/* ============ DREEYM DESIGN SYSTEM v3 ============
   Bone ground · Yew green · Kiln terracotta · Brass details
   Serif = feeling · Sans = interface · Mono = numbers  */
:root{
  --bone:#F5F0E6; --parchment:#EDE5D3; --card:#FAF6EC;
  --yew:#22382C; --yew-deep:#1B2D23; --kiln:#C2542F; --kiln-deep:#A84526;
  --brass:#A9814A; --peat:#1D1B16; --chalk:#FAF7EF;
  --ink-70:rgba(29,27,22,.72); --ink-55:rgba(29,27,22,.55);
  --line:rgba(34,56,44,.16); --line-soft:rgba(34,56,44,.09);
  --ok:#5d7d47;
  --serif:'Fraunces',Georgia,serif; --sans:'Instrument Sans',-apple-system,Helvetica,Arial,sans-serif;
  --mono:'IBM Plex Mono','SFMono-Regular',monospace;
  --ease:cubic-bezier(.22,.61,.21,1); --rad:6px;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--sans);font-size:17.5px;line-height:1.66;color:var(--peat);background:var(--bone);-webkit-font-smoothing:antialiased;overflow-x:hidden}
body::after{content:"";position:fixed;inset:0;pointer-events:none;z-index:9999;opacity:.05;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2'/%3E%3CfeColorMatrix values='0 0 0 0 0.2 0 0 0 0 0.18 0 0 0 0 0.12 0 0 0 0.5 0'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)'/%3E%3C/svg%3E")}
::selection{background:var(--kiln);color:var(--chalk)}
img{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3,h4,.serif{font-family:var(--serif);font-weight:380;letter-spacing:-.01em}
.container{max-width:1240px;margin:0 auto;padding-inline:clamp(20px,4.5vw,52px)}
.section{padding-block:clamp(4.5rem,9vw,7.5rem)}
.section.tight{padding-block:clamp(3rem,6vw,4.5rem)}
.alt{background:var(--parchment);border-block:1px solid var(--line-soft)}
.eyebrow{font-family:var(--mono);font-size:.72rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--kiln);display:flex;align-items:center;gap:.9rem}
.eyebrow::after{content:"";height:1px;width:56px;background:var(--brass);opacity:.55}
.eyebrow.center{justify-content:center}
.eyebrow.center::before{content:"";height:1px;width:56px;background:var(--brass);opacity:.55}
.h2{font-size:clamp(2rem,4.2vw,3.3rem);line-height:1.08;margin:1.1rem 0 1.3rem;color:var(--yew)}
.h3{font-size:clamp(1.5rem,2.6vw,2.05rem);line-height:1.15;color:var(--yew);font-weight:420}
.lede{font-size:clamp(1.02rem,1.45vw,1.18rem);color:var(--ink-70);max-width:44rem}
.mono{font-family:var(--mono)}
.btn{display:inline-flex;align-items:center;gap:.6rem;font-family:var(--sans);font-weight:600;font-size:.98rem;background:var(--kiln);color:var(--chalk);text-decoration:none;padding:.95rem 1.75rem;border-radius:999px;border:1px solid var(--kiln);transition:background .35s var(--ease),transform .35s var(--ease),box-shadow .35s var(--ease);cursor:pointer;white-space:nowrap}
.btn:hover{background:var(--kiln-deep);transform:translateY(-2px);box-shadow:0 10px 28px -14px rgba(194,84,47,.65)}
.btn .arr{transition:transform .35s var(--ease)}
.btn:hover .arr{transform:translateX(4px)}
.btn.ghost{background:transparent;color:var(--chalk);border-color:rgba(250,247,239,.55)}
.btn.ghost:hover{background:rgba(250,247,239,.12);box-shadow:none}
.btn.ghost.dark{color:var(--yew);border-color:var(--line)}
.btn.ghost.dark:hover{background:rgba(34,56,44,.06)}
.btn.sm{padding:.6rem 1.2rem;font-size:.88rem}
.textlink{font-weight:600;text-decoration:none;color:var(--kiln);border-bottom:1px solid rgba(194,84,47,.35);padding-bottom:2px;transition:border-color .3s}
.textlink:hover{border-color:var(--kiln)}
a:focus-visible,button:focus-visible,select:focus-visible,input:focus-visible,textarea:focus-visible,summary:focus-visible{outline:2px solid var(--kiln);outline-offset:3px;border-radius:4px}
.badge{display:inline-flex;align-items:center;gap:.45rem;font-family:var(--mono);font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--yew);border:1px solid var(--line);border-radius:999px;padding:.34rem .8rem;background:rgba(250,246,236,.92)}
.badge .dot{width:7px;height:7px;border-radius:50%;background:var(--ok)}
.badge.amber .dot{background:var(--kiln)}
.badge.soon .dot{background:transparent;border:1.5px solid var(--brass)}
.badge.grey{color:var(--ink-55)}
.badge.grey .dot{background:rgba(29,27,22,.3)}
.chiprow{display:flex;gap:.6rem;flex-wrap:wrap}
.chip-tag{font-family:var(--mono);font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;border:1px solid rgba(250,247,239,.4);color:var(--chalk);border-radius:999px;padding:.35rem .85rem;background:rgba(20,26,20,.25);backdrop-filter:blur(4px)}
.reveal{opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}.reveal.d3{transition-delay:.24s}
.horizon{display:flex;justify-content:center;padding-block:.5rem}
.horizon svg{width:min(340px,60vw);height:auto;color:var(--brass)}
.sec-head{display:grid;grid-template-columns:1.15fr .85fr;gap:2rem;align-items:end;margin-bottom:clamp(2.2rem,4.5vw,3.4rem)}
.sec-head .lede{justify-self:end;padding-bottom:.5rem}
@media(max-width:860px){.sec-head{grid-template-columns:1fr}.sec-head .lede{justify-self:start}}

