:root{
  --navy:#002040;
  --navy-2:#00162c;
  --tint:#99A6B3;
  --ink:#12161b;
  --muted:#656b72;
  --paper:#f5f3ee;
  --white:#fff;
  --line:rgba(18,22,27,.16);
  --max:1360px;
  --text-max:760px;
  --gutter:clamp(22px,3.3vw,52px);
  --header-h:76px;
  --project-bar-h:30px;
  --header-total-h:calc(var(--header-h) + var(--project-bar-h));
}

*{box-sizing:border-box}
html{scroll-behavior:smooth;background:var(--navy);-webkit-text-size-adjust:100%}
body{margin:0;overflow-x:hidden;color:var(--ink);background:var(--paper);font-family:"Helvetica Neue",Arial,sans-serif;line-height:1.5;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
body.menu-open,html.menu-open{overflow:hidden}
img{display:block;width:100%;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
button,input,textarea{font:inherit}
button{color:inherit}
h1,h2,h3,p,figure,blockquote{margin-top:0}
h1,h2,h3{margin-bottom:0;font-weight:400;letter-spacing:-.045em}
h1{font-size:clamp(4.8rem,7.4vw,7.9rem);line-height:.91}
h2{font-size:clamp(3rem,4.8vw,5rem);line-height:.96}
h3{font-size:clamp(1.35rem,1.7vw,1.8rem);line-height:1.02}
p{margin-bottom:1.15em}

.shell{width:min(calc(100% - (2 * var(--gutter))),var(--max));margin-inline:auto}
.skip-link{position:fixed;top:10px;left:10px;z-index:9999;padding:10px 14px;background:#fff;transform:translateY(-160%)}
.skip-link:focus{transform:none}
.eyebrow{display:block;margin:0 0 16px;color:#fff;font-size:.66rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase}
.eyebrow.dark{color:var(--navy)}
section[id]{scroll-margin-top:calc(var(--header-total-h) + 8px)}

/* Perennial Brothers project bar */
.project-bar{
  display:flex;
  height:var(--project-bar-h);
  align-items:center;
  justify-content:center;
  gap:12px;
  padding:0 16px;
  overflow:hidden;
  color:var(--navy);
  background:var(--paper);
  border-bottom:1px solid rgba(18,22,27,.10);
  font-size:.53rem;
  font-weight:700;
  letter-spacing:.17em;
  line-height:1;
  text-transform:uppercase;
  white-space:nowrap;
}
.project-bar a{
  color:inherit;
  border-bottom:1px solid rgba(0,32,64,.28);
  padding-bottom:1px;
  text-decoration:none;
  letter-spacing:.11em;
}
.project-bar a:hover,.project-bar a:focus-visible{border-bottom-color:currentColor}
.project-bar-sep{opacity:.45}
@media(max-width:700px){
  .project-bar{gap:8px;font-size:.45rem;letter-spacing:.13em;padding:0 10px}
  .project-bar a{letter-spacing:.07em}
}
@media(max-width:380px){
  .project-bar{font-size:.415rem;gap:7px}
}

/* Header */
.site-header{position:fixed;inset:0 0 auto;z-index:1001;color:#fff;background:rgba(0,25,52,.68);border-bottom:1px solid rgba(255,255,255,.15);transition:background .2s ease,border-color .2s ease,color .2s ease;backdrop-filter:blur(12px) saturate(115%);-webkit-backdrop-filter:blur(12px) saturate(115%)}
.site-header.scrolled{color:var(--ink);background:rgba(245,243,238,.96);border-bottom-color:var(--line);backdrop-filter:blur(18px) saturate(115%);-webkit-backdrop-filter:blur(18px) saturate(115%)}
.site-header.menu-active{color:#fff;background:var(--navy);border-bottom-color:rgba(255,255,255,.14);backdrop-filter:none;-webkit-backdrop-filter:none}
.header-inner{display:flex;min-height:var(--header-h);align-items:center;justify-content:space-between;gap:30px}
.property-brand{display:flex;min-width:190px;flex-direction:column;line-height:1}
.property-brand strong{font-size:.82rem;letter-spacing:.13em;white-space:nowrap}
.property-brand span{margin-top:6px;font-size:.5rem;letter-spacing:.16em;opacity:.76;white-space:nowrap}
.desktop-nav{display:flex;align-items:center;gap:clamp(18px,2vw,32px);font-size:.63rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
.desktop-nav a{position:relative;padding:8px 0}
.desktop-nav a::after{position:absolute;right:0;bottom:2px;left:0;height:1px;background:currentColor;content:"";transform:scaleX(0);transform-origin:left;transition:transform .2s ease}
.desktop-nav a:hover::after,.desktop-nav a:focus-visible::after{transform:scaleX(1)}
.menu-toggle{display:none}
.mobile-nav{display:none}

/* Hero */
.hero{position:relative;display:grid;min-height:clamp(760px,88svh,930px);align-items:end;overflow:hidden;color:#fff;background:var(--navy)}
.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%}
.hero-image{object-fit:cover;object-position:center 46%}
.hero-shade{background:linear-gradient(180deg,rgba(0,18,38,.12) 0%,rgba(0,18,38,.05) 38%,rgba(0,18,38,.36) 68%,rgba(0,18,38,.86) 100%),linear-gradient(90deg,rgba(0,18,38,.38) 0%,rgba(0,18,38,.08) 54%,rgba(0,18,38,0) 78%)}
.hero-copy{position:relative;z-index:2;padding:calc(var(--header-total-h) + 74px) 0 58px}
.hero-copy h1{max-width:970px;text-wrap:balance}
.hero-copy p{max-width:600px;margin:24px 0 26px;font-size:clamp(1.05rem,1.35vw,1.28rem);line-height:1.5}
.arrow-link{display:inline-flex;align-items:center;gap:12px;padding-bottom:5px;border-bottom:1px solid currentColor;font-size:.66rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
.arrow-link.light{color:#fff}

