@font-face {
      font-family: "Anybody Capecchi";
      src: url("/static/fonts/anybody-variable.woff2") format("woff2");
      font-style: normal;
      font-weight: 100 900;
      font-display: swap;
    }

    @font-face {
      font-family: "Figtree Capecchi";
      src: url("/static/fonts/figtree-variable.ttf") format("truetype");
      font-style: normal;
      font-weight: 300 900;
      font-display: swap;
    }

    @font-face {
      font-family: "Afacad Flux Capecchi";
      src: url("/static/fonts/afacad-flux-variable.woff2") format("woff2");
      font-style: oblique -14deg 0deg;
      font-weight: 100 1000;
      font-display: swap;
    }

    :root {
      --deep: #102f49;
      --lake: #164b76;
      --sky: #9fcce3;
      --mist: #eef3f6;
      --white: #ffffff;
      --line: rgba(16, 47, 73, 0.18);
      --pad: clamp(22px, 4.6vw, 76px);
      --header-height: 112px;
    }

    * { box-sizing: border-box; }

    html {
      color: var(--deep);
      background: var(--deep);
      scroll-behavior: smooth;
      scroll-padding-top: var(--header-height);
    }

    body {
      margin: 0;
      min-width: 320px;
      font-family: "Afacad Flux Capecchi", "Avenir Next", sans-serif;
      font-variation-settings: "slnt" -3, "wght" 400;
      font-size: 16px;
      line-height: 1.55;
      -webkit-font-smoothing: antialiased;
    }

    a { color: inherit; text-decoration: none; }
    button, a { -webkit-tap-highlight-color: transparent; }
    img, video { display: block; }

    .skip-link {
      position: fixed;
      z-index: 100;
      top: 12px;
      left: 12px;
      padding: 10px 14px;
      color: var(--white);
      background: var(--deep);
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 12px;
      transform: translateY(-170%);
      transition: transform 180ms ease;
    }

    .skip-link:focus { transform: translateY(0); }

    .site-header {
      position: absolute;
      z-index: 30;
      inset: 0 0 auto;
      min-height: var(--header-height);
      display: grid;
      grid-template-columns: minmax(176px, 1fr) auto auto;
      align-items: center;
      gap: clamp(22px, 4vw, 64px);
      padding: 18px var(--pad);
      color: var(--white);
      border-bottom: 1px solid rgba(255, 255, 255, 0.28);
    }

    .brand {
      width: clamp(166px, 16vw, 232px);
      height: 70px;
      display: flex;
      align-items: center;
    }

    .brand img {
      width: 100%;
      max-height: 64px;
      object-fit: contain;
      object-position: left center;
      filter: brightness(0) invert(1);
    }

    .site-nav {
      display: flex;
      align-items: center;
      gap: clamp(22px, 3vw, 48px);
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 11px;
      font-weight: 610;
      letter-spacing: 0.045em;
    }

    .site-nav a {
      position: relative;
      padding: 12px 0;
    }

    .site-nav a::after {
      content: "";
      position: absolute;
      right: 0;
      bottom: 7px;
      left: 0;
      height: 1px;
      background: currentColor;
      transform: scaleX(0);
      transform-origin: right;
      transition: transform 240ms ease;
    }

    .site-nav a:hover::after,
    .site-nav a:focus-visible::after {
      transform: scaleX(1);
      transform-origin: left;
    }

    .availability-link {
      min-height: 40px;
      display: inline-flex;
      align-items: center;
      gap: 11px;
      padding: 0 15px 0 12px;
      color: var(--deep);
      background: rgba(238, 243, 246, 0.94);
      border: 1px solid rgba(255, 255, 255, 0.48);
      border-radius: 999px;
      backdrop-filter: blur(12px);
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 10px;
      font-weight: 690;
    }

    .availability-link::before {
      content: "";
      width: 7px;
      height: 7px;
      flex: none;
      background: var(--lake);
      border-radius: 50%;
      box-shadow: 0 0 0 4px rgba(159, 204, 227, 0.52);
    }

    .scene-rail {
      position: fixed;
      z-index: 24;
      top: 50%;
      right: 20px;
      display: flex;
      flex-direction: column;
      align-items: flex-end;
      gap: 14px;
      color: var(--white);
      mix-blend-mode: difference;
      transform: translateY(-50%);
    }

