:root{--paper: 244 251 252;--paper-alt: 226 243 246;--card: 255 255 255;--ink: 10 38 45;--night: 7 44 54;--line: 10 38 45;--marine: 6 92 110;--teal: 17 168 154;--aqua: 120 226 231;--bg: rgb(var(--paper) / .8);--bg-alt: rgb(var(--paper-alt) / .78);--bg-card: rgb(var(--card) / .88);--bg-night: rgb(var(--night) / .85);--bg-solid: rgb(var(--paper));--accent: rgb(var(--marine));--accent-gold: rgb(var(--aqua));--accent-teal: rgb(var(--teal));--accent-aqua: rgb(var(--aqua));--text-1: rgb(var(--ink) / .94);--text-2: rgb(var(--ink) / .68);--text-3: rgb(var(--ink) / .48);--text-1-on-dark: rgb(240 253 254 / .97);--text-2-on-dark: rgb(240 253 254 / .74);--text-3-on-dark: rgb(240 253 254 / .54);--font-display: "Fraunces", serif;--font-ui: "Hanken Grotesk", sans-serif;--hero-size: clamp(3rem, 7.2vw, 7.2rem);--h2-size: clamp(1.9rem, 4vw, 3.2rem);--deck-size: clamp(1.05rem, 1.4vw, 1.25rem);--body-size: 1rem;--label-size: .75rem;--track-tight: -.01em;--track-label: .09em;--track-label-micro: .16em;--sp-1: 4px;--sp-2: 8px;--sp-3: 16px;--sp-4: 24px;--sp-5: 32px;--sp-6: 48px;--sp-7: 64px;--sp-8: 96px;--sp-9: 128px;--sp-10: 192px;--sp-11: 256px;--section-pad: clamp(64px, 9vw, 140px);--gutter: clamp(20px, 5vw, 72px);--radius-sm: 10px;--radius-md: 18px;--radius-lg: 28px;--radius-pill: 999px;--shadow-card: 0 2px 8px rgb(var(--ink) / .05), 0 16px 40px -12px rgb(6 92 110 / .18);--shadow-nav: 0 1px 0 rgb(255 255 255 / .7) inset, 0 18px 40px -14px rgb(6 92 110 / .26), 0 4px 24px -6px rgb(17 168 154 / .28);--glass-bg: linear-gradient(160deg, rgb(255 255 255 / .3), rgb(255 255 255 / .04) 46%, rgb(120 226 231 / .1) 100%);--glass-bg-strong: linear-gradient(160deg, rgb(255 255 255 / .46), rgb(255 255 255 / .1) 50%, rgb(120 226 231 / .16) 100%);--glass-bg-dark: linear-gradient(160deg, rgb(190 250 252 / .16), rgb(190 250 252 / .02) 50%, rgb(17 168 154 / .1) 100%), rgb(7 44 54 / .3);--glass-border: rgb(255 255 255 / .7);--glass-border-dark: rgb(200 250 252 / .28);--glass-blur: blur(32px) saturate(180%) brightness(1.06);--glass-blur-soft: blur(18px) saturate(160%) brightness(1.04);--glass-glow: 0 8px 32px -10px rgb(6 92 110 / .3), inset 0 1px 0 rgb(255 255 255 / .7);--glass-sheen: linear-gradient(180deg, rgb(255 255 255 / .75), rgb(255 255 255 / 0) 60%);--ease-out: cubic-bezier(.16, 1, .3, 1);--ease-in-out: cubic-bezier(.65, 0, .35, 1);--dur-micro: .25s;--dur-reveal: 1s;--dur-chapter: 1.1s;--z-nav: 100;--z-cursor: 200;--z-overlay: 300}@media (prefers-reduced-motion: reduce){:root{--dur-micro: .01s;--dur-reveal: .01s;--dur-chapter: .01s}}*,*:before,*:after{box-sizing:border-box}html{background:var(--bg-solid);scroll-behavior:auto}body{margin:0;color:var(--text-1);font-family:var(--font-ui);font-size:var(--body-size);line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}.ocean-bg{position:fixed;top:-24px;right:-24px;bottom:-24px;left:-24px;z-index:0;background:url(/assets/images/background/miami-ocean-bg.webp) center center / cover no-repeat;filter:blur(26px) saturate(125%) brightness(1.1);transform:scale(1.06);pointer-events:none}.ocean-sparkle{position:fixed;top:0;right:0;bottom:0;left:0;z-index:1;pointer-events:none;overflow:hidden}#main{position:relative;z-index:2}.ocean-sparkle:before{content:"";position:absolute;top:-50%;right:-50%;bottom:-50%;left:-50%;background:radial-gradient(circle at 18% 24%,rgb(255 255 255 / .5) 0,transparent 1.6px),radial-gradient(circle at 62% 12%,rgb(255 255 255 / .42) 0,transparent 1.4px),radial-gradient(circle at 34% 68%,rgb(190 250 252 / .5) 0,transparent 