/* Steirerhome: local assets, calm mint palette, responsive typography. */
:root{--ink:#394640;--muted:#59655e;--green:#146641;--green-hover:#0f5434;--mint:#e1efe6;--cream:#f7f6f1;--sand:#efede4;--line:#d3dcd5;--white:#fff;--serif:Georgia,'Times New Roman',serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;font:16px/1.65 Arial,Helvetica,sans-serif;color:var(--ink);background:var(--cream)}img{max-width:100%;height:auto;display:block}button,input{font:inherit}button,a,input,summary{-webkit-tap-highlight-color:transparent}button,summary{cursor:pointer}a{color:inherit;text-decoration:none}button{color:inherit}a:hover{text-decoration:none}a:focus-visible,button:focus-visible,input:focus-visible,summary:focus-visible{outline:3px solid #ac7027;outline-offset:5px}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400}h1,h2,h3{font-family:var(--serif)}h1{font-size:clamp(2.8rem,4.7vw,4.9rem);line-height:1.08;letter-spacing:-.045em;margin-bottom:26px}h2{font-size:clamp(2.15rem,3.3vw,3.6rem);line-height:1.12;letter-spacing:-.035em;margin-bottom:22px}h3{font-size:1.6rem;line-height:1.25;margin-bottom:16px}em{color:var(--green);font-weight:400}p{margin-bottom:20px}address{font-style:normal}button{border:0}button:disabled{cursor:default;opacity:.4}[hidden]{display:none!important}.container{width:min(1280px,89%);margin-inline:auto}.section-pad{padding-block:90px}.eyebrow{font-family:Arial,Helvetica,sans-serif;font-size:.69rem;font-weight:700;letter-spacing:.17em;color:var(--green);line-height:1.6;margin-bottom:22px}.small{font-size:.82rem}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;top:8px;left:8px;transform:translateY(-150%);padding:12px 18px;background:var(--green);color:white;z-index:100}.skip-link:focus{transform:none}.site-header{position:sticky;top:0;z-index:20;background:rgba(247,246,241,.98);border-bottom:1px solid var(--line)}.header-inner{width:min(1400px,92%);margin:auto;min-height:91px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:block;position:relative;flex-shrink:0;overflow:hidden;width:248px;height:72px;border-radius:3px;background:#ededed}.brand img{width:100%;height:auto;transform:translateY(-8%)}.header-inner nav{display:flex;align-items:center;gap:26px;font-size:.83rem}.header-inner nav>a:not(.button){padding-block:15px}.header-inner nav>a:hover{color:var(--green)}.menu-toggle{display:none;background:none;border:1px solid var(--line);border-radius:4px;min-height:44px;padding:8px 12px;font-size:.86rem}.menu-toggle span{margin-left:7px}.button{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:52px;padding:15px 23px;border-radius:3px;font-size:.76rem;letter-spacing:.045em;font-weight:700;line-height:1.5;transition:background .2s,transform .2s;text-align:center}.button:hover{transform:translateY(-2px)}.primary{background:var(--green);color:var(--white)}.primary:hover{background:var(--green-hover);color:var(--white)!important}.secondary{background:var(--mint);color:var(--green)}.nav-cta{min-height:44px;padding:12px 18px;font-size:.78rem;letter-spacing:0}.text-link{display:inline-flex;align-items:center;gap:15px;border-bottom:1px solid currentColor;padding:10px 0 7px;color:var(--green);font-weight:700;font-size:.86rem;line-height:1.5}.text-link:hover{color:var(--green-hover)}.actions{display:flex;flex-wrap:wrap;align-items:center;gap:18px}
.hero{display:grid;grid-template-columns:45% 55%;min-height:590px}.hero-copy{display:flex;flex-direction:column;justify-content:center;padding:55px max(6vw,calc((100vw - 1280px)/2));padding-right:6vw;background:var(--mint)}.hero-copy h1{margin-bottom:24px}.hero-description{font-size:1.07rem;line-height:1.65;max-width:380px}.hero-actions{display:flex;flex-direction:column;align-items:flex-start;gap:12px}.partner-note{display:flex;align-items:center;gap:12px;font-size:.7rem;color:var(--muted);margin-top:28px}.vivento-mark{background:var(--green);display:inline-block;padding:12px 14px;border-radius:3px}.vivento-mark img{width:150px;height:auto}.hero-visual{position:relative;min-width:0;overflow:hidden;background:#d7e1d9}.hero-slide{position:absolute;inset:0;margin:0;opacity:0;pointer-events:none;transition:opacity .55s}.hero-slide.active{opacity:1}.hero-slide img{width:100%;height:100%;object-fit:cover;object-position:50% 55%}.hero-caption{position:absolute;bottom:20px;left:20px;right:20px;display:flex;align-items:center;justify-content:space-between;gap:20px;padding:20px;background:rgba(247,246,241,.96);border-radius:3px}.hero-caption .eyebrow{display:block;font-size:.58rem;margin-bottom:3px}.hero-caption a{font-size:.85rem;line-height:1.5;font-weight:700;display:block}.hero-caption a:hover{text-decoration:underline}.slider-controls{display:flex;align-items:center;gap:8px;flex-shrink:0}.slider-controls button{width:40px;height:40px;border:1px solid #b8c7bd;background:transparent;border-radius:50%;font-size:1rem}.slider-controls button:hover{background:var(--green);color:white}.slider-controls span{font-size:.63rem;white-space:nowrap}.slider-controls [data-hero-pause]{font-size:.75rem}.overview{display:grid;grid-template-columns:1fr 1fr;gap:8%;padding-block:75px}.overview p{font-size:.96rem}.overview .eyebrow{margin-bottom:15px}.overview h2{font-size:2.2rem}.numbers{background:var(--sand);padding:30px 32px;border-radius:4px}.numbers h3{font-family:Arial,sans-serif;font-size:.88rem;font-weight:400;line-height:1.6;margin-bottom:20px}.stats{display:grid;grid-template-columns:1fr 1fr;gap:22px 28px}.stats>div{display:flex;flex-direction:column;border-top:1px solid #b8c7bd;padding-top:12px}.stats strong{font-family:var(--serif);font-weight:400;font-size:2.3rem;line-height:1.2;color:var(--green)}.stats span{font-size:.76rem;margin-top:5px;color:var(--muted)}
.locations{background:#eef3ef;border-block:1px solid var(--line)}.section-heading{display:grid;grid-template-columns:1fr .8fr;gap:8%;align-items:end;margin-bottom:38px}.section-heading h2{margin-bottom:0}.section-heading>p{font-size:.98rem;color:var(--muted);margin-bottom:2px;max-width:510px}.filter-tools{padding-block:3px 26px}.filter-row{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:22px}.filter-row button{min-height:44px;padding:10px 18px;border:1px solid #b8c7bd;background:transparent;border-radius:30px;font-size:.84rem}.filter-row button:hover{border-color:var(--green)}.filter-row button[aria-pressed=true]{background:var(--green);color:white;border-color:var(--green)}.search-row{display:flex;align-items:end;justify-content:space-between;gap:18px}.search-label{font-size:.74rem;color:var(--muted);display:block;width:min(430px,100%)}.search-label input{display:block;width:100%;height:47px;background:#fff;border:1px solid #bbc9bf;border-radius:3px;margin-top:7px;padding:10px 14px;font-size:.93rem;color:var(--ink)}#filter-count{font-size:.78rem;color:var(--muted);white-space:nowrap;margin-bottom:12px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:26px}.property-card{background:var(--white);border:1px solid var(--line);border-radius:5px;overflow:hidden;transition:box-shadow .2s;scroll-margin-top:115px}.property-card:hover{box-shadow:0 8px 25px #39464012}.card-photo{position:relative;display:block;aspect-ratio:1.52;overflow:hidden}.card-photo img{width:100%;height:100%;object-fit:cover;transition:transform .35s}.property-card:hover .card-photo img{transform:scale(1.025)}.city-label{position:absolute;left:15px;bottom:15px;background:var(--cream);padding:5px 11px;border-radius:2px;font-size:.7rem;font-weight:700}.card-copy{padding:25px 24px}.property-type{font-size:.66rem;letter-spacing:.08em;text-transform:uppercase;color:var(--green);font-weight:700;margin-bottom:10px}.card-copy h3{font-size:1.65rem;margin-bottom:12px;letter-spacing:-.025em}.card-copy h3 a:hover{text-decoration:underline;text-underline-offset:4px}.card-copy>p:not(.property-type){font-size:.85rem;color:var(--muted);margin-bottom:20px;min-height:56px}.card-link{display:flex;align-items:center;justify-content:space-between;min-height:44px;border-top:1px solid var(--line);padding-top:16px;font-size:.75rem;font-weight:700;color:var(--green)}.card-link>span[aria-hidden]{font-size:1.15rem}.collection-note{font-size:.8rem;color:var(--muted);margin:28px 0 0}.empty-state{padding:45px;background:white;border:1px