:root{
  --ink:#10241C; --ink-2:#1B3A2D; --paper:#F3F5F1; --card:#FFFFFF;
  --brass:#B3862F; --brass-soft:#F0E4CC;
  --line:#DCE2D8; --text:#22302A; --muted:#68776F; --green:#1F5C41;
  --pad:20px; --radius:14px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
section[id],div[id]{scroll-margin-top:86px}
body{margin:0;background:var(--paper);color:var(--text);
  font-family:'Instrument Sans',system-ui,-apple-system,'Segoe UI',sans-serif;
  font-size:16px;line-height:1.62;-webkit-font-smoothing:antialiased;
  padding-bottom:78px;}
img{max-width:100%;display:block}
a{color:var(--green)}
h1,h2,h3,h4{font-family:'Bricolage Grotesque','Instrument Sans',sans-serif;
  font-weight:700;letter-spacing:-.02em;line-height:1.15;margin:0 0 .5em}
h1{font-size:clamp(28px,5.2vw,46px)}
h2{font-size:clamp(22px,3.4vw,31px)}
h3{font-size:clamp(18px,2.4vw,21px)}
.wrap{width:100%;max-width:1140px;margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
.num{font-family:'IBM Plex Mono',ui-monospace,monospace;font-variant-numeric:tabular-nums}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
:focus-visible{outline:3px solid var(--brass);outline-offset:2px}

/* identity strip */
.idbar{background:var(--ink);color:#CFDCD4;font-size:12.5px;line-height:1.5;padding:9px 0}
.idbar strong{color:#fff;font-weight:600}
.idbar a{color:var(--brass-soft);text-decoration:underline}

header.site{background:var(--ink-2);position:sticky;top:0;z-index:50;
  border-bottom:1px solid rgba(255,255,255,.12)}
.hrow{display:flex;align-items:center;justify-content:space-between;gap:14px;
  padding-top:12px;padding-bottom:12px}
.brand{display:flex;flex-direction:column;text-decoration:none;color:#fff;line-height:1.1}
.brand b{font-family:'Bricolage Grotesque',sans-serif;font-size:18px;letter-spacing:-.02em}
.brand span{font-size:11px;color:#9DB6A9;letter-spacing:.09em;text-transform:uppercase;margin-top:3px}
nav.main{display:flex;gap:20px}
nav.main a{color:#D6E3DB;text-decoration:none;font-size:14.5px;font-weight:500}
nav.main a:hover{color:#fff}
@media(max-width:820px){nav.main{display:none}}


/* hero */
.hero{background:var(--ink);color:#EAF1EC;padding:44px 0 40px}
.hero .eyebrow{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);
  font-weight:600;margin-bottom:14px}
.hero h1{color:#fff;max-width:19ch}
.hero p{color:#B9CBC1;max-width:60ch;font-size:16.5px;margin:0 0 6px}
.hero .agentline{margin-top:18px;font-size:13.5px;color:#9DB6A9;
  border-left:3px solid var(--brass);padding-left:12px}

/* ladder — the comparison scale */
.ladder{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);
  padding:22px var(--pad) 18px;margin:-26px auto 0;position:relative;z-index:2;max-width:1140px}
.ladder h2{font-size:19px;margin-bottom:4px}
.ladder .cap{font-size:13px;color:var(--muted);margin:0 0 18px}
.lrow{display:grid;grid-template-columns:150px 1fr auto;gap:12px;align-items:center;
  padding:8px 0;border-top:1px solid #EDF0EA;text-decoration:none;color:inherit}
.lrow:first-of-type{border-top:0}
.lrow:hover .lname{color:var(--green)}
.lname{font-size:14px;font-weight:600}
.lbarwrap{background:#EDF0EA;border-radius:99px;height:9px;overflow:hidden}
.lbar{height:100%;background:linear-gradient(90deg,var(--green),var(--brass));border-radius:99px}
.lval{font-size:14px;font-weight:600;white-space:nowrap}
.lval small{font-weight:400;color:var(--muted)}
@media(max-width:640px){
  .lrow{grid-template-columns:1fr auto;gap:4px 10px}
  .lbarwrap{grid-column:1/-1;order:3}
}

/* filters */
.filters{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 22px}
.chip{border:1px solid var(--line);background:var(--card);border-radius:99px;
  padding:8px 15px;font-size:13.5px;font-weight:500;cursor:pointer;color:var(--text);
  font-family:inherit;transition:.15s}
.chip[aria-pressed="true"]{background:var(--ink);border-color:var(--ink);color:#fff}
.fgroup{display:flex;flex-wrap:wrap;gap:8px;align-items:center;margin-bottom:10px;width:100%}
.flabel{font-size:11.5px;letter-spacing:.11em;text-transform:uppercase;color:var(--muted);
  font-weight:600;width:100%;margin-bottom:2px}

