:root{
    --navy:#16243E;
    --navy-deep:#0E1728;
    --rust:#E3572B;
    --rust-deep:#C4441C;
    --sand:#F1EAE0;
    --paper:#FBF9F5;
    --ink:#1C1B17;
    --ink-soft:#5E5C54;
    --line:#DED4C4;
    --available:#3F7D53;
    --held:#C4441C;
    --sold:#8E8B84;
    --wrap:1180px;
  }
  *{box-sizing:border-box; margin:0; padding:0;}
  html{scroll-behavior:smooth;}
  body{
    font-family:'Work Sans', sans-serif;
    color:var(--ink);
    background:var(--paper);
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
  }
  img,svg{display:block; max-width:100%;}
  a{color:inherit; text-decoration:none;}
  ul{list-style:none;}
  .wrap{max-width:var(--wrap); margin:0 auto; padding:0 32px;}
  h1,h2,h3,h4{font-family:'Fraunces', serif; font-weight:600; line-height:1.08; letter-spacing:-0.01em;}
  .eyebrow{
    font-family:'Work Sans', sans-serif;
    font-size:12px;
    letter-spacing:.18em;
    text-transform:uppercase;
    color:var(--rust);
    font-weight:600;
    display:flex; align-items:center; gap:10px;
  }
  .eyebrow::before{content:''; width:22px; height:1px; background:var(--rust);}
  section{padding:96px 0;}
  .btn{
    display:inline-flex; align-items:center; justify-content:center; gap:10px;
    padding:14px 26px;
    font-size:14px; font-weight:600; letter-spacing:.03em;
    text-transform:uppercase;
    border:1px solid transparent;
    cursor:pointer;
    transition:all .25s ease;
    font-family:'Work Sans',sans-serif;
  }
  .btn-primary{background:var(--rust); color:#fff;}
  .btn-primary:hover{background:var(--rust-deep);}
  .btn-outline{border-color:rgba(255,255,255,.5); color:#fff;}
  .btn-outline:hover{border-color:#fff; background:rgba(255,255,255,.08);}
  .btn-dark{border-color:var(--navy); color:var(--navy);}
  .btn-dark:hover{background:var(--navy); color:#fff;}
  .btn svg{width:14px; height:14px;}

  /* ---------- Main nav ---------- */
  .mainnav{background:var(--navy); border-bottom:1px solid rgba(255,255,255,.12); position:sticky; top:0; z-index:100;}
  .mainnav .wrap{display:flex; align-items:center; justify-content:space-between; padding:16px 32px;}
  .logo{display:flex; align-items:center; gap:10px; font-family:'Fraunces',serif; font-weight:600; font-size:21px; color:#fff;}
  .logo .mark{height:34px; width:auto; flex:none;}
  .logo small{display:block; font-family:'Work Sans',sans-serif; font-weight:500; font-size:9.5px; letter-spacing:.22em; color:var(--rust); text-transform:uppercase; margin-top:1px;}
  .nav-links{display:flex; align-items:center; gap:34px;}
  .nav-links a{font-size:13.5px; font-weight:500; letter-spacing:.02em; color:#fff; position:relative; padding:4px 0;}
  .nav-links a::after{content:''; position:absolute; left:0; bottom:0; height:1px; width:0; background:var(--rust); transition:width .25s ease;}
  .nav-links a:hover::after{width:100%;}
  .nav-cta{display:flex; align-items:center; gap:22px;}
  .nav-icons{display:flex; align-items:center; gap:16px;}
  .nav-icons button{background:none; border:none; cursor:pointer; color:#fff; padding:0; display:flex;}
  .nav-icons svg{width:19px; height:19px;}

