:root{--navy:#000e35;--cream:#f7f5ee;--red:#660000;--white:#fff;--ink:#11182f;--line:#d8d4c8;--muted:#68675f;--serif:Georgia,'Times New Roman',serif;--sans:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.72}img{display:block;max-width:100%}a{color:inherit}button,input,textarea,select{font:inherit}.skip-link{position:fixed;left:16px;top:-80px;z-index:100;background:#fff;color:var(--navy);padding:12px 16px;font-weight:800}.skip-link:focus{top:16px}.topbar{min-height:78px;padding:10px clamp(20px,4vw,70px);display:flex;align-items:center;gap:34px;background:rgba(247,245,238,.96);position:sticky;top:0;z-index:20;border-bottom:1px solid rgba(0,14,53,.12);backdrop-filter:blur(12px)}.brand{display:flex;align-items:center;gap:11px;text-decoration:none;margin-right:auto}.brand>img{width:41px;height:46px;object-fit:contain;flex:none}.brand span{display:flex;flex-direction:column;line-height:1.25}.brand strong{font-size:.9rem;text-transform:uppercase;letter-spacing:.08em}.brand small{font-size:.76rem;color:var(--muted)}nav{display:flex;gap:25px}nav a{text-decoration:none;font-size:.84rem;font-weight:650}.button{display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--red);background:var(--red);color:white;padding:14px 22px;text-decoration:none;text-transform:uppercase;letter-spacing:.08em;font-size:.76rem;font-weight:800;line-height:1.2;cursor:pointer;transition:.2s}.button:hover{background:#830000;transform:translateY(-1px)}.button:focus-visible,a:focus-visible,summary:focus-visible,.gallery-item:focus-visible,.dialog-close:focus-visible,.lightbox-nav:focus-visible,.lightbox-thumbs button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #f1b9ad;outline-offset:3px}.button.small{padding:10px 17px}.button.ghost{background:transparent;border-color:rgba(255,255,255,.65)}.button.ghost:hover{background:white;color:var(--navy)}.button.light{background:var(--cream);border-color:var(--cream);color:var(--navy)}
.hero{min-height:calc(100vh - 78px);position:relative;display:flex;align-items:flex-end;overflow:hidden;background:var(--navy)}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-shade{background:linear-gradient(90deg,rgba(0,14,53,.91) 0%,rgba(0,14,53,.6) 48%,rgba(0,14,53,.08) 78%),linear-gradient(0deg,rgba(0,0,0,.5),transparent 55%)}.hero-copy{position:relative;z-index:2;color:white;padding:clamp(45px,8vw,110px) clamp(24px,7vw,105px);max-width:1000px}.eyebrow{text-transform:uppercase;font-size:.76rem;letter-spacing:.2em;font-weight:800;margin:0 0 18px;color:#e0b6b6}.eyebrow.dark{color:var(--red)}h1,h2{font-family:var(--serif);font-weight:400;line-height:1.02;letter-spacing:-.035em;margin:0}h1{font-size:clamp(3rem,7vw,7.1rem)}h1 em{color:#f1d3ca;font-weight:400}.lead{font-size:clamp(1.05rem,1.6vw,1.35rem);max-width:720px;margin:28px 0 30px;line-height:1.58}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.price-card{position:absolute;z-index:3;right:clamp(24px,5vw,74px);bottom:clamp(24px,5vw,65px);background:var(--cream);color:var(--navy);padding:20px 25px;display:flex;flex-direction:column;min-width:230px}.price-card span,.price-card small{font-size:.72rem;text-transform:uppercase;letter-spacing:.1em}.price-card strong{font-family:var(--serif);font-size:2rem;line-height:1.3}.price-card small{color:var(--muted);font-size:.62rem}
.facts{display:grid;grid-template-columns:repeat(5,1fr);border-bottom:1px solid var(--line)}.facts div{padding:30px 18px;text-align:center;border-right:1px solid var(--line);display:flex;flex-direction:column}.facts div:last-child{border:0}.facts strong{font-family:var(--serif);font-size:1.45rem;font-weight:400}.facts span{font-size:.72rem;text-transform:uppercase;letter-spacing:.09em;color:var(--muted)}.section{padding:clamp(75px,10vw,145px) clamp(24px,7vw,105px)}h2{font-size:clamp(2.55rem,5vw,5.4rem)}
