.img-aerial{background-image:url('../images/aerial.jpg')}
.img-slips{background-image:url('../images/slips.jpg')}
.img-map{background-image:url('../images/map.jpg')}
.img-render{background-image:url('../images/render.jpg')}
:root{
  --navy:#272750;      /* site primary */
  --navy-2:#404060;    /* logo navy */
  --deep:#17173e;      /* logo shadow navy */
  --night:#10102b;
  --gold:#fbb040;      /* logo marigold */
  --gold-2:#ffc477;
  --gold-ink:#8a5a06;
  --mist:#eef0f6;
  --paper:#ffffff;
  --text:#1d1d3a;
  --mute:#5c5f7a;
  --cond:"Barlow Condensed", "Oswald", "Arial Narrow", sans-serif;
  --sans:"Figtree", system-ui, -apple-system, Segoe UI, sans-serif;
  --gutter:clamp(20px,5vw,72px);
  --ease:cubic-bezier(.22,.8,.2,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{background:var(--night);color:#fff;font-family:var(--sans);font-size:17px;line-height:1.6;overflow-x:hidden;-webkit-font-smoothing:antialiased}
img,svg{display:block;max-width:100%}
a{color:inherit}
button{font:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:3px}
.wrap{padding-block:0;padding-left:max(var(--gutter),env(safe-area-inset-left,0px));padding-right:max(var(--gutter),env(safe-area-inset-right,0px));max-width:1440px;margin:0 auto}

/* type */
.d1,.h2,.h3{font-family:var(--cond);text-transform:uppercase;font-weight:700;letter-spacing:.005em}
.h2{text-wrap:balance;font-size:clamp(46px,6.6vw,104px);line-height:.9}
.h3{font-size:clamp(26px,2.3vw,34px);line-height:1;font-weight:600;letter-spacing:.01em}
.body-l{font-size:clamp(17px,1.4vw,19px);line-height:1.7;max-width:60ch}
.gold{color:var(--gold)}

/* motion utilities */
.reveal{opacity:0;transform:translateY(30px);transition:opacity 1s var(--ease),transform 1.1s var(--ease)}
.reveal.in{opacity:1;transform:none}
.mask{display:block;overflow:hidden;padding-bottom:.04em}
.mask>span{display:block;transform:translateY(105%);transition:transform 1.1s var(--ease)}
.in .mask>span{transform:none}

/* ---------- loader ---------- */
.loader{position:fixed;inset:0;z-index:100;background:var(--navy);display:grid;place-items:center;transition:clip-path 1.1s var(--ease) .1s;clip-path:inset(0 0 0 0)}
.loader img{width:140px;height:140px;border-radius:50%;animation:drop 1.1s var(--ease) both}
.loader.done{clip-path:inset(0 0 100% 0)}
@keyframes drop{0%{transform:translateY(-30px) rotate(-25deg) scale(.6);opacity:0}60%{transform:translateY(6px) rotate(6deg) scale(1.02);opacity:1}100%{transform:none}}

/* ---------- nav ---------- */
.nav{position:fixed;inset:0 0 auto 0;z-index:50;display:flex;align-items:center;justify-content:space-between;gap:20px;padding:16px var(--gutter);transition:background .4s,padding .4s,transform .5s var(--ease)}
.nav.solid{background:rgba(23,23,62,.9);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);padding-top:10px;padding-bottom:10px}
.nav.hide{transform:translateY(-100%)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand img{width:54px;height:54px;border-radius:50%;transition:width .4s,height .4s;box-shadow:0 4px 18px rgba(0,0,0,.25)}
.nav.solid .brand img{width:44px;height:44px}
.brand span{font-family:var(--cond);font-weight:700;font-size:24px;letter-spacing:.04em;text-transform:uppercase;line-height:1}
.nav ul{display:flex;gap:28px;list-style:none}
.nav ul a{text-decoration:none;font-family:var(--cond);font-weight:600;font-size:18px;letter-spacing:.06em;text-transform:uppercase;position:relative;padding:4px 0;opacity:.88}
.nav ul a::after{content:"";position:absolute;left:0;bottom:-2px;height:2px;width:100%;background:var(--gold);transform:scaleX(0);transform-origin:right;transition:transform .45s var(--ease)}
.nav ul a:hover{opacity:1}
.nav ul a:hover::after{transform:scaleX(1);transform-origin:left}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font:700 17px/1 var(--cond);letter-spacing:.08em;text-transform:uppercase;text-decoration:none;border-radius:4px;padding:16px 24px;border:2px solid transparent;cursor:pointer;transition:background .3s,color .3s,border-color .3s,transform .3s var(--ease),box-shadow .3s}
.btn:hover{transform:translateY(-2px)}
.btn-gold{background:var(--gold);color:var(--deep)}
.btn-gold:hover{background:var(--gold-2);box-shadow:0 10px 30px -10px rgba(251,176,64,.7)}
.btn-line{border-color:rgba(255,255,255,.55);color:#fff}
.btn-line:hover{border-color:#fff;background:rgba(255,255,255,.1)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-2)}
.nav .btn{padding:12px 18px;font-size:16px}
.menu-btn{display:none;background:none;border:0;color:#fff;width:44px;height:44px;cursor:pointer}
.menu-btn span{display:block;width:26px;height:2px;background:currentColor;margin:6px auto;transition:transform .4s var(--ease),opacity .3s}
.nav.open .menu-btn span:nth-child(1){transform:translateY(8px) rotate(45deg)}
.nav.open .menu-btn span:nth-child(2){opacity:0}
.nav.open .menu-btn span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}