  /* ---------- Hero ---------- */
  .hero{
    position:relative;
    color:#fff;
    overflow:hidden;
    min-height:760px;
    padding:100px 0 0;
  }
  .hero-bg{position:absolute; inset:0; z-index:0; background:url('hero-bg.jpg') center/cover no-repeat;}
  .hero-bg svg{width:100%; height:100%; object-fit:cover;}
  .hero-scrim{position:absolute; inset:0; z-index:1; background:linear-gradient(90deg, rgba(10,16,28,.86) 0%, rgba(10,16,28,.62) 48%, rgba(10,16,28,.32) 100%);}
  .hero-content{position:relative; z-index:2; max-width:640px;}
  .hero-brand{font-family:'Fraunces',serif; font-size:clamp(34px,4.6vw,56px); font-weight:600; letter-spacing:.02em; text-transform:none; color:#fff; margin-bottom:16px; display:flex; align-items:center; gap:16px;}
  .hero-brand::before{content:''; width:44px; height:2px; background:var(--rust);}
  .hero-content .eyebrow{color:#F0A98B; margin-bottom:18px;}
  .hero h1{font-size:clamp(38px,5vw,64px); color:#fff;}
  .hero h1 em{font-style:italic; color:var(--rust); font-weight:400;}
  .hero p.lede{font-size:16px; color:#D6DBE4; max-width:460px; margin:20px 0 0;}

  /* Search widget floats, translucent, directly over the hero photo */
  .hero-search-wrap{position:absolute; left:0; right:0; bottom:64px; z-index:4;}
  .search-card{max-width:var(--wrap); margin:0 auto; padding:0 32px;}
  .search-card-inner{
    background:rgba(13,22,38,.58);
    backdrop-filter:blur(18px) saturate(160%);
    -webkit-backdrop-filter:blur(18px) saturate(160%);
    border:1px solid rgba(255,255,255,.18);
    box-shadow:0 30px 60px -20px rgba(0,0,0,.45);
  }
  .search-tabs{display:flex;}
  .search-tabs button{
    flex:1; padding:16px 10px; background:rgba(255,255,255,.06); border:none; border-right:1px solid rgba(255,255,255,.14);
    font-family:'Work Sans',sans-serif; font-size:13px; font-weight:600; letter-spacing:.03em; text-transform:uppercase;
    color:rgba(255,255,255,.8); cursor:pointer; transition:all .2s ease;
  }
  .search-tabs button:last-child{border-right:none;}
  .search-tabs button.active{background:#fff; color:var(--navy);}
  .search-fields{display:grid; grid-template-columns:1.3fr 1fr 1fr auto; align-items:end; gap:0; padding:26px 28px;}
  .search-fields .field{padding:0 22px; border-right:1px solid rgba(255,255,255,.14);}
  .search-fields .field:first-child{padding-left:0;}
  .search-fields label{display:block; font-size:11px; letter-spacing:.08em; text-transform:uppercase; color:rgba(255,255,255,.62); margin-bottom:8px;}
  .search-fields input, .search-fields select{
    width:100%; border:none; background:transparent; font-family:'Fraunces',serif; font-size:16.5px; color:#fff; font-weight:500;
    -webkit-appearance:none; appearance:none; cursor:pointer;
  }
  .search-fields select option{color:var(--ink);}
  .search-fields input::placeholder{color:rgba(255,255,255,.55); font-family:'Work Sans',sans-serif; font-weight:400;}
  .search-fields .search-btn{padding:16px 30px; white-space:nowrap;}

  .quick-pills{display:flex; gap:14px; padding:20px 28px 24px; flex-wrap:wrap; border-top:1px solid rgba(255,255,255,.14);}
  .quick-pills button{
    display:flex; align-items:center; gap:9px; background:rgba(255,255,255,.08); border:1px solid rgba(255,255,255,.22); padding:11px 18px;
    font-size:13px; font-weight:600; color:#fff; cursor:pointer; transition:all .2s ease;
  }
  .quick-pills button:hover{background:var(--rust); color:#fff; border-color:var(--rust);}
  .quick-pills svg{width:15px; height:15px;}

  .stats-bar{background:var(--paper); border-bottom:1px solid var(--line);}
  .hero-stats{
    display:grid; grid-template-columns:repeat(4,1fr);
    padding:44px 0;
  }
  .hero-stats div{padding-right:20px;}
  .hero-stats b{font-family:'Fraunces',serif; font-size:34px; font-weight:600; color:var(--navy); display:block;}
  .hero-stats span{font-size:12.5px; color:var(--ink-soft); letter-spacing:.03em;}

