:root{--ocean-navy: #0A1A2F;--ocean-navy-light: #112643;--oyster-silver: #EAEBED;--oyster-silver-soft: #F5F6F8;--copper-rose: #D39C7D;--ocean-teal: #315A5B;--ocean-teal-dark: #234243;--ocean-teal-tint: #E3ECEC;--slate-ink: #1E293B;--ink: var(--ocean-navy);--muted: #4B5868;--line: var(--oyster-silver);--bg: #FFFFFF;--bg-soft: var(--oyster-silver-soft);--brand: var(--ocean-teal);--brand-dark: var(--ocean-teal-dark);--brand-tint: var(--ocean-teal-tint);--accent: var(--copper-rose);--radius: 16px;--shadow: 0 10px 30px -12px rgba(10, 26, 47, .12);--shadow-lg: 0 24px 50px -18px rgba(10, 26, 47, .22);--max: 1200px}*,*:before,*:after{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Inter,system-ui,-apple-system,sans-serif;color:var(--ink);background:var(--bg);line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:clip}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}h1,h2,h3,h4{font-family:Cormorant Garamond,Playfair Display,Georgia,serif;margin:0;letter-spacing:-.015em;line-height:1.15;font-weight:600}p{margin:0}ul{list-style:none;margin:0;padding:0}.container{width:100%;max-width:var(--max);margin:0 auto;padding:0 24px}.section{padding:96px 0}.section-soft{background:var(--bg-soft)}.eyebrow{display:inline-block;font-size:.8rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--copper-rose);margin-bottom:14px}.section-head{max-width:640px;margin-bottom:48px}.section-head h2{font-size:clamp(2.2rem,4.4vw,3.2rem);font-weight:600}.section-head p{margin-top:14px;color:var(--muted);font-size:1.05rem}.section-head.center{margin-left:auto;margin-right:auto;text-align:center}.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:48px}.head-row .section-head{margin-bottom:0}.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:14px 26px;border-radius:999px;font-weight:600;font-size:.95rem;font-family:Inter,system-ui,sans-serif;border:1.5px solid transparent;cursor:pointer;transition:transform .2s ease,background .2s ease,color .2s ease,box-shadow .2s ease,border-color .2s ease}.btn:hover{transform:translateY(-2px)}.btn-primary{background:var(--ocean-teal);color:#fff;box-shadow:0 8px 20px -8px #315a5b8c}.btn-primary:hover{background:var(--ocean-teal-dark)}.btn-light{background:var(--oyster-silver);color:var(--ocean-navy)}.btn-light:hover{background:#fff;box-shadow:var(--shadow)}.btn-outline{border-color:#eaebed99;color:#fff}.btn-outline:hover{background:#eaebed26}.btn-ghost{border-color:var(--line);color:var(--ocean-navy);background:#fff}.btn-ghost:hover{border-color:var(--ocean-teal);color:var(--ocean-teal)}.site-header{position:sticky;top:0;z-index:50;background:#fffffff0;backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid var(--oyster-silver)}.nav{display:flex;align-items:center;justify-content:space-between;height:76px}.nav-logo img{height:46px;width:auto}.nav-links{display:flex;gap:8px}.nav-item{position:relative}.nav-trigger{display:inline-flex;align-items:center;gap:6px;font-size:.95rem;font-weight:500;color:var(--ocean-navy);padding:28px 14px;transition:color .2s ease}.nav-trigger .chev,.mm-group .chev{width:14px;height:14px;transition:transform .25s ease}.nav-item:hover .nav-trigger,.nav-item:focus-within .nav-trigger{color:var(--ocean-teal)}.nav-item:hover .chev,.nav-item:focus-within .chev{transform:rotate(180deg)}.dropdown{position:absolute;top:calc(100% - 8px);left:0;min-width:250px;max-height:70vh;overflow-y:auto;background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:var(--shadow-lg);padding:8px;opacity:0;visibility:hidden;transform:translateY(8px);transition:opacity .2s ease,transform .2s ease,visibility .2s;z-index:50}.nav-item:hover .dropdown:not(.mega-dropdown),.nav-item:focus-within .dropdown:not(.mega-dropdown){opacity:1;visibility:visible;transform:none}.dropdown:not(.mega-dropdown) a{display:block;padding:10px 14px;border-radius:9px;font-size:.92rem;color:var(--ocean-navy);transition:background .15s ease,color .15s ease,padding-left .15s ease}.dropdown:not(.mega-dropdown) a:hover{background:var(--ocean-teal-tint);color:var(--ocean-teal);padding-left:18px}.dropdown-label{display:block;font-weight:500;font-size:.93rem;color:inherit}.dropdown-blurb{display:block;font-size:.78rem;color:var(--slate);margin-top:3px;line-height:1.35;font-weight:400;transition:color .15s ease}.dropdown a:hover .dropdown-blurb{color:var(--ocean-teal);opacity:.9}.dropdown a.dd-with-logo{display:flex;align-items:center;gap:12px}.dd-logo{flex:0 0 auto;width:52px;height:30px;border-radius:7px;background:#fff;border:1px solid rgba(10,26,47,.08);display:inline-flex;align-items:center;justify-content:center;padding:4px 6px}.dd-logo.dark img{filter:brightness(0) saturate(100%);opacity:.88}.dd-logo img{max-width:100%;max-height:100%;-o-object-fit:contain;object-fit:contain}.dropdown.dropdown-services{width:530px;min-width:530px;max-width:550px;padding:20px 22px;background:#fff;border:1px solid rgba(10,26,47,.08);border-radius:16px;box-shadow:0 20px 40px -15px #0a1a2f1f}.services-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}.services-col{display:flex;flex-direction:column}.services-col.has-divider{border-left:1px solid rgba(10,26,47,.08);padding-left:20px}.services-card-list{display:flex;flex-direction:column;gap:3px}.service-item-link{display:block;padding:9px 10px;border-radius:8px;text-decoration:none;transition:background .15s ease,padding-left .15s ease}.service-item-link:hover{background:var(--ocean-teal-tint);padding-left:14px}.service-item-title{display:block;font-size:.93rem;font-weight:600;color:var(--ocean-navy);line-height:1.25;transition:color .15s ease}.service-item-blurb{display:block;font-size:.79rem;color:var(--slate);margin-top:3px;line-height:1.35;transition:color .15s ease}.service-item-link:hover .service-item-title{color:var(--ocean-teal)}.service-item-link:hover .service-item-blurb{color:var(--ocean-teal);opacity:.85}.services-all-cta{display:inline-flex;align-items:center;gap:7px;margin-top:16px;padding:12px 10px 4px;border-top:1px solid rgba(10,26,47,.08);font-size:.82rem;font-weight:600;color:var(--copper-rose);text-decoration:none;transition:color .15s ease,gap .15s ease}.services-all-cta:hover{color:var(--ocean-teal);gap:10px}.services-all-cta svg{width:13px;height:13px}.mm-services-sub .mm-service-link{display:block;padding:8px 12px;border-radius:8px;margin-bottom:2px}.mm-services-sub .mm-service-title{display:block;font-weight:600;font-size:.92rem;color:var(--ocean-navy)}.mm-services-sub .mm-service-blurb{display:block;font-size:.76rem;color:var(--slate);margin-top:1px}.mm-all-services-link{display:inline-flex;align-items:center;gap:6px;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.12em;color:var(--copper-rose);padding:10px 12px}.nav-item-grouped{position:relative}.dropdown.dropdown-grouped{width:590px;min-width:590px;max-width:610px;padding:16px 18px 18px;background:#fff}.dropdown.dropdown-properties{width:640px;min-width:640px;max-width:660px;padding:18px 20px 20px}.dropdown-columns{display:grid;grid-template-columns:1.25fr 1fr;gap:18px}.dropdown.dropdown-properties .dropdown-columns{grid-template-columns:1fr 1fr;gap:20px}.dropdown-col.has-divider{border-left:1px solid rgba(10,26,47,.08);padding-left:16px}.dropdown.dropdown-properties .dropdown-col.has-divider{padding-left:20px}.dropdown-city-head{display:flex;align-items:center;justify-content:space-between;gap:8px;padding:4px 8px 10px;border-bottom:1px solid rgba(10,26,47,.06);margin-bottom:6px}.dropdown-city-title{font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;color:var(--copper-rose);white-space:nowrap}.dropdown-city-badge{font-size:10px;font-weight:600;background:#d39c7d1f;color:var(--copper-rose);padding:2px 8px;border-radius:999px;letter-spacing:.02em;white-space:nowrap;flex-shrink:0}.dropdown-col-items{display:flex;flex-direction:column;gap:2px}.dropdown-col-items a{padding:8px 