@import url('https://fonts.googleapis.com/css2?family=Inter:wght@400;450;500;600&display=swap');
:root{--bg:#0b1117;--panel:#121c24;--line:#ffffff20;--text:#f2f4f5;--muted:#aab8c2;--teal:#39b7c9;--brand:#1782a3;--orange:#fc7836}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--bg);color:var(--text);font-family:Inter,Arial,sans-serif;font-feature-settings:'ss01','ss03';font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}a,button,summary{ -webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--orange);outline-offset:5px}.wrap{max-width:1180px;margin:auto;padding-left:32px;padding-right:32px}header{position:fixed;top:16px;left:20px;right:20px;z-index:50;border:.5px solid var(--line);background:#121b24e8;backdrop-filter:blur(20px);border-radius:14px;padding:12px 18px;display:flex;align-items:center;gap:22px}.brand img{display:block;width:105px}nav{display:flex;gap:19px;margin:auto}nav a{font-size:14px;white-space:nowrap;color:#c4cdd4}nav a:hover,nav a.active{color:var(--teal)}.nav-actions{display:flex;gap:8px}.button{background:#f2f2f2;color:#14232c;border:.5px solid transparent;border-radius:9px;padding:12px 19px;display:inline-flex;align-items:center;justify-content:center;gap:20px;font-size:14px;font-weight:500;line-height:1.4;transition:transform .2s,background .2s}.button:hover{background:#d7f3f5;transform:translateY(-2px)}.ghost{background:#ffffff08;color:white;border-color:#ffffff35}.menu{display:none}.eyebrow{font-size:12px;letter-spacing:1.6px;font-weight:500;color:var(--teal);line-height:1.6}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400;letter-spacing:-.04em}h1{font-size:clamp(44px,5.3vw,72px);line-height:1.08;margin:25px 0}h1 span{color:var(--teal);display:inline-block;border-bottom:3px solid var(--orange);padding-bottom:6px}h2{font-size:clamp(34px,4vw,49px);line-height:1.13;margin:18px 0 25px}h3{font-size:23px;line-height:1.25;letter-spacing:-.025em}p{color:var(--muted);margin-bottom:20px}.hero{padding-top:174px;padding-bottom:60px}.hero-copy{max-width:920px}.hero-copy>p{font-size:19px;line-height:1.6}.actions{display:flex;align-items:center;gap:28px;margin:32px 0 42px}.text-link{font-size:14px;display:inline-block;border-bottom:.5px solid #ffffff45;padding-bottom:4px}.text-link:hover{color:var(--teal)}.hero-photo{height:310px;position:relative;overflow:hidden;border-radius:14px;border:.5px solid var(--line)}.hero-photo>img{width:100%;height:100%;object-fit:cover;object-position:center 48%;filter:brightness(.75)}.photo-caption{position:absolute;bottom:24px;left:28px;font-size:21px}.photo-caption span{display:block;font-size:11px;letter-spacing:2px;margin-top:3px}.photo-tag{position:absolute;right:24px;bottom:24px;background:#101b23eb;border:.5px solid #ffffff40;border-radius:12px;padding:15px 24px;display:flex;align-items:center;gap:18px;font-size:13px;line-height:1.4}.orange{color:var(--orange);font-size:38px;letter-spacing:-2px}.intro{display:grid;grid-template-columns:1fr 2fr;gap:60px;padding-top:35px;padding-bottom:85px}.intro>.eyebrow{padding-top:24px}.intro p{max-width:650px}.section{padding-top:88px;padding-bottom:88px;border-top:.5px solid var(--line)}.section-top{display:flex;justify-content:space-between;align-items:end;gap:60px;margin-bottom:32px}.section-top>p{max-width:370px;margin-bottom:25px}.service-grid{display:grid;grid-template-columns:1.08fr 1fr 1fr;gap:14px}.card{padding:29px;background:var(--panel);border:.5px solid var(--line);border-radius:12px}.card p{font-size:16px;margin:0}.icon{font-size:14px;color:var(--teal);display:inline-block;margin-bottom:22px}.feature{grid-row:span 2;background:#133644;display:flex;flex-direction:column}.feature h3{font-size:31px}.feature>.icon{font-size:35px;color:var(--orange)}.mini-stat{margin-top:auto;padding-top:40px;font-size:58px;line-height:1.1;color:var(--teal);letter-spacing:-3px}.mini-stat span{display:block;font-size:14px;letter-spacing:0;color:#d0e4e8;margin-top:10px}.split{display:grid;grid-template-columns:1fr 1fr;gap:66px;align-items:center}.image-block{height:570px;position:relative;overflow:hidden;border-radius:14px}.image-block img{width:100%;height:100%;object-fit:cover;filter:brightness(.75)}.image-note{position:absolute;bottom:28px;left:28px;font-size:32px;line-height:1.15;letter-spacing:-1px}.leasing-items{border-top:.5px solid var(--line);margin-top:30px}details{border-bottom:.5px solid var(--line);padding:17px 0}summary{cursor:pointer;list-style:none;font-size:18px}summary:after{content:'+';float:right;color:var(--teal)}details[open] summary:after{content:'−'}details p{font-size:16px;margin:14px 20px 0 0}.standalone{margin-top:28px;border:.5px solid #2588a063;background:#10232d;border-radius:12px;display:grid;grid-template-columns:1fr 1.1fr auto;gap:30px;padding:28px;align-items:center}.standalone h3{margin:8px 0 0}.standalone p{margin:0;font-size:16px}.process{height:3600px;border-top:.5px solid var(--line)}.process-sticky{position:sticky;top:110px;padding-top:20px;padding-bottom:25px}.process .section-top{margin-bottom:15px}.process .section-top h2{font-size:40px;margin-bottom:15px}.steps{display:flex;gap:10px;margin:18px 0}.steps button{flex:1;border:0;border-top:3px solid #ffffff20;background:none;color:var(--muted);text-align:left;padding:11px 0;font-size:14px}.steps button.active{border-color:var(--orange);color:white}.steps button.done{border-color:var(--brand)}.process-card{display:grid;grid-template-columns:1.5fr 1fr;border:.5px solid #ffffff20;background:var(--panel);border-radius:14px;min-height:265px;overflow:hidden}.step-text{padding:32px}.step-text h3{font-size:32px;margin:12px 0 16px}.step-text p{margin:0;max-width:620px}.step-aside{background:#153846;padding:25px 30px;display:flex;align-items:center;gap:20px}.step-aside>span{font-size:120px;line-height:1;color:#40aabf;letter-spacing:-8px;font-weight:400}.step-aside p{font-size:17px;color:#d3e4e9;line-height:1.6;margin:0}.process-bottom{display:flex;align-items:center;justify-content:space-between;font-size:13px;color:var(--muted);margin-top:14px}.process-bottom button{border:.5px solid var(--line);background:var(--panel);color:white;border-radius:8px;width:40px;height:36px;margin:0 3px}.process-bottom button:disabled{opacity:.3}.pricing{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.price-card{padding:28px;background:var(--panel);border:.5px solid var(--line);border-radius:12px;display:flex;flex-direction:column}.price-card.teal{background:#123342;border-color:#2a809c}.price-card