/* ========== Tokens ========== */
:root {
  --navy: #1B2B4B;
  --navy-soft: #2a3a58;
  --gold: #C9A84C;
  --gold-deep: #a88a36;
  --bg: #F8F8F6;
  --bg-warm: #F1EFE9;
  --surface: #FFFFFF;
  --ink: #1A1A1A;
  --ink-muted: #5b6170;
  --rule: #e3e1da;
  --rule-strong: #c9c6bd;
  --shadow-sm: 0 1px 2px rgba(27, 43, 75, .04), 0 2px 8px rgba(27, 43, 75, .04);
  --shadow-md: 0 2px 4px rgba(27, 43, 75, .04), 0 8px 28px rgba(27, 43, 75, .07);
  --serif: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --container: 1200px;
  --gutter: clamp(20px, 4vw, 56px);
  --section-y: clamp(72px, 10vw, 128px);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  color: var(--ink);
  background: var(--bg);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: 0; background: transparent; color: inherit; }
input, textarea, select { font: inherit; color: inherit; }
::selection { background: var(--navy); color: var(--bg); }

/* ========== Type ========== */
.display { font-family: var(--serif); font-weight: 500; line-height: 1.05; letter-spacing: -0.01em; color: var(--navy); }
h1, h2, h3, h4 { margin: 0; font-family: var(--serif); font-weight: 500; color: var(--navy); letter-spacing: -0.005em; }
h2 { font-size: clamp(2rem, 4.2vw, 3.25rem); line-height: 1.1; }
h3 { font-size: 1.5rem; line-height: 1.2; }
h4 { font-size: 1.125rem; line-height: 1.3; }
p { margin: 0 0 1em; }
p:last-child { margin-bottom: 0; }

.eyebrow {
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-deep);
  display: inline-flex;
  align-items: center;
  gap: 12px;
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: var(--gold); }
.lede { font-size: 1.125rem; color: var(--ink-muted); max-width: 58ch; line-height: 1.7; }

/* ========== Layout ========== */
.container { max-width: var(--container); margin: 0 auto; padding: 0 var(--gutter); }
section { padding: var(--section-y) 0; position: relative; }
section + section { border-top: 1px solid var(--rule); }
.section-head { display: grid; grid-template-columns: 1fr; gap: 18px; margin-bottom: clamp(40px, 6vw, 72px); max-width: 720px; }

/* ========== Nav ========== */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 50;
  transition: background-color .35s ease, box-shadow .35s ease, border-color .35s ease, color .35s ease;
  color: #fff;
  border-bottom: 1px solid transparent;
}
.nav-inner {
  display: flex; align-items: center; justify-content: space-between;
  padding: 22px var(--gutter); max-width: var(--container); margin: 0 auto;
}
.brand { display: flex; align-items: center; gap: 12px; font-family: var(--serif); font-size: 1.15rem; font-weight: 500; letter-spacing: 0.01em; }
.brand-mark {
  width: 28px; height: 28px; display: grid; place-items: center;
  border: 1px solid currentColor; border-radius: 50%;
  font-family: var(--serif); font-style: italic; font-size: 14px; line-height: 1;
}
.nav-links {
  display: flex; align-items: center; gap: 32px;
  list-style: none; margin: 0; padding: 0;
  font-size: 13.5px; font-weight: 400;
}
.nav-links a { position: relative; padding: 4px 0; opacity: .85; transition: opacity .2s ease; }
.nav-links a:hover { opacity: 1; }
.nav-links a.active { opacity: 1; }
.nav-links a.active::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: -2px;
  height: 1px; background: var(--gold);
}
.nav.scrolled,
body.subpage .nav {
  background: rgba(248, 248, 246, .92);
  backdrop-filter: saturate(160%) blur(14px);
  -webkit-backdrop-filter: saturate(160%) blur(14px);
  color: var(--ink);
  border-bottom-color: var(--rule);
}
.nav.scrolled .brand,
body.subpage .nav .brand { color: var(--navy); }