/* ---------- hero ---------- */
.hero{position:relative;height:100svh;min-height:680px;overflow:hidden;background:var(--deep);display:flex;flex-direction:column;justify-content:flex-end;padding:120px var(--gutter) clamp(90px,13vh,150px)}
.slides{position:absolute;inset:0}
.slide{position:absolute;inset:-4%;background-size:cover;background-position:center;opacity:0;transform:scale(1.12);transition:opacity 1.8s ease, transform 9s linear}
.slide.on{opacity:1;transform:scale(1)}
.slide.s-slips{background-position:center 40%}
.hero-veil{position:absolute;inset:0;background:
  linear-gradient(90deg,rgba(23,23,62,.82) 0%,rgba(23,23,62,.45) 45%,rgba(23,23,62,.1) 75%),
  linear-gradient(0deg,rgba(16,16,43,.85) 0%,rgba(16,16,43,0) 45%),
  linear-gradient(180deg,rgba(16,16,43,.55) 0%,rgba(16,16,43,0) 22%)}
.hero-copy{position:relative;z-index:2;max-width:1000px}
.hero .kicker{display:inline-flex;align-items:center;gap:12px;font-family:var(--cond);font-weight:600;font-size:clamp(17px,1.5vw,21px);letter-spacing:.14em;text-transform:uppercase;color:var(--gold);opacity:0;transform:translateY(12px);transition:1s var(--ease) .5s}
.hero .kicker i{display:block;width:40px;height:2px;background:var(--gold)}
.d1{font-size:clamp(58px,9.4vw,164px);line-height:.86;margin-top:18px}
.d1 .w{display:inline-block;white-space:nowrap}
.d1 .line{display:block;overflow:hidden;padding-bottom:.03em}
.d1 .ch{display:inline-block;transform:translateY(105%) rotate(6deg);transform-origin:left bottom;transition:transform 1.2s var(--ease)}
.d1 .line:nth-child(2){color:var(--gold)}
.hero.in .d1 .ch{transform:none}
.hero.in .kicker,.hero.in .lede,.hero.in .actions{opacity:1;transform:none}
.lede{margin-top:24px;max-width:40ch;font-size:clamp(17px,1.5vw,20px);color:rgba(255,255,255,.9);opacity:0;transform:translateY(16px);transition:1s var(--ease) 1.2s}
.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px;opacity:0;transform:translateY(16px);transition:1s var(--ease) 1.4s}
.seal{z-index:2;position:absolute;right:var(--gutter);bottom:clamp(90px,13vh,150px);width:170px;height:170px;opacity:0;transform:scale(.6);transition:1.2s var(--ease) 1.6s}
.hero.in .seal{opacity:1;transform:none}
.seal svg.ring{position:absolute;inset:0;width:100%;height:100%;animation:spin 22s linear infinite}
.seal img{position:absolute;inset:32px;width:106px;height:106px;border-radius:50%}
@keyframes spin{to{transform:rotate(360deg)}}
.dots{z-index:2;position:absolute;left:var(--gutter);bottom:34px;display:flex;gap:10px}
.dots button{width:44px;height:3px;border:0;background:rgba(255,255,255,.3);cursor:pointer;position:relative;overflow:hidden;padding:0}
.dots button::before{content:"";position:absolute;inset:-10px 0}
.dots button i{position:absolute;inset:0;background:var(--gold);transform:scaleX(0);transform-origin:left}
.dots button.on i{animation:fillbar 6.5s linear forwards}
@keyframes fillbar{to{transform:scaleX(1)}}
.scroll-cue{position:absolute;left:50%;bottom:24px;width:2px;height:54px;background:rgba(255,255,255,.22);overflow:hidden}
.scroll-cue::after{content:"";position:absolute;left:0;top:-50%;width:2px;height:50%;background:var(--gold);animation:cue 2.2s var(--ease) infinite}
@keyframes cue{to{top:110%}}

/* ---------- ticker ---------- */
.ticker{background:var(--gold);color:var(--deep);overflow:hidden;white-space:nowrap;padding:14px 0;font-family:var(--cond);font-weight:700;font-size:clamp(22px,2.4vw,30px);letter-spacing:.06em;text-transform:uppercase}
.ticker-track{display:inline-flex;animation:tick 36s linear infinite}
.ticker-track span{display:inline-flex;align-items:center;gap:26px;padding-right:26px}
.ticker-track svg{width:20px;height:24px;flex:none}
@keyframes tick{to{transform:translateX(-50%)}}

/* ---------- explore ---------- */
.explore{background:var(--paper);color:var(--text);padding:clamp(100px,13vw,190px) 0 clamp(80px,10vw,140px);overflow:hidden}
.explore-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(40px,7vw,120px);align-items:end}
.explore .h2{color:var(--navy)}
.explore .body-l{margin-top:34px;color:#3b3e58}
.explore .body-l+.body-l{margin-top:18px}
.splash{width:130%;margin:clamp(40px,6vw,80px) 0 0 -15%;pointer-events:none;will-change:transform}
.stats{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:2px solid var(--navy)}
.stat{padding:26px 0 26px;border-bottom:1px solid rgba(39,39,80,.16)}
.stat:nth-child(odd){padding-right:20px;border-right:1px solid rgba(39,39,80,.16)}
.stat:nth-child(even){padding-left:24px}
.stat b{display:block;white-space:nowrap;font-family:var(--cond);font-weight:700;font-size:clamp(42px,4.6vw,72px);line-height:.9;color:var(--navy)}
.stat b sup{font-size:.45em;vertical-align:top;position:relative;top:.25em;margin-right:2px;color:var(--gold-ink)}
.stat small{display:block;margin-top:8px;font-size:15px;color:var(--mute);line-height:1.4}

