:root{--navy:#0a274a;--sky:#58b9e8;--ink:#171a1f;--white:#fff;--line:#d9dfe5}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:white;font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}a:hover{text-decoration:underline;text-underline-offset:5px}button,input,textarea,select{font:inherit}button,a,input,textarea,select{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid var(--sky);outline-offset:5px}.skip{position:absolute;left:20px;top:-100px;background:white;color:var(--navy);padding:12px;z-index:99}.skip:focus{top:12px}.header{height:106px;padding:16px 4.5%;display:flex;align-items:center;justify-content:space-between;background:var(--navy);color:white;position:relative;z-index:10}.logo{width:144px;height:auto;display:block}.nav{display:flex;gap:28px;align-items:center;font-size:14px}.nav a[aria-current=page]{border-bottom:2px solid var(--sky);padding-bottom:6px}.nav .contact{border:1px solid #ffffff77;padding:10px 20px}.menu{display:none;background:none;color:white;border:1px solid #ffffff80;padding:8px 16px}.hero{position:relative;min-height:650px;height:calc(100svh - 106px);max-height:950px;color:white;background:var(--navy);display:flex;flex-direction:column;justify-content:space-between;padding:64px 4.5% 36px;overflow:hidden}.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 57%}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,39,74,.89),rgba(10,39,74,.27)),linear-gradient(0deg,rgba(10,39,74,.7),transparent 55%)}.hero>*:not(img){position:relative;z-index:1}.eyebrow{font-size:12px;text-transform:uppercase;letter-spacing:.18em;font-weight:600;margin:0 0 24px}.hero .eyebrow{color:var(--sky)}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400;line-height:1.08;letter-spacing:-.045em}h1{font-size:clamp(48px,6.8vw,100px);max-width:1100px;margin-bottom:30px}.hero h1{max-width:1000px}.hero-bottom{display:grid;grid-template-columns:1fr 1fr;gap:40px;border-top:1px solid #ffffff70;padding-top:25px;align-items:start}.hero-bottom p{max-width:450px;font-size:17px;margin:0}.actions{display:flex;gap:14px;flex-wrap:wrap;justify-content:flex-end}.button{display:inline-flex;justify-content:center;align-items:center;padding:13px 23px;border:1px solid var(--navy);color:var(--navy);background:transparent;font-size:14px;cursor:pointer;min-height:48px;letter-spacing:.01em}.button.solid{background:var(--navy);color:white}.hero .button{border-color:#ffffffaa;color:white}.hero .button.solid{background:white;border-color:white;color:var(--navy)}.button:hover{text-decoration:none;background:var(--sky);border-color:var(--sky);color:var(--navy)}.section{padding:100px 4.5%}.split{display:grid;grid-template-columns:1fr 2fr;gap:8%}.section h2{font-size:clamp(36px,4.5vw,64px);max-width:900px}.lead{font-size:clamp(21px,2.2vw,30px);line-height:1.4;letter-spacing:-.025em}.muted{color:#596571}.text-link{display:inline-block;border-bottom:1px solid currentColor;padding-bottom:4px;font-size:14px}.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:40px}.dark{background:var(--navy);color:white}.dark .eyebrow{color:var(--sky)}.section-top{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:45px}.section-top h2{margin:0}.property img{width:100%;aspect-ratio:1.5;object-fit:cover;display:block;transition:filter .2s}.property:hover img{filter:brightness(.9)}.property h3{font-size:27px;margin:20px 0 8px;letter-spacing:-.035em}.property p{font-size:15px;color:#596571;margin-bottom:14px}.tag{font-size:12px;text-transform:uppercase;letter-spacing:.12em}.property .tag{display:block;margin:15px 0 -9px;color:var(--navy)}.number{font-size:13px;color:var(--sky);letter-spacing:.12em}.business{border-top:1px solid #ffffff55;padding-top:22px}.business h3{font-size:29px;line-height:1.2;margin:23px 0}.business p{color:#d4dfe9}.business .text-link{margin-top:12px}.footer{background:var(--navy);color:white;padding:65px 4.5% 25px}.footer-top{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:50px;padding-bottom:65px}.footer p,.footer