:root{--navy:#1b2a4a;--navy-deep:#111d35;--navy-light:#2d4a7a;--gold:#c9a96e;--gold-hover:#b8944d;--gold-light:#e8d5a8;--white:#fff;--cream:#faf8f5;--cream-warm:#f5f0e8;--text-primary:#2c2c2c;--text-secondary:#6b6b6b;--text-faint:#a0a0a0;--border:#e2ddd5;--border-light:#ede9e3;--positive:#437a22;--font-serif:"Instrument Serif", Georgia, serif;--font-sans:"DM Sans", "Helvetica Neue", Arial, sans-serif;--text-xs:clamp(.75rem, .7rem + .25vw, .875rem);--text-sm:clamp(.875rem, .8rem + .35vw, 1rem);--text-base:clamp(1rem, .95rem + .25vw, 1.125rem);--text-lg:clamp(1.125rem, 1rem + .75vw, 1.5rem);--text-xl:clamp(1.5rem, 1.2rem + 1.25vw, 2.25rem);--text-2xl:clamp(2rem, 1.2rem + 2.5vw, 3.5rem);--nav-h:72px;--radius:4px;--radius-md:8px;--radius-lg:12px;--radius-xl:16px;--transition:.2s ease;--container:1240px;--shadow-sm:0 1px 3px #1b2a4a0f;--shadow-md:0 4px 16px #1b2a4a14;--shadow-lg:0 12px 40px 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var(--transition), box-shadow var(--transition);background:#fffffff2;align-items:center;display:flex;position:fixed;top:0;left:0;right:0}#nav.scrolled{box-shadow:var(--shadow-md);background:#fffffffa}.nav-inner{max-width:var(--container);align-items:center;gap:32px;width:100%;margin:0 auto;padding:0 24px;display:flex}.nav-logo{flex-shrink:0;align-items:center;height:44px;display:flex}.nav-logo img{width:auto;height:40px}.nav-links{flex:1;justify-content:center;align-items:center;gap:0;display:flex}.nav-item{list-style:none;position:relative}.nav-link,.nav-trigger{font-size:var(--text-sm);color:var(--text-secondary);letter-spacing:.03em;transition:color var(--transition);cursor:pointer;white-space:nowrap;font-weight:500;font-family:var(--font-sans);background:0 0;border:none;align-items:center;gap:5px;padding:10px 14px;display:flex}.nav-link:hover,.nav-trigger:hover,.nav-link.active{color:var(--navy)}.nav-trigger svg{width:10px;height:10px;transition:transform var(--transition);flex-shrink:0}.nav-item:hover .nav-trigger svg{transform:rotate(180deg)}.nav-dropdown{background:var(--white);border:1px solid var(--border-light);border-radius:var(--radius-md);min-width:220px;box-shadow:var(--shadow-lg);opacity:0;visibility:hidden;z-index:200;padding:8px 0;transition:opacity .2s,visibility .2s,transform .2s;position:absolute;top:calc(100% + 8px);left:50%;transform:translate(-50%)translateY(-6px)}.nav-item:hover .nav-dropdown{opacity:1;visibility:visible;transform:translate(-50%)translateY(0)}.nav-dropdown a{color:var(--text-secondary);white-space:nowrap;transition:color var(--transition), background var(--transition);padding:10px 18px;font-size:13px;display:block}.nav-dropdown a:hover{color:var(--navy);background:var(--cream)}.nav-dropdown hr{border:none;border-top:1px solid var(--border-light);margin:4px 0}.communities-trigger{position:relative}.communities-panel-nav{background:var(--white);border:1px solid var(--border-light);border-radius:var(--radius-md);width:860px;box-shadow:var(--shadow-lg);opacity:0;visibility:hidden;z-index:200;grid-template-columns:repeat(5,1fr);gap:0 20px;padding:20px;transition:opacity .2s,visibility .2s,transform .2s;display:grid;position:absolute;top:calc(100% + 8px);left:50%;transform:translate(-50%)translateY(-6px)}.communities-trigger:hover .communities-panel-nav{opacity:1;visibility:visible;transform:translate(-50%)translateY(0)}.comm-col-label{letter-spacing:.15em;text-transform:uppercase;color:var(--gold);border-bottom:1px solid