:root{
  --ground:#f4f9f8; --surface:#ffffff; --sand:#f3ecdc; --ink:#17302f; --muted:#51676a;
  --line:#d7e5e3; --sea:#0f8079; --sea-deep:#0b5c58; --sea-soft:#d6efec; --sun:#f5c451; --sun-ink:#5a4200;
  --logo-word:#0B4F55;
  --display:"Source Serif 4", Georgia, "Times New Roman", serif;
  --body:"Figtree", "Segoe UI", system-ui, sans-serif;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){color-scheme:dark;
    --ground:#0d1a1b; --surface:#132426; --sand:#1c2a26; --ink:#e6f2f0; --muted:#a3b8b6;
    --line:#26393b; --sea:#4cc3b8; --sea-deep:#7dd8ce; --sea-soft:#163a38; --logo-word:#e6f2f0;}
}
:root[data-theme="dark"]{color-scheme:dark;
  --ground:#0d1a1b; --surface:#132426; --sand:#1c2a26; --ink:#e6f2f0; --muted:#a3b8b6;
  --line:#26393b; --sea:#4cc3b8; --sea-deep:#7dd8ce; --sea-soft:#163a38; --logo-word:#e6f2f0;}
*{box-sizing:border-box}
body{margin:0;background:var(--ground);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.65}
a{color:var(--sea)}
a:focus-visible,button:focus-visible{outline:3px solid var(--sun);outline-offset:2px}
h1,h2,h3{font-family:var(--display);font-weight:700;line-height:1.12;text-wrap:balance;margin:0}
p{margin:0}
.wrap{max-width:1140px;margin:0 auto;padding-inline:20px}
.eyebrow{font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--sea)}

header.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:10;background:color-mix(in srgb,var(--ground) 94%,transparent);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:14px}
.brand{display:flex;align-items:center;text-decoration:none;color:var(--logo-word);--logo-mark:var(--logo-word);--logo-wave:#fff;--logo-sub:var(--sea)}
.brand .logo{height:44px;width:auto;display:block}
nav.main{display:flex;gap:24px;flex-wrap:wrap;align-items:center}
nav.main a{color:var(--ink);text-decoration:none;font-weight:500;font-size:15px}
nav.main a:hover{color:var(--sea)}
nav.main a.pill{border:1.5px solid var(--sea);color:var(--sea);border-radius:999px;padding:8px 18px}
nav.main a[aria-current="page"]{color:var(--sea)}
@media (max-width:760px){nav.main a:not(.pill){display:none}}

.page-hero{position:relative;isolation:isolate;color:#fff;background:#0b4f55 url("/images/beach-dunes.jpg") 62% 45%/cover no-repeat;padding-block:clamp(56px,9vw,104px) clamp(40px,6vw,64px)}
.page-hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(100deg,rgba(6,42,48,.84) 0%,rgba(6,42,48,.6) 50%,rgba(6,42,48,.2) 100%)}
.page-hero .eyebrow{color:#9fe3da}
.page-hero h1{font-size:clamp(36px,5.6vw,64px);letter-spacing:-0.015em;margin-top:12px;max-width:18ch}
.page-hero .sub{margin-top:14px;font-size:15px;letter-spacing:.06em;color:#dff3f0}

.doc{max-width:760px;margin:0 auto;padding:48px 20px 88px}
.doc .updated{font-size:14px;color:var(--muted);margin-bottom:18px}
.doc .lead{font-size:19px;margin-bottom:12px}
.doc section{padding-block:26px;border-top:1px solid var(--line);display:flex;flex-direction:column;gap:12px}
.doc h2{font-size:26px;color:var(--ink)}
.doc section p{color:var(--ink)}
.callout{background:var(--sea-soft);color:var(--sea-deep);border-radius:12px;padding:16px 18px;font-weight:500}
.card{background:var(--surface);border:1px solid var(--line);border-radius:16px;padding:26px;display:flex;flex-direction:column;gap:14px}
.cta{font-size:22px;font-family:var(--display);font-weight:600;line-height:1.3}
.cta strong,.doc strong{color:var(--sea-deep)}
.kw{display:inline-block;background:var(--sun);color:var(--sun-ink);border-radius:6px;padding:0 8px;font-weight:700;font-family:var(--body);font-size:.9em}

