/* ══════════════════════════════════════════════════════════════
   Ardee Views · Al Marjan Island — ardee-views.sales-inquiries.com
   DNA: factsheet paper + greige frame, espresso ink, IvyMode → Newsreader,
   Brother 1816 → Jost, island-map teal and the sunset marker orange.
   ══════════════════════════════════════════════════════════════ */
:root {
  --paper: #ebe8e4;
  --paper-2: #f5f3f0;
  --white: #fdfcfa;
  --stone: #a08b7a;
  --stone-2: #cfc3b8;
  --ink: #3b2421;
  --ink-2: #56493f;
  --muted: #7b6c62;
  --line: rgba(59, 36, 33, .14);
  --line-2: rgba(59, 36, 33, .26);
  --teal: #245c67;
  --teal-2: #4e898b;
  --sun: #f09c58;
  --err: #a8402d;

  --serif: 'Newsreader', 'Iowan Old Style', Georgia, serif;
  --sans: 'Jost', 'Avenir Next', 'Helvetica Neue', Arial, sans-serif;

  --ease-out: cubic-bezier(.23, 1, .32, 1);
  --ease-in-out: cubic-bezier(.77, 0, .175, 1);
  --ease-drawer: cubic-bezier(.32, .72, 0, 1);

  --wrap: 1180px;
  --gut: clamp(20px, 4vw, 48px);
  --top: 68px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--top) + 12px); }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font: 300 17px/1.6 var(--sans); letter-spacing: .005em;
  -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; text-rendering: optimizeLegibility;
}
img { display: block; max-width: 100%; height: auto; }
figure { margin: 0; }
a { color: inherit; }
button, input, select { font: inherit; color: inherit; }
h1, h2, h3 { margin: 0; font-weight: 300; }
p { margin: 0; }
em { font-style: italic; }
.sprite { position: absolute; width: 0; height: 0; overflow: hidden; }
svg { fill: currentColor; }
[hidden] { display: none !important; }
.skip { position: absolute; left: 12px; top: -60px; z-index: 100; padding: 10px 16px; background: var(--ink); color: var(--paper); border-radius: 6px; text-decoration: none; }
.skip:focus { top: 12px; }
:focus-visible { outline: 2px solid var(--teal); outline-offset: 3px; }

.wrap { width: 100%; max-width: calc(var(--wrap) + var(--gut) * 2); margin: 0 auto; padding: 0 var(--gut); }
.eyebrow { font: 400 12px/1.4 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: var(--ink-2); }
.display { font: 300 clamp(2rem, 1.35rem + 2.4vw, 3.4rem)/1.08 var(--serif); letter-spacing: -.012em; color: var(--ink); text-wrap: balance; }
.display em { font-weight: 300; }
.fine { font-size: 13px; line-height: 1.55; color: var(--muted); }

.sec-head { max-width: 720px; margin-bottom: clamp(32px, 4vw, 56px); }
.sec-head .eyebrow { margin-bottom: 18px; }
.sec-head .display + p { margin-top: 18px; color: var(--ink-2); max-width: 600px; }
.sec-head--center { margin-left: auto; margin-right: auto; text-align: center; }
.sec-head--center .display + p { margin-left: auto; margin-right: auto; }

/* ── buttons ─────────────────────────────────────────────── */
.btn {
  --h: 52px;
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  min-height: var(--h); padding: 0 26px; border: 1px solid transparent; border-radius: 999px;
  font: 400 13px/1 var(--sans); letter-spacing: .16em; text-transform: uppercase; text-decoration: none; white-space: nowrap;
  cursor: pointer; -webkit-tap-highlight-color: transparent; user-select: none;
  transition: transform 160ms var(--ease-out), background-color 200ms ease, color 200ms ease, border-color 200ms ease, opacity 200ms ease;
}
.btn:active { transform: scale(.97); }
.btn svg { width: 18px; height: 18px; flex: none; }
.btn--sm { --h: 42px; padding: 0 20px; font-size: 12px; }
.btn--block { width: 100%; }
.btn--ink { background: var(--ink); color: var(--paper); }
.btn--line { border-color: var(--line-2); color: var(--ink); background: transparent; }
.btn--light { background: var(--paper); color: var(--ink); }
.btn--ghost { border-color: rgba(253, 252, 250, .5); color: var(--white); }
.btn--icon { --h: 42px; width: 42px; padding: 0; border-color: var(--line-2); color: var(--ink); }
.btn[disabled] { opacity: .6; cursor: progress; }
@media (hover: hover) and (pointer: fine) {
  .btn--ink:hover { background: #4f322d; }
  .btn--line:hover, .btn--icon:hover { border-color: var(--ink); }
  .btn--light:hover { background: var(--white); }
  .btn--ghost:hover { border-color: var(--white); background: rgba(253, 252, 250, .08); }
}
.btn__label { display: inline-block; transition: filter 160ms ease, opacity 160ms ease; }
.btn__label.is-swap { filter: blur(2px); opacity: .4; }