/* ---------- nav ---------- */
.nav{position:fixed;inset:0 0 auto 0;z-index:100;transition:background .45s var(--ease),box-shadow .45s var(--ease);color:var(--chalk)}
.nav.solid,.nav.scrolled{background:rgba(245,240,230,.9);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);color:var(--peat);box-shadow:0 1px 0 var(--line-soft)}
.nav .container{display:flex;align-items:center;gap:1.6rem;padding-block:1rem}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;margin-right:auto}
.brand svg{width:30px;height:30px}
.brand .word{font-family:var(--serif);font-weight:430;font-size:1.58rem;letter-spacing:-.015em;line-height:1}
.nav-links{display:flex;align-items:center;gap:1.6rem;font-size:.94rem;font-weight:500}
.nav-links a{text-decoration:none;opacity:.85;transition:opacity .3s;white-space:nowrap;padding-bottom:2px;border-bottom:1px solid transparent}
.nav-links a:hover{opacity:1}
.nav-links a.active{opacity:1;border-bottom-color:var(--kiln)}
.nav-phone{font-family:var(--mono);font-size:.84rem;text-decoration:none;opacity:.9;white-space:nowrap}
.nav .btn{padding:.62rem 1.3rem;font-size:.88rem}
.burger{display:none;background:none;border:none;color:inherit;cursor:pointer;padding:.4rem}
.burger svg{width:26px;height:26px;display:block}
.mobile-menu{position:fixed;inset:0;z-index:99;background:var(--yew);color:var(--chalk);display:flex;flex-direction:column;justify-content:center;padding:clamp(24px,7vw,64px);opacity:0;pointer-events:none;transition:opacity .45s var(--ease)}
.mobile-menu.open{opacity:1;pointer-events:auto}
.mobile-menu a{font-family:var(--serif);font-size:clamp(1.6rem,6.4vw,2.3rem);text-decoration:none;padding:.42rem 0;border-bottom:1px solid rgba(250,247,239,.12)}
.mobile-menu .mm-cta{margin-top:1.8rem;display:flex;flex-direction:column;gap:1rem;align-items:flex-start}
.mobile-menu .mm-cta .mono{font-size:.88rem;opacity:.75}
@media(max-width:1150px){.nav-links{display:none}.nav-phone{display:none}.burger{display:block}}
@media(max-width:640px){.nav .btn{display:none}}
section[id],main[id]{scroll-margin-top:86px}

