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@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}
.hero{height:auto;min-height:625px}.hero-content{height:auto;min-height:625px;padding-bottom:130px}.hero-photo{object-position:50% 72%}@media(max-width:760px){.hero,.hero-content{min-height:600px}}@media(max-width:480px){.hero,.hero-content{min-height:610px}}
.project-excerpt{font-size:.875rem;line-height:1.6;margin-top:12px}.price-pending{font-size:1.2rem!important}.image-pending{background:#17394e;height:100%;min-height:240px;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;padding:50px 25px;color:white}.image-pending>span{font-family:var(--serif);font-size:1.8rem;line-height:1.2;max-width:300px}.image-pending>small{font-size:.8125rem;color:#bbccd7;margin-top:18px}.detail-photo>.image-pending{min-height:400px}.card-image:has(.image-pending):after{display:none}.request-price{font-size:1.9rem!important}.photo-caption{font-size:.75rem;color:var(--muted);padding-top:12px}.project-filters{grid-template-columns:1fr 1fr 1.3fr auto}.filter-price-note{font-size:.875rem;color:var(--muted);align-self:end;margin-bottom:7px}.filter-price-note small{font-size:.75rem}.source-overview{border-top:1px solid var(--line);padding-top:32px;margin-top:45px}.source-overview h2{font-size:1.9rem;margin-bottom:20px}.source-overview p{font-size:.875rem;max-width:880px}.source-overview .text-link{display:inline-block;margin-top:20px}.project-sources{border-top:1px solid var(--line);margin-top:30px;padding-top:5px}.project-sources ul{padding-left:20px;color:var(--muted);font-size:.875rem}.project-sources li{margin-bottom:11px}.project-sources a{text-decoration:underline;text-underline-offset:3px}.project-sources p{font-size:.8125rem}.developer-link{display:block;margin-top:19px;text-align:center;text-decoration:underline;text-underline-offset:4px;font-size:.875rem}@media(max-width:1050px){.project-filters{grid-template-columns:1fr 1fr}.filter-price-note{align-self:center}}@media(max-width:480px){.project-filters{grid-template-columns:1fr}.detail-photo>.image-pending{min-height:280px}}
.area-typographic{background:#173b52}.area-typographic:after{display:none}.area-typographic>div{bottom:35px}.area-typographic h3{font-size:2.5rem}.area-typographic:hover{background:#234d64;color:white}

/* Expanded project collection */
.card-badge{max-width:calc(100% - 36px);white-space:normal;line-height:1.35}.card-tag{max-width:calc(100% - 36px);white-space:normal;line-height:1.35}.property-card{display:flex;flex-direction:column}.property-card[hidden]{display:none}.card-body{display:flex;flex-direction:column;flex:1}.project-excerpt{display:-webkit-box;-webkit-line-clamp:4;-webkit-box-orient:vertical;overflow:hidden}.card-body .specs{margin-top:auto;padding-top:18px}.card-bottom{flex-wrap:wrap}.price-pending{font-size:1.12rem!important}.project-status{display:inline-block;border:1px solid #d9cba8;background:#faf6ed;color:#705323;padding:6px 12px;font-size:.8125rem;margin-top:16px}.project-specifications{display:grid;grid-template-columns:150px 1fr;gap:12px 20px;padding:20px 0;border-bottom:1px solid var(--line);margin-bottom:22px}.project-specifications dt{color:var(--muted);font-size:.875rem}.project-specifications dd{margin:0;font-size:.9375rem}.source-date{font-size:.8125rem;color:var(--muted)}.project-gallery{margin:24px 0;display:grid;gap:18px}.project-gallery figure{margin:0}.project-gallery img{width:100%;height:auto}.project-gallery figcaption{font-size:.8125rem;color:var(--muted);margin-top:8px}.detail-photo img{height:auto;max-height:620px;object-fit:contain;background:#eef1f2}.detail-price{max-width:320px}.detail-price .request-price{font-size:2rem}.photo-caption a{margin-left:6px;text-decoration:underline}@media(max-width:600px){.project-specifications{grid-template-columns:1fr;gap:4px}.project-specifications dd{margin-bottom:12px}.detail-price .request-price{font-size:1.65rem}.detail-photo img{max-height:420px}}

