@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@500;600&family=Manrope:wght@400;500;600;700&display=swap');

:root{--ivory:#f6f1e8;--paper:#fffdf9;--sand:#dccdb9;--sea:#7d9d97;--ink:#142b2b;--ink2:#28403e;--terra:#b9654a;--muted:#64736f;--line:rgba(20,43,43,.17);--serif:'Cormorant Garamond',Georgia,serif;--sans:'Manrope',system-ui,sans-serif;--shadow:0 24px 70px rgba(20,43,43,.12)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font:400 16px/1.65 var(--sans);-webkit-font-smoothing:antialiased}body.modal-open{overflow:hidden}img{display:block;max-width:100%}a{color:inherit;text-decoration-thickness:1px;text-underline-offset:4px}button,input{font:inherit}button{cursor:pointer}.skip-link{position:fixed;z-index:100;top:8px;left:8px;padding:.7rem 1rem;background:var(--ink);color:#fff;transform:translateY(-140%)}.skip-link:focus{transform:none}.site-header{position:absolute;z-index:20;inset:0 0 auto;display:flex;align-items:center;justify-content:space-between;padding:1rem 5vw;color:#fff}.brand{display:inline-flex;align-items:center;gap:.75rem;text-decoration:none}.brand img{width:42px;height:42px}.brand strong{display:block;font:600 1.08rem/1.05 var(--serif);letter-spacing:.03em}.brand span{display:block;margin-top:.18rem;font-size:.58rem;letter-spacing:.18em;text-transform:uppercase}.header-link{font-size:.73rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:.25rem}.eyebrow{margin:0 0 .85rem;color:var(--terra);font-size:.72rem;font-weight:700;letter-spacing:.19em;text-transform:uppercase}.eyebrow.light{color:#d7e7e2}.display{font:600 clamp(3.2rem,8vw,7.5rem)/.82 var(--serif);letter-spacing:-.045em;margin:0}.section-title{font:600 clamp(2.5rem,5vw,4.8rem)/.95 var(--serif);letter-spacing:-.035em;margin:.2rem 0 1.1rem}.lede{font:400 clamp(1.08rem,2vw,1.35rem)/1.55 var(--sans);max-width:48rem;color:var(--ink2)}.wrap{width:min(1180px,90vw);margin-inline:auto}.narrow{width:min(760px,88vw);margin-inline:auto}.section{padding:clamp(4.5rem,9vw,8.5rem) 0}.section.sand{background:#ece2d3}.section.ink{background:var(--ink);color:#fff}.section.paper{background:var(--paper)}.rule{width:72px;height:1px;background:var(--terra);margin:1.5rem 0}.button{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:.85rem 1.25rem;border:1px solid var(--ink);background:var(--ink);color:#fff;text-decoration:none;font-size:.75rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;transition:.2s ease}.button:hover{background:var(--ink2);transform:translateY(-1px)}.button.secondary{background:transparent;color:var(--ink)}.button.secondary:hover{background:var(--ink);color:#fff}.button.light{border-color:#fff;background:#fff;color:var(--ink)}.button.ghost-light{border-color:rgba(255,255,255,.7);background:transparent;color:#fff}.button:focus-visible,a:focus-visible,input:focus-visible{outline:3px solid #f2a889;outline-offset:3px}.text-link{font-size:.75rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,7rem);align-items:center}.split-copy{max-width:32rem}.kicker{font:500 1.45rem/1.35 var(--serif);color:var(--ink2)}.muted{color:var(--muted)}

