:root{
  --paper:#FFFFFF; --paper-2:#F4F2ED; --ink:#0D0D0D; --ink-2:#070707;
  --gold:#C9A07A; --gold-deep:#B0875A;
  --rust:#C9A07A; --rust-deep:#B0875A; --sage:#8C8C8C; --sage-dim:#A8A29A;
  --wheat:#C9A07A; --sky:#C9A07A; --plum:#0D0D0D; --plum-2:#0A0A0A;
  --text:#1A1713; --muted:#6F6B64;
  --line:rgba(13,13,13,.16); --line-soft:rgba(13,13,13,.09); --line-2:rgba(244,238,226,.2);
  --serif:'Switzer',system-ui,-apple-system,sans-serif; --sans:'Switzer',system-ui,-apple-system,sans-serif; --mono:'Switzer',system-ui,-apple-system,sans-serif;
  --nav-h:74px; --pad:clamp(22px,5vw,80px); --gutter:clamp(22px,5vw,80px);
}
*,*::before,*::after{margin:0;padding:0;box-sizing:border-box}
html{overflow-x:hidden;scroll-behavior:smooth;-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;font-optical-sizing:auto}
body{font-family:var(--sans);font-size:17px;overflow-x:hidden;line-height:1.66;color:var(--text);background:var(--paper)}
img{max-width:100%;display:block;height:auto}
a{color:inherit;text-decoration:none}
section{position:relative}
::selection{background:var(--ink);color:var(--paper)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

h1,h2,h3,.serif{font-family:var(--serif);font-weight:800;line-height:1.04;letter-spacing:-.022em}
.mono{font-family:var(--mono)}
/* Surveyor label: corner glyph + mono text — replaces the glowing-dot eyebrow */
.label{display:inline-flex;align-items:center;gap:10px;font-family:var(--mono);font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--rust)}
.label svg{width:13px;height:13px;flex-shrink:0}
.label.on-dark{color:var(--wheat)}
.corner{stroke:currentColor;stroke-width:1.4;fill:none}

/* Fence-line divider */
.fence{height:13px;width:100%;background:
  linear-gradient(currentColor,currentColor) left center/100% 1px no-repeat;
  color:var(--line);position:relative}
.fence::before{content:'';position:absolute;inset:0;background-image:repeating-linear-gradient(90deg,currentColor 0 1px,transparent 1px 46px);opacity:.6}

/* Nav — solid land-office bar, hairline rule on scroll (no glass) */
.nav{position:fixed;top:0;left:0;right:0;z-index:9000;height:var(--nav-h);display:flex;align-items:center;padding:0 var(--pad);transition:background .3s,border-color .3s}
.nav-inner{width:100%;max-width:1360px;margin:0 auto;display:flex;align-items:center;justify-content:space-between}
.logo-img{height:40px;width:auto;filter:brightness(0) invert(1);transition:filter .3s}
.nav.solid{background:var(--paper);border-bottom:1px solid var(--line)}
.nav.solid .logo-img{filter:none}
.nav-links{display:flex;gap:30px;align-items:center}
.nav-links a{font-family:var(--mono);font-size:12.5px;letter-spacing:.06em;text-transform:uppercase;color:rgba(244,238,226,.92);transition:color .25s}
.nav.solid .nav-links a{color:var(--text)}
.nav-links a:hover{color:var(--rust)}
.nav.solid .nav-links a:hover{color:var(--rust)}
.nav-cta{font-family:var(--mono);font-size:12px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:11px 20px;background:var(--gold);color:var(--ink);transition:background .25s}
.nav-cta:hover{background:var(--rust-deep)}
.burger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:10px;background:none;border:0;z-index:9100}
.burger span{width:26px;height:2px;background:var(--paper);transition:.3s;display:block}
.nav.solid .burger span{background:var(--ink)}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
.mobile-menu{position:fixed;inset:0;z-index:8999;background:var(--ink);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:20px;opacity:0;visibility:hidden;transition:opacity .4s,visibility .4s}
.mobile-menu.open{opacity:1;visibility:visible}
.mobile-menu a{font-family:var(--serif);font-size:clamp(1.7rem,8vw,2.6rem);color:var(--paper)}
.mobile-menu a.mm-cta{font-family:var(--mono);font-size:14px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:14px 32px;background:var(--gold);color:var(--ink);margin-top:10px}

/* Buttons — flat, square, no gradient/glow/slide */
.btn,.btn-line{display:inline-flex;align-items:center;gap:10px;font-family:var(--mono);font-size:13px;letter-spacing:.07em;text-transform:uppercase;padding:16px 28px;cursor:pointer;border:1px solid transparent;transition:background .25s,color .25s,border-color .25s}
.btn{background:var(--gold);color:var(--ink);font-weight:600}
.btn:hover{background:var(--gold-deep)}
.btn-line{background:transparent;color:var(--paper);border-color:rgba(244,238,226,.5)}
.btn-line:hover{border-color:var(--paper);background:rgba(244,238,226,.08)}
.btn-ink{background:var(--ink);color:var(--paper)}.btn-ink:hover{background:#000}

