:root{
  --ink:#102431;--muted:#5d6c73;--paper:#f5f3ed;--surface:#fff;--line:rgba(16,36,49,.15);
  --navy:#0b2736;--bay:#17617a;--sky:#dceef3;--gold:#c79b57;--red:#d70b3f;
  --serif:"Cormorant Garamond",Georgia,serif;--sans:"DM Sans",Arial,sans-serif;
  --shadow:0 24px 80px rgba(8,31,42,.16);--radius:24px;--max:1240px
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.6}
img{display:block;max-width:100%}
a{color:inherit}
button,input,select,textarea{font:inherit}
button{cursor:pointer}
:focus-visible{outline:3px solid #55b6d6;outline-offset:3px}
.skip-link{position:fixed;left:1rem;top:-5rem;z-index:1000;background:#fff;color:#000;padding:.8rem 1rem;border-radius:8px}.skip-link:focus{top:1rem}
.container{width:min(var(--max),calc(100% - 2.5rem));margin-inline:auto}
.narrow{width:min(820px,calc(100% - 2.5rem));margin-inline:auto}
.section{padding:clamp(5rem,10vw,9rem) 0;position:relative;overflow:hidden}
.section-kicker,.eyebrow,.meta-label{text-transform:uppercase;letter-spacing:.18em;font-size:.76rem;font-weight:700;margin:0 0 1rem}
.section-kicker{color:var(--bay)}
.display-title{font:500 clamp(3rem,7vw,6.7rem)/.92 var(--serif);letter-spacing:-.045em;margin:.2rem 0 1.25rem}
.section-title{font:500 clamp(2.6rem,5vw,4.8rem)/.98 var(--serif);letter-spacing:-.035em;margin:.2rem 0 1.25rem}
.section-lead{font-size:clamp(1.05rem,1.6vw,1.3rem);line-height:1.75;color:var(--muted);max-width:720px}
.button-row{display:flex;flex-wrap:wrap;align-items:center;gap:.8rem}
.button,.button-secondary,.text-button,.icon-button{border:0;text-decoration:none;display:inline-flex;align-items:center;justify-content:center;gap:.55rem;transition:.25s ease}
.button{min-height:50px;padding:.78rem 1.2rem;background:var(--navy);color:#fff;border-radius:999px;font-weight:700}
.button:hover{background:var(--bay);transform:translateY(-2px)}
.button-secondary{min-height:50px;padding:.72rem 1.2rem;border:1px solid currentColor;border-radius:999px;font-weight:700;background:transparent}
.button-secondary:hover{background:rgba(255,255,255,.1);transform:translateY(-2px)}
.text-button{padding:.2rem 0;background:none;color:var(--bay);font-weight:700;border-bottom:1px solid currentColor}
.icon-button{width:42px;height:42px;border-radius:50%;background:rgba(16,36,49,.08);color:var(--ink);font-size:1.35rem}

/* Concept chooser */
.chooser{min-height:100vh;color:#fff;background:#061c27}
.chooser::before{content:"";position:fixed;inset:0;background:linear-gradient(100deg,rgba(4,23,33,.92) 10%,rgba(4,23,33,.6) 58%,rgba(4,23,33,.42)),url('https://res.cloudinary.com/qfpmnwca/image/upload/f_auto,q_auto,w_2200/v1789848437/View_From_Deck_2.jpg') center/cover;z-index:-1}
.chooser main{max-width:var(--max);margin:auto;padding:clamp(4rem,9vw,8rem) 1.25rem}
.chooser .chooser-brand{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid rgba(255,255,255,.25);padding-bottom:1.3rem;margin-bottom:clamp(4rem,8vw,8rem)}
.chooser .chooser-brand a{text-decoration:none;font-size:.84rem;text-transform:uppercase;letter-spacing:.16em}
.chooser h1{font:500 clamp(3.5rem,8.4vw,8rem)/.86 var(--serif);letter-spacing:-.055em;max-width:1050px;margin:1rem 0}
.chooser .intro{max-width:770px;font-size:1.12rem;line-height:1.75;color:#dfeaed}
.concept-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin-top:3rem}
.concept-card{min-height:330px;padding:1.6rem;color:#fff;text-decoration:none;border:1px solid rgba(255,255,255,.3);background:rgba(9,35,47,.55);backdrop-filter:blur(14px);display:flex;flex-direction:column;justify-content:flex-end;transition:.3s;position:relative;overflow:hidden}
.concept-card::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 25%,rgba(2,16,24,.82));z-index:-1}
.concept-card:hover{transform:translateY(-9px);border-color:#fff}
.concept-card>span{margin-bottom:auto;font-size:.78rem;letter-spacing:.18em}
.concept-card h2{font:500 2.25rem/1 var(--serif);margin:.5rem 0}
.concept-card p{margin:.25rem 0 1.4rem;color:#dbe6ea}
.concept-card b{font-size:.78rem;letter-spacing:.11em;text-transform:uppercase}
.concept-one{background:url('https://res.cloudinary.com/qfpmnwca/image/upload/f_auto,q_auto,w_900/v1789855586/69-VICK8850_1.png') center/cover}
.concept-two{background:url('https://res.cloudinary.com/qfpmnwca/image/upload/f_auto,q_auto,w_900/v1789853968/22-VICK8746.jpg') center/cover}
.concept-three{background:url('https://res.cloudinary.com/qfpmnwca/image/upload/f_auto,q_auto,w_900/v1789848923/10-VICK8853.jpg') center/cover}
.included-strip{display:flex;flex-wrap:wrap;gap:.6rem;margin-top:2rem}.included-strip span{padding:.45rem .7rem;border:1px solid rgba(255,255,255,.28);font-size:.76rem;letter-spacing:.06em;background:rgba(4,23,33,.3)}