/* ── topbar ──────────────────────────────────────────────── */
.topbar {
  position: fixed; inset: 0 0 auto; z-index: 40; height: var(--top);
  display: flex; align-items: center; gap: 24px; padding: 0 var(--gut);
  transition: background-color 240ms ease, box-shadow 240ms ease, backdrop-filter 240ms ease;
}
.topbar.is-stuck { background: rgba(235, 232, 228, .86); -webkit-backdrop-filter: saturate(1.2) blur(14px); backdrop-filter: saturate(1.2) blur(14px); box-shadow: 0 1px 0 var(--line); }
.topbar__brand { color: var(--ink-2); display: block; opacity: 0; pointer-events: none; transition: opacity 240ms ease; }
.topbar.is-stuck .topbar__brand { opacity: 1; pointer-events: auto; }
.lockup { display: block; width: 150px; height: auto; aspect-ratio: 300.2 / 43.8; }
.topbar__nav { display: none; gap: 28px; margin-left: auto; }
.topbar__nav a { font: 400 12px/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; text-decoration: none; color: var(--ink-2); padding: 8px 0; position: relative; }
.topbar__nav a::after { content: ''; position: absolute; left: 0; right: 0; bottom: 2px; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform 200ms var(--ease-out); }
@media (hover: hover) and (pointer: fine) { .topbar__nav a:hover::after { transform: scaleX(1); } }
.topbar__act { display: flex; gap: 10px; margin-left: auto; }
.topbar__nav + .topbar__act { margin-left: 8px; }
@media (min-width: 1100px) { .topbar__nav { display: flex; } }

/* ── hero ────────────────────────────────────────────────── */
.hero { position: relative; }
/* Stacked (< 1100px): the render keeps its own ratio and a band of matching sky is
   added above it, so the lockup always lands in sky rather than on the towers. */
.hero__media { position: relative; overflow: hidden; padding-top: clamp(64px, 15vw, 128px); background: linear-gradient(180deg, #b9cfe8 0%, #c6d8ee 100%); }
.hero__media img {
  width: 100%; height: auto; background-size: cover;
  -webkit-mask-image: linear-gradient(180deg, transparent 0, #000 16%); mask-image: linear-gradient(180deg, transparent 0, #000 16%);
}
@media (prefers-reduced-motion: no-preference) {
  .js .hero__media img { animation: settle 1600ms var(--ease-out) both; }
}
@keyframes settle { from { transform: scale(1.06); filter: blur(6px); } to { transform: none; filter: none; } }
.hero__mark {
  position: absolute; left: 0; right: 0; top: calc(var(--top) + 3vh);
  display: flex; flex-direction: column; align-items: center; gap: 14px; color: var(--ink-2); text-align: center;
}
.hero__lockup { width: min(64vw, 330px); height: auto; aspect-ratio: 300.2 / 43.8; display: block; }
.hero__place { font: 400 11px/1.4 var(--sans); letter-spacing: .3em; text-transform: uppercase; }
.hero__place span { margin: 0 .3em; }
@media (prefers-reduced-motion: no-preference) {
  .js .hero__lockup { animation: rise 900ms var(--ease-out) 200ms both; }
  .js .hero__place { animation: rise 900ms var(--ease-out) 320ms both; }
}
@keyframes rise { from { opacity: 0; transform: translateY(10px); } to { opacity: 1; transform: none; } }

.hero__panel { position: relative; padding: 40px var(--gut) 56px; background: var(--paper); }
.hero__copy { max-width: 560px; }
.hero__copy .eyebrow { margin-bottom: 16px; }
.hero h1 { font: 300 clamp(2.3rem, 1.6rem + 2.6vw, 3.5rem)/1.04 var(--serif); letter-spacing: -.018em; text-wrap: balance; }
.hero h1 em { white-space: nowrap; }
.hero__sub { margin-top: 16px; color: var(--ink-2); font-size: 16px; max-width: 460px; }
.facts { display: grid; grid-template-columns: repeat(4, auto); justify-content: start; gap: 0; margin: 26px 0 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.facts div { padding: 14px 22px 14px 0; }
.facts div + div { padding-left: 22px; border-left: 1px solid var(--line); }
.facts dt { font: 400 10.5px/1.3 var(--sans); letter-spacing: .16em; white-space: nowrap; text-transform: uppercase; color: var(--muted); }
.facts dd { margin: 6px 0 0; font: 300 22px/1.1 var(--serif); white-space: nowrap; }
@media (max-width: 520px) {
  .facts { grid-template-columns: 1fr 1fr; }
  .facts div { padding: 14px 0; }
  .facts div + div { padding-left: 0; border-left: 0; }
  .facts div:nth-child(even) { padding-left: 18px; border-left: 1px solid var(--line); }
  .facts div:nth-child(n+3) { border-top: 1px solid var(--line); }
}

