:root {
  --regis: #17284a;
  --regis-deep: #0b1630;
  --regis-mid: #6f86aa;
  --regis-pale: #dce4ef;
  --metal: #b49a6a;
  --ink: #182033;
  --paper: #f4f4f1;
  --white: #fff;
  --line: rgba(23, 33, 30, .16);
  --shell: min(1240px, calc(100vw - 48px));
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; overflow-x: hidden; background: var(--paper); color: var(--ink); font-family: Inter, "Helvetica Neue", Arial, sans-serif; line-height: 1.5; letter-spacing: 0; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button { font: inherit; }
summary { list-style: none; }
summary::-webkit-details-marker { display: none; }
.shell { width: var(--shell); margin-inline: auto; }
.skip-link { position: fixed; left: 16px; top: -70px; z-index: 100; padding: 10px 14px; background: white; }
.skip-link:focus { top: 16px; }

.site-header { position: fixed; z-index: 30; inset: 0 0 auto; height: 92px; display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 34px; padding: 0 max(24px, calc((100vw - 1240px) / 2)); color: white; border-bottom: 1px solid rgba(255,255,255,.28); transition: height .25s, color .25s, background .25s; }
.site-header.scrolled { height: 72px; background: rgba(244,245,241,.96); color: var(--ink); border-color: var(--line); backdrop-filter: blur(16px); }
.brand { justify-self: start; }
.brand img { width: 110px; max-height: 72px; object-fit: contain; filter: brightness(0) invert(1); transition: filter .25s; }
.site-header.scrolled .brand img { filter: none; }
.main-nav { display: flex; gap: 30px; align-items: center; font-size: 13px; font-weight: 700; white-space: nowrap; }
.main-nav a { position: relative; padding: 8px 0; }
.main-nav a::after { content: ""; position: absolute; left: 0; right: 100%; bottom: 2px; height: 1px; background: currentColor; transition: right .2s; }
.main-nav a:hover::after { right: 0; }
.header-actions { justify-self: end; display: flex; align-items: center; gap: 10px; }
.header-cta { justify-self: end; min-height: 42px; display: inline-flex; align-items: center; gap: 24px; padding: 0 16px; border: 1px solid rgba(255,255,255,.8); font-size: 12px; font-weight: 800; transition: background .2s, color .2s; }
.header-cta:hover { background: white; color: var(--regis); }
.site-header.scrolled .header-cta { border-color: var(--regis); }
.login-trigger { min-height: 42px; padding: 0 15px; border: 0; border-bottom: 1px solid rgba(255,255,255,.72); background: transparent; color: inherit; font-size: 12px; font-weight: 800; cursor: pointer; }
.login-trigger:hover { border-bottom-color: currentColor; }
.site-header.scrolled .login-trigger { border-bottom-color: var(--regis); }
.menu-toggle { display: none; width: 44px; height: 44px; padding: 9px; border: 0; background: transparent; color: currentColor; }
.menu-toggle span { display: block; height: 2px; margin: 5px 0; background: currentColor; }

.hero { position: relative; min-height: min(900px, 94vh); display: flex; align-items: flex-end; overflow: hidden; background: var(--regis-deep); color: white; }
.hero-image { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center; }
.hero-overlay { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4,17,14,.85) 0%, rgba(4,17,14,.6) 36%, rgba(4,17,14,.08) 72%), linear-gradient(0deg, rgba(4,17,14,.48), transparent 50%); }
.hero-content { position: relative; z-index: 1; padding-bottom: clamp(78px, 10vh, 115px); }
.eyebrow, .section-index { margin: 0 0 20px; color: var(--regis-mid); font-size: 11px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.8px; }
.eyebrow-light, .section-index-light { color: var(--regis-pale); }
.hero h1 { max-width: 770px; margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(62px, 8.5vw, 126px); font-weight: 400; line-height: .9; letter-spacing: 0; }
.hero-lead { margin: 31px 0 0; font-size: clamp(22px, 2.3vw, 31px); font-weight: 650; }
.hero-copy { max-width: 590px; margin: 16px 0 0; color: rgba(255,255,255,.75); font-size: 17px; line-height: 1.65; }
.hero-actions { display: flex; gap: 11px; margin-top: 33px; }
