:root{
    --ink:#1f3350;
    --ink-soft:#5c6b80;
    --sand:#faf6ec;
    --sand-deep:#f1e8d3;
    --teal:#1f3350;
    --teal-deep:#16253b;
    --gold:#c23b31;
    --coral:#c23b31;
    --bronze:#a37c3f;
    --bronze-soft:#c9ab74;
    --white:#fffdf8;
    --line: rgba(31,51,80,0.12);
    --line-dark: rgba(250,246,236,0.16);
    --radius: 2px;
    --maxw: 1160px;
  }
  @media (prefers-color-scheme: dark){
    :root:not([data-theme="light"]){
      --sand:#faf6ec; --sand-deep:#f1e8d3; --white:#fffdf8;
      --ink:#1f3350; --ink-soft:#5c6b80; --line: rgba(31,51,80,0.12);
    }
  }
  :root[data-theme="dark"]{
    --sand:#faf6ec; --sand-deep:#f1e8d3; --white:#fffdf8;
    --ink:#1f3350; --ink-soft:#5c6b80; --line: rgba(31,51,80,0.12);
  }
  @media (prefers-reduced-motion: reduce){
    *{animation-duration:0.01ms !important; animation-iteration-count:1 !important; transition-duration:0.01ms !important; scroll-behavior:auto !important;}
  }
  *{box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    margin:0; background:var(--sand); color:var(--ink);
    font-family:'Inter',system-ui,-apple-system,sans-serif;
    font-size:16px; line-height:1.6; -webkit-font-smoothing:antialiased;
  }
  img{max-width:100%;}
  h1,h2,h3,h4{
    font-family:'Fraunces',Georgia,serif; font-weight:500;
    margin:0 0 .4em 0; letter-spacing:-0.01em; color:var(--ink);
  }
  p{margin:0 0 1em 0;}
  a{color:inherit;}
  .wrap{max-width:var(--maxw); margin:0 auto; padding:0 28px;}
  .btn{
    display:inline-flex; align-items:center; gap:8px; padding:14px 26px;
    border-radius:var(--radius); font-family:'Inter',sans-serif; font-weight:600;
    font-size:15px; text-decoration:none; border:1px solid transparent; cursor:pointer;
    white-space:nowrap; transition:transform .15s ease, background .2s ease, color .2s ease;
  }
  .btn:hover{transform:translateY(-1px);}
  .btn-primary{background:var(--teal); color:var(--white);}
  .btn-primary:hover{background:var(--teal-deep);}
  .btn-outline{background:transparent; color:var(--ink); border-color:var(--ink);}
  .btn-outline:hover{background:var(--ink); color:var(--sand);}
  .btn-gold{background:var(--gold); color:var(--white);}
  .btn-gold:hover{background:#a12f27;}

  .sr-only{position:absolute; width:1px; height:1px; overflow:hidden; clip:rect(0,0,0,0);}
  .sr-only:focus{
    position:fixed; top:10px; left:10px; width:auto; height:auto; clip:auto;
    background:var(--ink); color:var(--sand); padding:10px 16px; border-radius:var(--radius); z-index:100;
    font-size:14px; font-weight:600;
  }

  /* ---------- LUXURY TYPE PRIMITIVES ---------- */
  .eyebrow{
    display:inline-flex; align-items:center; gap:10px;
    font-size:11.5px; font-weight:600; letter-spacing:.16em; text-transform:uppercase;
    color:var(--bronze); margin-bottom:14px;
  }
  .eyebrow::before{content:""; width:28px; height:1px; background:var(--bronze-soft);}
  .eyebrow.on-dark{color:var(--bronze-soft);}
  .rule-gold{width:56px; height:1px; background:var(--bronze-soft); border:none; margin:0 0 22px;}

  /* ---------- SCROLL REVEAL ---------- */
  .reveal{
    opacity:0; transform:translateY(22px);
    transition:opacity .8s cubic-bezier(.2,.6,.2,1), transform .8s cubic-bezier(.2,.6,.2,1);
    transition-delay:calc(var(--i, 0) * 90ms);
  }
  .reveal.in-view{opacity:1; transform:translateY(0);}

