:root{--ink:#14231d;--ink-2:#2c3d36;--muted:#62716a;--line:#e4ded2;--paper:#faf7f1;--cream:#f2ece0;--card:#fffdf9;
--forest:#173a2e;--forest-2:#21513f;--brass:#c49a52;--brass-2:#a67c36;--ok:#1f7a4d;--r:18px;--shadow:0 1px 2px rgba(20,35,29,.04),0 12px 32px -12px rgba(20,35,29,.18);
--serif:"Newsreader",Georgia,"Times New Roman",serif;--sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,sans-serif;color-scheme:light}
*{box-sizing:border-box}[hidden]{display:none!important}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font:16.5px/1.65 var(--sans);color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased;font-feature-settings:"ss01","cv11"}
img{max-width:100%;display:block}a{color:var(--forest-2)}
.i{flex:none;vertical-align:-5px}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}
@media (max-width:600px){.wrap{padding:0 18px}}
h1,h2,h3{font-family:var(--serif);font-weight:500;letter-spacing:-.015em;line-height:1.08;margin:0}
h2{font-size:clamp(32px,4.2vw,52px)}
h3{font-size:24px;line-height:1.2}
.eyebrow{font:600 12.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--brass-2);display:inline-flex;align-items:center;gap:10px;margin:0 0 18px}
.eyebrow:before{content:"";width:24px;height:1px;background:currentColor}
.lede{font-size:clamp(17px,1.6vw,19px);color:var(--muted);max-width:620px;margin:18px 0 0}
section{padding:112px 0}
@media (max-width:760px){section{padding:72px 0}}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .3s,box-shadow .3s,color .3s;color:var(--ink)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:78px;gap:18px}
.nav.over{color:#fff}
.nav.solid{background:rgba(250,247,241,.9);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);box-shadow:0 1px 0 var(--line);color:var(--ink)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:inherit}
.brand .mark{width:40px;height:40px;color:var(--forest)}
.nav.over:not(.solid) .brand .mark{color:rgba(255,255,255,.14);filter:drop-shadow(0 0 0 #fff)}
.brand b{display:block;font:600 19px/1.1 var(--serif);letter-spacing:-.01em}
.brand small{display:block;font-size:11px;letter-spacing:.14em;text-transform:uppercase;opacity:.7;margin-top:3px}
.links{display:flex;gap:2px;align-items:center}
.links a{color:inherit;text-decoration:none;padding:9px 14px;border-radius:999px;font-size:15px;font-weight:500;opacity:.9}
.links a:hover{opacity:1;background:rgba(127,127,127,.12)}
.links a.on{opacity:1;box-shadow:inset 0 -2px 0 var(--brass);border-radius:0}
.links .cta{margin-left:10px;background:var(--brass);color:var(--ink)!important;opacity:1;padding:10px 18px}
.links .cta:hover{background:#d3ab66}
.burger{display:none;width:44px;height:44px;border-radius:12px;border:1px solid currentColor;background:none;color:inherit;opacity:.8}
@media (max-width:920px){.burger{display:grid;place-items:center}
.links{position:fixed;inset:78px 0 auto 0;flex-direction:column;align-items:stretch;background:var(--paper);color:var(--ink);padding:10px 18px 22px;box-shadow:0 20px 40px -20px rgba(0,0,0,.3);display:none}
.links.open{display:flex}.links a{padding:14px 10px;font-size:17px;border-bottom:1px solid var(--line);border-radius:0}.links a.on{box-shadow:none;color:var(--brass-2)}.links .cta{margin:14px 0 0;text-align:center;border-radius:999px;border:0}}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:15px 26px;border-radius:999px;background:var(--forest);color:#fff;text-decoration:none;font-weight:600;font-size:15.5px;border:0;cursor:pointer;transition:transform .15s,background .2s,box-shadow .2s;font-family:var(--sans)}
.btn:hover{background:var(--forest-2);transform:translateY(-1px);box-shadow:0 10px 24px -10px rgba(23,58,46,.6)}
.btn.brass{background:var(--brass);color:var(--ink)}.btn.brass:hover{background:#d3ab66}
.btn.line{background:transparent;color:inherit;box-shadow:inset 0 0 0 1.5px currentColor}.btn.line:hover{background:rgba(127,127,127,.1)}
.btn .i{transition:transform .2s}.btn:hover .i{transform:translateX(3px)}
.row{display:flex;gap:12px;flex-wrap:wrap;align-items:center}
.link{display:inline-flex;gap:8px;align-items:center;font-weight:600;text-decoration:none;color:var(--forest-2)}
.link:hover .i{transform:translateX(3px)}.link .i{transition:transform .2s}

