/* Hightower Asset Management: site styles
   Modern, sharp, crisp, never artistic.
   Evergreen is the one deep colour, used as a field, with white, mist and stone around it.
   One family, Mona Sans: wide for display, normal width for text. Montserrat appears only inside the logo. No italics.
   The owners page photo is the one element that crosses a section boundary. */

@font-face {
  font-family: "Mona Sans";
  src: url("/assets/fonts/mona-sans.woff2") format("woff2");
  font-weight: 400 700;
  font-stretch: 75% 125%;
  font-style: normal;
  font-display: swap;
}

:root {
  --green: #14352b;
  --green-deep: #0e271f;
  --green-line: rgba(255, 255, 255, 0.22);
  --ink: #16211c;
  --text-2: #4d5d55;
  --white: #fff;
  --stone: #f0f2f1;
  --mist: #dde6e0;
  --celadon: #a9c7b8;
  --copper: #e38a4c; /* taken from the hero's mountains; used only for the active point on the map */
  --rule: #d5dad7;
  --control: #748277;
  --on-dark: #fff;
  --on-dark-2: rgba(255, 255, 255, 0.76);

  --font: "Mona Sans", "Helvetica Neue", Arial, sans-serif;
  --gutter: clamp(16px, 4.4vw, 64px);
  --max: 1440px;
  --space-major: clamp(64px, 8vw, 112px);
  --space: clamp(56px, 6.6vw, 96px);
  --space-minor: clamp(40px, 4.4vw, 64px);
  --header-h: 80px;
  --edge: max(var(--gutter), calc((100vw - var(--max)) / 2 + var(--gutter))); /* distance from content to the screen edge */
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: 104px; }
body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: var(--font);
  font-size: 17px;
  line-height: 27px;
  font-weight: 400;
  font-synthesis: none;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
html.menu-open { overflow: hidden; } /* on html only: locking body as well unpins the sticky header, which holds the Close button */

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; }
a[href^="tel:"] { white-space: nowrap; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; padding: 0; }
h1, h2, h3, p, ul, ol, dl, dd, figure { margin: 0; }
ul, ol { padding: 0; list-style: none; }
address { font-style: normal; }
em, i, cite, dfn, var { font-style: normal; }
::selection { background: var(--green); color: #fff; }

:focus-visible { outline: 2px solid var(--green); outline-offset: 3px; }
.bg-green :focus-visible, .footer :focus-visible, .lightbox :focus-visible, .hero :focus-visible, .intro :focus-visible { outline-color: #fff; }

.skip-link { position: absolute; left: 16px; top: -60px; z-index: 300; background: var(--green); color: #fff; padding: 10px 16px; }
.skip-link:focus { top: 8px; }
.visually-hidden { position: absolute; width: 1px; height: 1px; margin: -1px; overflow: hidden; clip-path: inset(50%); white-space: nowrap; }
[hidden] { display: none !important; }

.wrap { max-width: var(--max); margin: 0 auto; padding-inline: var(--gutter); }
.section { padding-block: var(--space); }
.section--major { padding-block: var(--space-major); }
.section--tight { padding-block: var(--space-minor); }
.bg-stone { background: var(--stone); }
.bg-mist { background: var(--mist); }
.bg-green { background: var(--green); color: var(--on-dark); }

/* ---------- type ---------- */
h1, h2, h3 { font-weight: 500; text-wrap: balance; }
.t-hero, .t-statement, .t-title, .t-section { font-stretch: 112%; font-weight: 450; letter-spacing: -0.02em; }
.t-hero { font-size: clamp(30px, 9.2vw, 40px); line-height: 1.06; }
.t-statement { font-size: clamp(32px, 9.6vw, 42px); line-height: 1.06; max-width: 15em; }
.t-title { font-size: clamp(28px, 8.6vw, 36px); line-height: 1.1; }
@media (min-width: 721px) {
  .t-hero { font-size: clamp(44px, 4.7vw, 68px); }
  .t-statement { font-size: clamp(44px, 4.8vw, 68px); line-height: 1.05; }
  .t-title { font-size: clamp(38px, 3.7vw, 52px); line-height: 1.08; }
}
.t-section { font-size: clamp(25px, 1.3rem + 1.2vw, 36px); line-height: 1.16; letter-spacing: -0.014em; }
.t-sub { font-size: 22px; line-height: 28px; font-weight: 600; letter-spacing: -0.008em; }
.nb { white-space: nowrap; }
.t-lead { font-size: clamp(18px, 1rem + 0.3vw, 20px); line-height: 1.5; color: var(--text-2); max-width: 36em; text-wrap: pretty; }
.bg-green .t-lead { color: var(--on-dark-2); }
.t-small { font-size: 15px; line-height: 22px; color: var(--text-2); }
.measure { max-width: 38em; }
.measure p + p { margin-top: 1em; }

/* ---------- actions ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; text-align: center;
  min-height: 48px; padding: 11px 22px;
  font-size: 16px; line-height: 24px; font-weight: 600; text-decoration: none;
  border: 1px solid transparent; border-radius: 2px;
  transition: background-color .15s ease, color .15s ease, border-color .15s ease;
}
.btn--solid { background: var(--green); color: #fff; }
.btn--solid:hover { background: var(--green-deep); }
.btn--line { border-color: var(--control); color: var(--ink); }
.btn--line:hover { border-color: var(--green); background: var(--green); color: #fff; }
.btn--white { background: #fff; color: var(--green); }
.btn--white:hover { background: var(--mist); }
.btn--ghost { border-color: rgba(255, 255, 255, 0.5); color: #fff; }
.btn--ghost:hover { background: #fff; border-color: #fff; color: var(--green); }
.btn--sm { min-height: 44px; padding: 8px 16px; font-size: 15px; line-height: 22px; }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; }

.link { font-weight: 600; text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; text-decoration-color: var(--control); }
.link:hover { text-decoration-color: currentColor; }
.bg-green .link { text-decoration-color: var(--on-dark-2); }
.prose a, .legal a, .faq a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }

/* ---------- top bar and header ---------- */

.header { position: sticky; top: 0; z-index: 100; background: var(--green); color: #fff; box-shadow: inset 0 -1px 0 rgba(255, 255, 255, 0.3); }
.header :focus-visible { outline-color: #fff; }
.header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; height: var(--header-h); }
.brand { display: block; color: #fff; flex: none; }
.brand__type { display: block; height: 38px; width: auto; overflow: visible; }
.nav { display: flex; align-items: center; gap: clamp(20px, 2.6vw, 36px); }
.nav__links { display: flex; gap: clamp(18px, 2.4vw, 32px); }
.nav__links a { display: block; padding-block: 8px; text-decoration: none; font-size: 16px; font-weight: 500; }
.nav__links a:hover, .nav__links a[aria-current="page"] { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 6px; }
.has-sub { position: relative; }
.has-sub > a { display: inline-flex; align-items: center; gap: 7px; }
.has-sub > a::after { content: ""; width: 7px; height: 7px; margin-top: -4px; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg); }
.nav__sub { position: absolute; z-index: 5; top: 100%; left: -14px; width: max-content; padding: 6px; background: var(--white); color: var(--ink); border: 1px solid var(--rule); border-radius: 2px; box-shadow: 0 12px 30px rgba(14, 39, 31, .2); opacity: 0; visibility: hidden; transform: translateY(4px); transition: opacity .15s ease, transform .15s ease, visibility .15s; }
.has-sub:focus-within .nav__sub, .has-sub.is-open .nav__sub { opacity: 1; visibility: visible; transform: none; }
@media (hover: hover) { .has-sub:hover .nav__sub { opacity: 1; visibility: visible; transform: none; } }
.nav__links .nav__sub a { padding: 10px 12px; font-size: 15px; line-height: 22px; color: var(--ink); text-decoration: none; }
.nav__links .nav__sub a:hover { background: var(--stone); text-decoration: none; }
.nav__sub :focus-visible, .header .nav__sub :focus-visible { outline-color: var(--green); outline-offset: -2px; }
.menu-toggle { display: none; min-height: 44px; padding: 9px 14px; border: 1px solid rgba(255, 255, 255, 0.5); border-radius: 2px; font-size: 15px; line-height: 24px; font-weight: 600; text-decoration: none; }

