/* ---------- tokens ---------- */
:root{
  --ink:#161C2E;          /* body text, deep navy-black */
  --pine:#233871;         /* CJR navy, from the logo */
  --pine-lift:#2E4790;
  --paper:#F3F2EC;        /* page base, warm off-white from the logo */
  --stone:#D9D8CD;        /* rules, borders */
  --stone-deep:#A8A79A;
  --honey:#0C593F;        /* CJR green, from the logo */
  --white:#fff;

  --shell:1180px;
  --r:4px;                /* tight radius: built, not bubbly */
  --r-lg:10px;
}

*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:96px}
body{
  margin:0;
  background:var(--paper);
  color:var(--ink);
  font:400 17px/1.6 "Libre Franklin",system-ui,sans-serif;
  letter-spacing:-.005em;
}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:"Zilla Slab",Georgia,serif;font-weight:600;line-height:1.12;margin:0;letter-spacing:-.01em}
h1{font-size:clamp(2.1rem,5vw,3.5rem)}
h2{font-size:clamp(1.7rem,3.6vw,2.6rem)}
h3{font-size:1.22rem;line-height:1.25}
p{margin:0 0 1em}
.shell{max-width:var(--shell);margin:0 auto;padding:0 22px}
.lede{font-size:1.1rem;max-width:60ch;color:#3B4746}

:focus-visible{outline:3px solid var(--honey);outline-offset:2px}
.skip{position:absolute;left:-9999px;top:0;z-index:100;background:var(--pine);color:#fff;
  padding:12px 20px;border-radius:0 0 var(--r) 0;font-weight:600;text-decoration:none}
.skip:focus{left:0}

/* ---------- buttons ---------- */
.btn{
  display:inline-block;border:0;cursor:pointer;font:600 .95rem/1 "Libre Franklin",sans-serif;
  padding:15px 26px;border-radius:var(--r);text-decoration:none;transition:background .15s ease;
}
.btn-primary{background:var(--pine);color:var(--white)}
.btn-primary:hover{background:var(--pine-lift)}
.btn-honey{background:var(--honey);color:#fff}
.btn-honey:hover{background:#12744F}
.btn-line{background:transparent;color:var(--pine);box-shadow:inset 0 0 0 1.5px var(--pine)}
.btn-line:hover{background:rgba(35,56,113,.07)}

/* ---------- image placeholders ---------- */
.ph{
  background:
    linear-gradient(135deg,rgba(35,56,113,.10),rgba(35,56,113,.03)),
    var(--stone);
  background-size:cover;background-position:center;
  display:flex;align-items:center;justify-content:center;
  color:#5C6864;font-size:.78rem;font-weight:500;text-align:center;padding:10px;
}

/* ---------- utility bar ---------- */
.util{background:var(--pine);color:#CFD3E8;font-size:.83rem}
.util .shell{display:flex;gap:20px;align-items:center;justify-content:space-between;min-height:40px;flex-wrap:wrap}
.util a{text-decoration:none}
.util a:hover{color:var(--white)}
.util-hours{color:#A3A9CC}

/* ---------- header ---------- */
header{position:sticky;top:0;z-index:40;background:var(--white);border-bottom:1px solid var(--stone)}
.bar{display:flex;align-items:center;gap:28px;min-height:74px}
.logo{display:flex;align-items:center;gap:11px;text-decoration:none;margin-right:auto}
.logo img{flex:none;width:76px;height:auto}
.logo b{font-family:"Zilla Slab",serif;font-size:1.18rem;font-weight:700;letter-spacing:-.02em;color:var(--pine)}
.logo span{display:block;font-size:.66rem;letter-spacing:.14em;color:var(--stone-deep);font-weight:600}
nav.main{display:flex;gap:26px}
nav.main a{text-decoration:none;font-size:.95rem;font-weight:500;padding:6px 0;border-bottom:2px solid transparent}
nav.main a:hover{border-color:var(--honey)}
nav.main a[aria-current="page"]{color:var(--pine);border-color:var(--honey)}
.nav-cta{font-weight:600;color:var(--pine)}
.nav-cta::before{content:"";display:inline-block;width:1px;height:15px;background:var(--stone);margin-right:26px;vertical-align:-3px}
@media(max-width:960px){.nav-cta::before{display:none}}
.menu-btn{display:none;background:none;border:1.5px solid var(--stone);border-radius:var(--r);padding:9px 13px;font:600 .9rem "Libre Franklin",sans-serif;cursor:pointer}

