/* ============================================================
   HERITAGE — Luxury Residential Brokerage
   Design basis: Heritage theme spec (editorial serif display,
   0–2px radius, ghost text-buttons, tall transparent header,
   full-bleed photography, subtle fade-up reveals).
   Palette overridden to a NEUTRAL deep-charcoal / greige system
   (no navy, no blue, no gold). Small, restrained type scale.
   No emojis / no icon-art. Lenis smooth-scroll wired.
   ============================================================ */

/* ---------- Lenis smooth-scroll (required runtime rules) ---------- */
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto !important}
.lenis.lenis-smooth [data-lenis-prevent]{overscroll-behavior:contain}
.lenis.lenis-stopped{overflow:hidden}
.lenis.lenis-smooth iframe{pointer-events:none}

/* ---------- Tokens ---------- */
:root{
  /* Neutral palette — charcoal ink on greige/off-white canvas */
  --canvas:#F7F6F3;      /* off-white / page */
  --panel:#EFEDE7;       /* soft greige panel */
  --mist:#E4E1DA;        /* light fill */
  --line:#DAD6CD;        /* hairline */
  --ink:#1C1B19;         /* near-black charcoal */
  --ink-2:#211F1C;       /* dark band ground */
  --stone:#67635B;       /* muted body */
  --stone-2:#8A857B;     /* lighter muted */
  --greige:#9B9486;      /* restrained neutral accent */
  --on-dark:#F4F2ED;     /* text on dark bands */
  --on-dark-mute:#B4AEA2;

  /* Type */
  --serif:'EB Garamond',Georgia,'Times New Roman',serif;
  --sans:'Inter',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;

  /* Rhythm */
  --pad-section:96px;
  --pad-section-sm:64px;
  --c-primary:1200px;
  --c-wide:1400px;
  --c-text:820px;
  --c-narrow:680px;

  /* Motion */
  --t-fast:.18s ease;
  --t-mid:.35s cubic-bezier(.4,0,.2,1);
  --t-slow:.6s cubic-bezier(.4,0,.2,1);
}

/* ---------- Reset ---------- */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{font-size:62.5%;scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *{animation-duration:.001ms!important;transition-duration:.001ms!important}
}
body{
  font-family:var(--sans);
  font-size:1.55rem;          /* ~15.5px small base */
  font-weight:400;
  line-height:1.6;
  color:var(--ink);
  background:var(--canvas);
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
button{font-family:inherit;cursor:pointer;border:none;background:none}
ul{list-style:none}

/* ---------- Type scale (refined serif display) ---------- */
h1,h2,h3,h4{
  font-family:var(--serif);
  font-weight:400;
  line-height:1.13;
  letter-spacing:.01em;       /* gentle positive +1px feel */
  color:var(--ink);
}
h1{font-size:clamp(3.2rem,4.6vw,4.4rem);line-height:1.13}
h2{font-size:clamp(2.8rem,3.8vw,4.6rem);line-height:1.13}
h3{font-size:2.2rem;line-height:1.2}
h4{font-family:var(--sans);font-size:1.3rem;font-weight:500;letter-spacing:.04em}
p{font-size:1.55rem;color:var(--stone);line-height:1.7}

/* kicker — uppercase wide micro-label above headings (sans) */
.kicker{
  display:inline-block;
  font-family:var(--sans);
  font-size:1.1rem;
  font-weight:500;
  letter-spacing:.24em;
  text-transform:uppercase;
  color:var(--greige);
  margin-bottom:1.8rem;
}

/* ---------- Layout ---------- */
.container{width:100%;max-width:var(--c-primary);margin:0 auto;padding:0 24px}
.container--wide{max-width:var(--c-wide)}
.container--text{max-width:var(--c-text)}
.container--narrow{max-width:var(--c-narrow)}
.section{padding:var(--pad-section) 0}
.section--tight{padding:var(--pad-section-sm) 0}
.band-dark{background:var(--ink-2);color:var(--on-dark)}
.band-dark h1,.band-dark h2,.band-dark h3,.band-dark h4{color:var(--on-dark)}
.band-dark p{color:var(--on-dark-mute)}
.band-panel{background:var(--panel)}