solid var(--line);border-radius:4px}.contact-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:25px}.search-panel{background:var(--mint);padding:38px;border-radius:5px}.search-panel .vivento-mark{margin-bottom:25px}.search-panel h3,.company-panel h3{font-size:2rem}.search-panel>p:not(.small){max-width:560px;font-size:.98rem}.search-panel .small{color:var(--muted);margin:20px 0 0}.company-panel{padding:38px;border:1px solid var(--line);border-radius:5px}.company-panel address{margin-bottom:24px}.contact-links{display:flex;flex-wrap:wrap;gap:6px 22px;font-size:.88rem;margin-top:24px}.contact-links a{display:inline-block;padding:6px 0;overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:4px}.company-panel .contact-links{flex-direction:column;align-items:flex-start;gap:2px;margin-bottom:18px}.faq{display:grid;grid-template-columns:.6fr 1.4fr;column-gap:7%;margin-top:62px}.faq>h3{grid-column:1;grid-row:1/4;font-size:2rem}.faq details{grid-column:2;border-top:1px solid var(--line);padding:0 0 4px}.faq details:last-child{border-bottom:1px solid var(--line)}.faq summary{list-style:none;min-height:62px;display:flex;justify-content:space-between;gap:20px;align-items:center;font-size:.94rem;padding:16px 0}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';color:var(--green);font-size:1.4rem}.faq details[open] summary:after{content:'−'}.faq p{font-size:.9rem;color:var(--muted)}.faq p a{text-decoration:underline}
.site-footer{padding-top:50px;background:#e6eae4;border-top:1px solid #cfd8ce}.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:6%;padding-bottom:44px}.footer-grid>.brand{max-width:100%}.footer-grid>div{display:flex;flex-direction:column;align-items:flex-start;gap:5px;font-size:.85rem}.footer-grid>div>a:not(.brand){padding:6px 0;min-height:36px}.footer-grid>div>a:hover{text-decoration:underline}.footer-grid .eyebrow{margin:0 0 12px}.footer-grid>div>p:not(.eyebrow){margin:14px 0 0;color:var(--muted);font-size:.83rem}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:15px;border-top:1px solid #bcc9bf;padding-block:22px;font-size:.72rem;color:var(--muted)}.footer-bottom>a{padding:5px 0}
.breadcrumbs{display:flex;flex-wrap:wrap;gap:9px;margin:28px 0 36px;font-size:.75rem;color:var(--muted)}.breadcrumbs a{text-decoration:underline;text-underline-offset:4px}.property-hero{display:grid;grid-template-columns:1fr 1fr;gap:6%;align-items:center;padding-bottom:65px}.property-hero h1{font-size:clamp(2.6rem,3.8vw,4rem)}.property-hero .lead{font-size:1.02rem}.property-hero .address{font-size:.84rem;color:var(--muted);padding-left:16px;border-left:2px solid #acc5b4;margin-block:24px}.property-hero-image{height:480px;border-radius:5px;overflow:hidden;background:var(--mint)}.property-hero-image img{width:100%;height:100%;object-fit:cover}.property-content{background:#edf3ef}.facts-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:9%}.facts-layout>div>p:not(.eyebrow){font-size:.97rem;max-width:470px}.facts{margin:0}.facts>div{display:grid;grid-template-columns:145px 1fr;gap:25px;border-top:1px solid #c1cec5;padding:17px 0}.facts dt{font-size:.75rem;color:var(--green);font-weight:700}.facts dd{margin:0;font-size:.91rem;overflow-wrap:anywhere}.gallery-heading{margin:65px 0 25px}.gallery-heading h2{font-size:2.2rem;margin-bottom:14px}.gallery-heading p{font-size:.85rem;color:var(--muted)}.gallery-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px}.gallery-grid figure{margin:0;min-width:0}.gallery-open{position:relative;display:block;aspect-ratio:1.5;border-radius:4px;overflow:hidden;background:#d9e3db}.gallery-open img{width:100%;height:100%;object-fit:cover}.zoom-label{position:absolute;bottom:15px;right:15px;display:grid;place-items:center;width:37px;height:37px;background:var(--cream);border-radius:50%}.gallery-grid figcaption{font-size:.8rem;color:var(--muted);padding-top:10px}.related-grid{grid-template-columns:1fr 1fr;max-width:900px}.related .section-heading{display:flex;justify-content:space-between;gap:25px}.related h2{font-size:2.3rem}.region-content{background:#edf3ef}.region-grid{display:grid;grid-template-columns:1fr 