/* Hero */
.hero{min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;position:relative;overflow:hidden;background:var(--ink)}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover}
/* Film section */
.film-frame{position:relative;margin-top:36px;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);background:#000;aspect-ratio:16/9}
.film-video{width:100%;height:100%;display:block;object-fit:cover;background:#000}
.film-play{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:15px;background:linear-gradient(180deg,rgba(13,13,13,.18),rgba(13,13,13,.46));border:0;cursor:pointer;color:#fff;padding:0;transition:opacity .45s ease}
.film-play[hidden]{display:none}
.film-play .pc{width:clamp(62px,7vw,84px);height:clamp(62px,7vw,84px);border-radius:50%;background:rgba(255,255,255,.16);border:1.5px solid rgba(255,255,255,.78);display:flex;align-items:center;justify-content:center;-webkit-backdrop-filter:blur(9px);backdrop-filter:blur(9px);transition:transform .28s ease,background .28s ease}
.film-play:hover .pc,.film-play:focus-visible .pc{transform:scale(1.07);background:rgba(255,255,255,.28)}
.film-play .pc svg{margin-left:4px}
.film-play .pl{font-size:11.5px;font-weight:600;letter-spacing:.17em;text-transform:uppercase;text-shadow:0 1px 14px rgba(0,0,0,.55)}
.hero-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(20,14,8,.52) 0%,rgba(20,14,8,.12) 24%,rgba(20,14,8,.32) 50%,rgba(20,14,8,.9) 100%)}
.hero-stamp,.hero-meta,.hero-call{text-shadow:0 1px 16px rgba(0,0,0,.6)}
.hero-frame{position:absolute;inset:18px;z-index:2;border:1px solid rgba(244,238,226,.28);pointer-events:none}
.hero-frame::before,.hero-frame::after{content:'';position:absolute;width:14px;height:14px;border:1px solid var(--wheat)}
.hero-frame::before{top:-1px;left:-1px;border-right:0;border-bottom:0}
.hero-frame::after{bottom:-1px;right:-1px;border-left:0;border-top:0}
.hero-inner{position:relative;z-index:3;width:100%;max-width:1360px;margin:0 auto;padding:0 var(--pad) clamp(64px,10vh,120px);color:var(--paper)}
.hero-stamp{font-family:var(--mono);font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;color:rgba(244,238,226,.82);display:flex;flex-wrap:wrap;gap:6px 16px;align-items:center}
.hero-stamp .b{color:var(--wheat)}
.hero h1{font-family:var(--serif);font-weight:800;font-size:clamp(2.6rem,7vw,5.6rem);line-height:1.02;letter-spacing:-.025em;margin:22px 0 0;max-width:17ch;text-shadow:0 2px 40px rgba(0,0,0,.3)}
.hero h1 em{font-style:italic}
.hero-meta{font-family:var(--mono);font-size:12.5px;letter-spacing:.08em;color:rgba(244,238,226,.8);margin-top:26px;display:flex;flex-wrap:wrap;gap:8px 22px}
.hero-ctas{display:flex;gap:14px;margin-top:30px;flex-wrap:wrap}
.hero-call{margin-top:18px;font-family:var(--mono);font-size:13px;letter-spacing:.04em;color:rgba(244,238,226,.85)}
.hero-call a{color:var(--paper);border-bottom:1px solid var(--wheat);padding-bottom:1px}
.hero-baseline{position:absolute;left:0;right:0;bottom:0;z-index:3;display:flex;justify-content:space-between;padding:10px var(--pad);font-family:var(--mono);font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(244,238,226,.5);border-top:1px solid rgba(244,238,226,.16)}
@media(max-width:600px){.hero-baseline{display:none}}

/* Section shell + survey grid */
.section{padding:clamp(76px,11vh,140px) var(--pad);position:relative}
.wrap{max-width:1360px;margin:0 auto;position:relative}
.head{display:grid;grid-template-columns:minmax(0,1fr);gap:18px;max-width:900px;border-top:1px solid var(--line);padding-top:26px}
.head .label{margin-bottom:2px}
.head h2{font-size:clamp(2rem,4.6vw,3.6rem);max-width:18ch}
.head p{font-size:1.12rem;color:var(--muted);line-height:1.7;max-width:60ch}
[id]{scroll-margin-top:calc(var(--nav-h) + 10px)}
.draw{transform:scaleX(0);transform-origin:left}

