@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@400;500;600&family=Inter:wght@300;400;500;600&display=swap');:root{--bg:#070707;--ink:#f5f3ef;--muted:#b8b7b4;--line:#444;--accent:#d8d1c5}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--bg);color:var(--ink);font-family:Inter,Arial,sans-serif;font-size:15px;line-height:1.75}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;line-height:1.06}h1{font-size:clamp(3.2rem,7vw,6.5rem)}h2{font-size:clamp(2.2rem,4vw,4rem)}h3{font-size:2rem}p{color:var(--muted)}.container{width:min(1240px,calc(100% - 72px));margin-inline:auto}.site-header{position:relative;z-index:5;border-bottom:1px solid #383838;background:#070707}.header-inner{max-width:1480px;margin:auto;padding:16px 32px;display:flex;align-items:center;gap:24px}.brand{display:flex;align-items:center;gap:12px;min-width:220px}.brand svg{width:105px;height:46px}.brand span{display:flex;flex-direction:column;line-height:1}.brand b{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;font-size:38px;letter-spacing:4px}.brand small{font-size:8px;letter-spacing:3px;margin-top:6px}.nav{display:flex;gap:20px;align-items:center;margin-left:auto}.nav a{font-size:11px;white-space:nowrap;text-transform:uppercase;letter-spacing:1.1px;padding-bottom:6px;border-bottom:1px solid transparent}.nav a:hover,.nav a.active{border-color:#fff}.header-email{border:1px solid #999;padding:9px 12px;font-size:11px;white-space:nowrap}.menu-toggle{display:none;background:none;border:1px solid #777;color:#fff;padding:4px 12px;font-size:25px}.hero{padding:65px 0 75px;text-align:center;background:radial-gradient(ellipse at 50% 110%,#292929 0,#070707 64%)}.hero .eyebrow{margin-bottom:26px}.hero-line{max-width:530px;margin:auto}.hero-line svg{width:100%;height:auto}.hero h1{font-size:clamp(5rem,11vw,10rem);margin:0;letter-spacing:10px}.hero h1 span{display:block;font-family:Inter,sans-serif;font-size:clamp(12px,2vw,20px);font-weight:300;letter-spacing:10px;text-transform:uppercase}.hero-tag{font-family:'Cormorant Garamond',Georgia,serif;font-size:clamp(2rem,4vw,3.6rem);font-style:italic;color:#fff;margin:25px 0 5px}.hero-sub{max-width:720px;margin:0 auto;font-size:14px;letter-spacing:1px}.eyebrow{font-size:11px;font-weight:500;letter-spacing:3px;color:#d7d3cc;text-transform:uppercase}.section{padding-top:90px;padding-bottom:90px}.section-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:30px}.section-head p{max-width:350px}.property-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.property-card a{position:relative;display:block;height:410px;overflow:hidden;border:1px solid #555}.property-card img{height:100%;width:100%;object-fit:cover;transition:transform .5s}.property-card:hover img{transform:scale(1.04)}.photo-shade{position:absolute;inset:auto 0 0;padding:55px 30px 25px;background:linear-gradient(transparent,rgba(0,0,0,.92))}.photo-shade h3{margin:5px 0 5px;font-size:2.8rem}.photo-shade p{font-size:12px;color:#eee;margin:0}.text-link{display:inline-block;margin-top:18px;font-size:12px;letter-spacing:1.5px;text-transform:uppercase;border-bottom:1px solid #ddd}.feature-band{border-top:1px solid #444;border-bottom:1px solid #444;padding:24px 0}.feature-row{display:grid;grid-template-columns:repeat(4,1fr)}.feature-row>div{display:flex;align-items:center;justify-content:center;gap:16px;font-size:32px;border-right:1px solid #444}.feature-row>div:last-child{border:0}.feature-row span{font-size:11px;letter-spacing:1.4px;line-height:1.5}.