:root{
  --navy:#1B2A4A; --body:#22325A; --copper:#8F4527; --sand:#EDE2D3; --rule:#CDBBA6; --muted:#6B5A4C; --white:#FFFFFF;
  --serif:'Cormorant Garamond', Georgia, serif; --sans:'Jost', system-ui, sans-serif;
  --wrap:1120px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--navy);font-family:var(--sans);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
a{color:var(--copper)} a:hover{color:#6E331C}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.eyebrow{font-size:13px;letter-spacing:.22em;text-transform:uppercase;color:var(--copper);margin:0 0 10px}
h1,h2,h3{font-family:var(--serif);font-weight:500;color:var(--navy);margin:0;text-wrap:balance}
h2{font-size:clamp(36px,5vw,56px);line-height:1.05}
h3{font-size:clamp(24px,3vw,30px);font-weight:600;line-height:1.15}
p{margin:0;color:var(--body);text-wrap:pretty}
.lede{font-size:18px;max-width:760px}
section{padding:96px 0}
section + section{border-top:1px solid var(--rule)}
.label{font-size:13px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;color:var(--copper)}
.navy-label{font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--navy)}

/* nav: brand row + tab bar */
.nav{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.97);border-bottom:1px solid var(--rule);backdrop-filter:blur(6px)}
.nav .top{display:flex;align-items:baseline;justify-content:space-between;gap:16px;padding-top:14px;padding-bottom:6px}
.brand{font-family:var(--serif);font-size:26px;font-weight:600;color:var(--navy);text-decoration:none}
.tagline{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:4px;overflow-x:auto;scrollbar-width:none}
.nav ul::-webkit-scrollbar{display:none}
.nav ul a{display:inline-block;white-space:nowrap;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--navy);text-decoration:none;padding:14px 16px 12px;border-bottom:3px solid transparent;min-height:44px}
.nav ul a:hover{color:var(--copper)}
.nav ul a[aria-current="page"]{color:var(--copper);border-bottom-color:var(--copper);font-weight:600}
@media (max-width:620px){.tagline{display:none}.nav ul a{padding:14px 12px 12px}}

/* hero */
.hero{padding:0}
.hero-img{width:100%;height:min(78vh,820px);object-fit:cover;object-position:50% 58%}
.hero-text{padding:48px 0 64px}
.hero h1{font-size:clamp(64px,10vw,120px);line-height:.95;letter-spacing:-.01em}
.price-line{display:flex;align-items:baseline;gap:14px;margin-top:14px}
.price-line .amt{font-family:var(--serif);font-size:clamp(40px,5vw,56px);font-weight:600;color:var(--copper);line-height:1}
.stats{display:flex;flex-wrap:wrap;gap:28px 44px;border-top:1px solid var(--rule);margin-top:36px;padding-top:26px}
.stat{display:flex;flex-direction:column;gap:6px}
.stat .n{font-family:var(--serif);font-size:38px;font-weight:600;line-height:1;color:var(--copper)}
.stat .n.sm{font-size:28px;height:38px;display:flex;align-items:flex-end}
.stat .m{text-transform:none}

/* pool & porch */
.duo{display:grid;grid-template-columns:1.25fr 1fr;gap:20px;align-items:start;margin-top:40px}
.duo figure{margin:0}

/* glance */
.price-panel{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:24px;border:1px solid var(--rule);padding:26px 30px;margin-top:36px}
.price-panel .big{font-family:var(--serif);font-size:48px;font-weight:600;color:var(--copper);line-height:1}
.price-panel .mid{font-family:var(--serif);font-size:34px;font-weight:600;color:var(--copper);line-height:1}
.glance{display:grid;grid-template-columns:1.6fr 1fr;gap:48px;align-items:start;margin-top:40px}
table{width:100%;border-collapse:collapse;font-size:16px}
th,td{padding:12px 0;border-top:1px solid var(--rule);vertical-align:top}
tr:last-child th,tr:last-child td{border-bottom:1px solid var(--rule)}
th{text-align:left;font-weight:500;color:var(--muted);width:42%;padding-right:16px}
td{text-align:right;color:var(--navy)}