1.8px),radial-gradient(circle at 82% 52%,rgb(255 255 255 / .4) 0,transparent 1.5px),radial-gradient(circle at 8% 82%,rgb(190 250 252 / .45) 0,transparent 1.5px),radial-gradient(circle at 92% 88%,rgb(255 255 255 / .38) 0,transparent 1.4px);background-size:260px 260px,340px 340px,300px 300px,400px 400px,220px 220px,360px 360px;animation:sparkle-drift 26s ease-in-out infinite alternate}.ocean-sparkle:after{content:"";position:absolute;top:-30%;right:-30%;bottom:-30%;left:-30%;background:linear-gradient(102deg,transparent 38%,rgb(255 255 255 / .14) 47%,rgb(190 250 252 / .2) 51%,rgb(255 255 255 / .12) 55%,transparent 64%);animation:sparkle-sweep 18s linear infinite}@keyframes sparkle-drift{0%{transform:translateZ(0);opacity:.75}to{transform:translate3d(-26px,-18px,0);opacity:1}}@keyframes sparkle-sweep{0%{transform:translate3d(-42%,0,0)}to{transform:translate3d(42%,0,0)}}@media (prefers-reduced-motion: reduce){.ocean-sparkle:before,.ocean-sparkle:after{animation:none}}img,video{max-width:100%;display:block}a{color:inherit;text-decoration:none}::selection{background:var(--accent);color:var(--bg)}h1,h2,h3{font-family:var(--font-display);font-weight:300;margin:0}.eyebrow{font-family:var(--font-ui);font-size:var(--label-size);font-weight:600;letter-spacing:var(--track-label);text-transform:uppercase;color:var(--accent);margin:0 0 var(--sp-3)}.h2{font-size:var(--h2-size);font-weight:400;line-height:1.08;letter-spacing:var(--track-tight);margin:0 0 var(--sp-5);max-width:20ch;color:var(--text-1)}.deck{font-size:var(--deck-size);line-height:1.5;color:var(--text-2);max-width:52ch;margin:0}.label{display:block;font-size:.7rem;font-weight:600;letter-spacing:var(--track-label-micro);text-transform:uppercase;color:var(--text-3)}.value{display:block;font-family:var(--font-display);font-weight:400;font-size:1.15rem;color:var(--text-1);margin-top:var(--sp-1)}.section{position:relative;padding:var(--section-pad) var(--gutter)}.section--alt{background:var(--bg-alt)}.section--night{background:var(--bg-night);color:var(--text-1-on-dark)}.section--night .eyebrow{color:var(--accent-gold)}.section--night .h2{color:var(--text-1-on-dark)}.section--night .deck{color:var(--text-2-on-dark)}.section--blobs{overflow:hidden}.section--blobs:before,.section--blobs:after{content:"";position:absolute;border-radius:50%;filter:blur(70px);z-index:0;pointer-events:none}.section--blobs:before{width:46vw;height:46vw;max-width:620px;max-height:620px;top:-12%;left:-10%;background:radial-gradient(circle,rgb(17 168 154 / .22),transparent 70%)}.section--blobs:after{width:38vw;height:38vw;max-width:520px;max-height:520px;bottom:-14%;right:-8%;background:radial-gradient(circle,rgb(120 226 231 / .28),transparent 70%)}.section--blobs>*{position:relative;z-index:1}.reveal-line{opacity:1}html.js-ready .reveal-line{opacity:0}.split-line{display:block;overflow:hidden}@media (prefers-reduced-motion: reduce){html.js-ready .reveal-line{opacity:1!important;transform:none!important}}:focus-visible{outline:2px solid var(--accent);outline-offset:3px;box-shadow:0 0 0 5px rgb(var(--marine) / .2)}::-webkit-scrollbar{width:10px}::-webkit-scrollbar-track{background:var(--bg)}::-webkit-scrollbar-thumb{background:rgb(var(--ink) / .15);border-radius:var(--radius-pill)}.btn{display:inline-flex;align-items:center;justify-content:center;font-family:var(--font-ui);font-size:.8rem;font-weight:600;letter-spacing:var(--track-label);text-transform:uppercase;padding:1em 2em;border-radius:var(--radius-pill);border:1px solid