/* Facts */
.facts{color:#fff;background:var(--navy)}
.facts-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-inline:1px solid rgba(255,255,255,.17)}
.facts-grid>div{display:flex;min-height:120px;flex-direction:column;justify-content:center;padding:24px 26px;border-right:1px solid rgba(255,255,255,.17)}
.facts-grid>div:last-child{border-right:0}
.facts span,.plan-level>span{display:block;margin-bottom:9px;font-size:.58rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;opacity:.64}
.facts strong{font-size:clamp(1.15rem,1.8vw,1.65rem);font-weight:400;letter-spacing:-.025em;line-height:1.15}

/* Sections */
.section{padding:clamp(86px,7.2vw,118px) 0}
.section-head{margin-bottom:38px}
.split-head{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(320px,.72fr);gap:clamp(52px,7vw,110px);align-items:end}
.split-head h2{max-width:850px}
.split-head>p,.split-head>div:last-child p{max-width:590px;margin:0;color:var(--muted);font-size:clamp(1rem,1.16vw,1.15rem);line-height:1.65}
.compact-head .arrow-link{margin-top:17px}
.transformation{background:var(--paper)}

/* Before / after */
.before-after{position:relative;overflow:hidden;aspect-ratio:16/9;background:#ddd;border:1px solid rgba(18,22,27,.08)}
.before-after img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}
.after-wrap{position:absolute;inset:0;width:50%;overflow:hidden}
.after-wrap .after{width:min(calc(100vw - (2 * var(--gutter))),var(--max));max-width:none;object-position:center 45%}
.divider{position:absolute;top:0;bottom:0;left:50%;width:1px;background:#fff;pointer-events:none}
.divider span{position:absolute;top:50%;left:50%;display:grid;width:44px;height:44px;place-items:center;border-radius:50%;color:var(--navy);background:#fff;box-shadow:0 4px 18px rgba(0,0,0,.16);transform:translate(-50%,-50%);font-size:.9rem}
.compare-range{position:absolute;inset:0;width:100%;height:100%;opacity:0;cursor:ew-resize}
.image-label{position:absolute;bottom:18px;padding:8px 10px;color:#fff;background:rgba(0,32,64,.86);font-size:.58rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
.image-label.left{left:18px}.image-label.right{right:18px}

/* Residence */
.residence{background:#fff}
.residence-single{max-width:1180px}
.editorial-copy h2{max-width:900px}
.editorial-copy>p{max-width:760px;margin:24px 0 34px;color:var(--muted);font-size:clamp(1rem,1.18vw,1.16rem);line-height:1.65}
.detail-list{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));max-width:1080px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.detail-list article{padding:24px 26px;border-right:1px solid var(--line)}
.detail-list article:first-child{padding-left:0}
.detail-list article:last-child{padding-right:0;border-right:0}
.detail-list strong{display:block;margin-bottom:8px;font-size:1rem;font-weight:500}
.detail-list p{margin:0;color:var(--muted);font-size:.93rem;line-height:1.55}

/* Exterior */
.exterior-choice{background:var(--paper)}
.elevation-card{max-width:1080px;margin-inline:auto;padding:12px;background:#fff;border:1px solid var(--line)}
.elevation-link{display:block;overflow:hidden;background:#e8e5de}
.elevation-link img{aspect-ratio:4/3;object-fit:cover;object-position:center 48%}

/* Outdoor */
.outdoor-band{position:relative;color:#fff;background:linear-gradient(135deg,var(--navy) 0%,var(--navy-2) 100%)}
.outdoor-text-only{min-height:0;padding:86px 0 92px}
.outdoor-copy h2{max-width:860px;font-size:clamp(3rem,4.9vw,5.2rem);line-height:.96}
.outdoor-copy p{max-width:680px;margin:22px 0 0;color:rgba(255,255,255,.78);font-size:clamp(1rem,1.18vw,1.16rem);line-height:1.65}

/* Plans */
.plans{background:var(--paper)}
.plan-full-wrap{max-width:1080px;margin:0 auto 26px}
.plan-full{display:block;padding:10px;background:#fff;border:1px solid var(--line)}
.plan-full img{height:auto}
.plan-level-grid{display:grid;max-width:1080px;margin-inline:auto;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px;align-items:stretch}
.plan-level{display:flex;min-width:0;flex-direction:column;padding:14px 14px 18px;background:#fff;border:1px solid var(--line)}
.plan-level img{width:100%;height:210px;margin:0 0 15px;object-fit:contain;object-position:center;background:#fff}
.plan-level>span{margin:0 0 6px;color:var(--muted);opacity:1}
.plan-level h3{margin:0 0 9px;font-size:1.35rem}
.plan-level p{margin:auto 0 0;color:var(--muted);font-size:.84rem;line-height:1.5}

/* Vision / quotes */
.vision{background:#fff}
.vision-head{max-width:980px;margin-bottom:36px}
.vision-head>p{max-width:650px;margin:20px 0 0;color:var(--muted);font-size:1.05rem;line-height:1.6}
.quotes-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}
.quotes-grid blockquote{margin:0;padding:34px 36px;background:var(--paper);border-top:3px solid var(--navy)}
.quotes-grid blockquote:nth-child(2){color:#fff;background:var(--navy)}
.quotes-grid blockquote p{margin:0;font-size:clamp(1rem,1.14vw,1.16rem);line-height:1.56;letter-spacing:-.01em}
.quotes-grid footer{margin-top:24px;font-size:.75rem;line-height:1.45}