/* 01 Land */
.land-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(34px,5vw,80px);align-items:center;margin-top:48px}
.land-grid>div{align-self:center}
.lead{font-family:var(--serif);font-weight:400;font-size:clamp(1.6rem,2.8vw,2.4rem);line-height:1.2;color:var(--ink)}
.land-grid p.body{color:var(--muted);margin-top:22px;line-height:1.8;font-size:1.08rem}
.plate{position:relative;border:1px solid var(--ink)}
.plate img{width:100%;display:block}
.plate .cap{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);padding:10px 14px;display:flex;justify-content:space-between;gap:12px;border-top:1px solid var(--line)}
.plate .cap .r{color:var(--rust)}

/* Banner */
.banner{height:64vh;min-height:420px;display:flex;align-items:flex-end;position:relative;overflow:hidden}
.banner-bg{position:absolute;inset:0;z-index:0}
.banner-bg img{width:100%;height:108%;object-fit:cover}
.banner::after{content:'';position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(20,14,8,.2),rgba(20,14,8,.62))}
.banner-in{position:relative;z-index:2;color:var(--paper);padding:0 var(--pad) clamp(40px,7vh,80px);max-width:1360px;margin:0 auto;width:100%}
.banner-in .label{color:var(--wheat)}
.banner-in h2{font-family:var(--serif);font-size:clamp(2.1rem,5.4vw,4.4rem);margin-top:14px;max-width:20ch}
.banner-in h2 em{font-style:italic}

/* 02 Water (dark) */
.water{background:var(--ink);color:var(--paper)}
.water .head{border-color:var(--line-2)}
.water .head h2{color:var(--paper)}.water .head p{color:rgba(244,238,226,.66)}
.wrows{margin-top:54px}
.wrow{display:grid;grid-template-columns:90px 1.1fr 1.6fr;gap:clamp(14px,3vw,46px);align-items:start;padding:34px 0;border-top:1px solid var(--line-2)}
.wrow:last-child{border-bottom:1px solid var(--line-2)}
.wrow .wn{font-family:var(--mono);font-size:13px;letter-spacing:.1em;color:var(--sky)}
.wrow h3{font-family:var(--serif);font-size:clamp(1.4rem,2.4vw,2rem);color:var(--paper)}
.wrow p{color:rgba(244,238,226,.72);line-height:1.75;align-self:center}
.water-note{margin-top:32px;font-family:var(--mono);font-size:13px;letter-spacing:.03em;color:rgba(244,238,226,.62)}
.water-note a{color:var(--wheat);border-bottom:1px solid rgba(188,138,60,.5)}

/* 03 Lots — the plat */
.plat-wrap{display:grid;grid-template-columns:1.55fr 1fr;gap:clamp(24px,3vw,46px);margin-top:54px;align-items:start}
.stage{position:relative;border:1px solid var(--ink);background:var(--ink);aspect-ratio:16/9;overflow:hidden}
.stage img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.stage .hl{opacity:0;transition:opacity .5s ease}
.stage .hl.show{opacity:1}
.stage .tag{position:absolute;left:0;top:0;z-index:3;background:var(--paper);color:var(--ink);font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;padding:7px 12px;border-right:1px solid var(--ink);border-bottom:1px solid var(--ink)}
.legend{border:1px solid var(--line)}
.legend-h{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);padding:13px 16px;border-bottom:1px solid var(--line);display:flex;justify-content:space-between}
.lot-row{display:flex;align-items:center;gap:13px;width:100%;text-align:left;background:none;border:0;border-bottom:1px solid var(--line-soft);padding:13px 16px;cursor:pointer;font-family:var(--mono);font-size:13px;color:var(--ink);transition:background .2s}
.lot-row:last-child{border-bottom:0}
.lot-row:hover{background:var(--paper-2)}
.lot-row[aria-pressed="true"]{background:var(--ink);color:var(--paper)}
.lot-row .sw{width:11px;height:11px;border:1px solid var(--rust);flex-shrink:0}
.lot-row[aria-pressed="true"] .sw{border-color:var(--wheat);background:var(--wheat)}
.lot-row .ac{margin-left:auto;color:var(--rust);letter-spacing:.04em}
.lot-row[aria-pressed="true"] .ac{color:var(--wheat)}
.lot-foot{padding:13px 16px;font-family:var(--mono);font-size:11.5px;color:var(--muted);line-height:1.6}
.lot-foot a{color:var(--rust);border-bottom:1px solid rgba(154,78,41,.4)}
.ledger{display:flex;flex-wrap:wrap;gap:0;margin-top:48px;border:1px solid var(--line)}
.ledger .li{flex:1 1 200px;padding:20px 22px;border-right:1px solid var(--line);font-family:var(--mono)}
.ledger .li:last-child{border-right:0}
.ledger .li .k{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.ledger .li .v{font-size:1.15rem;color:var(--ink);margin-top:7px;letter-spacing:.02em}