/* ---------- heroes ---------- */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:var(--chalk);isolation:isolate}
.hero.short{min-height:72svh}
.hero.inner{min-height:56svh}
.hero-img{position:absolute;inset:0;overflow:hidden;z-index:-2}
.hero-img img{width:100%;height:100%;object-fit:cover;animation:kenburns 22s var(--ease) infinite alternate;filter:saturate(.92) sepia(.06)}
@keyframes kenburns{from{transform:scale(1)}to{transform:scale(1.09)}}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(22,30,24,.42) 0%,rgba(22,30,24,.14) 42%,rgba(24,22,17,.62) 100%)}
.hero .container{padding-bottom:clamp(2.8rem,6vw,4.5rem);width:100%}
.hero-eyebrow{font-family:var(--mono);font-size:.74rem;letter-spacing:.26em;text-transform:uppercase;color:rgba(250,247,239,.92);display:flex;align-items:center;gap:1rem;margin-bottom:1.4rem}
.hero-eyebrow::before{content:"";width:44px;height:1px;background:rgba(250,247,239,.6)}
.hero h1{font-size:clamp(2.7rem,6.8vw,5.4rem);line-height:1.02;font-weight:340;letter-spacing:-.022em;max-width:12em;text-wrap:balance}
.hero.inner h1{font-size:clamp(2.4rem,5.6vw,4.4rem)}
.hero-sub{margin-top:1.5rem;font-size:clamp(1rem,1.45vw,1.18rem);line-height:1.6;max-width:38rem;color:rgba(250,247,239,.88)}
.hero-ctas{display:flex;gap:1rem;margin-top:2rem;flex-wrap:wrap}
.hero .chiprow{margin-top:1.6rem}
.crumb{font-family:var(--mono);font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:rgba(250,247,239,.75);margin-bottom:1rem}
.crumb a{text-decoration:none}
.crumb a:hover{color:var(--chalk)}

/* ---------- cards: communities ---------- */
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.4rem,3vw,2.4rem)}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.3rem,2.5vw,2rem)}
@media(max-width:900px){.grid-2,.grid-3{grid-template-columns:1fr}}
.park{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);overflow:hidden;display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.park:hover{transform:translateY(-5px);box-shadow:0 24px 48px -30px rgba(34,56,44,.4)}
.park .ph{aspect-ratio:16/10;overflow:hidden;position:relative}
.park .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease);filter:saturate(.9) sepia(.08)}
.park:hover .ph img{transform:scale(1.05)}
.park .ph .badge{position:absolute;top:1rem;left:1rem;z-index:2}
.park-body{padding:1.6rem 1.7rem 1.8rem;display:flex;flex-direction:column;gap:.6rem;flex:1}
.park-top{display:flex;align-items:baseline;justify-content:space-between;gap:1rem;flex-wrap:wrap}
.park h3{font-size:clamp(1.5rem,2.3vw,1.85rem);color:var(--yew);font-weight:420}
.park .meta{font-family:var(--mono);font-size:.67rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.park p{color:var(--ink-70);font-size:.98rem}
.park-foot{margin-top:auto;padding-top:1rem;border-top:1px solid var(--line-soft);display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap}
.park .price{font-family:var(--mono);font-size:.9rem;color:var(--yew);font-weight:500}
.park .covenant{font-size:.78rem;color:var(--ink-55)}
.park .covenant b{color:var(--ok);font-weight:600}
.parks-more{margin-top:clamp(1.4rem,3vw,2.2rem);border:1px dashed rgba(169,129,74,.5);border-radius:var(--rad);padding:1.5rem 2rem;display:flex;justify-content:space-between;align-items:center;gap:1.5rem;flex-wrap:wrap;background:rgba(250,246,236,.5)}
.parks-more .serif{font-size:1.2rem;color:var(--yew)}

