:root{
  --forest:#16302a; --forest-2:#1f4037; --moss:#4c6b4f; --cream:#f6f1e7; --sand:#ebe3d2;
  --clay:#c4623a; --clay-d:#a94f2b; --ink:#1b1f1c; --mute:#66706a; --line:rgba(22,48,42,.14);
  --serif:'Fraunces',Georgia,serif; --sans:'Manrope',system-ui,sans-serif;
  --r:20px; --ease:cubic-bezier(.2,.7,.2,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:80px}
body{font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,select{font:inherit}
.wrap{width:min(1200px,100% - 48px);margin-inline:auto}
.center{text-align:center}
em{font-style:italic;font-weight:300;color:var(--clay)}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;letter-spacing:-.02em}
h2{font-size:clamp(2rem,4.4vw,3.4rem)}
.eyebrow{font-size:.75rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--clay);margin-bottom:14px}
.eyebrow.light{color:#f7d3bf;text-shadow:0 1px 8px rgba(0,0,0,.5)}
.sub{color:var(--mute);max-width:420px}
.section{padding:clamp(72px,10vw,130px) 0}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--clay);color:#fff;border:0;border-radius:999px;padding:15px 28px;font-weight:600;cursor:pointer;transition:.3s var(--ease)}
.btn:hover{background:var(--clay-d);transform:translateY(-2px);box-shadow:0 10px 24px -8px rgba(196,98,58,.6)}
.btn-sm{padding:10px 20px;font-size:.9rem}
.btn-ghost{background:transparent;color:var(--forest);border:1.5px solid var(--forest)}
.btn-ghost:hover{background:var(--forest);color:#fff;box-shadow:none}
.btn-light{background:var(--cream);color:var(--forest)}
.btn-light:hover{background:#fff}

/* nav */
.nav{position:fixed;inset:0 0 auto;z-index:50;display:flex;align-items:center;justify-content:space-between;padding:18px max(24px,calc((100% - 1200px)/2));color:#fff;transition:.4s var(--ease)}
.nav.solid{background:rgba(246,241,231,.92);backdrop-filter:blur(14px);color:var(--forest);padding-block:12px;box-shadow:0 1px 0 var(--line)}
.logo{display:flex;align-items:center;gap:10px;font-family:var(--serif);font-size:1.45rem;letter-spacing:-.02em}
.logo-mark{display:grid;place-items:center;width:34px;height:34px;border-radius:10px 10px 10px 2px;background:var(--clay);color:#fff;font-size:1.1rem;font-style:italic}
.nav-links{display:flex;gap:30px;font-size:.92rem;font-weight:500}
.nav-links a{position:relative;opacity:.9}
.nav-links a::after{content:"";position:absolute;left:0;bottom:-4px;height:1.5px;width:0;background:currentColor;transition:width .3s var(--ease)}
.nav-links a:hover::after{width:100%}
.burger{display:none;background:none;border:0;width:40px;height:40px;position:relative;color:inherit}
.burger span{position:absolute;left:8px;right:8px;height:2px;background:currentColor;transition:.3s}
.burger span:first-child{top:14px}.burger span:last-child{top:24px}
.burger[aria-expanded=true] span:first-child{top:19px;transform:rotate(45deg)}
.burger[aria-expanded=true] span:last-child{top:19px;transform:rotate(-45deg)}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;color:#fff;overflow:hidden;padding:130px 0 110px}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform-origin:62% 55%;will-change:transform;animation:zoom 26s cubic-bezier(.45,0,.55,1) infinite alternate}
@keyframes zoom{from{transform:scale(1.14) translate3d(0,0,0)}to{transform:scale(1.02) translate3d(-.8%,.6%,0)}}
.hero.is-off .hero-img{animation-play-state:paused}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,24,20,.86) 0,rgba(10,24,20,.66) 42%,rgba(10,24,20,.2) 78%),linear-gradient(180deg,rgba(10,24,20,.5),rgba(10,24,20,0) 30%,rgba(10,24,20,.7))}
.hero-inner{position:relative}
.hero h1{text-shadow:0 2px 24px rgba(0,0,0,.35);font-size:clamp(2.8rem,7.2vw,6rem);font-weight:400;max-width:15ch;margin:6px 0 24px}
.hero h1 em{color:#f2b697}
.lead{font-size:clamp(1.02rem,1.5vw,1.2rem);font-weight:500;max-width:540px;color:#fff;text-shadow:0 1px 12px rgba(0,0,0,.45);margin-bottom:40px}
.search{display:grid;grid-template-columns:repeat(2,1fr) auto;gap:6px;max-width:680px;padding:8px;background:rgba(246,241,231,.96);border-radius:999px;color:var(--ink);box-shadow:0 30px 60px -20px rgba(0,0,0,.5)}
.search label{display:flex;flex-direction:column;padding:8px 22px;border-right:1px solid var(--line)}
.search label:nth-child(2){border-right:0}
.search span{font-size:.68rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--mute)}
.search select{border:0;background:transparent;font-weight:600;color:var(--forest);outline:0;cursor:pointer;padding:2px 0}
.scroll-cue{position:absolute;bottom:28px;left:50%;width:26px;height:42px;border:1.5px solid rgba(255,255,255,.6);border-radius:20px;transform:translateX(-50%)}
.scroll-cue span{position:absolute;top:8px;left:50%;width:3px;height:8px;margin-left:-1.5px;border-radius:2px;background:#fff;animation:cue 1.8s infinite}
@keyframes cue{50%{transform:translateY(14px);opacity:.2}}

/* stats */
.stats{background:var(--forest);color:var(--cream)}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:48px 24px;text-align:center;border-right:1px solid rgba(255,255,255,.12)}
.stat:last-child{border:0}
.stat b{display:block;font-family:var(--serif);font-weight:300;font-size:clamp(2.4rem,5vw,4rem);line-height:1}
.stat b::after{content:attr(data-suffix);}
.stat span{font-size:.85rem;opacity:.7;letter-spacing:.04em}

/* section head */
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap;margin-bottom:48px}
.tabs{display:flex;gap:6px;padding:5px;background:var(--sand);border-radius:999px}
.tabs button{border:0;background:transparent;padding:10px 20px;border-radius:999px;font-weight:600;font-size:.88rem;color:var(--mute);cursor:pointer;transition:.25s}
.tabs button.on{background:var(--forest);color:#fff}

/* cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);transition:.45s var(--ease)}
.card:hover{transform:translateY(-8px);box-shadow:0 30px 50px -24px rgba(22,48,42,.35)}
.card.hide{display:none}
.card-img{position:relative;aspect-ratio:4/3;overflow:hidden}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.card:hover .card-img img{transform:scale(1.08)}
.tag{position:absolute;top:16px;left:16px;padding:6px 14px;border-radius:999px;background:var(--cream);color:var(--forest);font-size:.74rem;font-weight:700}
.tag.alt{background:var(--clay);color:#fff}
.card-body{padding:24px 24px 22px}
.card h3{font-size:1.4rem;margin-bottom:4px}
.loc{color:var(--mute);font-size:.9rem}
.meta{display:flex;flex-wrap:wrap;gap:8px;margin:18px 0}
.meta span{font-size:.76rem;font-weight:600;padding:5px 11px;background:var(--cream);border-radius:8px;color:var(--forest-2)}
.price{display:flex;justify-content:space-between;align-items:center;padding-top:18px;border-top:1px dashed var(--line)}
.price b{font-family:var(--sans);font-size:.92rem;font-weight:600;color:var(--mute)}
.price a{font-weight:700;font-size:.88rem;color:var(--clay)}
.price a:hover{text-decoration:underline}
.cards+.center{margin-top:56px}