.button { min-height: 52px; display: inline-flex; align-items: center; justify-content: center; gap: 28px; padding: 0 20px; border: 1px solid white; font-size: 13px; font-weight: 800; transition: transform .2s, background .2s, color .2s; }
.button:hover { transform: translateY(-2px); }
.button-primary { background: white; color: var(--regis); }
.button-primary:hover { background: var(--regis-pale); border-color: var(--regis-pale); }
.button-glass { background: rgba(5,20,17,.2); color: white; backdrop-filter: blur(7px); }
.button-glass:hover { background: white; color: var(--regis); }
.hero-corner { position: absolute; z-index: 1; right: max(24px, calc((100vw - 1240px) / 2)); bottom: 78px; display: flex; align-items: center; gap: 15px; padding: 18px 21px; border: 1px solid rgba(255,255,255,.38); background: rgba(5,20,17,.42); backdrop-filter: blur(8px); }
.pulse { width: 10px; height: 10px; flex: none; border-radius: 50%; background: #9fb5d7; box-shadow: 0 0 0 7px rgba(159,181,215,.15); }
.hero-corner small, .hero-corner strong { display: block; }
.hero-corner small { color: rgba(255,255,255,.55); font-size: 9px; text-transform: uppercase; letter-spacing: 1.4px; }
.hero-corner strong { margin-top: 3px; font-size: 13px; }
.scroll-cue { position: absolute; z-index: 1; left: 50%; bottom: 20px; width: 24px; height: 38px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.45); border-radius: 20px; }
.scroll-cue span { width: 3px; height: 8px; border-radius: 3px; background: white; animation: scroll 1.8s ease-in-out infinite; }
@keyframes scroll { 0%,100% { transform: translateY(-4px); opacity: .3; } 50% { transform: translateY(5px); opacity: 1; } }

.promise { padding: 125px 0 95px; }
.promise-grid { display: grid; grid-template-columns: 120px minmax(0, 1.25fr) minmax(300px, .65fr); gap: clamp(35px, 6vw, 90px); align-items: start; }
.section-index { padding-top: 5px; }
h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(48px, 5.7vw, 78px); font-weight: 400; line-height: 1.02; letter-spacing: 0; }
.promise-copy { padding-top: 44px; }
.promise-copy > p { margin: 0; color: #5c6472; font-size: 18px; line-height: 1.72; }
.text-link { display: inline-flex; gap: 29px; margin-top: 28px; padding-bottom: 6px; border-bottom: 1px solid currentColor; font-size: 13px; font-weight: 800; }
.trust-line { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 85px; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.trust-line > details { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.trust-line summary { min-height: 154px; display: grid; grid-template-rows: auto 1fr auto; gap: 12px; padding: 22px; cursor: pointer; }
.trust-line strong { color: var(--regis); font-family: Georgia, serif; font-size: 31px; font-weight: 400; }
.trust-line span { color: #687080; font-size: 12px; }
.trust-line summary i { position: relative; width: 18px; height: 18px; color: var(--regis); }
.trust-line summary i::before, .trust-line summary i::after { content: ""; position: absolute; top: 8px; left: 1px; width: 16px; height: 1px; background: currentColor; transition: transform .2s; }
.trust-line summary i::after { transform: rotate(90deg); }
.trust-line details[open] summary i::after { transform: rotate(0); }
.trust-line details > p { margin: 0; padding: 0 22px 24px; color: #596272; font-size: 12px; line-height: 1.65; }

.care-story { min-height: 760px; display: grid; grid-template-columns: 1.08fr .92fr; background: var(--regis); color: white; }
.care-photo { position: relative; min-height: 760px; overflow: hidden; }
.care-photo > img { width: 100%; height: 100%; object-fit: cover; }
.photo-note { position: absolute; left: 28px; bottom: 28px; padding: 17px 20px; background: rgba(255,255,255,.94); color: var(--ink); }
.photo-note span, .photo-note strong { display: block; }
.photo-note span { color: #6b7280; font-size: 9px; text-transform: uppercase; letter-spacing: 1.4px; }
.photo-note strong { margin-top: 4px; font-family: Georgia, serif; font-size: 19px; font-weight: 400; }
.care-content { display: flex; flex-direction: column; justify-content: center; padding: clamp(55px, 7vw, 100px); }
