*,*::before,*::after{box-sizing:border-box}
:root{--ink:#111;--navy:#2c4b61;--blue:#2a6df4;--text:#6f6f6f;--bg:#f8f8f8;--band:#f1f1f1;--line:#e4e4e4}
html{scroll-behavior:smooth}
body{margin:0;font-family:Roboto,"Helvetica Neue",Arial,sans-serif;font-size:15px;line-height:1.75;color:var(--text);background:var(--bg);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--navy)}
h1,h2,h3,h4{color:var(--ink);font-weight:700;line-height:1.08;letter-spacing:-.02em;margin:0 0 .5em}
h1{font-size:clamp(38px,6.4vw,72px)}
h2{font-size:clamp(30px,4.2vw,50px)}
h3{font-size:22px;letter-spacing:-.01em;line-height:1.2}
p{margin:0 0 1.1em}
.wrap{width:min(1140px,100% - 40px);margin-inline:auto}
.section{padding:96px 0}
.center{text-align:center}
.eyebrow{display:block;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--navy);margin-bottom:14px;font-weight:500}
.dark .eyebrow{color:#fff}
.lead{max-width:760px;margin-inline:auto}
.btn{display:inline-block;background:var(--ink);color:#fff;text-decoration:none;padding:14px 30px;font:500 14px/1.2 Roboto,sans-serif;border:0;cursor:pointer;transition:background .25s,transform .25s}
.btn:hover{background:var(--navy);transform:translateY(-2px)}
.btn.blue{background:var(--blue);border-radius:4px;padding:16px 60px}
.btn.blue:hover{background:#1b55cf}
.btn.line{background:transparent;border:1px solid rgba(255,255,255,.35)}
.btn.line:hover{background:#fff;color:var(--ink)}
:focus-visible{outline:2px solid var(--blue);outline-offset:3px}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(17,17,17,.94);backdrop-filter:blur(8px)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;min-height:84px}
.brand img{height:54px;width:auto}
.nav{display:flex;gap:30px;list-style:none;margin:0;padding:0;align-items:center}
.nav a,.nav button{color:#fff;text-decoration:none;font:400 14px Roboto,sans-serif;opacity:.82;background:none;border:0;cursor:pointer;padding:8px 0}
.nav a:hover,.nav button:hover,.nav a[aria-current]{opacity:1}
.nav a[aria-current]{box-shadow:0 2px 0 #fff}
.has-sub{position:relative}
.sub{position:absolute;right:0;top:100%;background:#fff;list-style:none;margin:0;padding:8px 0;min-width:210px;box-shadow:0 18px 40px rgba(0,0,0,.18);opacity:0;visibility:hidden;transform:translateY(6px);transition:.2s}
.has-sub:hover .sub,.has-sub:focus-within .sub{opacity:1;visibility:visible;transform:none}
.sub a{display:block;color:var(--ink);padding:9px 20px;opacity:1}
.sub a:hover{background:var(--band)}
.menu-btn{display:none;background:none;border:0;color:#fff;width:44px;height:44px;cursor:pointer}
.menu-btn span,.menu-btn span::before,.menu-btn span::after{display:block;width:24px;height:2px;background:#fff;position:relative;margin:auto;content:""}
.menu-btn span::before{position:absolute;top:-7px}.menu-btn span::after{position:absolute;top:7px}

/* hero */
.hero{position:relative;background:var(--ink);color:#fff;text-align:center;overflow:hidden}
.hero-bg{position:absolute;inset:0;background:center/cover no-repeat;opacity:.32}
.hero .wrap{position:relative;padding:150px 0 170px}
.hero.small .wrap{padding:54px 0 58px}
.hero.overlap .wrap{padding-bottom:260px}
.hero h1{color:#fff;margin-bottom:.35em}
.hero p{color:#fff;max-width:720px;margin:0 auto 34px;font-size:16px}
.hero .mark{height:120px;width:auto;margin:0 auto 46px;opacity:.95}

/* layout */
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split img{width:100%;box-shadow:0 30px 60px rgba(0,0,0,.18)}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.dark{background:var(--ink);color:#fff}
.dark h2,.dark h3.on-dark{color:#fff}
.dark .lead{color:#fff}
.band{background:var(--band)}

/* cards */
.card{background:#fff;color:var(--text);padding:46px 40px;text-align:center;box-shadow:0 20px 20px rgba(0,0,0,.1);transition:transform .3s,box-shadow .3s;display:flex;flex-direction:column}
.card:hover{transform:translateY(-8px);box-shadow:0 30px 40px rgba(0,0,0,.16)}
.card .ico{color:var(--navy);margin:0 auto 18px}
.card p{flex:1}
.card .btn{align-self:center}
.services{padding:110px 0 0}
.services .grid3{margin-top:44px;margin-bottom:-90px;position:relative;z-index:2}
.after-services{padding-top:150px}
.ico{width:40px;height:40px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}