/* cards */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(310px,1fr));gap:20px}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);
  overflow:hidden;display:flex;flex-direction:column;transition:.18s}
.card:hover{transform:translateY(-3px);box-shadow:0 10px 26px rgba(16,36,28,.10)}
.card .ph{position:relative;aspect-ratio:3/4;overflow:hidden;background:#DDE3DC}
.card .ph img{width:100%;height:100%;object-fit:cover}
.card .tag{position:absolute;top:12px;left:12px;background:rgba(16,36,28,.88);color:#fff;
  font-size:11px;letter-spacing:.08em;text-transform:uppercase;padding:5px 10px;border-radius:99px}
.card .body{padding:18px var(--pad) 20px;display:flex;flex-direction:column;flex:1}
.card h3{margin-bottom:2px}
.card h3 a{color:inherit;text-decoration:none}
.card h3 a:hover{color:var(--green)}
.card .loc{font-size:13px;color:var(--muted);margin:0 0 12px}
.instal{border-top:1px solid #EDF0EA;border-bottom:1px solid #EDF0EA;padding:12px 0;margin-bottom:12px}
.instal .lbl{font-size:11px;letter-spacing:.11em;text-transform:uppercase;color:var(--muted);
  font-weight:600;display:block;margin-bottom:2px}
.instal .big{font-size:27px;font-weight:600;letter-spacing:-.02em;color:var(--ink)}
.instal .per{font-size:14px;color:var(--muted);font-weight:400}
.meta{list-style:none;padding:0;margin:0 0 16px;font-size:13.5px}
.meta li{display:flex;justify-content:space-between;gap:10px;padding:3px 0;color:var(--muted)}
.meta li b{color:var(--text);font-weight:600;text-align:right}
.cardbtns{display:flex;gap:8px;margin-top:auto}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:7px;
  padding:11px 16px;border-radius:10px;font-size:14px;font-weight:600;text-decoration:none;
  border:1px solid transparent;cursor:pointer;font-family:inherit;line-height:1.2}
.btn-d{background:var(--ink);color:#fff;flex:1}
.btn-d:hover{background:#1B3A2D}
.btn-o{background:#fff;color:var(--ink);border-color:var(--line);flex:1}
.btn-o:hover{border-color:var(--ink)}
.btn-wa{background:#1F7A4D;color:#fff}
.empty{padding:36px 0;color:var(--muted);font-size:15px}

/* sections */
section{padding:44px 0}
section.tight{padding:30px 0}
.lead{font-size:16.5px;color:var(--muted);max-width:66ch;margin:0 0 22px}

/* detail */
.dhero{background:var(--ink);color:#fff;padding:0 0 34px}
.dhero .ph{position:relative;overflow:hidden;background:#0B1A14;
  height:clamp(300px,58vw,520px)}
.dhero .ph .bg{position:absolute;inset:0;background-size:cover;background-position:center;
  filter:blur(30px) brightness(.45);transform:scale(1.2)}
.dhero .ph img{position:relative;width:100%;height:100%;object-fit:contain}
.dhero .inner{padding-top:26px}
.dhero h1{color:#fff;margin-bottom:6px}
.dhero .loc{color:#9DB6A9;font-size:15px;margin:0 0 4px}
.dhero .devline{color:#B9CBC1;font-size:14px;margin:14px 0 0;
  border-left:3px solid var(--brass);padding-left:12px}
.panel{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);
  padding:24px var(--pad);margin-bottom:22px}
.spec{display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:1px;
  background:var(--line);border:1px solid var(--line);border-radius:10px;overflow:hidden}
.spec div{background:var(--card);padding:14px 16px}
.spec dt{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);
  font-weight:600;margin-bottom:3px}
.spec dd{margin:0;font-size:15px;font-weight:600}
table.lay{width:100%;border-collapse:collapse;font-size:14.5px}
table.lay th{text-align:left;font-size:11px;letter-spacing:.1em;text-transform:uppercase;
  color:var(--muted);font-weight:600;padding:0 10px 10px 0;border-bottom:1px solid var(--line)}
table.lay td{padding:13px 10px 13px 0;border-bottom:1px solid #EDF0EA;vertical-align:middle}
table.lay td:last-child,table.lay th:last-child{text-align:right;padding-right:0}
table.lay .amt{font-weight:600;font-size:16px;color:var(--ink);white-space:nowrap}
table.lay .sub{display:none}
@media(max-width:560px){
  table.lay th:nth-child(2),table.lay td:nth-child(2){display:none}
  table.lay .sub{display:block;font-size:12.5px;color:var(--muted);font-weight:400}
}
tr.gone td{opacity:.55}
tr.gone td b{text-decoration:line-through;text-decoration-thickness:1px}
.soldtag{display:inline-block;font-size:11px;letter-spacing:.08em;text-transform:uppercase;
  font-weight:700;color:#7A5A16;background:var(--brass-soft);border:1px solid #E2D2AE;
  padding:4px 10px;border-radius:99px;white-space:nowrap}