.mobile-menu { position: fixed; inset: var(--menu-top, 80px) 0 0; z-index: 99; background: var(--white); padding: 12px var(--gutter) 32px; overflow-y: auto; overscroll-behavior: contain; }
.mobile-menu ul a { display: block; padding: 14px 0; border-bottom: 1px solid var(--rule); font-size: 24px; line-height: 32px; font-weight: 500; text-decoration: none; }
.mobile-menu ul a.mobile-menu__sub { padding: 10px 0 12px 16px; font-size: 17px; line-height: 24px; font-weight: 400; color: var(--text-2); }
.mobile-menu__util { display: grid; gap: 4px; margin-top: 24px; }
.mobile-menu__util .btn { margin-bottom: 12px; }
.mobile-menu__util a:not(.btn) { padding-block: 10px; font-size: 17px; }

@media (max-width: 960px) {
  .nav__links, .nav > .btn { display: none; }
  .menu-toggle { display: block; }
  :root { --header-h: 68px; }
  .brand__type { height: clamp(24px, 7.4vw, 32px); }
}

/* ---------- page openings ---------- */
.intro { padding-block: clamp(36px, 5vw, 72px) clamp(36px, 4.4vw, 64px); background: var(--green); color: #fff; }
.intro .t-lead { color: var(--on-dark-2); }
.intro__grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); column-gap: 24px; row-gap: 24px; align-items: end; }
.intro__grid > :first-child { grid-column: span 8; }
.intro__grid > :last-child:not(:first-child) { grid-column: 9 / -1; }
.intro__grid .btn-row { margin-top: 24px; }
@media (max-width: 1040px) {
  .intro__grid > :first-child, .intro__grid > :last-child:not(:first-child) { grid-column: 1 / -1; }
}

.opening { padding-block: clamp(32px, 4vw, 64px) 0; }
.opening__grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 32px 24px; align-items: center; }
.opening__grid > div { grid-column: span 7; }
.opening__grid .t-lead { margin-top: 20px; }
.opening__grid .btn-row { margin-top: 28px; }
.opening__grid figure { grid-column: 8 / -1; }
.opening__grid img { width: 100%; aspect-ratio: 5 / 4; object-fit: cover; }
.opening__grid figcaption { padding-top: 10px; font-size: 14px; line-height: 20px; color: var(--text-2); }
@media (max-width: 1040px) { .opening__grid > div, .opening__grid figure { grid-column: 1 / -1; } }

.plate { margin: 0; }
.plate img { width: 100%; aspect-ratio: 2.3 / 1; object-fit: cover; object-position: var(--focus, 50% 60%); }
.plate figcaption { max-width: var(--max); margin: 0 auto; padding: 10px var(--gutter) 0; font-size: 14px; line-height: 20px; color: var(--text-2); }
@media (max-width: 720px) { .plate img { aspect-ratio: 5 / 4; object-position: var(--focus-sm, 30% 60%); } }

/* ---------- find a home ---------- */
/* Home page opening: one full-screen photograph with the statement in its sky; the closing bar ends the screen.
   The header sits on the photo and turns solid once the page scrolls. */
.has-sky .header { margin-bottom: calc(var(--header-h) * -1); background: transparent; transition: background-color .2s ease; }
.has-sky .header.is-solid, .menu-open .has-sky .header { background: var(--green); }
/* The space left under the header splits 2:3 above and below the text, which sets it just above the middle at any window size */
.fold { container-type: inline-size; position: relative; display: grid; grid-template-columns: minmax(0, 1fr); grid-template-rows: var(--header-h) minmax(32px, 2fr) auto auto minmax(32px, 3fr); min-height: 100svh; background: #33504c; color: #fff; }
.fold > .wrap:not(.fold__mid) { grid-row: 3; }
.fold > .fold__mid { grid-row: 4; }
/* A faint softening behind the paragraph and buttons only, where the photo is busiest. The headline sits on open sky and needs none */
.fold__text { position: relative; }
.fold__text > * { position: relative; }
.fold__text::before { content: ""; position: absolute; top: -56px; bottom: -64px; left: calc(var(--gutter) * -1 - 320px); width: min(calc(100% + var(--gutter) + 320px), 1320px); background: rgba(14, 39, 31, .3); -webkit-backdrop-filter: blur(2.5px); backdrop-filter: blur(2.5px); -webkit-mask-image: linear-gradient(90deg, transparent, #000 320px, #000 66%, transparent), linear-gradient(180deg, transparent, #000 30%, #000 70%, transparent); mask-image: linear-gradient(90deg, transparent, #000 320px, #000 66%, transparent), linear-gradient(180deg, transparent, #000 30%, #000 70%, transparent); -webkit-mask-composite: source-in; mask-composite: intersect; }
@media (max-width: 1100px) { .fold__text::before { -webkit-backdrop-filter: none; backdrop-filter: none; } } /* the text runs the full width here, so the tint alone does the work */
.fold__bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 58%; transform: scale(1.21); transform-origin: 100% 58%; } /* slides the saguaro off the left edge */
/* A soft evergreen wash keeps the words readable where the sky turns pale */
.fold::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(14, 39, 31, .54), rgba(14, 39, 31, .28) 50%, rgba(14, 39, 31, .04) 100%), linear-gradient(180deg, rgba(14, 39, 31, .3), rgba(14, 39, 31, .3) 50%, rgba(14, 39, 31, 0) 72%); }
@media (max-width: 1100px) { .fold::after { background: linear-gradient(180deg, rgba(14, 39, 31, .52), rgba(14, 39, 31, .46) 50%, rgba(14, 39, 31, 0) 72%); } }
.fold :focus-visible { outline-color: #fff; }
.fold > .wrap { position: relative; z-index: 1; }
@media (min-aspect-ratio: 17 / 10) and (min-width: 961px) { .fold__bg { object-position: 50% 46%; } }
/* Short laptops: paragraph and buttons share a row, so the sky stays clear and downtown stays above the bar */
@media (max-height: 800px) and (min-width: 961px) {
  .fold__text { display: flex; align-items: center; gap: 32px; }
  .fold__text p { max-width: 30em; }
  .fold__text .btn-row { margin-top: 0; flex: none; }
  .fold__bg { object-position: 50% 52%; }
}
@media (max-width: 720px) { .fold__bg { object-position: 42% 60%; transform: none; } }
.fold > .wrap { width: 100%; }
.fold { overflow: clip; }
.hero { overflow-x: clip; }
.t-fold { font-size: clamp(36px, 10.2vw, 44px); line-height: 1.02; font-stretch: 112%; font-weight: 450; letter-spacing: -0.028em; }
.t-fold { text-wrap: balance; }
.fold__mid { margin-top: clamp(16px, 1.8vw, 26px); }
.stats { border-bottom: 1px solid var(--rule); }
.stats__grid { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); }
.stats__grid > * { min-width: 0; padding: clamp(28px, 3.2vw, 44px) 24px clamp(28px, 3.2vw, 44px); border-left: 1px solid var(--rule); }
.stats__grid > :first-child { padding-left: 0; border-left: 0; }
.stats b { display: block; font-size: clamp(38px, 4.2vw, 60px); line-height: 1.05; font-stretch: 112%; font-weight: 450; letter-spacing: -0.02em; color: var(--green); }
.stats span { display: block; margin-top: 8px; font-size: 15px; line-height: 22px; color: var(--text-2); }
.stats a { color: inherit; text-decoration: none; }
.stats a span { color: var(--ink); font-weight: 600; text-decoration: underline; text-decoration-thickness: 1px; text-decoration-color: var(--control); text-underline-offset: 4px; }
.stats a:hover span { text-decoration-color: currentColor; }
@media (max-width: 1040px) {
  .stats__grid { grid-template-columns: repeat(6, minmax(0, 1fr)); }
  .stats__grid > * { grid-column: span 2; padding: 24px 16px; }
  .stats__grid > :nth-child(n + 4) { grid-column: span 3; border-top: 1px solid var(--rule); }
  .stats__grid > :nth-child(4) { padding-left: 0; border-left: 0; }
}
@media (max-width: 640px) {
  .stats__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .stats__grid > *, .stats__grid > :nth-child(n + 4) { grid-column: auto; padding: 18px 12px 18px 16px; border-top: 1px solid var(--rule); }
  .stats__grid > a { order: -1; grid-column: 1 / -1; padding-left: 0; border-top: 0; border-left: 0; }
  .stats__grid > :nth-child(1), .stats__grid > :nth-child(4) { padding-left: 0; border-left: 0; }
  .stats__grid > :nth-child(2), .stats__grid > :nth-child(5) { border-left: 1px solid var(--rule); }
}
.fold__text p { font-size: clamp(18px, 1.35vw, 20px); line-height: 1.45; color: #fff; max-width: 40em; text-wrap: pretty; }
.fold__text .btn-row { margin-top: 24px; }
.fold__text .btn--ghost { background: rgba(14, 39, 31, .55); }
.fold__text .btn--ghost:hover { background: #fff; }
/* Sized from the page width, so the statement always keeps the same proportion to the grid */
@media (min-width: 721px) { .t-fold { font-size: var(--f); line-height: .99; letter-spacing: -0.03em; } }
.fold__mid, .t-fold { --f: calc((min(100cqw, var(--max)) - 2 * var(--gutter)) / 12.4); }
@media (max-width: 359px) {
  .fold__text .btn--ghost { flex: none; min-height: 44px; padding: 10px 0; border: 0; background: none; text-decoration: underline; text-underline-offset: 4px; }
}
@media (max-width: 480px) {
  .fold__text .btn { flex: 1 1 auto; padding-inline: 10px; }
}

