/* Regal Properties and Developments — site styles
   Brand: Obsidian #111111, White, Concrete #E7E5E0, Graphite #5A5A58, Brass #B8975A. Type: Outfit. */

@font-face { font-family: "Outfit"; font-weight: 300; font-display: swap; src: url("fonts/outfit-latin-300-normal.woff2") format("woff2"); }
@font-face { font-family: "Outfit"; font-weight: 400; font-display: swap; src: url("fonts/outfit-latin-400-normal.woff2") format("woff2"); }
@font-face { font-family: "Outfit"; font-weight: 500; font-display: swap; src: url("fonts/outfit-latin-500-normal.woff2") format("woff2"); }
@font-face { font-family: "Outfit"; font-weight: 600; font-display: swap; src: url("fonts/outfit-latin-600-normal.woff2") format("woff2"); }

:root {
  --ink: #111111;
  --ink-2: #1c1c1b;
  --paper: #ffffff;
  --concrete: #e7e5e0;
  --concrete-2: #f3f2ef;
  --graphite: #5a5a58;
  --dim: #a3a19c;
  --brass: #b8975a;
  --brass-text: #7a6230;   /* brass for small text on light grounds (6.1:1) */
  --line: #d6d3cc;
  --max: 1180px;
  --gutter: clamp(20px, 5vw, 56px);
  --font: "Outfit", Arial, Helvetica, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; animation: none !important; } }
body { margin: 0; font-family: var(--font); font-weight: 400; font-size: 17px; line-height: 1.6; color: var(--ink); background: var(--paper); -webkit-font-smoothing: antialiased; }
img, svg { display: block; max-width: 100%; }
a { color: inherit; }
p { margin: 0 0 1em; }
h1, h2, h3 { font-weight: 600; line-height: 1.08; margin: 0; letter-spacing: -0.015em; }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }

.wrap { max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }
.skip { position: absolute; left: -9999px; top: 8px; background: var(--brass); color: var(--ink); padding: 10px 14px; z-index: 50; font-weight: 600; }
.skip:focus { left: 8px; }

/* ---------- header ---------- */
.site-header { background: var(--ink); color: var(--paper); position: sticky; top: 0; z-index: 20; border-bottom: 1px solid #262625; }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 76px; }
.brand img { height: 40px; width: auto; }
.nav { display: flex; align-items: center; gap: 28px; }
.nav a { text-decoration: none; font-weight: 500; font-size: 15px; color: #e9e7e2; padding: 6px 0; border-bottom: 1px solid transparent; }
.nav a:hover, .nav a[aria-current="page"] { border-bottom-color: var(--brass); color: var(--paper); }
.nav .btn { border-bottom: 0; }
.menu-toggle { display: none; background: none; border: 1px solid #3a3a38; color: var(--paper); font: 500 15px var(--font); padding: 9px 14px; border-radius: 3px; cursor: pointer; }

@media (max-width: 860px) {
  .menu-toggle { display: inline-block; }
  .nav { display: none; position: absolute; left: 0; right: 0; top: 76px; background: var(--ink); flex-direction: column; align-items: stretch; gap: 0; padding: 8px var(--gutter) 22px; border-bottom: 1px solid #262625; }
  .nav.open { display: flex; }
  .nav a { padding: 14px 0; border-bottom: 1px solid #262625; font-size: 17px; }
  .nav .btn { margin-top: 14px; text-align: center; }
  .brand img { height: 34px; }
}

/* ---------- buttons ---------- */
.btn { display: inline-block; font: 600 16px/1 var(--font); text-decoration: none; padding: 16px 24px; border-radius: 3px; border: 1px solid transparent; cursor: pointer; transition: background-color .15s ease, color .15s ease, border-color .15s ease; }
.btn-brass { background: var(--brass); color: var(--ink); }
.btn-brass:hover { background: #c9a96b; }
.btn-line-light { border-color: #5a5a58; color: var(--paper); }
.btn-line-light:hover { border-color: var(--paper); }
.btn-ink { background: var(--ink); color: var(--paper); }
.btn-ink:hover { background: #2a2a29; }
.nav .btn { padding: 12px 18px; font-size: 15px; color: var(--ink); }

/* ---------- sections ---------- */
section { padding: clamp(64px, 9vw, 120px) 0; }
.dark { background: var(--ink); color: var(--paper); }
.stone { background: var(--concrete-2); }
.lede { font-size: clamp(18px, 1.6vw, 21px); line-height: 1.55; color: var(--graphite); max-width: 60ch; }
.dark .lede { color: #cfccc5; }
.h2 { font-size: clamp(32px, 4.2vw, 52px); max-width: 18ch; margin-bottom: 22px; }
.h3 { font-size: 24px; margin-bottom: 10px; }
.small { font-size: 14px; color: var(--graphite); }
.dark .small { color: var(--dim); }

