:root{
    --ink:#1f3350;
    --ink-soft:#5c6b80;
    --sand:#faf6ec;
    --sand-deep:#f1e8d3;
    --teal:#1f3350;
    --teal-deep:#16253b;
    --gold:#c23b31;
    --coral:#c23b31;
    --bronze:#a37c3f;
    --bronze-soft:#c9ab74;
    --white:#fffdf8;
    --line: rgba(31,51,80,0.12);
    --line-dark: rgba(250,246,236,0.16);
    --radius: 2px;
    --maxw: 1160px;
  }
  @media (prefers-color-scheme: dark){
    :root:not([data-theme="light"]){
      --sand:#faf6ec; --sand-deep:#f1e8d3; --white:#fffdf8;
      --ink:#1f3350; --ink-soft:#5c6b80; --line: rgba(31,51,80,0.12);
    }
  }
  :root[data-theme="dark"]{
    --sand:#faf6ec; --sand-deep:#f1e8d3; --white:#fffdf8;
    --ink:#1f3350; --ink-soft:#5c6b80; --line: rgba(31,51,80,0.12);
  }
  @media (prefers-reduced-motion: reduce){
    *{animation-duration:0.01ms !important; animation-iteration-count:1 !important; transition-duration:0.01ms !important; scroll-behavior:auto !important;}
  }
  *{box-sizing:border-box;}
  html{scroll-behavior:smooth; overflow-x:hidden;}
  body{
    margin:0; background:var(--sand); color:var(--ink);
    font-family:'Inter',system-ui,-apple-system,sans-serif;
    font-size:16px; line-height:1.6; -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }
  img{max-width:100%;}
  h1,h2,h3,h4{
    font-family:'Fraunces',Georgia,serif; font-weight:500;
    margin:0 0 .4em 0; letter-spacing:-0.01em; color:var(--ink);
  }
  p{margin:0 0 1em 0;}
  a{color:inherit;}
  .wrap{max-width:var(--maxw); margin:0 auto; padding:0 28px;}
  @media (max-width:480px){ .wrap{padding:0 18px;} }
  .btn{
    display:inline-flex; align-items:center; gap:8px; padding:14px 26px;
    border-radius:var(--radius); font-family:'Inter',sans-serif; font-weight:600;
    font-size:15px; text-decoration:none; border:1px solid transparent; cursor:pointer;
    white-space:nowrap; transition:transform .15s ease, background .2s ease, color .2s ease;
  }
  .btn:hover{transform:translateY(-1px);}
  .btn-primary{background:var(--teal); color:var(--white);}
  .btn-primary:hover{background:var(--teal-deep);}
  .btn-outline{background:transparent; color:var(--ink); border-color:var(--ink);}
  .btn-outline:hover{background:var(--ink); color:var(--sand);}
  .btn-gold{background:var(--gold); color:var(--white);}
  .btn-gold:hover{background:#a12f27;}

  .sr-only{position:absolute; width:1px; height:1px; overflow:hidden; clip:rect(0,0,0,0);}
  .sr-only:focus{
    position:fixed; top:10px; left:10px; width:auto; height:auto; clip:auto;
    background:var(--ink); color:var(--sand); padding:10px 16px; border-radius:var(--radius); z-index:100;
    font-size:14px; font-weight:600;
  }

  /* ---------- LUXURY TYPE PRIMITIVES ---------- */
  .eyebrow{
    display:inline-flex; align-items:center; gap:10px;
    font-size:11.5px; font-weight:600; letter-spacing:.16em; text-transform:uppercase;
    color:var(--bronze); margin-bottom:14px;
  }
  .eyebrow::before{content:""; width:28px; height:1px; background:var(--bronze-soft);}
  .eyebrow.on-dark{color:var(--bronze-soft);}
  .rule-gold{width:56px; height:1px; background:var(--bronze-soft); border:none; margin:0 0 22px;}

  /* ---------- SCROLL REVEAL ---------- */
  .reveal{
    opacity:0; transform:translateY(22px);
    transition:opacity .8s cubic-bezier(.2,.6,.2,1), transform .8s cubic-bezier(.2,.6,.2,1);
    transition-delay:calc(var(--i, 0) * 90ms);
  }
  .reveal.in-view{opacity:1; transform:translateY(0);}