  /* ---------- About ---------- */
  .about-visual svg{width:100%; height:auto;}
  .about h2{font-size:clamp(30px,3.4vw,44px); margin:14px 0 20px;}
  .about p{color:var(--ink-soft); font-size:15.5px; max-width:520px; margin-bottom:16px;}
  .about-list{margin-top:26px; display:grid; gap:14px;}
  .about-list li{display:flex; gap:14px; align-items:flex-start; font-size:14.5px; color:var(--ink);}
  .about-list .num{font-family:'Fraunces',serif; color:var(--rust); font-weight:600; font-size:15px;}

  /* ---------- Projects ---------- */
  .projects{background:var(--sand);}
  .section-head{display:flex; justify-content:space-between; align-items:flex-end; gap:30px; margin-bottom:50px;}
  .section-head h2{font-size:clamp(30px,3.4vw,44px); margin-top:10px;}
  .section-head p{color:var(--ink-soft); max-width:380px; font-size:14.5px;}
  .project-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:26px;}
  .project-card{background:var(--paper); border:1px solid var(--line); transition:transform .3s ease, box-shadow .3s ease;}
  .project-card:hover{transform:translateY(-6px); box-shadow:0 20px 40px -20px rgba(22,36,62,.25);}
  .project-card .thumb{aspect-ratio:4/3; background:var(--navy); position:relative; overflow:hidden;}
  .project-card .thumb svg{width:100%; height:100%;}
  .project-card .tag{position:absolute; top:14px; left:14px; background:var(--rust); color:#fff; font-size:11px; letter-spacing:.06em; text-transform:uppercase; padding:6px 10px; font-weight:600;}
  .project-card .body{padding:24px 22px 26px;}
  .project-card h3{font-size:20px; margin-bottom:6px;}
  .project-card .loc{font-size:12.5px; color:var(--ink-soft); text-transform:uppercase; letter-spacing:.05em; margin-bottom:14px;}
  .project-card .meta{display:flex; justify-content:space-between; font-size:12.5px; color:var(--ink-soft); border-top:1px solid var(--line); padding-top:14px; margin-top:16px;}
  .project-card .meta b{color:var(--ink); font-family:'Fraunces',serif; font-size:15px; display:block;}