/* Shared property navigation */
.site-header{position:fixed;inset:0 0 auto;z-index:50;color:#fff;transition:.3s}
.header-inner{width:min(1380px,calc(100% - 2rem));margin:auto;min-height:84px;display:flex;align-items:center;justify-content:space-between;gap:2rem;border-bottom:1px solid rgba(255,255,255,.25)}
.brand{display:flex;align-items:center;gap:.8rem;text-decoration:none;line-height:1}.brand-mark{width:42px;height:42px;border:1px solid currentColor;border-radius:50%;display:grid;place-items:center;font:600 1.25rem var(--serif)}.brand-text{display:grid;gap:.25rem}.brand-text b{font-size:.85rem;letter-spacing:.14em}.brand-text span{font-size:.67rem;text-transform:uppercase;letter-spacing:.16em;opacity:.7}
.nav{display:flex;align-items:center;gap:1.35rem}.nav a{text-decoration:none;font-size:.78rem;font-weight:700;letter-spacing:.05em}.nav a:hover{opacity:.65}.nav .nav-cta{border:1px solid currentColor;border-radius:999px;padding:.62rem .9rem}
.nav-toggle{display:none;background:none;border:0;color:inherit;font-weight:700}
.site-header.is-scrolled{background:rgba(7,29,40,.94);backdrop-filter:blur(15px);box-shadow:0 8px 30px rgba(0,0,0,.12)}
.site-header.is-scrolled .header-inner{border-color:transparent}
.concept-switcher{position:fixed;z-index:45;right:1rem;top:100px;display:grid;background:rgba(255,255,255,.94);box-shadow:var(--shadow);border-radius:999px;padding:.3rem;gap:.15rem}.concept-switcher a{width:34px;height:34px;border-radius:50%;text-decoration:none;display:grid;place-items:center;color:var(--ink);font-size:.74rem;font-weight:800}.concept-switcher a[aria-current="page"]{background:var(--navy);color:#fff}

/* Shared hero */
.property-hero{min-height:100svh;position:relative;display:grid;overflow:hidden;background:var(--navy);color:#fff}
.hero-media{position:absolute;inset:0}.hero-media img{width:100%;height:100%;object-fit:cover}
.hero-media::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(4,24,34,.9),rgba(4,24,34,.35) 58%,rgba(4,24,34,.2)),linear-gradient(0deg,rgba(4,24,34,.6),transparent 45%)}
.hero-content{position:relative;z-index:2;width:min(var(--max),calc(100% - 2.5rem));margin:auto;align-self:end;padding:9rem 0 5rem}
.hero-badge{display:inline-flex;align-items:center;gap:.5rem;font-size:.74rem;letter-spacing:.13em;text-transform:uppercase;border:1px solid rgba(255,255,255,.5);border-radius:999px;padding:.5rem .75rem;background:rgba(4,24,34,.22);backdrop-filter:blur(10px)}
.hero-title{font:500 clamp(4rem,10vw,9rem)/.78 var(--serif);letter-spacing:-.06em;margin:1.4rem 0 1.5rem;max-width:1000px;text-wrap:balance}.hero-title small{font:700 .12em/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;display:block;margin-bottom:1rem}
.hero-subtitle{font-size:clamp(1.05rem,2vw,1.35rem);max-width:680px;color:#e8f1f3;line-height:1.65}
.hero-price{font:600 clamp(1.9rem,4vw,3.3rem) var(--serif);margin:1.5rem 0}.hero-actions{display:flex;gap:.8rem;flex-wrap:wrap}.property-hero .button{background:#fff;color:var(--navy)}.property-hero .button:hover{background:var(--gold)}
.hero-scroll{position:absolute;right:2rem;bottom:2rem;z-index:2;writing-mode:vertical-rl;text-transform:uppercase;letter-spacing:.16em;font-size:.67rem;display:flex;align-items:center;gap:.6rem}.hero-scroll::after{content:"";width:1px;height:50px;background:currentColor;opacity:.5}
.fact-bar{background:#fff;color:var(--ink);border-bottom:1px solid var(--line)}
.facts{display:grid;grid-template-columns:repeat(5,1fr)}.fact{padding:1.45rem 1rem;border-right:1px solid var(--line);text-align:center}.fact:last-child{border:0}.fact b{display:block;font:600 1.7rem var(--serif)}.fact span{display:block;text-transform:uppercase;letter-spacing:.12em;font-size:.68rem;color:var(--muted)}