/* registration */
.agent-question{border:0;padding:0;margin:1.4rem 0 1.2rem}.agent-question legend{font-size:.72rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;margin-bottom:.65rem}.agent-options{display:flex;gap:1.25rem}.agent-options label{display:flex;align-items:center;gap:.45rem;font-size:.88rem;color:var(--ink2)}.agent-options input{accent-color:var(--ink)}.agent-name-field{margin-top:1rem}.agent-name-field[hidden]{display:none}
.agent-question{border:0;padding:0;margin:1.4rem 0 1.2rem}.agent-question legend{font-size:.72rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;margin-bottom:.65rem}.agent-options{display:flex;gap:1.25rem}.agent-options label{display:flex;align-items:center;gap:.45rem;font-size:.88rem;color:var(--ink2)}.agent-options input{accent-color:var(--ink)}.agent-name-field{margin-top:1rem}.agent-name-field[hidden]{display:none}
.registration-shell{min-height:100svh;display:grid;grid-template-columns:minmax(0,1.08fr) minmax(440px,.92fr);background:var(--paper)}.registration-visual{position:relative;min-height:100svh;background:#203634}.registration-visual img{width:100%;height:100%;object-fit:cover}.registration-visual:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,25,24,.08),rgba(8,25,24,.64))}.registration-caption{position:absolute;z-index:2;left:6vw;right:4vw;bottom:7vh;color:#fff}.registration-caption h2{font:600 clamp(2.7rem,5vw,5.7rem)/.88 var(--serif);margin:0 0 1rem;max-width:760px}.registration-caption p{max-width:42rem;margin:0;color:rgba(255,255,255,.86)}.registration-panel{display:flex;align-items:center;padding:7rem clamp(2rem,5vw,6rem) 4rem}.form-wrap{width:100%;max-width:520px;margin:auto}.form-wrap h1{font:600 clamp(3.1rem,5vw,5.4rem)/.88 var(--serif);letter-spacing:-.04em;margin:.2rem 0 1.2rem}.form-intro{margin-bottom:2rem;color:var(--muted)}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem}.field{margin-bottom:1rem}.field.full{grid-column:1/-1}.field label{display:block;font-size:.72rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;margin-bottom:.42rem}.field input{width:100%;min-height:50px;border:1px solid var(--line);border-radius:0;background:#fff;padding:.8rem .9rem;color:var(--ink)}.field input:focus{border-color:var(--sea)}.consent{display:grid;grid-template-columns:22px 1fr;gap:.7rem;align-items:start;margin:1rem 0 1.5rem;font-size:.78rem;color:var(--muted)}.consent input{width:18px;height:18px;margin-top:.15rem;accent-color:var(--ink)}.form-submit{width:100%;min-height:54px}.privacy{font-size:.72rem;color:var(--muted);margin-top:1rem}.form-status{min-height:1.5rem;margin:.75rem 0 0;font-size:.82rem}.form-status.error{color:#8c392c}.form-status.success{color:#315f58}.honeypot{position:absolute!important;left:-9999px!important}.registration-facts{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);margin-top:2.2rem}.registration-facts div{background:var(--paper);padding:1rem .4rem}.registration-facts strong{display:block;font:600 1.4rem/1 var(--serif)}.registration-facts span{font-size:.62rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}

/* tour hero */
.tour-hero{position:relative;min-height:92svh;color:#fff;background:var(--ink);display:flex;align-items:end}.tour-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.tour-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,25,24,.16) 20%,rgba(8,25,24,.78) 100%)}.tour-hero-content{position:relative;z-index:2;width:min(1180px,90vw);margin:0 auto;padding:9rem 0 4.5rem}.tour-hero .display{max-width:980px}.hero-sub{display:flex;justify-content:space-between;align-items:end;gap:2rem;margin-top:2rem}.hero-sub p{max-width:580px;margin:0;color:rgba(255,255,255,.84)}.status-pill{display:inline-flex;align-items:center;gap:.5rem;border:1px solid rgba(255,255,255,.5);padding:.5rem .75rem;font-size:.68rem;letter-spacing:.12em;text-transform:uppercase}.status-pill:before{content:'';width:7px;height:7px;border-radius:50%;background:#a9c9bd}.fact-rail{position:relative;z-index:3;background:var(--paper);display:grid;grid-template-columns:1.25fr repeat(4,1fr);width:min(1180px,90vw);margin:-1.7rem auto 0;box-shadow:var(--shadow)}.fact-rail div{padding:1.25rem 1.4rem;border-right:1px solid var(--line)}.fact-rail div:last-child{border:0}.fact-rail strong{display:block;font:600 clamp(1.55rem,2.8vw,2.2rem)/1 var(--serif)}.fact-rail span{font-size:.64rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}.cta-row{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:2rem}.cta-row .button{min-width:175px}

/* open house */
.open-house{display:grid;grid-template-columns:.9fr 1.1fr;background:var(--terra);color:#fff}.open-house-copy{padding:clamp(3rem,6vw,6rem)}.open-house-copy .eyebrow{color:#ffe2d6}.open-house-copy h2{font:600 clamp(2.8rem,5vw,5rem)/.9 var(--serif);margin:.3rem 0 1rem}.event-list{background:#a9523b;padding:clamp(2rem,5vw,5rem);display:flex;flex-direction:column;justify-content:center;gap:1rem}.event-card{display:grid;grid-template-columns:1fr auto;gap:1rem;align-items:center;border-top:1px solid rgba(255,255,255,.35);padding:1.2rem 0}.event-card:last-child{border-bottom:1px solid rgba(255,255,255,.35)}.event-date{font:600 1.7rem/1.05 var(--serif)}.event-time{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase}.event-note{font-size:.75rem;color:rgba(255,255,255,.8)}