@media (min-width: 1100px) {
  .hero { display: grid; grid-template-columns: 1fr minmax(440px, 38%); min-height: 100svh; }
  .hero__media { padding-top: 0; background: #c4d6ec; }
  .hero__media picture, .hero__media img { position: absolute; inset: 0; }
  .hero__media img { height: 100%; object-fit: cover; object-position: 50% 22%; background-position: 50% 22%; -webkit-mask-image: none; mask-image: none; }
  .hero__mark { top: clamp(96px, 12vh, 140px); }
  .hero__lockup { width: clamp(300px, 26vw, 420px); }
  .hero__panel {
    display: flex; flex-direction: column; justify-content: center; gap: 28px;
    padding: calc(var(--top) + 20px) clamp(32px, 3.2vw, 56px) 36px;
  }
  .hero h1 { font-size: clamp(2.3rem, 1rem + 2vw, 3.2rem); }
  .facts dd { font-size: 20px; }
  .facts div { padding-right: 16px; }
  .facts div + div { padding-left: 16px; }
}
@media (min-width: 1100px) and (max-width: 1379px) {
  .facts { grid-template-columns: 1fr 1fr; }
  .facts div { padding: 10px 0; }
  .facts div + div { padding-left: 0; border-left: 0; }
  .facts div:nth-child(even) { padding-left: 18px; border-left: 1px solid var(--line); }
  .facts div:nth-child(n+3) { border-top: 1px solid var(--line); }
}
@media (min-width: 1100px) and (max-height: 800px) {
  .hero__copy .eyebrow { display: none; }
  .hero h1 { font-size: 2.4rem; }
}
@media (min-width: 1100px) and (max-height: 940px) {
  .hero__sub { display: none; }
  .hero__panel { gap: 20px; }
  .hero .lead__lede { display: none; }
}

/* ── lead form ───────────────────────────────────────────── */
.lead { margin-top: 32px; padding: 28px clamp(20px, 3vw, 32px) 26px; background: var(--white); border-radius: 18px; box-shadow: 0 1px 0 rgba(59, 36, 33, .04), 0 18px 50px -24px rgba(59, 36, 33, .28); transition: opacity 190ms ease, filter 190ms ease; }
@media (min-width: 1100px) { .lead { margin-top: 0; } }
.lead.is-leaving { opacity: 0; filter: blur(3px); }
.lead__title { font: 300 26px/1.15 var(--serif); letter-spacing: -.01em; }
.lead__lede { margin-top: 8px; font-size: 14.5px; color: var(--muted); }
.lead__body { display: grid; gap: 14px; margin-top: 20px; }
.field { display: grid; gap: 6px; margin: 0; padding: 0; border: 0; min-width: 0; }
.field > label, .field legend { font: 400 11px/1.3 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--ink-2); padding: 0; }
.field legend { margin-bottom: 8px; }
.field input[type=text], .field input[type=tel], .field input[type=email] {
  width: 100%; height: 48px; padding: 0 14px; border: 1px solid var(--line-2); border-radius: 10px; background: var(--paper-2);
  font-size: 16px; font-weight: 400; transition: border-color 160ms ease, background-color 160ms ease, box-shadow 160ms ease;
}
.field input::placeholder { color: #a99b90; }
.field input:focus { outline: 0; border-color: var(--ink); background: var(--white); box-shadow: 0 0 0 3px rgba(59, 36, 33, .08); }
.field-row { display: grid; gap: 14px; }
@media (min-width: 560px) { .field-row { grid-template-columns: 1fr 1fr; } }
.err { min-height: 0; font-size: 12.5px; line-height: 1.35; color: var(--err); font-weight: 400; }
.err:empty { display: none; }
.has-error input[type=text], .has-error input[type=tel], .has-error input[type=email] { border-color: var(--err); }

.pills { display: flex; flex-wrap: wrap; gap: 8px; }
.pills label { position: relative; cursor: pointer; -webkit-tap-highlight-color: transparent; }
.pills input { position: absolute; opacity: 0; inset: 0; margin: 0; cursor: pointer; }
.pills span {
  display: inline-flex; align-items: center; height: 40px; padding: 0 15px; border: 1px solid var(--line-2); border-radius: 999px;
  font-size: 14px; font-weight: 400; background: var(--paper-2);
  transition: background-color 160ms ease, color 160ms ease, border-color 160ms ease, transform 160ms var(--ease-out);
}
.pills label:active span { transform: scale(.97); }
.pills input:checked + span { background: var(--ink); border-color: var(--ink); color: var(--paper); }
.pills input:focus-visible + span { outline: 2px solid var(--teal); outline-offset: 2px; }
@media (hover: hover) and (pointer: fine) { .pills label:hover input:not(:checked) + span { border-color: var(--ink); } }
.field--pills.is-picked .pills input:checked + span { box-shadow: 0 0 0 4px rgba(240, 156, 88, .45); }
.field--pills .pills input:checked + span { transition: background-color 160ms ease, color 160ms ease, border-color 160ms ease, transform 160ms var(--ease-out), box-shadow 600ms ease; }
.has-error .pills span { border-color: var(--err); }