.care-content h2 { font-size: clamp(45px, 5vw, 69px); }
.care-list { margin: 55px 0 0; border-top: 1px solid rgba(255,255,255,.28); }
.care-list details { border-bottom: 1px solid rgba(255,255,255,.28); }
.care-list summary { display: grid; grid-template-columns: 42px 1fr 24px; gap: 16px; align-items: center; padding: 20px 0; cursor: pointer; }
.care-list .care-link { display: grid; grid-template-columns: 42px 1fr 24px; gap: 16px; align-items: center; padding: 20px 0; border-bottom: 1px solid rgba(255,255,255,.28); transition: padding .2s, background .2s; }
.care-list .care-link:hover { padding-left: 12px; background: rgba(255,255,255,.06); }
.care-list summary > span { color: #aabbd5; font-family: Georgia, serif; }
.care-list .care-link > span { color: #aabbd5; font-family: Georgia, serif; }
.care-list strong { font-size: 16px; }
.care-list summary p { margin: 4px 0 0; color: rgba(255,255,255,.58); font-size: 12px; }
.care-list .care-link p { margin: 4px 0 0; color: rgba(255,255,255,.58); font-size: 12px; }
.care-list .care-link i { justify-self: end; color: white; font-size: 18px; font-style: normal; }
.care-list summary i, .property-card summary i, .price-card summary i, .external-costs summary i { position: relative; width: 20px; height: 20px; display: block; }
.care-list summary i::before, .care-list summary i::after, .property-card summary i::before, .property-card summary i::after, .price-card summary i::before, .price-card summary i::after, .external-costs summary i::before, .external-costs summary i::after { content: ""; position: absolute; top: 9px; left: 2px; width: 16px; height: 1px; background: currentColor; transition: transform .2s; }
.care-list summary i::after, .property-card summary i::after, .price-card summary i::after, .external-costs summary i::after { transform: rotate(90deg); }
.care-list details[open] summary i::after, .property-card[open] summary i::after, .price-card[open] summary i::after, .external-costs[open] summary i::after { transform: rotate(0); }
.care-detail { padding: 0 40px 22px 58px; }
.care-detail p { margin: 0; color: rgba(255,255,255,.7); font-size: 13px; line-height: 1.65; }

.section { padding: 120px 0; }
.program-heading { display: grid; grid-template-columns: 1.2fr .55fr; gap: 90px; align-items: end; }
.program-heading > p { margin: 0 0 8px; color: #626a78; font-size: 17px; line-height: 1.65; }
.season-tabs { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 70px; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.season-tab { min-height: 65px; display: grid; place-items: center; border: 0; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); background: transparent; color: #6b7280; font-weight: 800; cursor: pointer; }
.season-tab.active { background: var(--regis); color: white; }
.season-stage { min-height: 410px; display: grid; grid-template-columns: 210px minmax(0, 1fr) 300px; gap: 55px; align-items: center; padding: 55px; background: white; border: 1px solid var(--line); border-top: 0; }
.season-number { color: var(--regis-pale); font-family: Georgia, serif; font-size: 155px; line-height: .8; }
.season-copy h3 { max-width: 650px; margin: 0; font-family: Georgia, serif; font-size: clamp(36px, 4vw, 56px); font-weight: 400; line-height: 1.06; }
.season-copy > p:last-child { max-width: 650px; margin: 22px 0 0; color: #626a78; line-height: 1.65; }
.season-stage ul { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.season-stage li { padding: 15px 0; border-bottom: 1px solid var(--line); font-size: 13px; font-weight: 750; }
.season-detail-link { grid-column: 2 / -1; justify-self: start; display: inline-flex; align-items: center; gap: 28px; padding-bottom: 7px; border-bottom: 1px solid var(--regis); color: var(--regis); font-size: 12px; font-weight: 800; }

.house-types { background: var(--regis-pale); }
.house-types-grid { display: grid; grid-template-columns: 1.15fr 1.05fr .7fr .7fr; align-items: stretch; border-top: 1px solid var(--regis); border-left: 1px solid var(--regis); }