h3{margin-top:18px}.price{font-size:76px;line-height:1.1;letter-spacing:-5px;margin:15px 0 8px}.price span{font-size:42px;letter-spacing:-2px;color:var(--teal);margin-left:6px}.price-card p{font-size:16px}.price-rule{height:.5px;background:var(--line);margin:4px 0 25px}.price-card .text-link{margin-top:auto;align-self:start}.fee-extras{display:grid;grid-template-columns:1fr 1fr;gap:35px;margin-top:30px}.fee-extras article{display:flex;gap:24px;padding:22px 0}.fee-extras strong{font-size:30px;font-weight:400;color:var(--orange);line-height:1.2}.fee-extras h3{font-size:18px;letter-spacing:0;margin-bottom:8px}.fee-extras p{font-size:14px;margin:0}.resident-section{background:#112c39;border-top:.5px solid #ffffff20}.resident-section .section{border:0}.resident-links{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.resident-links>a{padding:27px;border:.5px solid #ffffff30;border-radius:12px;position:relative;background:#ffffff05;transition:background .2s,transform .2s}.resident-links>a:hover{background:#ffffff0f;transform:translateY(-4px)}.resident-links span{color:var(--teal);font-size:14px}.resident-links h3{margin:30px 0 8px}.resident-links p{font-size:14px;margin:0}.resident-links b{position:absolute;right:25px;top:22px;font-weight:400;font-size:24px}.resource-links{display:flex;flex-wrap:wrap;gap:15px 30px;margin:28px 0;font-size:14px}.resource-links a:hover{color:var(--teal)}.emergency{font-size:14px;border-top:.5px solid var(--line);padding-top:23px;margin-bottom:0}.emergency a{color:white;margin-left:8px}.agent-panel{border:.5px solid var(--line);border-radius:14px;padding:35px;background:var(--panel)}.agent-panel>div{display:flex;gap:22px;border-bottom:.5px solid var(--line);padding:26px 0}.agent-panel>div span{color:var(--orange);font-size:14px}.agent-panel h3{margin:0}.agent-panel p{font-size:14px;color:var(--teal);margin:22px 0 0}.about-grid{display:grid;grid-template-columns:1fr 1fr;border:.5px solid var(--line);border-radius:14px;overflow:hidden;background:var(--panel)}.about-grid>img{width:100%;height:350px;object-fit:cover}.team-placeholder{padding:38px;align-self:center}.team-placeholder h3{font-size:32px;margin:18px 0}.placeholder-label{font-size:13px;color:var(--muted);border:.5px dashed #ffffff35;padding:8px 12px;border-radius:7px;display:inline-block}footer{display:flex;gap:40px;flex-wrap:wrap;align-items:center;border-top:.5px solid var(--line);padding-top:45px!important;padding-bottom:30px!important;font-size:14px;color:var(--muted)}footer img{width:150px}footer p{margin:0}footer>a{margin-left:auto}footer small{flex-basis:100%;font-size:12px}.skip{position:fixed;left:20px;top:-100px;background:white;color:black;z-index:100;padding:10px}.skip:focus{top:20px}@media(min-width:1600px){header{max-width:1480px;left:50%;transform:translateX(-50%);width:calc(100% - 40px)}}@media(max-width:1270px){header{gap:14px}nav{gap:12px}nav a{font-size:12px}.nav-actions .button{padding:10px 12px;font-size:12px}.brand img{width:85px}}@media(max-width:1050px){.menu{display:block;background:none;border:.5px solid var(--line);border-radius:7px;color:white;padding:8px 14px;margin-left:auto}nav{display:none;position:absolute;top:78px;left:0;right:0;background:#14222e;padding:22px;border-radius:12px;flex-direction:column}nav.open{display:flex}nav a{font-size:16px;padding:6px}.hero{padding-top:145px}.service-grid{grid-template-columns:1fr 1fr}.feature{grid-row:auto;grid-column:span 2}.mini-stat{padding-top:25px}.split{gap:35px}.standalone{grid-template-columns:1fr 1fr}.standalone .text-link{justify-self:start}.section-top{gap:35px}.step-aside>span{font-size:85px}.step-aside{padding:20px;gap:15px}.price-card{padding:22px}.price-card h3{font-size:21px}}@media(max-width:700px){.wrap{padding-left:22px;padding-right:22px}header{top:10px;left:10px;right:10px;padding:10px 12px;gap:8px}.brand img{width:76px}.menu{font-size:13px;padding:8px 10px}.nav-actions{gap:5px}.nav-actions .button{font-size:11px;padding:10px 8px;max-width:90px}.hero{padding-top:132px;padding-bottom:35px}h1{font-size:43px}.hero .eyebrow{font-size:10px;letter-spacing:1px}.hero-copy>p{font-size:17px}.actions{align-items:start;flex-direction:column;gap:20px;margin-bottom:30px}.hero-photo{height:300px}.photo-tag{right:14px;bottom:15px;padding:10px 12px;gap:12px}.photo-tag .orange{font-size:30px}.photo-caption{left:16px;top:18px;bottom:auto;font-size:17px}.intro{grid-template-columns:1fr;gap:16px;padding-bottom:50px}.intro>.eyebrow{padding-top:5px}.intro h2{font-size:33px}.section{padding-top:55px;padding-bottom:55px}.section-top{display:block;margin-bottom:25px}.section-top>p{max-width:none}.service-grid{grid-template-columns:1fr}.feature{grid-column:auto}.card{padding:25px}.split{grid-template-columns:1fr;gap:30px}.image-block{height:330px}.standalone{grid-template-columns:1fr;gap:20px;padding:24px}.process{height:auto;padding-top:50px;padding-bottom:40px}.process-sticky{position:static;padding:0}.process .section-top h2{font-size:34px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:6px 12px}.steps button{font-size:13px;padding:8px 0}.process-card{grid-template-columns:1fr;min-height:440px}.step-text{padding:25px}.step-text h3{font-size:29px}.step-aside{padding:22px;min-height:135px}.step-aside>span{font-size:75px;margin-right:12px}.step-aside p{font-size:16px}.pricing{grid-template-columns:1fr}.price-card{padding:28px}.price{font-size:65px}.fee-extras{grid-template-columns:1fr;gap:0}.resident-links{grid-template-columns:1fr}.resident-links h3{margin-top:20px}.resource-links{flex-direction:column}.emergency a{display:block;margin-left:0;margin-top:8px}.about-grid{grid-template-columns:1fr}.about-grid>img{height:260px}.team-placeholder{padding:28px}footer{gap:25px}footer>div{flex-basis:100%}footer>a{margin-left:0}.agent-panel{padding:25px}}@media(max-height:720px) and (min-width:701px){.process-sticky{top:95px;padding-top:5px}.process .section-top h2{font-size:30px}.process .section-top p{font-size:14px}.process-card{min-height:225px}.step-text{padding:22px}.step-text h3{font-size:28px;margin:8px 0}.step-text p{font-size:14px}.steps{margin:10px 0}.step-aside p{font-size:14px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.step-aside{border-left:3px solid var(--orange);padding:36px}.step-aside p{font-size:20px;line-height:1.55}@media(max-width:700px){.step-aside{padding:24px}.step-aside p{font-size:17px}}