/* ---------- hero ---------- */
.hero{padding:64px 0 0}
.hero-grid{display:block}
.hero h1{max-width:18ch;text-wrap:balance}
.hero .lede{margin-top:20px;max-width:64ch}
.hero-art{position:relative}

/* search bar */
.search{background:var(--white);border:1px solid var(--stone);border-radius:var(--r-lg);padding:16px;margin:40px 0 -46px;position:relative;z-index:5;box-shadow:0 10px 30px rgba(27,36,38,.07)}
.search form{display:grid;grid-template-columns:repeat(3,1fr) auto;gap:12px}
.field label{display:block;font-size:.74rem;font-weight:600;color:#5C6864;margin-bottom:5px}
.field select{
  width:100%;appearance:none;background:var(--paper) url("data:image/svg+xml;charset=utf8,%3Csvg xmlns='http://www.w3.org/2000/svg' width='11' height='7'%3E%3Cpath d='M1 1l4.5 4.5L10 1' stroke='%23233871' stroke-width='1.6' fill='none'/%3E%3C/svg%3E") no-repeat right 13px center;
  border:1px solid var(--stone);border-radius:var(--r);padding:12px 34px 12px 13px;
  font:500 .95rem "Libre Franklin",sans-serif;color:var(--ink);cursor:pointer;
}

/* ---------- facts strip ---------- */
.facts{background:var(--white);border-top:1px solid var(--stone);border-bottom:1px solid var(--stone);margin-top:46px;padding:74px 0 30px}
.facts-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}
.fact{border-top:2px solid var(--pine);padding-top:14px}
.fact b{display:block;font-family:"Zilla Slab",serif;font-size:2rem;color:var(--pine);line-height:1}
.fact span{font-size:.9rem;color:#4E5A57}

/* ---------- sections ---------- */
section{padding:76px 0}
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:34px;flex-wrap:wrap}
.head p{margin:12px 0 0;color:#4E5A57;max-width:52ch}

/* filter chips */
.chips{display:flex;gap:9px;flex-wrap:wrap;margin-bottom:26px}
.chip{
  background:var(--white);border:1px solid var(--stone);border-radius:100px;
  padding:9px 17px;font:500 .89rem "Libre Franklin",sans-serif;cursor:pointer;
  transition:background .15s,border-color .15s,color .15s;
}
.chip:hover{border-color:var(--pine)}
.chip[aria-pressed="true"]{background:var(--pine);border-color:var(--pine);color:var(--white)}
.result-count{font-size:.88rem;color:#5C6864;margin:0 0 18px}

/* community cards */
.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.card{background:var(--white);border:1px solid var(--stone);border-radius:var(--r-lg);overflow:hidden;display:flex;flex-direction:column}
.badge{
  display:inline-block;align-self:flex-start;margin-bottom:14px;
  background:var(--paper);color:var(--pine);
  font-size:.74rem;font-weight:600;padding:6px 11px;border-radius:var(--r);
}
.badge.hot{background:var(--honey);color:#fff}
.card-body{padding:22px;display:flex;flex-direction:column;flex:1}
.card h3{margin-bottom:3px}
.place{font-size:.88rem;color:#5C6864;margin-bottom:14px}
.price{font-family:"Zilla Slab",serif;font-size:1.3rem;color:var(--pine);font-weight:600}
.price small{font:500 .78rem/1.45 "Libre Franklin",sans-serif;color:#5C6864;display:block;margin-top:3px}
.specs{display:flex;flex-wrap:wrap;gap:4px 14px;margin:14px 0 18px;padding-top:14px;
  border-top:1px solid var(--stone);font-size:.85rem;color:#4E5A57}
.specs span{white-space:nowrap}
.card .btn{margin-top:auto;text-align:center}
.empty{grid-column:1/-1;background:var(--white);border:1px dashed var(--stone-deep);border-radius:var(--r-lg);padding:40px;text-align:center;color:#4E5A57}

/* ---------- how we build ---------- */
.build{background:var(--white);border-top:1px solid var(--stone)}
.spec-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:8px}
.spec-col h3{font-size:1.05rem;padding-bottom:11px;border-bottom:2px solid var(--honey);margin-bottom:4px}
.spec-col ul{list-style:none;padding:0;margin:0}
.spec-col li{padding:14px 0;border-bottom:1px solid var(--stone);font-size:.95rem}
.spec-col li b{display:block;font-weight:600;margin-bottom:3px}
.spec-col li span{color:#4E5A57;font-size:.88rem;line-height:1.5}