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.split-photo img{width:100%;height:490px;object-fit:cover}.split-copy h2 em,.about-copy em{font-weight:400}.split-copy p{margin-bottom:20px}.btn{display:inline-flex;align-items:center;gap:28px;justify-content:center;border:1px solid #a6a6a6;background:transparent;color:white;padding:12px 22px;font-size:12px;text-transform:uppercase;letter-spacing:1.5px;cursor:pointer;font-family:Inter,sans-serif;transition:background .2s,color .2s}.btn:hover{background:white;color:#111}.btn.light{background:#f7f5f1;color:#111;border-color:#f7f5f1}.btn.light:hover{background:#cfcac0}.cta-panel{margin-top:20px;margin-bottom:90px;padding:35px 50px;border:1px solid #555;display:flex;justify-content:space-between;align-items:center;gap:20px}.cta-panel h2{margin:5px 0}.cta-panel p{margin:0}.page-intro{text-align:center;padding-top:80px;padding-bottom:50px}.page-intro h1{margin:10px 0}.page-intro p{max-width:760px;margin:15px auto 0}.rule{height:1px;background:#777;max-width:160px;margin:auto}.listing{border:1px solid #3f3f3f}.listing>img{width:100%;height:340px;object-fit:cover}.listing-body{padding:30px}.listing-body h2{font-size:2.8rem;margin:10px 0}.listing-body .btn{margin-top:10px}.note-strip{padding-bottom:65px}.estate-feature{height:520px;position:relative;overflow:hidden}.estate-feature>img{width:100%;height:100%;object-fit:cover}.estate-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.65),transparent 75%);display:flex;flex-direction:column;justify-content:center;padding:50px}.estate-overlay h2{font-size:clamp(3rem,6vw,6rem);max-width:580px}.amenities{display:grid;grid-template-columns:1fr 1fr;gap:9px 20px;margin:25px 0 35px}.amenities span{font-size:13px;padding-left:20px;position:relative;color:#e3e0da}.amenities span:before{content:'✓';position:absolute;left:0}.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:15px;margin-top:30px}.gallery img{width:100%;height:235px;object-fit:cover}.residence-gallery img:last-child{height:400px;object-fit:contain;background:#fff;grid-row:span 2}.residence-gallery img{height:200px}.service-hero{position:relative;height:400px;overflow:hidden}.service-hero img{width:100%;height:100%;object-fit:cover}.service-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.88),transparent)}.service-hero>div{position:absolute;z-index:1;top:50%;left:5%;transform:translateY(-50%);max-width:500px}.service-hero p{color:#fff}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px}.service-grid article{border:1px solid #444;padding:30px;min-height:210px}.service-grid article b{font-family:'Cormorant Garamond',Georgia,serif;font-size:28px;color:#aaa;font-weight:400}.service-grid article h3{font-size:2rem;margin:8px 0}.service-grid article p{font-size:13px;margin:0}.fineprint{font-size:12px;color:#aaa;margin-top:25px}.about-layout{display:grid;grid-template-columns:340px 1fr;gap:80px;align-items:start}.portrait-wrap{border:1px solid #aaa;padding:12px}.portrait-wrap img{width:100%;aspect-ratio:1;object-fit:cover;image-rendering:auto}.about-copy h3{font-size:2rem;margin-top:30px}.payment-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.payment-card{border:1px solid #666;padding:40px}.payment-card h2{margin:10px 0}.payment-icon{border:1px solid #aaa;border-radius:50%;height:70px;width:70px;display:grid;place-items:center;font-family:Georgia,serif;font-size:38px;margin-bottom:25px}.payment-card .btn{margin-top:12px}.security-note{margin-top:30px;border-left:2px solid #ddd;padding:25px 30px;background:#171717}.security-note h3{margin-bottom:5px}.security-note p{margin:0}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:50px}.contact-photo{position:relative;min-height:620px}.contact-photo img{width:100%;height:100%;object-fit:cover}.contact-overlay{position:absolute;bottom:0;left:0;right:0;padding:35px;background:linear-gradient(transparent,#000)}.contact-overlay h2{margin:0}.contact-content h2{margin:10px 0}.contact-content form{display:grid;gap:15px;margin:25px 0}.contact-content label{font-size:12px;letter-spacing:1px;text-transform:uppercase}.contact-content input,.contact-content