  /* ---------- NAV ---------- */
  header{ position:sticky; top:0; z-index:50; background:var(--sand); border-bottom:1px solid var(--line); }
  nav.wrap{ display:flex; align-items:center; justify-content:space-between; padding-top:14px; padding-bottom:14px; gap:16px; flex-wrap:nowrap; }
  .brand{display:flex; align-items:center; gap:14px; flex-shrink:1; min-width:0;}
  .brand-logo{height:34px; width:auto; display:block; flex-shrink:0;}
  .brand-text{line-height:1.15; border-left:1px solid var(--line); padding-left:14px; white-space:nowrap; overflow:hidden; text-overflow:ellipsis;}
  .brand-text strong{display:block; font-size:15px; white-space:nowrap;}
  .brand-text span{display:block; font-size:12px; color:var(--ink-soft); white-space:nowrap;}
  nav .navlinks{display:flex; gap:20px; align-items:center; font-size:13.5px; font-weight:500; flex-wrap:nowrap;}
  nav .navlinks a{text-decoration:none; color:var(--ink-soft); white-space:nowrap;}
  nav .navlinks a:hover{color:var(--teal);}
  nav .navcall{display:flex; align-items:center; gap:10px; flex-shrink:0; white-space:nowrap;}
  nav .navcall a{white-space:nowrap;}
  .btn-nav{padding:11px 18px; font-size:13.5px; min-height:44px;}
  .btn-nav-call .call-icon{display:none;}
  @media (max-width: 1080px){ nav .navlinks{display:none;} }
  @media (max-width: 640px){ .brand-text{display:none;} }
  @media (max-width: 480px){
    nav.wrap{gap:10px;}
    nav .navcall{gap:8px;}
    .btn-nav{padding:10px 14px; font-size:12.5px;}
    .btn-nav-call .call-text{display:none;}
    .btn-nav-call .call-icon{display:inline;}
  }

  /* ---------- HERO ---------- */
  .hero{ position:relative; overflow:hidden; border-bottom:1px solid var(--line); }
  .hero-grid{ display:grid; grid-template-columns:1.05fr .95fr; gap:40px; align-items:center; padding-top:56px; padding-bottom:56px; }
  @media (max-width:900px){ .hero-grid{grid-template-columns:1fr; padding-top:36px; gap:32px;} }
  @media (max-width:480px){ .hero-grid{padding-top:28px; padding-bottom:40px; gap:26px;} .hero-ctas .btn{flex:1 1 auto; justify-content:center;} .hero-stats{gap:18px 24px;} }
  .badge-row{display:flex; gap:10px; flex-wrap:wrap; margin-bottom:22px;}
  .hero-logo{height:64px; width:auto; display:block; margin-bottom:22px;}
  .badge{
    display:inline-flex; align-items:center; gap:7px; font-size:11.5px; font-weight:600;
    letter-spacing:.1em; text-transform:uppercase; padding:8px 16px; border-radius:2px;
  }
  .badge-coming{background:transparent; color:var(--bronze); border:1px solid var(--bronze-soft);}
  .badge-coming::before{content:""; width:6px; height:6px; border-radius:50%; background:var(--gold);}
  .badge-outline{border:1px solid var(--line); color:var(--ink-soft);}
  .hero h1{ font-size:clamp(2.2rem, 4.6vw, 3.3rem); line-height:1.05; max-width:14ch; }
  .hero .lede{ font-size:18px; color:var(--ink-soft); max-width:48ch; margin-top:14px; }
  .hero-ctas{display:flex; gap:14px; margin-top:26px; flex-wrap:wrap;}
  .hero-stats{display:flex; gap:26px; margin-top:36px; flex-wrap:wrap;}
  .stat b{display:block; font-family:'Fraunces',serif; font-size:23px; color:var(--teal-deep);}
  .stat span{font-size:13px; color:var(--ink-soft);}
  .hero-art{position:relative;}
  .hero-art img{width:100%; height:auto; aspect-ratio:1040/920; object-fit:cover; display:block; border-radius:var(--radius); box-shadow:0 18px 40px -18px rgba(23,48,54,0.25);}

  /* ---------- HERO LOAD-IN ---------- */
  .load-in{opacity:0; transform:translateY(16px); animation:loadIn .9s cubic-bezier(.2,.6,.2,1) forwards;}
  .load-in-1{animation-delay:.05s;}
  .load-in-2{animation-delay:.22s;}
  @keyframes loadIn{ to{opacity:1; transform:translateY(0);} }

  section{padding:84px 0;}
  section.tight{padding:58px 0;}
  @media (max-width:640px){
    section{padding:52px 0;}
    section.tight{padding:40px 0;}
  }
  .section-head{ display:flex; justify-content:space-between; align-items:flex-end; gap:30px; margin-bottom:38px; flex-wrap:wrap; }
  .section-head h2{font-size:clamp(1.6rem,3vw,2.15rem); max-width:18ch;}
  .section-head p{color:var(--ink-soft); max-width:44ch; margin:0;}
  .band-alt{background:var(--white); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  /* ---------- WHY REGISTER ---------- */
  .why-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line); border:1px solid var(--line); }
  @media (max-width:760px){ .why-grid{grid-template-columns:1fr;} }
  .why-card{background:var(--sand); padding:30px 26px;}
  .band-alt .why-card{background:var(--white);}
  .why-card svg{width:30px; height:30px; margin-bottom:16px; color:var(--teal);}
  .why-card h3{font-size:18px;}
  .why-card p{color:var(--ink-soft); font-size:14.5px; margin:0;}