/* Story */
.story-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2.5rem,7vw,7rem);align-items:center}
.story-media{position:relative}.story-media img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--radius)}.story-media::before{content:"PHINNEY BAY";position:absolute;right:-2.5rem;top:2rem;writing-mode:vertical-rl;letter-spacing:.22em;font-size:.7rem;font-weight:800;color:var(--bay)}
.story-copy p{color:var(--muted);font-size:1.05rem}.story-points{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem;margin:2rem 0}.story-point{padding:1rem 0;border-top:1px solid var(--line)}.story-point b{display:block;font-size:1rem}.story-point span{font-size:.88rem;color:var(--muted)}
.seller-quote{margin:2rem 0 0;padding:1.5rem 0 0 2rem;border-left:2px solid var(--gold);font:500 clamp(1.45rem,2.3vw,2rem)/1.35 var(--serif)}.seller-quote cite{display:block;font:700 .72rem var(--sans);text-transform:uppercase;letter-spacing:.15em;margin-top:1rem;color:var(--muted)}

/* Open houses */
.open-house-section{background:var(--navy);color:#fff}.open-house-section .section-kicker{color:#8fd2e6}.open-house-section .section-lead{color:#c9d9de}.open-house-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:clamp(2rem,7vw,7rem);align-items:start}.open-house-list{display:grid;gap:1rem}.open-house-empty,.open-house-item{display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:1.1rem;border:1px solid rgba(255,255,255,.2);border-radius:18px;padding:1.1rem;background:rgba(255,255,255,.06)}.open-house-empty{grid-template-columns:auto 1fr}.open-house-empty p,.open-house-item p{margin:.2rem 0;color:#c8d9df}.open-house-note{font-size:.82rem}.pulse-dot{width:13px;height:13px;border-radius:50%;background:#5ed2a0;box-shadow:0 0 0 8px rgba(94,210,160,.12)}.date-tile{width:68px;min-height:70px;border-radius:12px;background:#fff;color:var(--navy);display:grid;place-items:center;align-content:center;line-height:1}.date-tile span{text-transform:uppercase;font-size:.7rem;letter-spacing:.1em}.date-tile b{font:600 2.2rem var(--serif)}.open-house-item h3{margin:0;font:600 1.35rem var(--serif)}.open-house-actions{display:flex;align-items:center;gap:.8rem}.open-house-section .text-button{color:#bfeafa}.open-house-section .icon-button{color:#fff;background:rgba(255,255,255,.1)}

/* Galleries */
.gallery-heading{display:flex;justify-content:space-between;gap:2rem;align-items:end;margin-bottom:2.4rem}.gallery-heading .section-lead{margin-bottom:0}.photo-grid{display:grid;grid-template-columns:1.2fr .8fr .8fr;grid-template-rows:repeat(2,minmax(230px,1fr));gap:.8rem}.photo-card{position:relative;overflow:hidden;border:0;padding:0;background:#ddd;min-height:230px;color:#fff;text-align:left}.photo-card:first-child{grid-row:1/3}.photo-card img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.photo-card:hover img{transform:scale(1.04)}.photo-card::after{content:"";position:absolute;inset:50% 0 0;background:linear-gradient(transparent,rgba(2,16,24,.78))}.photo-card span{position:absolute;z-index:2;left:1rem;right:1rem;bottom:1rem;font-weight:700}.photo-card small{display:block;text-transform:uppercase;letter-spacing:.12em;opacity:.75;margin-bottom:.3rem}.photo-card .expand{position:absolute;z-index:2;right:1rem;top:1rem;background:rgba(255,255,255,.92);color:var(--ink);width:38px;height:38px;border-radius:50%;display:grid;place-items:center}
.kitchen-section{background:#eaf1f2}.kitchen-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:clamp(2rem,6vw,6rem);align-items:center}.carousel{overflow:hidden;position:relative;box-shadow:var(--shadow);background:#fff}.carousel-track{display:flex;transition:transform .55s cubic-bezier(.2,.7,.2,1)}.carousel-slide{min-width:100%;position:relative;margin:0}.carousel-slide button{display:block;width:100%;padding:0;border:0}.carousel-slide img{width:100%;aspect-ratio:4/3;object-fit:cover}.carousel-slide figcaption{padding:1rem 1.2rem;color:var(--muted);font-size:.88rem}.carousel-controls{position:absolute;right:1rem;top:1rem;display:flex;align-items:center;gap:.4rem;background:rgba(255,255,255,.9);border-radius:999px;padding:.3rem}.carousel-controls button{width:36px;height:36px;border:0;border-radius:50%;background:transparent}.carousel-controls button:hover{background:var(--sky)}.carousel-controls span{font-size:.75rem;font-weight:700;min-width:42px;text-align:center}