/* why */
.why{background:var(--sand)}
.why-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(40px,7vw,100px);align-items:center}
.collage{position:relative;aspect-ratio:1/1.1}
.collage img{position:absolute;object-fit:cover;border-radius:var(--r);box-shadow:0 30px 50px -25px rgba(0,0,0,.4)}
.c1{inset:0 18% 22% 0;width:82%;height:78%;border-radius:200px 200px var(--r) var(--r)!important}
.c2{right:0;bottom:0;width:52%;height:48%;border:8px solid var(--sand)}
.badge{position:absolute;left:-10px;bottom:10%;background:var(--forest);color:#fff;border-radius:var(--r);padding:18px 22px;max-width:190px}
.badge b{font-family:var(--serif);font-size:2.2rem;font-weight:300;display:block;line-height:1}
.badge span{font-size:.8rem;opacity:.8;line-height:1.3;display:block;margin-top:6px}
.why h2{margin-bottom:36px}
.why-list{list-style:none}
.why-list li{display:flex;gap:22px;padding:22px 0;border-top:1px solid var(--line)}
.why-list i{font-family:var(--serif);font-size:1rem;color:var(--clay);padding-top:4px}
.why-list h3{font-size:1.3rem;margin-bottom:4px}
.why-list p{color:var(--mute);font-size:.95rem}

/* how */
.how{background:var(--forest);color:var(--cream);position:relative;overflow:hidden}
.how::before{content:"";position:absolute;width:700px;height:700px;right:-200px;top:-300px;border-radius:50%;background:radial-gradient(circle,rgba(196,98,58,.28),transparent 65%)}
.how h2{margin-bottom:64px;position:relative}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0;position:relative}
.steps::before{content:"";position:absolute;top:29px;left:8%;right:8%;border-top:1.5px dashed rgba(255,255,255,.25)}
.step{padding:0 22px;text-align:center;position:relative}
.step span{display:grid;place-items:center;width:58px;height:58px;margin:0 auto 24px;border-radius:50%;background:var(--clay);font-family:var(--serif);font-size:1.5rem;font-style:italic}
.step h3{font-size:1.25rem;margin-bottom:8px}
.step p{font-size:.9rem;opacity:.7}

/* places */
.places{display:grid;grid-template-columns:1.3fr 1fr 1fr;grid-template-rows:260px 260px;gap:20px}
.place{position:relative;border-radius:var(--r);overflow:hidden;color:#fff}
.place img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.place:hover img{transform:scale(1.07)}
.place::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 45%,rgba(14,30,26,.85))}
.place div{position:absolute;z-index:1;left:24px;bottom:20px}
.place h3{font-size:1.7rem}
.place span{font-size:.85rem;opacity:.85}
.p1{grid-row:span 2}.p4{grid-column:2 / span 2}

/* tools */
.tools{background:var(--sand)}
.tools-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,100px);align-items:center}
.tools h2{margin-bottom:16px}
.tool-links{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px}
.tool-links span{padding:10px 18px;border:1.5px solid var(--forest);border-radius:999px;font-weight:600;font-size:.88rem;color:var(--forest)}
.calc{background:#fff;border-radius:28px;padding:36px;box-shadow:0 40px 70px -35px rgba(22,48,42,.45)}
.calc h3{font-size:1.6rem;margin-bottom:22px}
.calc label{display:block;font-size:.85rem;font-weight:600;color:var(--mute);margin-bottom:20px}
.calc output{float:right;color:var(--forest);font-weight:700}
input[type=range]{width:100%;margin-top:10px;accent-color:var(--clay);height:4px}
.emi{display:flex;justify-content:space-between;align-items:baseline;background:var(--forest);color:#fff;border-radius:16px;padding:20px 24px;margin-top:8px}
.emi b{font-family:var(--serif);font-size:2.1rem;font-weight:400}

/* reviews */
.reviews h2{margin-bottom:56px}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.quote{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:34px 30px;position:relative}
.quote::before{content:"“";position:absolute;top:6px;right:24px;font-family:var(--serif);font-size:6rem;color:var(--sand);line-height:1}
.quote:nth-child(2){transform:translateY(24px)}
.quote blockquote{font-family:var(--serif);font-size:1.2rem;line-height:1.45;margin-bottom:26px;position:relative}
.quote figcaption{display:flex;align-items:center;gap:14px}
.quote i{display:grid;place-items:center;width:46px;height:46px;border-radius:50%;background:var(--moss);color:#fff;font-style:normal;font-weight:700;font-size:.85rem}
.quote b{display:block;font-size:.95rem}.quote span{font-size:.8rem;color:var(--mute)}

/* faq */
.faq{padding-top:clamp(100px,12vw,150px)}
.faq-grid{display:grid;grid-template-columns:1fr 1.4fr;gap:clamp(40px,7vw,100px)}
.faq h2{margin-bottom:16px}
details{border-bottom:1px solid var(--line);padding:22px 0}
summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;font-family:var(--serif);font-size:1.25rem}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";font-size:1.6rem;line-height:1;color:var(--clay);transition:transform .3s}
details[open] summary::after{transform:rotate(45deg)}
details p{padding-top:12px;color:var(--mute);max-width:560px;animation:fade .4s var(--ease)}
@keyframes fade{from{opacity:0;transform:translateY(-6px)}}

/* cta */
.cta{position:relative;color:#fff;padding:clamp(90px,12vw,150px) 0;overflow:hidden}
.cta>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.cta-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(14,30,26,.92),rgba(14,30,26,.55))}
.cta-inner{position:relative;display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:center}
.cta h2{font-size:clamp(2.4rem,5.6vw,4.6rem);font-weight:300;margin-bottom:18px}
.cta h2 em{color:#f2b697}
.cta p{opacity:.85;font-size:1.1rem}
.cta-form{display:grid;gap:12px;background:rgba(246,241,231,.12);backdrop-filter:blur(16px);border:1px solid rgba(255,255,255,.25);border-radius:28px;padding:28px}
.cta-form input{padding:16px 20px;border-radius:14px;border:0;background:rgba(255,255,255,.95);outline:0}
.cta-form input:focus{box-shadow:0 0 0 3px var(--clay)}
.cta-form small{text-align:center;opacity:.75}

/* footer */
.footer{background:#0f211c;color:rgba(246,241,231,.75);padding-top:72px;font-size:.92rem}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:56px}
.footer .logo{color:#fff;margin-bottom:14px}
.footer h4{color:#fff;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:16px}
.footer .foot-grid a{display:block;padding:4px 0;transition:.2s}
.footer .foot-grid a:hover{color:#f2b697}
.foot-grid .logo{display:flex}
.foot-base{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding:24px 0;border-top:1px solid rgba(255,255,255,.1);font-size:.8rem}

/* reveal */
.reveal{opacity:0;transform:translateY(32px);transition:opacity .9s var(--ease),transform .9s var(--ease);transition-delay:var(--d,0s)}
.reveal.in{opacity:1;transform:none}
.quote.reveal:nth-child(2).in{transform:translateY(24px)}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}.hero-img{animation:none}html{scroll-behavior:auto}}