select,.contact-content textarea{display:block;margin-top:5px;width:100%;background:#eee;border:1px solid #ddd;padding:12px;font:inherit;color:#222;border-radius:0}.contact-content form .btn{justify-self:start}.direct-email{display:inline-block;border-bottom:1px solid #aaa;overflow-wrap:anywhere}.footer{margin-top:50px;border-top:1px solid #3f3f3f;padding:55px 0 0;background:#090909}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1.6fr;gap:30px}.footer-grid h3{font-size:1.5rem}.footer-grid a:not(.brand){display:block;font-size:13px;margin-bottom:8px;overflow-wrap:anywhere}.footer-grid p,.footer-grid small{font-size:12px}.footer-bottom{text-align:center;border-top:1px solid #333;padding:20px;margin-top:40px;font-size:11px;color:#999;letter-spacing:1px}@media(max-width:1180px){.header-email{display:none}.nav{gap:12px}.nav a{font-size:10px}}@media(max-width:900px){.container{width:min(100% - 36px,700px)}.header-inner{padding:12px 18px;flex-wrap:wrap}.brand{min-width:auto}.brand svg{width:78px}.brand b{font-size:30px}.menu-toggle{display:block;margin-left:auto}.nav{display:none;order:3;width:100%;flex-direction:column;align-items:stretch;padding:14px 0}.nav.open{display:flex}.nav a{font-size:12px;padding:10px 0}.section{padding-top:55px;padding-bottom:55px}.section-head{display:block}.property-grid,.split,.about-layout,.payment-grid,.contact-layout{grid-template-columns:1fr}.split{gap:25px}.split-photo img{height:360px}.text-first .split-copy{order:1}.text-first .split-photo{order:2}.about-layout{gap:30px}.portrait-wrap{max-width:300px}.service-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}.estate-feature{height:420px}.feature-row{grid-template-columns:1fr 1fr;row-gap:25px}.feature-row>div:nth-child(2){border:0}.contact-photo{min-height:330px}.contact-photo img{height:330px}.cta-panel{padding:30px;align-items:start;flex-direction:column}}@media(max-width:580px){.hero{padding:45px 0}.hero h1{letter-spacing:5px}.hero h1 span{letter-spacing:4px}.hero-line{width:90%}.hero-sub{font-size:12px}.property-card a{height:330px}.photo-shade h3{font-size:2.3rem}.feature-row>div{font-size:24px}.feature-row span{font-size:9px}.gallery{grid-template-columns:1fr 1fr}.gallery img{height:145px}.residence-gallery img:last-child{grid-column:span 2;grid-row:auto;height:340px}.service-grid{grid-template-columns:1fr}.amenities{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr}.estate-feature{height:340px}.estate-overlay{padding:22px}.page-intro{padding-top:55px}.payment-card{padding:25px}.contact-layout{gap:30px}}
/* BIXI accessibility and responsive refinements, November 2026 */
:root{--muted:#d2d0cc;--line:#555}
.nav a{color:#fff;font-weight:600;font-size:12px;letter-spacing:.085em;line-height:1.45;border-bottom-width:2px;padding:10px 0;transition:color .2s,border-color .2s}
.nav a:hover,.nav a:focus-visible{color:#e7d7b8;border-color:#e7d7b8}
.header-email{font-size:12px;font-weight:600;color:#fff;border-color:#b9b9b9}
.site-header{position:relative}
.header-inner{gap:20px}
.brand{flex-shrink:0}
.nav{gap:clamp(10px,1.3vw,20px)}
.menu-toggle{min-width:48px;min-height:44px;border-color:#ddd;border-radius:2px;cursor:pointer}
.menu-toggle:focus-visible,a:focus-visible,.btn:focus-visible{outline:2px solid #e7d7b8;outline-offset:4px}
.page-intro p{color:#e5e1db}
/* The supplied ZIP contains only a 200x200 headshot. Avoid enlarging it to 314px. */
.about-layout{grid-template-columns:240px minmax(0,1fr);gap:clamp(28px,5vw,72px)}
.portrait-wrap{width:224px;max-width:100%;padding:10px;margin-inline:auto}
.portrait-wrap img{width:200px;max-width:100%;height:auto;aspect-ratio:1;object-fit:cover}
@media(max-width:1350px){.header-email{display:none}}
@media(max-width:1250px){
 .header-inner{padding:12px 22px;flex-wrap:wrap}
 .menu-toggle{display:block;margin-left:auto}