nav a{padding:7px 4px;border-radius:6px}nav a:hover,nav a.active{background:#1782a31c}@media(max-width:1270px){header{flex-wrap:wrap;gap:8px 18px;padding:10px 16px}.brand img{width:98px}.nav-actions{margin-left:auto}.nav-actions .button{font-size:13px}nav{display:flex;position:static;order:3;flex-basis:100%;flex-direction:row;overflow-x:auto;white-space:nowrap;gap:22px;padding:6px 0 0;border-top:.5px solid var(--line);border-radius:0;background:none}nav a{font-size:14px;padding:7px 3px}html{scroll-padding-top:160px}.hero{padding-top:190px}.process-sticky{top:155px}}@media(max-width:700px){header{padding:9px 12px;gap:8px}.brand img{width:88px}.nav-actions .button{font-size:12px;max-width:none;padding:9px 11px}nav{gap:22px}nav a{font-size:14px}.hero{padding-top:175px}.process-sticky{position:static}}

.photo-caption{background:#0b1726ed;border:.5px solid #ffffff30;border-radius:10px;padding:12px 18px;bottom:20px;left:20px}.photo-caption span{color:#b5d8e1}.photo-tag{background:#0b1726f5;font-size:15px}.care-mark{color:var(--orange);font-size:34px}@media(max-width:700px){.photo-caption{top:16px;bottom:auto;left:14px;right:14px;font-size:17px;padding:12px}.photo-tag{bottom:16px;right:14px;font-size:14px}}
h1 span{position:relative;isolation:isolate;color:#f5fbff;border:0;padding:4px 15px 10px;margin:0 8px 6px;letter-spacing:-.055em;transform:rotate(-3deg);background:#1782a3;border-radius:10px;box-shadow:6px 6px 0 #fc7836;animation:ease-in .8s cubic-bezier(.16,1,.3,1) both}h1 span::after{content:'';position:absolute;inset:5px;border:.5px solid #ffffff45;border-radius:6px;pointer-events:none}@keyframes ease-in{from{opacity:0;transform:translateY(12px) rotate(0deg)}to{opacity:1;transform:translateY(0) rotate(-3deg)}}@media(prefers-reduced-motion:reduce){h1 span{animation:none}}

