:root {
  --ink: #17232b;
  --ink-2: #24343d;
  --muted: #62717a;
  --line: #d9e0e3;
  --paper: #f6f8f8;
  --soft: #edf3f5;
  --white: #fff;
  --blue: #2187c4;
  --blue-dark: #176b9e;
  --teal: #31525c;
  --shadow: 0 18px 42px rgba(23, 35, 43, .1);
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: Inter, Arial, sans-serif; line-height: 1.55; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
h1,h2,h3,p { margin-top: 0; }
h1,h2,h3 { font-family: Georgia, "Times New Roman", serif; font-weight: 500; letter-spacing: 0; }
h1 { margin-bottom: 22px; font-size: clamp(3.25rem, 6vw, 5.9rem); line-height: .96; }
h2 { margin-bottom: 18px; font-size: clamp(2.15rem, 4vw, 4.05rem); line-height: 1.02; }
h3 { margin-bottom: 10px; font-size: 1.62rem; line-height: 1.08; }
.utility-bar { display: flex; justify-content: space-between; gap: 18px; padding: 7px clamp(18px,4vw,60px); color: rgba(255,255,255,.76); background: #12202a; font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.utility-bar a { color: #9ad4f2; }
.site-header { position: sticky; top: 0; z-index: 30; display: flex; align-items: center; justify-content: space-between; gap: 30px; min-height: 74px; padding: 11px clamp(18px,4vw,60px); background: rgba(255,255,255,.96); border-bottom: 1px solid var(--line); backdrop-filter: blur(18px); }
.brand { display: inline-flex; align-items: flex-end; gap: 11px; min-width: 215px; }
.brand img { width: 42px; height: 45px; object-fit: contain; }
.brand span,.brand strong,.brand small { display: block; }
.site-header .brand span { transform: translateY(5px); }
.brand strong { color: #110b0c; font-family: Georgia, serif; font-size: 1.55rem; font-weight: 500; line-height: .92; }
.brand small { margin-top: 4px; color: #768086; font-size: .57rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.site-nav { display: flex; align-items: center; justify-content: flex-end; gap: 18px; color: #35434a; font-size: .84rem; font-weight: 750; }
.site-nav a,.nav-group>button { padding: 9px 0; transition: color .18s ease, background .18s ease, border-color .18s ease, transform .18s ease, box-shadow .18s ease; }
.site-nav>a:not(.nav-cta):hover,.nav-group>button:hover { color: var(--blue-dark); }
.site-nav a[aria-current="page"] { color: var(--blue-dark); }
.nav-group { position: relative; }
.nav-group>button { border: 0; color: inherit; background: transparent; font: inherit; cursor: pointer; }
.nav-group>button::after { content: "+"; margin-left: 5px; color: var(--blue); }
.nav-menu { position: absolute; top: 100%; left: -16px; display: none; width: 244px; padding: 14px 8px 8px; background: var(--white); border: 1px solid var(--line); box-shadow: var(--shadow); }
.nav-menu a { display: block; padding: 10px; }
.nav-menu a:hover { color: var(--blue-dark); background: var(--soft); }
.nav-group:hover .nav-menu,.nav-group:focus-within .nav-menu { display: block; }
.nav-cta { padding: 11px 15px!important; color: var(--white)!important; background: var(--blue-dark); }
.nav-cta:hover { background: #125f90; box-shadow: 0 8px 18px rgba(23,107,158,.22); transform: translateY(-2px); }
.nav-toggle { display: none; width: 42px; height: 42px; border: 1px solid var(--line); background: var(--white); }
.nav-toggle span { display: block; width: 18px; height: 2px; margin: 4px auto; background: var(--ink); }
.hero { position: relative; min-height: 720px; display: grid; align-items: center; overflow: hidden; color: var(--white); background: #203a47; }
.hero>img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: right bottom; }
.hero-overlay { position: absolute; inset: 0; background: linear-gradient(90deg,rgba(22,48,61,.98) 0%,rgba(22,48,61,.94) 30%,rgba(22,48,61,.76) 45%,rgba(22,48,61,.38) 61%,rgba(22,48,61,.1) 76%,transparent 92%),linear-gradient(100deg,rgba(8,28,39,.42) 0%,rgba(8,28,39,.2) 36%,transparent 66%),linear-gradient(0deg,rgba(13,30,39,.18),transparent 52%); }
.hero-content { position: relative; z-index: 1; width: min(820px,calc(100% - 36px)); margin-left: clamp(18px,7vw,110px); padding: 64px 0; }
