/*! tailwindcss v4.2.1 | MIT License | https://tailwindcss.com */
@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before{box-sizing:border-box;border:0 solid;margin:0;padding:0}::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){-webkit-appearance:button;appearance:button}::file-selector-button{-webkit-appearance:button;appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.start{inset-inline-start:var(--spacing)}}:root{--ink:#16201c;--cream:#f5f0e7;--lime:#d7e6ad}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--cream);color:var(--ink);margin:0;font-family:Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button,select,input,textarea{font:inherit}.hero{color:#fff;background:#1a2722;min-height:100svh;position:relative;overflow:hidden}.hero:after{content:"";z-index:1;background:linear-gradient(90deg,#08120ec2,#08120e14 65%),linear-gradient(#0000 62%,#050c0985);position:absolute;inset:0}.heroImage{will-change:transform,filter;background-position:50%;background-repeat:no-repeat;background-size:cover;animation:18s ease-in-out infinite both heroGallery;position:absolute;inset:-1%}@keyframes heroGallery{0%,28%{filter:brightness();background-image:url(/images/hero-waterfront.jpg);transform:scale(1.01)}31%{filter:brightness(.42);transform:scale(1.045)}34%,61%{filter:brightness();background-image:url(/images/skyline-penthouse.jpg);transform:scale(1.01)}64%{filter:brightness(.42);transform:scale(1.045)}67%,94%{filter:brightness();background-image:url(/images/coral-courtyard.jpg);transform:scale(1.01)}97%{filter:brightness(.42);transform:scale(1.045)}to{filter:brightness();background-image:url(/images/hero-waterfront.jpg);transform:scale(1.01)}}.nav{z-index:3;border-bottom:1px solid #fff3;justify-content:space-between;align-items:center;height:92px;padding:0 5vw;display:flex;position:relative}.brand{letter-spacing:.22em;align-items:center;gap:12px;font-size:12px;font-weight:700;display:flex}.brand em{opacity:.64;margin-top:4px;font-size:8px;font-style:normal;font-weight:400;display:block}.brandMark{border:1px solid #ffffffa8;border-radius:50%;place-items:center;width:36px;height:36px;font-family:Georgia,serif;font-size:18px;font-weight:400;display:grid}.navLinks{gap:36px;font-size:13px;display:flex}.navLinks a{opacity:.78;transition:all .2s}.navLinks a:hover{opacity:1}.navCta{border-bottom:1px solid #ffffff8c;padding:10px 0;font-size:12px}.navCta span{color:var(--lime);margin-left:16px}.heroContent{z-index:2;max-width:950px;padding:clamp(90px,15vh,170px) 5vw 190px;position:relative}.eyebrow{letter-spacing:.18em;text-transform:uppercase;color:#ffffffe6;align-items:center;gap:12px;font-size:12px;font-weight:700;display:flex}.eyebrow span{background:var(--lime);width:30px;height:2px}h1{letter-spacing:-.045em;text-shadow:0 3px 24px #0003;margin:40px 0 34px;font-family:Georgia,serif;font-size:clamp(64px,8.8vw,136px);font-weight:700;line-height:.88}h1 i{color:var(--lime);font-weight:700}.heroCopy{color:#fffffff0;max-width:500px;margin:0;font-family:Georgia,serif;font-size:clamp(18px,1.6vw,23px);font-weight:700;line-height:1.55}.propertySearch{z-index:4;color:var(--ink);background:#f8f6f0f7;grid-template-columns:1.1fr 1fr 1fr auto;min-height:100px;display:grid;position:absolute;bottom:48px;left:5vw;right:5vw;box-shadow:0 22px 70px #0003}.propertySearch label{border-right:1px solid #d8d3ca;padding:25px 28px}.propertySearch label>span{text-transform:uppercase;letter-spacing:.2em;color:#7f857e;margin-bottom:12px;font-size:9px;display:block}.propertySearch select{width:100%;color:var(--ink);background:0 0;border:0;outline:0;font-family:Georgia,serif;font-size:16px}.propertySearch button{background:var(--lime);color:var(--ink);text-transform:uppercase;letter-spacing:.12em;cursor:pointer;border:0;min-width:210px;padding:0 