/* Refined service interactions and legible button states. */
.button.ghost:hover,.button.ghost:focus-visible,.button.ghost:active{background:#d7f3f5;color:#14232c;border-color:#d7f3f5}
.service-grid .card,.price-card{transition:transform .22s ease,background .22s ease,border-color .22s ease,box-shadow .22s ease}
@media(hover:hover){.service-grid .card:hover,.price-card:hover{transform:translateY(-5px);background:#173a49;border-color:#39b7c980;box-shadow:0 12px 30px #00000025}}
.price-card:focus-within{background:#173a49;border-color:#39b7c980}.price-card h3{margin-top:0;min-height:58px}.price-card h3 span{display:block;font-size:17px;letter-spacing:0;color:var(--muted);margin-top:8px}
.leasing-explorer{margin-top:28px;border:.5px solid var(--line);border-radius:12px;overflow:hidden;background:var(--panel)}.leasing-tabs{display:flex;border-bottom:.5px solid var(--line)}.leasing-tabs button{flex:1;background:transparent;border:0;border-bottom:3px solid transparent;color:var(--muted);font-size:14px;line-height:1.4;padding:16px 10px;transition:background .2s,color .2s}.leasing-tabs button[aria-selected=true]{background:#1782a326;border-bottom-color:var(--orange);color:white}.leasing-tabs button:hover{color:white;background:#ffffff08}#lease-panel{padding:24px;min-height:225px}#lease-heading{font-size:24px;margin:0 0 20px}#lease-benefits{list-style:none;margin:0;padding:0;display:grid;gap:12px}#lease-benefits li{position:relative;padding-left:23px;font-size:15px;color:#c3d1d9;line-height:1.5}#lease-benefits li:before{content:'✓';position:absolute;left:0;color:var(--teal)}
.process-card{min-height:0;grid-template-columns:1.65fr 1fr}.step-text{padding:24px 28px}.step-text h3{font-size:28px;margin:9px 0 13px}.step-text p{font-size:16px;line-height:1.6}.step-aside{padding:24px;align-items:center}.step-aside p{font-size:17px;line-height:1.55}.process .section-top h2{font-size:36px}.process .section-top{margin-bottom:10px}
@media(max-width:700px){.process-card{grid-template-columns:1fr;min-height:0}.step-aside{min-height:0;padding:20px 24px}.step-text{padding:24px}.leasing-tabs button{font-size:13px;padding:14px 7px}#lease-panel{min-height:245px;padding:22px}.price-card h3{min-height:0}}@media(prefers-reduced-motion:reduce){.service-grid .card,.price-card,.leasing-tabs button{transition:none}}
.hero-photo{height:clamp(380px,48vw,570px)}.hero-photo>img{object-position:center center}@media(max-width:700px){.hero-photo{height:420px}.hero-photo>img{object-position:58% center}.photo-caption{font-size:15px;right:auto;max-width:calc(100% - 28px)}}

