@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--teal:#006578;--ink:#132c31;--cream:#f4f3ee;--muted:#59686a}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--ink);font:16px/1.65 'DM Sans',Arial,sans-serif}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:Manrope,Arial,sans-serif;line-height:1.14;letter-spacing:-.045em}h1{font-size:clamp(46px,5.8vw,88px);font-weight:500}h2{font-size:clamp(34px,3.6vw,54px);font-weight:500}h3{font-size:25px;font-weight:600}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{touch-action:manipulation}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #cf9d49;outline-offset:5px}.wrap{width:min(1240px,88%);margin:auto}.review{padding:7px 6%;background:var(--ink);color:white;font-size:10px;letter-spacing:.12em}.review span{margin-left:20px;letter-spacing:.02em;color:#d1dfe1}header{height:105px;display:flex;align-items:center;justify-content:space-between;padding:16px 6%;background:white}header .brand img{width:225px;display:block}nav{display:flex;align-items:center;gap:34px;font-size:14px}nav>a:hover,.dark:hover{color:var(--teal)}.button{display:inline-flex;align-items:center;justify-content:center;gap:25px;background:var(--teal);color:white;border:1px solid var(--teal);padding:16px 24px;font-size:14px;font-weight:600;letter-spacing:.01em}.button:hover{background:#004b5b;color:white}.small{padding:12px 20px}.menu{display:none}.hero{position:relative;min-height:660px;color:white;display:flex;align-items:center;background:#213e40}.hero-image{position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,28,31,.86),rgba(5,28,31,.38) 60%,rgba(5,28,31,.15)),url('assets/sherman-creek-mia.jpg') center/cover}.hero-content{position:relative;width:min(1240px,88%);margin:50px auto 110px}.eyebrow{font-size:11px;font-weight:700;letter-spacing:.2em;margin-bottom:26px}.hero-content>p:not(.eyebrow){max-width:430px;margin:26px 0 30px;color:#e1e9e8;font-size:17px}.actions{display:flex;gap:28px;align-items:center}.text-link{font-size:14px;border-bottom:1px solid currentColor;padding-bottom:5px}.hero-caption{position:absolute;bottom:27px;left:6%;right:6%;border-top:1px solid #ffffff40;padding-top:17px;display:flex;justify-content:space-between;font-size:12px}.hero-caption span{font-size:10px;color:#e2e6e4}.intro{padding:100px 0;display:grid;grid-template-columns:1fr 2fr 1fr;gap:40px}.intro .eyebrow{margin-top:12px}.intro p:not(.eyebrow){max-width:530px;margin-top:25px;color:var(--muted)}.note{font-size:12px!important;color:var(--muted);line-height:1.6}.intro-mark{font-size:110px;font-family:Manrope,sans-serif;letter-spacing:-.1em;color:#dae3e2;line-height:1;align-self:center;text-align:center}.intro-mark span{display:block;letter-spacing:.3em;font-size:12px;margin-top:15px}.services{padding:20px 0 100px}.section-top{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:40px}.section-top .eyebrow{margin-bottom:18px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}.service-grid article{border-top:1px solid #bbc8c7;padding-top:24px}.number{font-size:12px;color:var(--teal)}.service-grid h3{margin:35px 0 18px}.service-grid p{color:var(--muted);font-size:15px;margin-bottom:27px}.service-grid a{color:var(--teal);font-size:13px;font-weight:700}.projects{background:var(--cream);padding:90px 0}.filters{display:flex;gap:12px;margin-bottom:28px}.filters button{background:transparent;border:1px solid #bec8c6;border-radius:30px;padding:8px 20px;font-size:12px;color:var(--ink)}.filters button.active{background:var(--ink);color:white;border-color:var(--ink)}.gallery{display:grid;grid-template-columns:1.35fr 1fr;gap:26px}.project{border:0;padding:0;text-align:left;background:none;color:var(--ink)}.project[hidden]{display:none}.project img{width:100%;height:390px;object-fit:cover;display:block;transition:filter .2s}.project:hover img{filter:brightness(.85)}.project span{display:block;padding-top:20px}.project b{display:block;font-size:23px;font-family:Manrope,sans-serif;font-weight:500}.project