transparent;background:var(--accent);color:#fff;cursor:pointer;position:relative;overflow:hidden;transition:transform var(--dur-micro) var(--ease-out),box-shadow var(--dur-micro) var(--ease-out),background var(--dur-micro);box-shadow:0 8px 20px -8px rgb(var(--marine) / .55)}.btn:hover{transform:translateY(-2px);box-shadow:0 12px 26px -10px rgb(var(--marine) / .6)}.btn--outline{background:transparent;color:var(--text-1);border-color:rgb(var(--ink) / .25);box-shadow:none}.btn--outline:hover{border-color:var(--accent);color:var(--accent);transform:translateY(-2px);box-shadow:none}.btn--outline.btn--on-photo{color:#fff;border-color:#fff6}.btn--outline.btn--on-photo:hover{border-color:#fff;color:#fff}.btn--on-dark{color:var(--night)}.btn--sm{padding:.75em 1.5em;font-size:.72rem}.topnav-dock{position:absolute;top:0;left:0;right:0;z-index:var(--z-nav);display:flex;justify-content:center;padding:var(--sp-4) var(--gutter) 0;pointer-events:none}.topnav{pointer-events:auto;width:100%;max-width:1180px;display:flex;align-items:center;justify-content:space-between;padding:10px 10px 10px 28px;border-radius:var(--radius-pill);background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);border:1px solid var(--glass-border);box-shadow:var(--shadow-nav)}.topnav__logo{font-family:var(--font-display);font-weight:600;font-size:1.25rem;letter-spacing:var(--track-label);color:var(--text-1);text-shadow:0 1px 3px rgb(255 255 255 / .5)}.topnav__links{display:flex;align-items:center;gap:var(--sp-5);list-style:none;margin:0;padding:0}.topnav__links a{font-size:.8rem;font-weight:600;letter-spacing:.03em;color:var(--text-1);text-shadow:0 1px 3px rgb(255 255 255 / .5);position:relative;padding:8px 2px;opacity:.75;transition:opacity var(--dur-micro) ease}.topnav__links a:after{content:"";position:absolute;left:2px;right:100%;bottom:5px;height:1.5px;background:var(--accent);transition:right var(--dur-micro) var(--ease-out)}.topnav__links a:hover{opacity:1}.topnav__links a:hover:after{right:2px}.topnav__right{display:flex;align-items:center;gap:var(--sp-4)}.topnav__menu-btn{display:none;width:40px;height:40px;border-radius:50%;flex-direction:column;align-items:center;justify-content:center;gap:5px;background:#fff6;border:1px solid var(--glass-border);cursor:pointer}.topnav__menu-btn span{width:16px;height:1.5px;background:var(--text-1);transition:transform var(--dur-micro) var(--ease-out)}.topnav__menu-btn[aria-expanded=true] span:first-child{transform:translateY(3.5px) rotate(45deg)}.topnav__menu-btn[aria-expanded=true] span:last-child{transform:translateY(-3.5px) rotate(-45deg)}@media (max-width: 860px){.topnav-dock{padding:var(--sp-3) var(--sp-3) 0}.topnav{padding:8px 8px 8px 20px}.topnav__links{display:none}.topnav__menu-btn{display:flex}.topnav__right .btn{display:none}}.side-nav{position:fixed;right:var(--sp-3);top:50%;transform:translateY(-50%);z-index:var(--z-nav);display:flex;flex-direction:column;gap:2px;padding:6px 5px;border-radius:var(--radius-pill);background:var(--glass-bg);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);border:1px solid var(--glass-border);box-shadow:var(--glass-glow)}.side-nav:before{content:"";position:absolute;top:0;right:0;bottom:0;left:0;border-radius:inherit;background:linear-gradient(180deg,#fff9,#fff0 42%);pointer-events:none}.side-nav__item{position:relative;display:flex;align-items:center;justify-content:center;width:30px;height:30px;border-radius:50%;text-decoration:none;transition:background