.check { display: grid; grid-template-columns: 20px 1fr; gap: 10px; align-items: start; font-size: 13px; line-height: 1.45; color: var(--muted); cursor: pointer; }
.check input { width: 18px; height: 18px; margin: 1px 0 0; accent-color: var(--ink); }
.check .err { grid-column: 2; }
.status { font-size: 13.5px; color: var(--muted); }
.status:empty { display: none; }
.status.is-err { color: var(--err); }
.lead__fine { font-size: 13px; color: var(--muted); text-align: center; }
.lead__fine a { color: var(--ink); text-underline-offset: 3px; text-decoration-color: var(--line-2); }
.hp { display: none !important; }

.lead__sent { text-align: center; padding: 18px 4px 6px; display: grid; justify-items: center; gap: 14px; outline: 0; }
.lead__sent p { color: var(--ink-2); font-size: 15px; max-width: 380px; }
.lead__tick { width: 52px; height: 52px; fill: none; stroke: var(--teal); stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; }
.lead__tick path { stroke-dasharray: 30; stroke-dashoffset: 30; animation: draw 520ms var(--ease-out) 160ms forwards; }
@keyframes draw { to { stroke-dashoffset: 0; } }
@media (prefers-reduced-motion: reduce) { .lead__tick path { animation: none; stroke-dashoffset: 0; } }

/* ── reveal ──────────────────────────────────────────────── */
@media (prefers-reduced-motion: no-preference) {
  .js .rv { opacity: 0; transform: translateY(14px); transition: opacity 700ms var(--ease-out), transform 700ms var(--ease-out); transition-delay: var(--d, 0ms); }
  .js .rv.is-in { opacity: 1; transform: none; }
  /* clip lives on the img; the observed figure keeps a real box (see IntersectionObserver note in script) */
  .js .unveil img { clip-path: inset(0 0 100% 0); transform: scale(1.04); transition: clip-path 1100ms var(--ease-in-out), transform 1400ms var(--ease-out); }
  .js .unveil.is-in img { clip-path: inset(0 0 0 0); transform: none; }
}

/* ── pricing advantage ───────────────────────────────────── */
.adv { padding: clamp(72px, 9vw, 128px) 0; }
.adv__grid { display: grid; gap: 44px; align-items: center; }
.adv__copy .eyebrow { margin-bottom: 18px; }
.adv__copy .display { font-size: clamp(1.9rem, 1.3rem + 2vw, 3rem); }
.adv__copy .display em { color: var(--teal); }
.adv__copy p:not(.eyebrow):not(.display) { margin-top: 20px; color: var(--ink-2); max-width: 520px; }
.bars { display: grid; gap: 26px; padding: clamp(24px, 3vw, 36px); background: var(--white); border-radius: 18px; }
.bar__label { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; margin-bottom: 10px; font-size: 14px; color: var(--muted); }
.bar__label b { font: 300 22px/1 var(--serif); color: var(--ink); white-space: nowrap; }
.bar--us .bar__label span { color: var(--ink); font-weight: 400; }
.bar--us .bar__label b { font-size: 28px; color: var(--teal); }
.bar__track { height: 12px; border-radius: 99px; background: var(--paper); overflow: hidden; }
.bar__track i { display: block; height: 100%; width: calc(var(--w) * 100%); border-radius: inherit; background: var(--stone-2); transform-origin: left; }
.bar--us .bar__track i { background: linear-gradient(90deg, var(--teal), var(--teal-2)); }
@media (prefers-reduced-motion: no-preference) {
  .js .bars .bar__track i { transform: scaleX(0); transition: transform 1200ms var(--ease-out) 200ms; }
  .js .bars.bar--us .bar__track i, .js .bars .bar--us .bar__track i { transition-delay: 420ms; }
  .js .bars.is-in .bar__track i { transform: none; }
}
.bars figcaption { font-size: 12px; line-height: 1.5; color: var(--muted); }
@media (min-width: 960px) { .adv__grid { grid-template-columns: 1fr 1fr; gap: 72px; } }

.stat { display: grid; gap: 18px; padding: clamp(28px, 3.4vw, 44px); background: var(--white); border-radius: 18px; }
.stat__big { font: 300 clamp(5.5rem, 4rem + 6vw, 9rem)/.85 var(--serif); letter-spacing: -.04em; color: var(--teal); }
.stat__big small { display: block; margin-bottom: clamp(22px, 2.4vw, 34px); font: 400 12px/1 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: var(--ink-2); }
.stat__big span { font-size: .5em; letter-spacing: 0; vertical-align: .62em; margin-left: .04em; }
.stat__cap { font: 300 italic 24px/1.2 var(--serif); color: var(--ink); }
.stat__row { display: grid; grid-template-columns: 1fr 1fr; margin: 6px 0 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.stat__row div { padding: 14px 0; }
.stat__row div + div { padding-left: 20px; border-left: 1px solid var(--line); }
.stat__row dt { font: 400 10.5px/1.3 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.stat__row dd { margin: 6px 0 0; font: 300 24px/1 var(--serif); }
.stat figcaption { font-size: 12px; line-height: 1.5; color: var(--muted); }