/* 04 Essentials — legal description ledger */
.ess{background:var(--paper-2)}
.spec{margin-top:50px;border-top:1px solid var(--line)}
.spec-row{display:grid;grid-template-columns:240px 1fr;gap:24px;padding:20px 0;border-bottom:1px solid var(--line);align-items:baseline}
.spec-row .k{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--rust)}
.spec-row .v{font-family:var(--mono);font-size:1.04rem;color:var(--ink);letter-spacing:.01em}
.ask{margin-top:40px;background:var(--ink);color:var(--paper);padding:clamp(26px,3.2vw,44px);display:flex;gap:28px;align-items:center;justify-content:space-between;flex-wrap:wrap}
.ask p{line-height:1.7;max-width:58ch;color:rgba(244,238,226,.84)}
.ask p strong{color:var(--paper)}

/* 05 Gallery (dark filmstrip) */
.film{background:var(--ink-2);color:var(--paper);padding:clamp(76px,11vh,140px) 0;overflow:hidden}
.film .head{padding:26px var(--pad) 0;max-width:1360px;margin:0 auto;border-color:var(--line-2)}
.film .head h2{color:var(--paper)}.film .head p{color:rgba(244,238,226,.6)}
.strip{display:flex;gap:16px;margin-top:48px;padding:0 var(--pad) 8px;overflow-x:auto;scroll-snap-type:x mandatory;cursor:grab;scrollbar-width:thin;scrollbar-color:rgba(244,238,226,.3) transparent}
.strip.drag{cursor:grabbing;scroll-snap-type:none}
.strip::-webkit-scrollbar{height:5px}.strip::-webkit-scrollbar-thumb{background:rgba(244,238,226,.25)}
.strip figure{position:relative;flex:0 0 clamp(280px,42vw,560px);scroll-snap-align:center;border:1px solid rgba(244,238,226,.2);background:#000}
.strip figure img{width:100%;height:clamp(300px,46vh,520px);object-fit:cover;pointer-events:none}
.strip figcaption{font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:rgba(244,238,226,.78);padding:9px 12px;border-top:1px solid rgba(244,238,226,.18);display:flex;justify-content:space-between;gap:10px}
.strip figcaption .n{color:var(--wheat)}
.film-hint{padding:20px var(--pad) 0;max-width:1360px;margin:0 auto;font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:rgba(244,238,226,.45)}

/* 06 Location */
.loc-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(34px,5vw,72px);align-items:start;margin-top:50px}
.coords{font-family:var(--mono);font-size:clamp(1rem,1.7vw,1.35rem);color:var(--ink);letter-spacing:.04em;margin-bottom:14px}
.dist{border-top:1px solid var(--line)}
.dist-row{display:flex;justify-content:space-between;align-items:baseline;padding:15px 0;border-bottom:1px solid var(--line);font-family:var(--mono)}
.dist-row .p{font-family:var(--sans);font-size:1.05rem;color:var(--ink);letter-spacing:0}
.dist-row .d{color:var(--rust);font-size:.96rem;letter-spacing:.04em}
.loc-map{border:1px solid var(--ink);aspect-ratio:4/3;overflow:hidden}
.loc-map iframe{width:100%;height:100%;border:0;display:block}
.map-link{display:inline-block;margin-top:14px;font-family:var(--mono);font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:var(--rust)}
.map-link:hover{color:var(--rust-deep);text-decoration:underline}