34px;font-size:12px}.propertySearch button span{margin-left:17px;font-size:18px}.heroFoot{z-index:3;text-transform:uppercase;letter-spacing:.22em;opacity:.7;justify-content:space-between;font-size:8px;display:flex;position:absolute;bottom:12px;left:5vw;right:5vw}.heroIndex{font-size:10px}.heroIndex i{opacity:.45;margin:0 8px}.introSection,.featured,.neighborhoods{padding:clamp(90px,12vw,170px) 5vw}.introSection{grid-template-columns:1.25fr .75fr;align-items:end;gap:10vw;display:grid}.sectionLabel{text-transform:uppercase;letter-spacing:.2em;color:#5c665e;margin:0 0 28px;font-size:10px;font-weight:700}.sectionLabel:before{content:"";background:#89937e;width:30px;height:2px;margin:0 12px 3px 0;display:inline-block}.light{color:#c5cec7}.introSection h2,.featured h2,.servicesStrip h2,.neighborhoods h2,.closing h2,.pageHero h1{letter-spacing:-.035em;margin:0;font-family:Georgia,serif;font-size:clamp(46px,6vw,88px);font-weight:700;line-height:1}h2 i{color:#6f7e42;font-weight:700}.introCopy{padding-bottom:8px}.introCopy p{color:#3f4942;margin:0 0 42px;font-family:Georgia,serif;font-size:20px;font-weight:600;line-height:1.65}.textLink{text-transform:uppercase;letter-spacing:.16em;border-bottom:2px solid #8e958b;padding-bottom:12px;font-size:11px;font-weight:700}.textLink span{margin-left:20px}.featured{background:#ece5d9}.sectionHead{justify-content:space-between;align-items:flex-end;margin-bottom:72px;display:flex}.circleLink{text-transform:uppercase;letter-spacing:.15em;border:1px solid #9ba195;border-radius:50%;justify-content:center;align-items:center;width:118px;height:118px;font-size:9px;line-height:1.5;transition:all .25s;display:flex}.circleLink:hover{background:var(--ink);color:#fff;transform:rotate(5deg)}.circleLink span{margin-left:8px}.propertyGrid{grid-template-columns:repeat(3,1fr);gap:26px;display:grid}.propertyCard:nth-child(2){margin-top:75px}.imageWrap{height:clamp(330px,42vw,590px);display:block;position:relative;overflow:hidden}.imageWrap img{object-fit:cover;width:100%;height:100%;transition:transform .7s cubic-bezier(.2,.7,.2,1)}.imageWrap:hover img{transform:scale(1.04)}.cardNumber{color:#27322c;background:#f4efe6;border-radius:50%;place-items:center;width:34px;height:34px;font-size:9px;display:grid;position:absolute;top:16px;left:16px}.viewTag{background:var(--lime);color:#18221d;text-transform:uppercase;letter-spacing:.14em;opacity:0;padding:12px 15px;font-size:8px;transition:all .25s;position:absolute;bottom:16px;right:16px;transform:translateY(8px)}.imageWrap:hover .viewTag{opacity:1;transform:none}.propertyMeta{padding:24px 2px}.propertyMeta p{text-transform:uppercase;letter-spacing:.17em;color:#768078;font-size:8px}.propertyMeta h3{margin:14px 0 24px;font-family:Georgia,serif;font-size:clamp(24px,2.1vw,34px);font-weight:400}.propertyMeta>div{color:#606860;border-top:1px solid #c8c2b7;justify-content:space-between;padding-top:14px;font-size:10px;display:flex}.propertyMeta strong{color:#1a251f;font-size:12px}.servicesStrip{color:#fff;background:#18251f;grid-template-columns:1fr 1fr;gap:10vw;padding:clamp(90px,12vw,160px) 5vw;display:grid}.servicesStrip h2 i,.closing h2 i{color:var(--lime)}.serviceList{border-top:1px solid #52605a}.serviceList a{border-bottom:1px solid #52605a;grid-template-columns:50px 1fr auto;align-items:center;height:96px;transition:all .25s;display:grid}.serviceList a:hover{color:var(--lime);padding-left:12px}.serviceList span{color:#91a096;font-size:9px}.serviceList strong{font-family:Georgia,serif;font-size:23px;font-weight:400}.serviceList em{font-style:normal}.neighborhoods{text-align:center}.neighborhoods h2{margin-bottom:75px}.neighborhoodGrid{text-align:left;border-top:1px solid #c8c2b7}.neighborhoodGrid a{border-bottom:1px solid #c8c2b7;grid-template-columns:70px 1fr