/* Equal-weight resident resource directory. */
.resident-directory{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border:1px solid #ffffff30;border-radius:14px;overflow:hidden;background:#0b1e28}
.resident-resource{display:grid;grid-template-columns:48px minmax(0,1fr) 20px;align-items:center;gap:20px;min-height:132px;padding:26px 28px;border-bottom:1px solid #ffffff20;transition:background .2s}
.resident-resource:nth-child(odd){border-right:1px solid #ffffff20}.resident-resource:nth-last-child(-n+2){border-bottom:0}
.resident-resource:hover,.resident-resource:focus-visible{background:#193f4f}.resident-resource:focus-visible{outline-offset:-4px}
.resource-icon{display:grid;place-items:center;width:48px;height:48px;border:1px solid #39b7c94d;border-radius:50%;color:var(--teal)}.resource-icon svg{width:24px;height:24px}
.resident-resource h3{font-size:19px;line-height:1.4;letter-spacing:-.02em;margin:0}.resident-resource p{font-size:14px;line-height:1.5;margin:6px 0 0}.resource-arrow{color:var(--teal);font-size:22px}
@media(max-width:700px){.resident-directory{grid-template-columns:1fr}.resident-resource{min-height:122px;padding:22px 18px;gap:15px}.resident-resource:nth-child(odd){border-right:0}.resident-resource:nth-last-child(2){border-bottom:1px solid #ffffff20}.resident-resource h3{font-size:18px}}