.newsletter-section{padding:64px 0;background:#f3f5f6;border-top:1px solid #dce2e6}.newsletter-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}.newsletter-grid h2{font-size:38px;line-height:1.15;margin:14px 0 18px}.newsletter-grid p{max-width:490px}.newsletter-form label{display:block;font-size:14px;font-weight:600}.newsletter-form input[type=email]{width:100%;box-sizing:border-box;padding:14px;margin:9px 0 18px;border:1px solid #bbc6ce;border-radius:4px;background:white;font:inherit}.newsletter-consent{display:flex!important;gap:11px;font-weight:400!important;align-items:flex-start;margin-bottom:20px;line-height:1.6}.newsletter-consent input{width:18px;height:18px;margin-top:3px;flex-shrink:0;accent-color:#102638}.newsletter-trap{position:absolute;left:-5000px}.newsletter-form .form-help{font-size:12px;color:#62717d;margin-top:15px}.newsletter-form .form-help a{text-decoration:underline}.newsletter-credit{display:inline-block;margin-top:8px}.newsletter-credit img{display:block;width:180px;height:auto}@media(max-width:760px){.newsletter-grid{grid-template-columns:1fr;gap:25px}.newsletter-grid h2{font-size:32px}.newsletter-section{padding:40px 0}}@media(max-width:450px){.newsletter-form button{width:100%;font-size:14px}}

.management-heading{padding:64px 0 50px;border-bottom:1px solid var(--line)}.management-heading h1{font-size:clamp(2.6rem,5vw,4.5rem);margin:16px 0 24px}.management-heading p{max-width:620px;font-size:1.125rem;margin-bottom:28px}.management-intro{display:grid;grid-template-columns:1fr 1fr;gap:64px}.management-intro h2{margin-top:14px}.management-services h2{margin-bottom:30px}.management-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.management-card{padding:28px;border:1px solid var(--line);border-top:3px solid var(--gold);background:var(--paper)}.management-card p{margin-top:14px}.management-start{display:grid;grid-template-columns:1.5fr 1fr;gap:64px;align-items:start}.management-steps{padding-left:24px;margin-top:28px}.management-steps li{padding:0 0 22px 12px}.management-steps p{margin-top:6px}.management-start .inquiry-card p{margin:20px 0}.management-start .inquiry-card small{display:block;margin-top:16px}#navigation{gap:22px}@media(max-width:1050px) and (min-width:901px){#navigation{gap:14px}.nav{gap:14px}.brand{font-size:1.1rem}#navigation .button-small{padding:10px 12px}}@media(max-width:760px){.management-intro,.management-start{grid-template-columns:1fr;gap:28px}.management-grid{grid-template-columns:1fr 1fr}.management-heading{padding:40px 0}}@media(max-width:500px){.management-grid{grid-template-columns:1fr}.management-card{padding:24px}}

@media(max-width:950px){.header .menu-toggle{display:block}.header #navigation{display:none;position:absolute;top:85px;left:0;right:0;padding:23px 25px;background:#fff;border-bottom:1px solid var(--line);align-items:stretch}.header #navigation.open{display:flex;flex-direction:column}.header #navigation>a{padding:8px 0;font-size:1rem}.header #navigation .button{margin-top:8px}.header #navigation>a[aria-current]{box-shadow:none}}@media(max-width:760px){.header #navigation{top:78px}}