 .nav{display:none;order:3;width:100%;flex-direction:column;align-items:stretch;gap:0;margin:0;padding:12px 0 8px;border-top:1px solid #444}
 .nav.open{display:flex}
 .nav a{font-size:14px;letter-spacing:.1em;padding:13px 10px;border-bottom:1px solid #333}
 .nav a.active{border-left:3px solid #e7d7b8;padding-left:13px}
}
@media(max-width:900px){.about-layout{grid-template-columns:1fr}.portrait-wrap{margin-inline:0}}
@media(max-width:580px){
 .container{width:calc(100% - 32px)}
 .header-inner{padding:10px 16px}
 .brand svg{width:66px;height:36px}
 .brand b{font-size:29px}
 .brand small{font-size:7px;letter-spacing:2px}
 .page-intro h1{font-size:clamp(2.8rem,12vw,4.5rem);overflow-wrap:break-word}
 .page-intro{padding-bottom:24px}
 .section{padding-top:42px;padding-bottom:42px}
 .portrait-wrap{width:224px}
 .estate-overlay h2{font-size:clamp(2.2rem,10vw,3.4rem)}
 .cta-panel{padding:24px}
 .footer-bottom{letter-spacing:.03em}
}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;transition:none!important}}

/* BIXI champagne gold brand system — all pages */
:root{--gold:#C9A86A;--gold-bright:#E8C781;--gold-soft:#DCC392;--bg:#080808;--ink:#F7F4EE;--muted:#DDD6C9;--line:#6A5636;--accent:#C9A86A}
body{background:#080808;color:var(--ink)}
.site-header{background:#070707;border-bottom:2px solid var(--gold);box-shadow:0 2px 24px rgba(201,168,106,.10)}
.brand svg{color:var(--gold-bright)}.brand small{color:var(--gold-bright);font-weight:600}.brand b{color:#fff}
.nav a{color:#fff;font-weight:650;text-shadow:0 0 1px rgba(255,255,255,.3)}
.nav a.active,.nav a:hover,.nav a:focus-visible{color:var(--gold-bright);border-color:var(--gold-bright)}
.header-email,.menu-toggle{border-color:var(--gold);color:#fff}
.eyebrow{color:var(--gold-bright);font-weight:650}
.rule{background:linear-gradient(90deg,transparent,var(--gold-bright),transparent);height:2px}
.hero{background:radial-gradient(ellipse at 50% 110%,#221a0e 0,#080808 65%)}
.hero-tag,.split-copy h2 em,.about-copy em{color:var(--gold-bright)}
.hero-line svg{color:var(--gold)}
.section-head h2,.page-intro h1{color:#fff}
.text-link{border-color:var(--gold);color:var(--gold-bright)}
.property-card a,.listing,.service-grid article,.payment-card{border-color:#80663c}
.property-card a:hover,.listing:hover,.service-grid article:hover{border-color:var(--gold-bright)}
.feature-band,.footer{border-color:#685337}.feature-row>div{border-color:#685337;color:var(--gold-bright)}.feature-row span{color:#fff}
.btn{border:1px solid var(--gold);color:#fff}.btn:hover{background:var(--gold-bright);border-color:var(--gold-bright);color:#101010}.btn.light{background:var(--gold);border-color:var(--gold);color:#101010}.btn.light:hover{background:var(--gold-bright)}
.cta-panel{border-color:var(--gold);background:linear-gradient(115deg,#14100a,#080808 70%)}
.portrait-wrap{border:1px solid var(--gold);box-shadow:0 0 0 1px rgba(201,168,106,.2),0 12px 40px rgba(0,0,0,.4)}
.portrait-wrap img{aspect-ratio:4/5;object-fit:cover;width:100%;height:auto;max-width:100%}
.about-layout{grid-template-columns:minmax(240px,360px) minmax(0,1fr)}
.about-layout .portrait-wrap{width:100%;max-width:360px;margin:0}
.payment-icon{border-color:var(--gold);color:var(--gold-bright)}.security-note{border-left-color:var(--gold)}
.amenities span:before,.service-grid article b{color:var(--gold-bright)}
.footer-bottom{border-color:#685337}.footer a:hover,.direct-email:hover{color:var(--gold-bright)}
.contact-content input:focus,.contact-content select:focus,.contact-content textarea:focus{outline:2px solid var(--gold)}
::selection{background:var(--gold);color:#111}
@media(max-width:1250px){.nav a.active{border-left-color:var(--gold-bright)}.nav{background:#0b0b0b}.nav a{font-size:14px}}
@media(max-width:900px){.about-layout{grid-template-columns:1fr}.about-layout .portrait-wrap{width:min(100%,320px);margin-inline:auto}}