/* responsive */
@media (max-width:980px){
  .cards,.quotes{grid-template-columns:repeat(2,1fr)}
  .why-grid,.tools-grid,.faq-grid,.cta-inner{grid-template-columns:1fr}
  .steps{grid-template-columns:repeat(2,1fr);row-gap:40px}.steps::before{display:none}
  .foot-grid{grid-template-columns:1fr 1fr}
  .collage{max-width:520px}
  .quote:nth-child(2){transform:none}
}
@media (max-width:760px){
  .burger{display:block}
  .nav-cta{display:none}
  .nav-links{position:fixed;inset:0;flex-direction:column;justify-content:center;align-items:center;gap:26px;background:var(--forest);color:#fff;font-family:var(--serif);font-size:2rem;font-weight:300;opacity:0;pointer-events:none;transition:.4s}
  .nav-links.open{opacity:1;pointer-events:auto}
  .burger{position:relative;z-index:60}
  .nav:has(.nav-links.open){color:#fff;background:transparent;backdrop-filter:none}
  .search{grid-template-columns:1fr;border-radius:24px;padding:12px}
  .search label{border-right:0;border-bottom:1px solid var(--line)}
  .search label:nth-child(3){border-bottom:0}
  .stats-grid{grid-template-columns:repeat(2,1fr)}
  .stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.12)}
  .cards,.quotes{grid-template-columns:1fr}
  .places{grid-template-columns:1fr 1fr;grid-template-rows:200px 200px 200px}
  .p1{grid-row:auto;grid-column:span 2}.p4{grid-column:span 2}
  .badge{left:0}
  .foot-grid{grid-template-columns:1fr}
  .sec-head{align-items:flex-start}
  .tabs{overflow-x:auto;max-width:100%}.tabs button{white-space:nowrap}
}

/* photo credits */
.credits{width:min(1200px,100% - 48px);margin:0 auto;padding:0 0 28px;font-size:.78rem;color:rgba(246,241,231,.6)}
.credits summary{cursor:pointer;display:inline-block;padding:6px 0;font-weight:600}
.credits ul{margin:10px 0 0;padding:0;list-style:none;columns:2;column-gap:32px}
.credits li{padding:3px 0;break-inside:avoid}
.credits a{text-decoration:underline;text-underline-offset:2px}
.credits a:hover{color:#f2b697}
@media (max-width:640px){.credits ul{columns:1}}

/* plot outline on cards */
.outline{position:absolute;inset:0;width:100%;height:100%;pointer-events:none}
.outline polygon{fill:rgba(255,255,255,.14);stroke:#fff;stroke-width:1.6;stroke-dasharray:6 4;vector-effect:non-scaling-stroke;filter:drop-shadow(0 1px 2px rgba(0,0,0,.4))}
.outline circle{fill:var(--clay);stroke:#fff;stroke-width:1.2;vector-effect:non-scaling-stroke}
.dim{position:absolute;left:16px;bottom:14px;padding:5px 12px;border-radius:8px;background:rgba(14,30,26,.78);color:#fff;font-size:.74rem;font-weight:600;letter-spacing:.02em;backdrop-filter:blur(4px)}

/* layout plan */
.layout{background:var(--sand)}
.layout-grid{display:grid;grid-template-columns:1.9fr 1fr;gap:28px;align-items:start}
.plan{background:var(--cream);border-radius:var(--r);padding:20px;box-shadow:0 24px 50px -30px rgba(22,48,42,.4)}
.siteplan{width:100%;height:auto;display:block;font-family:var(--sans)}
.siteplan .bg{fill:#f1ebdc}
.siteplan .road{fill:#d6cfbb}
.siteplan .rd{font-size:11px;fill:#7a7462;letter-spacing:.08em;text-transform:uppercase}
.siteplan .park{fill:#cddcc3}.siteplan .park.club{fill:#e3d5b8}
.siteplan .pk{font-size:13px;font-weight:700;fill:var(--forest);opacity:.7}
.siteplan .north path{fill:var(--forest)}.siteplan .north text{font-size:11px;font-weight:700;fill:var(--forest)}
.lot{cursor:pointer;outline:none}
.lot rect{fill:#bfd8c4;stroke:var(--forest-2);stroke-width:1.4;transition:fill .25s,stroke .25s}
.lot .n{font-size:22px;font-weight:700;fill:var(--forest);text-anchor:middle;pointer-events:none;font-family:var(--serif)}
.lot .k{font-size:11px;fill:var(--forest);text-anchor:middle;opacity:.7;pointer-events:none}
.lot.booked rect{fill:#f0d9a8;stroke:#a97a1f}
.lot.sold{cursor:not-allowed}.lot.sold rect{fill:#d9d6cc;stroke:#a9a496}.lot.sold .n,.lot.sold .k{fill:#8b8778}
.lot.available:hover rect,.lot.booked:hover rect,.lot:focus-visible rect{fill:#a8cdb0}
.lot.sel rect{fill:var(--clay);stroke:var(--clay-d);stroke-width:2.2}
.lot.sel .n,.lot.sel .k{fill:#fff;opacity:1}
.legend{display:flex;gap:22px;list-style:none;margin-top:14px;font-size:.82rem;color:var(--mute);flex-wrap:wrap}
.legend li{display:flex;align-items:center;gap:8px}
.lg{width:16px;height:16px;border-radius:4px;border:1.4px solid var(--forest-2);background:#bfd8c4}
.lg.book{background:#f0d9a8;border-color:#a97a1f}.lg.sold{background:#d9d6cc;border-color:#a9a496}
.lot-card{position:sticky;top:96px;background:var(--forest);color:var(--cream);border-radius:var(--r);padding:32px}
.lot-card .eyebrow{color:#f2b697}
.lot-card h3{font-family:var(--serif);font-weight:400;font-size:2.4rem;margin:6px 0 18px}
.lot-card dl div{display:flex;justify-content:space-between;gap:16px;padding:11px 0;border-bottom:1px solid rgba(255,255,255,.12);font-size:.92rem}
.lot-card dt{opacity:.65}.lot-card dd{font-weight:600;text-align:right}
.lot-card dd.big{font-family:var(--serif);font-size:1.6rem;font-weight:500;color:#f2b697}
.lot-card .status{display:inline-block;margin:18px 0;padding:5px 14px;border-radius:999px;font-size:.78rem;font-weight:700;background:rgba(191,216,196,.2);color:#bfd8c4}
.lot-card .status.booked{background:rgba(240,217,168,.2);color:#f0d9a8}
.lot-card .btn{display:flex;justify-content:center;width:100%}
.lot-card small{display:block;margin-top:14px;font-size:.78rem;opacity:.6}
@media (max-width:900px){.layout-grid{grid-template-columns:1fr}.lot-card{position:static}.plan{padding:12px}.lot .k{display:none}.lot .n{font-size:26px}}

/* hero call to action */
.hero-cta{display:flex;flex-wrap:wrap;gap:14px}
.hero-cta .btn{padding:17px 30px;font-size:1.02rem}
.btn-wa{background:#25d366;color:#0b2a17}
.btn-wa:hover{background:#1fbd5a;box-shadow:0 10px 24px -8px rgba(37,211,102,.6)}
.btn-call{background:rgba(246,241,231,.14);color:#fff;border:1.5px solid rgba(255,255,255,.55);backdrop-filter:blur(6px)}
.btn-call:hover{background:#fff;color:var(--forest);box-shadow:none}
.hero-note{margin-top:18px;font-size:.88rem;font-weight:500;color:rgba(255,255,255,.9);text-shadow:0 1px 8px rgba(0,0,0,.5)}
@media (max-width:560px){.hero-cta .btn{width:100%}}