var(--dur-micro) ease}.side-nav__item:hover{background:#ffffff59}.side-nav__icon{width:15px;height:15px;fill:none;stroke:rgb(var(--ink) / .78);stroke-width:2;stroke-linecap:round;stroke-linejoin:round;filter:drop-shadow(0 1px 1.5px rgb(255 255 255 / .85));transition:stroke .3s ease,transform .3s var(--ease-out),filter .3s ease}.side-nav__item:hover .side-nav__icon{stroke:var(--accent);transform:scale(1.1)}.side-nav__item.is-active .side-nav__icon{stroke:var(--accent-teal);filter:drop-shadow(0 0 5px rgb(17 168 154 / .7))}.side-nav__item.is-active:after{content:"";position:absolute;top:0;right:0;bottom:0;left:0;border-radius:50%;background:#78e2e747;box-shadow:0 0 12px 1px #11a89a59 inset}.side-nav__tip{position:absolute;right:calc(100% + 10px);white-space:nowrap;font-size:.7rem;font-weight:600;letter-spacing:.02em;color:var(--text-1);padding:5px 11px;border-radius:var(--radius-pill);background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);border:1px solid var(--glass-border);box-shadow:var(--glass-glow);opacity:0;transform:translate(6px);pointer-events:none;transition:opacity .22s ease,transform .22s var(--ease-out)}.side-nav__item:hover .side-nav__tip,.side-nav__item:focus-visible .side-nav__tip{opacity:1;transform:translate(0)}@media (max-width: 900px){.side-nav{display:none}}.menu-overlay{position:fixed;top:0;right:0;bottom:0;left:0;z-index:calc(var(--z-nav) - 1);background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);display:flex;flex-direction:column;justify-content:center;padding:var(--sp-9) var(--gutter);clip-path:inset(0 0 100% 0);pointer-events:none}.menu-overlay.is-open{pointer-events:auto}.menu-overlay__list{list-style:none;margin:0;padding:0}.menu-overlay__list li{overflow:hidden}.menu-overlay__list a{display:block;font-family:var(--font-display);font-weight:400;font-size:clamp(1.8rem,8vw,3rem);padding:.2em 0;color:var(--text-1);transform:translateY(110%);transition:color var(--dur-micro) ease}.menu-overlay.is-open .menu-overlay__list a{transform:translateY(0)}.menu-overlay__list a:hover{color:var(--accent)}.menu-overlay__cta{margin-top:var(--sp-6)}.property-card{background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);border:1px solid var(--glass-border);border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow-card),var(--glass-glow);transition:transform var(--dur-micro) var(--ease-out),box-shadow var(--dur-micro) var(--ease-out)}.property-card:hover{transform:translateY(-6px)}.property-card__media{position:relative;aspect-ratio:4/3;overflow:hidden}.property-card__media img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease-out)}.property-card:hover .property-card__media img{transform:scale(1.05)}.property-card__tag{position:absolute;top:var(--sp-3);left:var(--sp-3);background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);border:1px solid var(--glass-border);color:var(--text-1);font-size:.68rem;font-weight:700;text-shadow:0 1px 3px rgb(255 255 255 / .5);letter-spacing:var(--track-label-micro);text-transform:uppercase;padding:6px 12px;border-radius:var(--radius-pill)}.property-card__body{padding:var(--sp-5)}.property-card__body h3{font-size:1.35rem;font-weight:400;margin:0 0 4px}.property-card__loc{font-size:.8rem;color:var(--text-3);margin:0 0 var(--sp-4)}.property-card__specs{display:flex;gap:var(--sp-4);margin-bottom:var(--sp-4)}.property-card__specs span{font-size:.78rem;color:var(--text-2)}.property-card__specs strong{color:var(--text-1);font-weight:700}.property-card__link{font-size:.78rem;font-weight:700;letter-spacing:.04em;text-transform:uppercase;color:var(--accent);display:inline-flex;align-items:center;gap:6px}.property-card--soon{opacity:.75}.property-card--soon .property-card__media{background:var(--bg-alt);display:flex;align-items:center;justify-content:center}.property-card--soon .property-card__media:before{content:"Coming Soon";font-family:var(--font-display);font-size:1.4rem;color:var(--text-3)}.glass-card{background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);border:1px solid var(--glass-border);border-radius:var(--radius-md);box-shadow:0 1px #ffffff80 inset,0 16px 36px -16px rgb(var(--ink) / .3)}.glass-pill{background:var(--glass-bg-strong);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);border:1px solid var(--glass-border);border-radius:var(--radius-pill)}.location{position:relative;border-radius:var(--radius-lg);overflow:hidden;aspect-ratio:16/9;background:#04070c;box-shadow:var(--shadow-card)}.location__stage{position:absolute;top:0;right:0;bottom:0;left:0}.location__stage-el{position:absolute;top:0;right:0;bottom:0;left:0;opacity:0}.location__stage-el img{width:100%;height:100%;object-fit:cover}.location__pin{position:absolute;width:12px;height:12px;margin:-6px 0 0 -6px;border-radius:50%;background:var(--accent);box-shadow:0 0 rgb(var(--marine) / .7),0 0 16px 2px rgb(var(--marine) / .8);animation:pin-pulse 2.2s ease-out infinite}@keyframes pin-pulse{0%{box-shadow:0 0 rgb(var(--marine) / .6),0 0 16px 2px rgb(var(--marine) / .8)}70%{box-shadow:0 0 0 20px rgb(var(--marine) / 0),0 0 16px 2px rgb(var(--marine) / .8)}to{box-shadow:0 0 rgb(var(--marine) / 0),0 0 16px 2px rgb(var(--marine) / .8)}}.location__label{position:absolute;left:var(--sp-5);bottom:var(--sp-5);padding:var(--sp-4) var(--sp-5);color:var(--text-1-on-dark)}.location__label .eyebrow{color:#f0fdfebf;margin-bottom:4px}.location__label h3{font-size:1.5rem;font-weight:400;margin:0;color:#fff}.location__label p{margin:4px 0 0;font-size:.85rem;color:#f0fdfed9}.stat{padding:var(--sp-5) var(--sp-4);border-radius:var(--radius-lg);background:var(--glass-bg-dark);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);border:1px solid var(--glass-border-dark);box-shadow:var(--glass-glow)}.stat__num{display:block;font-family:var(--font-display);font-weight:400;font-size:clamp(2.2rem,5vw,3.6rem);color:var(--accent)}.stat__label{color:var(--text-3-on-dark);font-size:.85rem;max-width:24ch;display:block;margin-top:var(--sp-2)}.field{position:relative;border:1px solid var(--glass-border-dark);border-radius:var(--radius-md);background:var(--glass-bg-dark);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);padding:var(--sp-5) var(--sp-4) var(--sp-2);transition:border-color var(--dur-micro) ease,box-shadow var(--dur-micro) ease}.field:focus-within{border-color:#78e2e799;box-shadow:0 0 0 3px #78e2e724}.field input,.field select,.field textarea{width:100%;background:transparent;border:none;color:var(--text-1-on-dark);font-family:var(--font-ui);font-size:1rem;padding:var(--sp-2) 0;outline:none}.field select{-webkit-appearance:none;-moz-appearance:none;appearance:none}.field select option{color:var(--night)}.field label{position:absolute;top:var(--sp-5);left:var(--sp-4);color:var(--text-3-on-dark);font-size:1rem;transition:transform .2s var(--ease-out),font-size .2s var(--ease-out),color .2s ease;pointer-events:none}.field input:focus+label,.field input:not(:placeholder-shown)+label,.field.is-filled label,.field textarea:focus+label,.field