/* ── live between it all ─────────────────────────────────── */
.live { padding: 0 0 clamp(72px, 9vw, 128px); }
.live__grid { display: grid; gap: 14px; }
.ph { overflow: hidden; border-radius: 14px; background: var(--stone-2); }
.ph img { width: 100%; height: 100%; object-fit: cover; }
.live__grid .ph { aspect-ratio: 4 / 3; }
.live__grid .ph--wide { aspect-ratio: 16 / 9; }
@media (min-width: 760px) {
  .live__grid { grid-template-columns: 1fr 1fr; gap: 18px; }
  .live__grid .ph--wide { grid-column: 1 / -1; aspect-ratio: 21 / 9; }
}

/* ── residences ──────────────────────────────────────────── */
.res { padding: clamp(72px, 9vw, 120px) 0; background: var(--white); }
.cards { display: grid; gap: 18px; }
.card { display: flex; flex-direction: column; background: var(--paper); border-radius: 18px; overflow: hidden; }
.card__media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 700ms var(--ease-out); }
@media (hover: hover) and (pointer: fine) { .card:hover .card__media img { transform: scale(1.03); } }
.card__tag { position: absolute; left: 14px; top: 14px; padding: 8px 12px; border-radius: 99px; background: rgba(253, 252, 250, .92); font: 400 10.5px/1 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--ink); }
.card__body { display: flex; flex-direction: column; gap: 14px; padding: 24px 24px 26px; flex: 1; }
.card h3 { font: 400 12px/1.3 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: var(--ink-2); }
.card__price { font: 300 38px/1 var(--serif); letter-spacing: -.01em; }
.card__price small { font: 400 12px/1 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin-right: 4px; vertical-align: .55em; }
.card__meta { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin: 0 0 6px; padding: 14px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.card__meta dt { font: 400 10.5px/1.3 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.card__meta dd { margin: 4px 0 0; font-size: 15px; font-weight: 400; white-space: nowrap; }
.card .btn { margin-top: auto; }
.card--lead { background: var(--ink); color: var(--paper); }
.card--lead h3, .card--lead .card__price small, .card--lead .card__meta dt { color: var(--stone-2); }
.card--lead .card__meta { border-color: rgba(235, 232, 228, .18); }
.card--lead .btn--ink { background: var(--paper); color: var(--ink); }
@media (hover: hover) and (pointer: fine) { .card--lead .btn--ink:hover { background: var(--white); } }
.res .fine { margin-top: 22px; }
@media (min-width: 900px) {
  .cards { grid-template-columns: repeat(3, 1fr); align-items: stretch; }
  .card--lead { transform: translateY(-14px); }
  .js .card--lead.rv { transform: translateY(0); }
  .js .card--lead.rv.is-in { transform: translateY(-14px); }
}
.cards .card:nth-child(2) { --d: 70ms; }
.cards .card:nth-child(3) { --d: 140ms; }