.house-types-title, .property-card { min-height: 510px; border-right: 1px solid var(--regis); border-bottom: 1px solid var(--regis); }
.house-types-title { background: var(--regis); color: white; }
.house-types-title { padding: 30px; }
.house-types-title h2 { font-size: clamp(44px, 4.8vw, 68px); }
.property-card { background: transparent; }
.property-card > summary { min-height: 509px; display: flex; flex-direction: column; padding: 30px; cursor: pointer; }
.property-card.property-link { min-height: 509px; display: flex; flex-direction: column; padding: 30px; transition: background .2s; }
.property-card.property-link:hover { background: white; }
.property-card summary > span { color: var(--regis-mid); font-family: Georgia, serif; }
.property-card.property-link > span { color: var(--regis-mid); font-family: Georgia, serif; }
.property-card summary > div { margin-top: auto; }
.property-card.property-link > div { margin-top: auto; }
.property-card summary i { margin-top: 24px; color: var(--regis); }
.property-card.property-link > i { margin-top: 24px; color: var(--regis); font-size: 20px; font-style: normal; }
.property-card.house-primary { background: white; }
.property-card.house-primary h3 { color: var(--regis); font-size: 33px; }
.property-card h3 { margin: 0 0 16px; font-family: Georgia, serif; font-size: 27px; font-weight: 400; line-height: 1.1; }
.property-card summary p { margin: 0; color: #5f6776; font-size: 13px; line-height: 1.65; }
.property-card.property-link p { margin: 0; color: #5f6776; font-size: 13px; line-height: 1.65; }
.property-detail { padding: 0 30px 30px; }
.property-detail > strong { display: block; padding-top: 20px; border-top: 1px solid rgba(23,40,74,.28); font-size: 11px; text-transform: uppercase; letter-spacing: 1.2px; }
.property-detail ul { margin: 15px 0 0; padding-left: 17px; color: #555f70; font-size: 12px; line-height: 1.75; }

.pricing { background: white; }
.pricing-heading { display: grid; grid-template-columns: 1.2fr .55fr; gap: 90px; align-items: end; }
.pricing-heading > p { margin: 0 0 8px; color: #626a78; font-size: 17px; line-height: 1.65; }
.pricing-section { margin-top: 78px; }
.pricing-section-title { display: flex; justify-content: space-between; align-items: end; gap: 30px; padding-bottom: 20px; border-bottom: 2px solid var(--regis); }
.pricing-section-title span { color: var(--regis-mid); font-size: 10px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.4px; }
.pricing-section-title h3 { margin: 0; font-family: Georgia, serif; font-size: 36px; font-weight: 400; }
.price-grid { display: grid; border-left: 1px solid var(--line); }
.price-grid-two { grid-template-columns: repeat(2, 1fr); }
.price-grid-three { grid-template-columns: repeat(3, 1fr); }
.price-card { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); background: var(--paper); }
.price-card[open] { background: white; }
.price-card > summary { min-height: 300px; display: flex; flex-direction: column; padding: 26px; cursor: pointer; }
.price-card.price-link { min-height: 300px; display: flex; flex-direction: column; padding: 26px; transition: background .2s; }
.price-card.price-link:hover { background: white; }
.package-name { color: var(--regis-mid); font-size: 11px; font-weight: 850; text-transform: uppercase; letter-spacing: 1.5px; }
.price { display: flex; align-items: baseline; gap: 8px; margin-top: auto; color: var(--regis); }
.price strong { font-family: Georgia, serif; font-size: clamp(45px, 4.5vw, 68px); font-weight: 400; line-height: 1; }
.price small { color: #697180; font-size: 11px; }
.price-card summary p { margin: 17px 0 0; color: #626a78; font-size: 13px; }
.price-card.price-link > p { margin: 17px 0 0; color: #626a78; font-size: 13px; }
.price-card summary i { margin-top: 24px; color: var(--regis); }
.price-card.price-link > i { margin-top: 24px; color: var(--regis); font-size: 20px; font-style: normal; }
.price-detail { padding: 0 26px 30px; }
.price-detail h4 { margin: 0; padding-top: 22px; border-top: 1px solid var(--line); font-size: 12px; text-transform: uppercase; letter-spacing: 1.2px; }