  /* ---------- FACT CARDS ---------- */
  .fact-grid{display:grid; grid-template-columns:repeat(auto-fit, minmax(220px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line);}
  .fact-card{background:var(--white); padding:26px;}
  .fact-card b{display:block; font-family:'Fraunces',serif; font-size:26px; color:var(--teal-deep); margin-bottom:4px;}
  .fact-card span{font-size:13.5px; color:var(--ink-soft);}

  /* ---------- AMENITIES ---------- */

  /* ---------- AMENITIES (dark luxury gallery) ---------- */
  .amen-dark{
    background:var(--teal-deep); color:var(--sand);
    padding:80px 0; border-top:1px solid var(--line-dark); border-bottom:1px solid var(--line-dark);
  }
  @media (max-width:640px){ .amen-dark{padding:52px 0;} }
  .amen-dark .section-head h2{color:var(--white);}
  .amen-dark .section-head p{color:rgba(250,246,236,0.62);}
  .amen-gallery{display:grid; grid-template-columns:repeat(3, 1fr); gap:26px;}
  @media (max-width:860px){ .amen-gallery{grid-template-columns:repeat(2, 1fr);} }
  @media (max-width:560px){ .amen-gallery{grid-template-columns:1fr;} }
  .amen-card{background:rgba(250,246,236,0.04); border:1px solid var(--line-dark); overflow:hidden;}
  .amen-art{aspect-ratio:3/2; overflow:hidden;}
  .amen-art img{width:100%; height:100%; object-fit:cover; display:block; transition:transform .6s ease;}
  .amen-card:hover .amen-art img{transform:scale(1.04);}
  .amen-body{padding:20px 22px 24px;}
  .amen-body h3{color:var(--white); font-size:17px; margin-bottom:6px;}
  .amen-body p{color:rgba(250,246,236,0.6); font-size:13.5px; margin:0;}
  .amen-credit{margin:28px 0 0; font-size:12.5px; color:rgba(250,246,236,0.45); text-align:center;}

  /* ---------- LOCATION ---------- */
  .loc-wrap{display:grid; grid-template-columns:1fr 1fr; gap:46px; align-items:start;}
  @media (max-width:860px){ .loc-wrap{grid-template-columns:1fr;} }
  .loc-list{list-style:none; margin:0; padding:0;}
  .loc-list li{ display:flex; justify-content:space-between; gap:14px; padding:14px 0; border-top:1px solid var(--line); font-size:15px; }
  .loc-list li:first-child{border-top:none;}
  .loc-list b{font-weight:600; color:var(--ink);}
  .loc-list span.min{white-space:nowrap; color:var(--teal-deep); font-weight:600; font-size:13px;}

  /* ---------- SISTER COMMUNITIES ---------- */
  .sister-row{display:grid; grid-template-columns:repeat(3,1fr); gap:22px;}
  @media (max-width:760px){ .sister-row{grid-template-columns:1fr;} }
  .sister-card{background:var(--white); border:1px solid var(--line); border-radius:var(--radius); padding:24px;}
  .sister-card .yr{font-size:12px; font-weight:600; color:var(--teal-deep); margin-bottom:8px;}
  .sister-card h3{font-size:17px; margin-bottom:6px;}
  .sister-card p{font-size:13.5px; color:var(--ink-soft); margin:0;}

  /* ---------- FAQ ---------- */
  .faq-list{max-width:760px;}
  .faq-item{border-top:1px solid var(--line); padding:18px 0;}
  .faq-item:last-child{border-bottom:1px solid var(--line);}
  .faq-item summary{
    cursor:pointer; font-weight:600; font-size:16px; list-style:none;
    display:flex; justify-content:space-between; align-items:center; gap:16px;
  }
  .faq-item summary::-webkit-details-marker{display:none;}
  .faq-item summary::after{content:"+"; font-family:'Fraunces',serif; font-size:20px; color:var(--gold); flex:none;}
  .faq-item[open] summary::after{content:"–";}
  .faq-item p{margin:12px 0 0; font-size:14.5px; color:var(--ink-soft);}

  /* ---------- REALTOR ---------- */
  .realtor-wrap{display:grid; grid-template-columns:.8fr 1.2fr; gap:46px; align-items:center;}
  @media (max-width:860px){ .realtor-wrap{grid-template-columns:1fr;} }
  .realtor-photo{ aspect-ratio:4/5; border-radius:var(--radius); overflow:hidden; border:1px solid var(--line); background:var(--sand-deep); }
  .realtor-photo img{width:100%; height:100%; object-fit:cover; display:block;}
  .realtor-badges{display:flex; gap:10px; margin-top:18px; flex-wrap:wrap;}
  .realtor-badges span{font-size:12px; border:1px solid var(--line); padding:5px 12px; border-radius:20px; color:var(--ink-soft);}