/* ---------- secure ---------- */
.secure{background:var(--deep);padding:clamp(100px,12vw,170px) 0 0}
.secure-head{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,90px);align-items:end}
.secure-head p{color:rgba(255,255,255,.76)}
.secure-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(30px,6vw,90px);margin-top:clamp(50px,7vw,90px)}
.dock-stage{position:sticky;top:12vh;height:76vh;border-radius:6px;overflow:hidden;background:#0c0c24}
.dock-stage svg{width:100%;height:100%}
.lamp-glow{opacity:0;transition:opacity 1.1s var(--ease)}
.lamp-refl{opacity:0;transition:opacity 1.4s var(--ease) .1s}
.lamp-bulb{fill:#38385a;transition:fill .6s}
.lamp.on .lamp-glow{opacity:1}
.lamp.on .lamp-refl{opacity:.8}
.lamp.on .lamp-bulb{fill:#ffe1a6}
.stage-caption{position:absolute;left:24px;bottom:20px;font-size:13px;color:rgba(255,255,255,.6)}
.features{list-style:none;padding-bottom:22vh}
.feature{min-height:42vh;display:flex;flex-direction:column;justify-content:center;border-top:1px solid rgba(255,255,255,.12);padding:40px 0;opacity:.3;transition:opacity .7s var(--ease)}
.feature.active,.feature.passed{opacity:1}
.feature .num{font-family:var(--cond);font-weight:600;font-size:17px;letter-spacing:.1em;color:var(--gold);margin-bottom:14px}
.feature p{margin-top:14px;max-width:44ch;color:rgba(255,255,255,.74)}
.feature a{color:var(--gold);text-decoration:none;font-weight:600}

/* ---------- map ---------- */
.mapsec{background:var(--mist);color:var(--text);padding:clamp(100px,12vw,170px) 0}
.map-head{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,90px);align-items:end}
.map-head .h2{color:var(--navy)}
.map-head p{color:#3b3e58}
.map-layout{display:grid;grid-template-columns:340px 1fr;gap:clamp(24px,3vw,44px);margin-top:clamp(40px,6vw,70px);align-items:start}
.finder{background:#fff;border-radius:8px;padding:28px;box-shadow:0 30px 60px -34px rgba(23,23,62,.45);position:sticky;top:100px}
.finder label{font-size:15px;color:var(--mute)}
.len-out{font-family:var(--cond);font-weight:700;font-size:84px;line-height:1;color:var(--navy);margin:4px 0 12px}
.len-out small{font-size:30px;margin-left:6px;color:var(--mute)}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:30px;background:transparent;cursor:pointer}
input[type=range]::-webkit-slider-runnable-track{height:4px;border-radius:4px;background:linear-gradient(90deg,var(--gold) var(--p,40%),#dfe2ec var(--p,40%))}
input[type=range]::-moz-range-track{height:4px;border-radius:4px;background:#dfe2ec}
input[type=range]::-moz-range-progress{height:4px;background:var(--gold);border-radius:4px}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:28px;height:28px;border-radius:50%;background:var(--navy);border:5px solid #fff;box-shadow:0 2px 10px rgba(0,0,0,.3);margin-top:-12px}
input[type=range]::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:var(--navy);border:5px solid #fff;box-shadow:0 2px 10px rgba(0,0,0,.3)}
.chips{display:flex;gap:8px;margin-top:18px;flex-wrap:wrap}
.chip{flex:1;min-width:58px;border:2px solid #dfe2ec;background:#fff;color:var(--navy);border-radius:4px;padding:10px 6px;font:700 18px/1 var(--cond);letter-spacing:.04em;cursor:pointer;transition:all .3s var(--ease)}
.chip:hover{border-color:var(--navy)}
.chip[aria-pressed=true]{background:var(--navy);border-color:var(--navy);color:var(--gold)}
.fit{margin-top:18px;min-height:56px;font-size:16px;line-height:1.5}
.fit strong{color:var(--gold-ink)}
.finder .btn{margin-top:14px;width:100%}
.finder .note{margin-top:14px;font-size:14px;color:var(--mute)}
.map-frame{position:relative;border-radius:8px;overflow:hidden;box-shadow:0 40px 80px -40px rgba(23,23,62,.55);clip-path:inset(12% 12% 12% 12% round 8px);transition:clip-path 1.6s var(--ease)}
.map-frame.in{clip-path:inset(0 0 0 0 round 8px)}
.map-zoom{position:relative;transform:scale(1.18);transition:transform 2.2s var(--ease)}
.map-frame.in .map-zoom{transform:none}
.map-zoom>img{width:100%;height:auto}
.zone{position:absolute;width:13%;aspect-ratio:2.4/1;transform:translate(-50%,-50%) scale(.6);border-radius:50%;border:2px solid var(--gold);background:radial-gradient(closest-side,rgba(251,176,64,.45),rgba(251,176,64,0));opacity:0;transition:opacity .45s var(--ease),transform .6s var(--ease);pointer-events:none}
.zone::after{content:"";position:absolute;inset:-2px;border-radius:50%;border:2px solid var(--gold);animation:ping 1.8s var(--ease) infinite}
.zone.hit{opacity:1;transform:translate(-50%,-50%) scale(1)}
@keyframes ping{0%{transform:scale(1);opacity:.9}100%{transform:scale(1.6);opacity:0}}
.map-dim{position:absolute;inset:0;background:rgba(23,23,62,.28);opacity:0;transition:opacity .5s;pointer-events:none}
.map-frame.filtering .map-dim{opacity:1}
.pin{position:absolute;transform:translate(-50%,-100%);border:0;background:none;cursor:pointer;padding:0;z-index:2;opacity:0;transition:opacity .5s, transform .6s var(--ease)}
.map-frame.in .pin{opacity:1}
.pin b{display:grid;place-items:center;width:30px;height:30px;border-radius:50% 50% 50% 0;transform:rotate(-45deg);background:var(--navy);border:2px solid #fff;box-shadow:0 6px 14px rgba(0,0,0,.35);transition:background .3s,transform .3s var(--ease)}
.pin b i{transform:rotate(45deg);font:700 14px/1 var(--cond);color:var(--gold);font-style:normal}
.pin:hover b,.pin[aria-expanded=true] b{background:var(--gold);transform:rotate(-45deg) scale(1.15)}
.pin:hover b i,.pin[aria-expanded=true] b i{color:var(--navy)}
.tip{position:absolute;z-index:3;width:230px;background:#fff;color:var(--text);border-radius:6px;padding:14px 16px;box-shadow:0 18px 40px -12px rgba(23,23,62,.5);font-size:14px;line-height:1.45;transform:translate(-50%,calc(-100% - 46px)) scale(.92);opacity:0;pointer-events:none;transition:opacity .3s,transform .4s var(--ease)}
.tip.show{opacity:1;transform:translate(-50%,calc(-100% - 46px)) scale(1)}
.tip.below{transform:translate(-50%,14px) scale(.92)}
.tip.below.show{transform:translate(-50%,14px) scale(1)}
.tip strong{display:block;font:700 19px/1.1 var(--cond);text-transform:uppercase;letter-spacing:.03em;color:var(--navy);margin-bottom:4px}
.legend{display:flex;flex-wrap:wrap;gap:18px;margin-top:16px;font-size:14px;color:var(--mute)}