/* ---------- hero ---------- */
.hero { padding: clamp(56px, 8vw, 104px) 0 clamp(56px, 8vw, 96px); }
.hero .wrap { display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(0, 0.95fr); gap: clamp(36px, 6vw, 88px); align-items: center; }
.hero h1 { font-size: clamp(42px, 6.2vw, 80px); letter-spacing: -0.025em; max-width: 13ch; margin-bottom: 26px; }
.hero .lede { margin-bottom: 34px; }
.actions { display: flex; flex-wrap: wrap; gap: 14px; }
.status { margin-top: 28px; font-size: 15px; color: var(--dim); max-width: 46ch; }
@media (max-width: 900px) { .hero .wrap { grid-template-columns: 1fr; } }

/* ---------- phase plan (signature element) ---------- */
.plan { margin: 0; border: 1px solid #2c2c2b; padding: clamp(22px, 3vw, 34px); background: var(--ink-2); }
.plan-title { font-size: 15px; color: #cfccc5; margin: 0 0 20px; }
.plan-row { display: grid; grid-template-columns: 96px minmax(0, 1fr); align-items: center; gap: 14px; padding: 12px 0; border-top: 1px solid #2c2c2b; }
.plan-row:last-of-type { border-bottom: 1px solid #2c2c2b; }
.plan-row .p { font-size: 14px; color: var(--dim); }
.plan-row .p b { display: block; font-weight: 600; color: var(--paper); font-size: 16px; }
.homes { display: flex; flex-wrap: wrap; gap: 8px; }
.home { width: 34px; height: 30px; color: #6b6a66; }
.home.first { color: var(--brass); }
.plan-note { margin: 18px 0 0; font-size: 14px; color: var(--dim); display: flex; gap: 10px; align-items: center; }
.plan-note .home { width: 22px; height: 20px; flex: none; }
@media (max-width: 420px) { .plan-row { grid-template-columns: 84px minmax(0, 1fr); } .homes { gap: 6px; } .plan .home { width: 28px; height: 25px; } }

/* ---------- split / facts ---------- */
.split { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); gap: clamp(32px, 6vw, 96px); align-items: start; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }
.points { display: grid; gap: 30px; }
.points h3 { font-size: 21px; margin-bottom: 6px; }
.points p { color: var(--graphite); margin: 0; max-width: 56ch; }

.facts { margin: 0; display: grid; grid-template-columns: minmax(0, 1fr); border-top: 1px solid var(--line); }
.facts div { display: grid; grid-template-columns: 170px minmax(0, 1fr); gap: 16px; padding: 16px 0; border-bottom: 1px solid var(--line); }
.facts dt { font-weight: 500; color: var(--graphite); font-size: 15px; }
.facts dd { margin: 0; font-weight: 500; }
@media (max-width: 520px) { .facts div { grid-template-columns: 1fr; gap: 2px; } }

/* ---------- floor plans ---------- */
.plans { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); margin-top: 48px; }
@media (max-width: 860px) { .plans { grid-template-columns: 1fr; } }
.planbox { border-top: 3px solid var(--ink); padding-top: 22px; }
.planbox h3 { font-size: 28px; margin-bottom: 4px; }
.planbox .tag { color: var(--graphite); margin-bottom: 22px; }
.footprint { margin: 8px 0 22px; }
.footprint svg { width: 100%; height: auto; }
.specs { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0; border: 1px solid var(--line); }
.specs div { padding: 14px 14px; border-right: 1px solid var(--line); }
.specs div:last-child { border-right: 0; }
.specs b { display: block; font-size: 24px; font-weight: 600; line-height: 1.1; }
.specs span { font-size: 13px; color: var(--graphite); }
@media (max-width: 520px) { .specs { grid-template-columns: repeat(2, minmax(0, 1fr)); } .specs div:nth-child(2) { border-right: 0; } .specs div:nth-child(-n+2) { border-bottom: 1px solid var(--line); } }
.fineprint { font-size: 14px; color: var(--graphite); margin-top: 28px; max-width: 70ch; }