.nav-toggle { display: none; width: 40px; height: 40px; align-items: center; justify-content: center; }
.nav-toggle span { display: block; width: 22px; height: 1px; background: currentColor; position: relative; transition: transform .25s ease, opacity .2s ease; }
.nav-toggle span::before, .nav-toggle span::after {
  content: ""; position: absolute; left: 0; right: 0; height: 1px; background: currentColor; transition: transform .25s ease;
}
.nav-toggle span::before { top: -7px; }
.nav-toggle span::after  { top:  7px; }
body.menu-open .nav-toggle span { background: transparent; }
body.menu-open .nav-toggle span::before { transform: translateY(7px) rotate(45deg); }
body.menu-open .nav-toggle span::after  { transform: translateY(-7px) rotate(-45deg); }

/* ========== Hero (start page only) ========== */
.hero {
  position: relative; height: 100vh; min-height: 640px;
  color: #fff; overflow: hidden; padding: 0;
}
.hero-img {
  position: absolute; inset: 0;
  background-image: url("https://images.unsplash.com/photo-1580587771525-78b9dba3b914?w=2400&q=80&auto=format&fit=crop");
  background-size: cover; background-position: center 40%;
  transform: scale(1.02);
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(27,43,75,.55) 0%, rgba(27,43,75,.25) 35%, rgba(27,43,75,.45) 75%, rgba(27,43,75,.7) 100%);
}
.hero-content {
  position: relative; height: 100%;
  display: flex; flex-direction: column; align-items: center; justify-content: center;
  text-align: center; padding: 0 var(--gutter);
}
.hero-eyebrow {
  font-size: 11px; letter-spacing: 0.32em; text-transform: uppercase;
  font-weight: 400; color: var(--gold);
  display: inline-flex; align-items: center; gap: 14px; margin-bottom: 28px;
}
.hero-eyebrow::before, .hero-eyebrow::after { content: ""; width: 32px; height: 1px; background: var(--gold); opacity: .8; }
.hero h1 {
  font-family: var(--serif); font-weight: 500; color: #fff;
  font-size: clamp(2.75rem, 7vw, 5.5rem);
  line-height: 1; letter-spacing: -0.01em; margin-bottom: 24px; max-width: 14ch;
}
.hero h1 em { font-style: italic; font-weight: 400; color: var(--gold); }
.hero-tagline {
  font-family: var(--serif); font-style: italic;
  font-size: clamp(1.125rem, 1.6vw, 1.375rem);
  color: rgba(255,255,255,.92); margin-bottom: 56px; font-weight: 400;
}
.hero-meta {
  position: absolute; bottom: 40px; left: 0; right: 0;
  display: flex; justify-content: space-between; align-items: flex-end;
  padding: 0 var(--gutter);
  font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase;
  color: rgba(255,255,255,.78);
}
.hero-meta .scroll-cue { display: inline-flex; align-items: center; gap: 12px; }
.hero-meta .scroll-cue::after {
  content: ""; width: 1px; height: 36px; background: var(--gold);
  animation: scrollCue 2.4s ease-in-out infinite; transform-origin: top;
}
@keyframes scrollCue {
  0%, 100% { transform: scaleY(.3); opacity: .4; }
  50%      { transform: scaleY(1);  opacity: 1; }
}

/* ========== Page header (subpages) ========== */
.page-header {
  padding-top: clamp(140px, 16vh, 200px);
  padding-bottom: clamp(48px, 7vw, 88px);
  border-bottom: 1px solid var(--rule);
  background: var(--bg);
}
.page-header .container { display: grid; gap: 22px; max-width: 920px; }
.page-header .crumb {
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--ink-muted); display: inline-flex; align-items: center; gap: 12px;
}
.page-header .crumb a { color: var(--gold-deep); }
.page-header .crumb a:hover { color: var(--navy); }
.page-header .crumb .sep { color: var(--rule-strong); }
.page-header h1 {
  font-family: var(--serif); color: var(--navy); font-weight: 500;
  font-size: clamp(2.5rem, 5.5vw, 4.25rem);
  line-height: 1.12; letter-spacing: -0.01em; max-width: 18ch;
  padding-bottom: 0.08em;
}
.page-header h1 em { font-style: italic; font-weight: 400; color: var(--gold-deep); }
.page-header .lede { margin-top: 8px; }
section.first { border-top: 0; }

