@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400;1,500&family=Manrope:wght@400;500;600;700&display=swap');
:root{--blue:#0122f4;--navy:#091b39;--ink:#14213a;--muted:#617087;--light:#f3f6fa;--line:#d6deea;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Manrope',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:24px}body{margin:0;font:400 16px/1.8 var(--sans);color:var(--ink);background:white;-webkit-font-smoothing:antialiased}a{text-decoration:none;color:inherit}button{font:inherit}img{max-width:100%;display:block}p,h1,h2,h3{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.04}em{font-weight:400}a:focus-visible,button:focus-visible{outline:2px solid var(--blue);outline-offset:5px}.skip{position:fixed;z-index:100;top:10px;left:10px;transform:translateY(-200%);background:white;padding:12px}.skip:focus{transform:translateY(0)}.header{display:flex;align-items:center;justify-content:space-between;gap:30px;padding:8px 5%;background:white;position:relative;z-index:10}.brand{flex-shrink:0}.logo-crop{display:block;position:relative;width:150px;height:116px;overflow:hidden}.logo-crop img{position:absolute;max-width:none;width:230px;left:-43px;top:-184px}.desktop-nav{display:flex;gap:33px;font-size:14px}.desktop-nav a{border-bottom:1px solid transparent;padding:8px 0;transition:border-color .2s}.desktop-nav a:hover{border-color:var(--blue)}.header-contact{font-size:13px;border-bottom:1px solid var(--blue);padding:8px 0;color:var(--blue)}.header-contact span{font-size:20px;margin-left:15px}.menu-toggle{display:none}.mobile-nav[hidden]{display:none}.hero{position:relative;min-height:675px;height:calc(100svh - 132px);max-height:1000px;display:flex;align-items:center;text-align:center;color:white;background:var(--navy);overflow:hidden}.hero-image{position:absolute;width:100%;height:100%;object-fit:cover;object-position:50% 60%}.hero-shade{position:absolute;inset:0;background:linear-gradient(0deg,#03172ebd,transparent 60%),linear-gradient(90deg,#08254260,#0825424d)}.hero-content{position:relative;width:100%;padding:70px 7% 100px}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font:600 12px/1.7 var(--sans)}.hero h1{font-size:clamp(65px,6.7vw,108px);letter-spacing:-.015em;margin:24px 0}.hero h1 em{font-weight:400}.hero-content>p:last-of-type{font-size:16px}.hero-actions{display:flex;gap:15px;justify-content:center;flex-wrap:wrap;margin-top:37px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:29px;padding:16px 24px;font-size:12px;letter-spacing:.09em;text-transform:uppercase;font-weight:600;transition:background .2s,color .2s,border-color .2s}.button span{font-size:21px;line-height:1}.white{background:white;color:var(--ink);border:1px solid white}.white:hover{background:#e6edff}.outline{border:1px solid #ffffffb5;color:white}.outline:hover{background:white;color:var(--navy)}.hero-bottom{position:absolute;bottom:26px;left:5%;right:5%;border-top:1px solid #ffffff60;display:flex;justify-content:space-between;gap:20px;padding-top:21px;text-transform:uppercase;letter-spacing:.1em;font-size:11px}.hero-bottom a span{margin-left:18px}.section{padding:105px 8%}.blue-text{color:var(--blue)}h2{font-size:clamp(44px,4.8vw,73px);line-height:1.05;letter-spacing:-.02em}.intro>.eyebrow{margin-bottom:30px}.intro-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:80px;align-items:start}.intro-grid>div{color:var(--muted)}.intro-grid>div p+p{margin-top:21px}.intro h2 em{color:#44648e}.leasing{background:var(--light)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:70px}.section-heading .eyebrow{margin-bottom:24px}.section-heading>p{max-width:325px;color:var(--muted)}.property-types{display:flex;gap:40px;margin-top:40px;border-bottom:1px solid var(--line);padding-bottom:30px;font-family:var(--serif);font-size:25px}.property-types span+span{position:relative}.property-types span+span:before{content:'·';position:absolute;left:-25px;color:var(--blue)}.markets{padding-top:38px}.market-heading{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-bottom:27px}.market-heading>span{font-size:12px;color:var(--muted)}.market-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.market-card{background:white;border-top:2px solid var(--blue);padding:31px 30px 25px;display:flex;flex-direction:column;align-items:start}.market-number{font-size:12px;color:var(--blue);letter-spacing:.15em;margin-bottom:30px}.market-card h3{font-size:38px;margin-bottom:12px}.market-card>p:first-of-type{font-size:12px;color:#4c6384;min-height:44px}.market-description{font-size:14px;color:var(--muted);margin:20px 0 30px}.market-card>a{display:flex;justify-content:space-between;width:100%;margin-top:auto;padding-top:16px;border-top:1px solid var(--line);font-size:13px}.market-card>a:hover{color:var(--blue)}.market-card>a span{font-size:22px}.sales{display:grid;grid-template-columns:1fr 1fr;background:var(--navy);color:white;min-height:740px}.sales-image{position:relative;min-height:650px;overflow:hidden;background:#647e96}.sales-image img{position:absolute;width:100%;height:100%;object-fit:cover}.sales-image:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(0deg,#04112485,transparent)}.image-caption{position:absolute;z-index:1;bottom:25px;left:35px;right:35px;font-size:11px;letter-spacing:.11em;text-transform:uppercase;color:white}.sales-content{padding:85px 12% 55px}.sales-content>.eyebrow{color:#bbc8e6;margin-bottom:26px}.sales-content h2{font-size:clamp(68px,6.2vw,96px)}.sales-subtitle{color:white!important;font-size:18px!important;line-height:1.6;margin-top:28px!important}.sales-content>p:not(.eyebrow){font-size:14px;color:#bdc8dd;margin-top:21px}.sales-content>.button{margin-top:30px;padding-left:18px;padding-right:18px}.sales-footnote{display:flex;flex-wrap:wrap;gap:17px;border-top:1px solid #ffffff35;margin-top:38px;padding-top:23px;font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:#b9c7df}.contact{text-align:center;background:white}.contact h2{margin:22px 0;font-size:clamp(52px,5.5vw,85px)}.contact>p:not(.eyebrow){color:var(--muted)}.contact-actions{display:flex;flex-wrap:wrap;justify-content:center;gap:15px;margin:33px 0 23px}.solid{color:white;background:var(--blue);border:1px solid var(--blue)}.solid:hover{background:#071bbc}.dark-outline{border:1px solid var(--ink)}.dark-outline:hover{background:var(--ink);color:white}.email{font-size:14px;color:var(--muted);overflow-wrap:anywhere}.email:hover{color:var(--blue)}.footer{background:#f1f4f8;padding:60px 8% 24px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:35px;padding-bottom:48px}.footer-brand{font-family:Georgia,serif;font-size:46px;line-height:1.2}.footer-brand span{display:block;font-family:var(--sans);font-size:11px;letter-spacing:.38em;text-transform:uppercase;margin-top:12px}.footer-top>div p{font-size:12px;color:var(--muted)}.footer-top>div .footer-label{color:var(--ink);text-transform:uppercase;font-size:11px;letter-spacing:.1em;margin-bottom:10px}.footer-bottom{border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:25px;padding-top:22px;font-size:11px;color:var(--muted)}
@media(min-width:1700px){.section{padding-left:max(8%,calc((100vw - 1450px)/2));padding-right:max(8%,calc((100vw - 1450px)/2))}}