/* galleries: photos never cropped */
.masonry{columns:3 300px;column-gap:20px;margin-top:20px}
.masonry figure{margin:0 0 20px;break-inside:avoid}
.full{margin-top:40px}
figcaption{font-size:14px;color:var(--muted);margin-top:8px}

/* layout */
.trio{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px;border-top:1px solid var(--rule);padding-top:24px;margin-top:28px}
.trio div{display:flex;flex-direction:column;gap:8px}
.grid2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px;align-items:start;margin-top:40px}
.grid2 figure{margin:0}
.stack{display:flex;flex-direction:column;gap:20px}

/* comfort */
.features{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:32px 48px;border-top:1px solid var(--rule);padding-top:32px;margin-top:36px}
.features div{display:flex;flex-direction:column;gap:6px}
.panels{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px;margin-top:40px}
.panel{background:var(--sand);padding:28px 30px;display:flex;flex-direction:column;gap:8px}

/* location */
.cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin-top:36px}
.card{background:var(--sand);padding:24px 26px;display:flex;flex-direction:column;gap:6px}
.card .w{font-family:var(--serif);font-size:34px;font-weight:600;line-height:1.05;color:var(--copper)}

footer{background:var(--navy);color:#F2EDE6;padding:56px 0}
footer .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:20px;align-items:center}
footer .brand{color:#fff}
footer p{color:#D9D2C7}

@media (max-width:860px){
  section{padding:64px 0}
  .duo,.glance,.grid2,.panels,.features{grid-template-columns:1fr}
  .trio,.cards{grid-template-columns:1fr}
  .masonry{columns:2 220px}
  .hero-img{height:62vh}
}
@media (max-width:520px){
  .masonry{columns:1}
  .stats{gap:22px 32px}
  .stat .n{font-size:32px}
}

.page-head{padding:72px 0 8px}
.page-head + section{border-top:none;padding-top:40px}
.next{display:flex;justify-content:flex-end;padding:0 0 80px}
.next a{font-family:var(--serif);font-size:28px;font-weight:600;text-decoration:none;color:var(--navy);border-bottom:1px solid var(--rule);padding-bottom:4px}
.next a span{display:block;font-family:var(--sans);font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--copper);font-weight:500}
.tiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin-top:36px}
.tile{display:flex;flex-direction:column;gap:12px;text-decoration:none;color:var(--navy)}
.tile img{width:100%;aspect-ratio:3/4;object-fit:cover}
.tile .t{font-family:var(--serif);font-size:26px;font-weight:600;line-height:1.1}
.tile .d{font-size:15px;color:var(--body)}
.tile:hover .t{color:var(--copper)}
@media (max-width:860px){.tiles{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.tiles{grid-template-columns:1fr}}

/* area */
.places{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px;margin-top:40px}
.place{display:flex;flex-direction:column;border:1px solid var(--rule)}
.place-photo{aspect-ratio:4/3;background:var(--sand);display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:13px;letter-spacing:.14em;text-transform:uppercase;text-align:center;padding:16px}
.place-photo img{width:100%;height:100%;object-fit:cover}
.place-body{padding:24px 26px 26px;display:flex;flex-direction:column;gap:10px}
.place-body h3{font-size:30px}
.place-links{font-size:14px;letter-spacing:.06em}
.place-links a{text-decoration:none;font-weight:500}
@media (max-width:760px){.places{grid-template-columns:1fr}}