/* ========== Facts (about) ========== */
.about-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: clamp(40px, 6vw, 96px); align-items: start; }
.about-copy p { font-size: 1.0625rem; line-height: 1.75; color: #2c3140; }
.about-copy p + p { margin-top: 1.1em; }
.facts { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--rule); border: 1px solid var(--rule); }
.fact { background: var(--surface); padding: 32px 28px; display: flex; flex-direction: column; gap: 18px; min-height: 180px; }
.fact-icon { width: 32px; height: 32px; color: var(--navy); }
.fact-icon svg { width: 100%; height: 100%; display: block; }
.fact-value { font-family: var(--serif); font-size: 2.25rem; line-height: 1; color: var(--navy); font-weight: 500; }
.fact-label { font-size: 12px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-muted); margin-top: auto; }

/* ========== News ========== */
.news { background: var(--bg-warm); }
.news-head { display: flex; justify-content: space-between; align-items: end; margin-bottom: clamp(40px, 6vw, 64px); gap: 32px; }
.news-head .section-head { margin-bottom: 0; }
.news-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--rule); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.news-card { background: var(--bg-warm); padding: 36px 32px 32px; display: flex; flex-direction: column; gap: 16px; transition: background .3s ease; }
.news-card:hover { background: var(--surface); }
.news-date { font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold-deep); font-weight: 500; }
.news-card h3 { font-size: 1.5rem; line-height: 1.25; }
.news-card p { color: var(--ink-muted); font-size: 0.95rem; line-height: 1.65; }
.news-link { margin-top: auto; padding-top: 12px; font-size: 13px; letter-spacing: 0.04em; color: var(--navy); display: inline-flex; align-items: center; gap: 8px; transition: gap .2s ease; font-weight: 500; }
.news-link::after { content: "→"; transition: transform .2s ease; }
.news-card:hover .news-link::after { transform: translateX(4px); }

/* ========== Resident grid ========== */
.resident-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--rule); border: 1px solid var(--rule); }
.resident-card { background: var(--surface); padding: 40px 32px; display: flex; flex-direction: column; gap: 24px; min-height: 200px; transition: background .25s ease; position: relative; }
.resident-card:hover { background: #fdfdfb; }
.resident-card:hover .resident-icon { color: var(--gold-deep); }
.resident-icon { width: 36px; height: 36px; color: var(--navy); transition: color .25s ease; }
.resident-icon svg { width: 100%; height: 100%; }
.resident-label { font-family: var(--serif); font-size: 1.5rem; color: var(--navy); font-weight: 500; line-height: 1.2; }
.resident-meta { margin-top: auto; font-size: 13px; color: var(--ink-muted); display: flex; justify-content: space-between; align-items: center; }
.resident-meta .arrow { color: var(--navy); transition: transform .2s ease; }
.resident-card:hover .arrow { transform: translateX(4px); }

/* ========== Buyers ========== */
.buyers { background: var(--navy); color: rgba(255,255,255,.88); }
.buyers h2, .buyers .eyebrow { color: #fff; }
.buyers .eyebrow { color: var(--gold); }
.buyers .eyebrow::before { background: var(--gold); }
.buyers .lede { color: rgba(255,255,255,.78); }
.buyers-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: clamp(48px, 8vw, 120px); align-items: start; margin-top: 24px; }
.buyers-stats { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 1px; background: rgba(255,255,255,.12); margin-top: 56px; }
.stat { padding: 28px 4px 0; background: var(--navy); }
.stat-value { font-family: var(--serif); font-size: 2.25rem; color: #fff; line-height: 1; margin-bottom: 12px; font-weight: 500; }
.stat-value sup { font-size: 0.55em; color: var(--gold); font-style: italic; margin-left: 2px; top: -0.8em; }
.stat-label { font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,.6); }
.downloads { display: flex; flex-direction: column; gap: 1px; background: rgba(255,255,255,.12); border-top: 1px solid rgba(255,255,255,.12); border-bottom: 1px solid rgba(255,255,255,.12); }
.download { background: var(--navy); padding: 24px 4px; display: flex; align-items: center; gap: 20px; transition: padding .25s ease; }
.download:hover { padding-left: 12px; padding-right: 0; }
.download-icon { width: 36px; height: 36px; color: var(--gold); flex-shrink: 0; }
.download-icon svg { width: 100%; height: 100%; }
.download-body { flex: 1; }
.download-title { font-family: var(--serif); font-size: 1.25rem; color: #fff; line-height: 1.2; margin-bottom: 4px; }
.download-meta { font-size: 12px; letter-spacing: 0.12em; text-transform: uppercase; color: rgba(255,255,255,.55); }
.download-arrow { color: var(--gold); font-size: 22px; }

