:root{--white: #ffffff;--black: #000000;--ink: #1d1d1f;--charcoal: #1d1d1f;--gray-700: #424245;--gray-200: #e8e8ed;--gray-500: #6e6e73;--gray-300: #d2d2d7;--gray-100: #f5f5f7;--radius: 18px;--radius-sm: 12px;--radius-input: 11px;--ease: cubic-bezier(.2, .7, .2, 1);--accent: #f05427;--accent-hover: #ff7a52;--accent-dark: #c94017;--font: "Montserrat", system-ui, -apple-system, "Segoe UI", sans-serif;--tracking-body: -.01em;--container: 1240px;--gutter: clamp(16px, 4vw, 40px);--header-h: 72px}*,*:before,*:after{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}body{margin:0;background:var(--white);color:var(--ink);font-family:var(--font);font-size:17px;line-height:1.47;letter-spacing:var(--tracking-body);font-weight:400;overflow-x:hidden;-webkit-font-smoothing:antialiased}img{max-width:100%;height:auto;display:block}a{color:inherit}button{font:inherit}h1,h2,h3,h4,.h1,.h2,.h3{font-weight:600;text-transform:none;letter-spacing:-.005em;line-height:1.1;margin:0 0 .5em;text-wrap:balance}h1,.h1{font-size:clamp(2.5rem,5vw,3.5rem);line-height:1.07;letter-spacing:-.005em}h2,.h2{font-size:clamp(2rem,3.6vw,2.5rem);line-height:1.1;letter-spacing:0}h3,.h3{font-size:clamp(1.3125rem,2vw,1.5rem);line-height:1.17;letter-spacing:.009em}h4{font-size:1.0625rem;letter-spacing:var(--tracking-body)}p{margin:0 0 1.1em}.container{width:100%;max-width:var(--container);margin:0 auto;padding:0 var(--gutter)}.narrow{max-width:860px}.section{padding:clamp(64px,9vw,100px) 0}.section--dark,.section--black{background:var(--black);color:var(--white)}.section--gray{background:var(--gray-100)}.center{text-align:center}.eyebrow{text-transform:none;letter-spacing:.012em;font-size:1.0625rem;font-weight:600;color:var(--gray-500)}.section--dark .eyebrow,.section--black .eyebrow,.page-hero .eyebrow{color:var(--gray-300)}.lead{font-size:clamp(1.1875rem,2vw,1.3125rem);line-height:1.38;letter-spacing:.011em;color:var(--gray-500)}.section--dark .lead,.section--black .lead{color:var(--gray-300)}.accent-rule{display:none}.center .accent-rule{margin-left:auto;margin-right:auto}.pre-line{white-space:pre-line}.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:44px;padding:11px 21px;border-radius:980px;border:1px solid var(--ink);background:transparent;color:var(--ink);text-transform:none;letter-spacing:var(--tracking-body);font-size:1.0625rem;font-weight:400;text-decoration:none;cursor:pointer;transition:background .2s,color .2s,border-color .2s}.btn:hover{background:var(--ink);border-color:var(--ink);color:var(--white)}.section--dark .btn:hover,.section--black .btn:hover,.page-hero .btn:hover,.cta-band .btn:hover,.double-cta__panel .btn:hover{background:var(--white);border-color:var(--white);color:var(--black)}.btn--solid,.btn--accent,.section--dark .btn--solid,.section--black .btn--solid,.page-hero .btn--solid,.cta-band .btn--solid,.double-cta__panel .btn--solid,.section--dark .btn--accent,.section--black .btn--accent,.page-hero .btn--accent,.cta-band .btn--accent,.double-cta__panel .btn--accent{background:var(--accent);border-color:var(--accent);color:var(--black)}.btn--solid:hover,.btn--accent:hover,.section--dark .btn--solid:hover,.section--black .btn--solid:hover,.page-hero .btn--solid:hover,.cta-band .btn--solid:hover,.double-cta__panel .btn--solid:hover,.section--dark .btn--accent:hover,.section--black .btn--accent:hover,.page-hero .btn--accent:hover,.cta-band .btn--accent:hover,.double-cta__panel .btn--accent:hover{background:var(--accent-hover);border-color:var(--accent-hover);color:var(--black)}.btn-row{display:flex;flex-wrap:wrap;gap:16px;margin-top:28px}.center .btn-row{justify-content:center}.site-header{position:fixed;inset:0 0 auto;z-index:50;height:var(--header-h);display:flex;align-items:center;color:var(--white);transition:background .25s,box-shadow .25s}.site-header.is-solid,.site-header.is-scrolled{background:#161617cc;-webkit-backdrop-filter:saturate(180%) blur(20px);backdrop-filter:saturate(180%) blur(20px)}.site-header .container{display:flex;align-items:center;justify-content:space-between;gap:24px;max-width:none}.site-header__logo img{height:46px;width:auto}.site-header__nav{display:flex;align-items:center;gap:30px}.site-header__nav a{text-decoration:none;text-transform:none;letter-spacing:-.01em;font-size:.8125rem;font-weight:400;color:#e8e8ed;white-space:nowrap}.site-header__nav a:hover{color:var(--white)}.menu-toggle{background:none;border:0;color:inherit;cursor:pointer;padding:8px;display:grid;gap:5px}.menu-toggle span{display:block;width:26px;height:2px;background:currentColor}.menu-toggle:hover{color:var(--accent)}.site-header__logo{flex-shrink:0}@media(max-width:1100px){.site-header__nav a:not(.menu-keep),.navdrop{display:none}}@media(min-width:1101px)and (max-width:1280px){.site-header__nav{gap:20px}}.navdrop{position:relative}.navdrop__toggle{display:flex;align-items:center;gap:6px;background:none;border:0;color:inherit;cursor:pointer;padding:8px 0;font:inherit;text-transform:none;letter-spacing:-.01em;font-size:.8125rem;font-weight:400;color:#e8e8ed;white-space:nowrap}.navdrop__toggle svg{width:10px;height:8px;transition:transform .2s}.navdrop__toggle:hover{color:var(--white)}.navdrop__panel{position:absolute;top:100%;left:-24px;min-width:260px;padding:20px 24px;background:#161617f0;-webkit-backdrop-filter:saturate(180%) blur(20px);backdrop-filter:saturate(180%) blur(20px);color:var(--white);border-radius:0 0 var(--radius) var(--radius);box-shadow:0 12px 32px #00000040;display:none}.navdrop.is-open .navdrop__panel{display:block}.navdrop.is-open .navdrop__toggle svg{transform:rotate(180deg)}@media(hover:hover){.navdrop:hover .navdrop__panel{display:block}}.navdrop__cols{display:grid;grid-template-columns:auto auto;column-gap:40px}.navdrop__panel ul{list-style:none;margin:0;padding:0}.navdrop__panel li a{display:block;white-space:nowrap;padding:7px 0;text-transform:none;letter-spacing:0;font-size:.95rem;font-weight:500}.navdrop__label{white-space:nowrap;margin:14px 0 4px;padding-top:14px;border-top:1px solid rgba(255,255,255,.15);font-size:.75rem;letter-spacing:0;text-transform:none;color:#86868b}.site-header__nav .navdrop__all{display:block;margin-top:12px;text-transform:none;letter-spacing:0;font-size:.85rem;color:var(--gray-300)}.site-header__nav .header-cta{background:var(--accent);color:var(--black);padding:7px 15px;border-radius:980px;font-weight:400;letter-spacing:-.01em;white-space:nowrap}.site-header__nav .header-cta:hover{background:var(--white);color:var(--black)}@media(max-width:480px){.site-header__nav .header-cta{display:none}.site-header__nav{gap:12px}}.sidemenu{position:fixed;inset:0;z-index:100;visibility:hidden}.sidemenu.is-open{visibility:visible}.sidemenu__backdrop{position:absolute;inset:0;background:#00000080;opacity:0;transition:opacity .25s;border:0;width:100%;cursor:pointer}.sidemenu.is-open .sidemenu__backdrop{opacity:1}.sidemenu__panel{position:absolute;top:0;right:0;bottom:0;width:min(420px,100%);background:#161617;color:var(--white);padding:28px 40px 40px;overflow-y:auto;transform:translate(100%);transition:transform .3s ease}.sidemenu.is-open .sidemenu__panel{transform:none}.sidemenu__close{background:none;border:0;color:var(--white);font-size:2rem;line-height:1;cursor:pointer;float:right}.sidemenu ul{list-style:none;margin:56px 0 0;padding:0;clear:both}.sidemenu li{border-bottom:1px solid rgba(255,255,255,.12)}.sidemenu a,.sidemenu summary{display:block;padding:14px 0;text-decoration:none;letter-spacing:-.01em;font-size:1.15rem;font-weight:600;cursor:pointer}.sidemenu details ul{margin:0 0 10px 16px}.sidemenu details li{border:0}.sidemenu details a{padding:8px 0;font-size:1rem;font-weight:400;letter-spacing:0;color:var(--gray-300)}.sidemenu__contact{margin-top:32px;font-size:.9rem;color:var(--gray-300)}.sidemenu__contact a{padding:2px 0;letter-spacing:0;font-size:.9rem;font-weight:400}.page-hero{position:relative;min-height:56vh;display:flex;align-items:center;justify-content:center;text-align:center;color:var(--white);background:var(--black);padding:calc(var(--header-h) + 40px) 0 60px}.page-hero--short{min-height:44vh}.page-hero__bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.5}.page-hero h1{font-size:clamp(2.5rem,6vw,4rem)}.page-hero__inner{position:relative;z-index:1}.page-hero h1{margin-bottom:.3em}.no-hero{padding-top:var(--header-h)}.grid{display:grid;gap:20px}.grid--3{grid-template-columns:repeat(auto-fill,minmax(min(100%,320px),1fr))}.grid--4{grid-template-columns:repeat(auto-fill,minmax(min(100%,250px),1fr))}.grid--2{grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));gap:clamp(32px,5vw,72px);align-items:center}.tile{position:relative;display:block;aspect-ratio:4 / 5;overflow:hidden;color:var(--white);text-decoration:none;background:var(--black);border-radius:var(--radius);transition:transform .45s var(--ease)}.tile img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease,opacity .3s;opacity:.85}.tile:after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(0,0,0,.6),transparent 55%)}.tile:hover img{opacity:1}.tile__label{position:absolute;inset:auto 0 0;z-index:1;padding:24px;font-size:1.5rem;font-weight:600;letter-spacing:.009em;text-align:left}.prop-card{display:flex;flex-direction:column;text-decoration:none;color:var(--ink);background:var(--gray-100);border-radius:var(--radius);overflow:hidden;transition:transform .45s var(--ease)}.prop-card:hover .prop-card__title{text-decoration:underline;text-underline-offset:3px}.prop-card__media{position:relative;aspect-ratio:3 / 2;overflow:hidden;background:var(--gray-200)}.prop-card__media img{width:100%;height:100%;object-fit:cover}.prop-card__status{position:absolute;top:16px;left:16px;background:#ffffffe6;color:var(--ink);padding:5px 12px;border-radius:980px;font-size:.75rem;letter-spacing:0;text-transform:none;font-weight:600}.prop-card__body{padding:22px 26px 26px}.prop-card__price{font-size:1.5rem;font-weight:600;letter-spacing:.009em;margin:0 0 4px}.prop-card__title{font-size:1.05rem;font-weight:600;letter-spacing:-.01em;text-transform:none;margin:0 0 4px}.prop-card__addr,.prop-card__meta{margin:0;font-size:.85rem;color:var(--gray-500)}.section--dark .prop-card,.section--black .prop-card{background:#1d1d1f;color:var(--white)}.section--dark .prop-card__addr,.section--dark .prop-card__meta,.section--black .prop-card__addr,.section--black .prop-card__meta{color:#a1a1a6}.post-card{display:flex;flex-direction:column;text-decoration:none;color:inherit;transition:transform .45s var(--ease)}.post-card:hover .post-card__title{text-decoration:underline;text-underline-offset:3px}.post-card__media{aspect-ratio:16 / 10;overflow:hidden;background:var(--gray-100);border-radius:var(--radius-sm)}.post-card__media img{width:100%;height:100%;object-fit:cover}.post-card__date{font-size:.75rem;letter-spacing:0;text-transform:none;color:var(--gray-500);margin:16px 0 6px;font-weight:400}.post-card__title{font-size:1.3125rem;line-height:1.19;text-transform:none;letter-spacing:.011em;font-weight:600;margin:0 0 8px}.post-card__excerpt{font-size:.95rem;color:var(--gray-500);margin:0}.section--dark .post-card__date,.section--dark .post-card__excerpt{color:#a1a1a6}.prose{font-size:1.0625rem;line-height:1.58;overflow-wrap:break-word}.prose a{overflow-wrap:anywhere}.prose h1,.prose h2,.prose h3,.prose h4{text-transform:none;letter-spacing:.004em;font-weight:600;line-height:1.17;margin:1.8em 0 .6em}.prose h2{font-size:clamp(1.5rem,3vw,1.75rem)}.prose h3{font-size:1.3125rem}.prose a:not(.btn){color:var(--accent-dark)}.prose img{margin:1.5em auto;border-radius:var(--radius-sm)}.prose ul,.prose ol{padding-left:1.4em;margin:0 0 1.2em}.prose li{margin-bottom:.4em}.prose blockquote{border-left:3px solid var(--gray-300);margin:1.5em 0;padding:.2em 0 .2em 1.2em;color:var(--gray-700)}.prose table{width:100%;border-collapse:collapse;margin:1.5em 0;font-size:.92rem;display:block;overflow-x:auto}.prose th,.prose td{border-bottom:1px solid var(--gray-300);padding:10px 14px;text-align:left}.prose th{background:var(--gray-100);font-weight:600}.prose iframe{max-width:100%}.form{display:grid;gap:16px}.form__row{display:grid;gap:16px;grid-template-columns:repeat(auto-fit,minmax(min(100%,220px),1fr))}.form input,.form textarea,.form select{width:100%;padding:14px 16px;font:inherit;font-size:.95rem;border:1px solid #86868b;background:var(--white);color:var(--ink);border-radius:var(--radius-input)}.section--dark .form input,.section--dark .form textarea,.section--black .form input,.section--black .form textarea{background:transparent;color:var(--white);border-color:#fff6}.form input:focus,.form textarea:focus,.form select:focus{outline:4px solid rgba(240,84,39,.3);outline-offset:0;border-color:var(--accent)}.form__consent{display:flex;gap:10px;font-size:.72rem;line-height:1.5;color:var(--gray-500);text-align:left}.section--dark .form__consent,.section--black .form__consent{color:var(--gray-300)}.form__consent input{width:auto;margin-top:3px}.form__status{font-size:.9rem;min-height:1.4em;margin:0}.site-footer{background:#fff;border-top:1px solid var(--gray-200);color:var(--ink);padding:48px 0 28px;font-size:.875rem}.site-footer h3{font-size:1.5rem}.site-footer__grid{display:grid;gap:28px;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));margin:28px 0 40px}.site-footer__label{text-transform:none;letter-spacing:0;font-size:.75rem;font-weight:600;color:var(--ink);margin:0 0 6px}.site-footer__grid p{margin:0;font-size:.9rem}.site-footer a{text-decoration:none}.site-footer a:hover{text-decoration:underline}.site-footer__legal{display:flex;flex-wrap:wrap;align-items:center;gap:24px;border-top:1px solid