  /* ---------- NAV ---------- */
  header{ position:sticky; top:0; z-index:50; background:var(--sand); border-bottom:1px solid var(--line); }
  nav.wrap{ display:flex; align-items:center; justify-content:space-between; padding-top:16px; padding-bottom:16px; gap:16px; }
  .brand{display:flex; align-items:center; gap:14px; flex-shrink:0;}
  .brand-logo{height:34px; width:auto; display:block;}
  .brand-text{line-height:1.15; border-left:1px solid var(--line); padding-left:14px; white-space:nowrap;}
  .brand-text strong{display:block; font-size:15px; white-space:nowrap;}
  .brand-text span{display:block; font-size:12px; color:var(--ink-soft); white-space:nowrap;}
  nav .navlinks{display:flex; gap:20px; align-items:center; font-size:13.5px; font-weight:500; flex-wrap:nowrap;}
  nav .navlinks a{text-decoration:none; color:var(--ink-soft); white-space:nowrap;}
  nav .navlinks a:hover{color:var(--teal);}
  nav .navcall{display:flex; align-items:center; gap:12px; flex-shrink:0; white-space:nowrap;}
  nav .navcall a{white-space:nowrap;}
  @media (max-width: 860px){ .navlinks{display:none;} }
  @media (max-width: 640px){ .brand-text{display:none;} }

  /* ---------- HERO ---------- */
  .hero{ position:relative; overflow:hidden; border-bottom:1px solid var(--line); }
  .hero-grid{ display:grid; grid-template-columns:1.05fr .95fr; gap:40px; align-items:center; padding:56px 0 56px; }
  @media (max-width:900px){ .hero-grid{grid-template-columns:1fr; padding-top:36px;} }
  .badge-row{display:flex; gap:10px; flex-wrap:wrap; margin-bottom:22px;}
  .hero-logo{height:64px; width:auto; display:block; margin-bottom:22px;}
  .badge{
    display:inline-flex; align-items:center; gap:7px; font-size:11.5px; font-weight:600;
    letter-spacing:.1em; text-transform:uppercase; padding:8px 16px; border-radius:2px;
  }
  .badge-coming{background:transparent; color:var(--bronze); border:1px solid var(--bronze-soft);}
  .badge-coming::before{content:""; width:6px; height:6px; border-radius:50%; background:var(--gold);}
  .badge-outline{border:1px solid var(--line); color:var(--ink-soft);}
  .hero h1{ font-size:clamp(2.2rem, 4.6vw, 3.3rem); line-height:1.05; max-width:14ch; }
  .hero .lede{ font-size:18px; color:var(--ink-soft); max-width:48ch; margin-top:14px; }
  .hero-ctas{display:flex; gap:14px; margin-top:26px; flex-wrap:wrap;}
  .hero-stats{display:flex; gap:26px; margin-top:36px; flex-wrap:wrap;}
  .stat b{display:block; font-family:'Fraunces',serif; font-size:23px; color:var(--teal-deep);}
  .stat span{font-size:13px; color:var(--ink-soft);}
  .hero-art{position:relative;}
  .hero-art img{width:100%; height:auto; aspect-ratio:1040/920; object-fit:cover; display:block; border-radius:var(--radius); box-shadow:0 18px 40px -18px rgba(23,48,54,0.25);}