/* hero */
.hero{position:relative;min-height:min(100svh,920px);display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:#0e1b16}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center 40%;transform:scale(1.04);animation:kb 18s ease-out forwards}
@keyframes kb{to{transform:scale(1)}}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,20,15,.55) 0%,rgba(8,20,15,.1) 30%,rgba(8,20,15,.35) 60%,rgba(8,20,15,.9) 100%)}
@media (max-width:760px){.hero:after{background:linear-gradient(180deg,rgba(8,20,15,.55) 0%,rgba(8,20,15,.25) 22%,rgba(8,20,15,.72) 45%,rgba(8,20,15,.92) 100%)}}
.hero .wrap{position:relative;z-index:2;padding-bottom:88px;padding-top:140px;width:100%}
.hero h1{font-size:clamp(46px,7.4vw,104px);max-width:980px;line-height:.98;letter-spacing:-.025em;font-weight:400}
.hero h1 em{font-style:italic;color:#e9cf9b}
.hero p{font-size:clamp(17px,1.7vw,20px);max-width:600px;margin:26px 0 36px;color:rgba(255,255,255,.88)}
.hero .eyebrow{color:#e9cf9b}
.status{display:inline-flex;align-items:center;gap:10px;background:rgba(255,255,255,.12);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border:1px solid rgba(255,255,255,.22);padding:8px 16px 8px 12px;border-radius:999px;font-size:14px;margin-bottom:28px}
.dot{width:8px;height:8px;border-radius:50%;background:#e9cf9b;box-shadow:0 0 0 0 rgba(233,207,155,.7);animation:pulse 2.2s infinite}
.dot.ok{background:#6fe0a2;box-shadow:0 0 0 0 rgba(111,224,162,.7)}
@keyframes pulse{70%{box-shadow:0 0 0 10px rgba(233,207,155,0)}100%{box-shadow:0 0 0 0 rgba(233,207,155,0)}}
.scrollcue{position:absolute;right:24px;bottom:34px;z-index:2;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.7);writing-mode:vertical-rl}
@media (max-width:760px){.scrollcue{display:none}}

/* stats */
.stats{background:var(--forest);color:#fff}
.stats .wrap{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:34px 24px;border-left:1px solid rgba(255,255,255,.12)}
.stat:first-child{border-left:0;padding-left:0}
.stat b{display:block;font:400 44px/1 var(--serif);color:#e9cf9b}
.stat span{display:block;margin-top:10px;font-size:14px;color:rgba(255,255,255,.75)}
@media (max-width:760px){.stats .wrap{grid-template-columns:1fr 1fr}.stat{padding:24px 0 24px 18px}.stat:nth-child(3){border-left:0;padding-left:0}.stat:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.12)}}

/* pillars */
.pillars{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:64px;border-top:1px solid var(--line)}
.pillar{padding:34px 28px 10px 0}
.pillar .ic{width:52px;height:52px;border-radius:14px;background:var(--cream);color:var(--forest);display:grid;place-items:center;margin-bottom:22px}
.pillar h3{font-size:23px;margin-bottom:10px}.pillar p{margin:0;color:var(--muted);font-size:15.5px}
@media (max-width:980px){.pillars{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.pillars{grid-template-columns:1fr}.pillar{padding-right:0}}
.split-head{display:grid;grid-template-columns:1.1fr 1fr;gap:48px;align-items:end}
@media (max-width:860px){.split-head{grid-template-columns:1fr;gap:0}}

/* communities */
.comm{display:grid;grid-template-columns:1.25fr 1fr;gap:64px;align-items:center;margin-top:88px}
.comm:nth-child(even){grid-template-columns:1fr 1.25fr}.comm:nth-child(even) .ph{order:2}
.comm .ph{position:relative;border-radius:var(--r);overflow:hidden;aspect-ratio:5/4;box-shadow:var(--shadow);background:var(--cream)}
.comm .ph img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.2,.7,.2,1)}
.comm:hover .ph img{transform:scale(1.035)}
.comm .tag{position:absolute;left:18px;top:18px;background:rgba(250,247,241,.92);backdrop-filter:blur(8px);color:var(--ink);padding:7px 14px;border-radius:999px;font-size:13px;font-weight:600;display:flex;gap:8px;align-items:center}
.comm .town{font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-2);font-weight:600}
.comm h3{font-size:clamp(34px,3.6vw,46px);margin:10px 0 14px}
.comm p{color:var(--muted);margin:0 0 24px}
.specline{display:flex;gap:22px;flex-wrap:wrap;padding:18px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:22px;font-size:15px}
.specline span{display:flex;gap:8px;align-items:center}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:28px}
.chips span{font-size:13.5px;padding:7px 13px;border-radius:999px;background:var(--cream);color:var(--ink-2)}
@media (max-width:860px){.comm,.comm:nth-child(even){grid-template-columns:1fr;gap:28px;margin-top:64px}.comm:nth-child(even) .ph{order:0}}

/* compare table */
.cmp{width:100%;border-collapse:collapse;margin-top:48px;background:var(--card);border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);font-size:15px}
.cmp th,.cmp td{padding:18px 22px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}
.cmp thead th{font:500 22px/1.2 var(--serif);background:var(--cream)}
.cmp thead th small{display:block;font:500 12px var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--brass-2);margin-top:6px}
.cmp tbody th{font-weight:600;color:var(--muted);width:20%;font-size:14px}
.cmp tr:last-child td,.cmp tr:last-child th{border-bottom:0}
.tablewrap{overflow-x:auto;margin:0 -24px;padding:0 24px 20px}
.tablewrap .cmp{min-width:760px}

/* process */
.dark{background:var(--forest);color:#fff}
.dark .lede{color:rgba(255,255,255,.72)}.dark .eyebrow{color:#e9cf9b}
.steps{display:grid;grid-template-columns:repeat(5,1fr);gap:0;margin-top:64px;counter-reset:s}
.step{padding:28px 26px 0 0;border-top:1px solid rgba(255,255,255,.2);position:relative}
.step:before{counter-increment:s;content:"0" counter(s);font:400 15px var(--serif);color:#e9cf9b;display:block;margin-bottom:26px}
.step:after{content:"";position:absolute;top:-5px;left:0;width:9px;height:9px;border-radius:50%;background:#e9cf9b}
.step h3{font-size:22px;margin-bottom:12px}.step p{margin:0;color:rgba(255,255,255,.72);font-size:15px}
.light .step{border-top-color:var(--line)}.light .step p{color:var(--muted)}.light .step:before{color:var(--brass-2)}.light .step:after{background:var(--brass)}
@media (max-width:1000px){.steps{grid-template-columns:1fr;gap:0}.step{padding:0 0 34px 34px;border-top:0;border-left:1px solid rgba(255,255,255,.2)}.light .step{border-left-color:var(--line)}.step:after{left:-5px;top:4px}.step:before{margin-bottom:10px}}