textarea:not(:placeholder-shown)+label{transform:translateY(-1.4em);font-size:.7rem;letter-spacing:var(--track-label-micro);text-transform:uppercase;color:var(--accent-gold)}.field--textarea textarea{resize:vertical;min-height:3em}.deck--on-dark{color:var(--text-2-on-dark)}.link-wrap{display:contents}.hero{height:100svh;min-height:560px;display:flex;align-items:flex-end;position:relative;padding-bottom:var(--sp-9);overflow:hidden}.hero__media{position:absolute;top:0;right:0;bottom:0;left:0;z-index:0;overflow:hidden}.hero__media img{width:100%;height:100%;object-fit:cover;animation:hero-kenburns 26s ease-in-out infinite alternate}@keyframes hero-kenburns{0%{transform:scale(1.04) translate(0)}to{transform:scale(1.12) translate(-1%,-1%)}}@media (prefers-reduced-motion: reduce){.hero__media img{animation:none}}.hero__scrim{position:absolute;top:0;right:0;bottom:0;left:0;background:linear-gradient(to top,rgb(var(--night) / .78) 0%,rgb(var(--night) / .25) 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.h2{max-width:none;margin:0 auto var(--sp-4)}.intro .deck{margin:0 auto}.featured{padding:0}.featured__intro-overlay{position:absolute;z-index:2;top:0;right:0;bottom:0;left:0;display:flex;flex-direction:column;justify-content:center;padding:0 var(--gutter);color:#fff;background:linear-gradient(120deg,rgb(var(--night) / .55) 0%,rgb(var(--night) / .15) 55%,transparent 80%)}.featured__intro-overlay .eyebrow{color:#ffffffbf}.featured__intro-overlay .h2{color:#fff;max-width:14ch}.featured__intro-overlay .deck{color:#ffffffd1}.featured__scrub{height:260vh;position:relative}.featured__pin{position:sticky;top:0;height:100vh;overflow:hidden}.featured__layer{position:absolute;top:0;right:0;bottom:0;left:0;opacity:0}.featured__layer img{width:100%;height:100%;object-fit:cover;transform:scale(1.1)}.featured__scrim{position:absolute;top:0;right:0;bottom:0;left:0;background:linear-gradient(to top,rgb(var(--night) / .75),transparent 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var(--sp-5)}.prop-hero__actions{display:flex;gap:var(--sp-3);flex-wrap:wrap}.factstrip-section{padding-top:var(--sp-7)}.factstrip{max-width:1280px;margin:0 auto;display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:var(--sp-4);padding:var(--sp-5) var(--sp-6)}.factstrip__item{display:flex;flex-direction:column;gap:4px}.factstrip__k{font-size:.68rem;font-weight:700;letter-spacing:var(--track-label-micro);text-transform:uppercase;color:var(--text-3)}.factstrip__v{font-family:var(--font-display);font-size:1.15rem;color:var(--text-1)}.factstrip__note{max-width:1280px;margin:var(--sp-4) auto 0;font-size:.78rem;color:var(--text-3);text-align:center}.prop-overview{max-width:1280px;margin:0 auto;display:grid;gap:var(--sp-7);align-items:start}@media (min-width: 900px){.prop-overview{grid-template-columns:1.1fr 1fr}}.feature-grid{display:flex;flex-wrap:wrap;gap:var(--sp-2)}.feature-grid__item{padding:9px 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img{width:100%;height:100%;object-fit:cover}.area-card__body{padding:var(--sp-6);display:flex;flex-direction:column;gap:var(--sp-2)}.area-card__eyebrow{font-size:.68rem;font-weight:700;letter-spacing:var(--track-label-micro);text-transform:uppercase;color:var(--accent-teal);margin:0}.area-card__title{font-family:var(--font-display);font-size:1.9rem;font-weight:400;margin:0;color:var(--text-1)}.area-card__character{font-size:.82rem;color:var(--text-3);margin:0}.area-card__text{color:var(--text-2);margin:var(--sp-2) 0 0}.area-card__facts{margin:var(--sp-4) 0 0;display:grid;gap:10px;border-top:1px solid