  /* ---------- Plot availability tool ---------- */
  .availability{background:var(--paper); scroll-margin-top:90px;}
  .avail-panel{border:1px solid var(--line); background:var(--sand); position:relative;}
  .avail-flash{
    position:absolute; top:-14px; left:32px; background:var(--rust); color:#fff; font-size:11.5px; font-weight:600;
    padding:7px 14px; letter-spacing:.04em; text-transform:uppercase; opacity:0; transform:translateY(6px);
    transition:opacity .35s ease, transform .35s ease; pointer-events:none;
  }
  .avail-flash.show{opacity:1; transform:translateY(0);}
  .avail-filters{
    display:grid; grid-template-columns:1.2fr 1fr 1fr auto; gap:0;
    border-bottom:1px solid var(--line);
  }
  .avail-filters .field{padding:20px 22px; border-right:1px solid var(--line);}
  .avail-filters .field:last-child{border-right:none;}
  .avail-filters label{display:block; font-size:11px; letter-spacing:.08em; text-transform:uppercase; color:var(--ink-soft); margin-bottom:8px;}
  .avail-filters select{
    width:100%; background:transparent; border:none; font-family:'Fraunces',serif; font-size:17px; color:var(--navy); font-weight:500;
    -webkit-appearance:none; appearance:none; cursor:pointer;
  }
  .avail-filters .field.legend-field{display:flex; align-items:center; justify-content:center; gap:18px; padding:20px;}
  .avail-legend{
    display:flex;
    align-items:center;
    gap:24px;
    padding:16px 22px;
    border-bottom:1px solid var(--line);
  }
  .legend-item{
    display:flex;
    align-items:center;
    gap:9px;
    font-size:12px;
    color:var(--ink-soft);
  }
  .legend-dot{
    width:10px;
    height:10px;
    border-radius:2px;
    flex-shrink:0;
  }
  .avail-body{display:grid; grid-template-columns:1fr 300px;}
  .avail-map{padding:34px; border-right:1px solid var(--line);}
  .block-label{font-size:12px; letter-spacing:.1em; text-transform:uppercase; color:var(--ink-soft); margin-bottom:14px; display:flex; justify-content:space-between;}
  .plot-grid{display:grid; grid-template-columns:repeat(8,1fr); gap:8px; margin-bottom:30px;}
  .plot{
    aspect-ratio:1; display:flex; align-items:center; justify-content:center;
    font-size:11px; font-weight:600; color:#fff; cursor:pointer;
    border:none; opacity:0; transform:scale(.4);
    animation:popIn .38s cubic-bezier(.34,1.56,.64,1) forwards;
  }
  .plot:hover{transform:scale(1.08) !important; z-index:2; position:relative;}
  @keyframes popIn{to{opacity:1; transform:scale(1);}}
  .plot.available{background:var(--available);}
  .plot.held{background:var(--held);}
  .plot.sold{background:var(--sold);}
  .plot.selected{outline:2px solid var(--navy); outline-offset:2px;}
  .avail-side{padding:30px 26px; background:var(--sand);}
  .avail-side h4{font-family:'Fraunces',serif; font-size:19px; margin-bottom:4px;}
  .avail-side .sub{font-size:12px; color:var(--ink-soft); text-transform:uppercase; letter-spacing:.05em; margin-bottom:20px;}
  .side-row{display:flex; justify-content:space-between; padding:11px 0; border-bottom:1px solid var(--line); font-size:13.5px;}
  .side-row span:first-child{color:var(--ink-soft);}
  .side-status{display:inline-flex; align-items:center; gap:6px; font-weight:600;}
  .side-status .dot{width:8px; height:8px; border-radius:50%;}
  .avail-side .cta{margin-top:22px; width:100%; justify-content:center;}
  .avail-empty{color:var(--ink-soft); font-size:13.5px; padding-top:6px;}
  .avail-summary{display:flex; gap:0; border-top:1px solid var(--line); flex-wrap:wrap;}
  .avail-summary .stat{flex:1; min-width:140px; text-align:center; padding:22px 20px; border-right:1px solid var(--line);}
  .avail-summary .stat:last-child{border-right:none;}
  .avail-summary .stat b{font-family:'Fraunces',serif; font-size:30px; font-weight:600; color:var(--navy); display:block; font-variant-numeric:tabular-nums;}
  .avail-summary .stat b.pop{animation:statPop .5s cubic-bezier(.34,1.56,.64,1);}
  @keyframes statPop{0%{transform:scale(1);} 55%{transform:scale(1.22);} 100%{transform:scale(1);}}
  .avail-summary .stat.is-available b{color:var(--available);}
  .avail-summary .stat.is-held b{color:var(--held);}
  .avail-summary .stat.is-sold b{color:var(--sold);}
  .avail-summary .stat span{font-size:11.5px; letter-spacing:.06em; text-transform:uppercase; color:var(--ink-soft);}

  .avail-teaser{background:var(--sand); border:1px solid var(--line); padding:56px 40px; text-align:center;}
  .avail-teaser-legend{display:flex; justify-content:center; gap:22px; margin-bottom:20px;}
  .avail-teaser p{color:var(--ink-soft); font-size:15px; max-width:520px; margin:0 auto 28px;}
  .avail-teaser .btn{margin:0 auto;}

  /* ---------- Standalone page header (availability.html) ---------- */
  .page-header{background:var(--navy); color:#fff; padding:56px 0 48px;}
  .breadcrumb{font-size:12.5px; color:#9AA4B6; margin-bottom:16px; display:flex; gap:8px; align-items:center;}
  .breadcrumb a{color:#C9D0DD;}
  .breadcrumb a:hover{color:#fff;}
  .page-header h1{font-size:clamp(30px,4vw,46px); color:#fff; margin-bottom:12px;}
  .page-header p{color:#B7C0D1; font-size:15px; max-width:520px;}