var(--border-light);margin-bottom:6px;padding:4px 0 8px;font-size:10px;font-weight:700}.communities-panel-nav a{color:var(--text-secondary);transition:color var(--transition);padding:6px 0;font-size:13px;display:block}.communities-panel-nav a:hover{color:var(--navy)}@media (max-width:1000px){.communities-panel-nav{grid-template-columns:repeat(3,1fr);gap:16px;width:96vw}}.nav-cta{flex-shrink:0}.btn-nav{background:var(--gold);color:var(--navy);border-radius:var(--radius-md);letter-spacing:.02em;transition:background var(--transition), transform var(--transition);white-space:nowrap;align-items:center;gap:8px;padding:10px 20px;font-size:13px;font-weight:700;display:inline-flex}.btn-nav:hover{background:var(--gold-hover);transform:translateY(-1px)}.nav-hamburger{cursor:pointer;flex-direction:column;gap:5px;margin-left:auto;padding:8px;display:none}.nav-hamburger span{background:var(--navy);width:24px;height:2px;transition:var(--transition);border-radius:2px;display:block}.nav-mobile{top:var(--nav-h);-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);border-top:1px solid var(--border-light);z-index:999;max-height:calc(100vh - var(--nav-h));background:#fffffffa;padding:16px 0 24px;display:none;position:fixed;left:0;right:0;overflow-y:auto}.nav-mobile.open{display:block}.mobile-nav-link{color:var(--text-secondary);border-bottom:1px solid var(--border-light);padding:13px 24px;font-size:15px;display:block}.mobile-nav-link:hover{color:var(--navy)}.mob-group-toggle{width:100%;color:var(--text-secondary);border:none;border-bottom:1px solid var(--border-light);cursor:pointer;text-align:left;font-size:15px;font-family:var(--font-sans);background:0 0;justify-content:space-between;align-items:center;padding:13px 24px;display:flex}.mob-group-toggle.open{color:var(--gold)}.mob-submenu{background:var(--cream);display:none}.mob-submenu.open{display:block}.mob-submenu a{color:var(--text-secondary);border-bottom:1px solid var(--border-light);padding:10px 36px;font-size:13px;display:block}.mob-city-label{letter-spacing:.15em;text-transform:uppercase;color:var(--gold);padding:8px 36px 4px;font-size:10px;font-weight:700}.mob-cta{padding:16px 24px 0}.mob-cta .btn-nav{justify-content:center;width:100%}#hero{justify-content:center;align-items:center;height:100vh;min-height:600px;display:flex;position:relative;overflow:hidden}.hero-video-wrapper{z-index:0;position:absolute;inset:0;overflow:hidden}.hero-video-wrapper iframe{pointer-events:none;border:none;width:177.78vh;min-width:100%;height:100vh;min-height:56.25vw;position:absolute;top:50%;left:50%;transform:translate(-50%,-50%)}.hero-overlay-gradient{z-index:1;background:linear-gradient(90deg,#111d35cc 0%,#111d358c 55%,#111d354d 100%);position:absolute;inset:0}.hero-overlay-bottom{z-index:2;background:linear-gradient(to top, var(--white), transparent);height:200px;position:absolute;bottom:0;left:0;right:0}.hero-content{z-index:3;max-width:680px;position:relative}.hero-eyebrow{align-items:center;gap:12px;margin-bottom:24px;display:flex}.hero-eyebrow-line{background:var(--gold);width:40px;height:1px;display:block}.hero-eyebrow span{letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-size:11px;font-weight:600}#hero h1{font-family:var(--font-serif);font-size:var(--text-2xl);color:var(--white);letter-spacing:-.01em;text-wrap:balance;text-shadow:0 2px 20px #0000004d;margin-bottom:20px;font-weight:400;line-height:1.15}#hero h1 