/* ---------- Buttons ----------
   Signature ghost text-button: 13px uppercase, 1.4px tracking,
   transparent, no border, 0 radius, text-forward with an
   underline that grows on hover. */
.btn{
  display:inline-block;
  font-family:var(--sans);
  font-size:1.3rem;
  font-weight:500;
  letter-spacing:.14em;
  text-transform:uppercase;
  border-radius:0;
  position:relative;
  transition:color var(--t-mid),background var(--t-mid),border-color var(--t-mid),transform var(--t-fast);
}
.btn:active{transform:translateY(1px)}

/* ghost / text-forward (default editorial CTA) */
.btn--ghost{
  background:transparent;border:none;color:var(--ink);
  padding:18px 0;
}
.btn--ghost::after{
  content:"";position:absolute;left:0;bottom:10px;height:1px;width:34px;
  background:currentColor;transition:width var(--t-mid);
}
.btn--ghost:hover::after{width:100%}

/* solid charcoal (rare, used for primary form submit) */
.btn--solid{background:var(--ink);color:var(--on-dark);padding:18px 38px;border:1px solid var(--ink)}
.btn--solid:hover{background:transparent;color:var(--ink)}

/* on imagery — light hairline */
.btn--on-image{
  background:transparent;border:1px solid rgba(255,255,255,.7);color:#fff;
  padding:16px 34px;letter-spacing:.16em;
}
.btn--on-image:hover{background:#fff;color:var(--ink);border-color:#fff}

.btn--block{display:block;width:100%;text-align:center}

/* nav CTA (compact ghost on light) */
.nav-cta{padding:0;font-size:1.15rem}
.nav-cta::after{bottom:-4px}

/* ---------- Header (tall, transparent → solid) ---------- */
.site-header{
  position:fixed;top:0;left:0;right:0;width:100%;z-index:1000;
  background:rgba(247,246,243,0);
  transition:background var(--t-mid),box-shadow var(--t-mid),border-color var(--t-mid);
  border-bottom:1px solid transparent;
  transform:translateZ(0);
  will-change:background;
  -webkit-backface-visibility:hidden;backface-visibility:hidden;
}
.site-header.is-scrolled{
  background:rgba(247,246,243,.95);
  backdrop-filter:saturate(140%) blur(8px);
  border-bottom:1px solid var(--line);
}
.site-header.is-light .brand,
.site-header.is-light .nav-links a,
.site-header.is-light .nav-phone{color:#fff}
.site-header.is-light .nav-cta{color:#fff}
.site-header.is-light.is-scrolled .brand,
.site-header.is-light.is-scrolled .nav-links a,
.site-header.is-light.is-scrolled .nav-phone,
.site-header.is-light.is-scrolled .nav-cta{color:var(--ink)}
.header-inner{
  display:flex;align-items:center;justify-content:space-between;
  height:131px;max-width:var(--c-wide);margin:0 auto;padding:0 32px;
}
.site-header.is-scrolled .header-inner{height:96px;transition:height var(--t-mid)}
.brand{
  font-family:var(--serif);
  font-size:2.4rem;font-weight:400;letter-spacing:.3em;
  text-transform:uppercase;color:var(--ink);transition:color var(--t-mid);
}
.nav{display:flex;align-items:center;gap:42px}
.nav-links{display:flex;gap:30px}
.nav-links a{
  position:relative;font-family:var(--sans);font-size:1.15rem;font-weight:500;letter-spacing:.16em;
  text-transform:uppercase;color:var(--ink);transition:color var(--t-fast);padding:4px 0;
}
.nav-links a::after{
  content:"";position:absolute;left:0;bottom:-2px;width:0;height:1px;
  background:currentColor;transition:width var(--t-mid);
}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav-phone{font-family:var(--sans);font-size:1.2rem;letter-spacing:.08em;color:var(--ink);transition:color var(--t-mid)}

/* hamburger */
.nav-toggle{display:none;width:30px;height:20px;position:relative}
.mobile-nav{display:none}
.nav-toggle span{
  position:absolute;left:0;width:100%;height:1.5px;background:var(--ink);
  transition:transform var(--t-mid),opacity var(--t-mid),background var(--t-mid);
}
.nav-toggle span:nth-child(1){top:0}
.nav-toggle span:nth-child(2){top:9px}
.nav-toggle span:nth-child(3){top:18px}
.is-light .nav-toggle span{background:#fff}
.is-light.is-scrolled .nav-toggle span{background:var(--ink)}
body.menu-open .nav-toggle span:nth-child(1){transform:translateY(9px) rotate(45deg)}
body.menu-open .nav-toggle span:nth-child(2){opacity:0}
body.menu-open .nav-toggle span:nth-child(3){transform:translateY(-9px) rotate(-45deg)}