/* area band */
.band{position:relative;min-height:540px;display:flex;align-items:center;color:#fff;overflow:hidden}
.band .bg{position:absolute;inset:0;background-size:cover;background-position:center}
.band:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,20,15,.92) 0%,rgba(8,20,15,.78) 45%,rgba(8,20,15,.25) 80%,rgba(8,20,15,.1))}
.band .wrap{position:relative;z-index:2}.band p{color:rgba(255,255,255,.85);max-width:520px}
.band .eyebrow{color:#e9cf9b}

/* contact */
.contact{display:grid;grid-template-columns:1fr 1.1fr;gap:72px;align-items:start}
@media (max-width:920px){.contact{grid-template-columns:minmax(0,1fr);gap:40px}}.reach b{overflow-wrap:anywhere}
.reach{display:grid;gap:14px;margin-top:36px}
.reach a,.reach div{display:flex;gap:16px;align-items:center;text-decoration:none;color:var(--ink);padding:18px 20px;border-radius:14px;background:var(--card);border:1px solid var(--line)}
.reach a:hover{border-color:var(--brass)}
.reach .ic{width:44px;height:44px;border-radius:12px;background:var(--cream);display:grid;place-items:center;color:var(--forest)}
.reach small{display:block;color:var(--muted);font-size:13px}.reach b{font-weight:600;font-size:17px}
form.f{background:var(--card);border:1px solid var(--line);border-radius:22px;padding:36px;box-shadow:var(--shadow);display:grid;grid-template-columns:1fr 1fr;gap:16px}
form.f h3{grid-column:1/-1;margin-bottom:4px}
form.f .full{grid-column:1/-1}
@media (max-width:600px){form.f{grid-template-columns:1fr;padding:24px}}
label{display:grid;gap:7px;font-size:13px;font-weight:600;color:var(--ink-2);letter-spacing:.01em}
input,textarea,select{width:100%;font:inherit;font-size:16px;color:var(--ink);background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:13px 15px;transition:border-color .2s,box-shadow .2s;appearance:none;-webkit-appearance:none}
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' fill='none' stroke='%2362716a' stroke-width='1.6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 15px center;padding-right:38px}
input:focus,textarea:focus,select:focus{outline:0;border-color:var(--brass);box-shadow:0 0 0 4px rgba(196,154,82,.18)}
textarea{min-height:130px;resize:vertical}
.hp{position:absolute;left:-9999px}
.formnote{margin:0;font-size:13.5px;color:var(--muted)}
.sent{grid-column:1/-1;display:none;padding:16px 18px;border-radius:12px;background:#e8f3ec;color:#1b5e3c;font-size:15px}

/* page head */
.phead{padding:170px 0 64px;background:var(--cream);border-bottom:1px solid var(--line)}
.phead h1{font-size:clamp(44px,6vw,80px);font-weight:400;letter-spacing:-.025em}
.crumb{font-size:14px;color:var(--muted);text-decoration:none;display:inline-flex;gap:8px;align-items:center;margin-bottom:26px}

/* homes grid */
.leaflet-tile-pane{filter:grayscale(.55) sepia(.18) saturate(1.1) contrast(.94) brightness(1.03)}
.ghead{grid-column:1/-1;display:flex;justify-content:space-between;align-items:end;gap:16px;padding:28px 0 4px;border-bottom:1px solid var(--line);margin-bottom:-6px}
.ghead:first-child{padding-top:0}.ghead h2{font-size:32px}.ghead small{display:block;font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-2);font-weight:600;margin-bottom:6px}.ghead span{color:var(--muted);font-size:14.5px;white-space:nowrap}
#map{height:440px;border-radius:var(--r);margin-top:-40px;box-shadow:var(--shadow);position:relative;z-index:1;border:4px solid var(--card)}
.filters{display:flex;gap:8px;flex-wrap:wrap;margin:44px 0 28px;align-items:center}
.chip{font:inherit;font-size:14.5px;border:1px solid var(--line);background:var(--card);color:var(--ink);padding:10px 18px;border-radius:999px;cursor:pointer;transition:all .2s}
.chip:hover{border-color:var(--ink-2)}.chip.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.count{margin-left:auto;color:var(--muted);font-size:14.5px}
.homes{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}
@media (max-width:980px){.homes{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width:600px){.homes{grid-template-columns:minmax(0,1fr)}.ghead{flex-direction:column;align-items:flex-start;gap:6px}.ghead span{white-space:normal}}
.home{text-decoration:none;color:inherit;display:block}
.home .ph{position:relative;border-radius:16px;overflow:hidden;aspect-ratio:4/3;background:var(--cream)}
.home .ph img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.2,1)}
.home:hover .ph img{transform:scale(1.05)}
.badge{position:absolute;top:14px;left:14px;padding:6px 12px;border-radius:999px;font-size:12.5px;font-weight:600;background:rgba(250,247,241,.94);color:var(--ink);display:flex;align-items:center;gap:7px}
.badge i{width:7px;height:7px;border-radius:50%;background:var(--brass)}.badge.ok i{background:#2fb36b}
.home .meta{padding:16px 2px 0}
.home .t{display:flex;justify-content:space-between;gap:12px;align-items:baseline}
.home h3{font-size:22px}.home .price{font-weight:600;white-space:nowrap}
.home .where{color:var(--muted);font-size:14.5px;margin:4px 0 10px}
.home .facts{display:flex;gap:16px;font-size:14px;color:var(--ink-2)}.home .facts span{display:flex;gap:6px;align-items:center}
.empty{display:none;margin-top:8px;padding:28px;border-radius:var(--r);background:var(--card);border:1px solid var(--line)}