.eyebrow { margin: 0 0 15px; color: var(--blue-dark); font-size: .71rem; font-weight: 850; letter-spacing: .14em; text-transform: uppercase; }
.hero .eyebrow,.page-hero .eyebrow,.advisory-band .eyebrow { color: #9dd8f4; }
.hero-copy { max-width: 660px; margin-bottom: 28px; color: rgba(255,255,255,.86); font-size: 1.17rem; }
.hero-actions,.field-row { display: flex; gap: 13px; flex-wrap: wrap; align-items: center; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 48px; padding: 13px 18px; border: 1px solid transparent; color: var(--white); background: var(--blue-dark); font: inherit; font-weight: 800; cursor: pointer; transition: color .18s ease, background .18s ease, border-color .18s ease, transform .18s ease, box-shadow .18s ease; }
.button.primary { background: var(--blue-dark); }
.button.secondary { border-color: rgba(255,255,255,.58); background: rgba(255,255,255,.08); }
.button.outline { border-color: var(--line); color: var(--ink); background: var(--white); }
.button.full { width: 100%; }
.button:hover { background: #125f90; box-shadow: 0 10px 20px rgba(23,107,158,.24); transform: translateY(-2px); }
.button.secondary:hover { border-color: rgba(255,255,255,.88); background: rgba(255,255,255,.18); box-shadow: 0 10px 20px rgba(0,0,0,.16); }
.button.outline:hover { border-color: var(--blue-dark); color: var(--blue-dark); background: #f7fcfe; box-shadow: 0 10px 20px rgba(23,35,43,.1); }
.button:active,.nav-cta:active { transform: translateY(0); box-shadow: none; }
.text-link { display: inline-flex; align-items: center; gap: 7px; color: var(--blue-dark); font-weight: 800; transition: color .18s ease, transform .18s ease; }
.text-link.light { min-height: 48px; color: var(--white); }
.text-link span { display: inline-block; transition: transform .18s ease; }
.text-link:hover { color: #125f90; transform: translateX(2px); }
.text-link:hover span { transform: translateX(4px); }
.intent-bar { display: grid; grid-template-columns: repeat(4,1fr); background: var(--white); border-bottom: 1px solid var(--line); }
.intent-bar a { min-height: 152px; padding: 26px clamp(18px,2.5vw,34px); border-right: 1px solid var(--line); transition: background .18s ease, box-shadow .18s ease, transform .18s ease; }
.intent-bar a:hover { position: relative; z-index: 1; background: var(--soft); box-shadow: 0 12px 24px rgba(23,35,43,.08); transform: translateY(-3px); }
.intent-bar span,.intent-bar strong,.intent-bar small { display: block; }
.intent-bar span,.service-number { margin-bottom: 15px; color: var(--blue-dark); font-size: .71rem; font-weight: 850; letter-spacing: .12em; }
.intent-bar strong { margin-bottom: 6px; color: var(--ink); font-family: Georgia,serif; font-size: 1.36rem; font-weight: 500; line-height: 1.08; }
.intent-bar small { color: var(--muted); }
.section { width: min(1180px,calc(100% - 36px)); margin: 0 auto; padding: clamp(68px,8vw,118px) 0; }
.section-tight { padding: clamp(54px,6vw,82px) 0; }
.split,.two-column { display: grid; grid-template-columns: minmax(0,.94fr) minmax(320px,1.06fr); gap: clamp(34px,7vw,90px); align-items: start; }
.stacked-copy,.lead { color: var(--muted); font-size: 1.08rem; }
.service-band { background: var(--soft); }
.services-grid,.program-grid { display: grid; grid-template-columns: repeat(4,minmax(0,1fr)); gap: 1px; margin-top: 30px; background: var(--line); border: 1px solid var(--line); }
.services-grid article,.program-grid article { display: flex; flex-direction: column; padding: 28px; background: var(--white); transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease; }
.services-grid article:hover,.program-grid article:hover { position: relative; z-index: 2; transform: translateY(-5px); box-shadow: var(--shadow); }
.services-grid article .text-link { margin-top: auto; padding-top: 14px; }
.section.program-grid { width: min(1440px,calc(100% - 36px)); grid-template-columns: repeat(4,minmax(0,1fr)); gap: 20px; margin: 0 auto; padding: clamp(68px,8vw,118px) 0; background: transparent; border: 0; }
.section.program-grid article { border: 1px solid var(--line); box-shadow: 0 10px 26px rgba(23,35,43,.07); }
.program-grid h2 { font-size: clamp(2.35rem,3.25vw,3.2rem); }