1fr;gap:27px}.region-card{background:var(--white);border:1px solid var(--line);border-radius:5px;overflow:hidden}.region-card>img{width:100%;height:260px;object-fit:cover}.region-card>div{padding:30px}.region-card .eyebrow{margin-bottom:10px}.region-card p{font-size:.94rem}.region-links{display:flex;flex-wrap:wrap;gap:8px 20px}.region-links>a{color:var(--green);font-size:.84rem;display:block;padding-block:7px;text-decoration:underline;text-underline-offset:4px}.region-cta{text-align:center;background:var(--mint)}.region-cta .container>p:not(.eyebrow){max-width:690px;margin:20px auto 25px}.region-cta .small a{text-decoration:underline}.legal-page{padding-bottom:85px;min-height:70vh}.legal-page h1{max-width:900px}.legal-content{max-width:860px;margin-top:42px}.legal-content h2{font-size:1.9rem;letter-spacing:-.025em;margin:40px 0 20px}.legal-content h3{font-size:1.55rem}.legal-content a:not(.button){text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}.legal-companies{display:grid;grid-template-columns:1fr 1fr;gap:26px}.legal-companies article{border:1px solid var(--line);background:var(--mint);padding:25px}.legal-companies p{font-size:.88rem;margin:20px 0 0}.legal-content .facts{max-width:680px}
dialog{width:min(1150px,94vw);max-height:94dvh;border:none;padding:18px;background:var(--cream);color:var(--ink);border-radius:5px}dialog::backdrop{background:rgba(40,51,44,.88)}.lightbox-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:10px}.lightbox-top p{margin:0;font-size:.82rem}.lightbox-top button{min-height:44px;background:var(--mint);padding:8px 17px;border-radius:3px}.lightbox-bottom{display:flex;align-items:center;justify-content:space-between;gap:15px;margin-top:10px}.lightbox-bottom p{text-align:center;margin:0;font-size:.85rem}.lightbox-bottom button{width:44px;height:44px;flex-shrink:0;background:var(--mint);border-radius:50%;font-size:1.2rem}#lightbox-image{margin:auto;width:auto;max-width:100%;height:70dvh;object-fit:contain}.modal-open{overflow:hidden}
@media(min-width:1600px){.hero{min-height:670px}.hero-copy{padding-left:max(6vw,calc((100vw - 1380px)/2));padding-right:4vw}.hero-caption{left:32px;right:32px;bottom:32px}}
@media(max-width:1150px){.header-inner nav{gap:15px;font-size:.75rem}.brand{width:212px;height:62px}.hero-copy{padding:45px 4vw}.hero h1{font-size:clamp(2.8rem,4.8vw,3.8rem)}.hero-caption{flex-direction:column;align-items:flex-start;gap:12px}.slider-controls{align-self:flex-end}.property-grid{gap:18px}.card-copy{padding:23px 20px}.card-copy h3{font-size:1.5rem}.property-hero-image{height:430px}}
@media(max-width:950px){.header-inner{min-height:80px;width:90%}.menu-toggle{display:block}.header-inner nav{display:none;position:absolute;top:80px;left:0;right:0;background:var(--cream);border-bottom:1px solid var(--line);padding:20px 5% 25px;flex-direction:column;align-items:stretch;gap:0;font-size:.93rem;box-shadow:0 10px 18px #39464012}.header-inner nav.is-open{display:flex}.header-inner nav .nav-cta{margin-top:10px}.header-inner nav>a:not(.button){padding:12px}.hero{grid-template-columns:46% 54%;min-height:570px}.hero h1{font-size:2.9rem}.hero-copy{padding-inline:5vw 4vw}.hero-description{font-size:.97rem}.hero-actions .button{font-size:.69rem;padding-inline:14px}.partner-note{flex-wrap:wrap;gap:7px}.partner-note .vivento-mark img{width:128px}.overview{gap:5%}.numbers{padding:25px}.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.contact-grid{grid-template-columns:1fr 1fr}.search-panel,.company-panel{padding:28px}.facts-layout{gap:5%}.facts>div{grid-template-columns:115px 1fr;gap:14px}.property-hero-image{height:430px}.property-hero h1{font-size:2.7rem}}