/* floor plans */
.plans{display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:14px}
.plan{border:1px solid var(--line);border-radius:11px;overflow:hidden;background:#fff;
  cursor:zoom-in;padding:0;font-family:inherit;text-align:left;display:block;width:100%}
.plan .im{aspect-ratio:1/1;background:#F7F8F5;display:flex;align-items:center;justify-content:center;
  padding:10px;overflow:hidden}
.plan .im img{max-width:100%;max-height:100%;width:auto;height:auto;object-fit:contain}
.plan .cap{padding:10px 12px 12px;border-top:1px solid var(--line)}
.plan .cap b{display:block;font-size:13.5px;font-weight:600}
.plan .cap span{font-size:12px;color:var(--muted)}
.plan:hover{border-color:var(--ink)}
.lb{position:fixed;inset:0;z-index:200;background:rgba(10,20,15,.94);display:none;
  align-items:center;justify-content:center;padding:22px}
.lb.on{display:flex}
.lb img{max-width:100%;max-height:82vh;object-fit:contain;background:#fff;border-radius:8px}
.lb .x{position:absolute;top:14px;right:16px;background:#fff;border:0;border-radius:99px;
  width:42px;height:42px;font-size:22px;cursor:pointer;font-family:inherit;line-height:1}
.lb .cp{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:#DDE9E1;font-size:14px}

ul.pros{list-style:none;padding:0;margin:0}
ul.pros li{position:relative;padding:5px 0 5px 24px;font-size:15px}
ul.pros li:before{content:"";position:absolute;left:2px;top:14px;width:8px;height:8px;
  border-radius:2px;background:var(--brass)}
.disc{font-size:12.5px;line-height:1.6;color:var(--muted);background:#EDF0EA;
  border-left:3px solid var(--brass);padding:14px 16px;border-radius:0 8px 8px 0;margin:18px 0 0}

/* form */
.form{display:grid;gap:14px}
.form label{font-size:13px;font-weight:600;display:block;margin-bottom:5px}
.form input,.form select,.form textarea{width:100%;padding:12px 14px;border:1px solid var(--line);
  border-radius:9px;font-size:15px;font-family:inherit;background:#fff;color:var(--text)}
.form textarea{min-height:92px;resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:560px){.two{grid-template-columns:1fr}}
.consentbox{display:flex;gap:10px;align-items:flex-start;font-size:12.5px;line-height:1.55;color:var(--muted)}
.consentbox input{width:auto;margin-top:3px;flex:none}
.collector{font-size:13px;background:#EDF0EA;padding:12px 14px;border-radius:9px;color:var(--text)}

/* footer */
footer.site{background:var(--ink);color:#B9CBC1;font-size:13.5px;line-height:1.65;
  padding:40px 0 30px;margin-top:20px}
footer.site h4{color:#fff;font-size:12px;letter-spacing:.12em;text-transform:uppercase;
  margin:0 0 10px;font-family:'Instrument Sans',sans-serif;font-weight:700}
.fcols{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:28px}
footer.site a{color:#DDE9E1}
footer.site strong{color:#fff}
.flinks{display:flex;flex-wrap:wrap;gap:8px 18px;margin:26px 0 0;padding-top:20px;
  border-top:1px solid rgba(255,255,255,.14)}
.flinks a{font-size:13px}
.fine{font-size:12px;color:#8AA396;margin-top:16px;line-height:1.65}

/* floating mobile bar */
.floatbar{position:fixed;left:0;right:0;bottom:0;z-index:80;background:rgba(16,36,28,.97);
  backdrop-filter:blur(8px);border-top:1px solid rgba(255,255,255,.14);
  padding:9px 12px calc(9px + env(safe-area-inset-bottom));
  display:grid;grid-template-columns:1fr 1fr 1.25fr;gap:8px}
@media(min-width:900px){
  body{padding-bottom:0}
  .floatbar{left:auto;right:24px;bottom:24px;background:none;backdrop-filter:none;border:0;
    padding:0;display:block;box-shadow:none}
  .floatbar a:not(.wa){display:none}
  .floatbar a.wa{flex-direction:row;gap:9px;font-size:14px;padding:14px 20px;border-radius:99px;
    box-shadow:0 8px 24px rgba(16,36,28,.28)}
  .floatbar a.wa svg{width:21px;height:21px}
}
.floatbar a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;
  text-decoration:none;color:#DDE9E1;font-size:11.5px;font-weight:600;padding:7px 4px;
  border-radius:10px;border:1px solid rgba(255,255,255,.16);line-height:1.2;text-align:center}
.floatbar a.wa{background:#1F7A4D;border-color:#1F7A4D;color:#fff}
.floatbar svg{width:18px;height:18px;fill:currentColor}

.back{display:inline-block;font-size:13.5px;margin-bottom:16px;color:#9DB6A9;text-decoration:none}
.back:hover{color:#fff}
@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important}}