/* site visit modal */
.modal{border:0;padding:0;background:transparent;max-width:none;max-height:none;width:100%;height:100%;overflow:auto;color:var(--ink)}
.modal:not([open]){display:none}
.modal::backdrop{background:rgba(10,24,20,.66);backdrop-filter:blur(5px)}
.modal[open]{display:grid;place-items:center;padding:20px}
.modal[open] .modal-box{animation:pop .45s var(--ease)}
@keyframes pop{from{opacity:0;transform:translateY(24px) scale(.97)}}
.modal-box{position:relative;width:min(560px,100%);background:var(--cream);border-radius:var(--r);padding:clamp(24px,4vw,40px);box-shadow:0 40px 90px -30px rgba(0,0,0,.6)}
.modal-box h2{font-size:clamp(1.8rem,4vw,2.4rem);margin-bottom:8px}
.modal-box h2 em{color:var(--clay)}
.modal-sub{color:var(--mute);margin-bottom:18px;font-size:.95rem}
.modal-plot{display:inline-block;padding:6px 14px;margin-bottom:16px;border-radius:999px;background:var(--sand);color:var(--forest);font-size:.82rem;font-weight:700}
.modal-x{position:absolute;top:14px;right:14px;width:38px;height:38px;border:0;border-radius:50%;background:var(--sand);color:var(--forest);font-size:1.5rem;line-height:1;cursor:pointer;transition:.2s}
.modal-x:hover{background:var(--forest);color:#fff}
.modal label{display:block;font-size:.76rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--mute);margin-bottom:14px}
.modal .opt{text-transform:none;letter-spacing:0;font-weight:500;opacity:.7}
.modal input,.modal select,.modal textarea{display:block;width:100%;margin-top:6px;padding:13px 16px;border:1.5px solid var(--line);border-radius:14px;background:#fff;color:var(--ink);font-size:1rem;font-weight:500;text-transform:none;letter-spacing:0;outline:0;transition:.2s}
.modal textarea{resize:vertical;min-height:70px}
.modal input:focus,.modal select:focus,.modal textarea:focus{border-color:var(--clay);box-shadow:0 0 0 4px rgba(196,98,58,.15)}
.fld-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.modal-go{width:100%;margin-top:4px;padding:16px}
.modal-msg{margin-top:12px;text-align:center;font-size:.82rem;color:var(--mute)}
.modal-msg.ok{color:var(--moss);font-weight:700}
@media (max-width:520px){.fld-row{grid-template-columns:1fr;gap:0}}
body.lock{overflow:hidden}
.modal-plot[hidden]{display:none}
.modal textarea{font-family:inherit}

/* land-type cards */
.cat .desc{font-size:.9rem;color:var(--mute);margin:2px 0 14px;line-height:1.5}
.tag.st-on{background:#e2f2e6;color:#1f5a33}
.tag.st-off{background:var(--cream);color:var(--mute)}
.tag.st-on::before,.tag.st-off::before{content:"";display:inline-block;width:8px;height:8px;border-radius:50%;margin-right:8px;background:#25b35a;vertical-align:1px}
.tag.st-off::before{background:#b3ada0}
.dot{display:inline-block;width:8px;height:8px;border-radius:50%;margin-right:8px;background:#25b35a}
.dot.off{background:#b3ada0}
.cat .price b{font-size:.84rem}
.plots-sub{margin-top:8px}
.cat{display:flex;flex-direction:column}
.cat .card-body{display:flex;flex-direction:column;flex:1}
.cat .meta{margin-bottom:18px}
.cat .price{margin-top:auto}
.cat .loc{margin-bottom:16px}

.phone-wrap{display:flex;align-items:stretch;margin-top:8px;border:1.5px solid var(--line);border-radius:14px;background:#fff;overflow:hidden;transition:.2s}
.phone-wrap:focus-within{border-color:var(--clay);box-shadow:0 0 0 4px rgba(196,98,58,.15)}
.phone-wrap b{display:grid;place-items:center;padding:0 16px;background:var(--sand);color:var(--forest);font-size:1rem;letter-spacing:0}
.modal .phone-wrap input{margin:0;border:0;border-radius:0;box-shadow:none;font-size:1.25rem;padding:16px 16px;letter-spacing:.04em}
.phone-fld{margin-bottom:18px!important}

.hero-ticks{display:flex;flex-wrap:wrap;gap:10px 12px;list-style:none;margin:-14px 0 34px;padding:0}
.hero-ticks li{display:flex;align-items:center;gap:8px;padding:8px 16px 8px 12px;border-radius:999px;background:rgba(246,241,231,.14);border:1px solid rgba(255,255,255,.28);backdrop-filter:blur(6px);font-size:.92rem;font-weight:600;color:#fff}
.hero-ticks li::before{content:"";width:18px;height:18px;border-radius:50%;background:#25d366 url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%230b2a17' stroke-width='3.2' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='m6 12.5 4 4 8-9'/%3E%3C/svg%3E") center/12px no-repeat;flex:none}
.hero .lead{font-size:clamp(1.15rem,2vw,1.5rem);margin-bottom:26px}

.fld-err{display:block;margin-top:8px;font-size:.84rem;font-weight:600;letter-spacing:0;text-transform:none;color:#b3261e}
.fld-err[hidden]{display:none}
.phone-wrap:has(input[aria-invalid="true"]){border-color:#b3261e;box-shadow:0 0 0 4px rgba(179,38,30,.12)}
.cta-form .fld-err{color:#ffd2cc;margin:-4px 4px 4px}
.cta-form input[aria-invalid="true"]{outline:2px solid #ffb4a9}
.place .go{display:block;max-height:0;overflow:hidden;opacity:0;font-style:normal;font-size:.85rem;font-weight:700;color:#f2b697;transition:max-height .4s var(--ease),opacity .4s,margin .4s}
.place:hover .go,.place:focus-visible .go{max-height:2em;opacity:1;margin-top:6px}
@media (hover:none){.place .go{max-height:2em;opacity:1;margin-top:6px}}