  /* ---------- LEAD FORM ---------- */
  .lead-section{ background:var(--sand-deep); color:var(--ink); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  .lead-section h2{color:var(--ink);}
  .lead-section p{color:var(--ink-soft);}
  .lead-wrap{display:grid; grid-template-columns:1fr 1fr; gap:50px; align-items:flex-start;}
  @media (max-width:900px){ .lead-wrap{grid-template-columns:1fr;} }
  .lead-perks{list-style:none; margin:26px 0 0; padding:0;}
  .lead-perks li{display:flex; gap:12px; padding:10px 0; border-top:1px solid var(--line); font-size:14.5px; color:var(--ink-soft);}
  .lead-perks li:first-child{border-top:none;}
  form.lead-form{ background:var(--white); color:var(--ink); border-radius:var(--radius); padding:30px; border:1px solid var(--line); }
  form.lead-form .row{display:grid; grid-template-columns:1fr 1fr; gap:12px;}
  @media (max-width:520px){ form.lead-form .row{grid-template-columns:1fr;} }
  .field{margin-bottom:14px;}
  .field label{display:block; font-size:12.5px; font-weight:600; margin-bottom:6px; color:var(--ink-soft);}
  .field input, .field select, .field textarea{
    width:100%; padding:11px 12px; border:1px solid var(--line); border-radius:var(--radius);
    background:var(--white); color:var(--ink); font-family:'Inter',sans-serif; font-size:14.5px;
  }
  .field textarea{resize:vertical; min-height:70px;}
  form.lead-form .btn{width:100%; justify-content:center; margin-top:6px;}
  .form-note{font-size:12px; color:var(--ink-soft); margin-top:12px;}
  #form-status{font-size:13.5px; margin-top:12px; display:none; color:var(--teal-deep);}
  #form-status.show{display:block;}

  /* ---------- FOOTER ---------- */
  footer{padding:46px 0 30px; border-top:1px solid var(--line);}
  .footer-top{display:flex; justify-content:space-between; gap:30px; flex-wrap:wrap; margin-bottom:26px;}
  .footer-cta{display:flex; gap:12px; flex-wrap:wrap;}
  .disclaimer{font-size:12px; color:var(--ink-soft); line-height:1.7; border-top:1px solid var(--line); padding-top:20px;}

  /* ---------- LATEST UPDATES ---------- */
  .updates-list{list-style:none; margin:0; padding:0; max-width:820px; border-left:1px solid var(--bronze-soft);}
  .update{display:grid; grid-template-columns:150px 1fr; gap:24px; padding:0 0 30px 28px; position:relative;}
  .update::before{content:""; position:absolute; left:-5px; top:7px; width:9px; height:9px; border-radius:50%; background:var(--sand); border:1px solid var(--bronze);}
  .update:first-child::before{background:var(--gold); border-color:var(--gold);}
  .update time{font-size:12px; font-weight:600; letter-spacing:.1em; text-transform:uppercase; color:var(--bronze); padding-top:3px;}
  .update h3{font-size:18px; margin-bottom:6px;}
  .update p{font-size:14.5px; color:var(--ink-soft); margin:0;}
  .updates-cta{margin:10px 0 0; font-size:15px; color:var(--ink-soft);}
  .updates-cta a{color:var(--gold); font-weight:600;}
  .sister-cta{margin-top:30px; text-align:center;}
  .footer-links{display:flex; flex-wrap:wrap; gap:10px 24px; margin-bottom:22px; font-size:13.5px;}
  .footer-links a{color:var(--ink-soft); text-decoration:none;}
  .footer-links a:hover{color:var(--ink); text-decoration:underline;}