/* story & gallery */
.story-image{position:relative}.story-image img{width:100%;height:min(660px,70vw);object-fit:cover}.story-image:after{content:'01';position:absolute;right:-1.2rem;bottom:-2rem;font:600 7rem/1 var(--serif);color:var(--sand);z-index:-1}.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line);margin-top:3rem}.feature{padding:1.5rem;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.feature h3{font:600 1.45rem/1.1 var(--serif);margin:0 0 .45rem}.feature p{margin:0;color:var(--muted);font-size:.86rem}.gallery-intro{display:flex;justify-content:space-between;gap:2rem;align-items:end;margin-bottom:2rem}.gallery-intro p{max-width:520px}.gallery{display:grid;grid-template-columns:repeat(12,1fr);grid-auto-rows:190px;gap:.75rem}.gallery-item{position:relative;border:0;padding:0;overflow:hidden;background:var(--ink);grid-column:span 4}.gallery-item:nth-child(8n+1),.gallery-item:nth-child(8n+6){grid-column:span 8;grid-row:span 2}.gallery-item:nth-child(8n+2),.gallery-item:nth-child(8n+7){grid-column:span 4;grid-row:span 2}.gallery-item img{width:100%;height:100%;object-fit:cover;transition:transform .4s ease}.gallery-item:hover img{transform:scale(1.025)}.gallery-item:after{content:attr(data-label);position:absolute;inset:auto 0 0;padding:2.5rem 1rem .8rem;color:#fff;text-align:left;font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;background:linear-gradient(transparent,rgba(8,25,24,.68));opacity:0;transition:.2s}.gallery-item:hover:after,.gallery-item:focus-visible:after{opacity:1}
.lifestyle-note{max-width:820px;margin:3rem 0 0;color:var(--ink2)}

/* location */
.location-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:1px;background:var(--line);margin-top:3rem}.location-card{background:var(--paper);padding:clamp(2rem,4vw,3.5rem)}.location-card h3{font:600 2rem/1 var(--serif);margin:.2rem 0 1rem}.location-list{list-style:none;margin:1.4rem 0 0;padding:0}.location-list li{border-top:1px solid var(--line);padding:.9rem 0;display:flex;justify-content:space-between;gap:1rem}.location-list small{color:var(--muted)}.drive-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin-top:2.5rem}.drive-card{border-top:1px solid var(--ink);padding-top:1rem}.drive-card strong{display:block;font:600 2.5rem/1 var(--serif)}.drive-card span{font-size:.75rem;color:var(--muted)}.source-note{font-size:.7rem;color:var(--muted);margin-top:1.2rem}.school-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);margin-top:2rem}.school{background:var(--ivory);padding:1.4rem}.school span{display:block;font-size:.65rem;text-transform:uppercase;letter-spacing:.12em;color:var(--muted)}.school strong{font:600 1.45rem/1.15 var(--serif)}
.local-guide{overflow:hidden}.local-guide .section-title{max-width:620px}.guide-toolbar{display:flex;align-items:center;flex-wrap:wrap;gap:.55rem;margin:2rem 0 1.5rem}.guide-label,.guide-count{font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.58);margin-right:.25rem}.guide-count{margin-left:auto}.guide-filter{border:1px solid rgba(255,255,255,.34);background:transparent;color:#fff;padding:.65rem .85rem;font-size:.68rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;transition:.2s ease}.guide-filter:hover,.guide-filter.is-active{background:#fff;color:var(--ink);border-color:#fff}.guide-layout{display:grid;grid-template-columns:1.45fr .55fr;gap:1rem}.guide-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.16)}.guide-card{background:#1b3534;padding:1.35rem;min-height:245px;display:flex;flex-direction:column}.guide-card[hidden]{display:none}.guide-card-top{display:flex;justify-content:space-between;gap:.5rem;margin-bottom:2rem}.guide-type,.guide-area{font-size:.6rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.guide-type{color:#f2b9a7}.guide-area{color:rgba(255,255,255,.55);text-align:right}.guide-card h3{font:600 1.65rem/1 var(--serif);margin:0 0 .55rem}.guide-card p{color:rgba(255,255,255,.72);font-size:.8rem;line-height:1.5;margin:0}.guide-actions{display:flex;justify-content:space-between;gap:.7rem;margin-top:auto;padding-top:1.2rem}.guide-actions a{color:#fff;font-size:.65rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.guide-map{position:relative;overflow:hidden;background:#d9e6de;color:var(--ink);padding:1.5rem;min-height:100%;display:flex;flex-direction:column;justify-content:flex-end}.guide-map h3{font:600 2.15rem/.95 var(--serif);margin:.2rem 0 .7rem;max-width:240px}.guide-map p:not(.eyebrow){font-size:.78rem;max-width:260px;color:var(--ink2)}.guide-map .button{align-self:flex-start;margin-top:.5rem}.guide-map-art{position:absolute;inset:0;overflow:hidden;background:linear-gradient(145deg,#d7e7df,#b8d1c9)}.map-water{position:absolute;width:58%;height:120%;right:-20%;top:-8%;background:#8fb4ae;border-radius:48% 0 0 60%;transform:rotate(12deg);opacity:.75}.map-line{position:absolute;height:2px;background:rgba(20,43,43,.25);transform-origin:left center}.map-line.one{width:125%;left:-10%;top:41%;transform:rotate(-18deg)}.map-line.two{width:115%;left:2%;top:63%;transform:rotate(19deg)}.map-pin{position:absolute;z-index:2;padding:.45rem .55rem;background:var(--terra);color:#fff;font-size:.55rem;font-weight:700;letter-spacing:.05em;text-transform:uppercase;box-shadow:0 5px 12px rgba(20,43,43,.15)}.map-pin:after{content:'';position:absolute;bottom:-6px;left:50%;border:6px solid transparent;border-top-color:var(--terra);border-bottom:0;transform:translateX(-50%)}.map-pin.home{left:29%;top:46%;background:var(--ink)}.map-pin.home:after{border-top-color:var(--ink)}.map-pin.west{left:13%;top:27%}.map-pin.city{left:47%;top:30%}.map-pin.east{right:12%;top:57%}.light-note{color:rgba(255,255,255,.56)}