/* ---------- filters toolbar ---------- */
.toolbar{display:flex;align-items:center;gap:1rem;flex-wrap:wrap;padding:1.1rem 1.4rem;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);margin-bottom:clamp(1.6rem,3vw,2.4rem)}
.toolbar .count{font-family:var(--mono);font-size:.8rem;color:var(--ink-70);margin-right:auto}
.toolbar label{font-family:var(--mono);font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);display:block;margin-bottom:.3rem}
.toolbar select{padding:.55rem .8rem;font-family:var(--sans);font-size:.9rem;color:var(--peat);background:var(--bone);border:1px solid var(--line);border-radius:4px}
.filter-chips{display:flex;gap:.6rem;flex-wrap:wrap}
.fchip{font-family:var(--mono);font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--line);background:transparent;color:var(--ink-70);border-radius:999px;padding:.45rem 1rem;cursor:pointer;transition:all .3s}
.fchip:hover{border-color:var(--brass)}
.fchip.on{background:var(--yew);color:var(--chalk);border-color:var(--yew)}

/* ---------- listing cards ---------- */
.listing{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);overflow:hidden;display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease);text-decoration:none}
.listing:hover{transform:translateY(-5px);box-shadow:0 24px 48px -30px rgba(34,56,44,.4)}
.listing .ph{aspect-ratio:4/2.9;overflow:hidden;position:relative}
.listing .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease);filter:saturate(.9) sepia(.08)}
.listing:hover .ph img{transform:scale(1.05)}
.listing .ph .badge{position:absolute;top:.9rem;left:.9rem;z-index:2}
.listing-body{padding:1.3rem 1.45rem 1.5rem;display:flex;flex-direction:column;gap:.45rem;flex:1}
.listing .plot{font-family:var(--mono);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.listing h3{font-size:1.32rem;color:var(--yew);font-weight:430}
.listing .where{font-size:.86rem;color:var(--ink-55)}
.listing .gp{font-family:var(--mono);font-size:1.02rem;font-weight:500;color:var(--yew);margin-top:.3rem}
.listing .gp span{font-size:.72rem;color:var(--ink-55);font-weight:400}
.listing .specs{display:flex;gap:1rem;font-family:var(--mono);font-size:.72rem;color:var(--ink-70);flex-wrap:wrap}
.listing p.teaser{font-size:.9rem;color:var(--ink-70)}
.listing-foot{margin-top:auto;padding-top:.9rem;border-top:1px solid var(--line-soft);display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:.35rem .8rem}
.listing .fee{font-family:var(--mono);font-size:.72rem;color:var(--ink-55)}
.listing .view{font-weight:600;font-size:.9rem;color:var(--kiln)}
.listing.is-hidden{display:none}
.listing.reserved{opacity:.72}