  /* ---------- COMPARISON PAGE ---------- */
  .page-hero{padding:64px 0 48px; border-bottom:1px solid var(--line);}
  .page-hero h1{font-size:clamp(2rem,4.4vw,3rem); line-height:1.08; max-width:20ch;}
  .page-hero .lede{font-size:18px; color:var(--ink-soft); max-width:62ch;}
  .crumbs{font-size:13px; color:var(--ink-soft); margin-bottom:18px;}
  .crumbs a{color:var(--ink-soft);}
  .table-wrap{overflow-x:auto; border:1px solid var(--line); background:var(--white);}
  table.compare{width:100%; border-collapse:collapse; font-size:14.5px; min-width:560px;}
  table.compare th, table.compare td{padding:16px 20px; text-align:left; vertical-align:top; border-bottom:1px solid var(--line);}
  table.compare thead th{font-family:'Fraunces',serif; font-weight:500; font-size:18px; background:var(--sand-deep);}
  table.compare thead th:first-child{font-family:'Inter',sans-serif; font-size:11.5px; letter-spacing:.14em; text-transform:uppercase; color:var(--bronze); font-weight:600;}
  table.compare tbody th{font-weight:600; width:24%; color:var(--ink);}
  table.compare td{color:var(--ink-soft); width:38%;}
  table.compare tr:last-child th, table.compare tr:last-child td{border-bottom:none;}
  .table-note{font-size:12.5px; color:var(--ink-soft); margin-top:12px;}
  .choose-grid{display:grid; grid-template-columns:1fr 1fr; gap:22px;}
  @media (max-width:760px){ .choose-grid{grid-template-columns:1fr;} }
  .choose-card{background:var(--white); border:1px solid var(--line); padding:30px 28px; border-top:3px solid var(--bronze-soft);}
  .choose-card.accent{border-top-color:var(--gold);}
  .choose-card h3{font-size:21px; margin-bottom:14px;}
  .choose-card ul{margin:0; padding:0; list-style:none;}
  .choose-card li{padding:10px 0 10px 22px; border-top:1px solid var(--line); font-size:14.5px; color:var(--ink-soft); position:relative;}
  .choose-card li:first-child{border-top:none;}
  .choose-card li::before{content:""; position:absolute; left:0; top:19px; width:10px; height:1px; background:var(--bronze);}
  .prose{max-width:720px;}
  .prose h2{font-size:clamp(1.4rem,2.6vw,1.8rem); margin-top:44px;}
  .prose h2:first-child{margin-top:0;}
  .prose p{color:var(--ink-soft); font-size:16px;}
  .cta-band{background:var(--teal-deep); color:var(--sand); text-align:center;}
  .cta-band h2{color:var(--white); font-size:clamp(1.6rem,3vw,2.2rem); max-width:24ch; margin:0 auto 14px;}
  .cta-band p{color:rgba(250,246,236,0.7); max-width:54ch; margin:0 auto 26px;}
  .cta-band .hero-ctas{justify-content:center;}
  .cta-band .btn-outline{color:var(--sand); border-color:rgba(250,246,236,0.5);}
  .cta-band .btn-outline:hover{background:var(--sand); color:var(--ink);}

  /* ---------- MOBILE: CENTERED LAYOUT ---------- */
  @media (max-width: 640px){
    .brand-logo{height:38px;}

    /* Hero */
    .hero-grid > div:first-child{text-align:center;}
    .hero-logo{height:auto; width:78%; max-width:280px; margin:0 auto 22px;}
    .badge-row{justify-content:center;}
    .hero h1{margin-left:auto; margin-right:auto; font-size:2.3rem;}
    .hero .lede{margin-left:auto; margin-right:auto; font-size:16.5px;}
    .hero-ctas{flex-direction:column; align-items:stretch;}
    .hero-ctas .btn{justify-content:center;}
    .hero-stats{display:grid; grid-template-columns:1fr 1fr; gap:22px 12px; text-align:center;
      border-top:1px solid var(--line); padding-top:24px; margin-top:30px;}
    .stat b{font-size:21px;}

    /* Section headings */
    .section-head{flex-direction:column; align-items:center; text-align:center; gap:14px; margin-bottom:30px;}
    .section-head h2{margin-left:auto; margin-right:auto; max-width:none; text-wrap:balance;}
    .hero h1{text-wrap:balance;}
    .section-head p{margin-left:auto; margin-right:auto;}
    .eyebrow{justify-content:center;}
    .eyebrow::after{content:""; width:28px; height:1px; background:var(--bronze-soft);}

    /* Cards */
    .why-card, .fact-card, .sister-card{text-align:center;}
    .fact-grid{grid-template-columns:1fr 1fr;}
    .fact-card{padding:20px 14px;}
    .fact-card b{font-size:22px;}
    .fact-card span{font-size:12.5px;}
    .fact-card:last-child:nth-child(odd){grid-column:1 / -1;}
    #community .wrap > p{text-align:center;}
    .why-card svg{margin-left:auto; margin-right:auto; display:block;}
    .amen-body{text-align:center;}

    /* Location */
    .loc-wrap{gap:30px;}
    .loc-wrap > div:last-child{text-align:center;}
    .loc-list li{font-size:14.5px; align-items:center;}
    .loc-list b{text-align:left;}

    /* Realtor */
    .realtor-wrap{gap:30px;}
    .realtor-photo{max-width:300px; margin:0 auto;}
    .realtor-badges{justify-content:center;}
    .realtor-wrap > div:last-child{text-align:center;}

    /* Lead form */
    .lead-wrap{gap:30px;}
    .lead-wrap > div:first-child{text-align:center;}
    .lead-perks li{text-align:left;}
    form.lead-form{padding:22px 18px;}
    .field input, .field select, .field textarea{font-size:16px;} /* prevents iOS zoom on tap */
    .form-note{text-align:center;}

    /* Footer */
    .footer-top{flex-direction:column; align-items:center; text-align:center;}
    footer .brand{justify-content:center;}
    .footer-cta{justify-content:center; width:100%;}
    .footer-cta .btn{flex:1 1 auto; justify-content:center;}
    .disclaimer{text-align:center;}
  
    /* Updates timeline */
    .updates-list{border-left:none; text-align:left;}
    .update{grid-template-columns:1fr; gap:6px; padding:18px 0 18px 22px; border-left:1px solid var(--bronze-soft);}
    .update::before{top:24px;}
    .updates-cta, .sister-cta{text-align:center;}
    .footer-links{justify-content:center; text-align:center;}