.owner-bridge{background:var(--red);color:white;padding:40px clamp(24px,7vw,105px);display:grid;grid-template-columns:1fr auto;gap:40px;align-items:center}.owner-bridge h2{font-size:clamp(2rem,3.5vw,3.9rem)}.owner-bridge p:not(.eyebrow){margin:14px 0 0;max-width:820px;font-size:1.05rem;color:#f2dede}.owner-bridge .button{min-width:220px}
.story{display:grid;grid-template-columns:80px minmax(280px,1fr) minmax(280px,.8fr);gap:clamp(30px,5vw,80px);align-items:center}.section-number{font-family:var(--serif);font-size:1.3rem;color:var(--red);align-self:start}.story-copy p:not(.eyebrow){font-size:1.08rem;max-width:640px;margin:24px 0}.portrait-media{margin:0}.portrait-media img{width:100%;aspect-ratio:4/5;object-fit:cover}.portrait-media figcaption{font-size:.78rem;color:var(--muted);margin-top:10px}.rooms{background:white;display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(38px,7vw,110px);align-items:center}.wide-photo img{width:100%;height:min(72vh,740px);object-fit:cover}.detail-list{list-style:none;padding:0;margin:35px 0 20px;border-top:1px solid var(--line)}.detail-list li{display:flex;justify-content:space-between;gap:20px;padding:13px 0;border-bottom:1px solid var(--line)}.detail-list strong{font-family:var(--serif);font-weight:400}.note{font-size:.9rem;color:var(--muted)}
.project{background:var(--navy);color:white}.project-heading{max-width:1100px}.project-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.23);margin-top:60px}.project-grid article{background:var(--navy);padding:40px}.project-grid article>span{color:#d7a3a3;font-family:var(--serif);font-size:1.35rem}.project-grid h3{font-family:var(--serif);font-size:1.7rem;line-height:1.2;font-weight:400}.project-grid p{color:#c9ccda}.plan-feature{display:grid;grid-template-columns:minmax(280px,.75fr) minmax(400px,1.25fr);gap:clamp(36px,7vw,100px);align-items:center;margin-top:70px;padding:clamp(25px,4vw,45px);background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.22)}.plan-feature h3{font-family:var(--serif);font-size:clamp(2rem,3.5vw,3.6rem);line-height:1.08;font-weight:400;margin:0 0 20px}.plan-feature p:not(.eyebrow){color:#d6d9e5}.plan-feature figure{margin:0;background:white;padding:16px}.plan-feature figure img{width:100%;max-height:690px;object-fit:contain}.plan-feature figcaption{color:var(--muted);font-size:.78rem;margin-top:10px}.plan-study-button{margin-top:18px;background:#a91f1f;border-color:#d65b5b;box-shadow:0 10px 26px rgba(0,0,0,.28)}.plan-study-button:hover{background:#c32626}.project-warning{margin:35px 0 0;padding:20px 22px;border-left:3px solid #d7a3a3;background:rgba(255,255,255,.07);max-width:950px}.text-link{font-weight:800;text-transform:uppercase;letter-spacing:.1em;text-decoration:none;font-size:.76rem}.text-link span{font-size:1.3rem;margin-left:10px}
.method{background:#f0ede4}.method-intro{display:grid;grid-template-columns:.8fr 1.4fr;gap:40px 80px;align-items:end}.method-intro .eyebrow{grid-column:1/-1;margin-bottom:-20px}.method-intro>p:last-child{font-size:1.08rem;margin:0;max-width:650px}.check-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:60px}.check-grid article{background:var(--cream);padding:34px}.check-grid span{color:var(--red);font-family:var(--serif);font-size:1.25rem}.check-grid h3{font-family:var(--serif);font-size:1.45rem;line-height:1.2;font-weight:400;margin:16px 0 12px}.check-grid p{margin:0;color:var(--muted)}.method-note{font-size:.86rem;color:var(--muted);margin:24px 0 0}