@media(max-width:580px){.page-intro h1{font-size:clamp(2.8rem,11vw,4.5rem)}.hero h1{font-size:clamp(3.5rem,17vw,6rem)}.header-inner{gap:12px}.btn{min-height:44px}.service-grid article{min-height:0}}

/* BIXI contemporary luxury home-services design */
@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Italianno&display=swap');
:root{--gold:#c9a86a;--gold-bright:#f0cb79}
.services-landing{position:relative;isolation:isolate;padding:64px 0 0;overflow:hidden;background:#090806}
.services-backdrop{position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(5,5,5,.76),rgba(6,6,6,.87)),url('estate-pool-evening.webp') center 30%/cover no-repeat;opacity:.88}
.services-content{position:relative}
.services-lead{display:grid;grid-template-columns:minmax(230px,340px) minmax(0,1fr);align-items:center;gap:clamp(30px,5vw,85px);padding-bottom:44px}
.services-photo{border:2px solid var(--gold);padding:7px;background:#111;box-shadow:0 0 28px rgba(201,168,106,.22)}
.services-photo img{width:100%;height:355px;object-fit:cover;object-position:50% 32%;display:block}
.services-lead-copy{text-align:left}
.services-lead-copy .eyebrow{font-family:'DM Sans',Arial,sans-serif;font-size:12px;letter-spacing:.33em}
.services-lead-copy h1{font-family:'DM Sans',Arial,sans-serif;font-weight:500;font-size:clamp(2.6rem,5.2vw,5.5rem);line-height:1.1;letter-spacing:-.045em;margin:14px 0}
.services-lead-copy h1 em{font-family:'Italianno','Cormorant Garamond',cursive;font-weight:400;font-style:normal;font-size:1.35em;color:var(--gold-bright);letter-spacing:0}
.services-kicker{text-transform:uppercase;letter-spacing:.3em;font-size:clamp(.8rem,1.4vw,1.05rem);color:#fff;margin:0 0 16px}
.services-lead-copy p{max-width:720px;font-size:clamp(.92rem,1.35vw,1.08rem);line-height:1.7;color:#f0ece4}
.services-tiles{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:15px;padding-bottom:36px}
.service-tile{min-width:0;min-height:182px;border:1px solid #b88c45;border-radius:16px;background:linear-gradient(155deg,rgba(29,23,14,.94),rgba(7,7,7,.93));padding:20px 16px 17px;text-align:center;box-shadow:inset 0 1px 12px rgba(207,155,60,.1),0 5px 18px rgba(0,0,0,.28);transition:transform .2s,border-color .2s}
.service-tile:hover{transform:translateY(-3px);border-color:#f0cb79}
.service-tile svg{display:block;margin:0 auto 12px;width:42px;height:42px;color:#f0cb79;filter:drop-shadow(0 0 6px rgba(228,177,75,.18))}
.service-tile h2{font-family:'DM Sans',Arial,sans-serif;text-transform:uppercase;letter-spacing:.035em;font-weight:600;font-size:clamp(.84rem,1.15vw,1rem);line-height:1.35;margin:0 0 8px}
.service-tile p{font-family:'DM Sans',Arial,sans-serif;font-size:.77rem;line-height:1.55;margin:0;color:#d8d0c3}
.services-signoff{display:flex;justify-content:space-between;align-items:center;gap:18px;border-top:1px solid var(--gold);padding:26px 0 32px}
.services-signoff span{font-size:12px;letter-spacing:.15em;color:#fff}.services-signoff i{font-style:normal;color:var(--gold);padding:0 6px}
.services-signoff strong{font-family:'Italianno','Cormorant Garamond',cursive;font-weight:400;color:var(--gold-bright);font-size:clamp(2rem,4vw,3.5rem);line-height:1}
.services-explain{display:grid;grid-template-columns:1.5fr 1fr;gap:clamp(24px,6vw,100px);padding-top:78px;padding-bottom:92px;align-items:center}
.services-explain h2 em{color:var(--gold-bright);font-weight:400}.services-explain p{max-width:760px}
.services-process{padding:28px;border:1px solid #987747;border-radius:14px;background:#15110b}
.services-process>div{display:flex;align-items:center;gap:18px;padding:14px 0;border-bottom:1px solid #574b37}.services-process>div b{color:var(--gold-bright);font-family:'DM Sans',Arial,sans-serif}.services-process>div span{font-size:14px}