em{color:var(--gold-light);font-style:italic}.hero-sub{font-size:var(--text-base);color:#ffffffbf;letter-spacing:.02em;margin-bottom:40px;font-weight:400}.hero-sub strong{color:var(--white);font-weight:400}.hero-ctas{flex-wrap:wrap;align-items:center;gap:14px;display:flex}.btn-primary{background:var(--navy);color:var(--white);letter-spacing:.05em;text-transform:uppercase;border-radius:var(--radius-md);border:2px solid var(--navy);transition:background var(--transition), transform var(--transition), box-shadow var(--transition);align-items:center;gap:8px;min-height:44px;padding:14px 28px;font-size:14px;font-weight:600;display:inline-flex}.btn-primary:hover{background:var(--navy-deep);border-color:var(--navy-deep);box-shadow:var(--shadow-md);transform:translateY(-2px)}.btn-outline{border:2px solid var(--navy);color:var(--navy);letter-spacing:.05em;text-transform:uppercase;border-radius:var(--radius-md);transition:border-color var(--transition), background var(--transition), color var(--transition), transform var(--transition);align-items:center;gap:8px;min-height:44px;padding:13px 28px;font-size:14px;font-weight:500;display:inline-flex}.btn-outline:hover{background:var(--navy);color:var(--white);transform:translateY(-2px)}.hero-scroll{z-index:3;opacity:.6;flex-direction:column;align-items:center;gap:8px;animation:2s infinite bounce;display:flex;position:absolute;bottom:36px;left:50%;transform:translate(-50%)}.hero-scroll span{letter-spacing:.15em;text-transform:uppercase;color:#ffffffb3;font-size:10px}@keyframes bounce{0%,to{transform:translate(-50%)translateY(0)}50%{transform:translate(-50%)translateY(6px)}}#trust{background:var(--navy);border-top:3px solid var(--gold);padding:48px 0}.trust-grid{grid-template-columns:repeat(6,1fr);gap:0;display:grid}.trust-item{text-align:center;padding:0 24px;position:relative}.trust-item+.trust-item:before{content:"";background:#ffffff26;width:1px;position:absolute;top:10%;bottom:10%;left:0}.trust-num{font-family:var(--font-serif);color:var(--gold-light);margin-bottom:6px;font-size:clamp(26px,2.8vw,38px);font-weight:400;line-height:1}.trust-label{letter-spacing:.1em;text-transform:uppercase;color:#ffffff80;font-size:12px;font-weight:500}#communities{background:var(--white);padding:100px 0}.section-header{margin-bottom:48px}.section-header h2{font-family:var(--font-serif);font-size:var(--text-xl);color:var(--navy);text-wrap:balance;margin-bottom:14px;font-weight:400;line-height:1.15}.section-header p{font-size:var(--text-base);color:var(--text-secondary);max-width:520px;font-weight:400}.market-tabs{border-bottom:1px solid var(--border-light);gap:0;margin-bottom:48px;display:flex}.market-tab{font-family:var(--font-sans);letter-spacing:.08em;text-transform:uppercase;color:var(--text-faint);cursor:pointer;transition:color var(--transition), border-color var(--transition);background:0 0;border:none;border-bottom:2px solid #0000;margin-bottom:-1px;padding:14px 32px;font-size:14px;font-weight:500}.market-tab:hover{color:var(--text-secondary)}.market-tab.active{color:var(--gold);border-bottom-color:var(--gold)}.communities-panel-tab{display:none}.communities-panel-tab.active{display:block}.communities-grid{grid-template-columns:repeat(4,1fr);gap:16px;display:grid}.community-card{perspective:1000px;cursor:pointer;height:180px}.card-inner{width:100%;height:100%;transform-style:preserve-3d;transition:transform .55s cubic-bezier(.4,.2,.2,1);position:relative}.community-card:hover .card-inner,.community-card.flipped .card-inner{transform:rotateY(180deg)}.card-front,.card-back{border-radius:var(--radius-lg);backface-visibility:hidden;position:absolute;inset:0;overflow:hidden}.card-front{background:var(--white);border:1px solid var(--border-light);transition:border-color var(--transition);box-shadow:var(--shadow-sm);flex-direction:column;justify-content:flex-end;padding:24px 20px 20px;display:flex}.card-front:before{content:"";background:linear-gradient(90deg, var(--gold), var(--gold-hover));transform-origin:0;height:2px;transition:transform .55s cubic-bezier(.4,.2,.2,1);position:absolute;top:0;left:0;right:0;transform:scaleX(0)}.community-card:hover .card-front:before{transform:scaleX(1)}.card-front-icon{color:var(--gold);opacity:.35;position:absolute;top:20px;right:18px}.card-front h3{font-family:var(--font-serif);color:var(--navy);margin-bottom:4px;font-size:17px;font-weight:400;line-height:1.25}.card-front .area{letter-spacing:.1em;text-transform:uppercase;color:var(--text-faint);font-size:11px;font-weight:500}.card-flip-hint{letter-spacing:.12em;text-transform:uppercase;color:var(--gold);opacity:.5;font-size:10px;position:absolute;top:16px;left:16px}.card-back{background:var(--cream);border:1px solid var(--border);flex-direction:column;display:flex;transform:rotateY(180deg)}.card-back iframe{pointer-events:none;border:none;flex:1;width:100%}.card-back-cta{background:var(--gold);color:var(--navy);letter-spacing:.08em;text-transform:uppercase;transition:background var(--transition);justify-content:space-between;align-items:center;padding:10px 14px;font-size:11px;font-weight:700;text-decoration:none;display:flex}.card-back-cta:hover{background:var(--gold-hover)}#recent-sales{background:var(--cream);border-top:1px solid var(--border-light);border-bottom:1px solid var(--border-light);padding:80px 0}.property-grid{grid-template-columns:repeat(4,1fr);gap:20px;margin-bottom:32px;display:grid}.property-card{background:var(--white);border:1px solid var(--border-light);border-radius:var(--radius-lg);transition:border-color var(--transition), transform var(--transition), box-shadow var(--transition);box-shadow:var(--shadow-sm);overflow:hidden}.property-card:hover{border-color:var(--border);box-shadow:var(--shadow-lg);transform:translateY(-4px)}.property-photo{height:190px;position:relative;overflow:hidden}.property-photo img{object-fit:cover;width:100%;height:100%;transition:transform .5s}.property-card:hover .property-photo img{transform:scale(1.04)}.sold-badge{background:var(--gold);color:var(--navy);letter-spacing:.12em;text-transform:uppercase;border-radius:2px;padding:4px 10px;font-size:10px;font-weight:800;position:absolute;top:12px;left:12px}.days-badge{-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px);color:var(--white);background:#1b2a4ab3;border-radius:2px;padding:4px 8px;font-size:10px;font-weight:500;position:absolute;top:12px;right:12px}.property-body{padding:18px 16px 16px}.property-price{font-family:var(--font-serif);color:var(--navy);margin-bottom:8px;font-size:22px;font-weight:400;line-height:1}.property-address{color:var(--navy);white-space:nowrap;text-overflow:ellipsis;margin-bottom:2px;font-size:13px;font-weight:500;overflow:hidden}.property-city{color:var(--text-faint);margin-bottom:12px;font-size:12px}.property-specs{align-items:center;gap:12px;margin-bottom:12px;display:flex}.property-spec{color:var(--text-secondary);align-items:center;gap:4px;font-size:12px;display:flex}.property-spec