:root{--navy:#1f3a5f;--sage:#6b8f71;--cream:#faf7f2;--ink:#222;--muted:#5b6470;--r:14px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;color:var(--ink);background:#fff;line-height:1.6}
img{max-width:100%;display:block}a{color:var(--navy)}
.wrap{max-width:1120px;margin:0 auto;padding:0 20px}
header{position:sticky;top:0;background:rgba(255,255,255,.95);backdrop-filter:blur(6px);z-index:10;border-bottom:1px solid #eee}
.nav{display:flex;align-items:center;justify-content:space-between;height:64px}
.logo{font-weight:800;font-size:1.25rem;color:var(--navy);text-decoration:none}.logo span{color:var(--sage)}
.nav ul{display:flex;gap:22px;list-style:none;margin:0;padding:0}.nav ul a{text-decoration:none;color:var(--ink);font-weight:500}
.menu-btn{display:none;background:none;border:0;font-size:1.6rem;cursor:pointer}
.btn{display:inline-block;background:var(--navy);color:#fff;padding:13px 24px;border-radius:999px;text-decoration:none;font-weight:600;border:0;cursor:pointer;font-size:1rem}
.btn.alt{background:#fff;color:var(--navy)}.btn:hover{opacity:.9}
.hero{position:relative;min-height:min(78vh,640px);display:flex;align-items:center;color:#fff;overflow:hidden;background:#14233a url(img/hero-poster.jpg) center/cover}
.hero h1{font-size:clamp(2rem,5vw,3.4rem);line-height:1.15;margin:0 0 14px;max-width:760px}
.hero p{font-size:1.2rem;max-width:620px;margin:0 0 26px}.hero .ctas{display:flex;gap:12px;flex-wrap:wrap}
section{padding:72px 0}.alt-bg{background:var(--cream)}
h2{font-size:clamp(1.6rem,3vw,2.3rem);color:var(--navy);margin:0 0 12px}.lead{color:var(--muted);max-width:680px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:center}
.placeholder{background:#fff3cd;border:1px dashed #c9a227;padding:2px 6px;border-radius:4px}
.photo-ph{aspect-ratio:4/5;background:#e6e9ee;border-radius:var(--r);display:flex;align-items:center;justify-content:center;color:var(--muted);text-align:center;padding:20px}
.listing{background:#fff;border-radius:var(--r);box-shadow:0 10px 30px rgba(0,0,0,.08);overflow:hidden}
.gallery{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:6px;height:440px}
.gallery img{width:100%;height:100%;object-fit:cover}.gallery img:first-child{grid-row:1/3}
.listing-body{padding:28px}.price{font-size:2rem;font-weight:800;color:var(--navy);margin:0}
.facts{display:flex;gap:18px;flex-wrap:wrap;color:var(--muted);margin:6px 0 18px}
.feat{columns:2;gap:30px;padding-left:20px}.feat li{margin-bottom:6px;break-inside:avoid}
.tag{display:inline-block;background:var(--sage);color:#fff;font-size:.8rem;font-weight:700;padding:4px 12px;border-radius:999px;letter-spacing:.05em}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:30px}
.card{background:#fff;padding:26px;border-radius:var(--r);box-shadow:0 4px 16px rgba(0,0,0,.06)}.card h3{margin-top:0;color:var(--navy)}
form{display:grid;gap:14px;background:#fff;padding:28px;border-radius:var(--r);box-shadow:0 4px 16px rgba(0,0,0,.06)}
label{font-weight:600;font-size:.92rem}input,select,textarea{width:100%;padding:12px;border:1px solid #ccd;border-radius:8px;font:inherit;margin-top:4px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.small{font-size:.85rem;color:var(--muted)}
footer{background:var(--navy);color:#dbe3ee;padding:40px 0;font-size:.9rem}footer a{color:#fff}
.eho{display:flex;gap:10px;align-items:center;margin-top:12px}
@media(max-width:800px){.grid2,.cards,.row{grid-template-columns:1fr}.feat{columns:1}
.gallery{grid-template-columns:1fr;grid-template-rows:auto;height:auto}.gallery img:first-child{grid-row:auto}.gallery img{aspect-ratio:3/2}
.menu-btn{display:block}.nav ul{display:none;position:absolute;top:64px;left:0;right:0;background:#fff;flex-direction:column;padding:16px 20px;border-bottom:1px solid #eee}.nav ul.open{display:flex}
section{padding:52px 0}.hero{min-height:min(70vh,560px)}}
.headshot{display:block;width:100%;max-width:360px;aspect-ratio:4/5;height:auto;object-fit:cover;object-position:center top;border-radius:16px;box-shadow:0 6px 20px rgba(0,0,0,.15);margin:0 auto}
.hidden{display:none}

.calc{display:grid;grid-template-columns:1fr 1fr;gap:30px;align-items:start;margin-top:26px}
.calc form{gap:12px}.seg{display:inline-flex;border:1px solid #ccd;border-radius:999px;overflow:hidden;margin-left:8px;vertical-align:middle}
.seg button{background:#fff;border:0;padding:4px 12px;font:inherit;font-size:.85rem;cursor:pointer;color:var(--navy)}.seg button[aria-pressed=true]{background:var(--navy);color:#fff}
.results{background:#fff;padding:28px;border-radius:var(--r);box-shadow:0 4px 16px rgba(0,0,0,.06)}
.total{font-size:2.4rem;font-weight:800;color:var(--navy);margin:0;line-height:1.2}
.bar{display:flex;height:22px;border-radius:999px;overflow:hidden;background:#eee;margin:18px 0}.bar span{display:block;height:100%;transition:width .2s}
.legend{list-style:none;padding:0;margin:0}.legend li{display:flex;justify-content:space-between;padding:7px 0;border-bottom:1px solid #f0f0f0}
.legend i{display:inline-block;width:12px;height:12px;border-radius:3px;margin-right:8px;vertical-align:middle}
.amort{width:100%;border-collapse:collapse;font-size:.9rem;margin-top:10px}.amort th,.amort td{text-align:right;padding:6px;border-bottom:1px solid #eee}.amort th:first-child,.amort td:first-child{text-align:left}
.note{background:var(--cream);border-left:4px solid var(--sage);padding:14px 18px;border-radius:8px;font-size:.88rem;color:var(--muted)}
@media(max-width:800px){.calc{grid-template-columns:1fr}.total{font-size:2rem}}

.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.hero-overlay{position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(20,35,55,.78) 0%,rgba(20,35,55,.5) 60%,rgba(20,35,55,.35) 100%),linear-gradient(rgba(20,35,55,.15),rgba(20,35,55,.45))}
.hero .wrap{position:relative;z-index:2}
@media (prefers-reduced-motion:reduce){.hero-video{display:none}}