/* ========== Board ========== */
.board-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 1px; background: var(--rule); border: 1px solid var(--rule); }
.board-card { background: var(--surface); padding: 36px 24px 32px; display: flex; flex-direction: column; align-items: flex-start; gap: 20px; min-height: 240px; }
.avatar { width: 56px; height: 56px; border-radius: 50%; background: var(--bg-warm); color: var(--navy); display: grid; place-items: center; font-family: var(--serif); font-size: 1.25rem; font-weight: 500; letter-spacing: 0.02em; border: 1px solid var(--rule-strong); }
.board-name { font-family: var(--serif); font-size: 1.25rem; color: var(--navy); line-height: 1.2; font-weight: 500; }
.board-role { font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold-deep); margin-top: -12px; }
.board-tenure { font-size: 13px; color: var(--ink-muted); margin-top: auto; }

/* ========== Contact ========== */
.contact-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(40px, 6vw, 96px); align-items: start; }
.contact-info { display: flex; flex-direction: column; gap: 36px; }
.info-block .info-label { font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-deep); margin-bottom: 10px; }
.info-block .info-value { font-family: var(--serif); font-size: 1.375rem; color: var(--navy); line-height: 1.3; }
.info-block .info-sub { font-size: 14px; color: var(--ink-muted); margin-top: 4px; }
.map {
  margin-top: 8px; aspect-ratio: 16/9;
  background:
    linear-gradient(135deg, rgba(27,43,75,.04) 0%, rgba(201,168,76,.06) 100%),
    repeating-linear-gradient(0deg, transparent 0, transparent 39px, rgba(27,43,75,.06) 39px, rgba(27,43,75,.06) 40px),
    repeating-linear-gradient(90deg, transparent 0, transparent 39px, rgba(27,43,75,.06) 39px, rgba(27,43,75,.06) 40px),
    var(--bg-warm);
  position: relative; overflow: hidden; border: 1px solid var(--rule);
}
.map::before { content: ""; position: absolute; left: 18%; top: 32%; width: 28%; height: 18%; background: rgba(27,43,75,.08); border: 1px solid rgba(27,43,75,.2); }
.map::after  { content: ""; position: absolute; right: 22%; bottom: 24%; width: 22%; height: 28%; background: rgba(27,43,75,.08); border: 1px solid rgba(27,43,75,.2); }
.map-pin { position: absolute; left: 50%; top: 50%; transform: translate(-50%, -100%); color: var(--navy); text-align: center; }
.map-pin .pin-dot { width: 14px; height: 14px; border-radius: 50%; background: var(--gold); border: 2px solid var(--navy); margin: 0 auto 8px; box-shadow: 0 4px 12px rgba(27,43,75,.25); }
.map-pin .pin-label { font-family: var(--serif); font-style: italic; font-size: 14px; background: var(--surface); padding: 4px 12px; border: 1px solid var(--rule); white-space: nowrap; }

.contact-form { background: var(--surface); padding: clamp(28px, 4vw, 48px); border: 1px solid var(--rule); display: grid; gap: 22px; }
.form-row { display: grid; gap: 22px; grid-template-columns: 1fr 1fr; }
.field { display: flex; flex-direction: column; gap: 8px; }
.field label { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-muted); font-weight: 500; }
.field input, .field textarea, .field select { background: transparent; border: 0; border-bottom: 1px solid var(--rule-strong); padding: 10px 0; font-size: 1rem; color: var(--ink); transition: border-color .2s ease; border-radius: 0; outline: none; }
.field textarea { resize: vertical; min-height: 120px; line-height: 1.5; }
.field input:focus, .field textarea:focus, .field select:focus { border-bottom-color: var(--navy); }
.field.invalid input, .field.invalid textarea { border-bottom-color: #b03b3b; }
.field .err { font-size: 12px; color: #b03b3b; min-height: 14px; letter-spacing: 0.04em; }