a{font-size:14px}.footer-links{display:grid;gap:8px}.footer-bottom{border-top:1px solid #ffffff40;padding-top:20px;display:flex;gap:24px;justify-content:space-between;color:#bdccdb;font-size:12px}.page-hero{background:var(--navy);color:white;padding:70px 4.5% 75px}.page-hero h1{font-size:clamp(48px,6vw,86px)}.page-hero p:last-child{max-width:690px;margin-bottom:0;color:#d7e3ed;font-size:20px}.page-hero .eyebrow{color:var(--sky)}.article{max-width:1000px;margin:auto}.article h2{font-size:36px;margin:55px 0 22px}.article h3{font-size:25px;margin:35px 0 16px}.article p{max-width:850px;font-size:18px}.rows details{border-top:1px solid var(--line);padding:24px 0}.rows details:last-child{border-bottom:1px solid var(--line)}summary{cursor:pointer;list-style:none;font-size:25px;letter-spacing:-.02em;display:flex;justify-content:space-between;gap:20px}summary:after{content:'+';color:var(--navy)}details[open] summary:after{content:'−'}details p{max-width:820px;margin:20px 0 0;color:#596571}.criteria{border-top:1px solid var(--line)}.criteria>div{display:grid;grid-template-columns:1fr 2fr;gap:25px;padding:18px 0;border-bottom:1px solid var(--line)}.criteria dt{color:#596571}.criteria dd{margin:0;font-size:19px}.filters{display:flex;gap:20px;align-items:end;margin-bottom:40px;flex-wrap:wrap}.filters label{display:grid;gap:8px;font-size:14px}.filters input,.filters select{padding:12px 16px;border:1px solid #bac3cc;background:white;color:var(--navy);min-width:220px}.filters .count{margin-left:auto}.empty{padding:70px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.empty h2{font-size:36px}.form{display:grid;grid-template-columns:1fr 1fr;gap:22px}.form label{display:grid;gap:8px;font-size:14px}.form input,.form textarea,.form select{width:100%;border:1px solid #bac3cc;border-radius:0;padding:13px;background:white;color:var(--ink)}.form .wide{grid-column:1/-1}.form textarea{min-height:150px}.form-note{font-size:14px;color:#596571}.contact-info h2{font-size:35px}.contact-info a{display:block;margin:16px 0}.banner{padding:70px 4.5%;display:flex;justify-content:space-between;align-items:center;gap:40px;background:#edf5fa}.banner h2{font-size:42px;margin-bottom:10px}.banner p{margin-bottom:0}.article ul{padding-left:24px}.article li{margin:8px 0}.news-label{margin-bottom:20px}.property[hidden]{display:none}.fine{font-size:14px}.photo-wide{width:100%;max-height:550px;object-fit:cover;display:block}@media(max-width:1000px){.nav{gap:17px;font-size:13px}.logo{width:120px}.grid3{grid-template-columns:1fr 1fr}.hero{min-height:650px}.hero h1{font-size:70px}.split{grid-template-columns:1fr 2.4fr;gap:5%}}@media(max-width:760px){.header{height:85px;padding:12px 6%}.logo{width:112px}.menu{display:block}.nav{display:none;position:absolute;left:0;right:0;top:85px;background:var(--navy);padding:28px 6%;flex-direction:column;align-items:stretch;font-size:17px;gap:23px}.nav.open{display:flex}.hero{height:auto;min-height:730px;padding:58px 6% 30px}.hero h1{font-size:clamp(47px,10.5vw,70px)}.hero-bottom{grid-template-columns:1fr;gap:25px}.actions{justify-content:flex-start}.section{padding:65px 6%}.split,.grid2,.grid3,.footer-top{grid-template-columns:1fr}.section-top{align-items:start;flex-direction:column}.grid3{gap:45px}.footer{padding:55px 6% 25px}.footer-top{gap:35px;padding-bottom:40px}.footer-bottom{flex-wrap:wrap}.page-hero{padding:55px 6%}.banner{padding:55px 6%;flex-direction:column;align-items:start}.banner h2{font-size:36px}.criteria>div{grid-template-columns:1fr 1.6fr}.form{grid-template-columns:1fr}.form .wide{grid-column:auto}.filters{align-items:stretch}.filters label{width:100%}.filters .count{margin-left:0}.hero-bottom p{font-size:16px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
/* White-led brand direction */