/* Property services */
.service-hub-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.service-link-card{padding:30px;border:1px solid var(--line);border-top:4px solid var(--gold);display:flex;flex-direction:column;align-items:flex-start}.service-link-card h2{font-size:2rem;margin:16px 0}.service-link-card p{margin-bottom:24px}.service-link-card .text-link{margin-top:auto}.service-layout{display:grid;grid-template-columns:minmax(0,1.8fr) minmax(280px,1fr);gap:56px;align-items:start}.service-lead{margin:22px 0 28px}.service-layout .management-grid{grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr));gap:18px}.service-layout .management-card{padding:22px}.service-subheading{margin:34px 0 18px}.service-details{margin:0;border-top:1px solid var(--line)}.service-details>div{display:grid;grid-template-columns:minmax(140px,1fr) minmax(0,1.1fr);gap:20px;padding:17px 0;border-bottom:1px solid var(--line)}.service-details dt{font-weight:600}.service-details dd{margin:0;overflow-wrap:anywhere}.service-pending{color:var(--muted)}.service-note{font-size:.9375rem;margin-top:24px;line-height:1.7}.service-inquiry h2{font-size:2rem}.service-inquiry p{margin:20px 0}.service-inquiry small{display:block;margin-top:18px;font-size:.875rem;color:var(--muted)}.service-related{display:flex;align-items:center;justify-content:space-between;gap:36px;border-top:1px solid var(--line)}.service-related h2{margin:14px 0}.service-related p{max-width:620px}.service-related>.button{flex-shrink:0}.modular-catalog-placeholder{padding:28px;border:1px dashed #91a4b0;background:var(--paper);margin:28px 0}.modular-catalog-placeholder h3{margin:12px 0}.management-heading h1{overflow-wrap:anywhere}
@media(max-width:1050px){.header .menu-toggle{display:block}.header #navigation{display:none;position:absolute;top:100%;left:0;right:0;padding:23px 25px;background:#fff;border-bottom:1px solid var(--line);align-items:stretch}.header #navigation.open{display:flex;flex-direction:column}.header #navigation>a{padding:8px 0;font-size:1rem}.header #navigation .button{margin-top:8px}.header #navigation>a[aria-current]{box-shadow:none}.service-layout{gap:32px;grid-template-columns:minmax(0,1.5fr) minmax(260px,1fr)}.service-hub-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:760px){.service-layout,.service-hub-grid{grid-template-columns:1fr;gap:28px}.service-related{flex-direction:column;align-items:flex-start}.service-details>div{grid-template-columns:1fr;gap:6px}.service-link-card{padding:24px}.service-inquiry{width:100%}}

/* Service inquiry landing pages */
.lead-landing{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:64px;padding-top:45px;padding-bottom:80px;align-items:start}.lead-story h1{font-size:clamp(2.8rem,4.5vw,4.4rem);line-height:1.1;margin:20px 0 26px}.lead-intro{font-size:1.125rem;line-height:1.8;max-width:540px}.lead-story>.text-link{display:inline-block;margin:12px 0 30px}.lead-steps{border-top:1px solid var(--line);margin:10px 0 28px}.lead-steps article{display:flex;gap:22px;border-bottom:1px solid var(--line);padding:23px 0}.lead-steps h3{font-size:1.2rem;margin-bottom:8px}.lead-steps p{font-size:1rem}.lead-step-number{color:#85672d;font-size:.875rem;margin-top:5px}.lead-photo{margin-top:28px}.lead-photo img{width:100%;height:210px;object-fit:cover}.lead-photo small{display:block;font-size:.875rem;color:var(--muted);margin-top:8px}.lead-form{padding:34px;border:1px solid var(--line);border-top:4px solid var(--gold);background:#f8fafb;box-shadow:0 16px 35px #1026380a}.lead-form h2{font-size:1.9rem;margin:15px 0}.lead-form>p{font-size:1rem;margin-bottom:20px}.lead-form label{display:block;font-size:.875rem;line-height:1.5;margin-bottom:18px}.lead-form input:not([type=checkbox]),.lead-form select,.lead-form textarea{width:100%;font:inherit;font-size:1rem;padding:12px;background:white;border:1px solid #aab8c3;box-sizing:border-box;min-width:0;margin-top:7px;border-radius:2px}.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid #94712d;outline-offset:2px}.lead-form .form-row{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:16px}.optional{color:var(--muted);font-weight:400}.lead-consent{display:flex!important;gap:12px;align-items:flex-start;font-weight:400}.lead-consent input{width:19px;height:19px;flex-shrink:0;margin-top:3px}.lead-consent a{text-decoration:underline}.lead-form .form-help{font-size:.875rem;line-height:1.6}.lead-form>.button{width:100%;font-size:1rem}.lead-trap{position:absolute;left:-10000px}.lead-status:not(:empty){margin-top:20px;padding:18px;border:1px solid #8ca7b6;background:#fff;font-size:1rem;line-height:1.6}.lead-status.error{border-color:#a83c34;color:#842b24}.lead-status.success{border-color:#326b55;color:#20503e}.lead-form button:disabled{opacity:.65;cursor:wait}#service-inquiry{scroll-margin-top:110px}.inbox-toolbar{display:flex;gap:24px;align-items:center;margin-bottom:25px}.inbox-card{border:1px solid var(--line);padding:30px;margin:20px 0}.inbox-card h2{margin:12px 0}.inbox-card dl{display:grid;grid-template-columns:150px minmax(0,1fr);gap:10px 24px}.inbox-card dd{margin:0;white-space:pre-wrap;overflow-wrap:anywhere}.inbox-card dt{font-weight:600}#inbox-status{font-size:1rem}@media(max-width:900px){.lead-landing{gap:32px}.lead-form{padding:25px}.lead-form .form-row{grid-template-columns:1fr;gap:0}}@media(max-width:760px){.lead-landing{grid-template-columns:1fr;padding-top:25px;padding-bottom:48px}.lead-story h1{font-size:2.7rem}.lead-form{padding:24px}.lead-photo img{height:170px}.inbox-card dl{grid-template-columns:1fr;gap:6px}.inbox-card dd{margin-bottom:12px}}