svg{color:var(--text-faint);flex-shrink:0}.property-tag{border:1px solid var(--border);letter-spacing:.08em;text-transform:uppercase;color:var(--gold);border-radius:2px;padding:3px 9px;font-size:10px;font-weight:600;display:inline-block}.sold-disclaimer{color:var(--text-faint);margin-top:8px;font-size:12px;font-style:italic;line-height:1.6}#callouts{background:var(--cream-warm);border-top:1px solid var(--border-light);border-bottom:1px solid var(--border-light);padding:80px 0}.callouts-grid{grid-template-columns:repeat(3,1fr);gap:24px;display:grid}.callout-card{background:var(--white);border:1px solid var(--border-light);border-radius:var(--radius-lg);transition:border-color var(--transition), transform var(--transition), box-shadow var(--transition);box-shadow:var(--shadow-sm);flex-direction:column;padding:40px 32px 36px;display:flex;position:relative;overflow:hidden}.callout-card:before{content:"";background:linear-gradient(90deg, var(--gold-hover), var(--gold), var(--gold-hover));height:3px;position:absolute;top:0;left:0;right:0}.callout-card:hover{border-color:var(--border);box-shadow:var(--shadow-md);transform:translateY(-4px)}.callout-icon{border:1px solid var(--border-light);width:44px;height:44px;color:var(--gold);background:#c9a96e1f;border-radius:50%;justify-content:center;align-items:center;margin-bottom:22px;display:flex}.callout-card h3{font-family:var(--font-serif);font-size:var(--text-lg);color:var(--navy);text-wrap:balance;margin-bottom:12px;font-weight:400;line-height:1.15}.callout-card p{font-size:var(--text-sm);color:var(--text-secondary);flex:1;margin-bottom:28px;font-weight:400;line-height:1.7}.callout-btn{background:var(--gold);color:var(--navy);letter-spacing:.08em;text-transform:uppercase;border-radius:var(--radius-md);transition:background var(--transition), transform var(--transition);align-self:flex-start;align-items:center;gap:8px;padding:12px 24px;font-size:12px;font-weight:700;display:inline-flex}.callout-btn:hover{background:var(--gold-hover);transform:translateY(-1px)}#reviews{background:var(--white);padding:100px 0}.reviews-counts{grid-template-columns:1fr 1fr;gap:24px;margin-bottom:48px;display:grid}.reviews-count-card{background:var(--cream);border:1px solid var(--border-light);border-radius:var(--radius-lg);align-items:center;gap:24px;padding:28px 32px;display:flex;position:relative;overflow:hidden}.reviews-count-card:after{content:"";background:linear-gradient(90deg, var(--gold), transparent);height:1px;position:absolute;top:0;left:0;right:0}.rcc-platform{color:var(--text-faint);font-size:42px;font-weight:900;line-height:1;font-family:var(--font-sans);text-align:center;flex-shrink:0;width:44px}.rcc-platform.google{color:#4285f4}.rcc-platform.zillow{color:#1277e1}.rcc-count{font-family:var(--font-serif);color:var(--navy);font-size:48px;font-weight:400;line-height:1}.rcc-meta{flex:1}.rcc-meta .rcc-stars{color:var(--gold);letter-spacing:2px;font-size:16px}.rcc-meta .rcc-label{color:var(--text-faint);text-transform:uppercase;letter-spacing:.1em;margin-top:4px;font-size:12px}.rcc-link{color:var(--gold);letter-spacing:.04em;white-space:nowrap;font-size:12px;font-weight:500}.reviews-carousel-wrap{margin-bottom:40px;position:relative}.reviews-carousel-label{align-items:center;gap:12px;margin-bottom:20px;display:flex}.reviews-carousel-label h3{font-family:var(--font-serif);color:var(--navy);font-size:20px;font-weight:400}.carousel-nav{gap:8px;margin-left:auto;display:flex}.carousel-btn{border:1px