/* ---------- subdivision tabs ---------- */
.subtabs{display:flex;gap:6px;flex-wrap:wrap;border-bottom:2px solid var(--stone);margin-bottom:30px}
.subtab{
  background:none;border:0;border-bottom:3px solid transparent;margin-bottom:-2px;
  padding:13px 20px;cursor:pointer;color:#4E5A57;
  font:600 1rem "Libre Franklin",sans-serif;transition:color .15s,border-color .15s;
}
.subtab:hover{color:var(--pine)}
.subtab[aria-selected="true"]{color:var(--pine);border-bottom-color:var(--honey)}
.subpanel[hidden]{display:none}
.subpanel-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;
  flex-wrap:wrap;margin-bottom:22px}
.subpanel-title{font-family:"Zilla Slab",serif;font-size:1.55rem;margin:0 0 4px}
.subpanel-head p{margin:0;color:#4E5A57;font-size:.95rem;max-width:44ch}

/* ---------- drawing sheets under a plan ---------- */
.sheets{display:grid;grid-template-columns:repeat(2,1fr);gap:14px;margin:22px 0 4px;
  padding-top:22px;border-top:1px solid var(--stone)}
.sheet{margin:0;background:var(--white);border:1px solid var(--stone);
  border-radius:var(--r);padding:12px}
.sheet img{width:100%;height:auto}
.sheet figcaption{font-size:.72rem;font-weight:600;letter-spacing:.05em;
  color:#5C6864;margin-top:8px}

/* ---------- featured plan ---------- */
.plan{background:var(--paper)}
.plan-main{background:var(--white);border:1px solid var(--stone);border-radius:var(--r-lg);overflow:hidden}
.plan-copy{padding:30px 34px}
.plan-copy h3{font-size:1.6rem;margin-bottom:6px}
.head h2{max-width:22ch}
.plan-where{font-size:.9rem;color:#5C6864;margin-bottom:18px}
.plan-nums{display:grid;grid-template-columns:repeat(3,1fr);gap:0 18px;margin:0 0 22px;padding:0;list-style:none}
.plan-nums li{padding:11px 0;border-bottom:1px solid var(--stone);font-size:.92rem;display:flex;justify-content:space-between;gap:10px}
.plan-nums li b{font-family:"Zilla Slab",serif;font-weight:600;color:var(--pine)}

/* ---------- mortgage band ---------- */
.band{background:var(--pine);color:#E3E5F2}
.band h2{color:var(--white);margin-bottom:18px;max-width:18ch}
.band-grid{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:center}
.band p{color:#BCC1DF}
.calc{background:var(--white);color:var(--ink);border-radius:var(--r-lg);padding:26px}
.calc-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.calc label{display:block;font-size:.76rem;font-weight:600;color:#5C6864;margin:0 0 5px}
.calc input{
  width:100%;border:1px solid var(--stone);border-radius:var(--r);padding:11px 12px;
  font:500 .95rem "Libre Franklin",sans-serif;color:var(--ink);background:var(--paper);
}
.calc-out{margin-top:20px;padding-top:18px;border-top:1px solid var(--stone);display:flex;align-items:baseline;justify-content:space-between;gap:12px}
.calc-out b{font-family:"Zilla Slab",serif;font-size:2.1rem;color:var(--pine);line-height:1}
.calc-note{font-size:.76rem;color:#6B7672;margin:14px 0 0}

/* ---------- quote ---------- */
.quote{background:var(--white);border-top:1px solid var(--stone);border-bottom:1px solid var(--stone)}
blockquote{margin:0;max-width:26ch}
blockquote p{font-family:"Zilla Slab",serif;font-size:clamp(1.4rem,2.6vw,2rem);line-height:1.3;max-width:22ch}
.quote-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:center}
.quote .ph{height:290px;border-radius:var(--r-lg)}
cite{font-style:normal;font-size:.9rem;color:#5C6864}