/* Contact */
.contact{background:var(--paper)}
.contact-grid{display:grid;grid-template-columns:minmax(0,.82fr) minmax(480px,1fr);gap:clamp(54px,6.5vw,96px);align-items:start}
.contact-copy h2{max-width:650px}
.contact-copy>p{max-width:520px;margin:22px 0;color:var(--muted);font-size:1.04rem;line-height:1.6}
.contact-email{display:inline-block;margin:8px 0 34px;border-bottom:1px solid currentColor;font-size:clamp(1.2rem,1.7vw,1.55rem)}
.property-meta{display:flex;flex-wrap:wrap;gap:8px 20px;color:var(--muted);font-size:.68rem;letter-spacing:.09em;text-transform:uppercase}
.contact-form{display:grid;gap:19px;padding:34px 36px;background:#fff;border:1px solid var(--line)}
.contact-form label{display:grid;gap:7px}
.contact-form label>span{font-size:.62rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
.contact-form em{color:var(--muted);font-weight:400;font-style:normal}
.form-row{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}
.contact-form input,.contact-form textarea{width:100%;padding:11px 0;border:0;border-bottom:1px solid var(--line);border-radius:0;outline:0;background:transparent}
.contact-form input:focus,.contact-form textarea:focus{border-color:var(--navy)}
.contact-form textarea{min-height:112px;resize:vertical}
.contact-form button{justify-self:start;padding:13px 20px;border:1px solid var(--navy);color:#fff;background:var(--navy);cursor:pointer;font-size:.65rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
.honeypot{position:absolute;left:-9999px}

.project-note{padding:24px 0;background:#ece9e2}
.project-note p{max-width:980px;margin:0;color:var(--muted);font-size:.68rem;line-height:1.5}
.site-footer{padding:40px 0;color:#fff;background:var(--navy)}
.footer-inner{display:flex;align-items:flex-end;justify-content:space-between;gap:30px}
.footer-brand{display:flex;flex-direction:column}
.footer-brand strong{font-size:.86rem;letter-spacing:.12em}
.footer-brand span{margin-top:5px;font-size:.54rem;letter-spacing:.15em;opacity:.66}
.footer-links{display:flex;flex-wrap:wrap;gap:20px;font-size:.62rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase}

/* Mobile navigation breakpoint */
@media(max-width:1040px){
  :root{--header-h:70px;--project-bar-h:28px;--header-total-h:calc(var(--header-h) + var(--project-bar-h))}
  .desktop-nav{display:none}
  .site-header,.site-header.scrolled,.site-header.menu-active{color:#fff;background:var(--navy);border-bottom-color:rgba(255,255,255,.14);backdrop-filter:none;-webkit-backdrop-filter:none}
  .property-brand{min-width:0}
  .menu-toggle{position:relative;z-index:1003;display:block;width:44px;height:44px;flex:0 0 44px;padding:0;border:1.5px solid rgba(255,255,255,.75);border-radius:50%;background:rgba(255,255,255,.08);box-shadow:0 4px 14px rgba(0,0,0,.12);-webkit-tap-highlight-color:transparent}
  .menu-toggle span{position:absolute;left:50%;width:18px;height:2px;border-radius:2px;background:#fff;transform:translateX(-50%);transition:transform .2s ease,opacity .2s ease,top .2s ease}
  .menu-toggle span:nth-child(1){top:14px}.menu-toggle span:nth-child(2){top:20px}.menu-toggle span:nth-child(3){top:26px}
  .menu-toggle[aria-expanded="true"] span:nth-child(1){top:20px;transform:translateX(-50%) rotate(45deg)}
  .menu-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}
  .menu-toggle[aria-expanded="true"] span:nth-child(3){top:20px;transform:translateX(-50%) rotate(-45deg)}
  .mobile-nav{position:fixed;z-index:1000;inset:0;display:block;width:100%;height:100dvh;min-height:100svh;overflow-y:auto;color:#fff;background:linear-gradient(180deg,#002040 0%,#00172f 100%);opacity:0;visibility:hidden;pointer-events:none;transform:translateY(-6px);transition:opacity .2s ease,visibility .2s ease,transform .2s ease}
  .mobile-nav.open{opacity:1;visibility:visible;pointer-events:auto;transform:none}
  .mobile-nav-inner{display:flex;width:min(100%,620px);min-height:100%;margin:0 auto;flex-direction:column;padding:calc(var(--header-total-h) + 32px + env(safe-area-inset-top)) max(22px,env(safe-area-inset-right)) max(28px,calc(22px + env(safe-area-inset-bottom))) max(22px,env(safe-area-inset-left))}
  .mobile-nav-kicker{padding:0 0 13px;border-bottom:1px solid rgba(255,255,255,.18);color:#b7c2cc;font-size:.58rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase}
  .mobile-nav a{display:flex;min-height:61px;align-items:center;justify-content:space-between;gap:20px;padding:13px 0;border-bottom:1px solid rgba(255,255,255,.18);font-size:clamp(1.48rem,5.8vw,2rem);font-weight:400;line-height:1.04;letter-spacing:-.035em}
  .mobile-nav-arrow{color:#aebbc7;font-size:1rem}
  .mobile-nav-contact{margin-top:16px!important;min-height:50px!important;justify-content:center!important;padding:13px 18px!important;border:1px solid rgba(255,255,255,.38)!important;border-radius:999px;font-size:.69rem!important;font-weight:700!important;letter-spacing:.14em!important;text-transform:uppercase!important}
  .mobile-nav-contact .mobile-nav-arrow{display:none}
  .mobile-nav-meta{margin-top:auto;padding-top:24px;color:#99A6B3;font-size:.54rem;font-weight:700;letter-spacing:.14em;line-height:1.55;text-transform:uppercase}

  .split-head{grid-template-columns:1fr;gap:24px;align-items:start}
  .section-head{margin-bottom:30px}
  .contact-grid{grid-template-columns:1fr;gap:42px}
  .contact-copy{max-width:720px}
}

/* Tablet */
@media(min-width:701px) and (max-width:1040px){
  :root{--gutter:clamp(26px,4vw,42px)}
  .hero{min-height:780px}
  .hero-copy{padding-bottom:48px}
  .hero-copy h1{font-size:clamp(4.5rem,9vw,6.4rem)}
  .facts-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .facts-grid>div:nth-child(2){border-right:0}
  .facts-grid>div:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.17)}
  .section{padding:82px 0}
  .detail-list{grid-template-columns:1fr}
  .detail-list article{padding:18px 0;border-right:0;border-bottom:1px solid var(--line)}
  .detail-list article:last-child{border-bottom:0}
  .plan-level img{height:180px}
  .quotes-grid blockquote{padding:28px}
}