.gallery{display:grid;grid-template-columns:repeat(12,1fr);gap:14px}.gallery-title{grid-column:1/7;padding:0 0 45px}.gallery-title>p:last-child{color:var(--muted);font-size:1rem}.gallery-item{padding:0;border:0;background:none;cursor:zoom-in;overflow:hidden;min-height:280px}.gallery-item img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.gallery-item:hover img{transform:scale(1.025)}.gallery-item.large{grid-column:1/8;grid-row:2/span 2;min-height:680px}.gallery-item:not(.large){grid-column:8/13}.gallery-item.tall{grid-column:1/5;min-height:510px}.gallery-item.tall~.gallery-item{grid-column:5/9}.gallery-item.tall~.gallery-item:last-child{grid-column:9/13}.location{background:white;display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,8vw,120px);align-items:center}.location-image img{width:100%;aspect-ratio:1/1;object-fit:cover}.location-copy p:not(.eyebrow){font-size:1.1rem;max-width:600px}.location-pills{display:flex;flex-wrap:wrap;gap:8px;margin-top:28px}.location-pills span{border:1px solid var(--line);padding:8px 13px;font-size:.73rem;text-transform:uppercase;letter-spacing:.09em}
.energy{display:grid;grid-template-columns:minmax(320px,.85fr) minmax(420px,1.15fr);gap:clamp(45px,8vw,120px);align-items:center;background:#edf3ef}.energy-copy>p:not(.eyebrow):not(.note){font-size:1.08rem;max-width:680px}.energy-facts{display:grid;grid-template-columns:1fr;gap:1px;margin:32px 0;background:#cddbd4;border:1px solid #cddbd4}.energy-facts div{display:flex;justify-content:space-between;gap:24px;align-items:center;padding:16px 18px;background:white}.energy-facts span{font-size:.72rem;text-transform:uppercase;letter-spacing:.09em;color:var(--muted)}.energy-facts strong{font-family:var(--serif);font-size:1.35rem;font-weight:400;text-align:right}.energy-visual{margin:0;background:white;padding:16px;box-shadow:0 20px 55px rgba(0,14,53,.12)}.energy-visual img{width:100%;height:auto}.energy-visual figcaption{font-size:.78rem;color:var(--muted);margin-top:10px}.numbers{background:var(--red);color:white}.numbers h2{max-width:780px}.numbers-grid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:55px;border-top:1px solid rgba(255,255,255,.3);border-left:1px solid rgba(255,255,255,.3)}.numbers-grid div{padding:29px;border-right:1px solid rgba(255,255,255,.3);border-bottom:1px solid rgba(255,255,255,.3);display:flex;flex-direction:column}.numbers-grid span,.numbers-grid small{text-transform:uppercase;letter-spacing:.1em;font-size:.67rem;color:#e5c8c8}.numbers-grid strong{font-family:var(--serif);font-size:1.75rem;line-height:1.25;font-weight:400}.faq{display:grid;grid-template-columns:.7fr 1.3fr;gap:clamp(40px,8vw,120px)}details{border-top:1px solid var(--line)}details:last-child{border-bottom:1px solid var(--line)}summary{cursor:pointer;padding:23px 38px 23px 0;font-weight:750;list-style:none;position:relative;line-height:1.45}summary::after{content:'+';position:absolute;right:5px;font-size:1.4rem;font-weight:400}details[open] summary::after{content:'−'}details p{color:var(--muted);margin:0;padding:0 40px 24px 0}
.seller-audit{background:#101a43;color:white;display:grid;grid-template-columns:1fr auto;gap:60px;align-items:center}.seller-audit h2{max-width:900px}.seller-audit p:not(.eyebrow){max-width:820px;color:#d4d7e2;font-size:1.06rem}.seller-audit ul{display:flex;flex-wrap:wrap;gap:9px;list-style:none;padding:0;margin:26px 0 0}.seller-audit li{border:1px solid rgba(255,255,255,.32);padding:8px 12px;font-size:.75rem;text-transform:uppercase;letter-spacing:.08em}.seller-audit .button{min-width:250px}.contact{background:var(--navy);color:white;display:grid;grid-template-columns:1.25fr .75fr;gap:60px;align-items:end}.contact-copy>p:not(.eyebrow){max-width:720px;font-size:1.08rem;color:#d4d7e2}.contact-actions{display:flex;gap:12px;flex-wrap:wrap;align-items:center;margin-top:30px}.calendar-button{background:#d8a23a;border-color:#f1cf83;color:#11182f;box-shadow:0 10px 25px rgba(0,0,0,.25)}.calendar-button:hover{background:#f0bb53;color:#11182f}.agent{border-top:1px solid rgba(255,255,255,.25);padding-top:25px;display:flex;align-items:flex-end;gap:20px}.agent