/* ---------- Hero rotator (full-bleed photo) ---------- */
.hero{position:relative;height:100vh;min-height:660px;overflow:hidden}
.hero-slide{
  position:absolute;inset:0;opacity:0;
  transition:opacity 1.3s ease;
  background-size:cover;background-position:center;
}
.hero-slide.is-active{opacity:1}
.hero-slide::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(20,18,15,.18) 0%,rgba(20,18,15,.06) 40%,rgba(20,18,15,.46) 100%);
}
.hero-content{
  position:absolute;inset:0;z-index:2;
  display:flex;flex-direction:column;align-items:center;justify-content:flex-end;
  text-align:center;color:#fff;padding:0 24px 13vh;
  text-shadow:0 1px 30px rgba(20,18,15,.4);
}
.hero-content .kicker{color:rgba(255,255,255,.92)}
.hero-content h1{color:#fff;max-width:18ch;margin-bottom:2rem;font-weight:400}
.hero-content p{color:rgba(255,255,255,.94);max-width:50ch;margin-bottom:3rem;font-size:1.7rem}
.hero-actions{display:flex;gap:32px;flex-wrap:wrap;justify-content:center;align-items:center}
.hero-actions .btn--ghost{color:#fff;padding:12px 0}
.hero-actions .btn--ghost::after{bottom:4px;background:#fff}
.hero-dots{position:absolute;bottom:34px;left:50%;transform:translateX(-50%);z-index:3;display:flex;gap:12px}
.hero-dots button{width:8px;height:8px;border-radius:50%;background:rgba(255,255,255,.4);transition:background var(--t-fast),transform var(--t-fast)}
.hero-dots button.is-active{background:#fff;transform:scale(1.3)}

/* ---------- Reveal animation (subtle fade-up 300–500ms) ---------- */
.reveal{opacity:0;transform:translateY(20px);transition:opacity .5s ease,transform .5s cubic-bezier(.4,0,.2,1)}
.reveal.is-visible{opacity:1;transform:none}
.reveal[data-delay="1"]{transition-delay:.08s}
.reveal[data-delay="2"]{transition-delay:.16s}
.reveal[data-delay="3"]{transition-delay:.24s}

/* ---------- Section heading block ---------- */
.sec-head{text-align:center;max-width:var(--c-text);margin:0 auto 64px}
.sec-head p{margin-top:1.6rem}
.sec-head--left{text-align:left;margin-left:0}

/* ---------- 3-up promo grid ---------- */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--line)}
.promo-card{position:relative;overflow:hidden;background:var(--ink)}
.promo-card img{width:100%;height:440px;object-fit:cover;transition:transform .8s cubic-bezier(.4,0,.2,1);filter:saturate(.98) brightness(1.03)}
.promo-card:hover img{transform:scale(1.05)}
.promo-card-body{
  position:absolute;left:0;bottom:0;width:100%;padding:32px;
  background:linear-gradient(180deg,transparent,rgba(20,18,15,.66));color:#fff;
}
.promo-card-body h3{color:#fff;margin-bottom:6px;font-weight:400}
.promo-card-body span{font-family:var(--sans);font-size:1.1rem;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.8)}

/* ---------- Intro statement (narrow) ---------- */
.statement{text-align:center;max-width:var(--c-text);margin:0 auto}
.statement h2{font-size:clamp(2.6rem,3.2vw,3.4rem);line-height:1.3;font-weight:400;letter-spacing:.005em;color:var(--ink)}

/* ---------- Split (image + text) ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:0}
.split--reverse .split-media{order:2}
.split-media img{width:100%;height:100%;min-height:520px;object-fit:cover}
.split-body{padding:0 9%}
.split-body .kicker{margin-bottom:1.4rem}
.split-body p{margin:1.8rem 0 2.4rem}