/* tools */
.tool-tabs{display:grid;gap:12px;margin-top:30px;max-width:420px}
.tool-tabs button{display:flex;flex-direction:column;align-items:flex-start;gap:2px;text-align:left;padding:16px 20px;border:1.5px solid var(--line);border-radius:16px;background:transparent;color:var(--forest);cursor:pointer;transition:.25s var(--ease)}
.tool-tabs button b{font-size:1rem}
.tool-tabs button span{font-size:.84rem;color:var(--mute)}
.tool-tabs button:hover{border-color:var(--forest)}
.tool-tabs button.on{background:var(--forest);border-color:var(--forest);color:#fff}
.tool-tabs button.on span{color:rgba(255,255,255,.7)}
.calc[hidden]{display:none}
.conv-in{display:grid;grid-template-columns:1fr 1.2fr;gap:12px;margin-bottom:20px}
.conv-in input,.conv-in select{width:100%;padding:16px 18px;border:1.5px solid var(--line);border-radius:14px;background:var(--cream);color:var(--forest);font-size:1.25rem;font-weight:600;outline:0;transition:.2s}
.conv-in input:focus,.conv-in select:focus{border-color:var(--clay);box-shadow:0 0 0 4px rgba(196,98,58,.15)}
.conv-in select{font-size:1.05rem;cursor:pointer}
.conv-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}
.conv-grid div{padding:16px 18px;border-radius:14px;background:var(--cream);display:flex;flex-direction:column;gap:2px}
.conv-grid b{font-family:var(--serif);font-size:1.5rem;font-weight:500;color:var(--forest);word-break:break-all}
.conv-grid span{font-size:.78rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--mute)}
.conv-grid .src{background:var(--forest)}.conv-grid .src b{color:#f2b697}.conv-grid .src span{color:rgba(255,255,255,.7)}
.conv-note{margin-top:16px;font-size:.8rem;color:var(--mute)}
.emi-rows{margin-top:16px}
.emi-rows div{display:flex;justify-content:space-between;align-items:baseline;padding:11px 0;border-bottom:1px dashed var(--line);font-size:.92rem}
.emi-rows span{color:var(--mute)}.emi-rows b{color:var(--forest);font-size:1.05rem}
.emi-rows .hot{color:var(--clay)}
.emi-rows .tot{border-bottom:0}.emi-rows .tot b{font-family:var(--serif);font-size:1.5rem;font-weight:500}
.split{display:flex;height:10px;border-radius:999px;overflow:hidden;background:var(--sand);margin-top:6px}
.split i{display:block;height:100%;transition:width .4s var(--ease)}
.split i:first-child{background:var(--forest)}.split i:last-child{background:var(--clay)}
.split-key{display:flex;justify-content:space-between;margin-top:10px;font-size:.8rem;color:var(--mute)}
.split-key span{display:flex;align-items:center;gap:6px}
.split-key i{width:10px;height:10px;border-radius:3px;display:inline-block}
.split-key .k1{background:var(--forest)}.split-key .k2{background:var(--clay)}
.split-key em{font-style:normal;font-weight:700;color:var(--forest)}
@media (max-width:520px){.conv-in{grid-template-columns:1fr}.calc{padding:24px}}

/* compact tools */
.tools{padding:clamp(44px,6vw,72px) 0}
.tools-grid{gap:clamp(28px,5vw,64px);align-items:center}
.tools h2{font-size:clamp(1.9rem,3.6vw,2.7rem);margin-bottom:10px}
.tools .sub{font-size:.95rem}
.tool-tabs{margin-top:20px;gap:10px;max-width:360px}
.tool-tabs button{padding:12px 16px;border-radius:14px}
.tool-tabs button b{font-size:.95rem}.tool-tabs button span{font-size:.8rem}
.calc{padding:24px 26px;border-radius:22px;max-width:520px;justify-self:end;width:100%}
.calc h3{font-size:1.25rem;margin-bottom:14px}
.calc label{margin-bottom:12px;font-size:.8rem}
.conv-in{gap:10px;margin-bottom:12px}
.conv-in input,.conv-in select{padding:11px 14px;font-size:1.05rem;border-radius:12px}
.conv-in select{font-size:.95rem}
.conv-grid{gap:8px}
.conv-grid div{padding:10px 14px;border-radius:12px;flex-direction:row;align-items:baseline;justify-content:space-between;gap:8px}
.conv-grid b{font-size:1.15rem}
.conv-grid span{font-size:.7rem}
.conv-note{margin-top:12px;font-size:.74rem}
.emi{padding:14px 18px;margin-top:2px;border-radius:14px}
.emi b{font-size:1.6rem}
.emi-rows{margin-top:8px}
.emi-rows div{padding:8px 0;font-size:.85rem}
.emi-rows b{font-size:.95rem}.emi-rows .tot b{font-size:1.25rem}
.split{height:8px;margin-top:2px}
.split-key{margin-top:8px;font-size:.75rem}
@media (max-width:900px){.calc{justify-self:stretch;max-width:none}}

/* equal-size tool cards */
.calc-stack{display:grid;justify-self:end;width:100%;max-width:520px}
.calc-stack .calc{grid-area:1/1;max-width:none;justify-self:stretch;display:flex;flex-direction:column}
.calc-stack .calc[hidden]{display:flex;visibility:hidden;pointer-events:none}
.calc-stack .calc h3{flex:none}
.calc-stack .conv-grid{flex:1;grid-auto-rows:1fr}
.calc-stack .conv-note{flex:none}
.calc-stack #panelEmi .emi-rows{flex:1;display:flex;flex-direction:column;justify-content:space-between}
@media (max-width:900px){.calc-stack{justify-self:stretch;max-width:none}}
.calc-stack .conv-grid div{align-items:center}
.calc-stack .conv-grid b{font-size:1.45rem}

/* custom combo box */
.combo{position:relative}
.combo-btn{width:100%;display:flex;align-items:center;justify-content:space-between;gap:10px;padding:11px 14px;border:1.5px solid var(--line);border-radius:12px;background:var(--cream);color:var(--forest);font-size:.98rem;font-weight:600;cursor:pointer;outline:0;transition:.2s}
.combo-btn svg{flex:none;transition:transform .25s var(--ease);color:var(--mute)}
.combo-btn[aria-expanded="true"],.combo-btn:focus-visible{border-color:var(--clay);box-shadow:0 0 0 4px rgba(196,98,58,.15)}
.combo-btn[aria-expanded="true"] svg{transform:rotate(180deg)}
.combo-list{position:absolute;z-index:20;left:0;right:0;top:calc(100% + 8px);margin:0;padding:6px;list-style:none;background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:0 24px 50px -16px rgba(22,48,42,.4);max-height:260px;overflow:auto;animation:comboIn .2s var(--ease)}
.combo-list[hidden]{display:none}
@keyframes comboIn{from{opacity:0;transform:translateY(-6px)}}
.combo-list li{display:flex;justify-content:space-between;align-items:baseline;gap:12px;padding:10px 12px;border-radius:10px;font-size:.95rem;font-weight:600;color:var(--forest);cursor:pointer}
.combo-list li small{font-size:.76rem;font-weight:500;color:var(--mute)}
.combo-list li.hi{background:var(--cream)}
.combo-list li[aria-selected="true"]{background:var(--forest);color:#fff}
.combo-list li[aria-selected="true"] small{color:rgba(255,255,255,.7)}
.combo-list{max-height:none}.combo-list li span{white-space:nowrap}.combo-list li small{white-space:nowrap}

/* brand logo */
.logo{--sq:transparent;--pl:#f6f1e7;--hi:#c4623a;--w1:#f6f1e7;--w2:#f2b697;gap:12px}
.nav.solid .logo{--sq:#16302a;--w1:#16302a;--w2:#c4623a}
.nav:has(.nav-links.open) .logo{--sq:transparent;--w1:#f6f1e7;--w2:#f2b697}
.logo-icon{width:40px;height:40px;flex:none;transition:.3s}
.logo-text{display:flex;flex-direction:column;line-height:1}
.logo-text b{font-family:var(--serif);font-weight:700;font-size:1.6rem;letter-spacing:-.02em;color:var(--w1);transition:color .3s}
.logo-text b u{text-decoration:none;color:var(--w2);transition:color .3s}
.logo-text small{font-family:var(--sans);font-weight:700;font-size:.52rem;letter-spacing:.5em;margin-top:5px;padding-left:1px;color:var(--w1);transition:color .3s}
.footer .logo-icon{width:44px;height:44px}
.logo-icon{width:46px;height:46px}
.logo-text b{font-size:1.85rem}
.logo-text small{font-size:.6rem;margin-top:6px}
.footer .logo-icon{width:48px;height:48px}
@media (max-width:520px){.logo-icon{width:40px;height:40px}.logo-text b{font-size:1.55rem}.logo-text small{font-size:.52rem}}
.footer .foot-grid a.logo{display:flex;align-items:center;padding:0;margin-bottom:14px;color:inherit}
.footer .foot-grid a.logo:hover{color:inherit}
.credits summary{font-family:var(--sans);font-size:.78rem;font-weight:600;padding:6px 0;color:rgba(246,241,231,.6)}
.credits summary::after{display:none}