  /* ---------- Why us ---------- */
  .why{background:var(--navy); color:#fff;}
  .why .eyebrow{color:var(--rust);}
  .why h2{color:#fff; font-size:clamp(30px,3.4vw,44px); margin:14px 0 50px; max-width:600px;}
  .feature-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:rgba(255,255,255,.12); border:1px solid rgba(255,255,255,.12);}
  .feature{background:var(--navy); padding:32px 26px;}
  .feature svg{width:30px; height:30px; margin-bottom:20px;}
  .feature h4{color:#fff; font-size:17px; margin-bottom:10px; font-weight:600;}
  .feature p{color:#9AA4B6; font-size:13.5px;}

  /* ---------- Process ---------- */
  .steps{display:grid; grid-template-columns:repeat(4,1fr); gap:30px; margin-top:50px; position:relative;}
  .steps::before{content:''; position:absolute; top:20px; left:0; right:0; height:1px; background:var(--line);}
  .step{position:relative;}
  .step .n{
    width:40px; height:40px; border:1px solid var(--rust); color:var(--rust); background:var(--paper);
    display:flex; align-items:center; justify-content:center; font-family:'Fraunces',serif; font-weight:600; font-size:16px;
    position:relative; z-index:1; margin-bottom:20px;
  }
  .step h4{font-size:16.5px; margin-bottom:8px;}
  .step p{font-size:13.5px; color:var(--ink-soft);}

  /* ---------- Contact ---------- */
  .contact{background:var(--sand);}
  .contact-grid{display:grid; grid-template-columns:1fr 1fr; gap:70px;}
  .contact h2{font-size:clamp(30px,3.4vw,44px); margin:14px 0 20px;}
  .contact p.lede{color:var(--ink-soft); font-size:15px; max-width:420px; margin-bottom:32px;}
  .contact-block{display:flex; gap:16px; margin-bottom:22px;}
  .contact-block svg{width:20px; height:20px; flex:none; margin-top:2px; color:var(--rust);}
  .contact-block b{display:block; font-size:14px; margin-bottom:3px;}
  .contact-block span{font-size:13.5px; color:var(--ink-soft);}
  form{display:grid; gap:16px;}
  .form-row{display:grid; grid-template-columns:1fr 1fr; gap:16px;}
  input,select.formsel,textarea{
    width:100%; padding:14px 16px; border:1px solid var(--line); background:var(--paper);
    font-family:'Work Sans',sans-serif; font-size:14px; color:var(--ink);
  }
  input:focus,textarea:focus,select:focus{outline:2px solid var(--rust); outline-offset:1px;}
  textarea{resize:vertical; min-height:100px;}
  label.small{font-size:11px; letter-spacing:.06em; text-transform:uppercase; color:var(--ink-soft); margin-bottom:6px; display:block;}

  /* ---------- Footer ---------- */
  footer{background:var(--navy-deep); color:#AEB6C4; padding:70px 0 0;}
  .footer-grid{display:grid; grid-template-columns:1.4fr 1fr 1fr 1.2fr; gap:40px; padding-bottom:56px; border-bottom:1px solid rgba(255,255,255,.1);}
  .footer-logo{font-family:'Fraunces',serif; font-size:22px; color:#fff; font-weight:600; margin-bottom:14px;}
  .footer-grid p{font-size:13.5px; max-width:280px;}
  .footer-grid h5{color:#fff; font-size:12.5px; letter-spacing:.08em; text-transform:uppercase; margin-bottom:18px;}
  .footer-grid ul li{margin-bottom:11px; font-size:13.5px;}
  .footer-grid ul li a:hover{color:#fff;}
  .footer-social{display:flex; gap:12px; margin-top:18px;}
  .footer-social a{width:34px; height:34px; border:1px solid rgba(255,255,255,.18); display:flex; align-items:center; justify-content:center;}
  .footer-social a:hover{border-color:var(--rust); color:var(--rust);}
  .footer-social svg{width:15px; height:15px;}
  .footer-bottom{display:flex; justify-content:space-between; padding:22px 0; font-size:12px; color:#7D889C;}