.services-grid p,.program-grid p,.program-copy p,.check-list,.form-note,.listing-card p,.portal-grid p,.contact-grid p { color: var(--muted); }
.why { align-items: center; }
.why .button { margin-top: 12px; }
.management-detail { display: grid; grid-template-columns: minmax(0,.95fr) minmax(340px,1.05fr); gap: clamp(34px,7vw,90px); align-items: center; padding-top: clamp(58px,7vw,92px); padding-bottom: clamp(58px,7vw,92px); border-top: 1px solid var(--line); scroll-margin-top: 104px; }
.management-detail:first-of-type { border-top: 0; }
.management-detail .lead { margin-bottom: 0; }
.detail-actions .button { margin-top: 22px; }
.plain-list,.check-list { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.plain-list li,.check-list li { padding: 15px 0; border-bottom: 1px solid var(--line); color: #43515a; }
.check-list li { position: relative; padding-left: 25px; }
.check-list li::before { content: ""; position: absolute; top: 22px; left: 0; width: 8px; height: 8px; background: var(--blue); }
.advisory-band { color: var(--white); background: var(--teal); }
.advisory-band p { color: rgba(255,255,255,.78); }
.closing-cta { text-align: center; }
.closing-cta p { max-width: 680px; margin-right: auto; margin-left: auto; color: var(--muted); }
.closing-cta .hero-actions { justify-content: center; }
.page-hero { min-height: 380px; display: grid; align-items: end; padding: 100px clamp(18px,6vw,90px) 60px; color: var(--white); background: var(--teal); }
.page-hero>div { width: min(880px,100%); }
.page-hero h1 { font-size: clamp(2.9rem,5vw,5.25rem); }
.page-hero p:last-child { max-width: 720px; color: rgba(255,255,255,.78); font-size: 1.1rem; }
.page-hero.owner { background: #36545d; }.page-hero.buyer { background: #263f4d; }.page-hero.leasing { background: #33515b; }.page-hero.management { background: #233a45; }.opportunity-hero { background: #263f4d; }
.program-copy { position: sticky; top: 102px; }
.program-grid { grid-template-columns: repeat(3,minmax(0,1fr)); }
.service-icon { display: inline-grid; place-items: center; width: 42px; height: 42px; margin-bottom: 16px; color: var(--white); background: var(--blue-dark); font-size: .74rem; font-weight: 850; }
.stat-strip { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; margin-top: 25px; background: var(--line); border: 1px solid var(--line); }
.stat-strip span { padding: 17px; background: var(--white); }.stat-strip strong,.stat-strip small { display: block; }.stat-strip small { margin-top: 4px; color: var(--muted); }
.intake-form { display: grid; gap: 15px; padding: clamp(22px,4vw,34px); background: var(--white); border: 1px solid var(--line); box-shadow: var(--shadow); scroll-margin-top: 104px; }
.form-header h2 { margin-bottom: 3px; font-size: clamp(1.9rem,3vw,2.7rem); }
label { display: grid; gap: 6px; color: #33434c; font-size: .9rem; font-weight: 750; }
input,select,textarea { width: 100%; padding: 12px 13px; border: 1px solid #cbd5d9; color: var(--ink); background: #fbfcfc; font: inherit; }
textarea { resize: vertical; } input:focus,select:focus,textarea:focus { outline: 3px solid rgba(33,135,196,.18); border-color: var(--blue); }.field-row>label { flex: 1 1 220px; }.form-note { margin: 0; font-size: .86rem; }
.form-note.is-error { color: #8a3a2f; }
.listing-grid,.portal-grid,.contact-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 18px; margin-top: 28px; }
.listing-card,.portal-grid article,.contact-grid article { overflow: hidden; background: var(--white); border: 1px solid var(--line); }
.portal-grid { align-items: stretch; }
.portal-grid article { display: grid; grid-template-rows: auto 1fr auto; height: 100%; box-shadow: 0 10px 24px rgba(23,35,43,.06); }
.portal-grid article .text-link { align-self: end; padding-top: 14px; }
.rental-paths { padding-bottom: clamp(32px,4vw,58px); }
.rental-paths .portal-grid { grid-template-columns: minmax(300px,.9fr) minmax(600px,1.1fr); }
.rental-paths .portal-grid article { grid-template-rows: auto auto 1fr auto; }
.hostaway-widget-wrap { align-self: end; margin-top: 18px; min-height: 74px; }
.hostaway-widget-wrap:empty { display: none; }