/* Finance */
.finance-section{background:#fff}.attention-title{text-align:center;font:700 clamp(2.4rem,7vw,6rem)/.9 var(--serif);letter-spacing:-.04em;margin:0}.attention-title span{display:block;color:var(--red);font:800 .16em var(--sans);text-transform:uppercase;letter-spacing:.2em;margin-bottom:1rem}.offer-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem;margin:3rem auto;max-width:940px}.offer-card{padding:1.5rem;border:1px solid var(--line);border-radius:20px;background:var(--paper)}.offer-card.highlight{background:var(--navy);color:#fff;border-color:transparent}.offer-card .meta-label{color:var(--bay)}.offer-card.highlight .meta-label{color:#8fd2e6}.offer-card h3{font:600 clamp(2rem,4vw,3.2rem) var(--serif);margin:.2rem 0}.offer-card p{margin:.4rem 0;color:var(--muted)}.offer-card.highlight p{color:#c5d5da}.finance-table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:18px}.finance-table{width:100%;border-collapse:collapse;min-width:760px}.finance-table caption{text-align:left;padding:1.2rem;font-weight:700;background:#edf4f5}.finance-table th,.finance-table td{padding:1rem;text-align:right;border-top:1px solid var(--line)}.finance-table th:first-child,.finance-table td:first-child{text-align:left}.finance-table thead th{font-size:.72rem;text-transform:uppercase;letter-spacing:.09em;color:var(--muted);background:#fafafa}.finance-table tfoot td{font-weight:800;background:#f5f0e7}.rate-links{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem;margin-top:1rem}.rate-link{padding:1.3rem;border:1px solid var(--line);border-radius:16px;text-decoration:none;display:flex;justify-content:space-between;gap:1rem;align-items:center}.rate-link:hover{border-color:var(--bay);background:var(--sky)}.rate-link b{display:block}.rate-link span{font-size:.83rem;color:var(--muted)}.disclaimer{font-size:.75rem;color:#6f787c;line-height:1.55;margin-top:1rem}

/* Video and location */
.video-section{background:#071f2c;color:#fff}.video-grid{display:grid;grid-template-columns:.62fr 1.38fr;gap:clamp(2rem,6vw,6rem);align-items:center}.video-section .section-kicker{color:#8fd2e6}.video-section .section-lead{color:#bdcfd5}.video-frame{aspect-ratio:16/9;border:1px solid rgba(255,255,255,.25);padding:.5rem;background:rgba(255,255,255,.06);box-shadow:0 30px 100px rgba(0,0,0,.35)}.video-frame iframe{width:100%;height:100%;border:0}.location-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:3rem}.location-card{background:var(--paper);padding:1.5rem}.location-card b{font:600 2rem var(--serif);display:block}.location-card span{font-size:.86rem;color:var(--muted)}

/* Possibilities and investor */
.possibilities-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:.8rem}.possibility{position:relative;min-height:420px;overflow:hidden}.possibility img{width:100%;height:100%;object-fit:cover}.possibility div{position:absolute;inset:auto 1rem 1rem;background:rgba(255,255,255,.93);padding:1.2rem;max-width:430px}.possibility h3{font:600 1.8rem var(--serif);margin:0}.possibility p{font-size:.88rem;color:var(--muted);margin:.3rem 0 0}.investor-teaser{background:#d8e9eb}.investor-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,6rem);align-items:center}.investor-visual{position:relative}.investor-visual img{width:100%;border-radius:var(--radius);box-shadow:var(--shadow)}.investor-visual::after{content:"Investor Circle";position:absolute;right:-1rem;bottom:-1rem;background:var(--red);color:#fff;padding:1rem 1.3rem;font:600 1.5rem var(--serif)}

/* Contact */
.contact-section{background:#fff;padding-bottom:0}.contact-shell{display:grid;grid-template-columns:.75fr 1.25fr;min-height:720px}.agent-panel{background:#0a2a3a;color:#fff;padding:clamp(2rem,5vw,5rem);display:flex;flex-direction:column;justify-content:flex-end;position:relative;overflow:hidden}.agent-panel::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(7,31,43,.92),rgba(7,31,43,.08) 62%),url('assets/kevin-thomas-agent.jpg') 53% 20%/cover no-repeat}.agent-copy{position:relative;z-index:2}.agent-copy h2{font:600 clamp(2.7rem,5vw,4.8rem)/.95 var(--serif);margin:.4rem 0}.agent-copy p{color:#c8d9df}.agent-links{display:flex;flex-direction:column;align-items:flex-start;gap:.5rem;margin-top:1.4rem}.agent-links a{text-decoration:none;border-bottom:1px solid rgba(255,255,255,.5)}.contact-form-wrap{padding:clamp(3rem,7vw,7rem);display:flex;align-items:center}.contact-form{width:100%;max-width:680px}.form-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem}.field{display:grid;gap:.4rem}.field.full{grid-column:1/-1}.field label{font-size:.8rem;font-weight:700}.field input,.field select,.field textarea{width:100%;border:1px solid var(--line);background:var(--paper);border-radius:10px;padding:.9rem 1rem;color:var(--ink)}.field textarea{min-height:130px;resize:vertical}.consent{font-size:.75rem;color:var(--muted)}.form-status{min-height:1.5rem;font-size:.82rem;color:var(--bay)}.site-footer{background:#061c27;color:#c7d5da;padding:2rem 0}.footer-inner{display:flex;justify-content:space-between;gap:2rem;align-items:center;font-size:.76rem}.footer-inner a{text-decoration:none}.footer-links{display:flex;gap:1rem;flex-wrap:wrap}