/* stats */
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;text-align:center;padding:44px 0}
.stat b{display:block;font-size:clamp(44px,6vw,68px);font-weight:700;color:#6e6e6e;line-height:1;letter-spacing:-.03em}
.stat span{font-size:17px}

/* features */
.features{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.feature{background:#fff;padding:26px;display:grid;grid-template-columns:44px 1fr;gap:16px}
.feature .ico{color:var(--navy)}
.feature h3{font-size:19px;margin-bottom:8px}
.feature p{margin:0;font-size:14px}
.features .feature:nth-child(even){transform:translateY(22px)}

/* testimonials */
.quotes{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:26px;align-items:start}
.quote{background:#fff;padding:34px 30px;box-shadow:0 20px 20px rgba(0,0,0,.08);margin:0}
.quote .stars{color:var(--navy);letter-spacing:4px;font-size:16px;margin-bottom:14px}
.quote p{margin:0 0 16px}
.quote cite{font-style:normal;font-weight:700;color:var(--ink);font-size:16px}
.row-head{display:flex;justify-content:space-between;align-items:end;gap:20px;margin-bottom:40px}

/* listings */
.listing{background:#fff;border:6px solid #fff;box-shadow:0 2px 14px rgba(0,0,0,.07);display:flex;flex-direction:column;transition:transform .3s,box-shadow .3s}
.listing:hover{transform:translateY(-6px);box-shadow:0 22px 40px rgba(0,0,0,.14)}
.listing .ph{position:relative;aspect-ratio:4/3;overflow:hidden;background:#ddd}
.listing .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.listing:hover .ph img{transform:scale(1.05)}
.listing .ph::after{content:"";position:absolute;inset:50% 0 0;background:linear-gradient(transparent,rgba(0,0,0,.65))}
.tags{position:absolute;top:12px;right:12px;display:flex;gap:4px;z-index:1}
.tag{background:rgba(0,0,0,.62);color:#fff;font-size:10px;letter-spacing:.08em;text-transform:uppercase;padding:3px 8px;font-weight:500}
.tag.avail{background:var(--blue)}
.price{position:absolute;left:16px;bottom:12px;color:#fff;font-size:20px;font-weight:700;z-index:1}
.price small{font-weight:400;font-size:12px;opacity:.85}
.listing .info{padding:18px 14px 14px}
.listing h3{font-size:16px;margin:0 0 2px}
.listing .addr{font-size:12.5px;margin:0 0 4px}
.listing .blurb{font-size:13px;margin:0 0 12px;color:var(--ink)}
.specs{display:flex;gap:0;list-style:none;margin:0;padding:0}
.specs li{padding:0 14px;border-left:1px solid var(--line);font-size:11px;line-height:1.3}
.specs li:first-child{padding-left:0;border:0}
.specs b{display:block;font-size:17px;font-weight:500;color:var(--ink)}
.carousel{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 48px)/3);gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:10px 4px 30px;margin:0 -4px}
.carousel::-webkit-scrollbar{display:none}
.carousel>*{scroll-snap-align:start}
.car-nav{display:flex;justify-content:flex-end;gap:6px;margin-bottom:8px}
.car-nav button{background:var(--ink);color:#fff;border:0;font:500 12px Roboto,sans-serif;padding:8px 14px;cursor:pointer}
.car-nav button:hover{background:var(--navy)}
.filters{display:flex;gap:8px;justify-content:center;margin-bottom:40px;flex-wrap:wrap}
.filters button{background:#fff;border:1px solid var(--line);padding:10px 22px;font:500 13px Roboto,sans-serif;cursor:pointer;color:var(--ink)}
.filters button[aria-pressed=true]{background:var(--ink);color:#fff;border-color:var(--ink)}
[hidden]{display:none!important}

/* PM page */
.overlap-card{display:grid;grid-template-columns:1.5fr 1fr;background:#fff;box-shadow:0 20px 40px rgba(0,0,0,.12);margin-top:-200px;position:relative}
.overlap-card .txt{padding:52px 46px}
.overlap-card .txt p{font-size:14px}
.overlap-card img{width:100%;height:100%;object-fit:cover}
.checks{display:grid;grid-template-columns:repeat(3,1fr);gap:44px 30px;max-width:900px;margin:44px auto 0}
.checks h3{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--navy);font-weight:500;text-align:center;margin-bottom:12px}
.checks ul{list-style:none;margin:0;padding:0 0 0 22px}
.checks li{position:relative;padding-left:24px;margin:4px 0}
.checks li::before{content:"";position:absolute;left:0;top:.55em;width:11px;height:6px;border:solid var(--navy);border-width:0 0 2.5px 2.5px;transform:rotate(-45deg)}