/* floating frosted nav */
.nav{left:0;right:0;margin-inline:auto;width:100%;border-radius:0;transition:top .45s var(--ease),width .45s var(--ease),padding .45s var(--ease),border-radius .45s var(--ease),box-shadow .45s,color .3s}
.nav::before{content:"";position:absolute;inset:0;z-index:-1;border-radius:inherit;pointer-events:none;opacity:0;transition:opacity .45s var(--ease);
  background:linear-gradient(180deg,rgba(255,255,255,.78),rgba(246,241,231,.68));
  -webkit-backdrop-filter:blur(22px) saturate(170%);backdrop-filter:blur(22px) saturate(170%);
  box-shadow:inset 0 0 0 1px rgba(255,255,255,.55),inset 0 1px 0 rgba(255,255,255,.8)}
.nav.solid{top:12px;width:min(1200px,calc(100% - 28px));padding:8px 10px 8px 22px;border-radius:999px;
  background:transparent;-webkit-backdrop-filter:none;backdrop-filter:none;
  box-shadow:0 18px 40px -18px rgba(22,48,42,.45),0 2px 6px rgba(22,48,42,.08)}
.nav.solid::before{opacity:1}
.nav.solid .logo-icon{width:38px;height:38px}
.nav.solid .logo-text b{font-size:1.5rem}
.nav.solid .logo-text small{margin-top:4px}
.nav.solid .nav-cta{box-shadow:0 8px 18px -8px rgba(196,98,58,.7)}
.nav-links a.active{opacity:1;font-weight:600}
.nav-links a.active::after{width:100%}
.nav:has(.nav-links.open)::before{opacity:0}
.nav:has(.nav-links.open){box-shadow:none}
@media (max-width:900px){.nav.solid{top:8px;width:calc(100% - 16px);padding:6px 8px 6px 16px}}

/* smooth scroll (Lenis) */
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto!important}
.lenis.lenis-smooth [data-lenis-prevent]{overscroll-behavior:contain}
.lenis.lenis-stopped{overflow:hidden}
.lenis.lenis-smooth iframe{pointer-events:none}

/* scroll-driven nav: --p runs 0 → 1 over the first ~140px of scroll */
.nav{--p:0;--t1:12px;--wm:28px;--pl1:22px;--pr1:10px;--pb1:8px;
  --pad0:max(24px,calc((100% - 1200px)/2));
  top:calc(var(--t1)*var(--p));
  width:calc(100% - (100% - min(1200px,100% - var(--wm)))*var(--p));
  padding:calc(18px - (18px - var(--pb1))*var(--p)) calc(var(--pad0) + (var(--pr1) - var(--pad0))*var(--p)) calc(18px - (18px - var(--pb1))*var(--p)) calc(var(--pad0) + (var(--pl1) - var(--pad0))*var(--p));
  border-radius:calc(40px*var(--p));
  box-shadow:0 18px 40px -18px rgba(22,48,42,calc(.45*var(--p))),0 2px 6px rgba(22,48,42,calc(.08*var(--p)));
  transition:color .35s var(--ease)}
.nav.solid{top:calc(var(--t1)*var(--p));
  width:calc(100% - (100% - min(1200px,100% - var(--wm)))*var(--p));
  padding:calc(18px - (18px - var(--pb1))*var(--p)) calc(var(--pad0) + (var(--pr1) - var(--pad0))*var(--p)) calc(18px - (18px - var(--pb1))*var(--p)) calc(var(--pad0) + (var(--pl1) - var(--pad0))*var(--p));
  border-radius:calc(40px*var(--p));
  box-shadow:0 18px 40px -18px rgba(22,48,42,calc(.45*var(--p))),0 2px 6px rgba(22,48,42,calc(.08*var(--p)))}
.nav::before,.nav.solid::before{opacity:var(--p);transition:none}
.logo-icon,.nav.solid .logo-icon{width:calc(46px - 8px*var(--p, 0));height:calc(46px - 8px*var(--p, 0));transition:none}
.logo-text b,.nav.solid .logo-text b{font-size:calc(1.85rem - .35rem*var(--p, 0))}
.footer .logo-icon{width:48px;height:48px}
.footer .logo-text b{font-size:1.85rem}
.nav:has(.nav-links.open)::before{opacity:0}
@media (max-width:900px){.nav{--t1:8px;--wm:16px;--pl1:16px;--pr1:8px;--pb1:6px}
  .logo-icon,.nav.solid .logo-icon{width:calc(40px - 4px*var(--p, 0));height:calc(40px - 4px*var(--p, 0))}
  .logo-text b,.nav.solid .logo-text b{font-size:calc(1.55rem - .2rem*var(--p, 0))}}
.nav::before,.nav.solid::before{opacity:clamp(0,calc((var(--p) - .38)*5),1)}
.nav::after{content:"";position:absolute;inset:0;z-index:-1;border-radius:inherit;pointer-events:none;border:1px solid rgba(255,255,255,calc(.28*var(--p)))}
.nav:has(.nav-links.open)::after{opacity:0}

.nav{will-change:top,width,padding,border-radius;contain:layout style}
.nav::before{will-change:opacity}

/* v2: content stays put while a separate pill layer grows behind it (no jitter) */
.nav,.nav.solid{top:0;width:100%;padding:18px var(--pad0);border-radius:0;box-shadow:none;contain:none;will-change:auto;transition:color .35s var(--ease)}
.nav{--padx:24px}
.nav::before,.nav.solid::before{
  top:calc(10px*var(--p));bottom:calc(10px*var(--p));
  left:calc((var(--pad0) - 22px)*var(--p));right:calc((var(--pad0) - 10px)*var(--p));
  inset-inline:auto;
  left:calc((var(--pad0) - 22px)*var(--p));right:calc((var(--pad0) - 10px)*var(--p));
  border-radius:calc(40px*var(--p));
  box-shadow:inset 0 0 0 1px rgba(255,255,255,.55),inset 0 1px 0 rgba(255,255,255,.8),0 18px 40px -18px rgba(22,48,42,.45),0 2px 6px rgba(22,48,42,.08);
  will-change:opacity}
.nav::after{top:calc(10px*var(--p));bottom:calc(10px*var(--p));left:calc((var(--pad0) - 22px)*var(--p));right:calc((var(--pad0) - 10px)*var(--p));inset-inline:auto;
  left:calc((var(--pad0) - 22px)*var(--p));right:calc((var(--pad0) - 10px)*var(--p));border-radius:calc(40px*var(--p))}
.logo{transform-origin:left center;transform:scale(calc(1 - .08*var(--p, 0)))}
.logo-icon,.nav.solid .logo-icon{width:44px;height:44px}
.logo-text b,.nav.solid .logo-text b{font-size:1.75rem}
.footer .logo{transform:none}
@media (max-width:900px){
  .nav,.nav.solid{padding:12px var(--pad0)}
  .nav::before,.nav.solid::before,.nav::after{top:calc(6px*var(--p));bottom:calc(6px*var(--p));left:calc((var(--pad0) - 14px)*var(--p));right:calc((var(--pad0) - 10px)*var(--p))}
  .logo-icon,.nav.solid .logo-icon{width:38px;height:38px}
  .logo-text b,.nav.solid .logo-text b{font-size:1.5rem}
}
.logo{transform:none}