@media(max-width:700px){html{scroll-padding-top:97px}.container{width:89%}.section-pad{padding-block:58px}.header-inner{min-height:76px}.header-inner nav{top:76px}.brand{width:200px;height:59px}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:44px 5.5vw 37px}.hero h1{font-size:clamp(2.9rem,9.5vw,4rem);margin-bottom:20px}.hero-copy .eyebrow{margin-bottom:18px}.hero-description{max-width:440px;font-size:1rem;margin-bottom:23px}.hero-actions .button{font-size:.73rem;padding:15px 20px}.hero-actions{gap:9px}.partner-note{margin-top:19px;flex-wrap:nowrap}.hero-visual{height:400px}.hero-caption{left:15px;right:15px;bottom:15px;padding:15px;gap:9px}.hero-caption a{font-size:.8rem}.hero-caption .eyebrow{font-size:.55rem}.slider-controls{align-self:flex-start}.slider-controls button{width:38px;height:38px}.overview{grid-template-columns:1fr;padding-block:47px;gap:35px}.overview h2{font-size:2rem}.overview .text-link{font-size:.8rem}.numbers{padding:26px}.section-heading{grid-template-columns:1fr;gap:22px;margin-bottom:30px}.section-heading>p{font-size:.95rem}.section-heading .eyebrow{margin-bottom:15px}.filter-row{gap:7px}.filter-row button{font-size:.76rem;padding:9px 14px;min-height:42px}.search-row{align-items:flex-start;flex-direction:column;gap:10px}.search-label{width:100%}.search-label input{font-size:16px}.search-label{font-size:.74rem}#filter-count{margin:0}.property-grid{gap:18px}.card-copy{padding:22px}.card-copy h3{font-size:1.75rem}.card-copy>p:not(.property-type){font-size:.92rem;min-height:0}.card-link{font-size:.8rem}.property-type{font-size:.68rem}.contact-grid{grid-template-columns:1fr}.search-panel,.company-panel{padding:28px}.contact-links{font-size:.93rem}.search-panel h3,.company-panel h3{font-size:1.8rem}.faq{grid-template-columns:1fr;margin-top:40px}.faq>h3{grid-row:auto;grid-column:1;margin-bottom:25px}.faq details{grid-column:1}.footer-grid{grid-template-columns:1fr 1fr;gap:30px 20px}.footer-grid>div:first-child{grid-column:1/-1}.footer-bottom{flex-wrap:wrap;font-size:.68rem}.footer-bottom>span:nth-child(2){display:none}.breadcrumbs{margin:23px 0 30px;font-size:.7rem}.property-hero{grid-template-columns:1fr;gap:30px;padding-bottom:42px}.property-hero h1{font-size:2.8rem}.property-hero-image{height:350px}.property-hero .lead{font-size:.97rem}.facts-layout{grid-template-columns:1fr;gap:22px}.facts>div{grid-template-columns:115px 1fr;gap:20px}.facts dd{font-size:.88rem}.gallery-heading{margin-top:45px}.gallery-heading h2{font-size:1.85rem}.gallery-grid{gap:24px}.gallery-grid figcaption{font-size:.77rem}.related .section-heading{display:block}.related .text-link{margin-top:12px}.related h2{font-size:2.2rem}.region-grid{grid-template-columns:1fr}.region-card>img{height:240px}.region-card>div{padding:27px}.region-links{flex-direction:column;gap:2px}.region-cta h2{font-size:2.4rem}.legal-page{padding-bottom:55px}.legal-page h1{font-size:2.7rem}.legal-content{margin-top:30px;font-size:.96rem}.legal-content h2{font-size:1.7rem}.legal-companies{grid-template-columns:1fr}.lightbox-bottom p{font-size:.75rem}#lightbox-image{height:62dvh}.lightbox-top button{font-size:.83rem}}
@media(max-width:600px){.property-grid{grid-template-columns:1fr}.card-photo{aspect-ratio:1.55}.gallery-grid{grid-template-columns:1fr}.property-hero-image{height:310px}.collection-note{font-size:.78rem}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.footer-grid>div>a:not(.brand){min-height:40px}.hero-visual{height:360px}.stats strong{font-size:2.15rem}.facts>div{grid-template-columns:1fr;gap:5px}.hero-caption{gap:10px}}
@media(max-width:360px){.brand{width:176px;height:52px}.menu-toggle{padding:7px 9px;font-size:.78rem}.hero-copy{padding-top:35px}.hero h1{font-size:2.65rem}.button{padding-inline:16px;font-size:.69rem}.hero-actions .button{font-size:.67rem;padding-inline:16px}.hero-caption a{font-size:.75rem}.card-copy h3{font-size:1.6rem}.numbers{padding:22px}.stats{gap:20px}.stats strong{font-size:1.9rem}.property-hero h1{font-size:2.4rem}.search-panel,.company-panel{padding:24px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}.button:hover{transform:none}}
@media print{.site-header,.site-footer,.filter-tools,.slider-controls,.hero-visual,.related,dialog,.hero-actions{display:none!important}body{background:white;font-size:11pt}.container{width:100%}.hero,.overview,.facts-layout,.property-hero{display:block}.hero-copy{padding:20px}.section-pad{padding-block:20px}.property-card,.gallery-grid figure{break-inside:avoid}.property-grid{grid-template-columns:1fr 1fr}a{text-decoration:underline}}