  @media (max-width:980px){
    .about, .contact-grid{grid-template-columns:1fr !important;}
    .search-fields{grid-template-columns:1fr 1fr;}
    .search-fields .search-btn{grid-column:1/-1;}
    .hero-stats{grid-template-columns:repeat(2,1fr); row-gap:26px;}
    .project-grid{grid-template-columns:1fr 1fr;}
    .feature-grid{grid-template-columns:1fr 1fr;}
    .steps{grid-template-columns:1fr 1fr; row-gap:36px;}
    .steps::before{display:none;}
    .footer-grid{grid-template-columns:1fr 1fr; row-gap:36px;}
    .avail-filters{grid-template-columns:1fr 1fr;}
    .avail-filters .field.legend-field{grid-column:1/-1; justify-content:flex-start; flex-wrap:wrap; row-gap:10px;}
    .avail-body{grid-template-columns:1fr;}
    .avail-map{border-right:none; border-bottom:1px solid var(--line);}

    /* Let the hero card sit below the headline instead of floating over it —
       fixes the overlap/crowding on phones without touching the desktop layout above. */
    .hero{min-height:auto; padding:88px 0 44px;}
    .hero-content{max-width:100%; padding-right:8px;}
    .hero-search-wrap{position:static; margin-top:36px;}
  }
  @media (max-width:640px){
    .nav-links{display:none;}
    section{padding:64px 0;}
    .search-tabs{flex-wrap:wrap;}
    .project-grid,.feature-grid,.hero-stats,.avail-filters{grid-template-columns:1fr 1fr;}
    .plot-grid{grid-template-columns:repeat(6,1fr);}
    .form-row{grid-template-columns:1fr;}
    .avail-summary{flex-direction:column;}
    .avail-summary .stat{border-right:none; border-bottom:1px solid var(--line);}
  }
  @media (max-width:480px){
    .wrap{padding:0 18px;}
    .mainnav .wrap{padding:14px 18px; gap:10px;}
    .logo{font-size:17px; gap:8px;}
    .logo .mark{height:28px; width:auto;}
    .logo small{display:none;}
    .nav-cta{gap:10px;}
    .nav-icons{gap:10px;}
    .nav-icons svg{width:17px; height:17px;}
    .nav-cta .btn{padding:10px 14px; font-size:11px; letter-spacing:.02em;}

    .hero-content .eyebrow{margin-bottom:12px;}
    .hero-brand{font-size:28px; margin-bottom:14px;}
    .hero p.lede{margin-top:14px;}

    .search-fields{grid-template-columns:1fr; padding:20px 18px; gap:14px 0;}
    .search-fields .field{padding:0; border-right:none;}
    .search-fields .search-btn{padding:14px 20px;}
    .quick-pills{padding:16px 18px 20px;}

    .avail-filters{grid-template-columns:1fr;}
    .avail-filters .field{border-right:none; border-bottom:1px solid var(--line);}
    .avail-filters .field:last-child{border-bottom:none;}
    .avail-filters .field.legend-field{justify-content:flex-start;}

    .plot-grid{grid-template-columns:repeat(4,1fr); gap:6px;}
    .plot{font-size:9.5px;}

    .hero-stats{grid-template-columns:1fr 1fr; gap:20px;}
    .footer-grid{grid-template-columns:1fr; gap:30px;}
    .steps{grid-template-columns:1fr;}
    .project-grid, .feature-grid{grid-template-columns:1fr;}
    .avail-flash{left:18px; font-size:10.5px; padding:6px 12px;}
  }
  @media (prefers-reduced-motion: reduce){
    html{scroll-behavior:auto;}
    *{transition:none !important; animation:none !important;}
  }