img{width:150px;max-height:220px;object-fit:contain}.agent div{display:flex;flex-direction:column;padding-bottom:15px}.agent strong{font-family:var(--serif);font-size:1.4rem}.agent span{color:#c9ccda;font-size:.82rem}footer{padding:38px clamp(24px,7vw,105px);display:grid;grid-template-columns:auto auto 1fr;gap:24px;align-items:start;background:#050b1f;color:white;font-size:.78rem}footer>img{width:36px;height:40px;object-fit:contain}footer p{margin:0}.legal{max-width:900px;color:#aeb3c3;justify-self:end}footer a{color:white}
dialog{border:0;padding:0}.lightbox{width:min(1180px,96vw);height:min(900px,94vh);background:#080b14;color:white;overflow:hidden}.lightbox::backdrop{background:rgba(0,0,0,.9)}.lightbox figure{height:calc(100% - 112px);margin:0;display:grid;grid-template-rows:minmax(0,1fr) auto}.lightbox figure>img{width:100%;height:100%;min-height:0;object-fit:contain}.lightbox figcaption{min-height:52px;display:flex;justify-content:space-between;gap:18px;align-items:center;padding:10px 70px;background:#080b14;font-size:.84rem}.lightbox figcaption span{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}.lightbox figcaption strong{white-space:nowrap}.dialog-close{position:absolute;right:12px;top:10px;width:42px;height:42px;border:0;background:rgba(0,0,0,.76);color:white;font-size:1.8rem;line-height:1;cursor:pointer;z-index:4}.lightbox-nav{position:absolute;z-index:3;top:calc(50% - 70px);width:48px;height:66px;border:1px solid rgba(255,255,255,.45);background:rgba(0,0,0,.62);color:white;font-size:2.4rem;cursor:pointer}.lightbox-prev{left:12px}.lightbox-next{right:12px}.lightbox-thumbs{height:112px;display:flex;gap:7px;padding:9px 12px;overflow-x:auto;background:#03050b}.lightbox-thumbs button{width:118px;min-width:118px;height:88px;padding:0;border:2px solid transparent;background:#111;cursor:pointer;opacity:.64}.lightbox-thumbs button.active{border-color:white;opacity:1}.lightbox-thumbs img{width:100%;height:100%;object-fit:cover}.lead-form{display:grid;grid-template-columns:1fr 1fr;gap:17px}.lead-form label{display:flex;flex-direction:column;gap:7px;font-size:.84rem;font-weight:750}.lead-form .field-full,.lead-form .consent{grid-column:1/-1}.lead-form input,.lead-form textarea,.lead-form select{width:100%;border:1px solid #b6b2a7;background:white;color:var(--ink);padding:12px 13px;border-radius:0}.lead-form textarea{resize:vertical}.lead-form .consent{display:grid;grid-template-columns:20px 1fr;align-items:start;gap:10px;font-weight:500;line-height:1.45}.lead-form .consent input{width:18px;height:18px;margin:2px 0 0}.lead-form .button{justify-self:start;margin-top:5px}.form-note{grid-column:1/-1;color:inherit;font-size:.78rem;margin:0;opacity:.8}.no-scroll{overflow:hidden}[hidden]{display:none!important}
.hero-zoom{position:absolute;z-index:1;inset:0;width:100%;height:100%;border:0;background:transparent;color:white;padding:0;cursor:zoom-in}.hero-zoom span{position:absolute;right:clamp(24px,5vw,74px);top:26px;border:1px solid rgba(255,255,255,.7);background:rgba(0,14,53,.72);padding:10px 14px;text-transform:uppercase;letter-spacing:.08em;font-size:.72rem;font-weight:800}.media-zoom{display:block;width:100%;padding:0;border:0;background:transparent;cursor:zoom-in;overflow:hidden}.media-zoom img{width:100%;transition:transform .45s}.media-zoom:hover img{transform:scale(1.02)}.wide-photo .media-zoom img{height:min(72vh,740px);object-fit:cover}.location-image .media-zoom img{aspect-ratio:1/1;object-fit:cover}.agent-photo{width:150px;flex:none}.agent-photo img{width:150px;max-height:220px;object-fit:contain}.visible-form-panel{scroll-margin-top:110px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.24);padding:clamp(24px,4vw,40px)}.visible-form-panel