/* ModuLiving product showcase */
.modu-intro{display:grid;grid-template-columns:minmax(0,1fr) minmax(280px,.85fr);gap:68px;align-items:center}.modu-intro h2{font-size:clamp(2.4rem,4vw,3.5rem);line-height:1.15;margin:18px 0 25px}.modu-use-tags{display:flex;flex-wrap:wrap;gap:10px;margin:25px 0 30px}.modu-use-tags span{padding:9px 14px;border:1px solid #b9c8cf;font-size:.875rem}.modu-intro .text-link{display:inline-block;margin:18px 0 18px 20px}.modu-showroom{margin:0;max-width:430px;justify-self:end}.modu-showroom img{width:100%;height:auto;display:block}.modu-showroom figcaption{font-size:.875rem;line-height:1.6;color:var(--muted);margin-top:13px}.modu-video-section{scroll-margin-top:110px;padding-top:25px;padding-bottom:65px;border-top:1px solid var(--line)}.modu-video-section>p,.modu-gallery-heading>p{max-width:850px;font-size:1rem;line-height:1.8}.modu-video-section h2,.modu-gallery-heading h2{font-size:2.6rem;margin:16px 0}.modu-video-section .owner-video-card video{height:auto;aspect-ratio:16/9}.modu-video-section .owner-video-card figcaption p{font-size:1rem}.modu-gallery-heading{padding-bottom:24px}.modu-gallery{margin-bottom:35px}.modu-gallery .carousel-slide img{height:620px;max-height:75vh;object-fit:contain}.modu-gallery .carousel-slide figcaption{font-size:.875rem;line-height:1.7}#modu-project{scroll-margin-top:110px}@media(max-width:760px){.modu-intro{grid-template-columns:1fr;gap:30px}.modu-showroom{justify-self:start;max-width:440px}.modu-intro .text-link{margin-left:0;display:block}.modu-gallery .carousel-slide img{height:480px;max-height:65vh}.modu-video-section h2,.modu-gallery-heading h2{font-size:2rem}}
.modu-products{padding-top:32px}.modu-products-intro{max-width:800px;margin-top:22px;margin-bottom:32px}.modu-product-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.modu-product-card{border:1px solid var(--line);background:#fff;display:flex;flex-direction:column}.modu-product-image{display:block;background:#f1f4f2;overflow:hidden}.modu-product-image img{width:100%;height:auto;object-fit:contain;transition:opacity .2s}.modu-product-image:hover img{opacity:.9}.modu-product-body{padding:24px;display:flex;flex-direction:column;flex:1;gap:12px}.modu-product-body h3{font-family:var(--serif);font-size:1.55rem;font-weight:400}.modu-product-body p{font-size:.9rem}.modu-product-price{font-size:.8rem;color:var(--muted);margin-top:auto}.modu-product-body .text-link{align-self:flex-start;margin-top:6px}@media(max-width:950px){.modu-product-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:620px){.modu-product-grid{grid-template-columns:1fr}.modu-product-body{padding:22px}}