.header{background:#fff;color:var(--ink);border-bottom:1px solid var(--line)}.nav .contact{border-color:var(--ink)}.menu{color:var(--ink);border-color:var(--line)}.hero{height:auto;max-height:none;min-height:0;padding:0;background:white;color:var(--ink);display:grid;grid-template-columns:1fr;overflow:visible}.hero>div:first-of-type{grid-row:1;padding:60px 4.5% 44px}.hero h1{font-size:clamp(44px,5.3vw,80px);max-width:1100px;margin-bottom:0;line-height:1.06}.hero .eyebrow{color:var(--navy)}.hero>img{position:relative;inset:auto;grid-row:2;width:100%;height:auto;max-height:620px;aspect-ratio:2.4;object-fit:cover;object-position:center 55%}.hero:after{display:none}.hero .hero-bottom{grid-row:3;padding:30px 4.5%;border-bottom:1px solid var(--line);border-top:0;align-items:center}.hero .button{border-color:var(--ink);color:var(--ink)}.hero .button.solid{background:var(--ink);color:#fff;border-color:var(--ink)}.hero .button:hover{background:var(--sky);color:var(--navy);border-color:var(--sky)}.dark{background:#f5f7f8;color:var(--ink)}.dark .eyebrow,.number{color:var(--navy)}.business{border-color:#c9d1d9}.business p{color:#596571}.footer{background:#fff;color:var(--ink);border-top:1px solid var(--line)}.footer-bottom{border-color:var(--line);color:#596571}.banner{background:#f5f7f8}.page-hero{background:white;color:var(--ink);border-bottom:1px solid var(--line)}.page-hero .eyebrow{color:var(--navy)}.page-hero p:last-child{color:#596571}.photo-hero{position:relative;min-height:550px;display:flex;align-items:center;isolation:isolate;color:white;border:0}.page-hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;object-position:center 50%}.photo-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,20,25,.76),rgba(15,20,25,.24));z-index:-1}.photo-hero h1{font-size:clamp(45px,5.8vw,82px);max-width:1100px}.photo-hero .eyebrow,.photo-hero p:last-child{color:white}.story-photo{width:100%;aspect-ratio:1;object-fit:cover;margin-top:15px}.button.solid{background:var(--ink);border-color:var(--ink)}@media(max-width:760px){.nav{background:white;color:var(--ink);border-bottom:1px solid var(--line)}.hero{min-height:0}.hero>div:first-of-type{padding:45px 6% 35px}.hero h1{font-size:clamp(42px,9vw,62px)}.hero>img{aspect-ratio:1.5;height:auto;object-fit:contain;max-height:none}.hero .hero-bottom{padding:26px 6%}.photo-hero{min-height:530px}.photo-hero h1{font-size:44px}.photo-hero:after{background:rgba(15,20,25,.61)}.story-photo{aspect-ratio:1.7;max-height:350px}}
/* Edge-to-edge photographic openings */
body:has(.hero) .header,body:has(.photo-hero) .header{position:absolute;inset:0 0 auto;z-index:10;background:transparent;border:0;color:white}
body:has(.hero) .header .contact,body:has(.photo-hero) .header .contact{border-color:#ffffffa6}
body:has(.hero) .header .menu,body:has(.photo-hero) .header .menu{color:white;border-color:#ffffffa6}
.hero{display:flex;position:relative;isolation:isolate;min-height:760px;height:100svh;max-height:1100px;padding:155px 4.5% 35px;color:white;background:var(--ink);justify-content:space-between;overflow:hidden}
.hero>img{position:absolute;inset:0;width:100%;height:100%;max-height:none;aspect-ratio:auto;object-fit:cover;object-position:center 52%;z-index:-2}
.hero:after{display:block;content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,17,23,.58),rgba(12,17,23,.3) 45%,rgba(12,17,23,.66));z-index:-1}
.hero>div:first-of-type{padding:0}.hero h1{font-size:clamp(48px,6.6vw,98px);max-width:1150px;line-height:1.06}.hero .eyebrow{color:white}
.hero .hero-bottom{padding:25px 0 0;border-top:1px solid #ffffff80;border-bottom:0;align-items:start}.hero .button,.hero .button.solid{background:transparent;border-color:#ffffffa6;color:white}.hero .button:hover{background:white;border-color:white;color:var(--ink)}
.photo-hero{min-height:700px;padding-top:165px;padding-bottom:85px}.photo-hero:after{background:linear-gradient(180deg,rgba(12,17,23,.6),rgba(12,17,23,.2)),linear-gradient(90deg,rgba(12,17,23,.5),rgba(12,17,23,.1))}