/* iPhone / small phones */
@media(max-width:700px){
  :root{--gutter:18px;--header-h:68px;--project-bar-h:26px;--header-total-h:calc(var(--header-h) + var(--project-bar-h))}
  h1{font-size:clamp(3rem,13.4vw,4rem);line-height:.94}
  h2{font-size:clamp(2.45rem,10.8vw,3.2rem);line-height:.98}
  .header-inner{padding-left:max(0px,env(safe-area-inset-left));padding-right:max(0px,env(safe-area-inset-right))}
  .property-brand strong{font-size:.73rem;letter-spacing:.11em}
  .property-brand span{margin-top:5px;font-size:.43rem;letter-spacing:.14em}
  .menu-toggle{width:43px;height:43px;flex-basis:43px}

  /* On phones, show the full house first and put the copy below it. */
  .hero{display:block;min-height:0;padding-top:var(--header-total-h);color:#fff;background:var(--navy)}
  .hero-image{position:relative;inset:auto;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;object-position:center}
  .hero-shade{display:none}
  .hero-copy{position:relative;padding:28px 0 max(32px,calc(24px + env(safe-area-inset-bottom)));background:var(--navy)}
  .hero-copy .eyebrow{margin-bottom:12px;font-size:.53rem;letter-spacing:.14em}
  .hero-copy h1{max-width:360px}
  .hero-copy p{max-width:355px;margin:16px 0 18px;font-size:.96rem;line-height:1.5}
  .arrow-link{font-size:.6rem}

  .facts-grid{grid-template-columns:repeat(2,minmax(0,1fr));border-left:0;border-right:0}
  .facts-grid>div{min-height:94px;padding:17px 15px}
  .facts-grid>div:nth-child(2){border-right:0}
  .facts-grid>div:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.17)}
  .facts span{margin-bottom:7px;font-size:.5rem}
  .facts strong{font-size:.98rem;line-height:1.18}

  .section{padding:62px 0}
  .section-head{margin-bottom:24px}
  .split-head{gap:18px}
  .split-head>p,.split-head>div:last-child p,.editorial-copy>p{font-size:.96rem;line-height:1.58}

  .before-after{aspect-ratio:4/3}
  .after-wrap .after{width:calc(100vw - (2 * var(--gutter)));object-position:center}
  .divider span{width:38px;height:38px;font-size:.8rem}
  .image-label{bottom:10px;padding:7px 8px;font-size:.51rem}
  .image-label.left{left:10px}.image-label.right{right:10px}

  .editorial-copy>p{margin:19px 0 25px}
  .detail-list{grid-template-columns:1fr}
  .detail-list article,.detail-list article:first-child,.detail-list article:last-child{padding:16px 0;border-right:0;border-bottom:1px solid var(--line)}
  .detail-list article:last-child{border-bottom:0}
  .detail-list strong{margin-bottom:5px;font-size:.98rem}
  .detail-list p{font-size:.88rem;line-height:1.5}

  .elevation-card{padding:6px}
  .elevation-link img{aspect-ratio:4/3;object-fit:cover}

  .outdoor-text-only{padding:60px 0 64px}
  .outdoor-copy h2{font-size:clamp(2.55rem,10.9vw,3.25rem)}
  .outdoor-copy p{margin-top:17px;font-size:.96rem;line-height:1.58}

  .plans .compact-head{margin-bottom:22px}
  .compact-head .arrow-link{margin-top:13px}
  .plan-full-wrap{margin-bottom:16px}
  .plan-full{padding:5px}
  .plan-level-grid{grid-template-columns:1fr;gap:10px}
  .plan-level{padding:11px 11px 16px}
  .plan-level img{height:auto;max-height:250px;margin-bottom:12px;aspect-ratio:4/3;object-fit:contain}
  .plan-level>span{margin-bottom:4px;font-size:.5rem}
  .plan-level h3{margin-bottom:6px;font-size:1.2rem}
  .plan-level p{font-size:.79rem;line-height:1.45}

  .vision-head{margin-bottom:24px}
  .vision-head>p{margin-top:16px;font-size:.96rem}
  .quotes-grid{grid-template-columns:1fr;gap:10px}
  .quotes-grid blockquote{padding:21px 18px}
  .quotes-grid blockquote p{font-size:.94rem;line-height:1.53}
  .quotes-grid footer{margin-top:17px;font-size:.69rem}

  .contact-grid{gap:30px}
  .contact-copy>p{margin:17px 0;font-size:.96rem}
  .contact-email{margin:6px 0 24px;font-size:1rem;overflow-wrap:anywhere}
  .property-meta{gap:6px 12px;font-size:.59rem}
  .contact-form{gap:17px;padding:20px 18px}
  .form-row{grid-template-columns:1fr;gap:17px}
  .contact-form input,.contact-form textarea{font-size:16px}
  .contact-form textarea{min-height:96px}
  .project-note{padding:18px 0}
  .project-note p{font-size:.63rem}
  .site-footer{padding:31px 0 max(31px,calc(24px + env(safe-area-inset-bottom)))}
  .footer-inner{align-items:flex-start;flex-direction:column;gap:20px}
  .footer-links{gap:13px 16px;font-size:.58rem}
}

@media(max-width:380px){
  :root{--gutter:16px}
  .property-brand strong{font-size:.69rem}
  .property-brand span{font-size:.4rem}
  .hero-copy h1{font-size:2.95rem}
  .hero-copy p{font-size:.93rem}
  .facts-grid>div{padding-inline:12px}
  .facts strong{font-size:.92rem}
  .mobile-nav-inner{padding-left:18px;padding-right:18px}
}