/* documents */
.docs{list-style:none;margin:36px 0 0;padding:0;border-top:1px solid var(--rule)}
.doc{display:flex;justify-content:space-between;align-items:center;gap:20px;padding:20px 0;border-bottom:1px solid var(--rule)}
.doc div{display:flex;flex-direction:column;gap:4px}
.doc-t{font-family:var(--serif);font-size:24px;font-weight:600;color:var(--navy)}
.doc-d{font-size:15px;color:var(--body)}
.doc-s{font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--copper);white-space:nowrap}
@media (max-width:620px){.doc{flex-direction:column;align-items:flex-start}}
.place-img{display:block;width:100%;aspect-ratio:4/3;height:auto;object-fit:cover}
.place.wide{grid-column:1/-1;flex-direction:row}
.place.wide .place-img{width:55%;flex-shrink:0}
.place.wide .place-body{justify-content:center}
@media (max-width:760px){.place.wide{flex-direction:column}.place.wide .place-img{width:100%}}
.area-map svg{display:block;width:100%;height:auto;border:1px solid var(--rule)}
.map-legend{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:14px;font-size:14px;color:var(--body)}
.map-legend span{display:inline-flex;align-items:center;gap:8px}
.map-legend i{width:14px;height:14px;border-radius:50%;display:inline-block}

/* alternating photo + text rows */
.split{display:grid;grid-template-columns:minmax(0,2fr) minmax(0,3fr);gap:56px;align-items:center;margin-top:64px;padding-top:56px;border-top:1px solid var(--rule)}
.split figure{margin:0}
.split.rev{grid-template-columns:minmax(0,3fr) minmax(0,2fr)}
.split.rev figure{order:2}
.split-text{display:flex;flex-direction:column;gap:32px}
.split-item{display:flex;flex-direction:column;gap:8px}
.split-item p{font-size:17px}
@media (max-width:860px){.split,.split.rev{grid-template-columns:1fr;gap:28px}.split.rev figure{order:0}}
.photo-slot{aspect-ratio:1/1;background:var(--sand);border:1px dashed var(--rule);display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:13px;letter-spacing:.16em;text-transform:uppercase}

.video-slot{aspect-ratio:16/9;background:var(--navy);color:#E9E2D8;display:flex;align-items:center;justify-content:center}
.video-inner{display:flex;flex-direction:column;align-items:center;gap:14px;font-size:13px;letter-spacing:.2em;text-transform:uppercase}
.glance-align{align-items:stretch}
.glance-align figure{margin:0;position:relative;min-height:320px}
.glance-align figure img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
@media (max-width:860px){.glance-align figure{min-height:0}.glance-align figure img{position:static;height:auto;aspect-ratio:4/5}}

/* compact layout */
.nav .navrow{display:flex;align-items:center;gap:28px}
.nav .navrow .brand{flex-shrink:0;font-size:24px}
.nav .navrow ul{flex:1;justify-content:flex-end}
@media (max-width:900px){.nav .navrow{flex-direction:column;align-items:flex-start;gap:0;padding-top:10px}.nav .navrow ul{justify-content:flex-start;width:100%}}
body{line-height:1.5}
section{padding:56px 0}
.eyebrow{margin:0 0 6px}
.lede{font-size:17px;max-width:none}
.duo,.glance,.grid2,.full,.price-panel,.features,.panels,.cards,.places{margin-top:24px}
.masonry{margin-top:16px}
.trio{margin-top:20px;padding-top:18px;gap:24px}
.price-panel{padding:20px 26px}
th,td{padding:9px 0}
.next{padding-bottom:48px}
@media (max-width:860px){section{padding:40px 0}}