rgb(var(--ink) / .1);padding-top:var(--sp-4)}.area-card__facts>div{display:flex;justify-content:space-between;gap:var(--sp-4);font-size:.85rem}.area-card__facts dt{color:var(--text-3);margin:0}.area-card__facts dd{color:var(--text-1);margin:0;font-weight:600;text-align:right}.prose{max-width:68ch;margin:0 auto;color:var(--text-2)}.prose h2{font-family:var(--font-display);font-weight:400;font-size:clamp(1.5rem,3vw,2rem);color:var(--text-1);margin:var(--sp-7) 0 var(--sp-3)}.prose h2:first-child{margin-top:0}.prose p{margin:0 0 var(--sp-4)}.prose a{color:var(--accent);text-decoration:underline}.standards,.process-list{margin:0 0 var(--sp-4);padding-left:1.2em;display:grid;gap:var(--sp-3)}.standards li,.process-list li{padding-left:4px}.standards b,.process-list b{color:var(--text-1)}.callout{padding:var(--sp-6);max-width:68ch;margin:0 auto}.callout--inline{margin-top:var(--sp-6)}.callout__title{font-family:var(--font-display);font-weight:400;font-size:1.4rem;margin:0 0 var(--sp-3);color:var(--text-1)}.callout p{margin:0 0 var(--sp-3);color:var(--text-2)}.callout p:last-child{margin-bottom:0}.callout__fine{font-size:.8rem;color:var(--text-3)}.contact__details{margin:var(--sp-6) 0 0;display:grid;gap:12px;border-top:1px solid rgb(240 253 254 / .16);padding-top:var(--sp-5)}.contact__details>div{display:flex;justify-content:space-between;gap:var(--sp-4);font-size:.88rem}.contact__details dt{color:var(--text-3-on-dark);margin:0}.contact__details dd{color:var(--text-1-on-dark);margin:0;text-align:right;font-weight:600}.contact__privacy{margin-top:var(--sp-4);font-size:.78rem;color:var(--text-3-on-dark)}.contact__privacy a{color:var(--accent-aqua);text-decoration:underline}.site-footer{position:relative;z-index:2;background:var(--bg-night);color:var(--text-1-on-dark);padding:var(--sp-8) var(--gutter) var(--sp-5);margin-top:var(--sp-9)}.site-footer__grid{max-width:1280px;margin:0 auto;display:grid;gap:var(--sp-6);grid-template-columns:repeat(auto-fit,minmax(190px,1fr))}.site-footer__logo{font-family:var(--font-display);font-size:1.4rem;font-weight:600;letter-spacing:var(--track-label);margin:0 0 var(--sp-3);color:#fff}.site-footer__line{margin:0 0 6px;font-size:.88rem;color:var(--text-2-on-dark)}.site-footer__muted{color:var(--text-3-on-dark);font-size:.82rem}.site-footer__head{font-size:.68rem;font-weight:700;letter-spacing:var(--track-label-micro);text-transform:uppercase;color:var(--accent-aqua);margin:0 0 var(--sp-3)}.site-footer__col{display:flex;flex-direction:column;gap:8px}.site-footer__col a{font-size:.88rem;color:var(--text-2-on-dark)}.site-footer__col a:hover{color:#fff}.site-footer__legal{max-width:1280px;margin:var(--sp-7) auto 0;border-top:1px solid rgb(240 253 254 / .12);padding-top:var(--sp-5);display:grid;gap:var(--sp-3)}.fair-housing{display:flex;gap:var(--sp-3);align-items:flex-start;font-size:.8rem;color:var(--text-2-on-dark);margin:0;max-width:90ch}.fair-housing strong{color:#fff}.fair-housing__mark{flex-shrink:0;color:var(--accent-aqua)}.fair-housing__mark svg{width:26px;height:26px}.site-footer__fine{font-size:.74rem;color:var(--text-3-on-dark);margin:0;max-width:100ch}.site-footer__fine a{color:var(--accent-aqua);text-decoration:underline}.notfound{text-align:center;padding-top:var(--sp-10)}.notfound .deck{margin:0 auto var(--sp-6)}.notfound__actions{display:flex;gap:var(--sp-3);justify-content:center;flex-wrap:wrap}.portfolio__all{text-align:center;margin:var(--sp-7) 0 0}.filter-chip__n{margin-left:7px;font-size:.68rem;opacity:.6;font-variant-numeric:tabular-nums}