/* Concept 2: Northwest editorial */
body.concept-2{--paper:#f3efe6;--surface:#fffdfa;--ink:#24332d;--muted:#647068;--bay:#315f56;--navy:#203a33;--gold:#a76d37;--line:rgba(36,51,45,.17);background:var(--paper)}
.concept-2 .site-header{position:absolute;color:var(--ink);background:rgba(243,239,230,.95)}.concept-2 .header-inner{border-color:var(--line)}.concept-2 .site-header.is-scrolled{position:fixed;background:rgba(243,239,230,.96)}
.concept-2 .property-hero{min-height:920px;background:var(--paper);color:var(--ink);grid-template-columns:46% 54%;padding-top:84px}.concept-2 .hero-media{position:relative;grid-column:2;inset:auto;margin:3rem 3rem 4rem 0}.concept-2 .hero-media img{border-radius:240px 240px 10px 10px;object-position:center}.concept-2 .hero-media::after{background:linear-gradient(0deg,rgba(24,48,42,.35),transparent 45%)}.concept-2 .hero-content{grid-column:1;grid-row:1;width:auto;margin:0;padding:clamp(8rem,14vw,13rem) clamp(2rem,6vw,7rem) 5rem;align-self:center}.concept-2 .hero-badge{border-color:var(--line);background:transparent}.concept-2 .hero-title{font-size:clamp(4.5rem,8vw,8.2rem);color:var(--ink)}.concept-2 .hero-subtitle{color:var(--muted)}.concept-2 .property-hero .button{background:var(--ink);color:#fff}.concept-2 .property-hero .button-secondary{color:var(--ink)}.concept-2 .hero-scroll{display:none}.concept-2 .fact-bar{background:#ded7c8}.concept-2 .story-media img{border-radius:50% 50% 0 0}.concept-2 .open-house-section{background:#24382f}.concept-2 .photo-grid{grid-template-columns:1fr 1fr;grid-template-rows:repeat(2,340px)}.concept-2 .photo-card:first-child{grid-row:1;grid-column:1}.concept-2 .photo-card:nth-child(2){grid-column:2;grid-row:1/3}.concept-2 .kitchen-section{background:#e2dccf}.concept-2 .attention-title span{color:#9d4a32}.concept-2 .offer-card.highlight{background:#273e35}.concept-2 .video-section{background:#293931}.concept-2 .investor-teaser{background:#ded7c8}.concept-2 .investor-visual::after{background:#a65336}.concept-2 .agent-panel{background:#263b33}

/* Concept 3: buyer-forward */
body.concept-3{--paper:#f3f7f9;--surface:#fff;--ink:#102b3b;--muted:#61727c;--bay:#007ca3;--navy:#062d41;--gold:#f2ae43;--line:rgba(16,43,59,.14);background:var(--paper)}
.concept-3 .site-header{color:var(--ink);background:#fff}.concept-3 .header-inner{border-color:var(--line)}.concept-3 .site-header.is-scrolled{background:rgba(255,255,255,.96)}
.concept-3 .property-hero{min-height:850px;background:#e3f1f6;color:var(--ink);padding-top:84px;grid-template-columns:55% 45%}.concept-3 .hero-media{position:relative;grid-column:1;inset:auto;margin:1.5rem 0 1.5rem 1.5rem;border-radius:12px 180px 12px 12px;overflow:hidden}.concept-3 .hero-media::after{background:linear-gradient(0deg,rgba(5,42,59,.25),transparent)}.concept-3 .hero-content{grid-column:2;grid-row:1;width:auto;margin:0;padding:6rem clamp(2rem,5vw,5rem);align-self:center}.concept-3 .hero-badge{color:var(--red);border-color:rgba(215,11,63,.4);background:#fff}.concept-3 .hero-title{font-family:var(--sans);font-weight:800;font-size:clamp(3.2rem,6vw,6rem);line-height:.93;letter-spacing:-.065em}.concept-3 .hero-title small{color:var(--bay)}.concept-3 .hero-subtitle{color:var(--muted)}.concept-3 .property-hero .button{background:var(--red);color:#fff}.concept-3 .property-hero .button:hover{background:#ab0732}.concept-3 .property-hero .button-secondary{color:var(--ink)}.concept-3 .hero-scroll{display:none}.concept-3 .fact-bar{background:var(--navy);color:#fff}.concept-3 .fact{border-color:rgba(255,255,255,.18)}.concept-3 .fact span{color:#bcd0d9}.concept-3 .section-title{font-family:var(--sans);font-weight:800;letter-spacing:-.05em}.concept-3 .story-media img{border-radius:12px 120px 12px 12px}.concept-3 .open-house-section{background:#007b9f}.concept-3 .open-house-item,.concept-3 .open-house-empty{background:#fff;color:var(--ink);border-color:transparent}.concept-3 .open-house-item p,.concept-3 .open-house-empty p{color:var(--muted)}.concept-3 .open-house-section .text-button{color:var(--bay)}.concept-3 .open-house-section .icon-button{color:var(--ink);background:var(--sky)}.concept-3 .photo-card{border-radius:14px}.concept-3 .kitchen-section{background:#dfeef4}.concept-3 .attention-title{font-family:var(--sans);font-weight:800}.concept-3 .offer-card.highlight{background:#007b9f}.concept-3 .video-section{background:#052c40}.concept-3 .investor-teaser{background:#ffe8ee}.concept-3 .investor-visual::after{background:var(--red)}