small{font-size:9px;letter-spacing:.13em;display:block;margin-top:8px;color:var(--muted)}.tours{display:grid;grid-template-columns:1fr 1.1fr;gap:90px;align-items:center;padding:105px 0}.tours p:not(.eyebrow){margin-top:25px;max-width:400px;color:var(--muted)}.tour-placeholder{background:#e9efed;border:1px solid #d4dfdc;min-height:340px;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:30px;background-image:linear-gradient(30deg,transparent 49.7%,#d6e0dc 50%,transparent 50.3%)}.tour-icon{display:grid;place-items:center;border:1px solid #91aca7;border-radius:100%;width:90px;height:90px;font-size:24px;color:var(--teal);margin-bottom:25px}.tour-placeholder h3{font-size:23px}.tour-placeholder p{margin-top:12px!important;font-size:13px}.tour-placeholder iframe{width:100%;min-height:350px;border:0}.process{background:var(--ink);color:white;padding:80px 0}.process .eyebrow{color:#b8d3d3}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:65px;margin-top:50px}.steps span{color:#a7c4c3;font-size:12px}.steps h3{margin:20px 0 15px;font-size:23px}.steps p{color:#c0cecc;font-size:14px}.contact{display:grid;grid-template-columns:1fr 1.1fr;gap:100px;padding:105px 0}.contact>div>p:not(.eyebrow){margin:25px 0;max-width:390px;color:var(--muted)}.contact .text-link{display:inline-block;margin-top:8px}label{display:block;font-size:12px;font-weight:600;margin-bottom:19px}label span{font-weight:400;color:var(--muted)}input,select,textarea{display:block;width:100%;background:#f7f8f5;border:1px solid #ccd5d1;padding:13px 14px;color:var(--ink);font-size:14px;margin-top:8px;border-radius:0}textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}#form-status{font-size:13px;color:var(--teal);margin-top:16px}footer{border-top:1px solid #d9dfdb;background:#fafaf8;padding:40px 0 25px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:25px}.footer-top img{width:190px}.footer-top p{font-family:Manrope,sans-serif;font-size:18px}.footer-top a{font-size:12px}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid #d9dfdb;padding-top:24px;margin-top:35px;font-size:11px;color:var(--muted)}dialog{border:0;padding:35px;max-width:min(960px,92vw);color:var(--ink)}dialog::backdrop{background:#071c21dc}dialog img{width:100%;max-height:70vh;object-fit:contain}dialog h3{margin-top:15px}dialog p{font-size:12px;margin-top:10px}.close{float:right;background:white;border:0;font-size:23px;padding:0 0 10px 20px}.skip{position:fixed;top:-100px;left:20px;padding:10px;background:white;z-index:20}.skip:focus{top:10px}@media(max-width:800px){header{height:85px}.brand img{max-width:185px}.menu{display:block;background:none;border:1px solid #bac7c4;padding:8px 12px;font-size:12px}nav{display:none;position:absolute;top:119px;left:0;right:0;background:white;z-index:5;padding:25px 6%;flex-direction:column;align-items:stretch;gap:20px}nav.open{display:flex}.review span{display:none}.hero{min-height:620px}.hero-caption{display:block}.hero-caption span{display:block;margin-top:6px}.actions{align-items:flex-start;flex-direction:column;gap:20px}.intro{grid-template-columns:1fr;gap:15px;padding:65px 0}.intro-mark{display:none}.intro p:not(.eyebrow){margin-top:20px}.services{padding:15px 0 65px}.section-top{display:block}.section-top .note{margin-top:20px}.service-grid{grid-template-columns:1fr;gap:30px}.service-grid h3{margin-top:20px}.projects{padding:60px 0}.gallery{grid-template-columns:1fr;gap:35px}.project img{height:310px}.tours,.contact{grid-template-columns:1fr;gap:40px;padding:65px 0}.steps{grid-template-columns:1fr;gap:35px}.steps h3{margin:10px 0}.process{padding:60px 0}.form-row{grid-template-columns:1fr;gap:0}.footer-top,.footer-bottom{flex-direction:column;align-items:flex-start;gap:20px}.filters{gap:8px}.filters button{padding:8px 15px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.project-context{padding:30px;background:white}.project-context p:not(.eyebrow){margin:22px 0;color:var(--muted)}.email{overflow-wrap:anywhere;max-width:100%}