/* Give the introduction and About story a stronger visual rhythm. */
.intro{grid-template-columns:minmax(0,1fr) minmax(0,1.55fr);gap:54px;align-items:stretch;padding-top:30px;padding-bottom:72px}
.intro-visual{display:flex;flex-direction:column;gap:24px;padding-top:22px;min-width:0}.intro-visual .eyebrow{font-size:13px;line-height:1.8}.intro-visual img{display:block;width:100%;min-height:220px;height:100%;max-height:290px;object-fit:cover;object-position:center;border-radius:14px;border:1px solid var(--line)}
.intro>div:last-child{align-self:center}.intro>div:last-child p:last-child{margin-bottom:0}
.agent-referrals{margin-top:42px;padding:30px 0 0;border-top:1px solid var(--line)}.agent-referrals>p{max-width:900px;font-size:16px}.agent-referrals>p:last-child{margin:22px 0 0;max-width:850px}.referral-firms{display:flex;flex-wrap:wrap;gap:12px 28px;list-style:none;padding:0;margin:22px 0}.referral-firms li{font-size:18px;color:var(--text);line-height:1.5;font-weight:500;padding-bottom:7px;border-bottom:2px solid #39b7c966}
.about-story{display:grid;grid-template-columns:1.05fr 1fr;overflow:hidden;border:1px solid var(--line);border-radius:18px;background:var(--panel);margin-bottom:60px}.about-story-copy{padding:40px}.about-story-copy h2{margin-bottom:24px}.about-story-copy>p{margin:22px 0 0;max-width:490px}.about-founded{display:flex;align-items:baseline;gap:16px;padding-top:22px;border-top:1px solid var(--line)}.about-founded span{font-size:14px;color:var(--muted)}.about-founded strong{font-size:54px;font-weight:400;letter-spacing:-.05em;line-height:1;color:var(--teal)}.about-story-photo{min-height:440px;position:relative}.about-story-photo img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center top;display:block}
@media(max-width:900px){.intro{gap:30px;grid-template-columns:1fr 1.4fr}.about-story-copy{padding:30px}.about-story{grid-template-columns:1.15fr 1fr}.about-story-copy h2{font-size:36px}}
@media(max-width:700px){.intro{grid-template-columns:1fr;gap:28px;padding-top:16px;padding-bottom:52px}.intro-visual{padding-top:0;gap:18px}.intro-visual img{height:230px;min-height:0;max-height:none}.intro h2{margin-top:0}.agent-referrals{margin-top:30px;padding-top:26px}.referral-firms{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px}.referral-firms li{font-size:16px}.about-story{grid-template-columns:1fr;margin-bottom:36px}.about-story-copy{padding:28px}.about-story-copy h2{font-size:34px}.about-story-photo{height:290px;min-height:0}.about-story-photo img{object-position:center 15%}.about-founded strong{font-size:48px}}

/* Continuous scroll progress with clickable step labels below. */
.process-progress{height:3px;width:100%;background:#ffffff20;margin-top:22px;overflow:hidden;border-radius:2px}.process-progress>span{display:block;width:100%;height:100%;background:var(--orange);transform:scaleX(var(--progress,0));transform-origin:left center;will-change:transform}.steps{margin:0 0 18px;gap:10px}.steps button,.steps button.active,.steps button.done{border-top:0}.steps button.active{color:white}.steps button.done{color:var(--muted)}
@media(max-width:700px){.process-progress{margin-top:18px}.steps{margin:4px 0 18px;gap:6px 12px}}

/* Compact resident links while preserving equal-weight rows. */
.resident-resource{min-height:100px;padding:18px 24px;gap:18px}.resource-icon{width:42px;height:42px}.resident-resource{grid-template-columns:42px minmax(0,1fr) 20px}
@media(max-width:700px){.resident-resource{min-height:96px;padding:16px 18px;gap:14px}}

/* A compact editorial introduction leading directly into the people. */
.about-introduction{margin-bottom:30px;padding:8px 0 36px;border-bottom:1px solid var(--line)}.about-introduction>.eyebrow{margin-bottom:20px}.about-introduction-body{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}.about-introduction-body h2{margin:0;font-size:clamp(34px,4vw,49px)}.about-introduction-body>div{border-left:2px solid var(--teal);padding-left:28px}.about-introduction-body p{margin:0 0 14px;font-size:18px;line-height:1.65}.about-introduction-body p:last-child{margin-bottom:0}
@media(max-width:700px){.about-introduction{padding-bottom:28px;margin-bottom:20px}.about-introduction-body{grid-template-columns:1fr;gap:24px}.about-introduction-body>div{padding-left:20px}.about-introduction-body p{font-size:16px}}