/* military + guide additions */
.military-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);margin-top:2.5rem}.military-grid article{background:var(--paper);padding:1.7rem}.military-grid article>span{color:var(--terra);font-size:.68rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.military-grid h3{font:600 1.8rem/1 var(--serif);margin:.6rem 0 .55rem}.military-grid p{color:var(--muted);font-size:.82rem}.military-grid a{font-size:.68rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.private-showing-note{margin:.25rem 0 0}.private-showing-note a{color:#fff;font-weight:700}
/* faq and agent */
.faq{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line)}summary{list-style:none;cursor:pointer;padding:1.25rem 2.5rem 1.25rem 0;font:600 1.35rem/1.2 var(--serif);position:relative}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:.2rem;font:400 1.5rem var(--sans)}details[open] summary:after{content:'–'}details p{max-width:720px;margin:0;padding:0 0 1.4rem;color:var(--muted)}.agent-panel{display:grid;grid-template-columns:.85fr 1.15fr;align-items:stretch;background:var(--ink);color:#fff}.agent-photo{min-height:420px;background:linear-gradient(145deg,#203c39,#102322);display:flex;align-items:center;justify-content:center}.agent-photo img{width:104px;height:104px}.agent-copy{padding:clamp(3rem,7vw,7rem)}.agent-copy h2{font:600 clamp(3rem,5vw,5.2rem)/.88 var(--serif);margin:.2rem 0 1rem}.agent-copy p{max-width:560px;color:rgba(255,255,255,.78)}.footer{background:#0d2020;color:rgba(255,255,255,.72);padding:3rem 0 7rem}.footer-grid{display:grid;grid-template-columns:1fr 1.5fr;gap:3rem}.footer small{display:block;line-height:1.7}.footer a{color:#fff}