/* unit page */
.uhead{padding:120px 0 0}
.gal{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:260px 260px;gap:10px;border-radius:22px;overflow:hidden;margin-top:28px;position:relative}
.gal a{display:block;overflow:hidden;background:var(--cream)}.gal a:first-child{grid-row:span 2}
.gal img{width:100%;height:100%;object-fit:cover;transition:transform .6s,filter .3s}.gal a:hover img{transform:scale(1.03);filter:brightness(.95)}
.gal.n2{grid-template-columns:1.4fr 1fr;grid-template-rows:520px}.gal.n2 a:first-child{grid-row:auto}
.gal.n2 a:nth-child(2) img,.gal a.fp img{object-fit:contain;background:#fff;padding:14px}
.gal .all{position:absolute;right:18px;bottom:18px;background:rgba(250,247,241,.95);border:0;border-radius:999px;padding:10px 16px;font:600 14px var(--sans);display:flex;gap:8px;align-items:center;cursor:pointer;color:var(--ink)}
@media (max-width:760px){.gal,.gal.n2{grid-template-columns:1fr 1fr;grid-template-rows:240px 130px;border-radius:16px}.gal a:first-child{grid-column:span 2;grid-row:auto}.gal a:nth-child(n+4){display:none}}
.ubody{display:grid;grid-template-columns:1fr 400px;gap:72px;margin-top:48px;align-items:start}
@media (max-width:980px){.ubody{grid-template-columns:1fr;gap:40px}}
.keyfacts{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);border-radius:18px;background:var(--card);margin:28px 0 44px}
.keyfacts div{padding:20px 22px;border-left:1px solid var(--line)}.keyfacts div:first-child{border-left:0}
.keyfacts .i{color:var(--brass-2)}.keyfacts b{display:block;font:500 28px/1 var(--serif);margin:12px 0 4px}.keyfacts span{font-size:13.5px;color:var(--muted)}
@media (max-width:600px){.keyfacts{grid-template-columns:1fr 1fr}.keyfacts div:nth-child(3){border-left:0}.keyfacts div:nth-child(-n+2){border-bottom:1px solid var(--line)}}
.ublock{padding:40px 0;border-top:1px solid var(--line)}
.ublock h2{font-size:30px;margin-bottom:18px}
.inc{display:grid;grid-template-columns:1fr 1fr;gap:28px}
@media (max-width:600px){.inc{grid-template-columns:1fr}}
.inc h4{margin:0 0 12px;font-size:13px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.inc ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}.inc li{display:flex;gap:10px;align-items:center}
.inc .yes .i{color:var(--ok)}.inc .you .i{color:var(--muted)}
dl.kv{display:grid;grid-template-columns:180px 1fr;margin:0}dl.kv dt,dl.kv dd{padding:14px 0;border-bottom:1px solid var(--line);margin:0}dl.kv dt{color:var(--muted)}
.fpbox{background:#fff;border:1px solid var(--line);border-radius:18px;padding:22px;cursor:zoom-in}
.fpbox img{max-height:560px;margin:0 auto}
#umap{height:320px;border-radius:18px;border:1px solid var(--line)}
aside.inq{position:sticky;top:100px}
aside.inq form.f{grid-template-columns:1fr;padding:28px}
.inq .pr{font:500 30px/1 var(--serif)}.inq .pr small{font:500 14px var(--sans);color:var(--muted)}
.inq .st{display:flex;align-items:center;gap:10px;font-size:14.5px;color:var(--ink-2);padding:12px 14px;border-radius:12px;background:var(--cream)}
.more{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:28px}
@media (max-width:860px){.more{grid-template-columns:1fr 1fr}}@media (max-width:540px){.more{grid-template-columns:1fr}}

/* lightbox */
.lb{position:fixed;inset:0;background:rgba(8,14,12,.96);display:none;z-index:100;align-items:center;justify-content:center}
.lb.open{display:flex}.lb img{max-width:92vw;max-height:84vh;border-radius:6px;background:#fff}
.lb button{position:absolute;background:rgba(255,255,255,.1);color:#fff;border:0;border-radius:999px;width:52px;height:52px;cursor:pointer;display:grid;place-items:center}
.lb button:hover{background:rgba(255,255,255,.2)}
.lb .x{top:20px;right:20px}.lb .p{left:20px}.lb .n{right:20px}.lb .c{position:absolute;bottom:22px;left:0;right:0;text-align:center;color:rgba(255,255,255,.7);font-size:14px}