  /* ---------- HERO LOAD-IN ---------- */
  .load-in{opacity:0; transform:translateY(16px); animation:loadIn .9s cubic-bezier(.2,.6,.2,1) forwards;}
  .load-in-1{animation-delay:.05s;}
  .load-in-2{animation-delay:.22s;}
  @keyframes loadIn{ to{opacity:1; transform:translateY(0);} }

  section{padding:84px 0;}
  section.tight{padding:58px 0;}
  .section-head{ display:flex; justify-content:space-between; align-items:flex-end; gap:30px; margin-bottom:38px; flex-wrap:wrap; }
  .section-head h2{font-size:clamp(1.6rem,3vw,2.15rem); max-width:18ch;}
  .section-head p{color:var(--ink-soft); max-width:44ch; margin:0;}
  .band-alt{background:var(--white); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  /* ---------- WHY REGISTER ---------- */
  .why-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line); border:1px solid var(--line); }
  @media (max-width:760px){ .why-grid{grid-template-columns:1fr;} }
  .why-card{background:var(--sand); padding:30px 26px;}
  .band-alt .why-card{background:var(--white);}
  .why-card svg{width:30px; height:30px; margin-bottom:16px; color:var(--teal);}
  .why-card h3{font-size:18px;}
  .why-card p{color:var(--ink-soft); font-size:14.5px; margin:0;}

  /* ---------- FACT CARDS ---------- */
  .fact-grid{display:grid; grid-template-columns:repeat(auto-fit, minmax(220px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line);}
  .fact-card{background:var(--white); padding:26px;}
  .fact-card b{display:block; font-family:'Fraunces',serif; font-size:26px; color:var(--teal-deep); margin-bottom:4px;}
  .fact-card span{font-size:13.5px; color:var(--ink-soft);}

  /* ---------- AMENITIES ---------- */

  /* ---------- AMENITIES (dark luxury gallery) ---------- */
  .amen-dark{
    background:var(--teal-deep); color:var(--sand);
    padding:80px 0; border-top:1px solid var(--line-dark); border-bottom:1px solid var(--line-dark);
  }
  .amen-dark .section-head h2{color:var(--white);}
  .amen-dark .section-head p{color:rgba(250,246,236,0.62);}
  .amen-gallery{display:grid; grid-template-columns:repeat(3, 1fr); gap:26px;}
  @media (max-width:860px){ .amen-gallery{grid-template-columns:repeat(2, 1fr);} }
  @media (max-width:560px){ .amen-gallery{grid-template-columns:1fr;} }
  .amen-card{background:rgba(250,246,236,0.04); border:1px solid var(--line-dark); overflow:hidden;}
  .amen-art{aspect-ratio:3/2; overflow:hidden;}
  .amen-art img{width:100%; height:100%; object-fit:cover; display:block; transition:transform .6s ease;}
  .amen-card:hover .amen-art img{transform:scale(1.04);}
  .amen-body{padding:20px 22px 24px;}
  .amen-body h3{color:var(--white); font-size:17px; margin-bottom:6px;}
  .amen-body p{color:rgba(250,246,236,0.6); font-size:13.5px; margin:0;}
  .amen-credit{margin:28px 0 0; font-size:12.5px; color:rgba(250,246,236,0.45); text-align:center;}

  /* ---------- LOCATION ---------- */
  .loc-wrap{display:grid; grid-template-columns:1fr 1fr; gap:46px; align-items:start;}
  @media (max-width:860px){ .loc-wrap{grid-template-columns:1fr;} }
  .loc-list{list-style:none; margin:0; padding:0;}
  .loc-list li{ display:flex; justify-content:space-between; gap:14px; padding:14px 0; border-top:1px solid var(--line); font-size:15px; }
  .loc-list li:first-child{border-top:none;}
  .loc-list b{font-weight:600; color:var(--ink);}
  .loc-list span.min{white-space:nowrap; color:var(--teal-deep); font-weight:600; font-size:13px;}

  /* ---------- SISTER COMMUNITIES ---------- */
  .sister-row{display:grid; grid-template-columns:repeat(3,1fr); gap:22px;}
  @media (max-width:760px){ .sister-row{grid-template-columns:1fr;} }
  .sister-card{background:var(--white); border:1px solid var(--line); border-radius:var(--radius); padding:24px;}
  .sister-card .yr{font-size:12px; font-weight:600; color:var(--teal-deep); margin-bottom:8px;}
  .sister-card h3{font-size:17px; margin-bottom:6px;}
  .sister-card p{font-size:13.5px; color:var(--ink-soft); margin:0;}