/* Desktop hero composition — preserve more of the 4:3 architectural rendering */
@media (min-width:1041px){
  .hero{
    min-height:clamp(820px,60vw,1200px);
  }
  .hero-image{
    object-position:center 42%;
  }
  .hero-shade{
    background:
      linear-gradient(180deg,rgba(0,18,38,.08) 0%,rgba(0,18,38,.02) 44%,rgba(0,18,38,.24) 69%,rgba(0,18,38,.84) 100%),
      linear-gradient(90deg,rgba(0,18,38,.34) 0%,rgba(0,18,38,.07) 48%,rgba(0,18,38,0) 72%);
  }
  .hero-copy{
    padding-top:calc(var(--header-h) + 52px);
    padding-bottom:48px;
  }
  .hero-copy h1{
    max-width:800px;
    font-size:clamp(4.35rem,6.1vw,6.85rem);
    line-height:.92;
  }
  .hero-copy p{
    max-width:540px;
    margin:19px 0 22px;
    font-size:clamp(1rem,1.15vw,1.2rem);
  }
}

@media (min-width:1600px){
  .hero-copy h1{max-width:850px}
}


/* Desktop hero refit — show substantially more of the 4:3 final rendering */
@media (min-width:1041px){
  .hero{
    min-height:0!important;
    height:min(75vw,1200px)!important;
  }
  .hero-image{
    object-fit:cover!important;
    object-position:center 46%!important;
  }
  .hero-copy{
    padding-top:calc(var(--header-total-h) + 44px)!important;
    padding-bottom:44px!important;
  }
  .hero-copy h1{
    max-width:720px!important;
    font-size:clamp(4rem,5.25vw,6.35rem)!important;
    line-height:.92!important;
  }
  .hero-copy p{
    max-width:520px!important;
    margin:17px 0 20px!important;
    font-size:clamp(.98rem,1.05vw,1.14rem)!important;
  }
}
@media (min-width:1601px){
  .hero{height:min(68vw,1220px)!important}
  .hero-image{object-position:center 44%!important}
}

/* FINAL desktop hero fit — match the final rendering's native 4:3 frame */
@media (min-width:1041px){
  .hero{
    min-height:0!important;
    height:auto!important;
    aspect-ratio:4 / 3!important;
  }
  .hero-image{
    width:100%!important;
    height:100%!important;
    object-fit:cover!important;
    object-position:center center!important;
  }
  .hero-shade{
    background:
      linear-gradient(180deg,rgba(0,18,38,.08) 0%,rgba(0,18,38,.02) 50%,rgba(0,18,38,.20) 72%,rgba(0,18,38,.78) 100%),
      linear-gradient(90deg,rgba(0,18,38,.30) 0%,rgba(0,18,38,.05) 46%,rgba(0,18,38,0) 72%)!important;
  }
  .hero-copy{
    padding-top:calc(var(--header-total-h) + 40px)!important;
    padding-bottom:42px!important;
  }
  .hero-copy h1{
    max-width:690px!important;
    font-size:clamp(3.9rem,5vw,6.15rem)!important;
    line-height:.92!important;
  }
  .hero-copy p{
    max-width:500px!important;
    margin:16px 0 19px!important;
    font-size:clamp(.98rem,1vw,1.12rem)!important;
  }
}


/* FAQ */
.faq{background:var(--paper)}
.faq-layout{display:grid;grid-template-columns:minmax(260px,.72fr) minmax(0,1.25fr);gap:clamp(48px,8vw,120px);align-items:start}
.faq-intro{position:sticky;top:calc(var(--header-total-h,106px) + 34px)}
.faq-intro h2{max-width:520px;font-size:clamp(2.6rem,4.8vw,5.2rem)}
.faq-intro>p{max-width:500px;margin:24px 0 0;color:var(--muted);font-size:clamp(1rem,1.15vw,1.16rem);line-height:1.65}
.faq-list{border-top:1px solid var(--line)}
.faq-list details{border-bottom:1px solid var(--line)}
.faq-list summary{display:grid;grid-template-columns:minmax(0,1fr) 28px;gap:20px;align-items:center;min-height:86px;padding:22px 0;cursor:pointer;list-style:none;font-size:clamp(1.05rem,1.55vw,1.35rem);font-weight:500;letter-spacing:-.02em;line-height:1.3}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary span{display:grid;width:28px;height:28px;place-items:center;border:1px solid rgba(0,32,64,.26);border-radius:50%;color:var(--navy);font-size:1.05rem;font-weight:400;transition:transform .2s ease,background .2s ease,color .2s ease}
.faq-list details[open] summary span{color:#fff;background:var(--navy);transform:rotate(45deg)}
.faq-answer{padding:0 52px 26px 0}
.faq-answer p{max-width:760px;margin:0;color:var(--muted);font-size:1rem;line-height:1.65}
.faq-answer a{color:var(--navy);border-bottom:1px solid currentColor}
@media(max-width:900px){
  .faq-layout{grid-template-columns:1fr;gap:30px}
  .faq-intro{position:static}
  .faq-intro h2{max-width:650px}
}
@media(max-width:700px){
  .faq-layout{gap:22px}
  .faq-intro h2{font-size:clamp(2.45rem,11.4vw,3.35rem);line-height:.98}
  .faq-intro>p{margin-top:18px;font-size:.96rem;line-height:1.58}
  .faq-list summary{min-height:72px;padding:18px 0;grid-template-columns:minmax(0,1fr) 26px;gap:14px;font-size:1.02rem;line-height:1.35}
  .faq-list summary span{width:26px;height:26px;font-size:.95rem}
  .faq-answer{padding:0 40px 21px 0}
  .faq-answer p{font-size:.92rem;line-height:1.58}
}