@media(max-width:1100px){.header{gap:22px}.desktop-nav{gap:19px;font-size:12px}.header-contact{font-size:12px}.intro-grid{gap:45px}.section{padding:80px 6%}.section-heading{gap:40px}.market-grid{gap:15px}.market-card{padding:27px 20px}.market-card h3{font-size:32px}.sales-content{padding:65px 10% 45px}.footer-top{gap:25px;flex-wrap:wrap}.footer-brand{flex-basis:100%}.footer-bottom{flex-wrap:wrap}}
@media(max-width:760px){.header{padding:4px 6%;min-height:100px}.logo-crop{width:123px;height:96px}.logo-crop img{width:190px;top:-151px;left:-36px}.desktop-nav,.header-contact{display:none}.menu-toggle{display:flex;gap:13px;align-items:center;padding:14px 0;border:0;background:white;color:var(--ink);font-size:14px;cursor:pointer}.menu-toggle span{font-size:19px}.mobile-nav{position:absolute;left:0;right:0;top:100%;background:white;padding:10px 6% 25px;box-shadow:0 15px 25px #14213a20}.mobile-nav a{display:block;padding:13px 0;border-bottom:1px solid var(--line)}.hero{min-height:660px;height:calc(95svh - 104px)}.hero-content{padding:60px 6% 100px}.hero h1{font-size:clamp(51px,10.3vw,75px);margin:25px 0;line-height:1.09}.hero-content>.eyebrow{font-size:10px;letter-spacing:.13em}.hero-content>p:last-of-type{font-size:14px;max-width:280px;margin:0 auto}.hero-actions{flex-direction:column;align-items:center;margin-top:28px;gap:12px}.hero-actions .button{width:265px;min-height:53px}.hero-image{object-position:60% center}.hero-shade{background:linear-gradient(0deg,#03172ec7,#0825426a)}.hero-bottom{font-size:9px;letter-spacing:.08em;text-align:left;bottom:20px;align-items:center}.hero-bottom>span{max-width:140px}.hero-bottom a span{margin-left:9px}.section{padding:65px 7%}h2{font-size:47px}.intro-grid{grid-template-columns:1fr;gap:27px}.intro>.eyebrow{margin-bottom:24px}.section-heading{display:block}.section-heading>p{margin-top:26px;max-width:none}.property-types{gap:25px;font-size:20px;flex-wrap:wrap;margin-top:28px;padding-bottom:23px}.property-types span+span:before{left:-16px}.market-heading{display:block}.market-heading>span{display:block;margin-top:8px}.market-grid{grid-template-columns:1fr;gap:19px}.market-card{padding:27px}.market-number{margin-bottom:20px}.market-card h3{font-size:38px}.market-card>p:first-of-type{min-height:0}.market-description{margin:18px 0 23px}.sales{grid-template-columns:1fr}.sales-image{min-height:470px}.sales-content{padding:60px 7% 43px}.sales-content h2{font-size:76px}.sales-content>.button{width:100%;max-width:330px}.sales-footnote{gap:20px}.contact h2{font-size:55px}.contact-actions{flex-direction:column;align-items:center}.contact-actions .button{width:270px}.desktop-break{display:none}.email{font-size:13px}.footer{padding:45px 7% 25px}.footer-top{align-items:flex-start;gap:26px}.footer-brand{font-size:42px}.footer-top>div{flex-basis:calc(50% - 15px)}.footer-bottom{display:flex;flex-direction:column;gap:14px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}

.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:1}.hero-video.has-error{opacity:0}.video-toggle{position:absolute;right:5%;bottom:95px;z-index:2;padding:8px 14px;background:#091b3999;color:white;border:1px solid #ffffff90;font-size:14px;cursor:pointer}.video-toggle[hidden]{display:none}.video-toggle:hover{background:#091b39}.video-toggle:focus-visible{outline-color:white}.button{justify-content:center}@media(max-width:760px){.video-toggle{bottom:100px;right:6%;font-size:14px}}