/* ---------- stats / chips / ledger ---------- */
.numbers-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:2.4rem 1.4rem;text-align:center;position:relative}
.stat+.stat::before{content:"";position:absolute;left:0;top:22%;bottom:22%;width:1px;background:var(--line)}
.stat .num{font-family:var(--mono);font-weight:500;font-size:clamp(1.5rem,2.6vw,2.15rem);color:var(--yew);letter-spacing:-.02em}
.stat .num sup{font-size:.45em;color:var(--kiln)}
.stat .lbl{margin-top:.5rem;font-size:.86rem;color:var(--ink-70);line-height:1.45}
.numbers-foot{padding:0 1.6rem 1.6rem;text-align:center;font-size:.76rem;color:var(--ink-55)}
.numbers-foot a{color:var(--kiln)}
@media(max-width:820px){.numbers-grid{grid-template-columns:1fr 1fr}.stat+.stat::before{display:none}}
.chips{display:flex;flex-direction:column;gap:.9rem;margin-top:1.8rem}
.chip{display:flex;gap:1.1rem;align-items:baseline;border-left:2px solid var(--brass);padding:.3rem 0 .3rem 1.2rem}
.chip .n{font-family:var(--mono);font-size:1.2rem;font-weight:500;color:var(--yew);min-width:4.6rem}
.chip .t{color:var(--ink-70);font-size:.94rem}
.ledger{background:var(--card);border:1px solid var(--line);border-radius:var(--rad);overflow:hidden;box-shadow:0 30px 60px -42px rgba(34,56,44,.45)}
.ledger-head{padding:1.3rem 1.7rem;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;align-items:baseline;gap:1rem;background:rgba(237,229,211,.55)}
.ledger-head .serif{font-size:1.25rem;color:var(--yew)}
.ledger-head .mono{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.ledger table{width:100%;border-collapse:collapse}
.ledger td{padding:1rem 1.7rem;border-bottom:1px solid var(--line-soft);vertical-align:top}
.ledger td:last-child{text-align:right;font-family:var(--mono);font-size:.92rem;font-weight:500;color:var(--yew);white-space:nowrap}
.ledger .item b{display:block;font-weight:600;font-size:.95rem;color:var(--peat)}
.ledger .item span{font-size:.8rem;color:var(--ink-55);line-height:1.5;display:block;margin-top:.15rem;max-width:26rem}
.ledger tr.total td{border-bottom:none;background:rgba(237,229,211,.55);padding-block:1.2rem}
.ledger tr.total td:last-child{font-size:1.2rem}

/* ---------- amenities ---------- */
.amen-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(215px,1fr));gap:1rem}
.amen{display:flex;gap:.95rem;align-items:flex-start;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);padding:1.05rem 1.15rem}
.amen svg{width:26px;height:26px;color:var(--kiln);flex-shrink:0;margin-top:.1rem}
.amen b{display:block;font-weight:600;font-size:.94rem;color:var(--yew)}
.amen span{font-size:.8rem;color:var(--ink-55);line-height:1.45}
.hub-card{background:var(--yew);color:var(--chalk);border-radius:var(--rad);padding:clamp(1.6rem,3vw,2.4rem);display:grid;grid-template-columns:1.1fr .9fr;gap:2rem;align-items:center;margin-bottom:1.6rem}
.hub-card h3{color:var(--chalk);font-size:clamp(1.5rem,2.6vw,2rem);font-weight:400}
.hub-card p{color:rgba(250,247,239,.82);font-size:.98rem}
.hub-card .ph{border-radius:var(--rad);overflow:hidden;aspect-ratio:16/10}
.hub-card .ph img{width:100%;height:100%;object-fit:cover}
@media(max-width:820px){.hub-card{grid-template-columns:1fr}}

/* ---------- site plan ---------- */
.plan-wrap{background:var(--card);border:1px solid var(--line);border-radius:var(--rad);padding:clamp(1.2rem,2.5vw,2rem)}
.plan-wrap svg{width:100%;height:auto;display:block}
.plan-legend{display:flex;gap:1.4rem;flex-wrap:wrap;margin-top:1rem;font-family:var(--mono);font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-70)}
.plan-legend span{display:inline-flex;align-items:center;gap:.45rem}
.plan-legend i{width:11px;height:11px;border-radius:3px;display:inline-block}
.plan-note{font-size:.76rem;color:var(--ink-55);margin-top:.8rem}
.plot-shape{cursor:pointer;transition:opacity .3s}
.plot-shape:hover{opacity:.75}
svg text{font-family:'IBM Plex Mono',monospace}

/* ---------- gallery ---------- */
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:.9rem}
.gallery a{border-radius:var(--rad);overflow:hidden;display:block;aspect-ratio:4/3;border:none}
.gallery a:nth-child(1){grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease);filter:saturate(.9) sepia(.08)}
.gallery a:hover img{transform:scale(1.04)}
@media(max-width:760px){.gallery{grid-template-columns:1fr 1fr}.gallery a:nth-child(1){grid-column:span 2;grid-row:span 1}}
.lightbox{position:fixed;inset:0;z-index:200;background:rgba(24,22,17,.94);display:none;align-items:center;justify-content:center;padding:4vh 4vw;cursor:zoom-out}
.lightbox.open{display:flex}
.lightbox img{max-width:100%;max-height:100%;border-radius:4px}