/* ── floor plans ─────────────────────────────────────────── */
.plans { padding: clamp(72px, 9vw, 120px) 0; }
.ptabs { display: flex; gap: 8px; overflow-x: auto; scrollbar-width: none; margin: 0 calc(var(--gut) * -1) 22px; padding: 2px var(--gut) 6px; scroll-padding: 0 var(--gut); }
.ptabs::-webkit-scrollbar { display: none; }
.ptab {
  flex: none; height: 44px; padding: 0 18px; border: 1px solid var(--line-2); border-radius: 99px; background: transparent; cursor: pointer;
  font: 400 13px/1 var(--sans); letter-spacing: .06em; white-space: nowrap; color: var(--ink-2);
  transition: background-color 180ms ease, color 180ms ease, border-color 180ms ease, transform 160ms var(--ease-out);
}
.ptab:active { transform: scale(.97); }
.ptab[aria-selected=true] { background: var(--ink); border-color: var(--ink); color: var(--paper); }
@media (hover: hover) and (pointer: fine) { .ptab:hover:not([aria-selected=true]) { border-color: var(--ink); color: var(--ink); } }
.ppanel { display: grid; gap: 22px; background: var(--white); border-radius: 18px; padding: clamp(18px, 3vw, 36px); }
.ppanel.is-entering { animation: panel-in 260ms var(--ease-out); }
@keyframes panel-in { from { opacity: 0; transform: translateY(6px); } to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) { .ppanel.is-entering { animation: none; } }
.plan { position: relative; display: grid; place-items: center; min-height: 300px; border-radius: 12px; overflow: hidden; background: #fff; }
.plan img { width: auto; max-width: 100%; max-height: min(64vh, 600px); object-fit: contain; transition: filter 400ms ease, opacity 400ms ease; }
.plan--gated img { filter: blur(14px) saturate(.6); opacity: .7; }
html.unlocked .plan--gated img { filter: none; opacity: 1; }
html.unlocked .plan__lock { display: none; }
.plan__lock { position: absolute; inset: 0; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 14px; padding: 24px; text-align: center; }
.plan__lock svg { width: 30px; height: 30px; fill: none; stroke: var(--ink); stroke-width: 1.4; stroke-linecap: round; }
.plan__lock p { font: 300 22px/1.2 var(--serif); max-width: 260px; }
.plan__info h3 { font: 300 30px/1.1 var(--serif); }
.plan__where { margin-top: 8px; font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); }
.plan__tbl { width: 100%; margin: 20px 0; border-collapse: collapse; font-size: 15px; font-variant-numeric: tabular-nums; }
.plan__tbl th, .plan__tbl td { padding: 11px 0; text-align: right; border-bottom: 1px solid var(--line); font-weight: 400; }
.plan__tbl th:first-child { text-align: left; }
.plan__tbl thead th { font: 400 10.5px/1.3 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.plan__tbl tbody th { font-weight: 300; color: var(--ink-2); }
.plan__tbl tbody tr:last-child th, .plan__tbl tbody tr:last-child td { font-weight: 500; color: var(--ink); border-bottom-color: var(--line-2); }
.plan__from { margin-bottom: 18px; color: var(--ink-2); }
.plan__from b { font: 300 24px/1 var(--serif); color: var(--ink); margin-left: 4px; }
@media (min-width: 900px) {
  .ppanel { grid-template-columns: 1.5fr 1fr; align-items: center; gap: 48px; }
  .plan { min-height: 520px; }
}

/* ── payment plan ────────────────────────────────────────── */
.pay { padding: clamp(72px, 9vw, 120px) 0; background: var(--ink); color: var(--paper); }
.pay .eyebrow, .pay .sec-head .display + p { color: var(--stone-2); }
.pay .display { color: var(--paper); }
.split { display: grid; grid-template-columns: 1fr 1fr; max-width: 900px; margin: 0 auto 28px; border-radius: 14px; overflow: hidden; font-size: 14px; }
.split > div { padding: 16px 18px; line-height: 1.3; }
.split span { display: block; font: 300 34px/1 var(--serif); margin-bottom: 6px; }
.split__a { background: rgba(235, 232, 228, .1); }
.split__b { background: var(--teal); }
.calc { max-width: 900px; margin: 0 auto; background: var(--paper); color: var(--ink); border-radius: 18px; padding: clamp(18px, 3vw, 34px); }
.calc__pick { display: flex; flex-wrap: wrap; align-items: center; gap: 8px; margin-bottom: 18px; }
.calc__lab { font: 400 11px/1.3 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); margin-right: 6px; flex-basis: 100%; }
@media (min-width: 640px) { .calc__lab { flex-basis: auto; } }
.calc__pick label { position: relative; cursor: pointer; }
.calc__pick input { position: absolute; inset: 0; opacity: 0; margin: 0; cursor: pointer; }
.calc__pick label span { display: inline-flex; align-items: center; height: 38px; padding: 0 14px; border: 1px solid var(--line-2); border-radius: 99px; font-size: 13.5px; font-weight: 400; transition: background-color 160ms ease, color 160ms ease, border-color 160ms ease, transform 160ms var(--ease-out); }
.calc__pick label:active span { transform: scale(.97); }
.calc__pick input:checked + span { background: var(--ink); color: var(--paper); border-color: var(--ink); }
.calc__pick input:focus-visible + span { outline: 2px solid var(--teal); outline-offset: 2px; }
.steps { list-style: none; margin: 0; padding: 0; counter-reset: s; }
.steps li { display: grid; grid-template-columns: 58px 1fr auto; gap: 14px; align-items: baseline; padding: 14px 0; border-bottom: 1px solid var(--line); }
.steps__pct { font: 300 24px/1 var(--serif); }
.steps__what { font-size: 15px; font-weight: 400; }
.steps__what small { display: block; font-size: 13px; font-weight: 300; color: var(--muted); margin-top: 2px; }
.steps__amt { font-size: 15px; font-weight: 400; font-variant-numeric: tabular-nums; text-align: right; white-space: nowrap; transition: filter 160ms ease, opacity 160ms ease; }
.steps__amt.is-swap { filter: blur(3px); opacity: .3; }
.steps__amt small { display: block; font-size: 12.5px; font-weight: 300; color: var(--muted); }
.steps__post { border-bottom: 0 !important; }
.steps__post .steps__pct { color: var(--teal); }
.calc__foot { display: grid; gap: 16px; padding-top: 18px; border-top: 1px solid var(--line-2); font-size: 13px; color: var(--muted); }
@media (min-width: 720px) { .calc__foot { grid-template-columns: 1fr auto; align-items: center; } }
@media (max-width: 480px) {
  .steps li { grid-template-columns: 48px 1fr; }
  .steps__amt { grid-column: 2; text-align: left; }
}