/* ---------- contact ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:52px}
.form{background:var(--white);border:1px solid var(--stone);border-radius:var(--r-lg);padding:28px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form label{display:block;font-size:.76rem;font-weight:600;color:#5C6864;margin:0 0 5px}
.form input,.form select,.form textarea{
  width:100%;border:1px solid var(--stone);border-radius:var(--r);padding:12px;
  font:400 .95rem "Libre Franklin",sans-serif;color:var(--ink);background:var(--paper);
}
.form textarea{min-height:96px;resize:vertical}
.form .btn{width:100%;margin-top:16px}
.form-msg{margin-top:14px;font-size:.9rem;color:var(--pine);font-weight:600;display:none}
.form-msg.show{display:block}
.form-hint{font-size:.82rem;color:#6B7672;margin:18px 0 0}
.form input:user-invalid,.form select:user-invalid{border-color:#B3453A;background:#FDF5F4}
.contact-list{list-style:none;padding:0;margin:22px 0 0}
.contact-list li{padding:15px 0;border-top:1px solid var(--stone);font-size:.95rem}
.contact-list b{display:block;font-size:.76rem;color:#5C6864;font-weight:600;margin-bottom:3px}

/* ---------- long copy ---------- */
.copy{background:var(--white);border-top:1px solid var(--stone)}
.copy-grid{display:grid;grid-template-columns:1fr 1fr;gap:48px}
.copy p{font-size:.98rem;color:#3B4746}

/* ---------- footer ---------- */
footer{background:var(--ink);color:#A9ADC4;padding:54px 0 30px;font-size:.9rem}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px}
footer h4{color:var(--white);font-size:.95rem;margin-bottom:13px;font-family:"Libre Franklin",sans-serif;font-weight:600}
footer ul{list-style:none;padding:0;margin:0}
footer li{margin-bottom:8px}
.foot-contact{margin:16px 0 0;line-height:1.9}
.foot-contact a{color:var(--white);text-decoration:none}
.foot-contact a:hover{text-decoration:underline}
.foot-lic{font-size:.8rem;color:#7B80A0;margin-top:16px}
footer a{text-decoration:none}
footer a:hover{color:var(--white)}
.legal{margin-top:40px;padding-top:20px;border-top:1px solid #2C3556;font-size:.8rem;color:#7B80A0;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}

/* ---------- one page-load reveal ---------- */
.rise{opacity:0;transform:translateY(14px);animation:rise .6s cubic-bezier(.2,.7,.3,1) forwards}
.rise:nth-child(2){animation-delay:.08s}
.hero-art{animation:rise .7s .16s cubic-bezier(.2,.7,.3,1) backwards}
@keyframes rise{to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
}

/* ---------- print ---------- */
@media print{
  .util,header,.search,.chips,.band,form,.skip,.hero-art,.result-count{display:none!important}
  body{background:#fff;font-size:11pt}
  section{padding:18pt 0;break-inside:avoid}
  .plan-main,.card,.sheet{break-inside:avoid;border-color:#bbb}
  footer{background:#fff;color:#000;border-top:1px solid #bbb}
  footer h4,.foot-contact a{color:#000}
  a[href^="http"]::after{content:" (" attr(href) ")";font-size:9pt;color:#555}
}

/* ---------- responsive ---------- */
@media(max-width:960px){
  .hero-grid,.band-grid,.quote-grid,.contact-grid,.copy-grid{grid-template-columns:1fr}
  .hero{padding-top:40px}
  .hero-art{display:none}
  .hero h1{max-width:none}
  .facts-grid{grid-template-columns:1fr 1fr}
  .cards{grid-template-columns:1fr 1fr}
      .spec-grid{grid-template-columns:1fr}
  .sheets{grid-template-columns:1fr 1fr}
  .plan-nums{grid-template-columns:repeat(2,1fr)}
  .foot-grid{grid-template-columns:1fr 1fr}
  .search form{grid-template-columns:1fr 1fr}
  .search form .btn{grid-column:1/-1}
  nav.main{
    display:none;position:absolute;top:100%;left:0;right:0;background:var(--white);
    border-bottom:1px solid var(--stone);flex-direction:column;gap:0;padding:8px 22px 18px;
  }
  nav.main.open{display:flex}
  nav.main a{padding:13px 0;border-bottom:1px solid var(--stone)}
  .menu-btn{display:block}
  section{padding:56px 0}
}
@media(max-width:620px){
  body{font-size:16px}
  .cards,.facts-grid,.foot-grid,.search form,.calc-row,.form-row,.plan-nums,.sheets{grid-template-columns:1fr}
  .subtabs{gap:0}
  .subtab{padding:12px 14px;font-size:.93rem}
  .util .shell{justify-content:center;gap:12px}
  .util-hours{display:none}
  .search{margin-bottom:-30px}
  .facts{padding-top:58px}
}