:root{
  --navy:#252733; --deep:#0F3B4C; --teal:#14586B; --cyan:#2AA0C4; --green:#5E8A55;
  --ink:#1d2027; --muted:#5b6672; --paper:#ffffff; --mist:#f4f6f7; --line:#e4e9eb;
  --maxw:1160px; --radius:14px; --shadow:0 2px 10px rgba(20,30,40,.06),0 10px 30px rgba(20,30,40,.05);
  --serif:"Lora",Georgia,"Times New Roman",serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--teal);text-decoration:none}
a:hover{color:var(--cyan)}
h1,h2,h3{font-family:var(--serif);font-weight:700;line-height:1.12;color:var(--navy);text-wrap:balance;margin:0 0 .4em}
h1{font-size:clamp(2rem,5vw,3.3rem)}
h2{font-size:clamp(1.5rem,3.4vw,2.3rem)}
h3{font-size:1.25rem}
p{margin:0 0 1rem}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 20px}
.eyebrow{font-family:var(--sans);font-weight:700;letter-spacing:.14em;text-transform:uppercase;font-size:.78rem;color:var(--cyan);margin:0 0 .6em}
.accent-rule{height:4px;width:72px;border-radius:3px;background:linear-gradient(90deg,var(--cyan),var(--green));margin:.2rem 0 1.4rem}
.btn{display:inline-flex;align-items:center;gap:.5em;font-weight:700;font-family:var(--sans);padding:.85em 1.5em;border-radius:999px;border:2px solid transparent;cursor:pointer;transition:.15s;font-size:1rem}
.btn-primary{background:var(--cyan);color:#fff}
.btn-primary:hover{background:var(--teal);color:#fff}
.btn-ghost{border-color:rgba(255,255,255,.5);color:#fff}
.btn-ghost:hover{background:rgba(255,255,255,.12);color:#fff}
.btn-dark{background:var(--navy);color:#fff}
.btn-dark:hover{background:var(--deep);color:#fff}

/* ---------- Header ---------- */
.site-header{position:sticky;top:0;z-index:50;background:var(--navy);color:#fff}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;height:74px}
.brand img{height:42px;width:auto}
.nav{display:flex;align-items:center;gap:26px}
.nav a{color:#dfe6e9;font-weight:600;font-size:.98rem}
.nav a:hover,.nav a.active{color:#fff}
.header-cta{display:inline-flex;align-items:center;gap:.5em;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);color:#fff;font-weight:700;padding:.5em 1em;border-radius:999px}
.header-cta:hover{background:var(--cyan);border-color:var(--cyan);color:#fff}
.menu-toggle{display:none;background:none;border:0;color:#fff;font-size:1.6rem;cursor:pointer}
@media(max-width:860px){
  .nav,.header-cta{display:none}
  .menu-toggle{display:block}
  .site-header.open .nav{display:flex;position:absolute;top:74px;left:0;right:0;flex-direction:column;background:var(--navy);padding:12px 20px 20px;gap:14px;border-top:1px solid rgba(255,255,255,.1)}
}

/* ---------- Hero ---------- */
.hero{background:var(--navy);color:#fff;padding:64px 0 76px;position:relative}
.hero .eyebrow{color:var(--cyan)}
.hero h1{color:#fff;max-width:14ch}
.hero p.lead{font-size:1.2rem;color:#cdd6da;max-width:52ch;margin-bottom:1.6rem}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px}

/* ---------- Sections ---------- */
section{padding:56px 0}
.section-mist{background:var(--mist)}
.section-head{max-width:620px;margin-bottom:34px}

/* ---------- Listings grid ---------- */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:26px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);transition:.18s;display:flex;flex-direction:column}
.card:hover{transform:translateY(-3px);box-shadow:0 6px 16px rgba(20,30,40,.1),0 18px 44px rgba(20,30,40,.09)}
.card-photo{aspect-ratio:3/2;background:var(--navy);position:relative;overflow:hidden}
.card-photo img{width:100%;height:100%;object-fit:cover}
.card-badge{position:absolute;top:12px;left:12px;background:var(--green);color:#fff;font-weight:700;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;padding:.35em .7em;border-radius:999px}
.card-badge.leased{background:var(--muted)}
.card-price{position:absolute;bottom:12px;right:12px;background:rgba(15,59,76,.92);color:#fff;font-weight:700;padding:.4em .7em;border-radius:8px;font-size:1.05rem}
.card-body{padding:18px 20px 20px;display:flex;flex-direction:column;gap:8px;flex:1}
.card-body h3{margin:0;color:var(--navy)}
.card-addr{color:var(--muted);font-size:.92rem;margin:0}
.specs{display:flex;gap:16px;flex-wrap:wrap;color:var(--ink);font-size:.9rem;font-weight:600;margin-top:4px}
.specs span{display:inline-flex;align-items:center;gap:.35em}
.card .btn{margin-top:auto}
.rto-tag{display:inline-block;background:rgba(94,138,85,.12);color:#3f6b38;border:1px solid rgba(94,138,85,.3);font-size:.78rem;font-weight:700;padding:.3em .65em;border-radius:999px;width:fit-content}
.sample-flag{background:#fff6e5;border:1px dashed #e4b23c;color:#8a5a00;font-size:.82rem;font-weight:600;padding:.5em .8em;border-radius:8px;margin-bottom:18px}