/* FINAL desktop first-screen hero — full 4:3 rendering + all opening content visible */
@media (min-width:1041px){
  .hero{
    position:relative!important;
    display:block!important;
    height:calc(100svh - 108px)!important;
    min-height:620px!important;
    max-height:none!important;
    aspect-ratio:auto!important;
    overflow:hidden!important;
    background:var(--navy)!important;
  }
  .hero::before{
    content:"";
    position:absolute;
    z-index:0;
    top:0;
    right:0;
    bottom:0;
    width:70%;
    background:#efeee9;
  }
  .hero-image{
    position:absolute!important;
    z-index:1;
    top:0!important;
    right:0!important;
    bottom:auto!important;
    left:auto!important;
    width:70%!important;
    height:100%!important;
    object-fit:contain!important;
    object-position:center!important;
    background:#efeee9!important;
  }
  .hero-shade{display:none!important}
  .hero-copy{
    position:relative!important;
    z-index:2!important;
    display:flex!important;
    height:100%!important;
    flex-direction:column!important;
    align-items:flex-start!important;
    justify-content:center!important;
    padding-top:calc(var(--header-total-h) + 18px)!important;
    padding-bottom:24px!important;
  }
  .hero-copy .eyebrow{
    max-width:min(390px,27vw)!important;
    margin-bottom:16px!important;
    font-size:.61rem!important;
    line-height:1.45!important;
  }
  .hero-copy h1{
    max-width:min(390px,27vw)!important;
    font-size:clamp(3.2rem,3.8vw,4.5rem)!important;
    line-height:.93!important;
    letter-spacing:-.055em!important;
    text-wrap:balance!important;
  }
  .hero-copy p{
    max-width:min(365px,25.5vw)!important;
    margin:18px 0 20px!important;
    font-size:clamp(.95rem,.9vw,1.06rem)!important;
    line-height:1.52!important;
  }
  .hero-copy .arrow-link{
    font-size:.64rem!important;
  }
  .facts-grid>div{
    min-height:108px!important;
    padding:19px 24px!important;
  }
  .facts span{margin-bottom:7px!important}
  .facts strong{font-size:clamp(1.08rem,1.45vw,1.48rem)!important}
}

@media (min-width:1041px) and (max-height:720px){
  .hero{min-height:560px!important}
  .hero-copy .eyebrow{margin-bottom:12px!important}
  .hero-copy h1{font-size:clamp(3rem,3.55vw,3.85rem)!important}
  .hero-copy p{margin:14px 0 16px!important;font-size:.93rem!important}
  .facts-grid>div{min-height:96px!important;padding-block:15px!important}
}


/* Homepage composition v3 — everything important fits cleanly on desktop */
@media (min-width:1041px){
  .hero{
    display:block!important;
    height:auto!important;
    min-height:0!important;
    max-height:none!important;
    aspect-ratio:auto!important;
    overflow:hidden!important;
    background:var(--navy)!important;
  }
  .hero::before{display:none!important}
  .hero-picture{
    position:relative;
    display:flex;
    align-items:center;
    justify-content:center;
    width:min(100%,1180px);
    margin:0 auto;
    aspect-ratio:4 / 3;
    max-height:min(47vh,520px);
    overflow:hidden;
    background:linear-gradient(180deg,#eef0f2 0%,#e8e4dc 100%);
  }
  .hero-image{
    position:relative!important;
    inset:auto!important;
    width:100%!important;
    height:100%!important;
    object-fit:contain!important;
    object-position:center center!important;
    background:transparent!important;
  }
  .hero-shade{display:none!important}
  .hero-copy{
    position:relative!important;
    z-index:2!important;
    display:grid!important;
    height:auto!important;
    grid-template-columns:minmax(0,1.05fr) minmax(320px,.72fr)!important;
    grid-template-rows:auto auto auto!important;
    column-gap:clamp(44px,5vw,92px)!important;
    row-gap:0!important;
    align-items:end!important;
    padding:18px 0 20px!important;
    background:transparent!important;
  }
  .hero-copy .eyebrow{
    grid-column:1 / -1!important;
    grid-row:1!important;
    max-width:none!important;
    margin:0 0 8px!important;
    font-size:.56rem!important;
    letter-spacing:.155em!important;
    line-height:1.35!important;
  }
  .hero-copy h1{
    grid-column:1!important;
    grid-row:2 / 4!important;
    align-self:start!important;
    max-width:620px!important;
    margin:0!important;
    font-size:clamp(3.25rem,4.25vw,4.95rem)!important;
    line-height:.92!important;
    letter-spacing:-.055em!important;
  }
  .hero-copy p{
    grid-column:2!important;
    grid-row:2!important;
    max-width:470px!important;
    margin:4px 0 12px!important;
    font-size:clamp(.94rem,.98vw,1.04rem)!important;
    line-height:1.48!important;
  }
  .hero-copy .arrow-link{
    grid-column:2!important;
    grid-row:3!important;
    justify-self:start!important;
    align-self:start!important;
    font-size:.61rem!important;
  }
  .facts-grid{border-top:1px solid rgba(255,255,255,.17)}
  .facts-grid>div{
    min-height:88px!important;
    padding:14px 22px!important;
  }
  .facts span{margin-bottom:6px!important}
  .facts strong{font-size:clamp(1rem,1.35vw,1.38rem)!important;line-height:1.12!important}
}

@media (min-width:1041px) and (max-width:1220px){
  .hero-picture{width:min(100%,980px);aspect-ratio:4 / 3;max-height:min(40vh,430px)}
  .hero-copy{
    grid-template-columns:minmax(0,.98fr) minmax(300px,.72fr)!important;
    column-gap:34px!important;
    padding:16px 0 18px!important;
  }
  .hero-copy h1{font-size:clamp(2.95rem,4.15vw,4.1rem)!important;max-width:540px!important}
  .hero-copy p{font-size:.92rem!important}
  .facts-grid>div{min-height:82px!important;padding:13px 16px!important}
}

@media (min-width:1041px) and (max-height:860px){
  .hero-picture{max-height:min(38vh,390px)}
  .hero-copy{padding:14px 0 16px!important}
  .hero-copy h1{font-size:clamp(2.85rem,3.95vw,4.25rem)!important}
  .hero-copy p{font-size:.9rem!important;line-height:1.44!important;margin:2px 0 10px!important}
  .facts-grid>div{min-height:78px!important;padding:12px 16px!important}
  .facts strong{font-size:clamp(.95rem,1.15vw,1.24rem)!important}
}