/* Inquire — the one dusk section */
.inq{background:var(--plum);color:var(--paper)}
.inq .head{border-color:var(--line-2)}
.inq-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(38px,5vw,80px);align-items:start;margin-top:48px}
.inq .label{color:var(--wheat)}
.inq h2{font-family:var(--serif);font-size:clamp(2rem,4.4vw,3.3rem);color:var(--paper)}
.inq-lead{color:rgba(244,238,226,.8);font-size:1.12rem;margin-top:18px;line-height:1.7;max-width:42ch}
.inq-contacts{margin-top:34px;display:flex;flex-direction:column;gap:0;border-top:1px solid var(--line-2)}
.inq-c{padding:20px 0;border-bottom:1px solid var(--line-2)}
.inq-c .nm{font-family:var(--serif);font-size:1.35rem;color:var(--paper)}
.inq-c .role{font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:rgba(244,238,226,.55);margin-top:3px}
.inq-c .lines{margin-top:9px;display:flex;flex-wrap:wrap;gap:6px 20px;font-family:var(--mono);font-size:13px}
.inq-c .lines a{color:rgba(244,238,226,.92);letter-spacing:.02em}
.inq-c .lines a:hover{color:var(--wheat)}
.form-card{background:rgba(244,238,226,.05);border:1px solid rgba(244,238,226,.16);padding:clamp(24px,3.2vw,40px)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{margin-bottom:16px}
.field label{display:block;font-family:var(--sans);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:rgba(244,238,226,.72);margin-bottom:8px}
.field input,.field textarea,.field select{width:100%;background:rgba(244,238,226,.06);border:1px solid rgba(244,238,226,.2);border-radius:0;padding:13px 15px;color:var(--paper);font-family:var(--sans);font-size:15px;transition:border .2s,background .2s}
.field input::placeholder,.field textarea::placeholder{color:rgba(244,238,226,.58)}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--wheat);background:rgba(244,238,226,.1)}
.field [aria-invalid="true"]{border-color:#E59A82}
.field textarea{resize:vertical;min-height:96px}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' fill='none' stroke='%23C9A07A' stroke-width='2'%3E%3Cpath d='M3 5l4 4 4-4'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 15px center}
.field select option{background:var(--plum-2);color:var(--paper)}
.hp{position:absolute;left:-9999px;opacity:0;height:0;width:0}
.form-card .btn{width:100%;justify-content:center;margin-top:4px}
.form-err{display:none;font-family:var(--mono);font-size:12.5px;color:#F1B7A4;margin:0 0 12px}
.form-err.show{display:block}
.form-note{font-family:var(--mono);font-size:11px;letter-spacing:.03em;color:rgba(244,238,226,.6);margin-top:14px;text-align:center}
.form-ok{display:none;text-align:center;padding:28px 8px}
.form-ok.show{display:block}
.form-ok .ck{width:60px;height:60px;border:1px solid var(--wheat);display:flex;align-items:center;justify-content:center;margin:0 auto 20px}
.form-ok .ck svg{width:28px;height:28px;stroke:var(--wheat)}
.form-ok h3{font-family:var(--serif);font-size:1.5rem;color:var(--paper);margin-bottom:10px}
.form-ok p{color:rgba(244,238,226,.74);font-family:var(--mono);font-size:13px;line-height:1.7}

/* Title-block footer */
.footer{background:var(--ink-2);color:rgba(244,238,226,.66);padding:0}
.titleblock{max-width:1360px;margin:0 auto;border-left:1px solid var(--line-2);border-right:1px solid var(--line-2)}
.tb-top{display:grid;grid-template-columns:1.3fr 1fr 1fr;border-bottom:1px solid var(--line-2)}
.tb-cell{padding:30px var(--pad);border-right:1px solid var(--line-2)}
.tb-cell:last-child{border-right:0}
.tb-cell .k{font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:rgba(244,238,226,.45);margin-bottom:12px}
.tb-logo img{height:46px;width:auto;filter:brightness(0) invert(1);opacity:.92;margin-bottom:16px}
.tb-cell p,.tb-cell a{display:block;font-family:var(--mono);font-size:12.5px;color:rgba(244,238,226,.8);line-height:1.9;letter-spacing:.02em}
.tb-cell a:hover{color:var(--wheat)}
.tb-nav a{display:inline-block;margin:0 14px 8px 0}
.tb-bottom{display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;padding:18px var(--pad);font-family:var(--mono);font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;color:rgba(244,238,226,.5);border-bottom:1px solid var(--line-2)}
.tb-bottom a:hover{color:var(--wheat)}
.tb-disc{max-width:1360px;margin:0 auto;padding:16px var(--pad) 30px;font-family:var(--mono);font-size:10.5px;color:rgba(244,238,226,.54);line-height:1.7;letter-spacing:.02em}

/* Mobile call bar */
.call-bar{display:none}

/* Lightbox */
.lightbox{position:fixed;inset:0;z-index:9990;background:rgba(15,11,6,.96);display:flex;align-items:center;justify-content:center;opacity:0;visibility:hidden;transition:opacity .3s}
.lightbox.open{opacity:1;visibility:visible}
.lightbox img{max-width:92vw;max-height:86vh;border:1px solid rgba(244,238,226,.3)}
.lb-x,.lb-nav{position:absolute;background:none;border:1px solid rgba(244,238,226,.4);color:var(--paper);cursor:pointer;display:flex;align-items:center;justify-content:center;font-family:var(--mono)}
.lb-x{top:22px;right:22px;width:44px;height:44px;font-size:18px}
.lb-nav{top:50%;transform:translateY(-50%);width:50px;height:50px;font-size:24px}
.lb-prev{left:22px}.lb-next{right:22px}
.lb-x:hover,.lb-nav:hover{background:rgba(244,238,226,.14)}