auto;align-items:center;padding:32px 5px;transition:all .25s;display:grid}.neighborhoodGrid a:hover{background:#eee8dd;padding-left:20px}.neighborhoodGrid span{color:#838a83;font-size:9px}.neighborhoodGrid strong{font-family:Georgia,serif;font-size:clamp(25px,3vw,42px);font-weight:400}.neighborhoodGrid em{text-transform:uppercase;letter-spacing:.14em;color:#747d75;font-size:10px}.closing{text-align:center;color:#fff;background:#81715e;padding:clamp(100px,14vw,190px) 5vw}.closing h2{margin-bottom:55px}.closing>a{background:var(--lime);color:var(--ink);text-transform:uppercase;letter-spacing:.16em;padding:20px 30px;font-size:10px;display:inline-block}.closing>a span{margin-left:25px}footer{color:#fff;background:#101a15;grid-template-columns:1fr 1fr;gap:35px;padding:65px 5vw 28px;display:grid}.brand.dark{width:max-content}footer p{color:#9ba69f;margin:4px 0;font-family:Georgia,serif;font-size:17px}footer>div{text-transform:uppercase;letter-spacing:.13em;border-top:1px solid #37433d;grid-column:1/-1;gap:32px;padding-top:25px;font-size:10px;display:flex}footer small{color:#6f7a73;text-transform:uppercase;letter-spacing:.12em;grid-column:1/-1;margin-top:25px;font-size:8px}@media (max-width:800px){.nav{height:76px;padding:0 22px}.navLinks{display:none}.navCta{border:1px solid #ffffff73;border-radius:50%;place-items:center;width:40px;height:40px;padding:0;font-size:0;display:grid}.navCta span{margin:0;font-size:17px}.heroContent{padding:110px 22px 330px}h1{margin-top:28px;font-size:clamp(56px,17vw,88px);line-height:.88}.heroCopy{max-width:340px;font-size:17px}.propertySearch{grid-template-columns:1fr 1fr;bottom:42px;left:22px;right:22px}.propertySearch label{padding:17px 18px}.propertySearch label:nth-child(2){border-right:0}.propertySearch button{grid-area:2/2;min-width:0;padding:0 12px}.heroFoot{bottom:10px;left:22px;right:22px}.introSection,.servicesStrip,.propertyGrid{grid-template-columns:1fr}.propertyCard:nth-child(2){margin-top:0}.imageWrap{height:70vw;min-height:360px}.servicesStrip{gap:70px}.sectionHead{align-items:center}.circleLink{width:90px;height:90px}.neighborhoodGrid a{grid-template-columns:40px 1fr}.neighborhoodGrid em{display:none}footer{grid-template-columns:1fr}footer>div{flex-wrap:wrap}}@media (max-width:480px){.brand{letter-spacing:.13em}.propertySearch{grid-template-columns:1fr}.propertySearch label:nth-child(2),.propertySearch label:nth-child(3){display:none}.propertySearch button{grid-area:2/1;min-height:56px}.circleLink{display:none}}.innerNav{color:#fff;background:#17231d;justify-content:space-between;align-items:center;height:88px;padding:0 5vw;display:flex}.innerNav>div{text-transform:uppercase;letter-spacing:.12em;gap:34px;font-size:11px;display:flex}.pageHero{color:#fff;background:#17231d;padding:clamp(90px,12vw,160px) 5vw}.pageHero h1 i{color:var(--lime)}.pageHero>p:last-child{color:#aeb9b2;max-width:520px;margin:45px 0 0;font-family:Georgia,serif;font-size:19px;line-height:1.6}.listingPage,.servicesPage,.aboutPage{padding:80px 5vw 130px}.filterBar{gap:10px;margin-bottom:55px;display:flex}.filterBar button{text-transform:uppercase;letter-spacing:.12em;cursor:pointer;background:0 0;border:1px solid #a8ada5;border-radius:30px;padding:12px 22px;font-size:9px}.filterBar button.active{background:var(--ink);color:#fff;border-color:var(--ink)}.listingGrid{gap:90px;display:grid}.listingGrid article{grid-template-columns:1.2fr .8fr;align-items:center;gap:6vw;display:grid}.listingGrid article:nth-child(2n) img{order:2}.listingGrid img{object-fit:cover;width:100%;height:520px}.listingGrid article>div>p:first-child{text-transform:uppercase;letter-spacing:.15em;color:#788078;font-size:9px}.listingGrid h2,.servicesPage h2,.aboutPage h2,.thanks h2{margin:18px 0;font-family:Georgia,serif;font-size:clamp(34px,4vw,58px);font-weight:400}.listingGrid