var(--gray-300);padding-top:24px;font-size:.75rem;color:var(--gray-500)}.site-footer__legal img{height:44px;width:auto}.social-follow{display:flex;flex-wrap:wrap;align-items:center;gap:12px 24px;margin:0 0 28px}.social-follow__label{margin:0;font-size:1.0625rem;font-weight:600;color:var(--ink)}.social-follow__list{display:flex;flex-wrap:wrap;gap:10px;list-style:none;margin:0;padding:0}.social-follow__list a{display:inline-flex;align-items:center;gap:8px;min-height:44px;padding:0 16px;border:1px solid var(--gray-300);border-radius:980px;background:var(--white);color:var(--ink);font-size:.9rem;font-weight:500;text-decoration:none;transition:border-color .2s,color .2s}.social-follow__list a:hover{border-color:var(--ink);color:var(--ink)}.social-follow__list svg{width:18px;height:18px;fill:currentColor;flex-shrink:0}.mobile-contact{display:none}@media(max-width:700px){.mobile-contact{display:grid;grid-template-columns:1fr 1fr;position:fixed;inset:auto 0 0;z-index:40;background:#161617e6;-webkit-backdrop-filter:saturate(180%) blur(20px);backdrop-filter:saturate(180%) blur(20px)}.mobile-contact a{color:var(--white);text-align:center;padding:14px;text-decoration:none;font-weight:600;font-size:.9375rem}.mobile-contact a+a{color:var(--white)}.mobile-contact a+a{background:var(--accent)}body{padding-bottom:48px}}.carousel{display:grid;grid-auto-flow:column;grid-auto-columns:min(100%,380px);gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:12px;scrollbar-width:thin}.carousel>*{scroll-snap-align:start}.carousel-nav{display:flex;gap:10px}.carousel-nav button{width:44px;height:44px;border-radius:50%;border:1px solid currentColor;background:transparent;color:inherit;cursor:pointer}.carousel-nav button{border-color:transparent;background:#d2d2d7a3;color:var(--ink)}.carousel-nav button:hover{background:#dfdfe3b3;color:var(--black)}.section--dark .carousel-nav button,.section--black .carousel-nav button{background:#424245b8;color:var(--white)}.section-head{display:flex;justify-content:space-between;align-items:end;gap:20px;flex-wrap:wrap;margin-bottom:36px}.section-head h2{margin:0}.visually-hidden{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}:focus-visible{outline:2px solid var(--accent);outline-offset:2px}main p a:not([class]),main li a:not([class]),.prose a{color:var(--accent-dark);text-decoration:none}main p a:not([class]):hover,main li a:not([class]):hover,.prose a:hover{text-decoration:underline}.section--dark p a:not([class]),.section--black p a:not([class]),.section--dark .prose a{color:var(--accent)}:root{--serif: "Playfair Display", "Iowan Old Style", Georgia, serif;--gray-100: #f5f3ef;--gray-200: #e7e3dc;--radius: 10px;--radius-sm: 8px}h1,h2,h3,.h1,.h2,.h3{font-family:var(--serif);font-weight:500;letter-spacing:0}:root{--ac-ease: cubic-bezier(.76, 0, .24, 1)}.sidemenu{visibility:hidden;transition:visibility 0s .85s}.sidemenu.is-open{visibility:visible;transition:none}.sidemenu__backdrop{position:absolute;inset:0 auto 0 0;border:0;cursor:pointer;width:32%;opacity:1;background:#222 url(/img/properties/6815df4f5f0d.webp) center / cover no-repeat;transform:translateY(-100%);transition:transform .6s var(--ac-ease)}.sidemenu__panel{position:absolute;overflow-y:auto;color:var(--white);inset:0 0 0 32%;width:auto;padding:40px 0 48px;background:#000;transform:translateY(-100%);transition:transform .85s var(--ac-ease)}.sidemenu.is-open :is(.sidemenu__backdrop,.sidemenu__panel){transform:none}.sidemenu__close{background:none;border:0;color:var(--white);line-height:1;cursor:pointer;float:right;display:flex;align-items:center;gap:14px;margin-right:clamp(24px,6vw,80px);font-size:34px;font-weight:300}.sidemenu__close:before{content:"Close menu";font-family:var(--font);font-size:15px;font-weight:400}.sidemenu__close:hover{color:var(--accent)}.sidemenu__panel>ul{margin-top:64px}.sidemenu__panel>ul>li{padding-inline:clamp(24px,6vw,64px);border-color:#ffffff24;opacity:0;transform:translateY(24px);transition:transform .55s var(--ac-ease),opacity .55s ease-in-out}.sidemenu.is-open .sidemenu__panel>ul>li{opacity:1;transform:none}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(1){transition-delay:.45s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(2){transition-delay:.51s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(3){transition-delay:.57s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(4){transition-delay:.63s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(5){transition-delay:.69s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(6){transition-delay:.75s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(7){transition-delay:.81s}.sidemenu.is-open .sidemenu__panel>ul>li:nth-child(n+8){transition-delay:.87s}.sidemenu__panel>ul>li>a,.sidemenu__panel>ul>li>details>summary{padding:20px 0;font-family:var(--serif);font-size:clamp(22px,2.2vw,28px);font-weight:500;letter-spacing:0}.sidemenu details a{font-family:var(--font);color:#bbb}.sidemenu a:hover,.sidemenu summary:hover{color:var(--accent)}.sidemenu__contact{padding-inline:clamp(24px,6vw,64px);opacity:0;transition:opacity .5s}.sidemenu.is-open .sidemenu__contact{opacity:1;transition-delay:.9s}.sidemenu__item{display:flex;flex-direction:column;gap:4px}.sidemenu__item small{font-family:var(--font);font-size:13px;font-weight:400;line-height:1.35;color:#9a9a9a;letter-spacing:0}.sidemenu a:hover .sidemenu__item small,.sidemenu summary:hover .sidemenu__item small{color:#bbb}.sidemenu__panel>ul>li>a,.sidemenu__panel>ul>li>details>summary{padding-block:16px}.sidemenu .sidemenu__cta{display:inline-block;margin:28px clamp(24px,6vw,64px) 0;padding:12px 22px;letter-spacing:0;border-radius:999px;background:var(--accent);color:#000!important;font-family:var(--font);font-size:15px;font-weight:600;text-decoration:none;opacity:0;transition:opacity .5s}.sidemenu .sidemenu__cta:hover{background:var(--accent-hover);color:#000}.sidemenu.is-open .sidemenu__cta{opacity:1;transition-delay:.9s}.sidemenu__label{display:inline-flex;align-items:center;gap:12px}.sidemenu summary .sidemenu__label:after{content:"";width:8px;height:8px;margin-top:-4px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(45deg);transition:transform .3s}.sidemenu details[open] summary .sidemenu__label:after{margin-top:4px;transform:rotate(-135deg)}@media(max-width:700px){.sidemenu__backdrop{width:100%;height:14vh}.sidemenu__panel{left:0;top:14vh;padding-top:12px}.sidemenu__panel>ul{margin-top:0}.sidemenu__panel>ul>li>a,.sidemenu__panel>ul>li>details>summary{padding-block:13px;font-size:22px}}@media(prefers-reduced-motion:reduce){:is(.sidemenu__backdrop,.sidemenu__panel,.sidemenu__panel>ul>li,.sidemenu__contact,.sidemenu__cta){transition:none!important}}.sidemenu summary{display:flex;align-items:center;gap:12px;list-style:none}.sidemenu summary::-webkit-details-marker{display:none}.sidemenu details ul{margin:-6px 0 16px}