/* faq */
.faqgrid{display:grid;grid-template-columns:320px 1fr;gap:72px;align-items:start}
@media (max-width:920px){.faqgrid{grid-template-columns:1fr;gap:32px}}
.faqside{position:sticky;top:110px;align-self:start}
.faqnav{display:grid;gap:4px}
.faqnav a{padding:10px 14px;border-radius:10px;text-decoration:none;color:var(--ink-2);font-size:15px}.faqnav a:hover{background:var(--cream)}
@media (max-width:920px){.faqside{position:static}.faqnav{display:flex;flex-wrap:wrap}}
.faqgroup{margin-bottom:56px}.faqgroup>h2{font-size:30px;margin-bottom:10px;scroll-margin-top:110px}
details{border-bottom:1px solid var(--line)}
summary{cursor:pointer;padding:22px 0;list-style:none;display:flex;justify-content:space-between;gap:24px;font:500 19px/1.35 var(--serif)}
summary::-webkit-details-marker{display:none}
summary:after{content:"";flex:none;width:28px;height:28px;border-radius:50%;border:1px solid var(--line);background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12'%3E%3Cpath d='M6 1v10M1 6h10' stroke='%2314231d' stroke-width='1.5'/%3E%3C/svg%3E") center no-repeat;transition:transform .25s}
details[open] summary:after{transform:rotate(45deg);background-color:var(--cream)}
details .a{padding:0 60px 24px 0;color:var(--muted)}
.helpcard{background:var(--forest);color:#fff;border-radius:var(--r);padding:30px;margin-top:22px}.helpcard p{color:rgba(255,255,255,.75);margin:8px 0 18px;font-size:15px}

/* area */
.eats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:48px}
@media (max-width:980px){.eats{grid-template-columns:1fr 1fr}}@media (max-width:540px){.eats{grid-template-columns:1fr}}
.eat .ph{border-radius:16px;overflow:hidden;aspect-ratio:4/5;margin-bottom:16px}.eat img{width:100%;height:100%;object-fit:cover}
.eat .since{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-2);font-weight:600}
.eat h3{font-size:24px;margin:6px 0 8px}.eat p{margin:0;color:var(--muted);font-size:15px}
.dir{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:48px}
@media (max-width:760px){.dir{grid-template-columns:minmax(0,1fr)}}@media (max-width:400px){.dir .card{padding:22px}.dir li{gap:10px}}
.dir .card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:30px}
.dir ul{list-style:none;margin:18px 0 0;padding:0}.dir li{display:flex;justify-content:space-between;gap:16px;padding:14px 0;border-top:1px solid var(--line)}
.dir li a{font-variant-numeric:tabular-nums;text-decoration:none;font-weight:600;white-space:nowrap}
.dir li span{min-width:0}
.a a[href^='tel:']{white-space:nowrap}

/* apply */
.need{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:40px}
@media (max-width:860px){.need{grid-template-columns:1fr 1fr}}
.need div{background:var(--card);border:1px solid var(--line);border-radius:16px;padding:24px}.need .i{color:var(--brass-2)}.need b{display:block;margin:14px 0 4px}.need span{font-size:14.5px;color:var(--muted)}
.applycard{background:var(--forest);color:#fff;border-radius:24px;padding:48px;display:grid;grid-template-columns:1.3fr 1fr;gap:40px;align-items:center}
.applycard p{color:rgba(255,255,255,.78)}
@media (max-width:860px){.applycard{grid-template-columns:1fr;padding:32px}}

/* footer */
footer{background:#0f1f19;color:rgba(255,255,255,.7);padding:88px 0 40px;font-size:15px}
footer .top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:40px;padding-bottom:56px;border-bottom:1px solid rgba(255,255,255,.1)}
@media (max-width:860px){footer .top{grid-template-columns:1fr 1fr}footer .top>div:first-child{grid-column:1/-1}}
footer .brand{color:#fff}footer .brand .mark{color:var(--forest-2)}
footer h4{color:#fff;font:600 12.5px var(--sans);letter-spacing:.16em;text-transform:uppercase;margin:6px 0 18px}
footer a{color:rgba(255,255,255,.7);text-decoration:none;display:block;padding:4px 0}footer a:hover{color:#fff}
footer .bot{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:28px;font-size:13.5px}
footer .tag{margin:20px 0 0;max-width:320px}
.eho{display:inline-flex;gap:8px;align-items:center}