/* ---------- Feature tiles 2x2 ---------- */
.tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:2px;background:var(--line)}
.tile{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--ink)}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.4,0,.2,1);filter:saturate(.98) brightness(1.03)}
.tile:hover img{transform:scale(1.05)}
.tile-label{position:absolute;left:0;bottom:0;padding:28px;color:#fff;z-index:2}
.tile-label h3{color:#fff;font-size:2.2rem;font-weight:400}
.tile-label span{font-family:var(--sans);font-size:1.1rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.82)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 50%,rgba(20,18,15,.52))}

/* ---------- Services / amenities list ---------- */
.amenity-cols{display:grid;grid-template-columns:repeat(3,1fr);gap:44px 52px}
.amenity-item{border-top:1px solid var(--line);padding-top:22px}
.amenity-item h4{margin-bottom:10px;letter-spacing:.02em;font-weight:500;font-size:1.6rem}
.amenity-item p{font-size:1.4rem}

/* ---------- Testimonials ---------- */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:52px}
.quote p{font-family:var(--serif);font-size:1.9rem;line-height:1.5;color:var(--ink);font-weight:400}
.quote cite{display:block;margin-top:22px;font-family:var(--sans);font-style:normal;font-size:1.1rem;letter-spacing:.16em;text-transform:uppercase;color:var(--greige)}

/* ---------- CTA band ---------- */
.cta-band{text-align:center}
.cta-band h2{color:var(--on-dark);margin-bottom:1.8rem}
.cta-band p{max-width:50ch;margin:0 auto 2.6rem}
.cta-band .btn--ghost{color:var(--on-dark)}
.cta-band .btn--ghost::after{background:var(--on-dark)}

/* ---------- Listing cards (for-sale) ---------- */
.plan-toolbar{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;margin-bottom:56px}
.plan-toolbar button{
  font-family:var(--sans);padding:12px 24px;font-size:1.15rem;letter-spacing:.14em;text-transform:uppercase;
  border:1px solid var(--line);color:var(--stone);transition:all var(--t-fast);background:var(--canvas);
}
.plan-toolbar button.active,.plan-toolbar button:hover{background:var(--ink);color:var(--on-dark);border-color:var(--ink)}
.plan-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--line)}
.plan-card{background:var(--canvas);display:flex;flex-direction:column}
.plan-card-media{position:relative;overflow:hidden;background:var(--mist)}
.plan-card-media img{width:100%;height:280px;object-fit:cover;transition:transform .7s cubic-bezier(.4,0,.2,1)}
.plan-card:hover .plan-card-media img{transform:scale(1.05)}
.plan-status{position:absolute;top:0;left:0;background:rgba(28,27,25,.88);color:#fff;font-family:var(--sans);font-size:1rem;letter-spacing:.18em;text-transform:uppercase;padding:8px 14px}
.plan-status--new{background:rgba(28,27,25,.88)}
.plan-status--pending{background:rgba(103,99,91,.92)}
.plan-status--sold{background:rgba(138,133,123,.92)}
.plan-card-body{padding:28px;display:flex;flex-direction:column;flex:1}
.plan-price{font-family:var(--serif);font-size:2.6rem;font-weight:400;color:var(--ink);letter-spacing:.01em;line-height:1;margin-bottom:8px}
.plan-card-body h3{font-family:var(--sans);text-transform:none;font-weight:500;font-size:1.55rem;letter-spacing:.01em;margin-bottom:2px}
.plan-addr{font-family:var(--sans);font-size:1.3rem;color:var(--stone);margin-bottom:16px}
.plan-meta{display:flex;gap:18px;margin:0 0 20px;font-size:1.25rem;color:var(--stone);letter-spacing:.02em;border-top:1px solid var(--line);padding-top:16px}
.plan-meta span strong{color:var(--ink);font-weight:600}
.plan-card .btn{margin-top:auto}

/* ---------- Gallery ---------- */
.masonry{columns:3;column-gap:2px}
.masonry a{display:block;margin-bottom:2px;overflow:hidden}
.masonry img{width:100%;transition:transform .7s cubic-bezier(.4,0,.2,1),filter var(--t-mid);filter:saturate(.98) brightness(1.03)}
.masonry a:hover img{transform:scale(1.05);filter:saturate(1)}