/* Keep the existing phone/tablet composition intact with the new picture wrapper. */
@media (max-width:1040px){
  .hero-picture{display:block}
}
@media (max-width:700px){
  .hero-picture{width:100%;margin:0;aspect-ratio:auto}
  .hero-picture .hero-image{position:relative!important;inset:auto!important;width:100%!important;height:auto!important;aspect-ratio:4/3!important;object-fit:cover!important;object-position:center!important}
}


/* FINAL desktop hero — full-bleed architectural image */
@media (min-width:1041px){
  .hero{
    position:relative!important;
    display:grid!important;
    min-height:calc(100svh - var(--header-total-h))!important;
    height:calc(100svh - var(--header-total-h))!important;
    max-height:920px!important;
    align-items:end!important;
    overflow:hidden!important;
    background:var(--navy)!important;
  }
  .hero-picture{
    position:absolute!important;
    inset:0!important;
    display:block!important;
    width:100%!important;
    height:100%!important;
    max-height:none!important;
    margin:0!important;
    aspect-ratio:auto!important;
    overflow:hidden!important;
    background:#dfe3e6!important;
  }
  .hero-picture .hero-image,
  .hero-image{
    position:absolute!important;
    inset:0!important;
    width:100%!important;
    height:100%!important;
    object-fit:cover!important;
    object-position:center 46%!important;
    background:transparent!important;
  }
  .hero-shade{
    display:block!important;
    position:absolute!important;
    inset:0!important;
    width:100%!important;
    height:100%!important;
    background:
      linear-gradient(180deg,rgba(0,18,38,.05) 0%,rgba(0,18,38,.04) 42%,rgba(0,18,38,.34) 70%,rgba(0,18,38,.84) 100%),
      linear-gradient(90deg,rgba(0,18,38,.40) 0%,rgba(0,18,38,.10) 46%,rgba(0,18,38,0) 76%)!important;
  }
  .hero-copy{
    position:relative!important;
    z-index:2!important;
    display:block!important;
    width:min(calc(100% - 2*var(--gutter)),var(--max))!important;
    height:auto!important;
    margin-inline:auto!important;
    padding:0 0 46px!important;
    background:transparent!important;
  }
  .hero-copy .eyebrow{
    display:block!important;
    max-width:720px!important;
    margin:0 0 13px!important;
    color:#fff!important;
    font-size:.58rem!important;
    letter-spacing:.155em!important;
  }
  .hero-copy h1{
    display:block!important;
    max-width:720px!important;
    margin:0!important;
    color:#fff!important;
    font-size:clamp(4rem,5.6vw,6.6rem)!important;
    line-height:.91!important;
    letter-spacing:-.055em!important;
  }
  .hero-copy p{
    display:block!important;
    max-width:560px!important;
    margin:18px 0 20px!important;
    color:#fff!important;
    font-size:clamp(1rem,1.1vw,1.14rem)!important;
    line-height:1.48!important;
  }
  .hero-copy .arrow-link{
    display:inline-flex!important;
    color:#fff!important;
    font-size:.62rem!important;
  }
  .facts-grid>div{
    min-height:92px!important;
    padding:15px 22px!important;
  }
}

@media (min-width:1041px) and (max-height:760px){
  .hero{min-height:650px!important;height:650px!important}
  .hero-copy{padding-bottom:30px!important}
  .hero-copy h1{font-size:clamp(3.4rem,4.8vw,5.2rem)!important}
  .hero-copy p{margin:14px 0 16px!important;font-size:.96rem!important}
}


/* Contact — details only, no form */
.contact-grid-simple{
  grid-template-columns:1fr!important;
  gap:0!important;
}
.contact-grid-simple .contact-copy{
  max-width:760px;
}
.contact-grid-simple .property-meta{
  padding-top:4px;
}
@media(min-width:701px){
  .contact-grid-simple .contact-copy>p{max-width:620px}
}

/* Desktop hero readability refinement — keep the full image, strengthen only the copy zone */
@media (min-width:1041px){
  .hero-shade{
    background:
      linear-gradient(90deg,
        rgba(0,18,38,.88) 0%,
        rgba(0,18,38,.78) 18%,
        rgba(0,18,38,.62) 34%,
        rgba(0,18,38,.32) 51%,
        rgba(0,18,38,.08) 68%,
        rgba(0,18,38,0) 80%),
      linear-gradient(180deg,
        rgba(0,18,38,.04) 0%,
        rgba(0,18,38,.03) 50%,
        rgba(0,18,38,.18) 72%,
        rgba(0,18,38,.55) 100%)!important;
  }
  .hero-copy{
    padding-bottom:52px!important;
  }
  .hero-copy .eyebrow{
    margin-bottom:14px!important;
    font-size:.61rem!important;
    font-weight:700!important;
    letter-spacing:.17em!important;
    text-shadow:0 2px 14px rgba(0,0,0,.32)!important;
  }
  .hero-copy h1{
    max-width:690px!important;
    font-size:clamp(4.35rem,5.8vw,6.9rem)!important;
    line-height:.90!important;
    text-shadow:0 3px 26px rgba(0,0,0,.34)!important;
  }
  .hero-copy p{
    max-width:535px!important;
    margin:20px 0 22px!important;
    font-size:clamp(1.03rem,1.12vw,1.17rem)!important;
    line-height:1.5!important;
    text-shadow:0 2px 16px rgba(0,0,0,.32)!important;
  }
  .hero-copy .arrow-link{
    padding-bottom:7px!important;
    border-bottom-width:1.5px!important;
    font-size:.65rem!important;
    text-shadow:0 2px 12px rgba(0,0,0,.32)!important;
  }
}

@media (min-width:1041px) and (max-height:760px){
  .hero-copy{padding-bottom:34px!important}
  .hero-copy h1{font-size:clamp(3.7rem,5vw,5.45rem)!important}
  .hero-copy p{font-size:.98rem!important;margin:15px 0 17px!important}
}