/* polish pass */
:focus-visible{outline:2px solid var(--brass);outline-offset:3px;border-radius:6px}
.skip{position:absolute;left:-999px;top:10px;z-index:100;background:var(--ink);color:#fff;padding:10px 16px;border-radius:10px}.skip:focus{left:10px}
.nav.over:not(.solid) .brand .mark{color:rgba(10,24,18,.55)}
.btn.sm{padding:10px 16px;font-size:14.5px}
.home .ph img.alt{position:absolute;inset:0;opacity:0;transition:opacity .5s,transform .7s cubic-bezier(.2,.7,.2,1)}
.home:hover .ph img.alt{opacity:1}
.pc{position:absolute;right:12px;bottom:12px;display:flex;gap:5px;align-items:center;font-size:12.5px;font-weight:600;color:#fff;background:rgba(10,20,16,.55);backdrop-filter:blur(6px);padding:5px 9px;border-radius:999px}
.pc .i{vertical-align:0}
.perks{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:56px}
@media (max-width:980px){.perks{grid-template-columns:1fr 1fr}}@media (max-width:600px){.perks{grid-template-columns:1fr}}
.perk{display:flex;gap:18px;padding:26px;background:var(--card);border:1px solid var(--line);border-radius:var(--r);transition:border-color .2s,transform .2s}
.perk:hover{border-color:var(--brass);transform:translateY(-2px)}
.perk .ic{flex:none;width:48px;height:48px;border-radius:14px;background:var(--cream);color:var(--forest);display:grid;place-items:center}
.perk h3{font-size:21px;margin:2px 0 6px}.perk p{margin:0;color:var(--muted);font-size:15px}
fieldset.pills{border:0;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px}
fieldset.pills legend{font-size:13px;font-weight:600;color:var(--ink-2);margin-bottom:8px;padding:0}
.pills label{display:block;cursor:pointer}
.pills input{position:absolute;opacity:0;width:1px;height:1px}
.pills span{display:block;padding:10px 16px;border:1px solid var(--line);border-radius:14px;background:var(--paper);font-size:15px;font-weight:600;transition:all .15s}
.pills small{display:block;font-weight:500;font-size:12px;color:var(--muted)}
.pills input:checked+span{background:var(--forest);border-color:var(--forest);color:#fff}.pills input:checked+span small{color:#e9cf9b}
.pills input:focus-visible+span{outline:2px solid var(--brass);outline-offset:2px}
.strip{position:absolute;left:0;right:0;bottom:52px;display:flex;gap:8px;justify-content:center;overflow-x:auto;padding:0 20px;scrollbar-width:none}
.strip img{width:74px;height:52px;object-fit:cover;border-radius:6px;opacity:.45;cursor:pointer;flex:none;background:#fff;transition:opacity .2s}
.strip img.on,.strip img:hover{opacity:1;box-shadow:0 0 0 2px #e9cf9b}
.lb img#lbi{max-height:72vh}
.mbar{display:none}
@media (max-width:980px){.mbar{display:grid;grid-template-columns:1fr 1.6fr;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:55;padding:12px 16px calc(12px + env(safe-area-inset-bottom));background:rgba(250,247,241,.94);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border-top:1px solid var(--line)}
.mbar .btn{padding:13px 10px}.mbar .btn.line{color:var(--forest)}body:has(.mbar) footer{padding-bottom:110px}}
.fsearch{display:flex;align-items:center;gap:12px;background:var(--card);border:1px solid var(--line);border-radius:14px;padding:4px 16px;margin-bottom:28px;color:var(--muted);font-weight:500}
.fsearch input{border:0;background:none;padding:12px 0;box-shadow:none}.fsearch input:focus{box-shadow:none}
.fsearch:focus-within{border-color:var(--brass);box-shadow:0 0 0 4px rgba(196,154,82,.18)}

.uhead .split-head{grid-template-columns:minmax(0,1fr) auto}
@media (max-width:860px){.uhead .split-head{grid-template-columns:minmax(0,1fr)}.uhead .split-head .row{justify-content:flex-start!important;margin-top:18px}}
@media (max-width:400px){.brand small{display:none}}
/* final pass */
@view-transition{navigation:auto}
[id]{scroll-margin-top:100px}
.js img.fade{opacity:0;transition:opacity .6s ease,transform .7s cubic-bezier(.2,.7,.2,1)}.js img.fade.ld{opacity:1}
.ph{background-size:cover;background-position:center}
.near{list-style:none;margin:6px 0 0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0 28px}
.near li{display:flex;justify-content:space-between;gap:14px;padding:12px 0;border-bottom:1px solid var(--line);font-size:15px}.near b{font-weight:600;white-space:nowrap;font-variant-numeric:tabular-nums}
@media (max-width:600px){.near{grid-template-columns:1fr}}
.nearh{font-size:22px;margin:30px 0 4px}.fine{font-size:12.5px;color:var(--muted);margin:10px 0 0}
.tpills span{padding:8px 13px;font-size:14px}
.applyline{display:flex;align-items:center;justify-content:space-between;gap:14px;margin-top:14px;padding:18px 20px;border-radius:16px;background:var(--forest);color:#fff;text-decoration:none;transition:transform .2s}
.applyline:hover{transform:translateY(-2px)}.applyline b{display:block;font:500 19px var(--serif)}.applyline small{display:block;color:rgba(255,255,255,.72);font-size:13.5px}.applyline .i{color:#e9cf9b}
.eho svg{vertical-align:-6px;margin-right:4px}
.printonly{display:none}
.resgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
@media (max-width:900px){.resgrid{grid-template-columns:1fr}}
.rescard{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:28px}.rescard .ic{width:48px;height:48px;border-radius:14px;background:var(--cream);color:var(--forest);display:grid;place-items:center;margin-bottom:18px}
.rescard h3{font-size:23px;margin-bottom:8px}.rescard p{color:var(--muted);margin:0 0 16px;font-size:15.5px}
.emerg{display:flex;gap:18px;align-items:center;padding:22px 26px;border-radius:var(--r);background:#f6e3df;color:#7d2e20;margin-bottom:40px}.emerg .i{flex:none}.emerg a{color:#7d2e20;font-weight:700}
@page{size:letter;margin:.45in}
@media print{
  .nav,footer,.mbar,.skip,aside.inq,.lb,.crumb,.uhead .row,.gal .all,.more,.ublock:has(.more),.pr-hide,.chips{display:none!important}
  body{background:#fff;font-size:10.5pt}.uhead{padding-top:0}.wrap{max-width:none;padding:0}
  .uhead h1{font-size:30pt!important}
  .gal{grid-template-columns:2fr 1fr!important;grid-template-rows:1.55in 1.55in!important;margin-top:10px;border-radius:10px}
  .gal a{height:100%}.gal a:first-child{grid-row:span 2!important;grid-column:auto!important}.gal a:nth-child(n+4){display:none!important}
  .ubody{display:block;margin-top:10px}.ublock{padding:8px 0;border:0;break-inside:avoid}.ublock h2{font-size:15pt;margin-bottom:4px}
  .ublock p{font-size:10pt!important;margin:0}
  .keyfacts{grid-template-columns:repeat(4,1fr)!important;margin:10px 0}.keyfacts div{padding:8px 12px;border-bottom:0!important;border-left:1px solid var(--line)!important}.keyfacts div:first-child{border-left:0!important}.keyfacts b{font-size:18pt;margin:4px 0 0}
  .inc{grid-template-columns:1fr 1fr!important}.inc ul{gap:3px}
  .flyer.printonly{display:flex}.flyer{justify-content:space-between;align-items:center;border-top:2px solid #173a2e;padding-top:10px;margin-top:6px}
  .flyer b{display:block;font:600 20pt var(--serif)}.flyer span{display:block;font-size:11pt}#qr svg{width:1in;height:1in}
  .rv{opacity:1!important;transform:none!important}.js img.fade,.gal img{opacity:1!important}
}
.pillarbar .stat{padding:40px 28px 44px}.pillarbar .stat:first-child{padding-left:0}
.pillarbar .ic{color:#e9cf9b}.pillarbar h3{font:500 23px/1.2 var(--serif);color:#fff;margin:16px 0 8px}
.pillarbar p{margin:0;color:rgba(255,255,255,.72);font-size:15px}
@media (max-width:760px){.pillarbar .stat{padding:28px 0 28px 18px}.pillarbar .stat:nth-child(odd){padding-left:0}}
@media (max-width:520px){.pillarbar .wrap{grid-template-columns:1fr}.pillarbar .stat{padding:24px 0!important;border-left:0!important;border-bottom:1px solid rgba(255,255,255,.12)}.pillarbar .stat:last-child{border-bottom:0}}
/* reveal */
.js .rv{opacity:0;transform:translateY(24px);transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform .9s cubic-bezier(.2,.7,.2,1)}
.js .rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.js .rv{opacity:1;transform:none;transition:none}.hero .bg{animation:none}.dot{animation:none}}