    .scene-rail a {
      min-width: 54px;
      min-height: 20px;
      display: flex;
      align-items: center;
      justify-content: flex-end;
      gap: 9px;
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 9px;
      font-variant-numeric: tabular-nums;
      font-weight: 640;
      letter-spacing: 0.13em;
    }

    .scene-rail a::after {
      content: "";
      width: 15px;
      height: 1px;
      background: currentColor;
      transition: width 220ms ease;
    }

    .scene-rail a:hover::after,
    .scene-rail a:focus-visible::after,
    .scene-rail a.active::after { width: 36px; }

    .scene { position: relative; isolation: isolate; }

    .hero {
      min-height: 100svh;
      display: flex;
      align-items: flex-end;
      overflow: hidden;
      color: var(--white);
      background: var(--deep);
    }

    .hero::after {
      content: "";
      position: absolute;
      z-index: -1;
      inset: 0;
      background:
        linear-gradient(180deg, rgba(8, 28, 44, 0.52) 0%, rgba(8, 28, 44, 0.06) 34%, rgba(8, 28, 44, 0.08) 52%, rgba(8, 28, 44, 0.78) 100%),
        linear-gradient(90deg, rgba(8, 28, 44, 0.44), rgba(8, 28, 44, 0.06) 58%, transparent 82%);
      pointer-events: none;
    }

    .hero video {
      position: absolute;
      z-index: -2;
      inset: 0;
      width: 100%;
      height: 100%;
      object-fit: cover;
      object-position: center 48%;
      background: var(--deep);
    }

    html:not(.js) .hero video { z-index: 0; }
    html:not(.js) .hero::after { z-index: 1; }

    html:not(.js) .hero-copy {
      position: relative;
      z-index: 2;
      pointer-events: none;
    }

    html:not(.js) .hero-caption {
      z-index: 2;
      pointer-events: none;
    }

    .hero-copy {
      width: 100%;
      display: grid;
      grid-template-columns: minmax(0, 1.35fr) minmax(270px, 0.55fr);
      align-items: end;
      gap: clamp(32px, 7vw, 120px);
      padding: 170px var(--pad) clamp(72px, 10vh, 120px);
    }

    .kicker,
    .eyebrow,
    .caption,
    .footer-meta {
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 10px;
      font-weight: 680;
      letter-spacing: 0.16em;
      text-transform: uppercase;
    }

    .hero .kicker {
      display: flex;
      align-items: center;
      gap: 14px;
      margin: 0 0 20px;
      color: var(--sky);
    }

    .hero .kicker::before {
      content: "";
      width: 42px;
      height: 1px;
      background: currentColor;
    }

    h1, h2, h3, p { margin-top: 0; }

    h1, h2, h3 {
      margin-bottom: 0;
      font-family: "Anybody Capecchi", "Arial Narrow", sans-serif;
      font-weight: 430;
      font-variation-settings: "wdth" 112, "wght" 430;
      line-height: 0.89;
      letter-spacing: -0.052em;
    }

    h1 {
      max-width: 1080px;
      font-size: clamp(58px, 8.7vw, 142px);
      text-wrap: balance;
    }

    .hero-aside {
      max-width: 420px;
      padding: 20px 0 4px;
      border-top: 1px solid rgba(255, 255, 255, 0.5);
    }

    .hero-aside p {
      margin-bottom: 28px;
      color: rgba(255, 255, 255, 0.9);
      font-size: clamp(16px, 1.35vw, 20px);
      line-height: 1.55;
      letter-spacing: -0.012em;
    }

    .film-control:not([hidden]) {
      min-height: 44px;
      display: inline-flex;
      align-items: center;
      gap: 11px;
      padding: 0;
      color: inherit;
      background: transparent;
      border: 0;
      border-bottom: 1px solid rgba(255, 255, 255, 0.64);
      border-radius: 0;
      cursor: pointer;
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 10px;
      font-weight: 680;
      letter-spacing: 0.1em;
      text-transform: uppercase;
    }

    .control-icon {
      position: relative;
      width: 19px;
      height: 19px;
      flex: none;
      border: 1px solid currentColor;
      border-radius: 50%;
    }

    .control-icon::before,
    .control-icon::after {
      content: "";
      position: absolute;
      top: 5px;
      width: 2px;
      height: 7px;
      background: currentColor;
    }