/* ---------- photo band ---------- */
.band{position:relative;height:clamp(380px,62vh,640px);overflow:hidden;background:var(--deep)}
.band-img{position:absolute;top:0;bottom:0;left:0;width:150%;background-size:cover;background-position:center;will-change:transform}
.band::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(16,16,43,.85),rgba(16,16,43,.1) 60%)}
.band-copy{position:absolute;z-index:2;left:var(--gutter);right:var(--gutter);bottom:clamp(30px,6vw,64px);display:flex;justify-content:space-between;align-items:end;gap:30px;flex-wrap:wrap}
.band-copy .h2{font-size:clamp(40px,5.4vw,84px)}
.band-copy p{max-width:32ch;font-size:18px;color:rgba(255,255,255,.88)}

/* ---------- amenities ---------- */
.amen{background:var(--paper);color:var(--text);padding:clamp(100px,12vw,180px) 0}
.amen-top{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,90px);align-items:end}
.amen-top .h2{color:var(--navy)}
.amen-top p{color:#3b3e58}
.amen-cols{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(30px,4vw,60px);margin-top:clamp(56px,7vw,96px)}
.amen-col h3{font-family:var(--cond);font-weight:700;text-transform:uppercase;letter-spacing:.06em;font-size:22px;color:var(--navy);padding-bottom:16px;border-bottom:2px solid var(--navy);margin-bottom:6px}
.amen-col ul{list-style:none}
.amen-col li{display:flex;align-items:center;gap:18px;padding:17px 0;border-bottom:1px solid rgba(39,39,80,.13)}
.amen-col li svg{width:34px;height:34px;flex:none;stroke:var(--navy);fill:none;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;transition:transform .6s var(--ease),stroke .3s}
.amen-col li:hover svg{transform:rotate(-10deg) scale(1.14);stroke:var(--gold-ink)}
.amen-col li small{display:block;color:var(--mute);font-size:14px;line-height:1.4}
.price{display:inline-block;font-family:var(--cond);font-weight:700;color:var(--deep);background:var(--gold);border-radius:3px;padding:2px 8px;margin-left:6px;font-size:16px;letter-spacing:.04em}

/* ---------- river route ---------- */
.route{background:var(--navy);height:300vh}
.route-pin{position:sticky;top:0;height:100svh;display:grid;grid-template-columns:.8fr 1.2fr;align-items:center;gap:clamp(20px,4vw,60px);padding:0 var(--gutter);overflow:hidden}
.legs{list-style:none;margin-top:40px}
.leg{padding:16px 0 16px 26px;border-left:2px solid rgba(255,255,255,.18);opacity:.35;transition:opacity .6s,border-color .6s}
.leg.on{opacity:1;border-color:var(--gold)}
.leg b{font-family:var(--cond);font-weight:700;text-transform:uppercase;font-size:28px;letter-spacing:.02em;display:block;line-height:1.1}
.leg span{font-size:15px;color:rgba(255,255,255,.72)}
.map-wrap{height:min(84vh,760px)}
.map-wrap svg{width:100%;height:100%}
.ml{font:500 14px var(--sans);fill:rgba(255,255,255,.6)}
.ml.big{font:700 34px var(--cond);letter-spacing:.06em;fill:rgba(255,255,255,.55)}

/* ---------- realty ---------- */
.realty{background:var(--paper);color:var(--text);padding:clamp(100px,12vw,180px) 0;overflow:hidden}
.realty-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,90px);align-items:center}
.realty .h2{color:var(--navy)}
.realty .body-l{margin-top:28px;color:#3b3e58}
.realty .body-l+.body-l{margin-top:16px}
.facts{display:flex;gap:40px;margin-top:34px;flex-wrap:wrap}
.facts b{display:block;font:700 54px/.9 var(--cond);color:var(--navy)}
.facts small{color:var(--mute);font-size:15px}
.render{position:relative}
.render img{width:100%;max-width:560px;margin-left:auto;transform:translateY(60px);opacity:0;transition:transform 1.4s var(--ease),opacity 1.2s}
.render.in img{transform:none;opacity:1}
.render .tag{position:absolute;left:0;bottom:12%;background:var(--navy);color:#fff;padding:14px 18px;border-radius:4px;font:600 18px/1.2 var(--cond);letter-spacing:.06em;text-transform:uppercase}
.render .tag span{color:var(--gold)}
.lots-head{display:flex;justify-content:space-between;align-items:end;flex-wrap:wrap;gap:20px;margin-top:clamp(70px,9vw,120px)}
.tabs{display:flex;gap:6px;background:var(--mist);padding:5px;border-radius:6px}
.tab{border:0;background:transparent;padding:12px 18px;border-radius:4px;font:700 17px/1 var(--cond);letter-spacing:.06em;text-transform:uppercase;color:var(--navy);cursor:pointer;transition:background .3s,color .3s}
.tab[aria-selected=true]{background:var(--navy);color:var(--gold)}
.lots{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:28px}
.lot{border:1px solid rgba(39,39,80,.15);border-radius:6px;padding:18px;display:flex;flex-direction:column;background:#fff;transition:transform .5s var(--ease),box-shadow .5s,border-color .3s;animation:lotIn .7s var(--ease) both}
.lot:hover{transform:translateY(-6px);box-shadow:0 26px 40px -26px rgba(23,23,62,.5);border-color:var(--navy)}
@keyframes lotIn{from{opacity:0;transform:translateY(20px)}}
.lot .plan{aspect-ratio:1/1;display:grid;place-items:center;background:repeating-linear-gradient(0deg,transparent 0 23px,rgba(39,39,80,.06) 23px 24px),repeating-linear-gradient(90deg,transparent 0 23px,rgba(39,39,80,.06) 23px 24px);border-radius:4px}
.lot .plan img{max-height:86%;max-width:86%;object-fit:contain}
.lot .plan .n{font:700 76px/1 var(--cond);color:rgba(39,39,80,.16)}
.lot h4{font:700 22px/1.1 var(--cond);text-transform:uppercase;letter-spacing:.03em;color:var(--navy);margin-top:14px}
.lot p{font-size:14px;color:var(--mute);margin-top:2px}
.lot a{margin-top:12px;font:700 15px/1 var(--cond);letter-spacing:.08em;text-transform:uppercase;color:var(--gold-ink);text-decoration:none}
.lot a:hover{color:var(--navy)}