.price-detail ul { margin: 17px 0 0; padding-left: 18px; color: #4f5969; font-size: 13px; line-height: 1.8; }
.detail-note { margin: 18px 0 0; color: #626a78; font-size: 12px; font-style: italic; }
.external-costs { border: 1px solid var(--regis); border-top: 0; background: var(--regis-pale); }
.external-costs > summary { display: grid; grid-template-columns: 1fr auto 22px; gap: 20px; align-items: center; padding: 19px 22px; cursor: pointer; }
.external-costs summary span { color: #5e6878; font-size: 11px; }
.external-costs > div { padding: 8px 22px 25px; }
.external-costs ul { columns: 2; column-gap: 50px; margin: 0; padding-left: 18px; color: #4f5969; font-size: 12px; line-height: 1.8; }
.external-costs p { margin: 22px 0 0; padding-top: 18px; border-top: 1px solid rgba(23,40,74,.25); color: #465165; font-size: 12px; font-weight: 700; }
.external-costs-link { display: grid; grid-template-columns: 1fr auto 22px; gap: 20px; align-items: center; padding: 19px 22px; }
.external-costs-link span { color: #5e6878; font-size: 11px; }
.external-costs-link i { color: var(--regis); font-size: 18px; font-style: normal; }
.external-costs-link:hover { background: #cdd9e9; }
.commercial-price { display: grid; grid-template-columns: 1fr auto; gap: 50px; align-items: end; margin-top: 78px; padding: 38px; background: var(--regis); color: white; }
.commercial-price > div > span { color: #aebed7; font-size: 10px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.4px; }
.commercial-price h3 { margin: 8px 0 0; font-family: Georgia, serif; font-size: 37px; font-weight: 400; }
.commercial-price p { max-width: 680px; margin: 14px 0 0; color: rgba(255,255,255,.65); font-size: 13px; }
.commercial-price > a { min-height: 50px; display: inline-flex; align-items: center; gap: 30px; padding: 0 17px; border: 1px solid white; font-size: 12px; font-weight: 800; }

.process { background: white; }
.process-intro { display: grid; grid-template-columns: 120px 1fr; gap: clamp(40px, 6vw, 90px); }
.process-intro > div { max-width: 900px; }
.process-list { margin-top: 75px; padding: 0; list-style: none; border-top: 2px solid var(--regis); }
.process-list li { min-height: 135px; display: grid; grid-template-columns: 105px 1fr; align-items: center; border-bottom: 1px solid var(--line); }
.process-list li > span { color: var(--regis-mid); font-family: Georgia, serif; font-size: 33px; }
.process-list li > div { display: grid; grid-template-columns: .7fr 1fr; gap: 40px; align-items: center; }
.process-list strong { font-family: Georgia, serif; font-size: 25px; font-weight: 400; }
.process-list p { max-width: 540px; margin: 0; color: #626a78; }

.portal-teaser { padding: 110px 0; overflow: hidden; background: var(--regis-deep); color: white; }
.portal-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(65px, 9vw, 140px); align-items: center; }
.portal-copy h2 { font-size: clamp(50px, 5vw, 72px); }
.portal-copy > p:not(.eyebrow) { margin: 24px 0 30px; color: rgba(255,255,255,.67); font-size: 17px; line-height: 1.7; }
.portal-copy button { min-height: 49px; display: inline-flex; align-items: center; gap: 28px; padding: 0 17px; border: 1px solid var(--regis-pale); background: var(--regis-pale); color: var(--regis); font-weight: 800; cursor: pointer; }
.portal-window { padding: 18px; background: #edf0ea; color: var(--ink); box-shadow: 0 35px 90px rgba(0,0,0,.28); }
.portal-bar { display: flex; justify-content: space-between; padding: 5px 5px 18px; border-bottom: 1px solid var(--line); color: #6b7280; font-size: 10px; text-transform: uppercase; letter-spacing: 1.2px; }
.portal-body { padding: 35px 22px 15px; }
.portal-home small, .portal-home strong, .portal-home span { display: block; }
.portal-home small { color: #6a746e; font-size: 10px; text-transform: uppercase; letter-spacing: 1px; }
.portal-home strong { margin-top: 5px; font-family: Georgia, serif; font-size: 38px; font-weight: 400; }
.portal-home span { color: #68726c; font-size: 13px; }