.short-term-booking { border-top: 1px solid var(--line); }
.short-term-booking .section { display: grid; gap: 28px; }
.short-term-intro { max-width: 860px; }
.short-term-intro .lead { max-width: 760px; }
.short-term-search-card { width: 100%; padding: 28px; background: var(--white); border: 1px solid var(--line); box-shadow: 0 14px 34px rgba(23,35,43,.07); }
.short-term-search-card h3 { margin-top: 0; }
.short-term-search-card .hostaway-widget-wrap { margin-top: 20px; }
.listing-card img { width: 100%; aspect-ratio: 16/10; object-fit: cover; }.listing-card>div,.portal-grid article,.contact-grid article { padding: 24px; }.listing-card h3 { margin-top: 12px; }
.listing-meta,.subnav { display: flex; gap: 10px; flex-wrap: wrap; }.listing-meta { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 8px; margin: 18px 0 6px; color: var(--ink); font-size: .9rem; }
.listing-meta span { display: flex; align-items: center; justify-content: center; min-height: 38px; padding: 8px 9px; text-align: center; font-weight: 800; line-height: 1.15; background: #f3f8fa; border: 1px solid #d7e5eb; }
.subnav { margin: 22px 0 0; }
.subnav a,.status { padding: 6px 9px; color: var(--blue-dark); background: #eaf5fa; border: 1px solid #cbe2ec; font-size: .75rem; font-weight: 850; }
.subnav a { transition: color .18s ease, background .18s ease, border-color .18s ease, transform .18s ease, box-shadow .18s ease; }
.subnav a:hover { color: var(--white); background: var(--blue-dark); border-color: var(--blue-dark); box-shadow: 0 6px 14px rgba(23,107,158,.18); transform: translateY(-2px); }
.deal-group { padding-top: 44px; scroll-margin-top: 96px; }
.deal-group + .deal-group { margin-top: 44px; border-top: 1px solid var(--line); }
.deal-group h3 { margin-bottom: 8px; font-size: 2rem; }
.deal-group-copy { max-width: 720px; color: var(--muted); }
.opportunity-empty { max-width: 780px; margin-top: 22px; padding: 22px; color: var(--muted); background: var(--white); border: 1px solid var(--line); box-shadow: 0 8px 20px rgba(23,35,43,.04); }
.notice { padding: 17px; color: #43515a; background: var(--soft); border-left: 3px solid var(--blue); }
.metric-grid { display: grid; grid-template-columns: repeat(4,1fr); background: var(--line); border: 1px solid var(--line); gap: 1px; }.metric-grid div { padding: 20px; background: var(--white); }.metric-grid strong,.metric-grid small { display: block; }.metric-grid strong { font-family: Georgia,serif; font-size: 1.45rem; font-weight: 500; }.metric-grid small { color: var(--muted); }
.deal-metrics { padding-top: clamp(46px,5vw,72px); padding-bottom: clamp(44px,5vw,70px); }
.form-placeholder { padding: 24px; color: #40515a; background: var(--soft); border: 1px dashed #9bb2bd; }.form-placeholder strong { display: block; margin-bottom: 6px; color: var(--ink); }
.appfolio-note { max-width: 700px; margin: -6px 0 20px; color: var(--muted); }
.appfolio-listings { height: 1180px; min-height: 820px; margin-top: 25px; overflow: hidden; background: var(--white); border: 1px solid var(--line); box-shadow: 0 12px 30px rgba(23,35,43,.06); }
.appfolio-listings iframe { display: block; width: 100%!important; height: 100%!important; min-height: 820px!important; border: 0; }
.appfolio-fallback { margin: 0; padding: 28px; color: var(--muted); }
.appfolio-fallback a { color: var(--blue-dark); font-weight: 800; }
.om-preview { padding: 26px; background: var(--white); border: 1px solid var(--line); box-shadow: 0 14px 32px rgba(23,35,43,.08); }.om-preview h3 { margin-top: 16px; }
.om-viewer-section { padding-top: clamp(42px,5vw,70px); }
.pdf-viewer { height: min(900px,70vh); min-height: 620px; margin-top: 24px; overflow: hidden; background: var(--white); border: 1px solid var(--line); box-shadow: 0 14px 34px rgba(23,35,43,.08); }
.pdf-viewer iframe { display: block; width: 100%; height: 100%; border: 0; }
.pdf-viewer p { display: grid; min-height: inherit; place-items: center; margin: 0; padding: 28px; color: var(--muted); text-align: center; }