/* FINAL DESKTOP HERO — full image + dedicated readable lower information band */
@media (min-width:1041px){
  .hero{
    position:relative!important;
    display:grid!important;
    height:clamp(680px,82vh,860px)!important;
    min-height:680px!important;
    max-height:860px!important;
    align-items:end!important;
    overflow:hidden!important;
    background:#002040!important;
  }
  .hero-picture{
    position:absolute!important;
    inset:0!important;
    display:block!important;
    width:100%!important;
    height:100%!important;
    max-width:none!important;
    margin:0!important;
    aspect-ratio:auto!important;
    overflow:hidden!important;
  }
  .hero-picture .hero-image,
  .hero-image{
    position:absolute!important;
    inset:0!important;
    width:100%!important;
    height:100%!important;
    max-width:none!important;
    object-fit:cover!important;
    object-position:center 46%!important;
    filter:none!important;
  }
  .hero-shade{
    display:block!important;
    position:absolute!important;
    inset:0!important;
    z-index:1!important;
    background:
      linear-gradient(180deg,rgba(18,18,18,.02) 0%,rgba(18,18,18,0) 58%,rgba(18,18,18,.06) 74%,rgba(18,18,18,.34) 100%)!important;
    pointer-events:none!important;
  }
  .hero-copy{
    position:relative!important;
    z-index:2!important;
    display:grid!important;
    width:min(calc(100% - 2*var(--gutter)),1360px)!important;
    height:auto!important;
    margin:0 auto!important;
    grid-template-columns:minmax(0,1.1fr) minmax(360px,.8fr)!important;
    grid-template-rows:auto auto!important;
    column-gap:clamp(48px,6vw,96px)!important;
    row-gap:0!important;
    align-items:end!important;
    padding:28px 0 34px!important;
    background:transparent!important;
  }
  .hero-copy::before{
    content:"";
    position:absolute;
    z-index:-1;
    top:-24px;
    bottom:0;
    left:calc((100vw - min(calc(100vw - 2*var(--gutter)),1360px))/ -2);
    right:calc((100vw - min(calc(100vw - 2*var(--gutter)),1360px))/ -2);
    background:linear-gradient(180deg,rgba(22,22,22,.04) 0%,rgba(22,22,22,.56) 42%,rgba(22,22,22,.72) 100%);
    border-top:1px solid rgba(255,255,255,.10);
    pointer-events:none;
  }
  .hero-copy .eyebrow{
    grid-column:1!important;
    grid-row:1!important;
    max-width:none!important;
    margin:0 0 10px!important;
    color:#fff!important;
    font-size:.59rem!important;
    font-weight:700!important;
    letter-spacing:.17em!important;
    line-height:1.3!important;
    text-shadow:none!important;
  }
  .hero-copy h1{
    grid-column:1!important;
    grid-row:2!important;
    align-self:end!important;
    max-width:690px!important;
    margin:0!important;
    color:#fff!important;
    font-size:clamp(3.9rem,5vw,5.9rem)!important;
    line-height:.9!important;
    letter-spacing:-.055em!important;
    text-shadow:none!important;
  }
  .hero-copy p{
    grid-column:2!important;
    grid-row:1!important;
    align-self:end!important;
    max-width:510px!important;
    margin:0 0 13px!important;
    color:#fff!important;
    font-size:clamp(.98rem,1.06vw,1.12rem)!important;
    line-height:1.48!important;
    text-shadow:none!important;
  }
  .hero-copy .arrow-link{
    grid-column:2!important;
    grid-row:2!important;
    justify-self:start!important;
    align-self:end!important;
    margin:0!important;
    padding-bottom:6px!important;
    color:#fff!important;
    border-bottom:1px solid rgba(255,255,255,.8)!important;
    font-size:.63rem!important;
    text-shadow:none!important;
  }
}

@media (min-width:1041px) and (max-width:1220px){
  .hero{height:clamp(650px,80vh,790px)!important;min-height:650px!important}
  .hero-copy{
    grid-template-columns:minmax(0,1fr) minmax(330px,.82fr)!important;
    column-gap:38px!important;
    padding:24px 0 28px!important;
  }
  .hero-copy h1{font-size:clamp(3.45rem,4.8vw,4.8rem)!important}
  .hero-copy p{font-size:.96rem!important}
}

@media (min-width:1041px) and (max-height:760px){
  .hero{height:650px!important;min-height:650px!important}
  .hero-copy{padding:20px 0 24px!important}
  .hero-copy h1{font-size:clamp(3.25rem,4.4vw,4.45rem)!important}
  .hero-copy p{font-size:.93rem!important;margin-bottom:10px!important}
}

/* Hero copy v4 — one coherent desktop story block */
@media (min-width:1041px){
  .hero-copy{
    display:block!important;
    width:min(calc(100% - 2*var(--gutter)),1360px)!important;
    padding:24px 0 30px!important;
  }
  .hero-copy .eyebrow{
    display:block!important;
    max-width:720px!important;
    margin:0 0 10px!important;
  }
  .hero-copy h1{
    display:block!important;
    max-width:760px!important;
    margin:0 0 15px!important;
    font-size:clamp(3.8rem,4.8vw,5.65rem)!important;
    line-height:.91!important;
  }
  .hero-copy p{
    display:block!important;
    max-width:660px!important;
    margin:0 0 17px!important;
    font-size:clamp(.98rem,1vw,1.08rem)!important;
    line-height:1.5!important;
  }
  .hero-copy .arrow-link{
    display:inline-flex!important;
    margin:0!important;
  }
}
@media (min-width:1041px) and (max-width:1220px){
  .hero-copy{padding:21px 0 25px!important}
  .hero-copy h1{
    max-width:650px!important;
    font-size:clamp(3.35rem,4.5vw,4.65rem)!important;
  }
  .hero-copy p{max-width:590px!important;font-size:.95rem!important}
}
@media (min-width:1041px) and (max-height:760px){
  .hero-copy{padding:17px 0 21px!important}
  .hero-copy h1{
    margin-bottom:11px!important;
    font-size:clamp(3.15rem,4.15vw,4.25rem)!important;
  }
  .hero-copy p{
    margin-bottom:12px!important;
    font-size:.92rem!important;
    line-height:1.44!important;
  }
}