    .control-icon::before { left: 6px; }
    .control-icon::after { right: 6px; }

    .film-control.is-paused .control-icon::before {
      top: 4px;
      left: 7px;
      width: 0;
      height: 0;
      border-top: 4px solid transparent;
      border-bottom: 4px solid transparent;
      border-left: 6px solid currentColor;
      background: transparent;
    }

    .film-control.is-paused .control-icon::after { display: none; }

    .hero-caption {
      position: absolute;
      right: var(--pad);
      bottom: 22px;
      color: rgba(255, 255, 255, 0.72);
    }

    .photo-chapter {
      min-height: 96svh;
      display: flex;
      align-items: flex-end;
      overflow: hidden;
      color: var(--white);
      background: var(--lake);
    }

    .photo-chapter::after {
      content: "";
      position: absolute;
      z-index: -1;
      inset: 42% 0 0;
      background: linear-gradient(180deg, transparent, rgba(8, 28, 44, 0.5));
      pointer-events: none;
    }

    .photo-chapter img {
      position: absolute;
      z-index: -2;
      inset: 0;
      width: 100%;
      height: 100%;
      object-fit: cover;
      object-position: center;
    }

    .photo-caption {
      width: 100%;
      display: flex;
      align-items: end;
      justify-content: space-between;
      gap: 24px;
      padding: 0 var(--pad) clamp(28px, 4vw, 52px);
    }

    .photo-caption p { margin: 0; }
    .photo-caption .caption:last-child { opacity: 0.72; }

    .management {
      min-height: 100svh;
      display: grid;
      grid-template-columns: minmax(270px, 0.38fr) minmax(0, 0.62fr);
      color: var(--deep);
      background: var(--mist);
    }

    .chapter-index {
      position: relative;
      min-height: 100%;
      display: flex;
      flex-direction: column;
      justify-content: space-between;
      padding: clamp(72px, 9vw, 144px) var(--pad) clamp(48px, 6vw, 96px);
      color: var(--deep);
      background: var(--sky);
    }

    .chapter-number {
      font-family: "Anybody Capecchi", sans-serif;
      font-size: clamp(92px, 13vw, 208px);
      font-weight: 220;
      line-height: 0.72;
      letter-spacing: -0.075em;
      color: rgba(255, 255, 255, 0.66);
    }

    .chapter-index p {
      max-width: 280px;
      margin: clamp(96px, 20vh, 220px) 0 0;
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 11px;
      font-weight: 660;
      line-height: 1.62;
      letter-spacing: 0.12em;
      text-transform: uppercase;
    }

    .management-copy {
      display: flex;
      flex-direction: column;
      justify-content: space-between;
      padding: clamp(100px, 13vw, 200px) clamp(28px, 8vw, 132px) clamp(72px, 9vw, 136px);
    }

    .management-copy .eyebrow { margin-bottom: 24px; color: var(--lake); }

    .management-copy h2 {
      max-width: 940px;
      font-size: clamp(64px, 8.4vw, 136px);
    }

    .management-lower {
      display: grid;
      grid-template-columns: minmax(110px, 0.38fr) minmax(250px, 1fr);
      gap: clamp(32px, 7vw, 104px);
      align-items: start;
      margin-top: clamp(112px, 20vh, 240px);
    }

    .management-lower .eyebrow { margin-top: 8px; }

    .management-lower p {
      max-width: 610px;
      margin-bottom: 32px;
      font-size: clamp(20px, 1.8vw, 28px);
      line-height: 1.56;
      letter-spacing: -0.014em;
    }

    .text-link {
      min-height: 44px;
      display: inline-flex;
      align-items: center;
      gap: 22px;
      padding: 8px 0;
      border-bottom: 1px solid currentColor;
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 11px;
      font-weight: 680;
      letter-spacing: 0.08em;
      text-transform: uppercase;
    }

    .text-link::after {
      content: "→";
      font-size: 17px;
      font-weight: 400;
      transition: transform 220ms ease;
    }

    .text-link:hover::after,
    .text-link:focus-visible::after { transform: translateX(6px); }

    .properties {
      min-height: 100svh;
      display: grid;
      grid-template-rows: minmax(0, 1fr) auto;
      color: var(--white);
      background: var(--deep);
    }

    .properties-main {
      min-height: calc(100svh - 132px);
      display: grid;
      grid-template-columns: minmax(0, 1.62fr) minmax(330px, 0.62fr);
    }

    .property-image {
      position: relative;
      min-height: 720px;
      overflow: hidden;
    }