/* ---------- area / distances ---------- */
.rings{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.3rem,2.5vw,2rem)}
.ring{border-top:1px solid var(--line);padding-top:1.2rem}
.ring .t{font-family:var(--mono);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--kiln)}
.ring h4{font-size:1.35rem;color:var(--yew);margin:.5rem 0 .5rem;font-weight:430}
.ring p{font-size:.93rem;color:var(--ink-70)}
@media(max-width:860px){.rings{grid-template-columns:1fr}}
.dist-chips{display:flex;gap:.6rem;flex-wrap:wrap;margin-top:1.8rem}
.dchip{font-family:var(--mono);font-size:.72rem;color:var(--yew);border:1px solid var(--line);border-radius:999px;padding:.45rem 1rem;background:var(--card)}
.dchip b{color:var(--kiln);font-weight:500}

/* ---------- people ---------- */
.mgr{display:flex;gap:1.4rem;align-items:center;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);padding:1.5rem 1.7rem}
.mgr .ava{width:74px;height:74px;border-radius:50%;background:var(--yew);color:var(--chalk);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:1.7rem;flex-shrink:0}
.mgr b{font-size:1.08rem;color:var(--yew);display:block;font-weight:600}
.mgr .role{font-family:var(--mono);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass)}
.mgr p{font-size:.9rem;color:var(--ink-70);margin-top:.3rem}
.mgr .tel{font-family:var(--mono);font-size:.86rem;color:var(--kiln);text-decoration:none;font-weight:500}
.res{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);overflow:hidden;display:flex;flex-direction:column}
.res .ph{aspect-ratio:4/3.2;overflow:hidden}
.res .ph img{width:100%;height:100%;object-fit:cover;filter:saturate(.88) sepia(.1)}
.res-body{padding:1.5rem 1.6rem 1.7rem;display:flex;flex-direction:column;gap:1rem;flex:1}
.res q{font-family:var(--serif);font-style:italic;font-size:1.1rem;line-height:1.5;color:var(--yew);quotes:"“" "”"}
.res .who{margin-top:auto;font-family:var(--mono);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass)}
.pledge{margin-top:clamp(2rem,3.5vw,2.6rem);text-align:center;font-size:.9rem;color:var(--ink-55)}
.pledge b{color:var(--yew)}

/* ---------- accordion ---------- */
.faq{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:1.5rem;padding:1.25rem .2rem;font-family:var(--serif);font-size:1.18rem;color:var(--yew);font-weight:430}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--mono);color:var(--kiln);font-size:1.2rem;transition:transform .3s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq .a{padding:0 .2rem 1.4rem;color:var(--ink-70);font-size:.96rem;max-width:52rem}

