var(--rule);border-radius:var(--radius-lg);padding:1.75rem;transition:background-color var(--dur-fast) var(--ease-out-expo),border-color var(--dur-fast) var(--ease-out-expo)}.local-area-card strong,.related-link-card strong,.local-hero-card strong{font-family:var(--font-display);font-size:var(--fs-h3);font-weight:400;line-height:var(--lh-heading);letter-spacing:var(--tr-heading);color:var(--ink)}.local-area-card:hover,.local-area-card:focus-visible,.related-link-card:hover,.related-link-card:focus-visible{border-color:var(--rule-strong)}.local-area-card-dark{background:#f9f7f40f;border-color:#f9f7f41f}.local-area-card-dark strong,.local-area-card-dark p{color:var(--color-light)}.local-hero-card p{margin:.85rem 0 0;color:var(--color-text-muted)}.related-links-panel{display:grid;gap:1rem}.related-link-card 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