html.js .reveal{opacity:0;transform:translateY(16px)}

@media(max-width:980px){
  .land-grid,.plat-wrap,.loc-grid,.inq-grid{grid-template-columns:1fr;gap:32px}
  .land-grid .plate{order:-1}
  .wrow{grid-template-columns:70px 1fr;gap:12px 18px}.wrow p{grid-column:1/-1}
  .spec-row{grid-template-columns:1fr;gap:5px}
  .tb-top{grid-template-columns:1fr}
  .tb-cell{border-right:0;border-bottom:1px solid var(--line-2)}
}
@media(max-width:768px){
  .nav-links,.nav-cta{display:none}
  .burger{display:flex}
  .form-row{grid-template-columns:1fr}
  .hero{align-items:flex-end}
  .hero h1{font-size:clamp(2.5rem,11vw,3.7rem)}
  .btn,.btn-line{width:100%;justify-content:center}
  .hero-ctas{flex-direction:column;align-items:stretch}
  .ask{flex-direction:column;align-items:flex-start}
  .ledger .li{flex:1 1 50%;border-bottom:1px solid var(--line)}
  body{padding-bottom:56px}
  .call-bar{display:grid;grid-template-columns:1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:8000;background:var(--ink);border-top:1px solid var(--line-2)}
  .call-bar a{padding:15px;text-align:center;color:var(--paper);font-family:var(--mono);font-size:12px;letter-spacing:.06em;text-transform:uppercase;display:flex;align-items:center;justify-content:center;gap:8px}
  .call-bar a.call{background:var(--gold);color:var(--ink)}.call-bar a svg{width:15px;height:15px}
}
@media(max-width:440px){.ledger .li{flex:1 1 100%;border-right:0}}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  html.js .reveal{opacity:1!important;transform:none!important}
  .draw{transform:none!important}
  *{transition-duration:.01ms!important}
}

/* === SR brand additions === */
.sec-cta{margin-top:40px;display:flex;gap:16px;flex-wrap:wrap;align-items:center}
.sec-cta .note{font-size:13px;color:var(--muted);letter-spacing:.01em;max-width:42ch}
.water .sec-cta .note,.film .sec-cta .note{color:rgba(244,238,226,.6)}
.cta-band{background:var(--ink);color:var(--paper);padding:clamp(64px,10vh,120px) var(--pad);text-align:center}
.cta-band .label{justify-content:center;color:var(--gold);margin-bottom:18px}
.cta-band h2{font-family:var(--serif);font-weight:800;font-size:clamp(2.1rem,5.2vw,3.8rem);line-height:1.04;letter-spacing:-.022em;max-width:17ch;margin:0 auto}
.cta-band p{color:rgba(244,238,226,.72);font-size:1.12rem;margin:20px auto 0;max-width:48ch;line-height:1.7}
.cta-band .hero-ctas{justify-content:center;margin-top:32px}
.agents{margin-top:32px;display:flex;flex-direction:column;gap:14px}
.agent{display:flex;gap:16px;align-items:center;background:rgba(244,238,226,.04);border:1px solid rgba(244,238,226,.14);padding:16px 18px}
.agent img{width:72px;height:72px;border-radius:50%;object-fit:cover;border:2px solid var(--gold);flex-shrink:0}
.agent .nm{font-family:var(--serif);font-size:1.3rem;color:var(--paper);line-height:1.1}
.agent .role{font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin-top:5px}
.agent .lines{margin-top:9px;display:flex;flex-wrap:wrap;gap:4px 16px;font-size:12.5px}
.agent .lines a{color:rgba(244,238,226,.9);letter-spacing:.01em}
.agent .lines a:hover{color:var(--gold)}