/* ---------- property page ---------- */
.prop-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap;margin-bottom:1.8rem}
.prop-head h1{font-size:clamp(2.1rem,4.4vw,3.4rem);color:var(--yew);line-height:1.05;font-weight:380}
.prop-head .where{font-size:1rem;color:var(--ink-70);margin-top:.5rem}
.prop-price .q{font-family:var(--mono);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);display:block;text-align:right}
.prop-price .v{font-family:var(--mono);font-size:clamp(1.6rem,3vw,2.2rem);font-weight:500;color:var(--yew)}
.facts{display:grid;grid-template-columns:repeat(6,1fr);border-block:1px solid var(--line);margin-block:1.8rem}
.fact{padding:1.1rem .9rem;border-right:1px solid var(--line-soft)}
.fact:last-child{border-right:none}
.fact .k{font-family:var(--mono);font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass)}
.fact .v{font-size:.98rem;font-weight:600;color:var(--yew);margin-top:.25rem}
@media(max-width:900px){.facts{grid-template-columns:repeat(3,1fr)}.fact:nth-child(3n){border-right:none}}
@media(max-width:560px){.facts{grid-template-columns:1fr 1fr}.fact{border-right:none}}
.pull{font-family:var(--serif);font-style:italic;font-size:clamp(1.4rem,2.6vw,2rem);line-height:1.35;color:var(--yew);max-width:44rem;margin-block:clamp(2rem,4vw,3rem)}
.kf{columns:2;gap:2.5rem;margin-block:1.4rem}
.kf li{break-inside:avoid;margin-bottom:.65rem;padding-left:1.4rem;position:relative;color:var(--ink-70);font-size:.96rem;list-style:none}
.kf li::before{content:"";position:absolute;left:0;top:.55em;width:7px;height:7px;border-radius:50%;background:var(--kiln)}
@media(max-width:700px){.kf{columns:1}}
.chapter{margin-block:clamp(1.8rem,3.5vw,2.6rem)}
.chapter h3{font-size:1.5rem;color:var(--yew);font-weight:430;margin-bottom:.7rem}
.chapter p{color:var(--ink-70);max-width:52rem}
.chapter p+p{margin-top:.8rem}
.prop-grid{display:grid;grid-template-columns:1.55fr .45fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
.prop-side{position:sticky;top:96px;display:flex;flex-direction:column;gap:1.2rem}
@media(max-width:980px){.prop-grid{grid-template-columns:1fr}.prop-side{position:static}}
.side-card{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad);padding:1.4rem 1.5rem}
.side-card .h{font-family:var(--serif);font-size:1.2rem;color:var(--yew);font-weight:430;margin-bottom:.6rem}
.side-card p{font-size:.88rem;color:var(--ink-70)}
.side-card .docs a{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;padding:.6rem 0;border-bottom:1px solid var(--line-soft);text-decoration:none;font-size:.9rem;color:var(--peat)}
.side-card .docs a:hover{color:var(--kiln)}
.side-card .docs .sz{font-family:var(--mono);font-size:.68rem;color:var(--ink-55);text-align:right;flex-shrink:0;max-width:46%}
.floorplan{background:var(--card);border:1px solid var(--line);border-radius:var(--rad);padding:clamp(1.2rem,2.5vw,2rem)}
.floorplan svg{width:100%;height:auto}
.spec-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:.9rem}
.spec{display:flex;gap:.8rem;align-items:baseline;font-size:.92rem;color:var(--ink-70);padding:.75rem 1rem;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--rad)}
.spec::before{content:"✓";color:var(--ok);font-weight:700}

/* ---------- steps / journey ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1.2rem,2.4vw,1.8rem);counter-reset:step}
.step{border-top:1px solid var(--line);padding-top:1.2rem;counter-increment:step}
.step::before{content:"0" counter(step);font-family:var(--mono);font-size:.75rem;color:var(--kiln);letter-spacing:.14em}
.step h4{font-size:1.3rem;color:var(--yew);margin:.5rem 0 .4rem;font-weight:430}
.step p{font-size:.92rem;color:var(--ink-70)}
@media(max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.steps{grid-template-columns:1fr}}

/* ---------- forms ---------- */
.field label{display:block;font-family:var(--mono);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);margin-bottom:.45rem}
.field select,.field input,.field textarea{width:100%;padding:.8rem .9rem;font-family:var(--sans);font-size:.95rem;color:var(--peat);background:var(--bone);border:1px solid var(--line);border-radius:4px}
.field textarea{min-height:110px;resize:vertical}
form.enquiry{background:var(--card);border:1px solid var(--line);border-radius:var(--rad);padding:clamp(1.6rem,3vw,2.4rem);display:grid;grid-template-columns:1fr 1fr;gap:1.2rem}
form.enquiry .full{grid-column:1/-1}
form.enquiry .btn{justify-self:start}
form.enquiry .small{font-size:.76rem;color:var(--ink-55)}
@media(max-width:700px){form.enquiry{grid-template-columns:1fr}}
.calc{background:var(--card);border:1px solid var(--line);border-radius:var(--rad);padding:1.8rem 2rem}
.calc h3{font-family:var(--serif);font-size:1.5rem;color:var(--yew);font-weight:430}
.calc .sub{font-size:.9rem;color:var(--ink-55);margin:.4rem 0 1.4rem}
.calc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem}
.calc-out{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem;margin-top:1.5rem;border-top:1px solid var(--line-soft);padding-top:1.5rem}
.calc-out .o .v{font-family:var(--mono);font-size:1.4rem;font-weight:500;color:var(--yew)}
.calc-out .o .v.pos{color:#4c6b3c}
.calc-out .o .l{font-size:.8rem;color:var(--ink-55);margin-top:.2rem}
.calc-note{font-size:.76rem;color:var(--ink-55);margin-top:1.2rem}
@media(max-width:860px){.calc-grid,.calc-out{grid-template-columns:1fr}}