.header-actions{display:flex;flex-direction:column;align-items:flex-end;gap:4px;flex-shrink:0}.header-phone{font-size:22px;font-weight:700;color:#000;white-space:nowrap}.header-contact{font-size:14px;padding:3px 0}.contact-form{max-width:800px;margin:38px auto 28px;padding:36px;background:var(--light);border-top:2px solid var(--blue);text-align:left}.contact-form h3{font-size:38px;margin-bottom:26px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}.form-field{display:flex;flex-direction:column;gap:8px;min-width:0}.form-field label{font-size:14px;font-weight:600}.form-field label span{font-weight:400;color:var(--muted)}.form-field input,.form-field select,.form-field textarea{width:100%;min-width:0;border:1px solid #9baac0;background:white;border-radius:0;padding:12px 14px;color:var(--ink);font:inherit;font-size:16px;line-height:1.5}.form-field textarea{resize:vertical}.form-field input:focus-visible,.form-field select:focus-visible,.form-field textarea:focus-visible{outline:2px solid var(--blue);outline-offset:2px}.form-wide{grid-column:1/-1}.form-note,.form-status{font-size:14px;color:#4d5c72;margin-top:20px;line-height:1.7}.contact-form .button{display:flex;width:fit-content;max-width:100%;margin:18px auto 0;font-size:14px;cursor:pointer}.form-status:empty{display:none}.contact-direct{margin:12px 0}.contact-direct a{color:var(--blue);white-space:nowrap}.email{font-size:14px}
@media(max-width:760px){.header{display:grid;grid-template-columns:minmax(100px,1fr) auto;gap:0 12px}.brand{grid-row:1/3}.header-actions{grid-column:2;grid-row:1;align-self:end;padding-top:8px}.header-contact{display:inline-block;font-size:14px}.menu-toggle{grid-column:2;justify-self:end;padding:4px 0 10px}.header-phone{font-size:19px}.contact-form{padding:24px 18px}.form-grid{grid-template-columns:1fr;gap:18px}.contact-form .button{width:fit-content}}

@media(min-width:761px) and (max-width:1050px){.desktop-nav{display:none}.header{flex-wrap:wrap;gap:8px 22px}.header-actions{margin-left:auto}.menu-toggle{display:flex;align-items:center;gap:12px;border:0;background:white;color:var(--ink);padding:12px 0;cursor:pointer}.mobile-nav{position:absolute;left:0;right:0;top:100%;background:white;padding:10px 5% 25px;box-shadow:0 15px 25px #14213a20}.mobile-nav a{display:block;padding:13px 0;border-bottom:1px solid var(--line)}}

/* Let the live waterfront film carry through the full first viewport. */
.header{position:absolute;top:0;left:0;right:0;z-index:20;background:linear-gradient(180deg,rgba(3,17,36,.68) 0%,rgba(3,17,36,.24) 62%,transparent 100%);color:#fff}
.desktop-nav a{color:#fff;text-shadow:0 1px 18px rgba(0,0,0,.45)}
.desktop-nav a:hover{border-color:#fff}
.header-phone{color:#fff;text-shadow:0 1px 18px rgba(0,0,0,.55)}
.hero{min-height:675px;height:100svh;max-height:1000px}
.header a:focus-visible,.header button:focus-visible{outline-color:#fff}
.logo-crop{width:158px;height:136px}
.logo-crop img{position:static;width:100%;height:100%;object-fit:contain;mix-blend-mode:normal}
@media(max-width:1050px){
  .menu-toggle{background:transparent;color:#fff;text-shadow:0 1px 18px rgba(0,0,0,.55)}
  .mobile-nav{background:rgba(3,17,36,.94);color:#fff;box-shadow:0 18px 30px rgba(0,0,0,.24);backdrop-filter:blur(12px)}
  .mobile-nav a{border-bottom-color:rgba(255,255,255,.22)}
}
@media(max-width:760px){.hero{min-height:660px;height:100svh}.logo-crop{width:126px;height:108px}}

/* The bottom-right button is the sole video control, including on iOS. */
.hero-video{pointer-events:none}
.hero-video::-webkit-media-controls,
.hero-video::-webkit-media-controls-panel,
.hero-video::-webkit-media-controls-start-playback-button,
.hero-video::-webkit-media-controls-overlay-play-button{display:none!important;-webkit-appearance:none}
.hero-video.autoplay-blocked{opacity:0}