span{color:#6b746d;font-size:11px;display:block}.listingGrid strong{margin:15px 0 25px;display:block}.listingCopy{color:#69716b;font-family:Georgia,serif;font-size:17px;line-height:1.6}.listingGrid a,.servicesPage a{text-transform:uppercase;letter-spacing:.15em;border-bottom:1px solid #8d958e;margin-top:12px;padding-bottom:10px;font-size:9px;display:inline-block}.servicesPage section{border-bottom:1px solid #c7c2b8;grid-template-columns:80px 1fr 1fr auto;align-items:center;gap:4vw;padding:65px 0;display:grid}.servicesPage section>span{color:#8b928c;font-size:10px}.servicesPage section p{color:#626b64;font-family:Georgia,serif;font-size:17px;line-height:1.6}.aboutPage>section:first-child{grid-template-columns:.6fr 1.2fr 1fr;gap:5vw;display:grid}.aboutPage h2{margin:0}.aboutPage section>div p{color:#626b64;font-family:Georgia,serif;font-size:17px;line-height:1.7}.values{border-top:1px solid #bbb7ae;grid-template-columns:repeat(3,1fr);margin-top:110px;display:grid}.values article{border-right:1px solid #bbb7ae;padding:40px 0}.values strong{font-family:Georgia,serif;font-size:70px;font-weight:400;display:block}.values span{text-transform:uppercase;letter-spacing:.14em;color:#788078;font-size:9px}.contactPage{color:#fff;background:#17231d;grid-template-columns:1fr 1fr;gap:10vw;min-height:calc(100svh - 88px);padding:90px 5vw;display:grid}.contactPage h1{margin:0;font-size:clamp(58px,7vw,100px)}.contactPage h1 i{color:var(--lime)}.contactPage>div>p{color:#aeb9b2;max-width:480px;font-family:Georgia,serif;font-size:18px;line-height:1.6}.contactPage aside{color:#9ca8a1;flex-direction:column;gap:10px;margin-top:60px;font-size:11px;display:flex}.contactPage form{color:var(--ink);background:#f4efe5;grid-template-columns:1fr 1fr;gap:25px;padding:45px;display:grid}.contactPage label{text-transform:uppercase;letter-spacing:.14em;font-size:9px}.contactPage input,.contactPage select,.contactPage textarea{text-transform:none;letter-spacing:0;background:0 0;border:0;border-bottom:1px solid #bcb8ae;outline:0;width:100%;margin-top:7px;padding:13px 0;display:block}.contactPage label:nth-child(4){grid-column:1/-1}.contactPage button{background:var(--lime);cursor:pointer;text-transform:uppercase;letter-spacing:.14em;border:0;grid-column:1/-1;padding:18px;font-size:9px}.contactPage form small{color:#8a8f89;grid-column:1/-1}.thanks{color:var(--ink);background:#f4efe5;flex-direction:column;justify-content:center;align-items:flex-start;padding:70px;display:flex}.thanks>span{background:var(--lime);border-radius:50%;place-items:center;width:48px;height:48px;display:grid}.thanks p{color:#626b64;font-family:Georgia,serif;line-height:1.6}.thanks button{cursor:pointer;background:0 0;border:0;border-bottom:1px solid;padding:10px 0}@media (max-width:800px){.innerNav{padding:0 22px}.innerNav>div{gap:16px}.innerNav>div a:nth-child(2),.innerNav>div a:nth-child(3){display:none}.listingGrid article{grid-template-columns:1fr;gap:30px}.listingGrid article:nth-child(2n) img{order:0}.listingGrid img{height:65vw;min-height:350px}.servicesPage section{grid-template-columns:40px 1fr}.servicesPage section p,.servicesPage section a{grid-column:2}.aboutPage>section:first-child,.values{grid-template-columns:1fr}.values article{border-bottom:1px solid #bbb7ae;border-right:0}.contactPage{grid-template-columns:1fr}.contactPage form{padding:28px}}@media (max-width:520px){.filterBar{overflow:auto}.contactPage form{grid-template-columns:1fr}.contactPage form label,.contactPage label:nth-child(4),.contactPage button,.contactPage form small{grid-column:1}.innerNav .brand em{display:none}}.heroImage{background-image:url(/images/hero-waterfront.jpg)}@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important;animation:none!important}}