/* ---------- Stats ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:2px;background:var(--line)}
.stat{background:var(--canvas);padding:48px 24px;text-align:center}
.stat b{display:block;font-family:var(--serif);font-size:3.8rem;font-weight:400;color:var(--ink);line-height:1}
.stat span{display:block;margin-top:12px;font-family:var(--sans);font-size:1.05rem;letter-spacing:.18em;text-transform:uppercase;color:var(--greige)}

/* ---------- Team / advisors ---------- */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:40px 36px}
.team-card .team-media{overflow:hidden;background:var(--mist);margin-bottom:18px}
.team-card .team-media img{width:100%;height:340px;object-fit:cover;transition:transform .7s cubic-bezier(.4,0,.2,1);filter:saturate(.98) brightness(1.03)}
.team-card:hover .team-media img{transform:scale(1.04)}
.team-card h3{font-size:2rem;font-weight:400;margin-bottom:2px}
.team-card .role{font-family:var(--sans);font-size:1.1rem;letter-spacing:.16em;text-transform:uppercase;color:var(--greige);margin-bottom:12px}
.team-card p{font-size:1.35rem}

/* ---------- Neighborhood list ---------- */
.nb-list{display:grid;grid-template-columns:repeat(2,1fr);gap:0 64px}
.nb-group{margin-bottom:40px}
.nb-group h4{text-transform:uppercase;letter-spacing:.2em;font-size:1.1rem;color:var(--greige);font-weight:500;border-bottom:1px solid var(--line);padding-bottom:12px;margin-bottom:14px}
.nb-row{display:flex;justify-content:space-between;padding:10px 0;border-bottom:1px solid var(--line);font-size:1.45rem}
.nb-row span:last-child{color:var(--stone);letter-spacing:.02em}

/* ---------- Blog / journal ---------- */
.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:44px}
.post-card{display:flex;flex-direction:column}
.post-card-media{overflow:hidden;background:var(--mist);margin-bottom:22px}
.post-card-media img{width:100%;height:280px;object-fit:cover;transition:transform .7s cubic-bezier(.4,0,.2,1)}
.post-card:hover .post-card-media img{transform:scale(1.05)}
.post-card .meta{font-family:var(--sans);font-size:1.05rem;letter-spacing:.16em;text-transform:uppercase;color:var(--greige);margin-bottom:12px}
.post-card h3{font-weight:400;font-size:2.2rem;line-height:1.2;margin-bottom:12px}
.post-card p{font-size:1.45rem}
.post-card .read{font-family:var(--sans);margin-top:16px;font-size:1.15rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink);position:relative}
.post-card .read::after{content:"";display:block;width:24px;height:1px;background:var(--ink);margin-top:6px;transition:width var(--t-mid)}
.post-card:hover .read::after{width:52px}

/* ---------- Article ---------- */
.article{max-width:var(--c-text);margin:0 auto}
.article-hero{height:58vh;min-height:420px;background-size:cover;background-position:center}
.article h2{font-weight:400;font-size:2.8rem;margin:44px 0 18px}
.article p{margin-bottom:1.8rem;font-size:1.65rem;line-height:1.85;color:var(--stone)}
.article .lead{font-family:var(--serif);font-size:2.1rem;line-height:1.5;color:var(--ink);font-weight:400}
.article blockquote{border-left:2px solid var(--greige);padding-left:30px;margin:36px 0;font-family:var(--serif);font-size:2.1rem;font-weight:400;color:var(--ink);line-height:1.45}

/* ---------- Forms ---------- */
.form{max-width:520px}
.form--wide{max-width:none}
.field{position:relative;margin-bottom:24px}
.field input,.field select,.field textarea{
  width:100%;padding:18px 14px 14px;font-family:var(--sans);font-size:1.45rem;color:var(--ink);
  background:var(--canvas);border:1px solid var(--line);border-radius:0;transition:border-color var(--t-fast);
}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--ink)}
.field label{
  position:absolute;left:14px;top:18px;font-family:var(--sans);font-size:1.45rem;color:var(--stone-2);pointer-events:none;
  transition:all var(--t-fast);background:var(--canvas);padding:0 4px;letter-spacing:.02em;
}
.field input:focus+label,.field input:not(:placeholder-shown)+label,
.field textarea:focus+label,.field textarea:not(:placeholder-shown)+label{
  top:-8px;font-size:1.05rem;color:var(--greige);letter-spacing:.1em;text-transform:uppercase;
}
.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 24px}