  /* ---------- FAQ ---------- */
  .faq-list{max-width:760px;}
  .faq-item{border-top:1px solid var(--line); padding:18px 0;}
  .faq-item:last-child{border-bottom:1px solid var(--line);}
  .faq-item summary{
    cursor:pointer; font-weight:600; font-size:16px; list-style:none;
    display:flex; justify-content:space-between; align-items:center; gap:16px;
  }
  .faq-item summary::-webkit-details-marker{display:none;}
  .faq-item summary::after{content:"+"; font-family:'Fraunces',serif; font-size:20px; color:var(--gold); flex:none;}
  .faq-item[open] summary::after{content:"–";}
  .faq-item p{margin:12px 0 0; font-size:14.5px; color:var(--ink-soft);}

  /* ---------- REALTOR ---------- */
  .realtor-wrap{display:grid; grid-template-columns:.8fr 1.2fr; gap:46px; align-items:center;}
  @media (max-width:860px){ .realtor-wrap{grid-template-columns:1fr;} }
  .realtor-photo{ aspect-ratio:4/5; border-radius:var(--radius); overflow:hidden; border:1px solid var(--line); background:var(--sand-deep); }
  .realtor-photo img{width:100%; height:100%; object-fit:cover; display:block;}
  .realtor-badges{display:flex; gap:10px; margin-top:18px; flex-wrap:wrap;}
  .realtor-badges span{font-size:12px; border:1px solid var(--line); padding:5px 12px; border-radius:20px; color:var(--ink-soft);}

  /* ---------- LEAD FORM ---------- */
  .lead-section{ background:var(--sand-deep); color:var(--ink); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  .lead-section h2{color:var(--ink);}
  .lead-section p{color:var(--ink-soft);}
  .lead-wrap{display:grid; grid-template-columns:1fr 1fr; gap:50px; align-items:flex-start;}
  @media (max-width:900px){ .lead-wrap{grid-template-columns:1fr;} }
  .lead-perks{list-style:none; margin:26px 0 0; padding:0;}
  .lead-perks li{display:flex; gap:12px; padding:10px 0; border-top:1px solid var(--line); font-size:14.5px; color:var(--ink-soft);}
  .lead-perks li:first-child{border-top:none;}
  form.lead-form{ background:var(--white); color:var(--ink); border-radius:var(--radius); padding:30px; border:1px solid var(--line); }
  form.lead-form .row{display:grid; grid-template-columns:1fr 1fr; gap:12px;}
  @media (max-width:520px){ form.lead-form .row{grid-template-columns:1fr;} }
  .field{margin-bottom:14px;}
  .field label{display:block; font-size:12.5px; font-weight:600; margin-bottom:6px; color:var(--ink-soft);}
  .field input, .field select, .field textarea{
    width:100%; padding:11px 12px; border:1px solid var(--line); border-radius:var(--radius);
    background:var(--white); color:var(--ink); font-family:'Inter',sans-serif; font-size:14.5px;
  }
  .field textarea{resize:vertical; min-height:70px;}
  form.lead-form .btn{width:100%; justify-content:center; margin-top:6px;}
  .form-note{font-size:12px; color:var(--ink-soft); margin-top:12px;}
  #form-status{font-size:13.5px; margin-top:12px; display:none; color:var(--teal-deep);}
  #form-status.show{display:block;}

  /* ---------- FOOTER ---------- */
  footer{padding:46px 0 30px; border-top:1px solid var(--line);}
  .footer-top{display:flex; justify-content:space-between; gap:30px; flex-wrap:wrap; margin-bottom:26px;}
  .footer-cta{display:flex; gap:12px; flex-wrap:wrap;}
  .disclaimer{font-size:12px; color:var(--ink-soft); line-height:1.7; border-top:1px solid var(--line); padding-top:20px;}