/* Gallery page */
.subpage{background:var(--paper)}.subpage .site-header{background:rgba(7,31,43,.96)}.subpage-hero{padding:10rem 0 5rem;background:#082938;color:#fff}.subpage-hero .section-kicker{color:#8fd2e6}.subpage-hero h1{font:500 clamp(4rem,10vw,8rem)/.85 var(--serif);letter-spacing:-.055em;margin:.5rem 0 1.2rem}.subpage-hero p{max-width:700px;color:#c5d7dd;font-size:1.1rem}.gallery-page-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:1rem}.gallery-tile{grid-column:span 4;background:#fff;border:0;padding:0;text-align:left;box-shadow:0 12px 35px rgba(8,31,42,.08);overflow:hidden;margin:0}.gallery-tile.wide{grid-column:span 8}.gallery-tile.tall img{aspect-ratio:3/4}.gallery-tile img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .5s}.gallery-tile:hover img{transform:scale(1.025)}.gallery-tile figcaption{padding:1rem}.gallery-tile b{display:block;font:600 1.25rem var(--serif)}.gallery-tile span{display:block;color:var(--muted);font-size:.84rem;margin-top:.25rem}.gallery-section-label{grid-column:1/-1;margin:3rem 0 .5rem;padding-top:2rem;border-top:1px solid var(--line);font:600 2.4rem var(--serif)}

/* Investor page */
.investor-hero{min-height:740px;display:grid;grid-template-columns:1fr 1fr;background:#0a2939;color:#fff;padding-top:84px}.investor-hero-copy{padding:clamp(4rem,8vw,8rem);align-self:center}.investor-hero-copy h1{font:500 clamp(4rem,8vw,7.5rem)/.85 var(--serif);letter-spacing:-.05em;margin:1rem 0}.investor-hero-copy p{color:#c8d9df;max-width:650px;font-size:1.1rem}.investor-hero-media img{width:100%;height:100%;object-fit:cover}.platform-section{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(2rem,7vw,7rem);align-items:center}.platform-section.reverse{grid-template-columns:1.2fr .8fr}.platform-section.reverse .platform-copy{order:2}.platform-image{background:#fff;padding:.6rem;box-shadow:var(--shadow)}.platform-image button{border:0;padding:0;width:100%;background:none}.platform-image img{width:100%}.platform-copy h2{font:600 clamp(3rem,6vw,5.5rem)/.9 var(--serif);margin:.5rem 0}.feature-list{display:grid;gap:.7rem;margin:2rem 0}.feature-item{display:grid;grid-template-columns:32px 1fr;gap:.8rem}.feature-item span{width:28px;height:28px;border-radius:50%;background:var(--sky);display:grid;place-items:center;font-size:.78rem;font-weight:800}.compare-table{width:100%;border-collapse:collapse;background:#fff;box-shadow:var(--shadow)}.compare-table th,.compare-table td{padding:1.1rem;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}.compare-table thead th{background:var(--navy);color:#fff}.compare-table th:first-child{width:22%}.compare-table td{font-size:.9rem}.compare-table td:nth-child(2){background:#f1f7f8}.investor-caution{margin-top:1.4rem;padding:1.2rem;border-left:4px solid var(--gold);background:#fff;font-size:.84rem;color:var(--muted)}

/* Dialogs */
dialog{border:0;border-radius:20px;padding:0;box-shadow:0 30px 100px rgba(0,0,0,.3);max-width:min(92vw,620px);color:var(--ink)}dialog::backdrop{background:rgba(3,19,27,.82);backdrop-filter:blur(5px)}.dialog-shell{padding:1.5rem}.dialog-header{display:flex;align-items:start;justify-content:space-between;gap:1rem;border-bottom:1px solid var(--line);padding-bottom:1rem;margin-bottom:1rem}.dialog-header h2{font:600 2rem var(--serif);margin:0}.dialog-header p{margin:.25rem 0 0;color:var(--muted);font-size:.85rem}.dialog-actions{display:flex;justify-content:flex-end;gap:.7rem;margin-top:1rem}.form-error{color:#b00032;font-size:.82rem;min-height:1.3rem}.photo-lightbox{max-width:min(96vw,1200px);background:#071f2c;color:#fff}.photo-lightbox .lightbox-wrap{position:relative;padding:1rem}.photo-lightbox img{max-height:78vh;max-width:100%;margin:auto}.photo-lightbox p{margin:.8rem 3rem 0 0}.lightbox-close{position:absolute;right:1rem;top:1rem;z-index:2;background:#fff;color:#000;border-radius:50%;border:0;width:44px;height:44px;font-size:1.4rem}