.portal-status { display: flex; align-items: center; gap: 18px; margin: 35px 0; padding: 20px; background: #e2e8f1; }
.portal-status small, .portal-status strong { display: block; }
.portal-status small { color: #657086; font-size: 10px; text-transform: uppercase; }
.portal-status strong { margin-top: 3px; color: #314f7b; }
.portal-row { display: flex; justify-content: space-between; gap: 25px; padding: 18px 0; border-top: 1px solid var(--line); font-size: 13px; }
.portal-row span { color: #68726c; }

.contact { background: var(--regis); color: white; }
.contact-grid { display: grid; grid-template-columns: 1.2fr .65fr; gap: clamp(65px, 9vw, 140px); align-items: end; }
.contact h2 { font-size: clamp(48px, 5.5vw, 76px); }
.contact-actions { border-top: 1px solid rgba(255,255,255,.3); }
.contact-actions > a { display: block; padding: 20px 0; border-bottom: 1px solid rgba(255,255,255,.3); }
.contact-actions small, .contact-actions strong { display: block; }
.contact-actions small { color: rgba(255,255,255,.48); font-size: 9px; text-transform: uppercase; letter-spacing: 1.3px; }
.contact-actions strong { margin-top: 4px; font-family: Georgia, serif; font-size: 23px; font-weight: 400; }
.contact-actions .contact-main { display: flex; justify-content: space-between; gap: 25px; padding: 18px; background: var(--regis-pale); color: var(--regis); border: 0; font-size: 13px; font-weight: 800; }

.site-footer { padding: 45px 0; background: #05120f; color: white; }
.footer-grid { display: grid; grid-template-columns: 120px 1fr auto; gap: 30px; align-items: center; }
.footer-grid img { width: 108px; filter: brightness(0) invert(1); }
.footer-grid p { margin: 0; color: rgba(255,255,255,.52); font-size: 13px; }
.footer-grid nav { display: flex; gap: 25px; font-size: 12px; font-weight: 700; }
.footer-grid small { grid-column: 2 / -1; padding-top: 20px; border-top: 1px solid rgba(255,255,255,.14); color: rgba(255,255,255,.4); }
.toast { position: fixed; z-index: 50; right: 22px; bottom: 22px; width: min(390px, calc(100vw - 30px)); display: grid; gap: 5px; padding: 18px; background: var(--regis-pale); color: var(--regis); box-shadow: 0 18px 45px rgba(0,0,0,.2); transform: translateY(150%); transition: transform .25s; }
.toast.visible { transform: translateY(0); }
.toast span { font-size: 13px; }
.login-modal[hidden] { display: none; }
.login-modal { position: fixed; z-index: 80; inset: 0; }
.login-backdrop { position: absolute; inset: 0; border: 0; background: rgba(5,14,32,.58); backdrop-filter: blur(4px); cursor: default; }
.login-panel { position: absolute; top: 82px; right: max(18px, calc((100vw - 1240px) / 2)); width: min(470px, calc(100vw - 30px)); max-height: calc(100dvh - 97px); overflow-y: auto; padding: 28px; background: white; color: var(--ink); box-shadow: 0 28px 80px rgba(5,14,32,.35); }
.login-panel-head { display: grid; grid-template-columns: 1fr 42px; gap: 22px; align-items: start; padding-bottom: 23px; border-bottom: 1px solid var(--line); }
.login-panel-head .eyebrow { margin-bottom: 9px; }
.login-panel h2 { font-size: 38px; line-height: 1; }
.login-close { width: 42px; height: 42px; border: 1px solid var(--line); background: transparent; color: var(--regis); font-size: 25px; line-height: 1; cursor: pointer; }
.login-close:hover { background: var(--regis-pale); }
.login-options { display: grid; gap: 1px; margin-top: 18px; background: var(--line); border: 1px solid var(--line); }
.login-option { min-height: 132px; display: grid; grid-template-columns: 37px 1fr 22px; gap: 15px; align-items: center; padding: 19px; background: var(--paper); transition: background .2s, color .2s; }
.login-option:hover { background: var(--regis); color: white; }
.login-option > span { color: var(--regis-mid); font-family: Georgia, serif; }
.login-option small { display: block; color: var(--regis-mid); font-size: 9px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.3px; }
.login-option strong { display: block; margin-top: 5px; font-family: Georgia, serif; font-size: 24px; font-weight: 400; }
.login-option p { margin: 6px 0 0; color: #67707e; font-size: 11px; line-height: 1.5; }