    /* Comparison page */
    .page-hero{padding:40px 0 34px; text-align:center;}
    .page-hero h1, .page-hero .lede{margin-left:auto; margin-right:auto;}
    .page-hero h1{text-wrap:balance;}
    table.compare, table.compare thead, table.compare tbody, table.compare tr, table.compare th, table.compare td{display:block; width:100%; min-width:0;}
    table.compare thead{display:none;}
    table.compare tbody tr{border-bottom:1px solid var(--line); padding:14px 16px;}
    table.compare tbody th{width:100%; padding:0 0 8px; border:none; font-size:12px; letter-spacing:.12em; text-transform:uppercase; color:var(--bronze);}
    table.compare td{padding:6px 0; border:none; font-size:14px;}
    table.compare td::before{content:attr(data-label); display:block; font-weight:600; color:var(--ink); font-size:13px;}
    .table-wrap{overflow:visible;}
    .choose-card{padding:24px 20px;}
    .prose{text-align:left;}
  }

  /* ---------- EVERCREEK ADDITIONS ---------- */
  .wordmark{display:flex; flex-direction:column; line-height:1; text-decoration:none; color:var(--ink);}
  .wordmark b{font-family:'Fraunces',Georgia,serif; font-weight:500; font-size:24px; letter-spacing:-0.01em;}
  .wordmark span{font-size:9.5px; font-weight:600; letter-spacing:.2em; text-transform:uppercase; color:var(--bronze); margin-top:4px;}
  .hero-wordmark{margin-bottom:22px;}
  .hero-wordmark b{font-size:44px;}
  .hero-wordmark span{font-size:12px; margin-top:6px;}
  .school-row{display:grid; grid-template-columns:repeat(3,1fr); gap:22px;}
  @media (max-width:760px){ .school-row{grid-template-columns:1fr;} }
  .school-card{background:var(--white); border:1px solid var(--line); padding:26px 24px; border-top:3px solid var(--bronze-soft);}
  .school-card .lvl{font-size:11.5px; font-weight:600; letter-spacing:.14em; text-transform:uppercase; color:var(--bronze); margin-bottom:10px;}
  .school-card h3{font-size:19px; margin-bottom:6px;}
  .school-card p{font-size:14px; color:var(--ink-soft); margin:0;}
  .school-note{font-size:12.5px; color:var(--ink-soft); margin-top:16px;}
  .amen-extras{display:flex; flex-wrap:wrap; gap:10px; justify-content:center; margin-top:34px; padding:0; list-style:none;}
  .amen-extras li{font-size:13px; color:rgba(250,246,236,.82); border:1px solid var(--line-dark); padding:7px 14px; border-radius:999px;}
  .homes-grid{display:grid; grid-template-columns:1fr 1fr; gap:22px;}
  @media (max-width:760px){ .homes-grid{grid-template-columns:1fr;} }
  @media (max-width:640px){
    .wordmark b{font-size:21px;}
    .hero-wordmark{align-items:center;}
    .hero-wordmark b{font-size:38px;}
    .school-card{text-align:center;}
    .school-note{text-align:center;}
  }
  @media (min-width:641px){ .fact-grid.six{grid-template-columns:repeat(3,1fr);} }
  .hero-art img.hero-native{aspect-ratio:auto;}
  .amen-soon{display:flex; flex-direction:column; align-items:center; justify-content:center; gap:14px;
    background:linear-gradient(160deg, rgba(201,171,116,0.14) 0%, rgba(250,246,236,0.03) 100%);
    border-bottom:1px solid var(--line-dark); color:var(--bronze-soft);}
  .amen-soon svg{width:64px; height:28px; opacity:.85;}
  .amen-soon span{font-size:11.5px; font-weight:600; letter-spacing:.18em; text-transform:uppercase; color:rgba(250,246,236,0.7);}
  .loc-map{margin:0 0 40px;}
  .loc-map img{width:100%; height:auto; display:block; border-radius:var(--radius); box-shadow:0 18px 40px -18px rgba(23,48,54,0.3);}
  .loc-map figcaption{font-size:12.5px; color:var(--ink-soft); margin-top:12px;}
  @media (max-width:640px){ .loc-map{margin-bottom:28px;} .loc-map figcaption{text-align:center;} }