/* ── amenities ───────────────────────────────────────────── */
.amen { padding: clamp(72px, 9vw, 128px) 0; }
.amen__grid { display: grid; gap: 44px; }
.amen__copy .eyebrow { margin-bottom: 18px; }
.amen__copy .display + p { margin-top: 18px; color: var(--ink-2); max-width: 460px; }
.icons { list-style: none; margin: 34px 0 0; padding: 0; display: grid; grid-template-columns: repeat(2, 1fr); gap: 4px 18px; }
.icons li { display: flex; align-items: center; gap: 14px; padding: 10px 0; border-bottom: 1px solid var(--line); font-size: 13px; letter-spacing: .1em; text-transform: uppercase; font-weight: 400; color: var(--ink-2); }
.icons svg { width: 30px; height: 30px; flex: none; color: var(--ink); }
.icons svg g { stroke-width: 1.15; }
.amen__media { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.amen__media .ph { aspect-ratio: 4 / 3; }
.amen__media .ph--tall { grid-column: 1 / -1; aspect-ratio: 4 / 3; }
.amen__media .ph--tall img { object-position: 50% 70%; }
@media (min-width: 1000px) {
  .amen__grid { grid-template-columns: 1fr 1.1fr; gap: 72px; align-items: start; }
  .amen__media { grid-template-columns: 1.25fr 1fr; grid-template-rows: 1fr 1fr; gap: 16px; position: sticky; top: calc(var(--top) + 24px); }
  .amen__media .ph--tall { grid-column: 1; grid-row: 1 / 3; aspect-ratio: auto; min-height: 560px; }
  .amen__media .ph--tall img { object-position: 50% 50%; }
  .amen__media .ph { aspect-ratio: auto; }
}

/* ── location ────────────────────────────────────────────── */
.loc { padding: clamp(72px, 9vw, 120px) 0; background: var(--teal); color: #eef3f2; }
.loc .eyebrow { color: #b9d3d2; }
.loc .display { color: #fff; }
.loc__grid { display: grid; gap: 40px; align-items: center; }
.loc__map { border-radius: 16px; overflow: hidden; box-shadow: 0 30px 60px -30px rgba(0, 0, 0, .45); }
.loc__copy .eyebrow { margin-bottom: 18px; }
.loc__copy .display + p { margin-top: 20px; color: #d6e6e5; max-width: 520px; }
.ticks { list-style: none; margin: 28px 0 0; padding: 0; display: grid; gap: 0; }
.ticks li { position: relative; padding: 13px 0 13px 30px; border-top: 1px solid rgba(255, 255, 255, .16); }
.ticks li::before { content: ''; position: absolute; left: 2px; top: 50%; width: 10px; height: 10px; margin-top: -5px; border-radius: 50%; background: var(--sun); box-shadow: 0 0 0 4px rgba(240, 156, 88, .22); }
@media (min-width: 1000px) { .loc__grid { grid-template-columns: 1fr 1fr; gap: 80px; } }

/* ── investment ──────────────────────────────────────────── */
.inv { position: relative; padding: clamp(72px, 9vw, 128px) 0; background: var(--paper-2); overflow: hidden; }
.inv__bg { display: none; }
.inv__grid { display: grid; gap: 40px; }
.inv .eyebrow { margin-bottom: 18px; }
.inv .display + p { margin-top: 18px; color: var(--ink-2); max-width: 520px; }
.inv__list { list-style: none; margin: 0; padding: 0; display: grid; gap: 14px; }
.inv__list li { display: grid; gap: 6px; padding: 22px 24px; background: var(--white); border-radius: 14px; border: 1px solid var(--line); }
.inv__list b { font: 300 24px/1.15 var(--serif); }
.inv__list span { color: var(--ink-2); font-size: 15px; }
.inv__list li:nth-child(2) { --d: 60ms; } .inv__list li:nth-child(3) { --d: 120ms; } .inv__list li:nth-child(4) { --d: 180ms; }
.fine--inv { grid-column: 1 / -1; }
@media (min-width: 900px) {
  .inv__grid { grid-template-columns: 1fr 1.2fr; gap: 72px; align-items: start; }
  .inv__list { grid-template-columns: 1fr 1fr; }
}