/* ---------- timeline ---------- */
.timeline { list-style: none; margin: 40px 0 0; padding: 0; counter-reset: phase; border-top: 1px solid var(--line); }
.timeline li { display: grid; grid-template-columns: 120px minmax(0, 1fr) auto; gap: 20px; align-items: center; padding: 22px 0; border-bottom: 1px solid var(--line); }
.timeline .num { font-size: 15px; color: var(--graphite); font-weight: 500; }
.timeline .num b { display: block; font-size: 34px; line-height: 1; color: var(--ink); font-weight: 600; }
.timeline h3 { font-size: 20px; margin-bottom: 2px; }
.timeline p { margin: 0; color: var(--graphite); font-size: 15px; }
.timeline .homes .home { color: #b9b6ae; width: 28px; height: 25px; }
.timeline .homes .home.first { color: var(--brass); }
.timeline li.now .num b { color: var(--brass-text); }
@media (max-width: 720px) { .timeline li { grid-template-columns: 70px minmax(0, 1fr); } .timeline .homes { grid-column: 2; } }

/* ---------- company cards (family of companies) ---------- */
.family { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 0; margin-top: 40px; border-top: 1px solid var(--line); }
.family > div { padding: 24px 24px 24px 0; border-bottom: 1px solid var(--line); }
.family > div + div { padding-left: 24px; border-left: 1px solid var(--line); }
.family h3 { font-size: 19px; margin-bottom: 6px; }
.family p { color: var(--graphite); font-size: 15px; margin-bottom: 10px; }
.family a { font-size: 15px; font-weight: 500; color: var(--brass-text); }
@media (max-width: 860px) { .family { grid-template-columns: 1fr; } .family > div + div { padding-left: 0; border-left: 0; } }

/* ---------- form ---------- */
.form-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px 20px; }
.form-grid .full { grid-column: 1 / -1; }
@media (max-width: 640px) { .form-grid { grid-template-columns: 1fr; } }
label { display: block; font-size: 15px; font-weight: 500; margin-bottom: 7px; }
.req { color: var(--brass); }
input, select, textarea { width: 100%; font: 400 16px/1.4 var(--font); color: var(--ink); background: var(--paper); border: 1px solid #c9c6be; border-radius: 3px; padding: 13px 14px; min-height: 48px; }
textarea { min-height: 120px; resize: vertical; }
.dark input, .dark select, .dark textarea { background: #1b1b1a; color: var(--paper); border-color: #3c3c3a; }
.dark label { color: #eceae5; }
input:focus, select:focus, textarea:focus { outline: 2px solid var(--brass); outline-offset: 1px; border-color: var(--brass); }
.hp { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.form-foot { display: flex; flex-wrap: wrap; gap: 18px; align-items: center; margin-top: 8px; }
.form-msg { font-size: 15px; margin: 0; }
.form-msg.ok { color: var(--brass); }
.form-msg.err { color: #f0a58f; }
.stone .form-msg.err, .light-form .form-msg.err { color: #a3351b; }
.form-done { border: 1px solid var(--brass); padding: 28px; }
.form-done h3 { font-size: 26px; margin-bottom: 8px; }

/* ---------- FAQ ---------- */
.faq { margin-top: 32px; border-top: 1px solid var(--line); max-width: 820px; }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; list-style: none; padding: 20px 40px 20px 0; font-weight: 500; font-size: 18px; position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 4px; top: 16px; font-size: 26px; font-weight: 300; color: var(--graphite); }
.faq details[open] summary::after { content: "\2212"; }
.faq details p { color: var(--graphite); max-width: 64ch; padding-bottom: 8px; }

/* ---------- footer ---------- */
.site-footer { border-top: 1px solid #2c2c2b; background: var(--ink); color: #d3d0c9; padding: 64px 0 40px; font-size: 15px; }
.foot-top { display: grid; grid-template-columns: minmax(0, 1.2fr) repeat(2, minmax(0, 1fr)); gap: 40px; padding-bottom: 40px; border-bottom: 1px solid #2c2c2b; }
@media (max-width: 760px) { .foot-top { grid-template-columns: 1fr; } }
.site-footer .logo { height: 46px; width: auto; margin-bottom: 18px; }
.site-footer h2 { font-size: 15px; font-weight: 600; color: var(--paper); margin-bottom: 12px; letter-spacing: 0; }
.site-footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 8px; }
.site-footer a { color: #d3d0c9; text-decoration: none; }
.site-footer a:hover { color: var(--paper); text-decoration: underline; }
.foot-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 18px; padding-top: 28px; font-size: 13px; color: var(--dim); }
.eho { display: flex; align-items: center; gap: 12px; max-width: 560px; }
.eho svg { width: 34px; height: 34px; flex: none; color: #d3d0c9; }