  /* ---------- MONTEREY ADDITIONS ---------- */
  .hero-art img.hero-native{aspect-ratio:auto;}
  .art-note{font-size:11.5px; color:var(--ink-soft); margin:10px 2px 0;}
  .coll-grid{display:grid; gap:26px;}
  .coll-card{background:var(--white); border:1px solid var(--line); border-radius:8px; overflow:hidden;}
  .coll-head{padding:28px 28px 20px; border-bottom:1px solid var(--line);}
  .coll-status{display:inline-block; font-size:11px; font-weight:700; letter-spacing:.12em; text-transform:uppercase; padding:5px 11px; border-radius:999px; margin-bottom:12px;}
  .coll-status.now{background:#e3ebdf; color:#3f5a3b;}
  .coll-status.coming{background:var(--sand-deep); color:var(--bronze);}
  .coll-head h3{font-size:25px; margin-bottom:6px;}
  .coll-price{font-family:'Fraunces',serif; font-size:21px; color:var(--gold);}
  .coll-size{font-size:13.5px; color:var(--ink-soft); margin-bottom:12px;}
  .coll-head p{font-size:15px; color:var(--ink-soft); margin:0; max-width:64ch;}
  table.plan-table{width:100%; border-collapse:collapse; font-size:14.5px;}
  table.plan-table th, table.plan-table td{padding:14px 28px; text-align:left; border-bottom:1px solid var(--line);}
  table.plan-table thead th{font-size:11px; letter-spacing:.12em; text-transform:uppercase; color:var(--bronze); font-weight:600; background:var(--sand);}
  table.plan-table tbody th{font-weight:600; width:28%;}
  table.plan-table td{color:var(--ink-soft);}
  table.plan-table tbody tr:last-child th, table.plan-table tbody tr:last-child td{border-bottom:none;}
  .qmi-table tbody th{width:24%;}
  .coll-tag{display:block; font-size:11.5px; font-weight:600; letter-spacing:.1em; text-transform:uppercase; color:var(--bronze); margin-top:3px;}
  .amen-soon{display:flex; flex-direction:column; align-items:center; justify-content:center; gap:14px;
    background:linear-gradient(160deg, rgba(201,171,116,0.14) 0%, rgba(250,246,236,0.03) 100%);
    border-bottom:1px solid var(--line-dark); color:var(--bronze-soft);}
  .amen-soon svg{width:64px; height:28px; opacity:.85;}
  .amen-soon span{font-size:11.5px; font-weight:600; letter-spacing:.18em; text-transform:uppercase; color:rgba(250,246,236,0.7);}
  @media (min-width:641px){ .fact-grid.six{grid-template-columns:repeat(3,1fr);} }
  @media (max-width:760px){
    .coll-head{padding:22px 20px 18px; text-align:center;}
    .coll-head p{margin-left:auto; margin-right:auto;}
    table.plan-table, table.plan-table thead, table.plan-table tbody, table.plan-table tr, table.plan-table th, table.plan-table td{display:block; width:100%;}
    table.plan-table thead{display:none;}
    table.plan-table tbody tr{padding:14px 20px; border-bottom:1px solid var(--line);}
    table.plan-table tbody th{padding:0 0 8px; border:none; font-size:16px;}
    table.plan-table td{padding:3px 0; border:none; font-size:14px; display:flex; gap:8px; justify-content:space-between;}
    table.plan-table td::before{content:attr(data-label); font-weight:600; color:var(--ink);}
    .qmi-table, .qmi-table thead, .qmi-table tbody, .qmi-table tr, .qmi-table th, .qmi-table td{display:block; width:100%; min-width:0;}
    .qmi-table thead{display:none;}
    .qmi-table tbody tr{padding:16px 18px; border-bottom:1px solid var(--line);}
    .qmi-table tbody th{padding:0 0 10px; border:none; font-size:16.5px;}
    .qmi-table td{padding:4px 0; border:none; font-size:14px; display:flex; gap:10px; justify-content:space-between; text-align:right;}
    .qmi-table td::before{content:attr(data-label); font-weight:600; color:var(--ink); text-align:left;}
    .table-wrap{overflow:visible;}
  }
  .wordmark span{white-space:nowrap;}
  @media (max-width:1340px){ .brand-text{display:none;} }
  .section-head h2{max-width:24ch;}

  /* ---------- PLAN CARDS, VIDEO, GALLERY, PLAN PAGES ---------- */
  .plan-row{display:grid; grid-template-columns:repeat(3,1fr); gap:18px; padding:22px 28px 28px;}
  @media (max-width:980px){ .plan-row{grid-template-columns:repeat(2,1fr);} }
  @media (max-width:600px){ .plan-row{grid-template-columns:1fr; padding:18px;} }
  .plan-card{display:flex; flex-direction:column; text-decoration:none; color:inherit; background:var(--sand); border:1px solid var(--line); border-radius:8px; overflow:hidden; transition:box-shadow .25s ease, transform .25s ease, border-color .2s ease;}
  .plan-card:hover{transform:translateY(-3px); box-shadow:0 18px 36px -20px rgba(31,51,80,.4); border-color:var(--bronze-soft);}
  .plan-img{position:relative; aspect-ratio:16/10; overflow:hidden; background:var(--sand-deep);}
  .plan-img img{width:100%; height:100%; object-fit:cover; display:block;}
  .plan-flag{position:absolute; top:10px; left:10px; font-size:10.5px; font-weight:700; letter-spacing:.1em; text-transform:uppercase; background:var(--gold); color:#fff; padding:5px 9px; border-radius:999px;}
  .plan-info{padding:16px 18px 18px; display:flex; flex-direction:column; gap:4px; flex:1;}
  .plan-info h4{font-family:'Fraunces',serif; font-weight:500; font-size:20px; margin:0;}
  .plan-specs{font-size:13px; color:var(--ink-soft);}
  .plan-price{font-size:14.5px; font-weight:600; color:var(--gold); margin-top:4px;}
  .plan-link{font-size:13px; font-weight:600; color:var(--ink); margin-top:auto; padding-top:10px;}
  .plan-card:hover .plan-link{color:var(--gold);}