.services-process .btn{margin-top:22px;width:100%;text-align:center}
@media(max-width:950px){.services-tiles{grid-template-columns:repeat(3,minmax(0,1fr))}.services-lead{grid-template-columns:240px 1fr;gap:30px}.services-photo img{height:300px}}
@media(max-width:700px){.services-landing{padding-top:35px}.services-lead{grid-template-columns:1fr;text-align:center;gap:22px}.services-photo{width:min(250px,70vw);margin:auto}.services-photo img{height:245px}.services-lead-copy{text-align:center}.services-lead-copy h1{font-size:clamp(2.6rem,10vw,4rem)}.services-lead-copy p{margin-inline:auto}.services-tiles{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.service-tile{padding:18px 10px;min-height:180px}.service-tile svg{width:36px;height:36px}.service-tile h2{font-size:.82rem}.service-tile p{font-size:.73rem}.services-signoff{flex-direction:column;text-align:center}.services-explain{grid-template-columns:1fr;padding-top:44px;padding-bottom:55px}}
@media(max-width:380px){.services-tiles{grid-template-columns:1fr}.service-tile{min-height:0}}

/* BIXI update: no portrait on Home Services; full-width services introduction */
.services-lead{display:block;max-width:1050px;margin-inline:auto;text-align:center}.services-lead-copy{text-align:center}.services-lead-copy p{margin-left:auto;margin-right:auto}.services-lead-copy .btn{margin-inline:auto}
@media(max-width:700px){.services-lead{display:block}.services-lead-copy{text-align:center}}

/* Verified November 8: portrait only on About, visible logo windows */
.brand svg{overflow:visible;min-width:76px}
.brand svg path:last-child{stroke:#c9a86a!important;opacity:1!important}
.about-layout .portrait-wrap{display:block!important;visibility:visible!important;opacity:1!important;max-width:390px!important;width:100%!important}
.about-layout .portrait-wrap img{display:block!important;visibility:visible!important;opacity:1!important;width:100%!important;height:auto!important;aspect-ratio:1!important;object-fit:cover!important}
@media(max-width:900px){.about-layout .portrait-wrap{max-width:340px!important;margin-inline:auto!important}}


/* November 9 visual refinement: balanced typography, warm gradients, spacious layouts */
:root{--gold:#c9a86a;--gold-bright:#e5c58b;--ink:#f7f4ed;--muted:#d5cfc4}
html{scroll-behavior:smooth}body{background:radial-gradient(ellipse 80% 35% at 90% 13%,rgba(104,77,39,.12),transparent 70%),linear-gradient(180deg,#080808,#11100e 53%,#080808);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
p{font-size:clamp(15px,1.05vw,17px);line-height:1.72;color:#ddd7ce;max-width:72ch}
.page-intro{padding-top:clamp(52px,7vw,94px);padding-bottom:clamp(28px,4vw,54px)}
.page-intro h1{font-size:clamp(3rem,6vw,5.6rem);line-height:1.05;letter-spacing:-.025em;margin:12px 0 18px}
.page-intro p{font-size:clamp(16px,1.3vw,19px);line-height:1.5;margin:14px auto 0}
.eyebrow{font-size:11px;letter-spacing:.2em;font-weight:700}
.section{padding-top:clamp(45px,5vw,75px);padding-bottom:clamp(45px,5vw,75px)}
.section-head h2,.split-copy h2,.about-copy h2,.contact-content h2{font-size:clamp(2.2rem,4vw,3.65rem);line-height:1.13;letter-spacing:-.015em}
.section-head p,.split-copy p,.about-copy p,.listing-body p,.contact-content p{font-size:16px;line-height:1.7}
.btn{font-size:12px;letter-spacing:.07em;min-height:45px;align-items:center}
.service-tile p,.service-grid article p{font-size:14px;line-height:1.55}
.service-tile h2{font-size:clamp(17px,1.4vw,21px);line-height:1.2}
.services-lead-copy>p{font-size:17px;line-height:1.65}
.about-layout{grid-template-columns:minmax(270px,360px) minmax(0,1fr);gap:clamp(32px,6vw,85px);align-items:start}
.portrait-wrap{width:100%;max-width:360px;padding:10px;margin:0;background:linear-gradient(150deg,#2c2316,#080808)}
.portrait-wrap img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;display:block}