/* ---------- live & play ---------- */
.play{position:relative;background:var(--deep);min-height:100svh;overflow:hidden;display:grid;align-items:end}
.play-img{position:absolute;inset:0;background-size:cover;background-position:center;clip-path:circle(var(--r,12%) at 70% 50%);will-change:clip-path}
.play::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(16,16,43,.9) 0%,rgba(16,16,43,.55) 50%,rgba(16,16,43,.1) 100%);opacity:var(--o,0);pointer-events:none}
.play-copy{position:relative;z-index:2;padding:clamp(80px,10vw,140px) var(--gutter);max-width:780px}
.play-copy p{margin-top:26px;color:rgba(255,255,255,.88)}
.play-list{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px;list-style:none}
.play-list li{border:1px solid rgba(255,255,255,.35);border-radius:999px;padding:9px 16px;font:600 16px/1 var(--cond);letter-spacing:.08em;text-transform:uppercase}

/* ---------- contact ---------- */
.contact{background:var(--night);padding:clamp(100px,12vw,170px) 0 clamp(60px,8vw,100px)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,100px)}
.contact .body-l{margin-top:26px;color:rgba(255,255,255,.76)}
.direct{margin-top:40px;display:grid;gap:24px}
.direct small{display:block;font-size:14px;color:rgba(255,255,255,.55);margin-bottom:2px}
.direct .big{font:700 clamp(32px,3.2vw,46px)/1.05 var(--cond);letter-spacing:.02em;text-decoration:none;text-transform:uppercase}
.direct a.big:hover{color:var(--gold)}
.map-embed{margin-top:38px;border-radius:6px;overflow:hidden;aspect-ratio:16/10;background:var(--navy)}
.map-embed iframe{width:100%;height:100%;border:0;display:block}
form.inquiry{background:var(--navy);border-radius:8px;padding:clamp(26px,3.4vw,46px);align-self:start;border-top:4px solid var(--gold)}
.inquiry h3{font:700 38px/1 var(--cond);text-transform:uppercase}
.inquiry .lead-done strong{font-size:34px}
.inquiry>.form-body>p{margin-top:8px;color:rgba(255,255,255,.7);font-size:15px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{margin-top:22px;display:flex;flex-direction:column}
.field label{font-size:14px;color:rgba(255,255,255,.72);margin-bottom:8px}
.field input,.field select,.field textarea{font:400 17px var(--sans);color:#fff;background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.32);padding:10px 0;border-radius:0;transition:border-color .3s}
.field select{-webkit-appearance:none;appearance:none;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23fbb040' stroke-width='1.6' fill='none'/%3E%3C/svg%3E") no-repeat right 4px center}
.field select option{color:#111}
.field textarea{resize:vertical;min-height:90px}
.field input:focus,.field select:focus,.field textarea:focus{outline:0;border-color:var(--gold)}
.inquiry .btn{margin-top:30px}
.err{color:#ffb39a;font-size:14px;margin-top:12px;min-height:20px}
.form-done{display:none;padding:30px 0 10px}
.inquiry.sent .form-body{display:none}
.inquiry.sent .form-done{display:block;animation:lotIn .8s var(--ease)}

/* ---------- footer ---------- */
footer{background:var(--night);border-top:1px solid rgba(255,255,255,.1);padding:60px 0 40px}
.foot{display:grid;grid-template-columns:auto 1fr auto;gap:40px;align-items:center}
.foot img{width:110px;height:110px;border-radius:50%}
.foot ul{display:flex;flex-wrap:wrap;gap:8px 28px;list-style:none;justify-content:center}
.foot ul a{text-decoration:none;font:600 18px/1 var(--cond);letter-spacing:.08em;text-transform:uppercase;opacity:.8}
.foot ul a:hover{opacity:1;color:var(--gold)}
.foot address{font-style:normal;text-align:right;font-size:15px;line-height:1.7;color:rgba(255,255,255,.72)}
.foot address a{text-decoration:none;color:var(--gold);font-weight:600}
.copy{margin-top:40px;padding-top:24px;border-top:1px solid rgba(255,255,255,.08);font-size:13px;color:rgba(255,255,255,.45)}