  .video-frame{position:relative; padding-top:56.25%; border-radius:10px; overflow:hidden; background:var(--navy-deep,#16253b); box-shadow:0 20px 44px -24px rgba(31,51,80,.5);}
  .video-frame iframe{position:absolute; inset:0; width:100%; height:100%; border:0;}

  .gallery-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:20px;}
  @media (max-width:900px){ .gallery-grid{grid-template-columns:1fr 1fr;} }
  @media (max-width:600px){ .gallery-grid{grid-template-columns:1fr;} }
  .gal{margin:0; background:var(--white); border:1px solid var(--line); border-radius:8px; overflow:hidden;}
  .gal img{width:100%; height:100%; aspect-ratio:3/2; object-fit:cover; display:block;}
  .gal figcaption{font-size:13px; color:var(--ink-soft); padding:12px 16px;}

  .plan-hero{background:var(--sand); border-bottom:1px solid var(--line); padding:44px 0 52px;}
  .plan-hero-grid{display:grid; grid-template-columns:1.02fr .98fr; gap:44px; align-items:center;}
  @media (max-width:900px){ .plan-hero-grid{grid-template-columns:1fr; gap:28px;} }
  .plan-hero .crumbs{font-size:13px; color:var(--ink-soft); margin-bottom:16px;}
  .plan-hero .crumbs a{color:var(--ink-soft);}
  .plan-hero h1{font-size:clamp(2.2rem,4.8vw,3.4rem); margin-bottom:14px;}
  .plan-hero .lede{font-size:17px; color:var(--ink-soft); max-width:58ch;}
  .plan-hero-stats{display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--line); border:1px solid var(--line); border-radius:8px; overflow:hidden; margin:26px 0 24px;}
  .plan-hero-stats div{background:var(--white); padding:16px 12px; text-align:center;}
  .plan-hero-stats b{display:block; font-family:'Fraunces',serif; font-weight:500; font-size:20px;}
  .plan-hero-stats span{font-size:11.5px; letter-spacing:.1em; text-transform:uppercase; color:var(--ink-soft);}
  @media (max-width:520px){ .plan-hero-stats{grid-template-columns:1fr 1fr;} }
  .plan-figure{margin:0; border-radius:10px; overflow:hidden; background:var(--white); border:1px solid var(--line);}
  .plan-figure img{width:100%; height:auto; display:block;}
  .plan-figure figcaption{font-size:12px; color:var(--ink-soft); padding:12px 16px;}
  .two-col-plan{display:grid; grid-template-columns:1.35fr .65fr; gap:40px; align-items:start;}
  @media (max-width:900px){ .two-col-plan{grid-template-columns:1fr;} }
  .highlights{list-style:none; margin:14px 0 0; padding:0; border-top:1px solid var(--line);}
  .highlights li{padding:14px 0 14px 26px; border-bottom:1px solid var(--line); position:relative; font-size:15px; color:var(--ink-soft);}
  .highlights li::before{content:""; position:absolute; left:2px; top:22px; width:12px; height:1px; background:var(--bronze);}
  .side-card{background:var(--white); border:1px solid var(--line); border-radius:10px; padding:26px; position:sticky; top:96px;}
  .side-card h3{font-size:20px; margin-bottom:10px;}
  .side-card p{font-size:14.5px; color:var(--ink-soft);}
  .side-card .btn{width:100%; margin-top:10px;}
  .facts-table{width:100%; border-collapse:collapse; background:var(--white); border:1px solid var(--line); border-radius:10px; overflow:hidden; margin-top:14px;}
  .facts-table th, .facts-table td{padding:14px 20px; border-bottom:1px solid var(--line); text-align:left; font-size:15px; vertical-align:top;}
  .facts-table th{width:38%; font-size:11.5px; letter-spacing:.12em; text-transform:uppercase; color:var(--bronze); font-weight:600;}
  .facts-table td{color:var(--ink-soft);}
  .facts-table tr:last-child th, .facts-table tr:last-child td{border-bottom:none;}
  .qmi-table a{color:var(--ink); font-weight:600;}
  @media (max-width:640px){
    .plan-hero{text-align:center; padding:32px 0 40px;}
    .plan-hero .lede{margin-left:auto; margin-right:auto;}
    .highlights li{text-align:left;}
    .side-card{position:static; text-align:center;}
    .facts-table th{width:42%; padding:12px 14px;}
    .facts-table td{padding:12px 14px; font-size:14px;}
    .gal figcaption{text-align:center;}
  }