/* === LIGHT THEME — keep every section light === */
.water{background:var(--paper-2);color:var(--text)}
.water .head{border-color:var(--line)}
.water .head h2{color:var(--ink)}
.water .head p{color:var(--muted)}
.wrow{border-top-color:var(--line)}
.wrow:last-child{border-bottom-color:var(--line)}
.wrow .wn{color:var(--gold-deep)}
.wrow h3{color:var(--ink)}
.wrow p{color:var(--muted)}
.water-note{color:var(--muted)}
.water-note a{color:var(--gold-deep);border-bottom-color:rgba(176,135,90,.5)}
.film{background:var(--paper);color:var(--text)}
.film .head{border-color:var(--line)}
.film .head h2{color:var(--ink)}
.film .head p{color:var(--muted)}
.strip figure{border-color:var(--line);background:var(--paper-2)}
.strip figcaption{color:var(--muted);border-top-color:var(--line)}
.strip figcaption .n{color:var(--gold-deep)}
.film-hint{color:var(--muted)}
.cta-band{background:var(--paper-2);color:var(--text)}
.cta-band .label{color:var(--gold-deep)}
.cta-band h2{color:var(--ink)}
.cta-band p{color:var(--muted)}
.cta-band .btn-line{color:var(--ink);border-color:rgba(13,13,13,.32)}
.cta-band .btn-line:hover{border-color:var(--ink);background:rgba(13,13,13,.05)}
.ask{background:var(--paper-2);color:var(--text);border:1px solid var(--line);border-left:3px solid var(--gold)}
.ask p{color:var(--text)}
.ask p strong{color:var(--ink)}
.inq{background:var(--paper);color:var(--text)}
.inq .head{border-color:var(--line)}
.inq h2{color:var(--ink)}
.inq-lead{color:var(--muted)}
.agent{background:#FFFFFF;border-color:var(--line)}
.agent .nm{color:var(--ink)}
.agent .role{color:var(--gold-deep)}
.agent .lines a{color:var(--text)}
.agent .lines a:hover{color:var(--gold-deep)}
.form-card{background:var(--paper-2);border-color:var(--line)}
.inq .field label{color:var(--muted)}
.inq .field input,.inq .field textarea{background:#FFFFFF;border-color:var(--line);color:var(--ink)}
.inq .field input::placeholder,.inq .field textarea::placeholder{color:#A89B89}
.inq .field input:focus,.inq .field textarea:focus{border-color:var(--gold);background:#fff}
.form-note{color:var(--muted)}
.form-ok h3{color:var(--ink)}
.form-ok p{color:var(--muted)}
.form-ok .ck{border-color:var(--gold)}
.form-ok .ck svg{stroke:var(--gold-deep)}
.footer{background:var(--paper-2);color:var(--muted)}
.titleblock{border-left-color:var(--line);border-right-color:var(--line)}
.tb-top{border-bottom-color:var(--line)}
.tb-cell{border-right-color:var(--line)}
.tb-cell .k{color:var(--gold-deep)}
.tb-logo img{filter:none;opacity:1}
.tb-cell p,.tb-cell a{color:var(--text)}
.tb-cell a:hover{color:var(--gold-deep)}
.tb-bottom{color:var(--muted);border-bottom-color:var(--line)}
.tb-bottom a:hover{color:var(--gold-deep)}
.tb-disc{color:var(--sage)}
@media(max-width:980px){.tb-cell{border-bottom-color:var(--line)}}
/* Easy-contact actions */
.contact-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.contact-actions a{flex:1 1 190px}
.contact-actions .btn,.contact-actions .btn-line{width:100%;justify-content:center;padding:18px 22px;font-size:14px}
.contact-actions .btn-line{color:var(--ink);border-color:rgba(13,13,13,.32)}
.contact-actions .btn-line:hover{border-color:var(--ink);background:rgba(13,13,13,.05)}
.form-card .fc-h{font-family:var(--serif);font-size:1.45rem;color:var(--ink);margin-bottom:4px}
.form-aside{font-size:13px;color:var(--muted);margin-bottom:16px;line-height:1.5}

/* === APPLE POLISH — softer, rounder, airier, less clutter === */
:root{--radius:18px;--radius-sm:13px;--shadow:0 10px 34px rgba(20,16,10,.08);--shadow-sm:0 4px 16px rgba(20,16,10,.06)}
/* Frosted translucent nav */
.nav.solid{background:rgba(246,241,233,.72);-webkit-backdrop-filter:saturate(180%) blur(20px);backdrop-filter:saturate(180%) blur(20px);border-bottom:1px solid rgba(13,13,13,.06)}
/* Pill buttons */
.btn,.btn-line,.btn-ink,.nav-cta,.mobile-menu a.mm-cta{border-radius:980px}
/* Declutter: drop surveyor glyphs, lighten label tracking, remove rule lines above heads */
.label svg{display:none}
.label{gap:0;letter-spacing:.14em;font-weight:600}
.head{border-top:0;padding-top:0}
.spec{border-top:0}
/* More air between sections */
.section,.water,.film,.cta-band,.inq{padding-top:clamp(54px,8vh,100px);padding-bottom:clamp(54px,8vh,100px)}
/* Float cards on soft shadow instead of hard borders; round everything */
.plate{border:0;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
.plate .cap{border-top:0;background:#fff}
.stage{border:0;border-radius:var(--radius);box-shadow:var(--shadow)}
.legend{border:0;border-radius:var(--radius);overflow:hidden;background:#FFFFFF;box-shadow:var(--shadow)}
.ledger{border:0;background:transparent;gap:14px;margin-top:40px}
.ledger .li{border:0;border-radius:var(--radius-sm);background:#FFFFFF;box-shadow:var(--shadow-sm)}
.form-card{border:0;border-radius:var(--radius);box-shadow:var(--shadow)}
.field input,.field textarea{border-radius:11px}
.agent{border:0;border-radius:var(--radius);box-shadow:var(--shadow-sm)}
.loc-map{border:0;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
.strip figure{border:0;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
.ask{border:0;border-radius:var(--radius);box-shadow:var(--shadow-sm)}
.form-ok .ck{border-radius:50%}
/* Airier, tighter headings */
.head h2{letter-spacing:-.03em}
.head p{font-size:1.18rem;line-height:1.75;color:var(--muted)}