.hero { background: var(--green); color: #fff; }
.hero__grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); column-gap: 24px; }
.hero { --top: clamp(40px, 5.4vw, 80px); --overlap: 216px; }
.hero__text { grid-column: 1 / span 6; padding-block: var(--top) clamp(40px, 5vw, 72px); }
.hero__lead { margin-top: 22px; font-size: clamp(18px, 1.35vw, 20px); line-height: 1.5; color: var(--on-dark-2); max-width: 30em; }
.hero__text .btn-row { margin-top: 28px; }
.hero__facts { display: flex; flex-wrap: wrap; gap: 8px 0; margin-top: 44px; padding-top: 16px; border-top: 1px solid var(--green-line); font-size: 15px; line-height: 22px; color: var(--celadon); }
.hero__facts li + li { margin-left: 18px; padding-left: 18px; border-left: 1px solid var(--green-line); }
/* The photo starts level with the headline and always fills the block, then crosses into the white section */
.hero__photo { grid-column: 7 / -1; margin: var(--top) calc(var(--edge) * -1) calc(var(--overlap) * -1) 0; position: relative; z-index: 2; min-height: 420px; }
.hero__photo img { position: absolute; inset: 0; width: 100%; height: calc(100% - 30px); object-fit: cover; object-position: 40% 60%; animation: rise .7s cubic-bezier(.2, .7, .2, 1) both; }
.hero__photo figcaption { position: absolute; left: 0; bottom: 0; font-size: 14px; line-height: 20px; color: var(--text-2); }
@keyframes rise { from { clip-path: inset(6% 0 0 0); } to { clip-path: inset(0); } }
@media (prefers-reduced-motion: reduce) { .hero__photo img { animation: none; } }
.hero--page { --overlap: 96px; }
.hero--page .hero__photo img { object-position: 50% 55%; }
.section--after-hero { padding-top: calc(var(--space) + 64px); }
@media (max-width: 480px) {
  .hero__facts { gap: 2px 16px; }
  .hero__facts li + li { margin-left: 0; padding-left: 0; border-left: 0; }
}
@media (max-width: 960px) {
  .hero__text, .hero__photo { grid-column: 1 / -1; }
  .hero__text { padding-block: 36px 32px; }
  .hero__facts { margin-top: 28px; }
  .hero__photo, .hero--page .hero__photo { margin: 0 calc(var(--gutter) * -1) 0; min-height: 0; }
  .hero__photo img, .hero--page .hero__photo img { position: static; height: auto; aspect-ratio: 4 / 3; object-position: 30% 60%; }
  .hero__photo figcaption { position: static; background: var(--white); padding: 10px var(--gutter) 0; }
  .section--after-hero { padding-top: var(--space); }
}

/* ---------- fields ---------- */
.field { display: flex; flex-direction: column; gap: 6px; min-width: 0; }
.field label, .field legend { font-size: 15px; line-height: 22px; font-weight: 600; padding: 0; }
.field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: 10px 12px;
  font: inherit; font-size: 16px; line-height: 24px; color: var(--ink);
  background: var(--white); border: 1px solid var(--control); border-radius: 2px;
}
.field select {
  appearance: none; padding-right: 36px;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8' fill='none' stroke='%2314352b' stroke-width='1.5'%3E%3Cpath d='M1 1.5l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 12px center; background-size: 12px 8px;
}
.field textarea { min-height: 148px; resize: vertical; }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline-offset: 0; border-color: var(--green); }

/* ---------- statement and four columns ---------- */
.cols4 { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 32px 24px; margin-top: clamp(40px, 5vw, 72px); }
.cols4 li { padding-top: 16px; border-top: 2px solid var(--green); }
.cols4 p { color: var(--text-2); margin-top: 8px; }
.after-cols { margin-top: 32px; }
@media (max-width: 1040px) { .cols4 { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 560px) { .cols4 { grid-template-columns: minmax(0, 1fr); } }

/* ---------- the portfolio map ---------- */
.atlas { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 24px; }
.atlas__map { grid-column: 1 / span 9; min-width: 0; }
/* Home page: the map runs eleven columns so it sits nearer the middle of the page. The card rides over its empty north-east corner, clear of every dot, and the roads fade out around it */
.atlas--card .atlas__map, .atlas--card .atlas__card { grid-row: 1; }
.atlas--card .atlas__map { grid-column: 1 / span 11; }
.vmap__fade { display: none; }
.vmap__fade-stop { stop-color: var(--green); }
@media (min-width: 961px) {
  .atlas--card .vmap__fade { display: block; }
  /* The section fits one screen under the sticky header: its spacing follows the window height and the map gives way on short windows */
  .index { padding-block: clamp(32px, 5svh, 56px); }
  .index .index__head { margin-bottom: clamp(20px, 3svh, 32px); }
  .atlas--card .vmap { width: min(100%, calc((100svh - 260px) / .49)); margin-inline: auto; }
  @media (max-height: 680px) { .atlas--card .vmap { margin-inline: 0; } }
}
.vmap { display: block; width: 100%; height: auto; }
.vmap__streets { fill: none; stroke: rgba(255, 255, 255, 0.1); stroke-width: 1; stroke-linejoin: round; stroke-linecap: round; }
.vmap__roads { fill: none; stroke: rgba(255, 255, 255, 0.24); stroke-width: 1.5; stroke-linejoin: round; stroke-linecap: round; }
.vmap__labels text { font: 500 15px var(--font); fill: var(--on-dark-2); text-anchor: middle; paint-order: stroke; stroke: var(--green); stroke-width: 5px; }
.vmap .dot { fill: var(--celadon); transition: fill .12s ease; }
.vmap .dot-hit { fill: transparent; }
.vmap a:hover .dot, .vmap a:focus .dot { fill: #fff; }
.vmap a.is-on .dot { fill: var(--copper); r: 6.5px; }
.vmap__pulse { fill: none; stroke: var(--copper); stroke-width: 2; opacity: 0; pointer-events: none; transform-box: fill-box; transform-origin: center; animation: ripple 2.4s ease-out infinite; }
.vmap__pulse--late { animation-delay: 1.2s; }
@keyframes ripple { from { transform: scale(1); opacity: .85; } to { transform: scale(4.4); opacity: 0; } }
@media (prefers-reduced-motion: reduce) { .vmap__pulse { animation: none; opacity: .6; transform: scale(2); } .vmap__pulse--late { display: none; } }
.vmap a { outline: none; }
.vmap a:focus-visible .dot-hit { stroke: #fff; stroke-width: 2; }
.atlas__card { position: relative; grid-column: 9 / -1; align-self: start; margin-top: 1%; transform: translateX(calc(var(--gutter) * .6)); min-width: 0; padding: 14px 14px 18px; background: var(--green); border: 1px solid var(--green-line); border-radius: 2px; }
.atlas__link { display: block; color: #fff; text-decoration: none; }
.atlas__card img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; background: var(--green-deep); }
@media (min-width: 961px) and (max-width: 1100px), (min-width: 961px) and (max-height: 800px) { .atlas__card img { aspect-ratio: 16 / 10; } }
.atlas__card strong { display: block; margin-top: 16px; margin-bottom: 4px; font-size: clamp(20px, 1.7vw, 24px); line-height: 1.2; font-weight: 600; }
@media (max-width: 1280px) { .atlas__card strong { min-height: 2.4em; } } /* the longest names take two lines here; the card keeps one height */
.atlas__card span { display: block; color: var(--on-dark-2); font-size: 16px; line-height: 24px; }
.atlas__link:hover strong { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
@media (max-width: 960px) {
  .atlas__map, .atlas--card .atlas__map { grid-column: 1 / -1; }
  .atlas__card { display: none; }
  .vmap__labels text { font-size: 36px; stroke-width: 9px; }
  .vmap__labels .minor { display: none; }
  .vmap .dot { r: 7px; }
}