/* v3: no on/off switches — colours, glass and shape all blend from the same animation */
.nav,.nav.solid{--c:0;--g:0;color:color-mix(in srgb,#16302a calc(var(--c)*100%),#fff);transition:none}
.nav .logo,.nav.solid .logo{
  --sq:color-mix(in srgb,#16302a calc(var(--c)*100%),transparent);
  --pl:#f6f1e7;--hi:#c4623a;
  --w1:color-mix(in srgb,#16302a calc(var(--c)*100%),#f6f1e7);
  --w2:color-mix(in srgb,#c4623a calc(var(--c)*100%),#f2b697)}
.footer .logo{--sq:transparent;--pl:#f6f1e7;--hi:#c4623a;--w1:#f6f1e7;--w2:#f2b697}
.logo-text b,.logo-text b u,.logo-text small{transition:none}
.nav::before,.nav.solid::before{opacity:var(--g);transition:none}
.nav::after{transition:none}
.nav:has(.nav-links.open){--c:0!important;--g:0!important}
.nav:has(.nav-links.open) .nav-links{color:#fff}

/* 3D hero: pointer parallax + floating content */
@property --fy{syntax:"<length>";inherits:false;initial-value:0px}
.hero{--mx:0;--my:0;perspective:1200px;perspective-origin:50% 45%}
.hero-bg{position:absolute;inset:-5%;transform:translate3d(calc(var(--mx)*-22px),calc(var(--my)*-14px),0) scale(1.02);will-change:transform}
.hero-bg .hero-img,.hero-bg .hero-shade{position:absolute;inset:0}
.hero-inner{transform-style:preserve-3d;transform:rotateY(calc(var(--mx)*4.5deg)) rotateX(calc(var(--my)*-3.5deg));will-change:transform}
.hero-inner>*{--z:0px;translate:0 var(--fy) var(--z);animation:floaty var(--fd,7s) ease-in-out var(--fl,0s) infinite}
.hero-inner>.eyebrow{--z:14px;--fd:8s;--fl:-1s}
.hero-inner>h1{--z:42px;--fd:9s;--fl:-3s}
.hero-inner>.lead{--z:26px;--fd:7s;--fl:-2s}
.hero-inner>.hero-ticks{--z:20px;--fd:8s;--fl:-4s}
.hero-inner>.hero-cta{--z:34px;--fd:7.5s;--fl:-5s}
@keyframes floaty{0%,100%{--fy:0px}50%{--fy:-9px}}
.hero.is-off .hero-inner>*{animation-play-state:paused}
@media (hover:none),(pointer:coarse){.hero{--mx:0!important;--my:0!important}.hero-inner>*{--z:0px!important}}
@media (prefers-reduced-motion:reduce){.hero-inner>*{animation:none;translate:none}.hero-inner,.hero-bg{transform:none}}
.hero{perspective:1700px}
.hero-inner{transform:rotateY(calc(var(--mx)*3deg)) rotateX(calc(var(--my)*-2.2deg))}
.hero-bg{transform:translate3d(calc(var(--mx)*-20px),calc(var(--my)*-12px),0) scale(1.02)}
.hero-inner>.eyebrow{--z:10px}.hero-inner>h1{--z:30px}.hero-inner>.lead{--z:18px}.hero-inner>.hero-ticks{--z:14px}.hero-inner>.hero-cta{--z:24px}

/* hero action buttons with icon badges */
.hero-cta .btn{padding:9px 28px 9px 9px;gap:14px;text-align:left}
.btn .ico{position:relative;flex:none;display:grid;place-items:center;width:46px;height:46px;border-radius:50%}
.btn .ico::after{content:"";position:absolute;inset:0;border-radius:50%;border:2px solid currentColor;opacity:0;animation:ring 3.2s ease-out infinite}
.btn-wa .ico{background:#075e54;color:#fff}
.btn-wa .ico::after{border-color:rgba(7,94,84,.55)}
.btn-call .ico{background:var(--clay);color:#fff}
.btn-call .ico::after{border-color:rgba(196,98,58,.7);animation-delay:1.1s}
@keyframes ring{0%{transform:scale(1);opacity:.7}70%,100%{transform:scale(1.55);opacity:0}}
.btn-txt{display:flex;flex-direction:column;line-height:1.15}
.btn-txt b{font-size:1.02rem;font-weight:700}
.btn-txt small{font-size:.74rem;font-weight:600;opacity:.75;margin-top:2px}
.btn-wa .btn-txt small{color:#0b2a17}
.btn-call .btn-txt small{color:rgba(255,255,255,.8);opacity:1}
.btn:hover .ico{transform:scale(1.06) rotate(-6deg)}
.btn .ico{transition:transform .3s var(--ease)}
@media (prefers-reduced-motion:reduce){.btn .ico::after{animation:none}}
@media (max-width:560px){.hero-cta .btn{width:100%}}
/* hover colours for hero buttons */
.btn-wa,.btn-wa:hover{color:#0b2a17}
.btn-wa:hover{background:#1fbd5a}
.btn-wa .btn-txt small{transition:color .25s}
.btn-call .btn-txt b,.btn-call .btn-txt small{transition:color .25s}
.btn-call:hover{background:#fff;color:var(--forest);border-color:#fff}
.btn-call:hover .btn-txt b{color:var(--forest)}
.btn-call:hover .btn-txt small{color:var(--mute)}
.btn-call:hover .ico{background:var(--clay);color:#fff}


/* ================= MOBILE ================= */
html{-webkit-text-size-adjust:100%}
a,button,summary,.lot{-webkit-tap-highlight-color:transparent;touch-action:manipulation}
.siteplan-m{display:none}
.mbar{display:none}
.dots{display:none}

@media (max-width:700px){
  .footer{padding-bottom:calc(84px + env(safe-area-inset-bottom))}
  .section{padding:52px 0}
  .sec-head{margin-bottom:26px;gap:12px}
  h2{font-size:clamp(1.8rem,8vw,2.2rem)}

  /* hero */
  .hero{padding:104px 0 72px;min-height:min(100svh,760px)}
  .hero .eyebrow{font-size:.68rem;letter-spacing:.1em;line-height:1.5}
  .hero h1{font-size:clamp(2.5rem,12vw,3.3rem);margin:4px 0 18px}
  .hero .lead{font-size:1.1rem;margin-bottom:18px}
  .hero-ticks{margin:0 0 24px;gap:8px}
  .hero-ticks li{padding:7px 12px 7px 9px;font-size:.84rem}
  .scroll-cue{display:none}
  .hero-cta .btn{padding:8px 22px 8px 8px}
  .hero-cta{gap:10px}
  .hero-inner>*{translate:none!important;animation:none}

  /* stats */
  .stat b{font-size:2.3rem}

  /* swipeable rows instead of long stacks */
  .cards,.quotes{display:flex;overflow-x:auto;gap:14px;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;scrollbar-width:none;margin-inline:-24px;padding:4px 24px 8px;scroll-padding-inline:24px}
  .cards::-webkit-scrollbar,.quotes::-webkit-scrollbar{display:none}
  .cards>.card{flex:0 0 80%;scroll-snap-align:start}
  .quotes>.quote{flex:0 0 86%;scroll-snap-align:start;transform:none!important}
  .quotes>.quote.reveal.in:nth-child(2){transform:none}
  .cards .card-img{aspect-ratio:5/4}
  .cat .price a{display:inline-flex;align-items:center;min-height:44px}
  .dots{display:flex;justify-content:center;gap:8px;margin-top:12px}
  .dots i{width:7px;height:7px;border-radius:50%;background:rgba(22,48,42,.22);transition:.3s var(--ease)}
  .dots i.on{width:22px;border-radius:99px;background:var(--clay)}

