:root{--navy:#152b37;--ink:#23323a;--muted:#67757c;--line:#dce2e3;--sand:#f5f3ef;--cream:#faf9f6;--gold:#aa8354;--white:#fff;--max:1150px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--cream);line-height:1.6}a{color:inherit}img{max-width:100%;display:block}.wrap{width:min(calc(100% - 44px),var(--max));margin:auto}.site-header{background:var(--white);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:10}.header-inner{display:flex;align-items:center;justify-content:space-between;min-height:78px;gap:24px}.brand{text-decoration:none;font-weight:700;letter-spacing:.06em;color:var(--navy);font-size:19px;line-height:1.2}.brand small{display:block;letter-spacing:.18em;font-size:9px;font-weight:600;margin-top:6px;color:var(--gold)}.nav{display:flex;align-items:center;gap:25px}.nav a{text-decoration:none;font-size:12px;letter-spacing:.08em;text-transform:uppercase;font-weight:700}.nav a:hover,.nav a[aria-current=page]{color:var(--gold)}.nav .nav-cta{background:var(--navy);color:#fff;padding:12px 15px}.menu-btn{display:none;background:transparent;border:1px solid var(--line);padding:10px 12px;font-size:14px;color:var(--navy)}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:11px;color:var(--gold);font-weight:700;margin:0 0 15px}.hero{background:var(--navy);color:#fff;display:grid;grid-template-columns:1fr 1fr;min-height:530px}.hero-copy{align-self:center;padding:70px max(35px,calc((100vw - var(--max))/2)) 70px max(35px,calc((100vw - var(--max))/2));padding-right:60px}.hero h1{font-family:Georgia,serif;font-weight:400;font-size:clamp(43px,5vw,72px);line-height:1.05;margin:0 0 26px}.hero p{max-width:480px;color:#d7e0e2;font-size:17px}.price{font-size:22px;font-weight:600;letter-spacing:.04em;margin:25px 0}.hero-media,.photo-placeholder{background:#dfe4df;display:flex;align-items:center;justify-content:center;min-height:240px;position:relative;color:#5d6967;text-align:center;padding:24px}.hero-media{min-height:530px;background:linear-gradient(140deg,#cad4d0,#e9e7df 65%,#becbc8)}.photo-placeholder:before,.hero-media:before{content:"";position:absolute;inset:17px;border:1px solid rgba(80,93,87,.3);pointer-events:none}.media-label{font-size:12px;letter-spacing:.11em;text-transform:uppercase;max-width:280px;font-weight:700}.btn{display:inline-block;background:var(--gold);color:#fff;text-decoration:none;padding:14px 21px;font-size:12px;letter-spacing:.09em;text-transform:uppercase;font-weight:700;border:0;cursor:pointer}.btn:hover{background:#8e693e}.btn-outline{border:1px solid var(--gold);color:var(--navy);background:transparent}.btn-outline:hover{color:#fff}.section{padding:85px 0}.section.tight{padding:55px 0}.section.light{background:#fff}.section h2,.page-intro h1{font-family:Georgia,serif;font-weight:400;color:var(--navy);font-size:clamp(35px,4vw,51px);line-height:1.16;margin:0 0 22px}.lead{font-size:18px;max-width:750px;color:#596a71}.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:30px}.feature{padding:26px;background:#fff;border:1px solid var(--line)}.feature h3,.document h3{color:var(--navy);font-size:19px;margin:6px 0 10px}.feature p,.document p{margin:0;color:var(--muted);font-size:14px}.number{color:var(--gold);font-size:12px;letter-spacing:.1em}.photo-tile{min-height:300px}.band{padding:58px 0;background:var(--navy);color:#fff}.band-inner{display:flex;align-items:center;justify-content:space-between;gap:30px}.band h2{font-family:Georgia,serif;font-weight:400;font-size:35px;margin:0}.band p{color:#d9e1e4}.page-intro{padding:74px 0 60px;background:var(--sand);border-bottom:1px solid var(--line)}.page-intro p{max-width:780px}.document{padding:25px;background:#fff;border:1px solid var(--line)}.doc-label{display:inline-block;color:var(--gold);font-weight:700;font-size:11px;text-transform:uppercase;letter-spacing:.12em}.doc-state{color:#7e8789;font-size:12px;margin-top:18px}.document a{display:inline-block;margin-top:15px;color:var(--navy);font-weight:bold;text-decoration:underline}.note{border-left:3px solid var(--gold);padding:15px 20px;background:#fff;color:#516169;font-size:14px}.map-placeholder{background:linear-gradient(145deg,#e3e8e4,#f0eee9);border:1px solid var(--line);min-height:400px;display:flex;align-items:center;justify-content:center;text-align:center;padding:30px;color:#526363}.contact-panel{background:#fff;border:1px solid var(--line);padding:32px}.contact-panel h2{font-size:30px}.contact-form{display:grid;gap:18px}.field label{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.1em;font-weight:700;margin-bottom:6px;color:var(--navy)}.field input,.field textarea,.field select{width:100%;border:1px solid #cbd3d5;padding:13px;background:#fff;color:var(--ink);font:inherit;border-radius:0}.field textarea{min-height:130px;resize:vertical}.small{font-size:13px;color:var(--muted)}.site-footer{background:#0e2029;color:#d0dadd;padding:43px 0 24px}.footer-grid{display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap}.footer-grid a{color:#e8edf0}.footer-small{border-top:1px solid #34464e;margin-top:32px;padding-top:18px;font-size:11px;color:#a6b5bd}.hidden{display:none}.contact-detail a{color:var(--navy)}@media(max-width:900px){.hero{grid-template-columns:1fr}.hero-copy{padding:70px 30px}.hero-media{min-height:330px}.grid-3{grid-template-columns:1fr 1fr}}@media(max-width:700px){.header-inner{min-height:68px}.menu-btn{display:block}.nav{display:none;position:absolute;top:68px;left:0;right:0;background:#fff;padding:20px 22px;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:18px}.nav.open{display:flex}.grid-3,.grid-2{grid-template-columns:1fr}.section{padding:55px 0}.band-inner{align-items:flex-start;flex-direction:column}.hero h1{font-size:46px}.wrap{width:min(calc(100% - 36px),var(--max))}}

/* Property-specific approved concept rendering */
.hero-media.rendering,.photo-placeholder.rendering-tile{background:#dce5e6 url('assets/proposed-home-rendering.jpg') center center / cover no-repeat; padding:0;}
.hero-media.rendering:before,.photo-placeholder.rendering-tile:before{display:none;}
.render-caption{position:absolute;bottom:13px;left:14px;background:rgba(10,28,38,.8);color:white;padding:7px 10px;font-size:11px;letter-spacing:.04em;text-align:left;}

/* Brokerage identity */
.agent-photo{width:100%;max-width:235px;aspect-ratio:1;object-fit:cover;object-position:center 28%;margin:0 0 22px;border-radius:2px}
.contact-team-logo{width:100%;max-width:325px;height:auto;object-fit:contain;margin:16px 0 10px}
.contact-compass-logo{max-width:170px;width:55%;height:auto;object-fit:contain;margin:10px 0 18px}
.footer-team-logo{display:block;max-width:280px;width:100%;height:auto;filter:brightness(0) invert(1);opacity:.9;margin-top:18px}
.contact-detail a{overflow-wrap:anywhere}