.btn {
  display: inline-flex; align-items: center; gap: 14px;
  padding: 16px 28px; background: var(--navy); color: #fff;
  font-size: 12px; letter-spacing: 0.22em; text-transform: uppercase; font-weight: 500;
  transition: background .2s ease, transform .2s ease;
  border: 1px solid var(--navy); align-self: start;
}
.btn:hover { background: var(--navy-soft); }
.btn::after { content: "→"; transition: transform .25s ease; letter-spacing: 0; }
.btn:hover::after { transform: translateX(4px); }
.btn-ghost { background: transparent; color: var(--navy); border-color: currentColor; }
.btn-ghost:hover { background: var(--navy); color: #fff; }
.form-success { margin-top: 4px; padding: 16px 20px; background: rgba(46, 139, 139, .08); border-left: 2px solid #2e8b8b; color: #1e5e5e; font-size: 14px; display: none; }
.form-success.show { display: block; }

/* ========== Footer ========== */
footer { background: var(--navy); color: rgba(255,255,255,.7); padding: 64px 0 32px; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 48px; padding-bottom: 48px; border-bottom: 1px solid rgba(255,255,255,.12); }
.footer-brand .brand { color: #fff; margin-bottom: 16px; }
.footer-brand .brand-mark { color: var(--gold); border-color: var(--gold); }
.footer-brand p { font-size: 14px; line-height: 1.7; color: rgba(255,255,255,.6); }
.footer-col h4 { color: #fff; font-family: var(--sans); font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; font-weight: 500; margin-bottom: 20px; }
.footer-col ul { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: 10px; font-size: 14px; }
.footer-col ul a { color: rgba(255,255,255,.7); transition: color .2s ease; }
.footer-col ul a:hover { color: var(--gold); }
.footer-bottom { padding-top: 28px; display: flex; justify-content: space-between; align-items: center; font-size: 12px; color: rgba(255,255,255,.5); letter-spacing: 0.04em; }
.footer-bottom a { color: rgba(255,255,255,.7); }
.footer-bottom a:hover { color: var(--gold); }
.footer-bottom .built { display: inline-flex; align-items: center; gap: 8px; }

/* ========== Reveal ========== */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .9s cubic-bezier(.2,.7,.2,1), transform .9s cubic-bezier(.2,.7,.2,1); will-change: opacity, transform; }
.reveal.in { opacity: 1; transform: none; }
.reveal.delay-1 { transition-delay: .08s; }
.reveal.delay-2 { transition-delay: .16s; }
.reveal.delay-3 { transition-delay: .24s; }

/* ========== Responsive ========== */
@media (max-width: 1024px) {
  .about-grid { grid-template-columns: 1fr; }
  .news-grid { grid-template-columns: 1fr 1fr; }
  .resident-grid { grid-template-columns: 1fr 1fr; }
  .buyers-grid { grid-template-columns: 1fr; }
  .board-grid { grid-template-columns: repeat(3, 1fr); }
  .contact-grid { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  .nav-toggle { display: inline-flex; }
  .nav-links {
    position: fixed; inset: 0; background: var(--bg); color: var(--ink);
    flex-direction: column; justify-content: center; gap: 28px;
    font-family: var(--serif); font-size: 1.5rem;
    transform: translateX(100%); transition: transform .35s ease; padding: var(--gutter);
  }
  body.menu-open .nav-links { transform: translateX(0); }
  body.menu-open { overflow: hidden; }
  .nav-links a.active::after { display: none; }
  .hero { min-height: 560px; }
  .hero h1 { max-width: 18ch; }
  .facts { grid-template-columns: 1fr; }
  .news-grid { grid-template-columns: 1fr; }
  .resident-grid { grid-template-columns: 1fr; }
  .board-grid { grid-template-columns: 1fr 1fr; }
  .buyers-stats { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; gap: 40px; }
  .footer-bottom { flex-direction: column; gap: 12px; align-items: flex-start; }
  .news-head { flex-direction: column; align-items: flex-start; }
  .hero-meta { font-size: 10px; letter-spacing: 0.14em; }
  .hero-meta .left { display: none; }
}
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  html { scroll-behavior: auto; }
  .hero-meta .scroll-cue::after { animation: none; }
}