/* ---------- owner and resident pages ---------- */
.ph { position: relative; display: flex; align-items: flex-end; min-height: min(100svh, 820px); overflow: clip; background: var(--green); color: #fff; }
.ph > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 60%; }
.ph::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(14, 39, 31, .5), rgba(14, 39, 31, .06) 26%, rgba(14, 39, 31, .04) 44%, rgba(14, 39, 31, .7)), linear-gradient(90deg, rgba(14, 39, 31, .55), rgba(14, 39, 31, 0) 70%); }
.ph > .wrap { position: relative; z-index: 1; width: 100%; padding-block: calc(var(--header-h) + 48px) clamp(40px, 5vw, 72px); }
.ph h1, .ph h2 { max-width: 13em; }
.ph .t-lead { margin-top: 16px; color: #fff; }
.ph .t-lead a { color: #fff; text-decoration: underline; text-underline-offset: 3px; }
.ph .btn-row { margin-top: 28px; }
.ph :focus-visible { outline-color: #fff; }
.ph--lift { min-height: min(100svh, 680px); }
.ph--lift > .wrap { padding-bottom: 128px; }
.ph--band { min-height: 480px; }
.ph--band > .wrap { padding-top: 96px; }
.ow { --drop: clamp(150px, 19vw, 300px); padding-top: clamp(44px, 6vw, 88px); background: linear-gradient(var(--green) calc(100% - var(--drop)), transparent 0); color: #fff; }
.ow__title { max-width: none; font-size: clamp(36px, 6vw, 88px); line-height: 1.03; letter-spacing: -0.024em; text-wrap: balance; }
.ow__sub { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 24px 64px; margin-top: clamp(24px, 3vw, 40px); }
.ow__sub .t-lead { max-width: 37em; color: var(--on-dark-2); }
.ow :focus-visible { outline-color: #fff; }
.ow__note { margin-top: 12px; font-size: 14px; line-height: 20px; color: var(--text-2); }
.ow__note--ink { margin-top: 10px; }
.ow__intro { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 16px 24px; align-items: end; margin-bottom: clamp(32px, 4vw, 56px); }
.ow__intro h2 { grid-column: span 7; }
.ow__intro p { grid-column: 8 / -1; }
.ow__close { margin-top: var(--space); padding-top: 32px; border-top: 1px solid var(--rule); }
.ow__close p a { text-decoration: underline; text-underline-offset: 3px; }
.ow__all { margin-top: 24px; }
.sheet { margin-top: clamp(36px, 5vw, 64px); padding: clamp(18px, 2.8vw, 40px); background: var(--white); color: var(--ink); border: 1px solid var(--rule); border-radius: 2px; box-shadow: 0 30px 70px rgba(14, 39, 31, .2); font-variant-numeric: tabular-nums; }
.sheet__top { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 4px 24px; padding-bottom: 16px; border-bottom: 2px solid var(--green); color: var(--text-2); font-size: 15px; line-height: 22px; }
.sheet__top b { display: block; font-size: 22px; line-height: 28px; font-weight: 600; letter-spacing: -0.008em; color: var(--ink); }
.sheet__grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(24px, 4vw, 56px); margin-top: 8px; }
.sheet table { width: 100%; border-collapse: collapse; font-size: 15px; line-height: 22px; }
.sheet th, .sheet td { padding: 8px 0 8px 16px; border-bottom: 1px solid var(--rule); text-align: right; font-weight: 400; white-space: nowrap; }
.sheet th:first-child { padding-left: 0; text-align: left; white-space: normal; }
.sheet thead th { color: var(--text-2); font-size: 14px; }
.sheet .is-sum th, .sheet .is-sum td { font-weight: 600; }
.sheet .is-net th, .sheet .is-net td { border-bottom: 0; font-size: 19px; line-height: 26px; font-weight: 600; color: var(--green); }
.sheet__side dl > div { display: flex; justify-content: space-between; gap: 16px; padding-block: 8px; border-bottom: 1px solid var(--rule); font-size: 15px; line-height: 22px; }
.sheet__side dt { color: var(--text-2); }
.sheet__side dd { font-weight: 600; }
.sheet__chart { margin-top: 24px; font-size: 14px; line-height: 20px; color: var(--text-2); }
.sheet__chart b { display: block; font-size: 15px; line-height: 22px; font-weight: 600; color: var(--ink); }
.sheet__bars { position: relative; display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 9px; align-items: end; height: 112px; margin-block: 12px 8px; border-bottom: 1px solid var(--control); }
.sheet__bars::after { content: ""; position: absolute; inset-inline: 0; bottom: 79%; border-top: 1px dashed var(--control); }
.sheet__bars span { height: var(--v, 79%); background: var(--green); }
.sheet__bars .is-open { background: var(--stone); }
.cal { width: 100%; table-layout: fixed; border-collapse: collapse; }
.cal th, .cal td { height: 48px; border-bottom: 1px solid var(--rule); font-weight: 400; }
.cal tbody th { width: 30%; padding-right: 16px; text-align: left; font-weight: 600; }
.cal thead th { height: 32px; color: var(--text-2); font-size: 14px; text-align: center; }
.cal abbr { text-decoration: none; }
.cal thead td { width: 30%; border-bottom: 1px solid var(--rule); }
.cal td { position: relative; }
.cal td.on::after { content: ""; position: absolute; left: 50%; top: 50%; width: 14px; height: 14px; margin: -7px 0 0 -7px; background: var(--green); }
.cal__all td.on::after { left: 0; width: 100%; height: 6px; margin: -3px 0 0; background: var(--celadon); }
.docs.docs--light { margin-top: clamp(32px, 4vw, 48px); grid-template-columns: repeat(3, minmax(0, 1fr)); }
.docs.docs--light > div { border-top-color: var(--rule); }
.docs.docs--light dd { color: var(--text-2); }
.who { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 32px 24px; align-items: start; }
.who .t-lead { margin-top: 16px; }
.who > div { grid-column: span 5; min-width: 0; }
.who > .docs.docs--light { grid-column: 7 / -1; margin-top: 0; grid-template-columns: repeat(2, minmax(0, 1fr)); }
.story p + p { margin-top: 16px; }
.story .t-lead { color: var(--ink); }
.story__table { margin-top: clamp(40px, 5vw, 64px); }
@media (max-width: 960px) { .who > div, .who > .docs.docs--light { grid-column: 1 / -1; } }
@media (max-width: 640px) { .who > .docs.docs--light { grid-template-columns: minmax(0, 1fr); } }
.scope { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px 24px; margin-top: clamp(32px, 4vw, 48px); }
.scope article { min-width: 0; padding-top: 16px; border-top: 2px solid var(--green); scroll-margin-top: calc(var(--header-h) + 16px); }
.scope article > p { margin-top: 6px; min-height: 3em; color: var(--text-2); }
.scope .ticks { margin-top: 12px; }
.tally { grid-column: 10 / -1; align-self: center; }
.tally > div { padding-block: 18px; border-top: 1px solid var(--green-line); }
.tally dt { font-size: clamp(38px, 3.7vw, 52px); line-height: 1.08; font-stretch: 112%; font-weight: 450; letter-spacing: -0.02em; }
.tally dd { margin-top: 4px; color: var(--on-dark-2); }
.strip { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 16px; margin-top: clamp(32px, 4vw, 56px); }
.strip a { display: block; min-width: 0; color: #fff; text-decoration: none; }
.strip img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; background: var(--green-deep); }
.strip span { display: block; margin-top: 8px; font-size: 15px; line-height: 22px; }
.strip a:hover span { text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 1040px) {
  .scope { grid-template-columns: minmax(0, 1fr); }
  .scope article > p { min-height: 0; }
  .ow__intro h2, .ow__intro p { grid-column: 1 / -1; }
  .docs.docs--light { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 960px) {
  .sheet__grid { grid-template-columns: minmax(0, 1fr); }
  .tally { grid-column: 1 / -1; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; }
}
@media (max-width: 720px) {
  .strip { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 12px; }
  .cal thead td { display: none; }
  .cal, .cal thead, .cal tbody { display: block; }
  .cal tr { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); }
  .cal tbody th { grid-column: 1 / -1; width: auto; height: auto; padding: 12px 0 4px; border-bottom: 0; }
  .cal td { height: 28px; }
  .cal td.on::after { width: 12px; height: 12px; margin: -6px 0 0 -6px; }
  .cal__all td.on::after { width: 100%; height: 6px; margin: -3px 0 0; left: 0; }
  .cal thead th { height: 28px; display: block; }
}
@media (max-width: 640px) { .docs.docs--light { grid-template-columns: minmax(0, 1fr); } }
@media (max-width: 480px) { .sheet__budget { display: none; } .sheet th, .sheet td { padding-left: 12px; } }
.ticks { margin-top: 24px; }
.ticks li { padding-block: 11px; border-top: 1px solid var(--rule); }
.ticks li:last-child { border-bottom: 1px solid var(--rule); }
.on-dark { color: var(--on-dark-2); }
.docs { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 24px; }
.docs > div { padding-block: 18px 22px; border-top: 1px solid var(--green-line); }
.docs dt { font-size: 19px; line-height: 26px; font-weight: 600; }
.docs dd { margin-top: 4px; color: var(--on-dark-2); }
.steps--line li { padding-top: 16px; border-top: 2px solid var(--green); }
.lift { position: relative; z-index: 1; margin-top: -88px; padding-bottom: var(--space); }
.tasks--cards { gap: 16px; }
.tasks--cards .task { padding: 24px; background: var(--white); border: 1px solid var(--rule); border-radius: 2px; box-shadow: 0 14px 34px rgba(14, 39, 31, .12); transition: border-color .15s ease; }
.tasks--cards .task:hover { border-color: var(--green); }
.task svg { display: block; width: 28px; height: 28px; margin-bottom: 20px; fill: none; stroke: var(--green); stroke-width: 1.4; stroke-linecap: round; stroke-linejoin: round; }
.alert { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 20px 48px; margin-top: 16px; padding: clamp(24px, 3vw, 36px); background: var(--green); color: #fff; border-radius: 2px; }
.alert p { margin-top: 4px; color: var(--on-dark-2); }
.alert :focus-visible { outline-color: #fff; }
.split--sticky { align-items: start; }
@media (min-width: 961px) { .split--sticky > .split__side { position: sticky; top: calc(var(--header-h) + 32px); } }
.reach > div { display: grid; grid-template-columns: 72px minmax(0, 1fr); gap: 12px; padding-block: 12px; border-top: 1px solid var(--rule); }
.reach > div:last-child { border-bottom: 1px solid var(--rule); }
.reach dt { color: var(--text-2); }
.reach dd { min-width: 0; overflow-wrap: anywhere; }
.reach a { font-weight: 600; text-decoration: none; }
.reach a:hover { text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 640px) {
  .docs { grid-template-columns: minmax(0, 1fr); }
  .steps--line { row-gap: 32px; }
  .ph { min-height: 560px; }
  .ph--band { min-height: 420px; }
  .alert .btn { width: 100%; }
}