#tour-container .button{margin:22px 0 18px}#tour-container .note{max-width:390px}#tour-container.tour-loaded{padding:0;display:block;background:#e9efed}#tour-container.tour-loaded iframe{display:block;width:100%;height:460px;border:0}@media(max-width:800px){#tour-container.tour-loaded iframe{height:400px}}

#mia-tour{border-top:1px solid #d4dfdc}#mia-tour-container .button{margin:22px 0 18px}#mia-tour-container .note{max-width:390px}#mia-tour-container.tour-loaded{padding:0;display:block;background:#e9efed}#mia-tour-container.tour-loaded iframe{display:block;width:100%;height:460px;border:0}@media(max-width:800px){#mia-tour-container.tour-loaded iframe{height:400px}}

#maddie-tour{border-top:1px solid #d4dfdc}#maddie-tour-container .button{margin:22px 0 18px}#maddie-tour-container .note{max-width:390px}#maddie-tour-container.tour-loaded{padding:0;display:block;background:#e9efed}#maddie-tour-container.tour-loaded iframe{display:block;width:100%;height:460px;border:0}@media(max-width:800px){#maddie-tour-container.tour-loaded iframe{height:400px}}

.business-details,.footer-address{font-style:normal}.business-details{margin:25px 0}.business-details p{margin-top:18px;color:var(--muted)}.footer-address{font-size:12px;margin-top:12px;color:var(--muted)}.footer-address a{display:inline-block;margin-top:5px}


/* Owner-provided Karstyn exterior, displayed before the walkthrough loads. */
#tour-container:not(.tour-loaded){background:linear-gradient(rgba(6,23,28,.62),rgba(6,23,28,.78)),url('assets/karstyn-exterior.webp') center center/cover no-repeat;color:#fff;min-height:420px;border-color:transparent}
#tour-container:not(.tour-loaded) .tour-icon{color:#fff;border-color:#ffffff99;background:#102f3540}
#tour-container:not(.tour-loaded) p,#tour-container:not(.tour-loaded) .note,#tour-container:not(.tour-loaded) .dark{color:#fff}
#tour-container:not(.tour-loaded) .button{background:#00596b;border-color:#97bfc6}
#tour-container:not(.tour-loaded) .button:hover{background:#003f4d}

/* Owner-provided Mia exterior, displayed before the walkthrough loads. */
#mia-tour-container:not(.tour-loaded){background:linear-gradient(rgba(6,23,28,.62),rgba(6,23,28,.78)),url('assets/mia-exterior.webp') center center/cover no-repeat;color:#fff;min-height:420px;border-color:transparent}
#mia-tour-container:not(.tour-loaded) .tour-icon{color:#fff;border-color:#ffffff99;background:#102f3540}
#mia-tour-container:not(.tour-loaded) p,#mia-tour-container:not(.tour-loaded) .note,#mia-tour-container:not(.tour-loaded) .dark{color:#fff}
#mia-tour-container:not(.tour-loaded) .button{background:#00596b;border-color:#97bfc6}
#mia-tour-container:not(.tour-loaded) .button:hover{background:#003f4d}

/* Owner-provided Maddie exterior, displayed before the walkthrough loads. */
#maddie-tour-container:not(.tour-loaded){background:linear-gradient(rgba(6,23,28,.62),rgba(6,23,28,.78)),url('assets/maddie-exterior.webp') center center/cover no-repeat;color:#fff;min-height:420px;border-color:transparent}
#maddie-tour-container:not(.tour-loaded) .tour-icon{color:#fff;border-color:#ffffff99;background:#102f3540}
#maddie-tour-container:not(.tour-loaded) p,#maddie-tour-container:not(.tour-loaded) .note,#maddie-tour-container:not(.tour-loaded) .dark{color:#fff}
#maddie-tour-container:not(.tour-loaded) .button{background:#00596b;border-color:#97bfc6}
#maddie-tour-container:not(.tour-loaded) .button:hover{background:#003f4d}

.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.button:disabled{opacity:.65;cursor:wait}


.community{background:var(--cream);padding:85px 0}.community-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:70px;align-items:start}.community-copy{padding-top:30px}.community-copy>p:not(.eyebrow){margin-top:24px;max-width:440px;color:var(--muted)}.community-actions{display:flex;flex-wrap:wrap;align-items:center;gap:24px;margin-top:28px}.community-map{margin:0;background:white;padding:14px;border:1px solid #d4dfdc}.community-map img{display:block;width:100%;height:auto}.community-map figcaption{padding:12px 5px 2px;font-size:12px;color:var(--muted)}@media(max-width:1000px){header nav{gap:18px}}@media(max-width:800px){.community{padding:55px 0}.community-layout{grid-template-columns:1fr;gap:30px}.community-copy{padding-top:0}}