/* properties */
.intro-row{display:flex;flex-wrap:wrap;gap:12px 40px;align-items:flex-end;justify-content:space-between;margin-bottom:26px}
.stats{display:flex;gap:28px}
.stats div{display:flex;flex-direction:column}
.stats b{font-family:var(--display);font-size:34px;line-height:1;color:var(--sea-deep);font-variant-numeric:tabular-nums}
.stats span{font-size:13px;color:var(--muted);letter-spacing:.06em;text-transform:uppercase}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips button{font:600 14px var(--body);color:var(--ink);background:var(--surface);border:1px solid var(--line);border-radius:999px;padding:9px 16px;min-height:40px;cursor:pointer}
.chips button[aria-pressed="true"]{background:var(--sea);border-color:var(--sea);color:#fff}
.plist{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:18px}
.prop{background:var(--surface);border:1px solid var(--line);border-radius:16px;overflow:hidden;display:flex;flex-direction:column}
.prop .band{height:10px;background:linear-gradient(90deg,var(--sea),#57c2b6)}
.prop .body{padding:18px 20px 20px;display:flex;flex-direction:column;gap:8px;flex-grow:1}
.prop .city{font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--sea)}
.prop h3{font-size:21px}
.prop .addr{color:var(--muted);font-size:15px}
.prop .tags{display:flex;flex-wrap:wrap;gap:6px}
.prop .tags span{font-size:13px;background:var(--sea-soft);color:var(--sea-deep);padding:3px 10px;border-radius:999px}
.prop .note{font-size:14px;color:var(--muted)}
.prop .actions{display:flex;flex-wrap:wrap;gap:8px;margin-top:auto;padding-top:8px}
.btn{display:inline-flex;align-items:center;justify-content:center;font:600 15px var(--body);border-radius:999px;padding:10px 18px;min-height:42px;text-decoration:none;background:var(--sun);color:var(--sun-ink);border:0}
.btn.ghost{background:transparent;color:var(--sea);border:1.5px solid var(--sea)}
.section{padding-block:56px}
.about{background:var(--sand)}
.about .wrap{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.about p{color:var(--muted);margin-top:12px}
@media (max-width:820px){.about .wrap{grid-template-columns:1fr}}
.contact-band{position:relative;isolation:isolate;color:#f2fbfa;background:#0b4f55 url("/images/hero-aerial.jpg") center 55%/cover no-repeat;padding-block:56px}
.contact-band::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(6,42,48,.9),rgba(6,42,48,.6))}
.contact-band h2{color:#fff;font-size:clamp(28px,4vw,40px)}
.contact-band p{color:#cfe9e6;margin-top:10px;max-width:56ch}
.contact-band .row{display:flex;flex-wrap:wrap;gap:12px;margin-top:22px}
.contact-band .chip{background:rgba(6,42,48,.55);border-radius:12px;padding:12px 16px;display:flex;flex-direction:column}
.contact-band .chip small{color:#a9d4cf;letter-spacing:.1em;text-transform:uppercase;font-size:12px}
.contact-band .chip b{color:#fff;font-weight:600;user-select:all}
.contact-band a{color:#fff}
.fair{font-size:13px;color:var(--muted);max-width:80ch}

footer{padding-block:28px;font-size:14px;color:var(--muted);border-top:1px solid var(--line)}
footer .wrap{display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px}
.legal{display:flex;flex-wrap:wrap;gap:18px}
.legal a{color:var(--muted)}
.legal a:hover,.legal a[aria-current="page"]{color:var(--sea)}