/* tighter spacing, site-wide */
body{line-height:1.45}
p{line-height:1.5}
.lede{font-size:16.5px;line-height:1.5}
section{padding:40px 0}
h2{font-size:clamp(30px,4vw,44px);line-height:1.08}
h3{font-size:clamp(22px,2.6vw,26px)}
.eyebrow{letter-spacing:.14em;margin:0 0 4px;font-size:12px}
.label{letter-spacing:.1em}
.navy-label{letter-spacing:.1em}
.nav ul a{letter-spacing:.1em;padding:12px 12px 10px}
.duo,.glance,.grid2,.full,.price-panel,.features,.panels,.cards,.places,.docs{margin-top:18px}
.features{gap:20px 36px;padding-top:20px}
.trio{gap:20px;padding-top:14px}
.split{margin-top:36px;padding-top:32px;gap:40px}
.split-text{gap:20px}
.split-item p{font-size:16px}
.place-body{padding:18px 20px 20px;gap:6px}
.card{padding:18px 20px}
.panel{padding:20px 22px}
.doc{padding:14px 0}
th,td{padding:8px 0}
.hero-text{padding:32px 0 40px}
.stats{margin-top:24px;padding-top:18px}
.next{padding-bottom:36px}
.tiles{margin-top:20px}
@media (max-width:860px){section{padding:32px 0}}
.pair img{width:100%;aspect-ratio:3/4;height:auto;object-fit:cover}
.slots{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px;margin-top:16px}
.slots .photo-slot{aspect-ratio:4/5}
@media (max-width:620px){.slots{grid-template-columns:1fr 1fr}}
.video-wrap{background:#000}
.video-wrap video{display:block;width:100%;height:auto;background:#000}
.video-wrap .v-wide{aspect-ratio:16/9}
.video-wrap .v-tall{display:none;aspect-ratio:9/16}
@media (max-width:760px){.video-wrap .v-wide{display:none}.video-wrap .v-tall{display:block}}
th,td{text-wrap:balance}
.slot-photo{margin:0}
.slot-photo img{width:100%;aspect-ratio:4/5;height:auto;object-fit:cover}
@media (max-width:620px){.slots{grid-template-columns:1fr}}
.split .pair img{aspect-ratio:1/1}
.band{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px;margin:36px 0 12px}
.band img,.band .photo-slot{width:100%;aspect-ratio:4/5;height:auto;object-fit:cover}
@media (max-width:620px){.band{grid-template-columns:1fr}}
.intro-caps{text-transform:uppercase;letter-spacing:.12em;font-size:14px;font-weight:500;color:var(--copper);line-height:1.6;max-width:820px}

.doc-avail{justify-content:flex-start;gap:20px}
.doc-avail>div{flex:1}
.doc-thumb{flex-shrink:0;width:84px;border:1px solid var(--rule);display:block}
.doc-thumb img{width:100%;height:auto;display:block}
.doc-links{font-size:13px;letter-spacing:.06em;margin-top:4px}
.doc-links a{text-decoration:none;font-weight:500}
.doc-s.req{color:var(--muted)}
.doc-view{margin-top:48px;padding-top:28px;border-top:1px solid var(--rule)}
.doc-pages{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:16px;margin-top:16px}
.doc-pages img{width:100%;height:auto;border:1px solid var(--rule);background:#fff}
@media (max-width:620px){.doc-avail{flex-direction:row}.doc-avail .doc-s{display:none}}

.map-card{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:28px;align-items:center;margin-top:28px;border:1px solid var(--rule);padding:24px}
.map-card-text{display:flex;flex-direction:column;gap:8px}
.map-btn{align-self:flex-start;margin-top:8px;background:var(--navy);color:#fff;text-decoration:none;font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;padding:14px 20px;min-height:44px;display:inline-flex;align-items:center}
.map-btn:hover{background:var(--copper);color:#fff}
.map-card-img{position:relative;display:block}
.map-card-img img{width:100%;height:auto;display:block}
.map-card-img span{position:absolute;right:10px;bottom:10px;background:rgba(27,42,74,.9);color:#fff;font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:8px 12px}
@media (max-width:760px){.map-card{grid-template-columns:1fr}}

/* gallery */
.gallery{columns:3 280px;column-gap:14px;margin-top:20px}
.gal-item{display:block;margin:0 0 14px;break-inside:avoid}
.gal-item img{width:100%;height:auto;display:block;transition:opacity .2s}
.gal-item:hover img{opacity:.88}
@media (max-width:520px){.gallery{columns:1}}