/* Motion */
[data-reveal]{opacity:0;transform:translateY(24px);transition:opacity .7s,transform .7s}[data-reveal].is-visible{opacity:1;transform:none}

/* Selected hybrid and requested refinements */
.selected-concept{border-color:var(--gold);box-shadow:inset 0 0 0 1px rgba(199,155,87,.35),0 18px 55px rgba(0,0,0,.2)}
.selected-concept>span{color:#ffe0a8;font-weight:800}
.chooser-identity{display:flex;align-items:center;gap:.8rem;flex-wrap:wrap}
.eho-badge{display:inline-flex;align-items:center;gap:.45rem;width:max-content;padding:.28rem .5rem;border-radius:999px;background:rgba(255,255,255,.94);color:var(--navy);font-size:.62rem;font-weight:800;line-height:1.1;letter-spacing:.04em;text-transform:uppercase;white-space:nowrap}
.eho-badge img{width:24px;height:24px;flex:0 0 24px}
.eho-badge-dark{margin-top:.8rem}
.eho-badge-footer{background:rgba(255,255,255,.92)}
.footer-identity{display:flex;align-items:center;gap:.7rem;flex-wrap:wrap}
.hero-actions,.footer-links{align-items:center}
.footer-links>a,.footer-links>button{display:inline-flex;align-items:center;min-height:36px}
.contact-trust-row{display:flex;align-items:center;gap:.65rem;flex-wrap:wrap;margin-top:.9rem}
.contact-trust-row .eho-badge-dark{margin-top:0;min-height:42px}
.pellego-logo-mark{display:inline-flex;align-items:center;justify-content:center;min-height:42px;padding:.45rem .75rem;border-radius:999px;background:rgba(255,255,255,.94)}
.pellego-logo-mark img{width:104px;height:auto}
.agent-panel::before{background:linear-gradient(0deg,rgba(7,31,43,.94),rgba(7,31,43,.07) 64%),url('https://res.cloudinary.com/qfpmnwca/image/upload/f_auto,q_auto,w_1200/v1789870290/Kevin_Thomas_4103_LT.jpg') 50% 28%/cover no-repeat}
.concept-1 .property-hero .share-button{background:var(--gold);border-color:var(--gold);color:#061c27;box-shadow:0 10px 30px rgba(0,0,0,.28)}
.concept-1 .property-hero .share-button:hover{background:#f3c674;border-color:#f3c674}
.site-footer [data-share],.subpage-hero [data-share]{padding:.45rem .75rem;border:1px solid #f2ae43;border-radius:999px;background:#f2ae43;color:#061c27;font-weight:800;text-decoration:none;box-shadow:0 8px 24px rgba(0,0,0,.2)}
.site-footer [data-share]:hover,.subpage-hero [data-share]:hover{background:#ffd17b;border-color:#ffd17b}
.finance-intro{max-width:760px;margin:1.35rem auto 0;text-align:center;color:var(--muted);font-size:1.05rem}
.concept-1 .finance-section{background:linear-gradient(180deg,#f0f8fb 0,#fff 38%)}
.concept-1 .attention-title{font-family:var(--sans);font-weight:800;letter-spacing:-.055em}
.concept-1 .attention-title span{color:var(--bay)}
.concept-1 .offer-card{background:#fff;box-shadow:0 14px 42px rgba(8,31,42,.08)}
.concept-1 .offer-card.highlight{background:#007b9f;box-shadow:0 18px 50px rgba(0,123,159,.24)}
.concept-1 .finance-table-wrap{background:#fff;box-shadow:0 16px 50px rgba(8,31,42,.08)}
.concept-1 .finance-table caption{background:#082f42;color:#fff}
.concept-1 .finance-table tbody tr:nth-child(odd){background:#f5fafc}
.concept-1 .rate-link{background:var(--navy);border-color:var(--navy);color:#fff;box-shadow:0 12px 32px rgba(8,31,42,.13)}
.concept-1 .rate-link span{color:#d7e7ed}
.concept-1 .rate-link strong{display:grid;place-items:center;width:36px;height:36px;flex:0 0 36px;border-radius:50%;background:#f2ae43;color:#061c27}
.concept-1 .rate-link:hover{background:#007b9f;border-color:#007b9f}
.disclaimer{font-size:.833rem}