    .property-image img {
      width: 100%;
      height: 100%;
      object-fit: cover;
      object-position: center;
    }

    .property-image .caption {
      position: absolute;
      left: var(--pad);
      bottom: 36px;
      padding: 10px 12px;
      color: var(--deep);
      background: rgba(238, 243, 246, 0.92);
      backdrop-filter: blur(8px);
    }

    .property-copy {
      min-width: 0;
      display: flex;
      flex-direction: column;
      justify-content: space-between;
      padding: clamp(72px, 9vw, 136px) var(--pad) clamp(52px, 7vw, 104px);
      border-left: 1px solid rgba(255, 255, 255, 0.18);
    }

    .property-copy .eyebrow { margin-bottom: 24px; color: var(--sky); }

    .property-copy h2 {
      max-width: 560px;
      font-size: clamp(58px, 6.7vw, 108px);
      overflow-wrap: anywhere;
    }

    .property-copy p {
      max-width: 430px;
      margin: clamp(64px, 12vh, 150px) 0 0;
      color: rgba(255, 255, 255, 0.76);
      font-size: clamp(18px, 1.45vw, 23px);
      line-height: 1.58;
    }

    .property-meta {
      display: flex;
      align-items: center;
      justify-content: space-between;
      gap: 24px;
      margin-top: 64px;
      color: var(--sky);
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 10px;
      font-weight: 680;
      letter-spacing: 0.14em;
      text-transform: uppercase;
    }

    .offer-strip {
      min-height: 132px;
      display: grid;
      grid-template-columns: minmax(145px, 0.42fr) minmax(260px, 1.4fr) auto;
      gap: 32px;
      align-items: center;
      padding: 28px var(--pad);
      color: var(--deep);
      background: var(--sky);
      border-top: 1px solid rgba(255, 255, 255, 0.24);
    }

    .offer-strip p {
      margin: 0;
      font-size: clamp(19px, 2vw, 30px);
      line-height: 1.28;
      letter-spacing: -0.01em;
    }

    .contact {
      min-height: 92svh;
      display: grid;
      grid-template-rows: 1fr auto;
      color: var(--deep);
      background: var(--white);
    }

    .contact-main {
      display: grid;
      grid-template-columns: minmax(0, 1.3fr) minmax(270px, 0.7fr);
      gap: clamp(48px, 9vw, 152px);
      align-items: end;
      padding: clamp(112px, 15vw, 224px) var(--pad) clamp(88px, 11vw, 168px);
    }

    .contact h2 {
      max-width: 1050px;
      font-size: clamp(70px, 11vw, 176px);
    }

    .contact-aside {
      max-width: 440px;
      padding-bottom: 10px;
    }

    .contact-aside p {
      margin-bottom: 32px;
      font-size: clamp(18px, 1.45vw, 23px);
      line-height: 1.58;
    }

    .site-footer {
      display: grid;
      grid-template-columns: 1fr auto auto;
      gap: 40px;
      align-items: center;
      padding: 28px var(--pad);
      border-top: 1px solid var(--line);
      font-family: "Figtree Capecchi", sans-serif;
      font-size: 10px;
      font-weight: 580;
      letter-spacing: 0.1em;
      text-transform: uppercase;
    }


    .js .reveal {
      opacity: 0;
      transform: translateY(28px);
      transition: opacity 700ms ease, transform 900ms cubic-bezier(0.16, 1, 0.3, 1);
    }

    .js .reveal.visible { opacity: 1; transform: none; }

    :focus-visible {
      outline: 2px solid var(--sky);
      outline-offset: 5px;
    }

    @media (max-width: 1040px) {
      :root { --header-height: 96px; }
      .site-header { grid-template-columns: 180px 1fr; }
      .site-nav { justify-content: flex-end; gap: 20px; }
      .availability-link { display: none; }
      .scene-rail { right: 12px; }
      .hero-copy {
        grid-template-columns: minmax(0, 1fr) minmax(220px, 0.38fr);
        gap: clamp(24px, 4vw, 44px);
        padding-right: max(var(--pad), 78px);
      }
      .hero-copy > * { min-width: 0; }
      .hero h1 {
        font-size: clamp(54px, 6.7vw, 76px);
        font-variation-settings: "wdth" 104, "wght" 430;
      }
      .management { grid-template-columns: 31% 69%; }
      .properties-main { grid-template-columns: minmax(0, 58%) minmax(0, 42%); }
      .property-copy {
        min-width: 0;
        padding-right: max(var(--pad), 68px);
      }
      .property-copy h2 {
        font-size: clamp(46px, 5.5vw, 62px);
        font-variation-settings: "wdth" 100, "wght" 430;
      }
      .contact-main {
        grid-template-columns: minmax(0, 1fr) minmax(230px, 0.42fr);
        gap: clamp(32px, 6vw, 64px);
        padding-right: max(var(--pad), 78px);
      }
      .contact h2 { font-size: clamp(64px, 8vw, 92px); }
    }