.login-option:hover p { color: rgba(255,255,255,.65); }
.login-option > i { justify-self: end; font-size: 20px; font-style: normal; }
.login-help { margin: 18px 0 0; color: #687180; font-size: 11px; line-height: 1.55; }
body.login-open { overflow: hidden; }

.main-nav a[aria-current="page"]::after { right: 0; }
.route-section { background: var(--regis); color: white; }
.route-heading { display: grid; grid-template-columns: 1.2fr .55fr; gap: 90px; align-items: end; }
.route-heading > p { margin: 0 0 8px; color: rgba(255,255,255,.64); font-size: 17px; line-height: 1.65; }
.route-grid { display: grid; grid-template-columns: repeat(2, 1fr); margin-top: 65px; border-top: 1px solid rgba(255,255,255,.28); border-left: 1px solid rgba(255,255,255,.28); }
.route-card { min-height: 310px; display: grid; grid-template-columns: 45px 1fr 24px; gap: 22px; align-items: start; padding: 30px; border-right: 1px solid rgba(255,255,255,.28); border-bottom: 1px solid rgba(255,255,255,.28); transition: background .2s, color .2s; }
.route-card:hover { background: white; color: var(--regis); }
.route-card > span { color: #aabbd5; font-family: Georgia, serif; }
.route-card > div { align-self: end; }
.route-card small { color: #aabbd5; font-size: 10px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.4px; }
.route-card h3 { margin: 10px 0 14px; font-family: Georgia, serif; font-size: 36px; font-weight: 400; line-height: 1.08; }
.route-card p { max-width: 460px; margin: 0; color: rgba(255,255,255,.62); font-size: 13px; line-height: 1.65; }
.route-card:hover p { color: #5d6675; }
.route-card > i { justify-self: end; align-self: end; font-size: 24px; font-style: normal; }
.route-card-featured { background: #223a68; }
.route-card-wide { grid-column: 1 / -1; min-height: 245px; }
.home-season { padding: 120px 0; background: var(--regis-pale); }
.home-season-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: 80px; align-items: center; }
.home-season-grid > div > p:not(.section-index):not(.eyebrow) { max-width: 560px; margin: 25px 0 0; color: #5e6878; font-size: 16px; line-height: 1.7; }
.home-season-grid img { width: 100%; height: 520px; object-fit: cover; }

.subpage-hero { position: relative; min-height: 540px; display: flex; align-items: flex-end; overflow: hidden; background: var(--regis-deep); color: white; }
.subpage-hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.subpage-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(5,16,39,.9), rgba(5,16,39,.44) 58%, rgba(5,16,39,.14)); }
.subpage-hero-content { position: relative; z-index: 1; padding: 160px 0 70px; }
.breadcrumb { display: flex; gap: 9px; margin-bottom: 35px; color: rgba(255,255,255,.62); font-size: 11px; font-weight: 750; text-transform: uppercase; letter-spacing: 1.2px; }
.breadcrumb a:hover { color: white; }
.subpage-hero h1 { max-width: 880px; margin: 0; font-family: Georgia, serif; font-size: clamp(58px, 7vw, 98px); font-weight: 400; line-height: .95; }
.subpage-hero p { max-width: 650px; margin: 24px 0 0; color: rgba(255,255,255,.72); font-size: 18px; line-height: 1.65; }
.page-intro { padding: 95px 0 70px; }
.page-intro-grid { display: grid; grid-template-columns: 120px 1fr .65fr; gap: clamp(35px, 6vw, 85px); align-items: start; }
.page-intro h2 { font-size: clamp(44px, 5vw, 68px); }
.page-intro-grid > p:last-child { margin: 12px 0 0; color: #5e6878; font-size: 16px; line-height: 1.7; }
.page-contact { padding: 72px 0; background: var(--regis-pale); }
.page-contact-grid { display: grid; grid-template-columns: 1fr auto; gap: 40px; align-items: center; }
.page-contact h2 { font-size: clamp(36px, 4vw, 52px); }
.page-contact p { margin: 14px 0 0; color: #5e6878; }
.page-contact .button { border-color: var(--regis); background: var(--regis); color: white; }
.detail-hero { min-height: 650px; }
.detail-hero > img { object-position: center 58%; }
.detail-hero .subpage-hero-content { padding-bottom: 82px; }
.detail-hero .eyebrow { margin-bottom: 20px; }