@media(max-width:760px){.hero{min-height:780px;height:100svh;max-height:none;padding:135px 6% 30px}.hero>div:first-of-type{padding:0}.hero h1{font-size:clamp(44px,10.5vw,66px)}.hero>img{height:100%;object-fit:cover;aspect-ratio:auto}.hero .hero-bottom{padding:22px 0 0}.photo-hero{min-height:650px;padding-top:135px;padding-bottom:55px}body:has(.hero) .nav.open,body:has(.photo-hero) .nav.open{background:white;color:var(--ink)}body:has(.hero) .nav.open .contact,body:has(.photo-hero) .nav.open .contact{border-color:var(--ink)}}
/* Preserve original icon pixels; white lettering only over photographic headers. */
.logo-composite{position:relative;display:block}.logo-white-letters{position:absolute;inset:0;filter:brightness(0) invert(1);clip-path:inset(0 0 0 48%);pointer-events:none}
.hero .hero-video{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);width:max(100vw,177.78svh,1352px);height:max(100svh,56.25vw,760px);border:0;z-index:-2;pointer-events:none}.hero>img{z-index:-3}.hero .video-toggle{position:absolute;right:4.5%;top:115px;z-index:2;background:rgba(0,0,0,.35);color:white;border:1px solid #ffffffa6;padding:7px 12px;font-size:13px;cursor:pointer}.hero .video-toggle[hidden]{display:none}@media(max-width:760px){.hero .hero-video{width:max(100vw,177.78svh,1387px);height:max(100svh,56.25vw,780px)}.hero .video-toggle{top:95px;right:6%}}@media(prefers-reduced-motion:reduce){.hero .hero-video{display:none}}
.town-aerial{max-height:none;aspect-ratio:1.9;object-position:center 55%}.photo-hero h1{font-size:clamp(43px,5.2vw,76px);max-width:1150px}@media(max-width:760px){.photo-hero h1{font-size:42px}.town-aerial{aspect-ratio:auto}}
.property-video{position:relative;width:100%;aspect-ratio:16/9;background:#171a1f}.property-video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}.property-film{max-width:1400px;margin:0 auto}.property-film .property-video{max-height:790px}
/* Silent looping property previews, matching the original site. */
.property-video{overflow:hidden}.property-video iframe{pointer-events:none}
.loopnet-link{margin-left:20px}

/* TEG newsroom */
.news-row{display:grid;grid-template-columns:minmax(0,0.9fr) minmax(0,1.1fr);gap:clamp(28px,5vw,88px);padding:48px 0;border-top:1px solid #dce1e5;align-items:center}.news-row h2{font-size:clamp(28px,3vw,44px);line-height:1.13;margin:16px 0}.news-image{display:block;aspect-ratio:16/10;overflow:hidden;background:#f2f4f5}.news-image>img{width:100%;height:100%;object-fit:cover}.news-wordmark{display:flex;align-items:center;justify-content:center;flex-direction:column;height:100%;gap:28px}.news-wordmark img{width:46%;height:auto}.news-wordmark span{font-size:11px;letter-spacing:.18em;color:#53616f}.news-article{max-width:1160px;margin:auto}.news-article>.eyebrow{margin-top:55px}.news-article h1{font-size:clamp(38px,5.2vw,72px);line-height:1.07;max-width:1000px;margin:22px 0}.news-article>.lead{max-width:780px}.news-article figure{margin:44px 0}.news-article figure img{width:100%;max-height:540px;object-fit:cover}.news-article figcaption{font-size:12px;color:#66717b;margin-top:10px}.news-body{max-width:740px;margin:40px auto 0}.news-body>p{font-size:18px;line-height:1.8}.news-about{border-top:1px solid #dce1e5;margin-top:52px;padding-top:28px}.news-about h2{font-size:25px}.news-about p{font-size:15px}@media(max-width:680px){.news-row{grid-template-columns:1fr;gap:24px;padding:32px 0}.news-row h2{font-size:30px}.news-article>.eyebrow{margin-top:36px}.news-body>p{font-size:17px}}

.hero .video-toggle{top:auto;right:18px;bottom:16px;width:36px;height:36px;padding:8px;display:grid;place-items:center;border:0;border-radius:50%;background:rgba(0,0,0,.22);color:#fff}.video-toggle svg{width:20px;height:20px;fill:currentColor}.video-toggle .play-symbol{display:none}.video-toggle.is-paused .play-symbol{display:block}.video-toggle.is-paused .pause-symbol{display:none}.hero .video-toggle:hover{background:rgba(0,0,0,.5)}.hero .video-toggle:focus-visible{outline:2px solid white;outline-offset:3px}

.hero>div>.eyebrow{font-size:10px;letter-spacing:.12em;line-height:1.6}@media(max-width:600px){.hero>div>.eyebrow{font-size:9px;letter-spacing:.09em;max-width:340px}}