    @media (max-width: 760px) {
      :root { --header-height: 112px; }

      .site-header {
        grid-template-columns: 1fr;
        gap: 6px;
        align-content: center;
        min-height: var(--header-height);
        padding-top: 12px;
        padding-bottom: 12px;
      }

      .brand { width: 142px; height: 48px; }

      .site-nav {
        justify-content: flex-start;
        gap: 18px;
        overflow-x: auto;
        font-size: 9px;
        white-space: nowrap;
        scrollbar-width: none;
      }

      .site-nav::-webkit-scrollbar { display: none; }

      .scene-rail { display: none; }
      .hero { min-height: 900px; }
      .hero video { object-position: 58% center; }
      .hero-copy {
        grid-template-columns: 1fr;
        gap: 40px;
        padding-top: 156px;
        padding-right: var(--pad);
        padding-bottom: 64px;
      }
      .hero h1 {
        font-size: clamp(36px, 11.5vw, 62px);
        font-variation-settings: "wdth" 94, "wght" 430;
      }
      .hero-aside { max-width: calc(100vw - 44px); }
      .hero-aside p { font-size: 15px; hyphens: auto; overflow-wrap: break-word; }
      .hero-caption { display: none; }

      .photo-chapter { min-height: 74svh; }
      .photo-chapter img { object-position: 54% center; }
      .photo-caption .caption:last-child { display: none; }

      .management { display: block; min-height: 0; }
      .chapter-index { min-height: 310px; padding-top: 72px; padding-bottom: 40px; }
      .chapter-index p { margin-top: 80px; }
      .management-copy { min-height: 760px; padding-top: 88px; padding-bottom: 96px; }
      .management-copy h2 { font-size: clamp(58px, 16vw, 88px); }
      .management-lower { grid-template-columns: 1fr; gap: 24px; margin-top: 112px; }

      .properties { min-height: 0; }
      .properties-main { display: block; min-height: 0; }
      .property-image { min-height: 64svh; }
      .property-image img { object-position: 54% center; }
      .property-copy {
        min-height: 660px;
        padding-right: var(--pad);
        border-left: 0;
        border-top: 1px solid rgba(255, 255, 255, 0.18);
      }
      .property-copy h2 { font-size: clamp(54px, 14vw, 76px); }

      .offer-strip { grid-template-columns: 1fr auto; gap: 16px 24px; }
      .offer-strip .eyebrow { grid-column: 1 / -1; }

      .contact-main {
        grid-template-columns: minmax(0, 1fr);
        align-content: center;
        padding-right: var(--pad);
      }
      .contact-main > * { min-width: 0; }
      .contact h2 {
        font-size: clamp(44px, 14.2vw, 76px);
        font-variation-settings: "wdth" 100, "wght" 430;
      }
      .contact-aside { padding-bottom: 0; }

      .site-footer { grid-template-columns: 1fr auto; }
      .site-footer span:first-child { grid-column: 1 / -1; }
    }

    @media (max-width: 480px) {
      .hero { min-height: 860px; }
      .hero-copy { padding-bottom: 56px; }
      .hero .kicker { font-size: 9px; }
      .property-image { min-height: 520px; }
      .property-copy { min-height: 610px; }
      .offer-strip { grid-template-columns: 1fr; }
      .offer-strip .eyebrow { grid-column: auto; }
      .offer-strip .text-link { justify-self: start; }
      .site-footer { grid-template-columns: 1fr; gap: 14px; }
      .site-footer span:first-child { grid-column: auto; }
    }

    @media (prefers-reduced-motion: reduce) {
      html { scroll-behavior: auto; }
      *, *::before, *::after {
        scroll-behavior: auto !important;
        transition-duration: 0.01ms !important;
        animation-duration: 0.01ms !important;
        animation-iteration-count: 1 !important;
      }
      .js .reveal { opacity: 1; transform: none; }
    }