solid var(--border-light);width:32px;height:32px;color:var(--text-faint);cursor:pointer;transition:border-color var(--transition), color var(--transition);background:0 0;border-radius:50%;justify-content:center;align-items:center;display:flex}.carousel-btn:hover{border-color:var(--gold);color:var(--gold)}.reviews-carousel{scroll-snap-type:x mandatory;scrollbar-width:none;-ms-overflow-style:none;gap:16px;display:flex;overflow-x:auto}.reviews-carousel::-webkit-scrollbar{display:none}.review-card{scroll-snap-align:start;background:var(--cream);border:1px solid var(--border-light);border-radius:var(--radius-lg);flex-direction:column;flex:0 0 320px;gap:12px;padding:24px;display:flex}.review-card-stars{color:var(--gold);letter-spacing:2px;font-size:14px}.review-card-text{color:var(--text-secondary);flex:1;font-size:14px;font-style:italic;line-height:1.65}.review-card-author{color:var(--text-faint);letter-spacing:.05em;font-size:12px;font-weight:600}#cta-strip{background:var(--navy);text-align:center;padding:100px 0}#cta-strip .gold-rule{margin:0 auto 16px}#cta-strip h2{font-family:var(--font-serif);font-size:var(--text-2xl);color:var(--white);text-wrap:balance;text-shadow:0 2px 20px #0000004d;margin-bottom:16px;font-weight:400;line-height:1.15}#cta-strip h2 em{color:var(--gold-light);font-style:italic}#cta-strip p{font-size:var(--text-base);color:#ffffffbf;max-width:520px;margin:0 auto 40px;font-weight:400;line-height:1.7}.cta-strip-buttons{flex-wrap:wrap;justify-content:center;align-items:center;gap:16px;margin-bottom:32px;display:flex}.license-note{color:#fff6;letter-spacing:.04em;font-size:12px}footer{background:var(--navy-deep);border-top:1px solid #ffffff1a;padding:72px 0 40px}.footer-logos-row{border-bottom:1px solid #ffffff1a;justify-content:center;align-items:center;gap:32px;margin-bottom:56px;padding-bottom:48px;display:flex}.footer-logo-divider{background:#ffffff1a;width:1px;height:40px}.footer-lpt{font-family:var(--font-serif);color:#ffffff80;letter-spacing:.06em;font-size:22px;font-weight:400}.footer-info-grid{border-bottom:1px solid #ffffff1a;grid-template-columns:repeat(4,1fr);gap:40px;margin-bottom:48px;padding-bottom:48px;display:grid}.footer-col h4{letter-spacing:.15em;text-transform:uppercase;color:var(--gold);margin-bottom:16px;font-size:11px;font-weight:600}.footer-col 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var(--transition);font-size:13px}.footer-nav-col ul li a:hover{color:var(--white)}.footer-legal{flex-direction:column;gap:24px;display:flex}.footer-legal-links{flex-wrap:wrap;align-items:center;gap:12px;display:flex}.footer-legal-links a{color:#ffffff80;transition:color var(--transition);font-size:13px}.footer-legal-links a:hover{color:var(--gold)}.footer-legal-sep{color:#ffffff4d}.footer-mls-block{border-radius:var(--radius);background:#ffffff08;border:1px solid #ffffff1a;align-items:flex-start;gap:20px;padding:20px;display:flex}.footer-mls-logo{object-fit:contain;opacity:.85;flex-shrink:0;margin-top:2px}.footer-mls-copy{color:#ffffff4d;margin-bottom:4px;font-size:11px;line-height:1.7}.footer-mls-copy:first-child{color:#ffffff80;margin-bottom:8px;font-size:12px;font-weight:500}.footer-sms{border-radius:var(--radius);color:#ffffff4d;background:#ffffff08;border:1px solid #ffffff1a;padding:16px 20px;font-size:11px;line-height:1.7}.footer-sms a{color:var(--gold)}.footer-sms 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