10px}.dropdown-footer-bar{margin-top:14px;padding-top:12px;border-top:1px solid rgba(10,26,47,.08)}.dropdown-footer-link{display:flex!important;align-items:center;justify-content:space-between;padding:10px 14px!important;background:#d39c7d1f!important;border:1px solid rgba(211,156,125,.22);border-radius:10px;color:var(--copper-rose)!important;font-size:.82rem;font-weight:700;letter-spacing:.03em;text-transform:uppercase;text-decoration:none;transition:all .2s ease}.dropdown-footer-link span{color:inherit!important;transition:color .2s ease}.dropdown-footer-link svg{width:14px;height:14px;color:inherit;transition:transform .2s ease,color .2s ease}.dropdown-footer-link:hover{background:var(--copper-rose)!important;color:#fff!important;border-color:var(--copper-rose)!important;box-shadow:0 4px 14px -3px #d39c7d73}.dropdown-footer-link:hover span{color:#fff!important}.dropdown-footer-link:hover svg{transform:translate(4px);color:#fff!important}.mm-city-section{margin-bottom:12px}.mm-city-heading{display:flex;align-items:center;justify-content:space-between;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.09em;color:var(--copper-rose);padding:7px 12px;background:#d39c7d17;border-radius:8px;margin-bottom:6px}.mm-city-badge{font-size:10px;font-weight:600;opacity:.85}.mm-grouped-sub .mm-city-link small{display:block;font-size:.76rem;color:var(--slate);margin-top:1px}.nav-item-mega{position:relative}.dropdown.mega-dropdown{left:50%;transform:translate(-40%) translateY(8px);width:660px;min-width:660px;max-height:none;overflow:visible;background:#faf9f5;border:1px solid rgba(10,26,47,.08);border-radius:18px;box-shadow:0 24px 50px -15px #0a1a2f2e;padding:28px 30px 30px}.nav-item-mega:hover .dropdown.mega-dropdown,.nav-item-mega:focus-within .dropdown.mega-dropdown{opacity:1;visibility:visible;transform:translate(-40%) translateY(0)}.mega-grid{display:grid;grid-template-columns:1fr 1fr 1fr;row-gap:22px}.mega-eyebrow{display:block}.mega-col:nth-child(3n+1){padding-left:4px}.mega-col:nth-child(3n){padding-right:4px}.mega-col{padding:0 24px}.mega-col:first-child{padding-left:4px}.mega-col:last-child{padding-right:4px}.mega-col.has-divider{border-left:1px solid rgba(10,26,47,.09)}.mega-eyebrow{font-size:11px;font-weight:600;text-transform:uppercase;letter-spacing:.12em;color:var(--copper-rose);margin-bottom:20px;line-height:1.3}.mega-list{display:flex;flex-direction:column;gap:13px;padding:0;margin:0;list-style:none}.mega-link{display:inline-block;font-size:.94rem;font-weight:500;color:var(--ocean-navy);line-height:1.35;text-decoration:none;padding:2px 0;transition:color .18s ease,transform .18s ease}.mega-link:hover{color:var(--ocean-teal);transform:translate(3px)}.nav-cta{padding:11px 22px}.nav-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer;color:var(--ink)}.nav-toggle svg{width:26px;height:26px}.mobile-menu{display:none;border-top:1px solid var(--line);background:#fff;padding:8px 24px 24px;max-height:calc(100dvh - 76px);overflow-y:auto}.mm-group{border-bottom:1px solid var(--line)}.mm-group summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;padding:16px 0;font-weight:600;color:var(--ocean-navy)}.mm-group summary::-webkit-details-marker{display:none}.mm-group[open] .chev{transform:rotate(180deg)}.mm-sub{padding:0 0 12px 12px}.mm-sub a{display:block;padding:9px 0;color:var(--muted);font-size:.95rem}.mm-mega-sub{display:flex;flex-direction:column;gap:14px;padding-bottom:16px}.mm-cat-group{display:flex;flex-direction:column;gap:4px}.mm-cat-title{font-size:.72rem;font-weight:700;text-transform:uppercase;letter-spacing:.1em;color:var(--copper-rose);margin:6px 0 2px}.mm-cat-group a{padding:6px 0;color:var(--ocean-navy);font-weight:500}.mobile-menu .btn{margin-top:18px;width:100%}.mobile-menu.open{display:block}.hero{position:relative;isolation:isolate;color:#fff;min-height:88vh;display:flex;align-items:center;overflow:hidden}.hero-bg{position:absolute;inset:0;z-index:-2}.hero-bg