.app-head{padding-bottom:48px}
.prep{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:26px;font-size:14.5px;color:var(--ink-2)}.prep span{display:flex;gap:7px;align-items:center}.prep .i{color:var(--ok)}
.appsec{padding-top:56px}
.appgrid{display:grid;grid-template-columns:260px 1fr;gap:64px;align-items:start}
@media (max-width:980px){.appgrid{grid-template-columns:minmax(0,1fr);gap:24px}}
.appgrid>*{min-width:0}
.appnav{position:sticky;top:104px}
.appnav ol{list-style:none;margin:0;padding:0;display:grid;gap:2px;counter-reset:x}
.appnav li{display:flex;align-items:center;gap:12px;padding:10px 12px;border-radius:12px;color:var(--muted);cursor:pointer;font-weight:500;font-size:15px}
.appnav li span{width:28px;height:28px;border-radius:50%;border:1.5px solid var(--line);display:grid;place-items:center;font-size:13px;font-weight:600;flex:none;background:var(--card)}
.appnav li.on{background:var(--card);color:var(--ink);box-shadow:var(--shadow)}.appnav li.on span{border-color:var(--forest);background:var(--forest);color:#fff}
.appnav li.ok{color:var(--ink-2)}.appnav li.ok span{border-color:var(--brass);background:var(--brass);color:var(--ink);font-size:0}.appnav li.ok span:after{content:"✓";font-size:13px}
.apphelp{display:flex;gap:12px;margin-top:26px;padding:18px;border-radius:14px;background:var(--cream);font-size:14.5px;color:var(--ink-2)}.apphelp .i{color:var(--forest);margin-top:2px}
.saved{font-size:13px;color:var(--muted);margin:14px 4px 0}
@media (max-width:980px){.appnav{position:sticky;top:78px;z-index:5;background:var(--paper);margin:0 -24px;padding:10px 24px;border-bottom:1px solid var(--line)}
.appnav ol{display:flex;overflow-x:auto;scrollbar-width:none;gap:6px}.appnav li{white-space:nowrap;padding:8px 12px 8px 8px;font-size:14px}.apphelp,.saved{display:none}}
.appform{background:var(--card);border:1px solid var(--line);border-radius:24px;padding:48px;box-shadow:var(--shadow);position:relative;overflow:hidden;min-width:0}
@media (max-width:600px){.appform{padding:28px 20px;border-radius:18px}}
.bar{position:absolute;left:0;right:0;top:0;height:4px;background:var(--cream)}.bar i{display:block;height:100%;width:0;background:linear-gradient(90deg,var(--forest),var(--brass));transition:width .5s cubic-bezier(.2,.7,.2,1)}
.step-pane{padding:0}
.step-head{margin-bottom:30px}.step-head h2{font-size:clamp(30px,3.4vw,42px)}.step-head .lede{margin-top:10px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:22px 18px}
.grid2>.q,.grid2>.cond,.grid2>.qhead,.grid2>fieldset:not(.half){grid-column:1/-1}.grid2>.q.half{grid-column:auto}
.cond{display:grid;grid-template-columns:1fr 1fr;gap:22px 18px;padding:22px;border-radius:16px;background:var(--paper);border:1px dashed var(--line);animation:fadein .35s ease}
.cond .cond{background:var(--card)}
.cond>.q,.cond>.cond,.cond>fieldset:not(.half){grid-column:1/-1}.cond>.q.half{grid-column:auto}
@keyframes fadein{from{opacity:0;transform:translateY(-4px)}}
@media (max-width:600px){.grid2,.cond{grid-template-columns:1fr}.grid2>.q.half,.cond>.q.half{grid-column:1/-1}}
.q label,.q legend{font-size:14.5px;font-weight:600;color:var(--ink);margin-bottom:8px;display:block;padding:0;line-height:1.4}
.q label small,.q legend small{font-weight:500;color:var(--muted);margin-left:6px}
fieldset.q{border:0;margin:0;padding:0;min-width:0}
.q.bad input,.q.bad select,.q.bad textarea,.q.bad .seg span{border-color:#c0513a;box-shadow:0 0 0 4px rgba(192,81,58,.14)}
.qhead{grid-column:1/-1;margin:10px 0 -8px;font:500 20px var(--serif)}
.seg{display:flex;gap:8px;flex-wrap:wrap}.seg label{margin:0}
.seg input{position:absolute;opacity:0;width:1px;height:1px}
.seg span{display:block;min-width:92px;text-align:center;padding:12px 20px;border:1px solid var(--line);border-radius:12px;background:var(--paper);font-weight:600;cursor:pointer;transition:all .15s}
.seg span:hover{border-color:var(--ink-2)}.seg input:checked+span{background:var(--forest);border-color:var(--forest);color:#fff}
.seg input:focus-visible+span{outline:2px solid var(--brass);outline-offset:2px}