/* ---------- Gallery ---------- */
.gallery{background:var(--navy)}
.gmain{width:100%;aspect-ratio:16/10;object-fit:cover;display:block}
.gmain-ph{aspect-ratio:16/10}
.gthumbs{display:flex;gap:8px;padding:10px 12px;overflow-x:auto;background:var(--navy)}
.gthumbs img{height:76px;width:110px;flex:0 0 auto;object-fit:cover;border-radius:7px;cursor:pointer;opacity:.55;border:2px solid transparent;transition:.12s}
.gthumbs img:hover{opacity:.85}
.gthumbs img.active{opacity:1;border-color:var(--cyan)}

/* ---------- Listing detail ---------- */
.listing-hero{display:grid;grid-template-columns:1.4fr 1fr;gap:10px;background:var(--navy)}
.listing-hero .main-photo{aspect-ratio:16/10;background:var(--deep)}
.listing-hero .thumbs{display:grid;grid-template-rows:1fr 1fr;gap:10px}
.listing-hero img{width:100%;height:100%;object-fit:cover}
@media(max-width:760px){.listing-hero{grid-template-columns:1fr}.listing-hero .thumbs{grid-template-columns:1fr 1fr;grid-template-rows:none}}
.listing-body{display:grid;grid-template-columns:1fr 340px;gap:40px;align-items:start}
@media(max-width:860px){.listing-body{grid-template-columns:1fr}}
.fact-table{width:100%;border-collapse:collapse;margin:8px 0 24px}
.fact-table td{padding:11px 0;border-bottom:1px solid var(--line);font-size:.98rem}
.fact-table td:first-child{color:var(--muted);width:45%}
.fact-table td:last-child{font-weight:600;color:var(--ink)}
.feature-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;gap:10px 22px}
@media(max-width:520px){.feature-list{grid-template-columns:1fr}}
.feature-list li{position:relative;padding-left:26px;color:var(--ink)}
.feature-list li::before{content:"";position:absolute;left:0;top:7px;width:12px;height:12px;border-radius:3px;background:linear-gradient(135deg,var(--cyan),var(--green))}
.apply-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);padding:24px;position:sticky;top:94px}
.apply-card .price{font-family:var(--serif);font-size:2.1rem;color:var(--navy);font-weight:700}
.apply-card .price small{font-family:var(--sans);font-size:.9rem;color:var(--muted);font-weight:600}
.apply-card .btn{width:100%;justify-content:center;margin:14px 0 10px}
.apply-card .call{display:block;text-align:center;font-weight:700;color:var(--teal);font-size:1.15rem}
.apply-note{font-size:.82rem;color:var(--muted);text-align:center;margin:10px 0 0}

/* ---------- Trust strip ---------- */
.trust{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:30px}
.trust .item h3{color:var(--cyan);font-size:2.1rem;margin:0}
.trust .item p{color:var(--muted);margin:.2em 0 0;font-weight:600}

/* ---------- Footer ---------- */
.site-footer{background:var(--navy);color:#c6d0d5;padding:48px 0 30px;margin-top:40px}
.site-footer a{color:#c6d0d5}.site-footer a:hover{color:#fff}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:34px}
@media(max-width:700px){.footer-grid{grid-template-columns:1fr}}
.site-footer img{height:40px;margin-bottom:14px}
.footer-grid h4{color:#fff;font-family:var(--sans);font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;margin:0 0 14px}
.footer-grid ul{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:9px}
.foot-bottom{border-top:1px solid rgba(255,255,255,.1);margin-top:34px;padding-top:18px;font-size:.84rem;color:#8b9ca3;display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px}
.cta-band{background:linear-gradient(120deg,var(--deep),var(--teal));color:#fff;border-radius:18px;padding:40px;text-align:center}
.cta-band h2{color:#fff}.cta-band p{color:#d4e2e7;max-width:48ch;margin:0 auto 1.4rem}

/* ============ Full-site components ============ */
.header-right{display:flex;align-items:center;gap:14px}
.hero-home{padding:76px 0 84px}
.hero-sm{padding:52px 0 58px}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center}
.section-sub{color:var(--muted);font-size:1.08rem}
.eyebrow.light{color:var(--cyan)}
.cta-actions{display:flex;flex-wrap:wrap;gap:14px;justify-content:center}
.ic{width:26px;height:26px}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.split-img img{border-radius:var(--radius);box-shadow:var(--shadow);width:100%;aspect-ratio:4/3;object-fit:cover}
.split-text .accent-rule{margin:.4rem 0 1.2rem}
@media(max-width:800px){.split{grid-template-columns:1fr;gap:28px}.split-img{order:-1}}