img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover;-o-object-position:right center;object-position:right center}.hero:before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#0a1a2ff0,#0a1a2fbd 48%,#0a1a2f38)}.hero-inner{padding:110px 0 140px;max-width:680px}.hero h1{font-size:clamp(2.8rem,6.4vw,5rem);font-weight:600;line-height:1.06}.hero h1 span{color:var(--copper-rose)}.hero p.lead{margin-top:22px;font-size:1.15rem;color:#eaebedeb;max-width:540px}.hero-actions{margin-top:34px;display:flex;gap:14px;flex-wrap:wrap}.ticker-section{padding:72px 0 32px;border-bottom:1px solid var(--line);overflow:hidden;width:100%}.ticker-label{text-align:center;font-size:.8rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:28px}.marquee{overflow:hidden;-webkit-mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent);mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent)}.marquee-track{display:flex;width:-moz-max-content;width:max-content;gap:20px;animation:marquee 40s linear infinite}.marquee:hover .marquee-track{animation-play-state:paused}@keyframes marquee{to{transform:translate(calc(-50% - 10px))}}.logo-chip{flex:none;width:190px;height:92px;border-radius:14px;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;padding:18px 26px;background:#fff;transition:transform .25s ease,box-shadow .25s ease}.logo-chip.dark img{filter:brightness(0) saturate(100%);opacity:.88}.logo-chip:hover{transform:translateY(-3px);box-shadow:var(--shadow)}.logo-chip img{max-height:100%;max-width:100%;width:auto;height:auto;-o-object-fit:contain;object-fit:contain}.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.service-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:32px;transition:transform .3s ease,box-shadow .3s ease,border-color .3s ease}.service-card:hover{transform:translateY(-6px);box-shadow:var(--shadow-lg);border-color:var(--ocean-teal-tint)}.service-icon{width:54px;height:54px;border-radius:14px;background:var(--ocean-teal-tint);color:var(--ocean-teal);display:grid;place-items:center;margin-bottom:22px;transition:background .3s ease,color .3s ease}.service-card:hover .service-icon{background:var(--ocean-teal);color:#fff}.service-icon svg{width:26px;height:26px}.service-card h3{font-size:1.45rem;font-weight:600;color:var(--ocean-navy)}.service-card p{margin-top:10px;color:var(--muted);font-size:.97rem}.prop-explorer{background:var(--oyster-silver);border-radius:28px;padding:12px;border:1px solid rgba(10,26,47,.08);box-shadow:0 20px 48px -18px #0a1a2f29;display:flex;flex-direction:column;gap:12px;margin-top:36px}.prop-explorer-topbar{min-height:42px;display:flex;align-items:center;justify-content:space-between;gap:16px;padding:2px 8px}.prop-explorer-eyebrow{display:inline-flex;align-items:center;gap:8px;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;color:var(--ocean-navy);white-space:nowrap}.prop-eyebrow-dot{width:7px;height:7px;border-radius:50%;background:var(--copper-rose);display:inline-block}.prop-explorer-tabs{display:flex;align-items:center;gap:6px;overflow-x:auto;overflow-y:hidden;scrollbar-width:none;-webkit-overflow-scrolling:touch;max-width:100%}.prop-explorer-tabs::-webkit-scrollbar{display:none}.prop-explorer-tab{-webkit-appearance:none;-moz-appearance:none;appearance:none;border:none;background:transparent;padding:8px 18px;border-radius:999px;font-family:Inter,system-ui,sans-serif;font-size:13px;font-weight:500;color:#0a1a2f8c;cursor:pointer;white-space:nowrap;outline:none;transition:all .25s 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cubic-bezier(.4,0,.2,1);pointer-events:none;z-index:1}.prop-visual-slide.is-active{opacity:1;transform:scale(1);pointer-events:auto;z-index:2}.prop-visual-img{position:absolute;inset:0;width:100%;height:100%;-o-object-fit:cover;object-fit:cover;-o-object-position:center;object-position:center;display:block}.prop-visual-overlay{position:absolute;inset:0;background:linear-gradient(180deg,#0a1a2f05,#0a1a2f52 