/* ── closing ─────────────────────────────────────────────── */
.close { position: relative; display: grid; place-items: start center; min-height: min(100svh, 900px); padding: clamp(88px, 12vh, 140px) var(--gut) 160px; overflow: hidden; color: var(--white); text-align: center; background: #1d2240; }
.close__bg, .close__bg img { position: absolute; inset: 0; width: 100%; height: 100%; }
.close__bg img { object-fit: cover; object-position: 50% 18%; }
.close::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(14, 18, 44, .62) 0%, rgba(14, 18, 44, .38) 48%, rgba(14, 18, 44, 0) 72%, rgba(18, 16, 24, .45) 100%); }
.close__in { position: relative; z-index: 1; max-width: 640px; display: grid; justify-items: center; gap: 18px; }
.close__from { font: 300 italic clamp(22px, 2.4vw, 30px)/1 var(--serif); }
.close__lockup { width: min(76vw, 400px); height: auto; aspect-ratio: 300.2 / 43.8; color: var(--white); }
.close h2 { margin-top: 18px; font: 300 clamp(1.8rem, 1.3rem + 1.8vw, 2.8rem)/1.1 var(--serif); text-wrap: balance; }
.close p:not(.close__from) { color: rgba(253, 252, 250, .85); max-width: 460px; }
.close__act { display: flex; flex-wrap: wrap; justify-content: center; gap: 12px; margin-top: 10px; }

/* ── footer ──────────────────────────────────────────────── */
.foot { padding: 56px 0 120px; background: var(--paper); border-top: 1px solid var(--line); font-size: 12.5px; line-height: 1.6; color: var(--muted); }
.foot__grid { display: grid; gap: 32px; }
.foot__brands { display: flex; gap: 40px; align-items: flex-end; }
.foot__brands div { display: grid; gap: 10px; }
.foot__brands small { font-size: 10.5px; letter-spacing: .18em; text-transform: uppercase; }
.foot__ardee { width: 110px; height: auto; aspect-ratio: 88.2 / 19.1; color: var(--ink); }
.foot__osus { display: block; width: 92px; aspect-ratio: 900 / 324; background: var(--ink); -webkit-mask: url(/assets/osus.png) center / contain no-repeat; mask: url(/assets/osus.png) center / contain no-repeat; }
.foot__text { display: grid; gap: 12px; max-width: 860px; }
.foot__legal { color: var(--ink-2); }
@media (min-width: 900px) { .foot { padding-bottom: 56px; } .foot__grid { grid-template-columns: auto 1fr; gap: 80px; } }

/* ── mobile action bar ───────────────────────────────────── */
.mbar {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 45; display: grid; grid-template-columns: 1fr;
  padding: 10px 14px calc(10px + env(safe-area-inset-bottom)); background: rgba(235, 232, 228, .92);
  -webkit-backdrop-filter: blur(14px); backdrop-filter: blur(14px); box-shadow: 0 -1px 0 var(--line);
  transform: translateY(110%); transition: transform 320ms var(--ease-drawer);
}
.mbar .btn { --h: 48px; padding: 0 14px; }
.mbar.is-on { transform: none; }
@media (min-width: 900px) { .mbar { display: none; } }

/* ── modal ───────────────────────────────────────────────── */
.modal { position: fixed; inset: 0; z-index: 60; display: grid; place-items: center; padding: 16px; }
.modal__scrim { position: absolute; inset: 0; background: rgba(36, 24, 22, .5); -webkit-backdrop-filter: blur(4px); backdrop-filter: blur(4px); opacity: 0; transition: opacity 220ms ease; }
.modal__box { position: relative; width: 100%; max-width: 440px; max-height: calc(100svh - 32px); overflow: auto; margin: 0; opacity: 0; transform: scale(.96) translateY(8px); transition: opacity 220ms var(--ease-out), transform 220ms var(--ease-out); }
.modal.is-open .modal__scrim { opacity: 1; }
.modal.is-open .modal__box { opacity: 1; transform: none; }
.modal.is-closing .modal__scrim, .modal.is-closing .modal__box { transition-duration: 150ms; }
.modal .eyebrow { margin-bottom: 10px; }
.modal__x { position: absolute; right: 12px; top: 12px; width: 40px; height: 40px; border: 0; border-radius: 50%; background: transparent; cursor: pointer; display: grid; place-items: center; transition: background-color 160ms ease, transform 160ms var(--ease-out); }
.modal__x:active { transform: scale(.94); }
.modal__x svg { width: 20px; height: 20px; fill: none; stroke: var(--ink); stroke-width: 1.5; stroke-linecap: round; }
@media (hover: hover) and (pointer: fine) { .modal__x:hover { background: var(--paper); } }
@media (prefers-reduced-motion: reduce) { .modal__box { transform: none; } }
body.is-locked { overflow: hidden; }
.js .lead.rv.is-leaving { transition: opacity 190ms ease, filter 190ms ease; }
@media (max-width: 700px) { .close::after { background: linear-gradient(180deg, rgba(14, 18, 44, .66) 0%, rgba(14, 18, 44, .5) 60%, rgba(14, 18, 44, .2) 85%, rgba(18, 16, 24, .45) 100%); } }