/* ---------- property cards with facts ---------- */
.pcards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px 24px; margin-top: 32px; }
.pcard { padding: 10px 10px 4px; border: 1px solid var(--rule); border-radius: 2px; transition: border-color .15s ease; }
.pcard:hover { border-color: var(--control); }
.pcard a { display: block; text-decoration: none; }
.pcard img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; background: var(--stone); transition: opacity .2s ease; }
.pcard a:hover img { opacity: .9; }
.pcard__head { display: flex; justify-content: space-between; align-items: flex-start; gap: 12px; min-height: 54px; margin-top: 14px; }
.pcard h3 { min-width: 0; font-size: 22px; line-height: 28px; font-weight: 600; letter-spacing: -0.008em; }
.pcard dl { margin-top: 8px; }
.pcard dl > div { display: flex; justify-content: space-between; gap: 16px; padding-block: 7px; border-top: 1px solid var(--rule); font-size: 15px; line-height: 22px; }
.pcard dt { color: var(--text-2); }
.pcard dd { text-align: right; white-space: nowrap; }
@media (max-width: 1040px) { .pcards { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 640px) { .pcards { grid-template-columns: minmax(0, 1fr); } }
@media (prefers-reduced-motion: reduce) { .pcard img { transition: none; } .pcard a:hover img { transform: none; } }

/* ---------- services list ---------- */
.split { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); column-gap: 24px; row-gap: 32px; }
.split > :first-child { grid-column: span 4; }
.split > :last-child { grid-column: 5 / -1; }
@media (max-width: 1040px) { .split > :first-child, .split > :last-child { grid-column: 1 / -1; } }
.split__side > * + * { margin-top: 20px; }
.rows > li { display: grid; grid-template-columns: minmax(0, 3fr) minmax(0, 5fr); gap: 8px 24px; padding-block: 22px; border-top: 1px solid var(--rule); }
.rows > li:last-child { border-bottom: 1px solid var(--rule); }
.rows p { color: var(--text-2); }
@media (max-width: 640px) { .rows > li { grid-template-columns: minmax(0, 1fr); } }

/* ---------- the portfolio index ---------- */
.index__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 16px 32px; margin-bottom: clamp(32px, 4vw, 56px); }

/* ---------- selected communities ---------- */
.selected { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 32px 24px; }
.selected figure { display: flex; flex-direction: column; min-width: 0; }
.selected a { display: block; text-decoration: none; }
.selected img { width: 100%; object-fit: cover; }
.selected figcaption { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 0 16px; padding-top: 10px; }
.selected figcaption b { font-weight: 600; }
.selected figcaption span { color: var(--text-2); }
.selected__a { grid-column: span 7; }
.selected__a img { aspect-ratio: 3 / 2; }
.selected__b { grid-column: span 5; }
.selected__b img { aspect-ratio: 1 / 1; }
@media (min-width: 721px) { .selected__a img, .selected__b img { height: clamp(320px, 38vw, 560px); aspect-ratio: auto; } }
.selected__head { grid-column: 1 / -1; display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 12px 32px; }
@media (max-width: 720px) {
  .selected__a, .selected__b { grid-column: 1 / -1; margin-top: 0; }
  .selected__a img, .selected__b img { aspect-ratio: 3 / 2; }
}

/* ---------- three routes ---------- */
.routes { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px 24px; }
.routes h2 { margin-bottom: 8px; }
.routes p { color: var(--text-2); max-width: 26em; }
.routes ul { margin-top: 14px; }
.routes li a { display: inline-block; padding-block: 5px; }
@media (max-width: 860px) { .routes { grid-template-columns: minmax(0, 1fr); } }
.doors { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); grid-template-rows: auto auto auto 1fr; column-gap: 24px; }
.door { display: grid; grid-row: span 4; grid-template-rows: subgrid; padding: clamp(24px, 2.4vw, 32px); padding-bottom: clamp(12px, 1.2vw, 16px); background: var(--white); border: 1px solid var(--rule); border-radius: 2px; }
.door p { margin-top: 8px; color: var(--text-2); max-width: 26em; }
.door .btn { width: 100%; margin-top: 24px; }
.door ul { margin-top: 12px; }
.door li + li { border-top: 1px solid var(--rule); }
.door li a { display: flex; align-items: center; min-height: 48px; font-weight: 600; text-decoration: none; }
.door li a:hover { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
@media (max-width: 860px) { .doors { grid-template-columns: minmax(0, 1fr); grid-template-rows: none; row-gap: 16px; } .door { grid-row: auto; grid-template-rows: none; } }

/* ---------- owners: services ---------- */
.service { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 12px 24px; padding-block: 32px; border-top: 1px solid var(--rule); scroll-margin-top: 104px; }
.service > div { grid-column: span 4; }
.service > div p { color: var(--text-2); margin-top: 8px; max-width: 26em; }
.service ul, .service__note { grid-column: 5 / -1; }
.service ul { columns: 2; column-gap: 24px; }
.service li { padding-block: 5px; break-inside: avoid; }
@media (max-width: 1040px) {
  .service > div, .service ul, .service__note { grid-column: 1 / -1; }
}
@media (max-width: 640px) { .service ul { columns: 1; } }