.gal-title{margin:32px 0 12px;padding-top:16px;border-top:1px solid var(--rule)}
.gal-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:14px}
.gal-card{margin:0}
.gal-card img{width:100%;aspect-ratio:4/5;height:auto;object-fit:cover;display:block}
.gal-card figcaption{margin-top:6px;font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--navy)}
@media (max-width:900px){.gal-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media (max-width:620px){.gal-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* hero: whole aerial visible, sized to the screen */
.hero-frame{background:#1B2A4A;display:flex;justify-content:center}
.hero-img.hero-full{display:block;width:100%;max-width:calc((100vh - 64px) * 1600 / 904);height:auto;aspect-ratio:1600/904;object-fit:contain}
.hero .hero-text{padding:24px 0 32px}
@media (max-width:760px){
  .hero-img.hero-full{max-width:none}
  .hero .hero-text{padding:18px 0 24px}
  .hero h1{font-size:clamp(46px,13vw,64px)}
  .price-line{flex-wrap:wrap;gap:6px 12px}
  .stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px 12px}
  .stat .n{font-size:26px}
  .stat .n.sm{font-size:20px;height:26px}
  .stat .navy-label{font-size:10.5px;letter-spacing:.06em}
}
/* gallery: full, uncropped photos */
.gal-grid{display:block;columns:4 220px;column-gap:14px}
.gal-card{break-inside:avoid;margin:0 0 16px;display:inline-block;width:100%}
.gal-card img{aspect-ratio:auto;height:auto;object-fit:initial}
@media (max-width:620px){.gal-grid{columns:2}}

.hero .hero-text{padding-left:28px;padding-right:28px}
@media (max-width:760px){.hero .hero-text{padding-left:20px;padding-right:20px}}

/* hero: title band across bottom of photo (desktop) */
.hero-media{position:relative;width:100%;max-width:calc((100vh - 64px) * 1600 / 904)}
.hero-media .hero-img.hero-full{max-width:none}
.hero-band{position:absolute;left:0;right:0;bottom:0;background:#fff;display:flex;align-items:flex-end;justify-content:space-between;gap:24px;padding:14px 32px 16px}
.hero-band h1{margin:0;line-height:.95}
.hero-band .hero-sub{margin:6px 0 0}
.hero-band .price-line{margin:0 0 4px}
.hero .hero-text{padding-top:20px}
@media (max-width:760px){
  .hero-media{max-width:none}
  .hero-band{position:static;flex-direction:column;align-items:flex-start;gap:8px;padding:16px 20px 4px}
}
/* compact title band directly under the photo (photo stays full size) */
.hero-band{position:static;display:flex;align-items:center;justify-content:space-between;gap:16px 28px;flex-wrap:wrap;padding:10px 28px;background:#fff;border-bottom:1px solid var(--rule)}
.hero-band-l{display:flex;align-items:baseline;gap:18px;flex-wrap:wrap}
.hero-band h1{font-size:clamp(34px,3.4vw,46px);line-height:1;margin:0}
.hero-band .hero-sub{margin:0}
.hero-band .price-line{margin:0}
.hero-band .price-line .amt{font-size:clamp(28px,2.8vw,38px)}
.hero .hero-text{padding-top:14px;padding-bottom:20px}
.hero .stats{margin-top:0;padding-top:0;border-top:none}
@media (max-width:760px){
  .hero-band{padding:12px 20px;gap:6px}
  .hero-band-l{flex-direction:column;gap:4px}
  .hero-band h1{font-size:34px}
  .hero-band .price-line .amt{font-size:26px}
}
@media (max-width:760px){.hero-band{flex-direction:column;align-items:flex-start}.hero-band .price-line{justify-content:flex-start}}
.hero-media{max-width:calc((100vh - 124px) * 1600 / 904)}@media (max-width:760px){.hero-media{max-width:none}}
/* full-width photo, no side bars */
.hero-frame{background:none;display:block}
.hero-media{max-width:none}
.hero-media .hero-img.hero-full{width:100%;height:min(calc(100vh - 124px), calc(100vw * 904 / 1600));aspect-ratio:auto;object-fit:cover;object-position:50% 45%}
@media (max-width:760px){.hero-media .hero-img.hero-full{height:auto;aspect-ratio:1600/904}}
footer .disclaimer{display:block;margin-top:24px;padding-top:18px;border-top:1px solid rgba(255,255,255,.15)}
footer .disclaimer p{font-size:12px;line-height:1.55;color:#B9B2A8;max-width:none}