/* lightbox */
.lightbox{position:fixed;z-index:1000;inset:0;background:rgba(7,18,18,.96);display:none;grid-template-rows:auto 1fr auto;color:#fff}.lightbox.open{display:grid}.lightbox-top{display:flex;justify-content:space-between;align-items:center;padding:1rem 1.5rem}.lightbox-close{width:44px;height:44px;border:1px solid rgba(255,255,255,.35);background:transparent;color:#fff;font-size:1.5rem}.lightbox-stage{display:grid;grid-template-columns:60px 1fr 60px;align-items:center;min-height:0}.lightbox-stage img{max-height:72vh;max-width:calc(100vw - 140px);margin:auto;object-fit:contain}.lightbox-arrow{width:48px;height:48px;margin:auto;border:0;background:transparent;color:#fff;font-size:2.2rem}.lightbox-caption{text-align:center;padding:1rem 5vw 1.5rem}.lightbox-caption strong{display:block;font:600 1.3rem var(--serif)}.lightbox-thumbs{display:flex;gap:.5rem;overflow:auto;max-width:min(900px,90vw);margin:.8rem auto 0}.lightbox-thumb{flex:0 0 64px;height:44px;padding:0;border:2px solid transparent;background:none}.lightbox-thumb.active{border-color:#fff}.lightbox-thumb img{width:100%;height:100%;object-fit:cover}

/* leads */
.leads-page{min-height:100vh;background:var(--paper)}.leads-header{background:var(--ink);color:#fff;padding:2rem 5vw;display:flex;justify-content:space-between;align-items:center}.leads-main{width:min(1200px,92vw);margin:auto;padding:4rem 0}.leads-actions{display:flex;flex-wrap:wrap;gap:.7rem;margin:1.5rem 0 2rem}.table-wrap{overflow:auto;border:1px solid var(--line)}table{width:100%;border-collapse:collapse;min-width:900px}th,td{text-align:left;padding:.8rem;border-bottom:1px solid var(--line);font-size:.78rem}th{background:var(--sand);font-size:.65rem;text-transform:uppercase;letter-spacing:.08em}.signin-card{max-width:560px;padding:2rem;border:1px solid var(--line);background:var(--ivory)}

.mobile-cta{display:none}.reveal{opacity:0;transform:translateY(18px);transition:.55s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:900px){.registration-shell{grid-template-columns:1fr}.registration-visual{min-height:52svh}.registration-panel{padding:4rem 6vw 6rem}.registration-caption{left:6vw;bottom:4vh}.two-col,.location-grid,.agent-panel,.open-house{grid-template-columns:1fr}.military-grid{grid-template-columns:1fr}.fact-rail{grid-template-columns:repeat(2,1fr);margin-top:0;width:100%;box-shadow:none}.fact-rail div:first-child{grid-column:1/-1}.feature-grid{grid-template-columns:repeat(2,1fr)}.drive-grid,.school-strip{grid-template-columns:1fr}.gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:180px}.gallery-item,.gallery-item:nth-child(n){grid-column:span 1;grid-row:span 1}.gallery-item:nth-child(5n+1){grid-column:span 2;grid-row:span 2}.guide-layout{grid-template-columns:1fr}.guide-map{min-height:430px}.footer-grid{grid-template-columns:1fr}.agent-photo{min-height:260px}.mobile-cta{position:fixed;z-index:50;inset:auto 0 0;display:grid;grid-template-columns:repeat(3,1fr);background:var(--paper);box-shadow:0 -8px 28px rgba(20,43,43,.16)}.mobile-cta a{min-height:58px;display:flex;align-items:center;justify-content:center;text-align:center;padding:.45rem;border-right:1px solid var(--line);font-size:.61rem;font-weight:700;letter-spacing:.07em;text-transform:uppercase;text-decoration:none}.footer{padding-bottom:6rem}}
@media(max-width:560px){.site-header{padding:.8rem 4vw}.brand span{display:none}.header-link{font-size:.62rem}.field-grid{grid-template-columns:1fr}.registration-facts{grid-template-columns:repeat(2,1fr)}.tour-hero{min-height:82svh}.tour-hero-content{padding-bottom:3rem}.hero-sub{display:block}.status-pill{margin-top:1rem}.fact-rail div{padding:1rem}.feature-grid{grid-template-columns:1fr}.gallery{grid-auto-rows:150px;gap:.45rem}.gallery-intro{display:block}.cta-row .button{width:100%}.open-house-copy,.event-list{padding:2.5rem 6vw}.event-card{grid-template-columns:1fr}.guide-toolbar{align-items:flex-start}.guide-label{width:100%}.guide-count{margin-left:0;width:100%}.guide-filter{flex:1;min-width:calc(50% - .55rem)}.guide-cards{grid-template-columns:1fr}.guide-map{min-height:390px}.lightbox-stage{grid-template-columns:44px 1fr 44px}.lightbox-stage img{max-width:calc(100vw - 92px)}.display{font-size:clamp(3rem,17vw,5.2rem)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}.reveal{opacity:1;transform:none}}