55%,#0a1a2fe6);pointer-events:none}.prop-grain-overlay{position:absolute;inset:0;background-image:url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='noiseFilter'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23noiseFilter)' opacity='.55'/%3E%3C/svg%3E");background-size:180px 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ease}.prop-title-link:hover{opacity:.92;transform:translate(2px)}.prop-explorer-card{position:relative;border-radius:20px;background:var(--ocean-navy);padding:34px 32px;color:#fff;overflow:hidden;display:flex;flex-direction:column;justify-content:space-between;min-height:480px;border:1px solid rgba(234,235,237,.12);box-shadow:0 16px 36px -12px #0a1a2f59}.prop-card-circle{position:absolute;right:-40px;top:-40px;width:170px;height:170px;border-radius:50%;border:1px solid rgba(234,235,237,.08);background:radial-gradient(circle,rgba(234,235,237,.04) 0%,transparent 70%);pointer-events:none;z-index:1}.prop-info-panel{display:none;flex-direction:column;justify-content:space-between;height:100%;position:relative;z-index:2;opacity:0;transform:translateY(8px);transition:opacity .35s cubic-bezier(.4,0,.2,1),transform .35s cubic-bezier(.4,0,.2,1)}.prop-info-panel.is-active{display:flex;opacity:1;transform:translateY(0)}.prop-info-category{font-size:10.5px;font-weight:700;text-transform:uppercase;letter-spacing:.09em;color:var(--copper-rose);margin-bottom:8px}.prop-info-title{font-family:Cormorant Garamond,Georgia,serif;font-size:2.2rem;font-weight:500;color:#fff;line-height:1.12;margin:0}.prop-info-loc{font-size:.94rem;color:#eaebedb8;margin-top:6px}.prop-info-details{display:flex;flex-direction:column;gap:14px;margin:24px 0;padding:20px 0;border-top:1px solid rgba(234,235,237,.1);border-bottom:1px solid rgba(234,235,237,.1)}.prop-info-row{display:grid;grid-template-columns:20px 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1fr 1fr 1.3fr;gap:40px;padding-bottom:48px;border-bottom:1px solid rgba(234,235,237,.15)}.footer-grid h4{color:var(--copper-rose);font-size:.85rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:18px;font-family:Inter,system-ui,sans-serif;font-weight:700}.footer-grid li{margin-bottom:10px;font-size:.95rem}.footer-grid a:hover{color:#fff}.footer-logo{background:#fff;display:inline-block;padding:8px 14px;border-radius:10px}.footer-logo img{height:40px;width:auto}.footer-about{margin-top:18px;font-size:.95rem;max-width:320px}.footer-bottom{padding-top:26px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.85rem}.js .reveal{opacity:0;transform:translateY(22px);transition:opacity .8s cubic-bezier(.2,.7,.2,1),transform .8s cubic-bezier(.2,.7,.2,1);transition-delay:var(--d, 0ms)}.js .reveal.is-in{opacity:1;transform:none}@media (max-width: 1024px){.grid-4{grid-template-columns:repeat(2,1fr)}.dev-grid{grid-template-columns:repeat(3,1fr)}.footer-grid{grid-template-columns:1fr 1fr}}@media (max-width: 820px){.nav-links,.nav-cta{display:none}.nav-toggle{display:block}.grid-3,.loc-grid{grid-template-columns:1fr 1fr}}@media (max-width: 600px){.section{padding:64px 0}.grid-3,.loc-grid,.grid-4{grid-template-columns:1fr}.dev-grid{grid-template-columns:repeat(2,1fr)}.hero-inner{padding:80px 0 110px}.cta{padding:56px 24px}.footer-grid{grid-template-columns:1fr}}@media (prefers-reduced-motion: reduce){.js .reveal{transition:none!important;opacity:1!important;transform:none!important}.marquee-track{animation:none!important}html{scroll-behavior:auto}}.loc-chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:14px}.loc-chip{font-size:11px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:5px 11px;border-radius:999px;border:1px solid rgba(234,235,237,.35);color:#eaebed;position:relative;z-index:2;transition:background 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3px #d39c7d2e}.loc-primary-tag{font-size:9px;letter-spacing:.08em;padding:2px 7px;border-radius:999px;border:1px solid rgba(211,156,125,.4);color:var(--copper-rose);opacity:.9}