/* ---------- lead forms (shared) ---------- */
.lead{position:relative}
.lead .lf{display:flex;flex-direction:column;min-width:0}
.lead label{font-size:13px;margin-bottom:6px}
.lead input,.lead select,.lead textarea{font:400 16px var(--sans);width:100%;min-width:0;border-radius:4px;padding:13px 14px;border:1.5px solid;transition:border-color .25s,box-shadow .25s;-webkit-appearance:none;appearance:none}
.lead select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23fbb040' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;padding-right:36px}
.lead textarea{resize:vertical;min-height:84px}
.lead input:focus,.lead select:focus,.lead textarea:focus{outline:0;border-color:var(--gold);box-shadow:0 0 0 3px rgba(251,176,64,.25)}
.lead [aria-invalid=true]{border-color:#e0664a!important}
.lead-light label{color:var(--mute)}
.lead-light input,.lead-light select,.lead-light textarea{background-color:#fff;color:var(--text);border-color:#d9dce8}
.lead-dark label{color:rgba(255,255,255,.72)}
.lead-dark input,.lead-dark select,.lead-dark textarea{background-color:rgba(255,255,255,.06);color:#fff;border-color:rgba(255,255,255,.22)}
.lead-dark select option{color:#111}
.lead-dark ::placeholder{color:rgba(255,255,255,.45)}
.lead-err{font-size:14px;color:#b4380c;margin:0}
.lead-dark .lead-err{color:#ffb39a}
.lead-err:empty{display:none}
.lead-done{display:none}
.lead.sent .lead-body{display:none}
.lead.sent .lead-done{display:block;animation:lotIn .7s var(--ease)}
.lead-done strong{display:flex;align-items:center;gap:10px;font:700 26px/1.1 var(--cond);text-transform:uppercase;letter-spacing:.03em}
.lead-done strong svg{width:28px;height:28px;flex:none}
.lead-done p{margin-top:8px;font-size:15px;line-height:1.55}
.lead-done .pv{display:block;margin-top:8px;font-size:12px;opacity:.65}
.lead-light .lead-done strong{color:var(--navy)}
.lead-light .lead-done p{color:var(--mute)}
.lead-dark .lead-done strong{color:var(--gold)}
.lead-dark .lead-done p{color:rgba(255,255,255,.8)}
.btn[disabled]{opacity:.6;pointer-events:none}
.fine{font-size:13px;line-height:1.5}

/* finder quick form */
.finder .lead{margin-top:18px;padding-top:18px;border-top:1px solid #e6e8f0}
.finder .lead-body{display:grid;gap:12px}
.finder .lead .btn{margin-top:4px;width:100%}

/* CTA band */
.cta{background:var(--navy);padding-block:clamp(70px,9vw,120px);position:relative;overflow:hidden}
.cta::before{content:"";position:absolute;right:-120px;top:-120px;width:420px;height:420px;border-radius:50%;border:2px solid rgba(251,176,64,.18);box-shadow:0 0 0 40px rgba(251,176,64,.05),0 0 0 90px rgba(251,176,64,.03)}
.cta-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(30px,5vw,80px);align-items:center;position:relative}
.cta-grid>*{min-width:0}
.cta .h2{font-size:clamp(42px,5.4vw,80px)}
.cta p.body-l{margin-top:18px;color:rgba(255,255,255,.8)}
.cta .lead-body{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.lead-body .full{grid-column:1/-1}
.cta .lead .btn,.mbody .lead .btn{width:100%}

/* contact form refit */
.contact .lead-body{display:grid;gap:16px}
.contact .lead-body .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.contact .lead .btn{justify-self:start;margin-top:6px}
.contact-grid>*{min-width:0}
.email-row{display:flex;align-items:center;gap:12px;flex-wrap:wrap}
.copybtn{border:1px solid rgba(255,255,255,.3);background:transparent;color:#fff;border-radius:4px;padding:8px 12px;font:600 14px/1 var(--cond);letter-spacing:.08em;text-transform:uppercase;cursor:pointer;transition:all .25s}
.copybtn:hover{border-color:var(--gold);color:var(--gold)}
.direct .big.email{text-transform:none;font-size:clamp(21px,2.4vw,34px);overflow-wrap:anywhere}

/* footer news form */
.news{display:flex;justify-content:space-between;align-items:center;gap:24px 40px;flex-wrap:wrap;padding-bottom:44px;margin-bottom:44px;border-bottom:1px solid rgba(255,255,255,.08)}
.news h3{font:700 30px/1 var(--cond);text-transform:uppercase;letter-spacing:.03em}
.news p{color:rgba(255,255,255,.65);font-size:15px;margin-top:6px}
.news-form{flex:1 1 360px;max-width:480px}
.foot-news{display:grid;grid-template-columns:1fr auto;gap:10px}
.foot-news .lf label{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.foot-news .lead-err{grid-column:1/-1}
.copy{display:flex;justify-content:space-between;gap:10px 30px;flex-wrap:wrap}
.copy b{color:rgba(255,255,255,.8);font-weight:600}