/* people */
.people{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.person{position:relative;display:block;overflow:hidden;color:#fff;text-decoration:none;aspect-ratio:4/3;background:#222}
.person img{width:100%;height:100%;object-fit:cover;object-position:center 20%;transition:transform .6s}
.person:hover img{transform:scale(1.04)}
.person span{position:absolute;inset:auto 0 0;padding:60px 26px 22px;background:linear-gradient(transparent,rgba(0,0,0,.8));font-size:22px;font-weight:700}
.person small{display:block;font-size:12px;font-weight:400;letter-spacing:.15em;text-transform:uppercase;opacity:.8}

/* cta + footer */
.cta{background:#151515 linear-gradient(120deg,#111 30%,#232323);color:#fff;padding:110px 0}
.cta h2{color:#fff;max-width:440px}
.site-footer{background:#111 linear-gradient(135deg,#111 40%,#2a2a2a);color:#b9b9b9;padding:90px 0 40px;font-size:13.5px}
.site-footer .top{display:flex;justify-content:space-between;align-items:end;gap:40px;flex-wrap:wrap}
.site-footer .logo{height:150px;width:auto;margin-bottom:34px}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{display:flex;gap:10px;align-items:flex-start;margin:6px 0}
.site-footer a{color:inherit;text-decoration:none}
.site-footer a:hover{color:#fff}
.site-footer .ico{width:15px;height:15px;margin-top:5px;flex:none}
.site-footer .cb{width:300px;max-width:100%}
.site-footer .bottom{border-top:1px solid rgba(255,255,255,.12);margin-top:26px;padding-top:20px}

/* forms */
form.form{display:grid;grid-template-columns:1fr 1fr;gap:16px;background:#fff;padding:40px;box-shadow:0 20px 40px rgba(0,0,0,.08)}
.form label{display:grid;gap:6px;font-size:13px;color:var(--ink);font-weight:500}
.form .full{grid-column:1/-1}
.form input,.form select,.form textarea{font:400 15px Roboto,sans-serif;padding:12px 14px;border:1px solid #cfcfcf;background:#fff;color:var(--ink);width:100%;border-radius:0}
.form .hp{position:absolute;left:-9999px}
.form .msg{grid-column:1/-1;margin:0;min-height:1.5em}
.contact-list{list-style:none;padding:0;margin:26px 0}
.contact-list li{margin:10px 0;font-size:16px}
.contact-list b{display:block;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--navy);font-weight:500}

/* reveal */
.js .rv{opacity:0;transform:translateY(22px);transition:opacity .7s,transform .7s}
.js .rv.in{opacity:1;transform:none}
.features .feature.rv.in:nth-child(even){transform:translateY(22px)}
@media (prefers-reduced-motion:reduce){.js .rv{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

@media (max-width:900px){
 .section{padding:68px 0}
 .split,.overlap-card,.people{grid-template-columns:1fr}
 .split{gap:36px}
 .grid3{grid-template-columns:1fr}
 .checks{grid-template-columns:1fr 1fr}
 .carousel{grid-auto-columns:78%}
 .menu-btn{display:block}
 .nav{display:none;position:absolute;left:0;right:0;top:100%;background:#111;flex-direction:column;align-items:stretch;gap:0;padding:10px 20px 20px}
 .nav.open{display:flex}
 .nav a,.nav button{display:block;padding:12px 0;text-align:left;width:100%}
 .sub{position:static;opacity:1;visibility:visible;transform:none;background:none;box-shadow:none;padding:0 0 0 16px}
 .sub a{color:#fff;opacity:.82;padding:10px 0}
 .sub a:hover{background:none}
 .hero .wrap{padding:100px 0 110px}
 .features .feature:nth-child(even),.features .feature.rv.in:nth-child(even){transform:none}
 form.form{grid-template-columns:1fr;padding:26px}
 .btn.blue{padding:16px 40px}
 .row-head{flex-direction:column;align-items:flex-start}
}
@media (max-width:560px){.features,.checks,.stats{grid-template-columns:1fr}.checks ul{padding-left:0}.carousel{grid-auto-columns:88%}}