/* Scroll-driven process on mobile, with a compact sticky panel. */
@media(max-width:700px){
.process{height:3800px;padding-top:24px;padding-bottom:0}.process-sticky{position:sticky;top:130px;padding:8px 0 16px}.process .section-top{margin-bottom:8px}.process .section-top h2{font-size:28px;margin:8px 0 10px}.process .section-top>p{font-size:14px;line-height:1.45;margin:0 0 10px}.process .section-top .eyebrow{font-size:11px}.process-progress{margin-top:12px}.steps{margin:4px 0 12px;gap:0 12px}.steps button{padding:6px 0;font-size:12px}.step-text{padding:18px}.step-text h3{font-size:23px;margin:7px 0 10px}.step-text p{font-size:14px;line-height:1.5}.step-aside{padding:14px 18px}.step-aside p{font-size:14px;line-height:1.45}.process-bottom{margin-top:10px}
}
@media(max-width:700px) and (max-height:740px){.process .section-top>p{display:none}.process .section-top h2{font-size:24px}.step-text{padding:14px}.step-text h3{font-size:21px}.step-aside{padding:10px 14px}.step-aside p{font-size:13px}.step-text p{font-size:13px;line-height:1.4}.process-sticky{top:126px}}

/* Opening headline: cross out the worries, then settle on EASE. */
h1.animated-headline span{position:static;isolation:auto;color:inherit;display:inline;border:0;padding:0;margin:0;letter-spacing:inherit;transform:none;background:none;border-radius:0;box-shadow:none;animation:none}
h1.animated-headline span::after{content:none}
h1.animated-headline .headline-ending{display:flex;align-items:baseline;flex-wrap:wrap;column-gap:.23em}
h1.animated-headline .headline-slot{display:inline-grid;width:4.1em;min-height:1.4em}
h1.animated-headline .headline-word{grid-area:1/1;position:relative;justify-self:start;color:var(--muted);opacity:0;transform:translateY(8px);transition:opacity .13s ease,transform .2s ease;white-space:nowrap}
h1.animated-headline .headline-word.active{opacity:1;transform:translateY(0)}
h1.animated-headline .headline-word::after{content:'';position:absolute;inset:auto;left:-.03em;right:-.03em;top:54%;height:3px;background:var(--orange);border:0;border-radius:0;transform:scaleX(0) rotate(-7deg);transform-origin:left;transition:transform .2s cubic-bezier(.2,.7,.2,1)}
h1.animated-headline .headline-word.struck::after{transform:scaleX(1) rotate(-7deg)}
h1.animated-headline .headline-final{color:#64d4df;font-weight:500;font-size:1.12em;line-height:1.08;letter-spacing:-.045em;transform:translateY(10px) scale(.94);transform-origin:left center;text-shadow:0 0 24px #39b7c940;transition:opacity .45s ease,transform .65s cubic-bezier(.16,1,.3,1)}
h1.animated-headline .headline-final.active{transform:translateY(0) scale(1)}
h1.animated-headline .headline-final::after{top:auto;bottom:-.14em;left:0;right:.05em;height:3px;background:var(--orange);border-radius:3px;transform:scaleX(0);transition:transform .5s cubic-bezier(.16,1,.3,1) .25s}
h1.animated-headline .headline-final.active::after{transform:scaleX(1)}
@media(max-width:700px){h1.animated-headline{font-size:clamp(29px,7.3vw,43px)}}
@media(prefers-reduced-motion:reduce){h1.animated-headline .headline-word,h1.animated-headline .headline-word::after{transition:none}}

/* Fade only the hero photograph; its overlays remain fully opaque. */
.hero-photo{border:0;border-radius:0;background:transparent;isolation:isolate}
.hero-photo>img{display:block;mask-image:linear-gradient(to bottom,transparent 0%,#000 17%,#000 73%,transparent 100%),linear-gradient(to right,transparent,#000 2.5%,#000 97.5%,transparent);mask-composite:intersect;-webkit-mask-composite:source-in}
.hero-photo>.photo-caption,.hero-photo>.photo-tag{z-index:3}

/* Bring fee introduction toward the center without changing other sections. */
@media(min-width:701px){#fees>.section-top{display:grid;grid-template-columns:minmax(0, .9fr) minmax(0, 1.1fr);gap:clamp(28px,4vw,56px)}#fees>.section-top>p{max-width:none}}

/* Mobile journey: each label owns its segment, including the second row. */
@media(max-width:700px){
 .process .process-progress{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);margin:0}
 .process .steps{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px 12px;margin:14px 0 16px}
 .process .steps button{position:relative;min-height:44px;padding:10px 0 4px;text-align:left;white-space:nowrap;border:0}
 .process .steps button::before,.process .steps button::after{content:"";position:absolute;top:0;left:0;width:100%;height:3px;border-radius:2px;background:#ffffff20}
 .process .steps button::after{background:var(--orange);transform:scaleX(var(--step-progress,0));transform-origin:left center}
 .process .steps button.active{color:var(--orange)}
}