  /* layout plan: portrait, big tap targets */
  .siteplan{display:none}
  .siteplan-m{display:block;width:100%;height:auto}
  .siteplan-m .lot .n{font-size:22px;text-anchor:start}
  .siteplan-m .lot .k{display:block;font-size:12.5px;text-anchor:end;opacity:.85}
  .plan{padding:10px}
  .lot-card{padding:24px}
  .lot-card h3{font-size:2rem}

  /* why list alignment */
  .why-list li{display:grid;grid-template-columns:2rem 1fr;gap:10px}

  /* places */
  .places{grid-template-columns:1fr 1fr;grid-template-rows:none;grid-auto-rows:190px;gap:12px}
  .p1{grid-column:span 2;grid-row:auto}.p4{grid-column:span 2}
  .place div{left:16px;bottom:14px;right:12px}
  .place h3{font-size:1.2rem;line-height:1.15}
  .p1 h3,.p4 h3{font-size:1.5rem}
  .place span{font-size:.78rem;line-height:1.35;display:block}
  .place .go{max-height:2em;opacity:1;margin-top:6px}

  /* tools */
  .conv-grid div{flex-direction:column;align-items:flex-start;gap:2px;justify-content:center}
  .conv-grid b{font-size:1.35rem;white-space:nowrap;word-break:normal}
  .conv-grid span{font-size:.72rem}
  .calc-stack .conv-grid div{align-items:flex-start}
  .combo-btn{min-height:48px}
  .conv-in input,.conv-in select{min-height:48px;font-size:1.1rem}
  .calc input[type=range]{height:32px}

  /* faq */
  .acc summary{min-height:56px;display:flex;align-items:center}

  /* cta + footer */
  .cta-form input{min-height:54px;font-size:1.05rem}
  .foot-grid{grid-template-columns:1fr 1fr;gap:26px 18px;padding-bottom:28px}
  .foot-grid>div:first-child,.foot-grid>div:last-child{grid-column:1/-1}
  .footer{padding-top:44px}
  .foot-base{padding:18px 0}
  .footer .foot-grid a{padding:7px 0}

  /* sticky quick-contact bar */
  .mbar{display:grid;grid-template-columns:1fr 1fr;gap:10px;position:fixed;z-index:45;left:10px;right:10px;bottom:calc(10px + env(safe-area-inset-bottom));padding:8px;border-radius:22px;
    background:rgba(246,241,231,.82);-webkit-backdrop-filter:blur(16px) saturate(160%);backdrop-filter:blur(16px) saturate(160%);
    box-shadow:0 14px 34px -10px rgba(14,30,26,.5),inset 0 0 0 1px rgba(255,255,255,.6);
    transform:translateY(140%);opacity:0;transition:transform .5s var(--ease),opacity .4s;pointer-events:none}
  .mbar.show{transform:none;opacity:1;pointer-events:auto}
  .mbar a{display:flex;align-items:center;justify-content:center;gap:9px;min-height:50px;border-radius:16px;font-weight:700;font-size:1rem}
  .mbar-wa{background:#25d366;color:#0b2a17}
  .mbar-call{background:var(--forest);color:#fff}
  .mbar-wa:active,.mbar-call:active{transform:scale(.97)}

  /* modal as a bottom sheet */
  .modal[open]{place-items:end center;padding:0}
  .modal-box{width:100%;border-radius:26px 26px 0 0;padding:28px 22px calc(26px + env(safe-area-inset-bottom));animation:sheet .45s var(--ease)}
  .modal .phone-wrap input,.modal input{font-size:1.25rem}
  @keyframes sheet{from{transform:translateY(100%)}}
  .modal-x{top:12px;right:12px}
}
@media (max-width:360px){
  .hero h1{font-size:2.3rem}
  .cards>.card{flex-basis:86%}
  .logo-text b{font-size:1.4rem}
}
/* portrait plan shares the desktop plan's colours */
.siteplan-m .bg{fill:#f1ebdc}
.siteplan-m .road{fill:#d6cfbb}
.siteplan-m .rd{font-size:11px;fill:#7a7462;letter-spacing:.08em;text-transform:uppercase}
.siteplan-m .park{fill:#cddcc3}.siteplan-m .park.club{fill:#e3d5b8}
.siteplan-m .pk{font-size:14px;font-weight:700;fill:var(--forest);opacity:.7}
.siteplan-m{font-family:var(--sans)}
@media (max-width:700px){.dots{margin:14px 0 20px}.cat-after{margin-top:0}}
@media (max-width:700px){
  .place .go{display:none}
  .place::after{background:linear-gradient(rgba(14,30,26,0) 25%,rgba(14,30,26,.9))}
  .place h3{text-shadow:0 1px 10px rgba(0,0,0,.5)}
}

.menu-call{display:none}
@media (max-width:900px){
  .nav .logo{position:relative;z-index:60}
  .nav-links .menu-call{display:flex;align-items:center;justify-content:center;margin-top:18px;padding:16px 28px;border-radius:999px;background:var(--clay);color:#fff;font-family:var(--sans);font-size:1.05rem;font-weight:700}
  .nav-links .menu-call::after{display:none}
}

/* dark brand colour behind the page, so overscroll and bar clearance never flash cream */
html{background:#0f211c}
body{background:var(--cream)}

/* links from the home page to the location pages */
.place-links{margin-top:22px;color:var(--mute);font-size:.95rem}
.place-links a{color:var(--forest);font-weight:600;text-decoration:underline;text-decoration-color:var(--clay);text-underline-offset:4px}
.place-links a:hover{color:var(--clay)}

/* shared footer: brand, areas (two columns), company, contact */
.foot-grid{grid-template-columns:1.25fr 1.5fr .8fr 1.25fr;gap:36px 40px}
.foot-brand p{max-width:34ch;margin-bottom:10px}
.foot-hours{color:#f2b697;font-weight:600;font-size:.86rem}
.foot-cols{columns:2;column-gap:24px}
.foot-cols a{break-inside:avoid}
.footer .foot-grid a.foot-all{margin-top:8px;color:#f2b697;font-weight:600}
.foot-addr{display:block;padding:4px 0}
.foot-note{max-width:62ch}
.foot-base a{text-decoration:underline;text-underline-offset:2px}
.foot-base a:hover{color:#f2b697}
@media (max-width:980px){.foot-grid{grid-template-columns:1fr 1fr}.foot-areas{grid-column:1/-1;order:3}.foot-cols{columns:3}}
@media (max-width:640px){.foot-grid{grid-template-columns:1fr}.foot-areas{order:0}.foot-cols{columns:2}}

/* lead forms: honeypot, consent line, failure message */
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0;pointer-events:none}
.consent{font-size:.72rem;opacity:.65;text-align:center;line-height:1.4}
.modal-box .consent{margin-top:8px;color:var(--mute)}
.cta-form small a,.modal-msg a{text-decoration:underline;text-underline-offset:2px;font-weight:700}
.btn:disabled{opacity:.6;cursor:wait;transform:none}