@media(max-width:1050px){
  .nav{position:fixed;inset:84px 1rem auto;background:#fff;color:var(--ink);border-radius:16px;box-shadow:var(--shadow);padding:1rem;display:none;flex-direction:column;align-items:stretch}.nav.is-open{display:flex}.nav a{padding:.65rem}.nav-toggle{display:block}.concept-grid{grid-template-columns:1fr}.concept-card{min-height:270px}.story-grid,.open-house-grid,.kitchen-grid,.video-grid,.investor-grid,.contact-shell,.platform-section,.platform-section.reverse{grid-template-columns:1fr}.open-house-grid{gap:2.5rem}.photo-grid{grid-template-columns:1fr 1fr;grid-template-rows:340px 260px}.photo-card:first-child{grid-row:1;grid-column:1/3}.concept-2 .photo-grid{grid-template-columns:1fr 1fr}.concept-2 .photo-card:nth-child(2){grid-column:2;grid-row:1}.contact-shell{min-height:auto}.agent-panel{min-height:690px}.investor-hero{grid-template-columns:1fr}.investor-hero-media{height:480px}.platform-section.reverse .platform-copy{order:0}.property-page.concept-2 .property-hero,.property-page.concept-3 .property-hero{grid-template-columns:1fr;min-height:auto}.concept-2 .hero-media,.concept-3 .hero-media{grid-column:1;grid-row:1;min-height:620px;margin:84px 1rem 0}.concept-2 .hero-content,.concept-3 .hero-content{grid-column:1;grid-row:2;padding:4rem 1.5rem 5rem}.concept-3 .hero-media{border-radius:12px}.concept-2 .property-hero{padding-top:0}.concept-3 .property-hero{padding-top:0}.concept-2 .hero-media img{border-radius:180px 180px 10px 10px}.gallery-tile,.gallery-tile.wide{grid-column:span 6}.possibility{min-height:350px}
}
@media(max-width:720px){
  .section{padding:4.5rem 0}.container,.narrow{width:min(100% - 1.5rem,var(--max))}.header-inner{min-height:74px}.nav{inset:74px .75rem auto}.brand-mark{width:36px;height:36px}.brand-text b{font-size:.74rem}.brand-text span{font-size:.6rem}.concept-switcher{top:auto;bottom:.8rem;right:50%;transform:translateX(50%);grid-auto-flow:column}.property-hero{min-height:820px}.hero-content{padding-bottom:4rem}.hero-title{font-size:clamp(3.8rem,19vw,6.3rem)}.hero-scroll{display:none}.facts{grid-template-columns:repeat(2,1fr)}.fact:last-child{grid-column:1/-1}.fact:nth-child(even){border-right:0}.story-grid{gap:2rem}.story-media::before{display:none}.story-points,.offer-grid,.rate-links,.possibilities-grid,.form-grid,.location-strip{grid-template-columns:1fr}.open-house-item{grid-template-columns:auto 1fr}.open-house-actions{grid-column:1/-1;justify-content:flex-end}.photo-grid,.concept-2 .photo-grid{display:grid;grid-template-columns:1fr;grid-template-rows:repeat(4,260px)}.photo-card:first-child,.concept-2 .photo-card:first-child,.concept-2 .photo-card:nth-child(2){grid-column:auto;grid-row:auto}.gallery-heading{display:block}.gallery-heading .button{margin-top:1rem}.gallery-page-grid{display:grid;grid-template-columns:1fr}.gallery-tile,.gallery-tile.wide{grid-column:auto}.gallery-section-label{grid-column:auto}.contact-form-wrap{padding:3rem 1.2rem}.agent-panel{min-height:580px}.footer-inner{display:grid}.investor-hero-copy{padding:5rem 1.2rem}.investor-hero-media{height:340px}.compare-table{min-width:760px}.table-scroll{overflow-x:auto}.concept-2 .hero-media,.concept-3 .hero-media{min-height:460px;margin-top:74px}.concept-2 .hero-media{border-radius:120px 120px 10px 10px}.concept-2 .hero-title,.concept-3 .hero-title{font-size:clamp(3.6rem,17vw,5.6rem)}.chooser .chooser-brand{margin-bottom:4rem}.chooser h1{font-size:clamp(3.5rem,17vw,5.6rem)}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important}[data-reveal]{opacity:1;transform:none}}

/* Privacy-conscious analytics consent */
.analytics-consent{position:fixed;z-index:1400;right:clamp(1rem,3vw,2rem);bottom:clamp(1rem,3vw,2rem);left:clamp(1rem,3vw,2rem);display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:center;max-width:1120px;margin-inline:auto;padding:clamp(1.15rem,2.5vw,1.6rem);border:1px solid rgba(7,31,43,.2);border-radius:18px;background:rgba(255,255,255,.98);box-shadow:0 24px 70px rgba(3,19,27,.25);color:var(--ink);gap:1.5rem}
.analytics-consent strong{display:block;margin-bottom:.35rem;font:600 1.35rem var(--serif)}
.analytics-consent p{max-width:760px;margin:0;color:var(--muted);font-size:.86rem;line-height:1.6}
.analytics-consent a{color:var(--bay);font-weight:800}
.analytics-consent-actions{display:flex;align-items:center;gap:.65rem}
.analytics-consent-actions .button{white-space:nowrap}
.analytics-essential-button{min-height:46px;padding:.7rem 1rem;border:1px solid var(--line);border-radius:999px;background:transparent;color:var(--navy);cursor:pointer;font:800 .75rem var(--sans);letter-spacing:.04em;text-transform:uppercase}
.analytics-essential-button:hover{border-color:var(--navy);background:var(--sky)}
@media(max-width:720px){.analytics-consent{grid-template-columns:1fr;gap:1rem}.analytics-consent-actions{align-items:stretch;flex-direction:column}.analytics-consent-actions .button,.analytics-essential-button{width:100%}}