/* dialogs */
dialog.modal{border:0;padding:0;background:transparent;color:#fff;width:calc(100% - 32px);max-width:880px;max-height:calc(100svh - 32px);margin:auto;overflow:visible}
dialog.modal.sm{max-width:560px}
dialog.modal::backdrop{background:rgba(10,10,32,.72);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
dialog.modal[open]{animation:popIn .55s var(--ease)}
dialog.modal[open]::backdrop{animation:fadeIn .4s ease}
@keyframes popIn{from{opacity:0;transform:translateY(24px) scale(.96)}}
@keyframes fadeIn{from{opacity:0}}
.mcard{position:relative;background:var(--navy);color:#fff;border-radius:10px;overflow:auto;max-height:calc(100svh - 32px);box-shadow:0 40px 100px -30px rgba(0,0,0,.6);border-top:4px solid var(--gold);overscroll-behavior:contain}
.mclose{position:absolute;top:12px;right:12px;z-index:5;width:44px;height:44px;border-radius:50%;border:0;background:rgba(16,16,43,.6);color:#fff;cursor:pointer;display:grid;place-items:center;transition:background .25s,transform .4s var(--ease)}
.mclose:hover{background:var(--gold);color:var(--navy);transform:rotate(90deg)}
.mclose svg{width:18px;height:18px}
.mbody{padding:clamp(26px,3.6vw,44px);min-width:0}
.mbody h3{font:700 clamp(32px,3.4vw,44px)/.95 var(--cond);text-transform:uppercase;padding-right:40px}
.mbody > p{margin-top:10px;color:rgba(255,255,255,.75);font-size:15px}
.mbody .lead{margin-top:22px}
.mbody .lead-body{display:grid;grid-template-columns:1fr 1fr;gap:14px}
/* promo */
.promo{display:grid;grid-template-columns:.95fr 1.05fr}
.promo-art{position:relative;min-height:100%;overflow:hidden;background-size:cover;background-position:center}
.promo-art::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(23,23,62,.25),rgba(23,23,62,.92) 75%)}
.promo-art .badge{position:absolute;z-index:2;left:clamp(22px,3vw,36px);right:clamp(22px,3vw,36px);bottom:clamp(22px,3vw,36px)}
.promo-art .badge small{display:inline-block;font:700 15px/1 var(--cond);letter-spacing:.14em;text-transform:uppercase;background:var(--gold);color:var(--navy);padding:7px 10px;border-radius:3px}
.promo-art .badge b{display:block;margin-top:12px;font:700 clamp(54px,6vw,92px)/.84 var(--cond);text-transform:uppercase;color:#fff}
.promo-art .badge b span{color:var(--gold)}
.promo-art img{position:absolute;z-index:2;top:22px;left:22px;width:64px;height:64px;border-radius:50%;animation:bob 3.4s ease-in-out infinite}
@keyframes bob{50%{transform:translateY(-6px) rotate(-6deg)}}
.promo .mbody h3 span{color:var(--gold)}
.promo .mbody > p.promo-q{margin:0 0 12px;padding-right:44px;font:700 20px/1.1 var(--cond);letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}
.promo .fine{margin-top:14px;color:rgba(255,255,255,.55)}
.shine{position:relative;overflow:hidden}
.shine::after{content:"";position:absolute;top:0;bottom:0;width:40%;left:-60%;background:linear-gradient(100deg,transparent,rgba(255,255,255,.55),transparent);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite 1s;pointer-events:none}
@keyframes shine{0%{left:-60%}45%,100%{left:130%}}
/* floating offer tab */
.promo-pill{position:fixed;z-index:40;white-space:nowrap;left:max(16px,env(safe-area-inset-left,0px));bottom:calc(16px + env(safe-area-inset-bottom,0px));display:flex;align-items:center;gap:10px;border:0;cursor:pointer;background:var(--gold);color:var(--navy);font:700 17px/1 var(--cond);letter-spacing:.08em;text-transform:uppercase;padding:14px 20px 14px 16px;border-radius:999px;box-shadow:0 14px 34px -10px rgba(0,0,0,.5);transform:translateY(160%);transition:transform .7s var(--ease),background .25s}
.promo-pill.show{transform:none}
.promo-pill svg{width:20px;height:24px;flex:none}
.promo-pill:hover{background:var(--gold-2)}
.promo-pill i{position:absolute;inset:0;border-radius:999px;border:2px solid var(--gold);animation:ping 2.2s var(--ease) infinite;pointer-events:none}

@media (max-width:1080px){
  .cta-grid{grid-template-columns:1fr}
}
@media (max-width:640px){
  .cta .lead-body,.mbody .lead-body,.contact .lead-body .row{grid-template-columns:1fr}
  .contact .lead .btn{width:100%;justify-self:stretch}
  .news{flex-direction:column;align-items:stretch}
  .news-form{flex:none;max-width:none}
  .foot-news{grid-template-columns:1fr}
  dialog.modal,dialog.modal.sm{width:100%;max-width:100%;margin:auto 0 0;max-height:94svh}
  dialog.modal[open]{animation:sheetUp .55s var(--ease)}
  .mcard{border-radius:16px 16px 0 0;max-height:94svh;padding-bottom:env(safe-area-inset-bottom,0px)}
  .promo{grid-template-columns:1fr}
  .promo-art{min-height:150px}
  .promo-art img{display:none}
  .promo-art .badge b{font-size:46px}
  .promo-art .badge b br{display:none}
  .mbody{padding:24px 20px 26px}
  .mbody h3{font-size:32px}
  .copy{flex-direction:column}
  .promo-pill{left:50%;transform:translate(-50%,160%)}
  .promo-pill.show{transform:translate(-50%,0)}
}
@keyframes sheetUp{from{transform:translateY(100%)}}