/* ---------- CTA band / footer ---------- */
.cta-band{background:var(--yew);color:var(--chalk)}
.cta-band .inner{display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap;padding-block:clamp(3rem,6vw,4.5rem)}
.cta-band h2{font-size:clamp(1.9rem,4vw,3rem);font-weight:360;color:var(--chalk);max-width:18em}
.cta-band p{color:rgba(250,247,239,.78);margin-top:.6rem;max-width:34rem}
.cta-band .btns{display:flex;gap:1rem;flex-wrap:wrap}
.threedoors{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border-block:1px solid var(--line)}
.door{background:var(--bone);padding:1.6rem 1.8rem;text-decoration:none;display:flex;justify-content:space-between;align-items:center;gap:1rem;transition:background .3s}
.door:hover{background:var(--card)}
.door b{font-family:var(--serif);font-size:1.15rem;color:var(--yew);font-weight:430}
.door span{color:var(--kiln)}
@media(max-width:760px){.threedoors{grid-template-columns:1fr}}
footer{background:var(--yew-deep);color:var(--chalk);padding:clamp(3.5rem,7vw,5.5rem) 0 2.2rem}
.foot-top{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1fr;gap:2.2rem;padding-bottom:2.8rem;border-bottom:1px solid rgba(250,247,239,.14)}
.foot-brand .word{font-family:var(--serif);font-size:1.9rem;font-weight:420}
.foot-brand .tag{font-family:var(--serif);font-style:italic;color:#E8B48E;margin-top:.4rem}
.foot-brand svg{width:64px;height:auto;color:var(--brass);margin-top:1.3rem}
.foot-col .h{font-family:var(--mono);font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin-bottom:1rem}
.foot-col a{display:block;text-decoration:none;font-size:.92rem;color:rgba(250,247,239,.82);padding:.26rem 0;transition:color .3s}
.foot-col a:hover{color:var(--chalk)}
.foot-notes{padding-block:1.9rem;font-size:.78rem;line-height:1.7;color:rgba(250,247,239,.6);max-width:64rem}
.foot-notes b{color:rgba(250,247,239,.85);font-weight:600}
.foot-legal{display:flex;justify-content:space-between;gap:1.5rem;flex-wrap:wrap;font-size:.76rem;color:rgba(250,247,239,.55);border-top:1px solid rgba(250,247,239,.14);padding-top:1.6rem}
.foot-legal a{text-decoration:none;color:inherit;margin-left:1.1rem}
.foot-legal a:hover{color:var(--chalk)}
@media(max-width:960px){.foot-top{grid-template-columns:1fr 1fr}.foot-brand{grid-column:1/-1}}

/* splits */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.2rem,4.5vw,4rem);align-items:center}
.split .ph{border-radius:var(--rad);overflow:hidden;aspect-ratio:4/3.4}
.split .ph img{width:100%;height:100%;object-fit:cover;filter:saturate(.88) sepia(.09)}
@media(max-width:860px){.split{grid-template-columns:1fr}.split .ph{order:-1;aspect-ratio:16/10}}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important}
  .reveal{opacity:1;transform:none}
  html{scroll-behavior:auto}
}
@media print{
  .nav,.mobile-menu,.cta-band,footer .foot-top,.btn,.threedoors{display:none!important}
  body{background:#fff}
  .hero{min-height:auto;color:#000}
  .hero::before{display:none}
}