/* ---------- tables: real tables on wide screens, labelled records on phones ---------- */
.table { width: 100%; border-collapse: collapse; text-align: left; }
.table caption { text-align: left; }
.table th, .table td { padding: 14px 24px 14px 0; border-top: 1px solid var(--rule); vertical-align: top; }
.table tr:last-child th, .table tr:last-child td { border-bottom: 1px solid var(--rule); }
.table thead th { font-size: 15px; line-height: 22px; font-weight: 600; color: var(--text-2); border-top: 0; padding-top: 0; }
.table tbody th { font-weight: 600; }
.table td:last-child, .table th:last-child { padding-right: 0; }
.table a { text-decoration-thickness: 1px; text-underline-offset: 3px; }
.table .num { white-space: nowrap; }
@media (max-width: 720px) {
  .table thead { position: absolute; width: 1px; height: 1px; overflow: hidden; clip-path: inset(50%); }
  .table, .table tbody, .table tr, .table td, .table tbody th { display: block; width: 100%; }
  .table tr { padding-block: 14px; border-top: 1px solid var(--rule); }
  .table tr:last-child { border-bottom: 1px solid var(--rule); }
  .table th, .table td, .table tr:last-child th, .table tr:last-child td { border: 0; padding: 2px 0; }
  .table td[data-label] { display: grid; grid-template-columns: minmax(0, 7.5em) minmax(0, 1fr); gap: 12px; }
  .table td[data-label]::before { content: attr(data-label); color: var(--text-2); }
}

.table--keep { display: table; }
.table--keep tbody { display: table-row-group; }
.table--keep tr { display: table-row; padding: 0; }
.table--keep tbody th, .table--keep td, .table--keep tr:last-child th, .table--keep tr:last-child td { display: table-cell; width: auto; padding: 10px 0; border-top: 1px solid var(--rule); }
.table--keep tr:last-child th, .table--keep tr:last-child td { border-bottom: 1px solid var(--rule); }
.table--keep td[data-label] { display: table-cell; text-align: right; }
.table--keep td[data-label]::before { content: none; }
.table--keep thead th:last-child { text-align: right; }

/* ---------- steps ---------- */
.steps { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 32px 24px; counter-reset: step; }
.steps li { counter-increment: step; }
.steps--two { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.steps li::before { content: "Step " counter(step); display: block; font-size: 15px; line-height: 22px; color: var(--text-2); margin-bottom: 6px; }
.steps p { color: var(--text-2); margin-top: 8px; }
@media (max-width: 720px) { .steps { grid-template-columns: minmax(0, 1fr); } }

/* ---------- closing band ---------- */
.close { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 24px 48px; }
.close > div:first-child { max-width: 38em; }
.close p { margin-top: 8px; }

/* ---------- communities ---------- */
.tools { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 16px 32px; padding-block: 12px; position: sticky; top: var(--header-h); background: var(--white); z-index: 20; border-bottom: 1px solid var(--rule); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; flex: 1 1 100%; }
.chip { min-height: 44px; padding: 8px 14px; border: 1px solid var(--rule); border-radius: 2px; font-size: 15px; line-height: 22px; font-weight: 500; }
.chip:hover { border-color: var(--control); }
.chip[aria-pressed="true"] { background: var(--green); border-color: var(--green); color: #fff; }
.chip:disabled { opacity: .55; cursor: default; }
.chip--avail { max-width: 100%; border-color: var(--control); font-weight: 600; text-align: left; }
.view { display: flex; align-items: center; gap: 16px; margin-left: auto; }
.view__count { color: var(--text-2); font-size: 15px; white-space: nowrap; }
.view__btns { display: flex; }
.view__btns .chip + .chip { margin-left: -1px; }
@media (max-width: 960px) { .tools { position: static; } }

.cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 19rem), 1fr)); gap: 36px 24px; margin-top: 32px; }
.cards--row { grid-template-columns: repeat(auto-fit, minmax(min(100%, 19rem), 1fr)); }
.card { display: block; padding: 10px 10px 14px; border: 1px solid var(--rule); border-radius: 2px; text-decoration: none; transition: border-color .15s ease; }
.card:hover { border-color: var(--control); }
.card img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; background: var(--stone); transition: opacity .2s ease; }
.card:hover img { opacity: .9; }
.card__body { display: flex; justify-content: space-between; align-items: flex-start; gap: 12px; margin-top: 10px; }
.card__text { display: block; min-width: 0; }
.card__name { display: block; font-size: 19px; line-height: 26px; font-weight: 600; letter-spacing: -0.006em; }
.card:hover .card__name { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.card__meta { display: block; color: var(--text-2); font-size: 15px; line-height: 22px; }
.badge { flex: none; display: grid; justify-items: center; gap: 4px; font-size: 12px; line-height: 16px; color: var(--text-2); }
.badge:empty { display: none; }
.badge b { display: grid; place-items: center; width: 34px; height: 34px; border-radius: 50%; background: var(--green); color: #fff; font-size: 15px; line-height: 1; font-weight: 600; font-variant-numeric: tabular-nums; }
.more { display: flex; justify-content: center; margin-top: 40px; }
.dir { margin-top: 32px; }
.dir__sort { display: none; margin-bottom: 8px; }
.sort { display: inline-flex; align-items: center; gap: 6px; min-height: 32px; font: inherit; font-weight: 600; color: inherit; text-align: left; }
.sort:hover { color: var(--ink); text-decoration: underline; text-underline-offset: 3px; }
.sort::after { content: "\2195"; font-size: 12px; opacity: .45; }
[aria-sort] .sort { color: var(--ink); }
[aria-sort="ascending"] .sort::after { content: "\2191"; opacity: 1; }
[aria-sort="descending"] .sort::after { content: "\2193"; opacity: 1; }
@media (max-width: 720px) { .dir__sort:not([hidden]) { display: flex; } }

/* ---------- property pages ---------- */
.crumb { font-size: 15px; line-height: 22px; color: var(--text-2); margin-bottom: 14px; }
.crumb a { text-underline-offset: 3px; }
.prop-head { padding-block: clamp(28px, 4vw, 48px) 28px; }
.prop-head__grid { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 20px 48px; }
.prop-address { display: inline-block; margin-top: 8px; color: var(--text-2); text-underline-offset: 4px; text-decoration-thickness: 1px; }
.mosaic { position: relative; display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: repeat(2, minmax(0, 1fr)); gap: 8px; aspect-ratio: 2.3 / 1; }
.mosaic > a:not(.mosaic__all) { display: block; min-height: 0; min-width: 0; }
.mosaic a:first-child { grid-row: span 2; }
.mosaic img { width: 100%; height: 100%; object-fit: cover; }
.mosaic--1 { grid-template-columns: 1fr; grid-template-rows: 1fr; }
.mosaic--2, .mosaic--3 { grid-template-columns: 2fr 1fr; }
.mosaic--2 a:nth-child(2) { grid-row: span 2; }
.mosaic__all { position: absolute; right: 12px; bottom: 12px; display: inline-flex; }
@media (max-width: 720px) {
  .mosaic, .mosaic--2, .mosaic--3 { display: block; aspect-ratio: 3 / 2; }
  .mosaic a:first-child { height: 100%; }
  .mosaic a:not(:first-child):not(.mosaic__all) { display: none; }
}
.facts { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px 24px; padding-block: 24px; border-bottom: 1px solid var(--rule); }
.facts dt { font-size: 15px; line-height: 22px; color: var(--text-2); }
.facts dd { font-size: 22px; line-height: 28px; font-weight: 500; letter-spacing: -0.008em; }
@media (max-width: 720px) {
  .facts { display: block; padding-block: 0; border-bottom: 0; }
  .facts > div { display: flex; justify-content: space-between; gap: 16px; padding-block: 10px; border-top: 1px solid var(--rule); }
  .facts > div:last-child { border-bottom: 1px solid var(--rule); }
  .facts dd { font-size: 17px; line-height: 27px; text-align: right; }
}
.prop-cols { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 40px 24px; }
.prop-cols > :first-child { grid-column: span 7; }
.prop-cols > :last-child { grid-column: 9 / -1; }
@media (max-width: 1040px) { .prop-cols > :first-child, .prop-cols > :last-child { grid-column: 1 / -1; } }
.terms dl > div { display: flex; justify-content: space-between; gap: 16px; padding-block: 10px; border-top: 1px solid var(--rule); }
.terms dl > div:last-child { border-bottom: 1px solid var(--rule); }
.terms dt { color: var(--text-2); }
.terms dd { text-align: right; font-weight: 500; }
.terms h2 { margin-bottom: 12px; }
.terms p { margin-top: 14px; }
.feature-cols { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 22rem), 1fr)); gap: 32px 24px; }
.feature-cols h3 { margin-bottom: 10px; }
.feature-list { columns: 2; column-gap: 24px; }
.feature-list li { padding-block: 3px; break-inside: avoid; }
@media (max-width: 480px) { .feature-list { columns: 1; } }
.gallery { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 15rem), 1fr)); gap: 8px; margin-top: 24px; }
.gallery img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }

.lightbox { width: 100vw; height: 100vh; height: 100dvh; max-width: none; max-height: none; margin: 0; padding: 0; border: 0; background: rgba(14, 39, 31, 0.97); color: #fff; overscroll-behavior: contain; }
.lightbox[open] { display: grid; place-items: center; }
@media (pointer: coarse) { .lightbox { touch-action: pinch-zoom; } } /* sideways swipes change the photo instead of going back a page */
.lightbox::backdrop { background: var(--green-deep); }
.lightbox img { max-width: 100vw; max-height: calc(100dvh - 120px); object-fit: contain; }
.lightbox__bar { position: absolute; inset: auto 0 0; display: flex; justify-content: space-between; align-items: center; gap: 12px; padding: 12px var(--gutter); }
.lightbox__count { font-size: 15px; }
.lightbox button { min-height: 44px; min-width: 44px; padding: 8px 14px; border: 1px solid var(--green-line); border-radius: 2px; color: #fff; font-size: 15px; font-weight: 600; }
.lightbox button:hover { background: rgba(255, 255, 255, 0.12); }
.lightbox__nav { display: flex; gap: 8px; }

/* ---------- available homes ---------- */
.filters { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 12px; align-items: end; }
@media (max-width: 1040px) { .filters { grid-template-columns: repeat(3, minmax(0, 1fr)); } }
@media (max-width: 720px) { .filters { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
.units-bar { display: flex; flex-wrap: wrap; align-items: center; gap: 8px 24px; margin-top: 8px; }
.units__count { font-weight: 600; margin-top: 24px; min-height: 27px; }
.units-bar:empty { display: none; }
.units__reset { font-size: 15px; }
.units__status { margin-top: 24px; color: var(--text-2); max-width: 38em; }
.units-bar .units__status { margin-top: 0; }
.units__grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 20rem), 1fr)); gap: 36px 24px; margin-top: 20px; }
.unit { display: flex; flex-direction: column; min-width: 0; padding: 10px 10px 14px; border: 1px solid var(--rule); border-radius: 2px; transition: border-color .15s ease; }
.unit:hover { border-color: var(--control); }
.unit__media { display: grid; place-items: center; background: var(--stone); aspect-ratio: 4 / 3; text-decoration: none; }
.unit__nophoto { font-size: 15px; color: var(--text-2); }
.unit__media img { width: 100%; height: 100%; object-fit: cover; filter: saturate(0.82); } /* AppFolio photos can't be graded at source */
.unit__body { display: flex; flex-direction: column; flex: 1; padding-top: 12px; }
.unit__community { font-size: 15px; line-height: 22px; color: var(--text-2); }
.unit__community a { text-underline-offset: 3px; }
.unit__addr { font-size: 19px; line-height: 26px; font-weight: 600; letter-spacing: -0.006em; }
.unit__addr a { text-decoration: none; }
.unit__addr a:hover { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.unit__price { margin-top: 8px; font-size: 22px; line-height: 28px; font-weight: 500; }
.unit__per { font-size: 15px; color: var(--text-2); font-weight: 400; }
.unit__total, .unit__avail, .unit__pets { font-size: 15px; line-height: 22px; color: var(--text-2); }
.unit__facts { display: flex; flex-wrap: wrap; gap: 0 14px; margin-top: 4px; }
.unit__actions { display: flex; flex-wrap: wrap; gap: 8px; margin-top: auto; padding-top: 14px; }

/* ---------- residents ---------- */
.tasks { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0 24px; }
.task { display: block; padding-block: 18px 22px; border-top: 2px solid var(--green); text-decoration: none; }
.task h2 { font-size: 22px; line-height: 28px; font-weight: 600; letter-spacing: -0.008em; }
.task:hover h2 { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.task p { color: var(--text-2); margin-top: 6px; }
@media (max-width: 1040px) { .tasks { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 560px) { .tasks { grid-template-columns: minmax(0, 1fr); } }
.notice { padding: 20px 24px; background: var(--stone); border-left: 4px solid var(--green); }
.notice strong { display: block; font-weight: 600; }
.faq details { border-top: 1px solid var(--rule); }
.faq details:last-child { border-bottom: 1px solid var(--rule); }
.faq summary { display: flex; justify-content: space-between; gap: 16px; padding-block: 16px; font-weight: 600; cursor: pointer; list-style: none; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-weight: 400; }
.faq details[open] summary::after { content: "\2212"; }
.faq p { padding-bottom: 18px; color: var(--text-2); max-width: 40em; }

/* ---------- contact ---------- */
.contact { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 40px 24px; }
.contact__form { grid-column: span 7; }
.contact__info { grid-column: 9 / -1; }
@media (max-width: 1040px) { .contact__form, .contact__info { grid-column: 1 / -1; } }
.contact__info dl > div { padding-block: 12px; border-top: 1px solid var(--rule); }
.contact__info dl > div:last-child { border-bottom: 1px solid var(--rule); }
.contact__info dt { color: var(--text-2); font-size: 15px; line-height: 22px; }
.contact__info dd a { text-underline-offset: 3px; overflow-wrap: anywhere; }
.choice { border: 0; margin: 0 0 24px; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.choice legend { padding: 0; margin-bottom: 8px; font-size: 15px; line-height: 22px; font-weight: 600; }
.choice label { display: block; cursor: pointer; }
.choice input { position: absolute; opacity: 0; }
.choice span { display: block; min-height: 44px; padding: 9px 16px; border: 1px solid var(--control); border-radius: 2px; font-size: 16px; line-height: 24px; font-weight: 500; }
.choice input:checked + span { background: var(--green); border-color: var(--green); color: #fff; }
.choice input:focus-visible + span { outline: 2px solid var(--green); outline-offset: 3px; }
.form { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px 16px; }
.field--full, .form__foot, .form-status { grid-column: 1 / -1; }
.form__foot { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 16px 32px; }
.form__note { font-size: 15px; line-height: 22px; color: var(--text-2); flex: 1 1 18em; }
.form__note a { text-underline-offset: 3px; }
.form-status { min-height: 0; font-weight: 500; }
.form-status:empty { display: none; }
.hp { position: absolute; left: -9999px; }
@media (max-width: 600px) {
  .form { grid-template-columns: minmax(0, 1fr); }
  .form__foot .btn { width: 100%; }
}

/* ---------- legal and errors ---------- */
.legal { max-width: 44em; }
.legal h2 { font-size: 22px; line-height: 28px; font-weight: 600; margin: 32px 0 8px; }
.legal p, .legal ul { margin-bottom: 12px; }
.legal ul { list-style: disc; padding-left: 1.2em; }
.err { padding-block: clamp(72px, 12vw, 160px); }
.err .btn-row { margin-top: 28px; }
.err .t-lead { margin-top: 16px; }

/* ---------- footer ---------- */
.footer { background: var(--green-deep); color: var(--on-dark-2); font-size: 16px; line-height: 24px; padding-block: clamp(48px, 6vw, 72px) 28px; }
.footer a { color: #fff; text-decoration: none; }
.footer a:hover { text-decoration: underline; text-underline-offset: 3px; }
.footer__top { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: 40px 24px; }
.footer__brand { grid-column: span 5; }
.footer__brand .brand__type { width: min(300px, 100%); height: auto; color: #fff; }
.footer__brand p { margin-top: 16px; max-width: 26em; }
.footer__top > div:not(.footer__brand) { grid-column: span 2; }
.footer__top > div:last-child { grid-column: span 3; }
.footer__h { font-size: 16px; line-height: 24px; font-weight: 600; color: #fff; margin-bottom: 8px; }
.footer li a { display: inline-block; padding-block: 3px; }
.footer address > * { display: block; padding-block: 3px; overflow-wrap: anywhere; }
.footer__bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px 32px; margin-top: 44px; padding-top: 18px; border-top: 1px solid var(--green-line); font-size: 14px; line-height: 20px; }
.footer__credit { display: inline-flex; flex-wrap: wrap; align-items: center; gap: 4px 10px; }
.footer__credit a { display: block; }
.footer__credit img { display: block; width: auto; height: 20px; }
.footer__legal { display: flex; flex-wrap: wrap; gap: 6px 24px; }
.eho { display: inline-flex; align-items: center; gap: 6px; }
.eho svg { width: 16px; height: 16px; }
@media (max-width: 1040px) {
  .footer__brand { grid-column: 1 / -1; }
  .footer__top > div:not(.footer__brand), .footer__top > div:last-child { grid-column: span 4; }
}
@media (max-width: 720px) {
  .footer__top > div:not(.footer__brand) { grid-column: span 6; }
  .footer__top > div:last-child { grid-column: 1 / -1; }
}