.social-section{border-top:1px solid var(--line);scroll-margin-top:30px}.social-section .section-top p{max-width:680px;margin-top:20px}.social-link-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.social-link-card{padding:28px;border:1px solid var(--line);background:var(--paper);display:flex;flex-direction:column;gap:14px}.social-link-card .eyebrow{margin:0}.social-link-card h3{font-family:var(--serif);font-size:1.6rem;font-weight:400}.social-link-card p{font-size:1rem}.social-link-card .text-link,.social-link-pending{margin-top:auto;font-size:.875rem}.social-link-pending{color:var(--muted)}@media(max-width:900px){.social-link-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:600px){.social-link-grid{grid-template-columns:1fr}.social-link-card{padding:24px}}

/* Compact property inquiry form; preserve the existing Contact layout. */
.contact-form .form-row{gap:18px;margin-bottom:18px;grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
.contact-form label{font-size:.875rem;line-height:1.5;min-width:0}
.contact-form input:not([type=checkbox]),.contact-form select,.contact-form textarea{min-width:0;font-size:1rem}
.contact-form textarea{resize:vertical;min-height:100px}
.contact-form .property-interest-label,.contact-form .budget-label{display:block;margin-bottom:18px}
.contact-form .budget-label{margin-top:18px}
.contact-form .field-help{display:block;margin-top:6px;font-size:.8125rem;font-weight:400;color:var(--muted);line-height:1.4}
.contact-form input[readonly]{background:var(--paper);color:var(--ink)}
.contact-form .inquiry-consent{display:flex;align-items:flex-start;gap:11px;margin-top:20px;font-weight:400;font-size:.875rem}
.contact-form .inquiry-consent input{width:18px;height:18px;flex:0 0 18px;margin:3px 0 0;accent-color:var(--navy)}
.contact-form .inquiry-consent a{text-decoration:underline;text-underline-offset:3px}
.contact-form .inquiry-trap{display:none}
.contact-form>.form-help{margin-block:14px 18px}
.inquiry-status{margin-top:18px;padding:16px;border:1px solid var(--line);font-size:1rem;line-height:1.6;overflow-wrap:anywhere}
.inquiry-status.success{border-color:#326b55;color:#20503e;background:#f4faf7}
.inquiry-status.error{border-color:#a83c34;color:#842b24;background:#fff8f7}
.contact-form button:disabled{opacity:.65;cursor:default}
@media(max-width:1050px){.contact-form .form-row{grid-template-columns:1fr;gap:16px}}
@media(max-width:760px){.contact-form{padding:22px}.contact-form .form-row{margin-bottom:16px}.contact-form textarea{min-height:100px}.contact-form .inquiry-consent{margin-top:16px}}
/* Secondary direct-contact options stay below the dominant inquiry action. */
.direct-contact{border-top:1px solid var(--line);padding-top:17px;margin-top:20px}
.direct-contact h3{font-family:var(--sans);font-size:1rem;letter-spacing:0;font-weight:600;margin:0 0 12px;line-height:1.4}
.direct-contact-actions{display:flex;flex-wrap:wrap;gap:8px}
.direct-contact-link{display:flex;align-items:center;justify-content:center;flex:1 0 145px;min-height:44px;padding:10px 12px;border:1px solid #c6d1d8;border-radius:3px;color:var(--navy);background:transparent;text-align:center;font-size:.875rem;font-weight:500;line-height:1.4}
.direct-contact-link:hover{background:var(--paper);color:var(--navy);border-color:#9bafb9}
.contact-form .inquiry-consent input{min-height:18px}
.modu-product-body>.button{width:100%;margin-top:12px}
@media(max-width:760px){.direct-contact-actions{flex-direction:column}.direct-contact-link{flex:0 0 auto;min-height:46px;width:100%}}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);clip-path:inset(50%);white-space:nowrap;border:0}
.social-icon-link{display:inline-flex;align-items:center;justify-content:center;align-self:flex-start;width:48px;height:48px;margin-top:auto;border:1px solid var(--line);border-radius:3px;background:var(--white);color:var(--navy);transition:background .2s,border-color .2s}.social-icon-link:hover{background:var(--paper);border-color:var(--gold);color:var(--navy)}.social-platform-icon{display:block;width:25px;height:25px;flex-shrink:0}