.om-dialog { width: min(520px,calc(100% - 32px)); padding: 30px; border: 0; box-shadow: 0 28px 72px rgba(17,30,38,.28); }.om-dialog::backdrop { background: rgba(10,20,27,.64); backdrop-filter: blur(4px); }.om-dialog h2 { font-size: 2.5rem; }.dialog-close { position: absolute; top: 12px; right: 14px; border: 0; color: var(--muted); background: transparent; font-size: 2rem; cursor: pointer; }.om-access-form { display: grid; gap: 13px; margin-top: 20px; }
.site-footer { display: grid; grid-template-columns: minmax(300px,1.15fr) minmax(230px,.92fr) repeat(3,minmax(190px,.78fr)); column-gap: clamp(20px,1.8vw,30px); row-gap: 24px; padding: 34px clamp(18px,4vw,60px); color: #5c6b73; background: #edf3f5; border-top: 1px solid var(--line); }
.footer-brand { grid-column: 1; }.footer-brokerage-info { grid-column: 2; }.footer-nav-brokerage { grid-column: 3; }.footer-nav-services { grid-column: 4; }.footer-contact { grid-column: 5; }
.footer-brand { display: flex; flex-direction: column; align-items: flex-start; }
.footer-brand img { width: min(310px,100%); height: auto; }.footer-brand p { width: max-content; max-width: 310px; }.footer-brand p,.site-footer p { margin: 12px 0 0; color: #64747c; font-size: .86rem; }.site-footer>div>strong { display: block; margin-bottom: 10px; color: var(--ink); }.site-footer a { display: block; margin-top: 7px; color: #4f6068; font-size: .86rem; }.site-footer a:hover { color: var(--blue-dark); }
.footer-brokerage-info p { margin-top: 10px; font-size: .8rem; line-height: 1.45; }
.footer-contact { display: flex; flex-direction: column; align-items: flex-start; }
.footer-contact p { margin-top: 0; }
.site-footer .footer-portal-link { margin-top: 16px; }
.footer-copyright { grid-column: 1 / -1; justify-self: center; margin: 0; text-align: center; color: #7a8990; font-size: .78rem; line-height: 1.4; white-space: nowrap; }
:where(a,button,input,select,textarea):focus-visible { outline: 3px solid rgba(33,135,196,.34); outline-offset: 3px; }
@media(max-width:1100px){.nav-toggle{display:block}.site-nav{position:absolute;top:100%;left:0;right:0;display:none;flex-direction:column;align-items:stretch;gap:0;padding:9px 18px 17px;background:var(--white);border-bottom:1px solid var(--line)}.site-nav.is-open{display:flex}.site-nav a,.nav-group>button{width:100%;padding:12px 0;border-bottom:1px solid var(--line);text-align:left}.nav-menu{position:static;display:block;width:100%;padding:0 0 4px 12px;border:0;box-shadow:none}.nav-menu a{padding:8px 0;color:var(--muted);font-size:.82rem}.nav-cta{margin-top:11px;text-align:center}.hero{min-height:680px}.intent-bar,.services-grid,.program-grid,.listing-grid,.portal-grid,.contact-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.split,.two-column,.management-detail{grid-template-columns:1fr}.program-copy{position:static}}
@media(max-width:1200px){.site-footer{grid-template-columns:minmax(280px,360px) minmax(220px,1fr) max-content max-content}.footer-brand{grid-column:1}.footer-brokerage-info{grid-column:2}.footer-nav-brokerage{grid-column:3}.footer-nav-services{grid-column:4}.footer-contact{grid-column:2 / 5}}
@media(max-width:900px){.rental-paths .portal-grid{grid-template-columns:1fr}}
@media(max-width:640px){.utility-bar span{display:none}.utility-bar{justify-content:center}.site-header{min-height:66px}.brand img{width:36px;height:38px}.brand strong{font-size:1.35rem}.brand small{font-size:.5rem}.hero{min-height:650px}.hero>img{width:100%;object-position:68% bottom}.hero-content{margin:0 auto}.hero-overlay{background:linear-gradient(90deg,rgba(20,42,53,.96),rgba(20,42,53,.76) 68%,rgba(20,42,53,.42)),linear-gradient(0deg,rgba(13,30,39,.25),transparent 48%)}.hero-actions .button{width:100%}.intent-bar,.services-grid,.program-grid,.listing-grid,.portal-grid,.contact-grid,.metric-grid,.stat-strip{grid-template-columns:1fr}.intent-bar a{min-height:0}.page-hero{min-height:340px;padding-top:78px}.appfolio-listings{height:860px;min-height:720px}.appfolio-listings iframe{min-height:720px!important}.site-footer{grid-template-columns:1fr}.site-footer>*{grid-column:auto}.footer-copyright{justify-self:start;text-align:left;white-space:normal}.field-row{display:grid}.metric-grid{gap:1px}}