/* pillars / services */
.pillars{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.pillar{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px 26px;box-shadow:var(--shadow)}
.pillar .pic,.area-card .pic,.contact-card .pic{width:52px;height:52px;border-radius:12px;display:flex;align-items:center;justify-content:center;background:linear-gradient(135deg,var(--cyan),var(--green));color:#fff;margin-bottom:16px}
.pillar h3{margin:0 0 8px}
.pillar p{color:var(--muted);margin:0}

/* steps */
.steps{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:26px;counter-reset:s}
.steps li{display:flex;gap:16px;align-items:flex-start}
.steps .snum{flex:0 0 auto;width:40px;height:40px;border-radius:50%;background:var(--navy);color:#fff;font-weight:700;font-family:var(--serif);display:flex;align-items:center;justify-content:center;font-size:1.1rem}
.steps h3{margin:.1em 0 6px;font-size:1.15rem}
.steps p{color:var(--muted);margin:0;font-size:.97rem}

/* faq */
.faqs{max-width:760px}
.faq{border-bottom:1px solid var(--line);padding:4px 0}
.faq summary{cursor:pointer;font-weight:600;font-size:1.08rem;color:var(--navy);padding:16px 0;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-size:1.5rem;color:var(--cyan);font-weight:400;line-height:1}
.faq[open] summary::after{content:"\2013"}
.faq p{color:var(--muted);margin:0 0 16px}

/* owner band */
.owner-band{background:var(--navy);color:#fff}
.owner-inner{display:grid;grid-template-columns:1.3fr 1fr;gap:48px;align-items:center}
.owner-band h2{color:#fff}
.owner-band p{color:#cdd6da;max-width:48ch}
.owner-band .cta-actions{justify-content:flex-start;margin-top:22px}
.owner-stats{display:flex;flex-direction:column;gap:18px}
.owner-stats .stat{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);border-radius:var(--radius);padding:18px 22px}
.owner-stats .snum{display:block;font-family:var(--serif);font-size:1.7rem;font-weight:700;color:var(--cyan)}
.owner-stats .slab{color:#cdd6da;font-weight:600;font-size:.95rem}
@media(max-width:800px){.owner-inner{grid-template-columns:1fr;gap:28px}.owner-stats{flex-direction:row;flex-wrap:wrap}.owner-stats .stat{flex:1 1 140px}}

/* areas */
.areas-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.area-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow)}
.area-card h3{margin:0 0 8px}
.area-card p{color:var(--muted);margin:0;font-size:.97rem}

/* blog */
.blog-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:26px}
.blog-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);transition:.18s;display:flex;flex-direction:column}
.blog-card:hover{transform:translateY(-3px);box-shadow:0 6px 16px rgba(20,30,40,.1),0 18px 44px rgba(20,30,40,.09)}
.blog-photo{aspect-ratio:16/9;background:var(--navy);position:relative;overflow:hidden}
.blog-photo img{width:100%;height:100%;object-fit:cover}
.blog-cat{position:absolute;top:12px;left:12px;background:rgba(15,59,76,.92);color:#fff;font-size:.7rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;padding:.34em .7em;border-radius:999px}
.blog-body{padding:20px;display:flex;flex-direction:column;gap:8px;flex:1}
.blog-body h3{margin:0;font-size:1.2rem}
.blog-body p{color:var(--muted);margin:0;font-size:.95rem;flex:1}
.blog-date{color:var(--muted);font-size:.84rem;font-weight:600}

/* post */
.post{max-width:720px}
.post-hero{max-width:1000px;margin:0 auto;padding:0 20px}
.post-hero img{width:100%;aspect-ratio:21/9;object-fit:cover;border-radius:var(--radius);margin-top:8px}
.post h2{margin-top:1.6em}
.post p,.post li{font-size:1.08rem;line-height:1.75}
.post ul{padding-left:1.2em}.post li{margin-bottom:.5em}
.post-note{font-size:.92rem !important;color:var(--muted);border-left:3px solid var(--line);padding-left:16px;font-style:italic}
.post-cta{background:var(--mist);border-radius:var(--radius);padding:28px;margin-top:40px;display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.post-cta p{width:100%;margin:0 0 6px;font-size:1.1rem}

/* contact */
.contact-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:22px}
.contact-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow);text-align:center;transition:.16s;color:var(--ink)}
.contact-card:hover{transform:translateY(-3px);border-color:var(--cyan);color:var(--ink)}
.contact-card .pic{margin:0 auto 14px}
.contact-card h3{margin:0 0 6px}
.contact-card p{color:var(--muted);margin:0}