/* ---------- responsive ---------- */
@media (max-width:1080px){
  .nav ul,.nav>.btn{display:none}
  .menu-btn{display:block}
  .nav.open{background:var(--deep);height:100svh;flex-wrap:wrap;align-content:flex-start}
  .nav.open ul{display:flex;flex-direction:column;gap:4px;width:100%;margin-top:40px}
  .nav.open ul a{font-size:44px;opacity:1}
  .nav.open>.btn{display:inline-flex;margin-top:30px}
  .explore-grid,.secure-head,.secure-grid,.map-head,.amen-top,.realty-grid,.contact-grid{grid-template-columns:1fr}
  .map-layout{grid-template-columns:1fr}
  .finder{position:static;order:2}
  .amen-cols{grid-template-columns:1fr 1fr}
  .lots{grid-template-columns:repeat(3,1fr)}
  .dock-stage{top:76px;height:34vh;z-index:2}
  .feature{min-height:34vh}
  .route-pin{grid-template-columns:1fr;grid-template-rows:auto 1fr;align-content:center;padding-top:84px;padding-bottom:30px}
  .legs{margin-top:20px;display:flex;gap:10px}
  .leg{border-left:0;border-top:2px solid rgba(255,255,255,.18);padding:12px 0 0;flex:1}
  .leg b{font-size:20px}
  .leg span{display:none}
  .map-wrap{height:auto}
  .seal{display:none}
  .foot{grid-template-columns:1fr;text-align:center;justify-items:center}
  .foot address{text-align:center}
}
@media (max-width:640px){
  body{font-size:16px}
  .amen-cols{grid-template-columns:1fr}
  .lots{grid-template-columns:1fr 1fr}
  .row{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .stat b{font-size:46px}
  .brand span{font-size:20px}
  .brand img{width:46px;height:46px}
  .pin b{width:24px;height:24px}
  .pin b i{font-size:11px}
  .tip{width:190px;font-size:13px}
  .ml{font-size:22px}
  .ml.big{font-size:42px}
  .play-img{clip-path:circle(var(--r,12%) at 50% 30%)}
  .hero .actions .btn{flex:1 1 100%}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important;transition-delay:0s!important}
  html{scroll-behavior:auto}
}
/* ---------- multi-page additions ---------- */
.nav ul a[aria-current=page]{opacity:1;color:var(--gold)}
.nav ul a[aria-current=page]::after{transform:scaleX(1)}
.loader.cover{clip-path:inset(0 0 0 0);transition:clip-path .6s var(--ease)}
.loader.cover img{animation:drop2 .8s var(--ease) both}
@keyframes drop2{0%{transform:translateY(-30px) rotate(-25deg) scale(.6);opacity:0}60%{transform:translateY(6px) rotate(6deg) scale(1.02);opacity:1}100%{transform:none}}
.page[hidden]{display:none!important}

/* page heroes */
.hero--page{height:78svh;min-height:560px}
.hero--page .slide{opacity:1;transform:scale(1.18);transition:transform 7s cubic-bezier(.2,.7,.2,1)}
.hero--page.in .slide{transform:scale(1.02)}
.hero--page .d1{font-size:clamp(54px,8vw,136px)}
.hero--page .kicker a{color:inherit;text-decoration:none;opacity:.75}
.hero--page .kicker a:hover{opacity:1}
.hero--page .kicker b{font-weight:600;color:#fff}

/* home intro */
.intro{padding-block:clamp(90px,11vw,160px) clamp(70px,9vw,120px)}
.intro .btn{margin-top:32px}

/* home tiles */
.tiles{background:var(--mist);color:var(--text);padding-block:clamp(90px,11vw,160px)}
.tiles-head{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,90px);align-items:end}
.tiles-head .h2{color:var(--navy)}
.tiles-head p{color:#3b3e58}
.tile-grid{display:grid;grid-template-columns:1.25fr 1fr 1fr;grid-auto-rows:clamp(250px,24vw,330px);gap:18px;margin-top:clamp(40px,6vw,70px)}
.tile{position:relative;display:block;overflow:hidden;border-radius:8px;text-decoration:none;color:#fff;background:var(--navy);border:0;padding:0;text-align:left;cursor:pointer;font:inherit;
  clip-path:inset(22% 0 0 0 round 8px);opacity:0;transition:clip-path 1.2s var(--ease),opacity .9s ease}
.tile.in{clip-path:inset(0 0 0 0 round 8px);opacity:1}
.tile:nth-child(2){transition-delay:.1s}.tile:nth-child(3){transition-delay:.2s}.tile:nth-child(4){transition-delay:.3s}.tile:nth-child(5){transition-delay:.4s}
.t-big{grid-row:span 2}
.tile-img{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.12);transition:transform 1.6s var(--ease)}
.tile.in .tile-img{transform:scale(1)}
.tile:hover .tile-img{transform:scale(1.07)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(16,16,43,.92) 0%,rgba(16,16,43,.35) 50%,rgba(16,16,43,.05) 100%);transition:opacity .5s}
.tile:hover::after{opacity:.85}
.tile-copy{position:absolute;z-index:2;left:24px;right:88px;bottom:22px}
.tile-copy small{display:block;font:600 15px/1 var(--cond);letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.tile-copy b{display:block;margin-top:8px;font:700 clamp(28px,2.6vw,42px)/.95 var(--cond);text-transform:uppercase;letter-spacing:.01em}
.tile-copy em{display:block;margin-top:10px;font-style:normal;font-size:15px;line-height:1.45;color:rgba(255,255,255,.85);max-width:38ch}
.tile-go{position:absolute;z-index:2;right:20px;bottom:20px;width:52px;height:52px;border-radius:50%;background:var(--gold);color:var(--navy);display:grid;place-items:center;transition:transform .5s var(--ease)}
.tile-go svg{width:20px;height:20px}
.tile:hover .tile-go{transform:translateX(4px) rotate(-45deg)}
.t-render .tile-img{background-color:#fff;background-size:contain;background-repeat:no-repeat;background-position:center 30%}
.t-offer{background:var(--gold);color:var(--navy)}
.t-offer::after{display:none}
.t-offer .tile-copy small{color:var(--navy)}
.t-offer .tile-copy em{color:rgba(23,23,62,.8)}
.t-offer .tile-go{background:var(--navy);color:var(--gold)}
.t-offer .anchor-mark{position:absolute;right:-30px;top:-30px;width:220px;height:260px;color:rgba(23,23,62,.12);transform:rotate(14deg);transition:transform 1.2s var(--ease)}
.t-offer:hover .anchor-mark{transform:rotate(0deg) translateY(10px)}

@media (max-width:1080px){
  .tiles-head{grid-template-columns:1fr}
  .tile-grid{grid-template-columns:1fr 1fr}
  .t-big{grid-row:auto;grid-column:1/-1}
}
@media (max-width:640px){
  .hero--page{height:auto;min-height:72svh}
  .tile-grid{grid-template-columns:1fr;grid-auto-rows:250px}
}