/* ---------- Footer (deep editorial dark) ---------- */
.site-footer{background:var(--ink-2);color:var(--on-dark);padding:84px 0 0}
.footer-top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:52px;padding-bottom:60px;border-bottom:1px solid rgba(255,255,255,.12)}
.footer-brand{font-family:var(--serif);font-size:2.6rem;font-weight:400;letter-spacing:.28em;text-transform:uppercase;color:#fff;margin-bottom:22px}
.footer-col h4{color:var(--on-dark-mute);font-size:1.05rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;margin-bottom:18px}
.footer-col a,.footer-col p{display:block;color:var(--on-dark-mute);font-size:1.4rem;margin-bottom:11px;transition:color var(--t-fast)}
.footer-col a:hover{color:#fff}
.footer-nap p{color:var(--on-dark-mute);font-size:1.4rem;line-height:1.7}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:14px;padding:28px 0;font-size:1.1rem;color:var(--on-dark-mute);letter-spacing:.03em}
.footer-bottom a{color:var(--on-dark-mute)}
.footer-bottom a:hover{color:#fff}
.footer-social{display:flex;gap:24px}
.footer-social a{font-family:var(--sans);font-size:1.05rem;letter-spacing:.18em;text-transform:uppercase}

/* ---------- Page hero (interior) ---------- */
.page-hero{position:relative;height:56vh;min-height:400px;display:flex;align-items:center;justify-content:center;text-align:center;overflow:hidden}
.page-hero-bg{position:absolute;inset:0;background-size:cover;background-position:center}
.page-hero-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,18,15,.24),rgba(20,18,15,.46))}
.page-hero .inner{position:relative;z-index:2;color:#fff;padding:0 24px;text-shadow:0 1px 24px rgba(20,18,15,.4)}
.page-hero h1{color:#fff;font-weight:400}
.page-hero .kicker{color:rgba(255,255,255,.85)}
.page-hero p{color:rgba(255,255,255,.92);max-width:52ch;margin:1.6rem auto 0}

/* ---------- Utilities ---------- */
.center{text-align:center}
.mt-lg{margin-top:52px}
.divider{height:1px;background:var(--line);border:none}

/* ---------- Responsive ---------- */
@media (max-width:980px){
  .footer-top{grid-template-columns:1fr 1fr}
  .amenity-cols{grid-template-columns:repeat(2,1fr)}
  .plan-grid,.grid-3,.post-grid,.quotes{grid-template-columns:repeat(2,1fr)}
  .stats{grid-template-columns:repeat(2,1fr)}
  .team-grid{grid-template-columns:repeat(2,1fr)}
  .masonry{columns:2}
}
@media (max-width:768px){
  :root{--pad-section:64px;--pad-section-sm:48px}
  .nav-links,.nav-phone{display:none}
  .nav-cta{display:none}
  .nav-toggle{display:block}
  .nav{gap:0}
  .header-inner{height:84px}
  .site-header.is-scrolled .header-inner{height:72px}
  /* mobile drawer */
  .mobile-nav{
    position:fixed;inset:0;background:var(--ink-2);z-index:99;
    display:flex;flex-direction:column;justify-content:center;align-items:center;gap:8px;
    opacity:0;visibility:hidden;transition:opacity var(--t-mid),visibility var(--t-mid);
  }
  body.menu-open .mobile-nav{opacity:1;visibility:visible}
  .mobile-nav a{color:#fff;font-family:var(--serif);font-size:2.4rem;font-weight:400;letter-spacing:.06em;padding:12px}
  .mobile-nav .btn{margin-top:24px;font-family:var(--sans);font-size:1.3rem}
  .split,.split--reverse .split-media{grid-template-columns:1fr;order:0}
  .split-body{padding:48px 24px}
  .split-media img{min-height:360px}
  .tiles{grid-template-columns:1fr}
  .grid-3,.plan-grid,.post-grid,.quotes,.amenity-cols,.nb-list,.team-grid{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .masonry{columns:1}
  .field-grid{grid-template-columns:1fr}
  .hero-content h1{font-size:3.2rem}
}
@media (max-width:480px){
  body{font-size:1.5rem}
  .header-inner{height:72px}
}