/* === SIGNATURE GRADIENT — teal→gold, used only where it's earned === */
:root{--grad:linear-gradient(120deg,#3AACDC 0%,#C9A07A 100%)}
.hero h1 em{background:var(--grad);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;font-style:normal}
.loc-map{border:2px solid transparent;background:linear-gradient(#fff,#fff) padding-box,var(--grad) border-box;box-shadow:0 16px 44px rgba(58,172,220,.13),0 10px 30px rgba(20,16,10,.10)}
.label{gap:9px}
.label::before{content:"";width:20px;height:2px;border-radius:2px;background:var(--grad);flex-shrink:0}
.agent img{border:2px solid transparent;border-radius:50%;background:linear-gradient(#FFFFFF,#FFFFFF) padding-box,var(--grad) border-box}

/* === Mobile tuning === */
@media(max-width:768px){
  .section,.water,.film,.cta-band,.inq{padding-top:44px;padding-bottom:44px}
  .land-grid,.wrows,.plat-wrap,.spec,.loc-grid,.inq-grid,.ledger,.strip{margin-top:28px}
  .head p{font-size:1.06rem}
  .call-bar{grid-template-columns:1fr 1fr 1fr}
  .contact-actions{flex-direction:column}
  .contact-actions a{flex:1 1 auto}
}
@media(max-width:480px){
  .hero h1{font-size:clamp(2.1rem,10.5vw,3.1rem);letter-spacing:-.012em;max-width:100%}
}

/* FAQ */
.faq-list{margin-top:34px;border-top:1px solid var(--line)}
.faq-list details{border-bottom:1px solid var(--line)}
.faq-list summary{cursor:pointer;list-style:none;padding:20px 44px 20px 0;font-family:var(--serif);font-weight:600;font-size:clamp(1.05rem,1.7vw,1.3rem);color:var(--ink);position:relative}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary::after{content:"+";position:absolute;right:4px;top:17px;font-size:1.5rem;line-height:1;color:var(--gold-deep);font-weight:400}
.faq-list details[open] summary::after{content:"\2013"}
.faq-list summary:hover{color:var(--gold-deep)}
.faq-list .faq-a{padding:0 44px 24px 0;color:var(--muted);line-height:1.75;font-size:1.05rem;max-width:74ch}

/* availability table */
.avail{margin-top:34px;border:1px solid var(--line);background:var(--paper)}
.avail-h{display:flex;justify-content:space-between;align-items:baseline;gap:12px;padding:14px 16px;border-bottom:1px solid var(--line);font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.avail-h b{color:var(--ink);font-weight:600}
.avail table{width:100%;border-collapse:collapse;font-family:var(--mono)}
.avail th{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--rust);text-align:left;padding:11px 16px;border-bottom:1px solid var(--line);font-weight:500}
.avail td{padding:12px 16px;border-bottom:1px solid var(--line-soft);font-size:14px;color:var(--ink)}
.avail tbody tr:last-child td{border-bottom:0}
.avail th.r,.avail td.r{text-align:right;white-space:nowrap}
.avail td.note{color:var(--muted);font-size:12.5px}
.avail td.price{font-weight:600}
.avail tr.blk td{background:var(--paper-2);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);padding:9px 16px}
@media(max-width:640px){.avail th.note,.avail td.note{display:none}.avail td{padding:11px 12px}.avail th{padding:10px 12px}}

/* all-lot picker */
.legend-sub{border-top:1px solid var(--line);border-bottom:1px solid var(--line-soft);background:var(--paper-2)}
@media(min-width:981px){.legend{max-height:600px;overflow-y:auto;overscroll-behavior:contain}}

/* mobile: square map, chip grid, caption, readable small text, tap targets */
.stage-cap:empty{display:none}
.stage-cap{margin-top:10px;font-family:var(--mono);font-size:13px;color:var(--ink);letter-spacing:.02em;min-height:18px}
@media(max-width:600px){
  .stage{aspect-ratio:1/1}
  .legend{display:grid;grid-template-columns:repeat(3,1fr);max-height:none}
  .legend-h,.lot-foot{grid-column:1/-1}
  .lot-row{justify-content:center;padding:13px 6px;font-size:13.5px;border-right:1px solid var(--line-soft)}
  .lot-row:nth-child(3n+1){border-right:0}
  .lot-row .ac,.lot-row .lb{display:none}
  .lot-row[data-tag="All lots"]{grid-column:1/-1;justify-content:flex-start;border-right:0}
  .avail-h{font-size:12px;flex-direction:column;align-items:flex-start;gap:4px}.avail th{font-size:11.5px}.lot-foot{font-size:12.5px}
  a[href^="tel:"],a[href^="mailto:"]{display:inline-block;padding:5px 0}
}