.addr{display:grid;grid-template-columns:2fr 1fr 1fr;gap:10px}.addr legend{grid-column:1/-1;margin-bottom:8px}.addr .full{grid-column:1/-1}
@media (max-width:600px){.addr{grid-template-columns:1fr 1fr}.addr input[name$=_city]{grid-column:1/-1}}
.money{position:relative}.money span{position:absolute;left:15px;top:50%;transform:translateY(-50%);color:var(--muted);font-weight:600}.money input{padding-left:30px}
.ssn{display:flex;gap:8px}.ssn input{letter-spacing:.12em}.peek{border:1px solid var(--line);background:var(--paper);border-radius:12px;padding:0 14px;font:600 13px var(--sans);color:var(--ink-2);cursor:pointer}
.secure{display:flex;gap:14px;align-items:flex-start;padding:16px 18px;border-radius:14px;background:#e9f2ec;color:#1b4d36;font-size:14.5px;margin:-8px 0 26px}.secure .i{margin-top:2px}
.appbtns{display:flex;justify-content:space-between;gap:12px;margin-top:40px;padding-top:28px;border-top:1px solid var(--line)}
.appbtns #next,.appbtns #submit{margin-left:auto}
@media (max-width:600px){.appbtns{flex-wrap:wrap-reverse}.appbtns .btn{flex:1 1 auto}.appnav{margin:0 -18px!important;padding:10px 18px!important}}
.err{color:#b04a33;font-size:14.5px;margin:14px 0 0;min-height:1em}
.review{margin-bottom:28px}.review h4,.agree h4{font:500 22px var(--serif);margin:0 0 12px}
.review details{border:1px solid var(--line);border-radius:14px;margin-bottom:8px;background:var(--paper);padding:0 18px}
.review summary{font:600 15.5px var(--sans);padding:14px 0;display:flex;justify-content:space-between;align-items:center}
.review summary:after{display:none}
.review dl{display:grid;grid-template-columns:1fr;margin:0 0 14px}.review dl div{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:16px;padding:9px 0;border-top:1px solid var(--line);font-size:14.5px}
.review dt{color:var(--muted)}.review dd{margin:0;word-break:break-word}.review i{color:#b04a33;font-style:normal}
@media (max-width:600px){.review dl div{grid-template-columns:1fr;gap:2px}}
.linkbtn{background:none;border:0;color:var(--forest-2);font:600 14px var(--sans);cursor:pointer;padding:4px 0;text-decoration:underline;text-underline-offset:3px}
.feebox{display:flex;gap:16px;padding:22px;border-radius:16px;background:var(--cream);margin-bottom:24px}.feebox .i{color:var(--brass-2);margin-top:2px}.feebox p{margin:6px 0 0;color:var(--ink-2);font-size:15px}.feebox .btn{margin-top:16px}
.agree{padding:24px 26px;border:1px solid var(--line);border-radius:16px;margin-bottom:20px;max-height:340px;overflow:auto;font-size:14.5px;color:var(--ink-2)}
.agree ol{margin:0;padding-left:20px;display:grid;gap:10px}
.check{display:flex;gap:12px;align-items:flex-start;font-size:15px;margin:0 0 26px;cursor:pointer}.check input{width:22px;height:22px;flex:none;margin-top:1px;accent-color:var(--forest);-webkit-appearance:checkbox;appearance:auto}
.sigwrap{position:relative;border:1px solid var(--line);border-radius:14px;background:#fff;height:170px}
.sigwrap canvas{width:100%;height:100%;display:block;touch-action:none;cursor:crosshair;border-radius:14px}
.sigwrap .sigline{position:absolute;left:24px;right:24px;bottom:34px;border-top:1px solid var(--line);font-size:12px;color:var(--muted);padding-top:6px;pointer-events:none}
.sigwrap.inked .sigline{color:transparent}
.sigwrap .linkbtn{position:absolute;right:14px;top:10px}
.done{background:var(--card);border:1px solid var(--line);border-radius:24px;padding:56px;box-shadow:var(--shadow)}
@media (max-width:600px){.done{padding:30px 22px}}
.donemark{width:72px;height:72px;border-radius:50%;background:var(--forest);color:#e9cf9b;display:grid;place-items:center;margin-bottom:24px;animation:pop .5s cubic-bezier(.2,1.4,.4,1)}
@keyframes pop{from{transform:scale(.4);opacity:0}}
.done h2{margin-bottom:6px}
.printonly{display:none}
@media print{.nav,footer,.appnav,.mbar,.phead,.skip,.done .row,.done .feebox .btn,.linkbtn{display:none!important}.done{box-shadow:none;border:0;padding:0}
.printonly{display:block}.review details{break-inside:avoid}body{background:#fff}}