h3{font-family:var(--serif);font-size:1.8rem;line-height:1.2;font-weight:400;margin:0 0 18px}.visible-form-panel>p{color:#d4d7e2;margin:-7px 0 22px}.seller-audit,.contact{grid-template-columns:minmax(0,1fr) minmax(390px,620px);align-items:start}.seller-audit .lead-form,.contact .lead-form{margin-top:18px}.seller-audit .lead-form label,.contact .lead-form label{color:white}.cookie-banner{position:fixed;z-index:90;left:clamp(14px,3vw,38px);right:clamp(14px,3vw,38px);bottom:clamp(14px,3vw,30px);display:flex;align-items:center;justify-content:space-between;gap:28px;padding:22px 24px;background:#fff;color:var(--ink);border:1px solid var(--line);box-shadow:0 14px 48px rgba(0,0,0,.25)}.cookie-banner strong{font-family:var(--serif);font-size:1.35rem;font-weight:400}.cookie-banner p{margin:5px 0 0;max-width:760px;color:var(--muted);font-size:.88rem}.cookie-actions{display:flex;gap:10px;flex-wrap:wrap;justify-content:flex-end}.cookie-refuse{background:white;color:var(--red)}.cookie-settings{padding:0;border:0;background:transparent;color:white;text-decoration:underline;cursor:pointer;font-size:inherit}
@media(max-width:1100px){nav a:nth-child(3){display:none}.owner-bridge,.seller-audit{grid-template-columns:1fr}.owner-bridge .button,.seller-audit .button{justify-self:start}}
@media(max-width:900px){nav{display:none}.hero{min-height:760px}.hero-copy{padding-bottom:190px}.price-card{left:24px;right:auto}.facts{grid-template-columns:repeat(2,1fr)}.facts div:last-child{grid-column:1/-1}.story{grid-template-columns:1fr}.section-number{display:none}.portrait-media{max-width:620px}.rooms,.location,.energy,.faq,.contact,.method-intro,.plan-feature{grid-template-columns:1fr}.method-intro .eyebrow{margin-bottom:0}.project-grid,.numbers-grid,.check-grid{grid-template-columns:1fr}.gallery-title{grid-column:1/-1}.gallery-item.large{grid-column:1/-1;min-height:500px}.gallery-item:not(.large),.gallery-item.tall,.gallery-item.tall~.gallery-item,.gallery-item.tall~.gallery-item:last-child{grid-column:span 6;min-height:330px}footer{grid-template-columns:auto 1fr}.legal{grid-column:1/-1;justify-self:start}.agent{max-width:500px}}
@media(max-width:560px){.topbar{min-height:68px;padding:8px 16px}.brand small{display:none}.brand>img{width:36px;height:40px}.hero{min-height:720px}.hero-shade{background:linear-gradient(0deg,rgba(0,14,53,.96),rgba(0,14,53,.2) 82%)}.hero-copy{padding:60px 20px 195px}.hero-actions .button{width:100%}.price-card{left:20px;bottom:25px}.facts{grid-template-columns:1fr 1fr}.facts div{padding:21px 8px}.owner-bridge{padding:36px 20px}.section{padding:70px 20px}.gallery{gap:8px}.gallery-item.large{min-height:390px}.gallery-item:not(.large),.gallery-item.tall,.gallery-item.tall~.gallery-item,.gallery-item.tall~.gallery-item:last-child{grid-column:1/-1;min-height:320px}.project-grid article,.check-grid article{padding:28px}.numbers-grid div{padding:23px 18px}.contact-actions .button,.seller-audit .button,.owner-bridge .button{width:100%}.appointment-link{margin:10px 0}.agent img{width:110px}footer{padding:30px 20px}.button.small{display:none}.lead-form{grid-template-columns:1fr}.lead-form label{grid-column:1/-1}.lead-form .button{width:100%}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button,.gallery-item img{transition:none}}
@media(max-width:720px){.hero-zoom span{top:18px;right:18px}.lightbox{width:100vw;height:100vh;max-width:none;max-height:none}.lightbox figure{height:calc(100% - 92px)}.lightbox figcaption{padding:9px 56px;font-size:.74rem}.lightbox-thumbs{height:92px}.lightbox-thumbs button{width:94px;min-width:94px;height:70px}.lightbox-nav{width:40px;height:58px}.cookie-banner{display:block;padding:20px}.cookie-actions{justify-content:stretch;margin-top:16px}.cookie-actions .button{flex:1;min-width:190px}.agent-photo{width:110px}}