.about-copy h3{font-size:clamp(1.45rem,2.2vw,2rem)}
.footer{background:linear-gradient(180deg,#0d0c0a,#050505)}.footer-grid p,.footer-grid small,.footer-grid a:not(.brand){font-size:13px;line-height:1.7}
.payment-intro{padding-bottom:34px}.payment-intro h1{font-size:clamp(3rem,6vw,5.5rem)}
.payment-section{padding-top:35px;padding-bottom:clamp(60px,8vw,110px)}
.payment-heading{margin:0 0 26px}.payment-heading h2{font-family:'Cormorant Garamond',Georgia,serif;font-size:clamp(2.3rem,3.8vw,3.6rem);line-height:1.05;font-weight:400;margin:8px 0}.payment-heading p{margin:8px 0 0;font-size:16px}
.payment-options{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.payment-option{background:linear-gradient(145deg,rgba(39,32,23,.65),rgba(12,12,12,.94) 62%);border:1px solid rgba(201,168,106,.48);border-radius:12px;padding:clamp(24px,2.8vw,38px);display:flex;flex-direction:column;gap:22px;min-height:280px;box-shadow:0 12px 30px rgba(0,0,0,.15);transition:border-color .2s,transform .2s}
.payment-option:hover{border-color:var(--gold-bright);transform:translateY(-3px)}
.payment-symbol{display:grid;place-items:center;width:44px;height:44px;flex-shrink:0;border-radius:50%;background:rgba(201,168,106,.09);border:1px solid rgba(201,168,106,.6);color:var(--gold-bright);font-family:Georgia,serif;font-size:24px}
.payment-option h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;font-size:clamp(2rem,2.5vw,2.7rem);line-height:1.1;margin:0 0 10px}
.payment-option p{font-size:15px;line-height:1.65;margin:0 0 24px;min-height:70px}
.payment-link{display:inline-flex;align-items:center;gap:15px;color:var(--gold-bright);font-size:13px;letter-spacing:.025em;font-weight:600;border-bottom:1px solid rgba(201,168,106,.5);padding-bottom:5px;text-decoration:none}.payment-link:hover{color:white;border-color:white}
.payment-reminder{margin-top:23px;padding:20px 24px;background:linear-gradient(90deg,rgba(201,168,106,.1),rgba(201,168,106,.02));border-left:2px solid var(--gold);display:flex;gap:18px;align-items:baseline;border-radius:0 7px 7px 0}
.payment-reminder strong{white-space:nowrap;color:#f4e2bc;font-size:14px}.payment-reminder span{color:#d5cfc4;font-size:14px;line-height:1.5}
@media(max-width:900px){.about-layout{grid-template-columns:1fr}.portrait-wrap{max-width:340px}.payment-options{grid-template-columns:1fr 1fr}.payment-option{min-height:250px}}
@media(max-width:650px){.payment-options{grid-template-columns:1fr}.payment-option{min-height:0;padding:24px;gap:12px}.payment-option p{min-height:0;margin-bottom:18px}.payment-reminder{flex-direction:column;gap:6px}.page-intro h1{font-size:clamp(2.9rem,12vw,4.3rem)}.section-head h2,.split-copy h2,.about-copy h2{font-size:clamp(2.2rem,9vw,3.2rem)}}

/* November 2026 gallery and portrait improvements */
.about-layout{grid-template-columns:minmax(320px,460px) minmax(0,1fr)!important;gap:clamp(28px,5vw,72px)}
.about-layout .portrait-wrap{max-width:460px!important;width:100%!important;padding:10px!important}
.about-layout .portrait-wrap img{width:100%!important;height:auto!important;aspect-ratio:auto!important;object-fit:contain!important;object-position:center top!important}
.gallery .gallery-item{display:block;min-width:0;overflow:hidden;border:1px solid rgba(201,168,106,.35);background:#111}
.gallery .gallery-item img{width:100%;height:220px;object-fit:cover;transition:transform .2s}
.gallery .gallery-item:hover img{transform:scale(1.025)}
.gallery .gallery-item[href*="floorplan"] img,.gallery .gallery-item[href*="community-map"] img{object-fit:contain;background:#fff}
@media(max-width:900px){.about-layout{grid-template-columns:1fr!important}.about-layout .portrait-wrap{max-width:460px!important;margin:0 auto!important}}
@media(max-width:580px){.gallery .gallery-item img{height:155px}}