/* ---------- phones and touch: each rule below sits behind a query a desktop mouse window never meets ---------- */
.fold picture, .mosaic picture { display: contents; }
.filters__more { display: none; }
@media (max-width: 1100px) { .fold > .wrap:not(.fold__mid) { z-index: 2; } } /* keeps the headline above the tint behind the paragraph */
@media (max-width: 960px) { html { scroll-padding-top: 84px; } }
@media (max-width: 720px) {
  .ph::after { background: linear-gradient(180deg, rgba(14, 39, 31, .52), rgba(14, 39, 31, .46) 45%, rgba(14, 39, 31, .66) 72%, rgba(14, 39, 31, .74)); }
  .badge { font-size: 13px; }
  .sort { visibility: hidden; } /* the sort menu takes over here */
  .table--keep thead { position: static; display: table-header-group; width: auto; height: auto; overflow: visible; clip-path: none; }
  .table.table--keep thead tr:last-child th { display: table-cell; width: auto; padding: 0 0 8px; border: 0; }
}
@media (max-width: 720px) and (orientation: portrait) { .fold__bg { object-position: 50% 60%; } } /* matches the tall crop */
@media (max-width: 640px) and (max-height: 700px) {
  .ph--lift { min-height: 0; }
  .ph--lift > .wrap { padding-block: calc(var(--header-h) + 24px) 104px; }
}
@media (max-width: 480px) {
  .filters__more { display: block; grid-column: 1 / -1; justify-self: start; min-height: 44px; }
  .filters:not(.is-open) .field--extra { display: none; }
  .filters .field--extra:last-child { grid-column: 1 / -1; }
}
/* Phones held sideways */
@media (max-width: 960px) and (max-height: 500px) {
  .has-sky .header:not(.is-solid) { background: rgba(14, 39, 31, .62); }
  .ph::after { background: linear-gradient(180deg, rgba(14, 39, 31, .52), rgba(14, 39, 31, .5)); }
  .ow { padding-top: 18px; }
  .ow__sub { margin-top: 12px; gap: 14px 64px; }
}
/* Bigger tap areas. The negative margins keep every link exactly where it was */
@media (max-width: 960px) and (pointer: coarse) {
  .brand { display: flex; align-items: center; min-height: 44px; }
  .footer li a, .footer address > a, .footer__legal a, .footer__credit a { display: flex; align-items: center; min-height: 44px; padding-block: 0; }
  main a.link:not(p > a), main p > a.link:only-child, .reach a, .table a, main dd > a, .unit__addr a { display: inline-block; margin-block: -10px; padding-block: 10px; }
  .unit__community a { display: inline-block; margin-block: -12px; padding-block: 12px; }
  .prop-address { margin-block: -2px -10px; padding-block: 10px; }
}

/* Phones: the home page's closing panels become a plain list, and the footer tightens up */
@media (max-width: 720px) {
  .next { padding-block: 12px; }
  .next .doors { row-gap: 0; }
  .next .door { display: flex; flex-wrap: wrap; align-items: center; gap: 0 14px; padding: 24px 0; background: none; border: 0; border-radius: 0; box-shadow: none; }
  .next .door + .door { border-top: 1px solid rgba(20, 53, 43, .18); }
  .next .door h2, .next .door p { flex: 1 0 100%; max-width: none; }
  .next .door p { margin-top: 4px; }
  .next .door .btn { width: auto; min-height: 44px; margin-top: 14px; padding: 8px 18px; }
  .next .door ul { display: contents; }
  .next .door li + li { display: none; } /* Resident services stays one tap away in the menu and on the Residents page */
  .next .door li a { margin-top: 14px; min-height: 44px; font-size: 15px; text-decoration: underline; text-decoration-thickness: 1px; text-decoration-color: var(--control); text-underline-offset: 4px; }

  .footer { padding-block: 36px 20px; }
  .footer__top { gap: 16px 24px; }
  .footer__brand .brand__type { width: 196px; }
  .footer__brand p { margin-top: 12px; font-size: 15px; line-height: 22px; }
  .footer__h { position: absolute; width: 1px; height: 1px; overflow: hidden; clip-path: inset(50%); }
  .footer li a { font-size: 15px; }
  .footer__top > div:last-child { padding-top: 14px; border-top: 1px solid var(--green-line); }
  .footer address { font-size: 15px; }
  .footer address > span { padding-block: 1px; font-size: 14px; line-height: 20px; }
  .footer address > span:first-of-type { margin-top: 6px; }
  .footer__bottom { flex-direction: column; gap: 2px; margin-top: 18px; padding-top: 12px; font-size: 13px; line-height: 20px; }
  .footer__legal { gap: 0 16px; align-items: center; }
  .footer__legal > span:first-child { flex: 1 0 100%; }
  .footer__credit img { height: 16px; }
}

/* Phones: the Owners page gives the short version, and the map swaps to one drawn for a tall screen */
.vmap--phone, .scope__toggle, .only-phone { display: none; }
@media (max-width: 720px) {
  .only-wide { display: none; }
  .only-phone { display: block; }

  .atlas { display: block; }
  .atlas__map { margin-inline: calc(var(--gutter) * -1); }
  .vmap:not(.vmap--phone) { display: none; }
  .vmap--phone { display: block; max-width: 480px; margin-inline: auto; }
  .vmap--phone .vmap__labels text { font-size: 14px; stroke-width: 4px; }
  .vmap--phone .vmap__labels .minor { display: inline; }
  .vmap--phone .dot { r: 4.2px; }

  .ow ~ section { padding-block: 44px; }
  .ow { --drop: 96px; }
  .sheet { margin-top: 28px; padding: 16px; }
  .sheet tbody tr:not(.is-sum, .is-net) { display: none; }
  .sheet__grid { gap: 14px; }
  .sheet__side dl { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 8px; }
  .sheet__side dl > div { display: flex; flex-direction: column-reverse; justify-content: flex-end; gap: 2px; padding: 0; border: 0; font-size: 13px; line-height: 18px; }
  .sheet__side dd { font-size: 17px; line-height: 22px; }
  .sheet__chart { margin-top: 14px; }
  .sheet__chart > span { display: none; }
  .sheet__bars { height: 52px; margin-block: 8px 0; gap: 6px; }

  .who { gap: 20px; }
  .who > .docs.docs--light, #portal .docs.docs--light { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 8px; }
  .ow ~ section .docs.docs--light > div { display: flex; align-items: center; min-height: 66px; padding: 10px 12px; background: var(--white); border: 1px solid var(--rule); border-radius: 2px; }
  .who > .docs.docs--light > div { background: var(--stone); border-color: transparent; }
  .ow ~ section .docs dt { font-size: 15px; line-height: 20px; }
  .ow ~ section .docs dd { display: none; }
  #portal .docs.docs--light { margin-top: 16px; }
  .ow__intro { margin-bottom: 16px; }

  .cal__all { display: none !important; }
  .cal tbody th { padding: 8px 0 0; font-size: 15px; line-height: 20px; }
  .cal td { height: 22px; }
  .cal thead th { height: 22px; font-size: 13px; }

  .scope { gap: 0; margin-top: 20px; }
  .scope article { position: relative; padding-block: 14px; border-top: 1px solid var(--rule); }
  .scope article:last-child { border-bottom: 1px solid var(--rule); }
  .scope article > h3, .scope article > p { padding-right: 32px; }
  .scope article > p { margin-top: 2px; }
  .scope article.is-closed .ticks { display: none; }
  .scope .ticks { margin-top: 8px; }
  .scope__toggle { display: block; position: absolute; inset: 0 0 auto; height: 100%; }
  .scope article:not(.is-closed) .scope__toggle { height: 72px; }
  .scope__toggle::after { content: "+"; position: absolute; top: 14px; right: 2px; font-size: 20px; line-height: 24px; color: var(--text-2); }
  .scope__toggle[aria-expanded="true"]::after { content: "\2212"; }

  .ow ~ section .tally { margin-top: 20px; }
  .ow ~ section .strip { margin-top: 20px; }
  .strip a:nth-child(n + 3) { display: none; }
  .ow ~ section .steps--line { row-gap: 20px; }
  .ow__close { margin-top: 28px; padding-top: 24px; }
}

@media print {
  .header, .mobile-menu, .footer { display: none; }
}