.detail-layout { display: grid; grid-template-columns: 230px minmax(0, 1fr); gap: clamp(60px, 9vw, 140px); align-items: start; }
.detail-aside { position: sticky; top: 105px; }
.detail-back { display: inline-flex; align-items: center; gap: 14px; padding-bottom: 8px; border-bottom: 1px solid var(--regis); color: var(--regis); font-size: 12px; font-weight: 800; }
.detail-marker { margin-top: 55px; padding-top: 20px; border-top: 1px solid var(--line); }
.detail-marker small, .detail-marker strong { display: block; }
.detail-marker small { color: var(--regis-mid); font-size: 10px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.3px; }
.detail-marker strong { margin-top: 12px; color: var(--regis-pale); font-family: Georgia, serif; font-size: 94px; font-weight: 400; line-height: 1; }
.detail-article { max-width: 860px; }
.detail-article h2 { max-width: 800px; font-size: clamp(44px, 5vw, 70px); }
.detail-intro { max-width: 780px; margin: 30px 0 0; color: #596373; font-size: 18px; line-height: 1.75; }
.detail-block { margin-top: 65px; padding-top: 25px; border-top: 2px solid var(--regis); }
.detail-block-secondary { margin-top: 48px; border-top-width: 1px; }
.detail-block h3 { margin: 0; font-family: Georgia, serif; font-size: 31px; font-weight: 400; }
.detail-list { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 45px; margin: 26px 0 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.detail-list li { position: relative; min-height: 73px; display: flex; align-items: center; padding: 16px 10px 16px 28px; border-bottom: 1px solid var(--line); color: #4f5969; font-size: 13px; line-height: 1.55; }
.detail-list li::before { content: ""; position: absolute; left: 2px; width: 8px; height: 8px; border: 1px solid var(--regis-mid); }
.detail-note-panel { margin-top: 48px; padding: 24px; border-left: 3px solid var(--metal); background: var(--regis-pale); color: #465165; font-size: 13px; font-weight: 700; line-height: 1.7; }
.contact-hero > img { object-position: center 58%; }
.contact-page { background: var(--paper); }
.contact-page-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(65px, 9vw, 140px); align-items: start; }
.contact-page-intro { position: sticky; top: 105px; }
.contact-page-intro h2 { font-size: clamp(44px, 5vw, 68px); }
.contact-page-intro > p:last-child { max-width: 520px; margin: 25px 0 0; color: #5e6878; font-size: 16px; line-height: 1.7; }
.contact-channels { border-top: 1px solid var(--regis); border-left: 1px solid var(--regis); }
.contact-channel { min-height: 210px; display: grid; grid-template-columns: 44px 1fr 24px; gap: 22px; align-items: center; padding: 28px; border-right: 1px solid var(--regis); border-bottom: 1px solid var(--regis); transition: background .2s, color .2s; }
.contact-channel:hover, .contact-channel-primary { background: var(--regis); color: white; }
.contact-channel > span { align-self: start; color: var(--regis-mid); font-family: Georgia, serif; }
.contact-channel small { color: var(--regis-mid); font-size: 10px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.3px; }
.contact-channel strong { display: block; margin-top: 8px; font-family: Georgia, serif; font-size: clamp(25px, 3vw, 38px); font-weight: 400; line-height: 1.1; overflow-wrap: anywhere; }
.contact-channel p { margin: 13px 0 0; color: #5e6878; font-size: 12px; line-height: 1.6; }
.contact-channel:hover p, .contact-channel-primary p { color: rgba(255,255,255,.64); }
.contact-channel > i { justify-self: end; font-size: 20px; font-style: normal; }
.contact-process { background: white; }

@media (max-width: 1000px) {
  :root { --shell: min(100% - 36px, 790px); }
  .site-header { height: 72px; grid-template-columns: 1fr auto auto; padding: 0 18px; }
  .brand img { width: 90px; max-height: 56px; }
  .main-nav { position: absolute; inset: 72px 0 auto; display: none; flex-direction: column; align-items: stretch; gap: 0; padding: 14px 18px 23px; background: var(--paper); color: var(--ink); border-bottom: 1px solid var(--line); }
  .main-nav.open { display: flex; }
  .main-nav a { padding: 14px 3px; border-bottom: 1px solid var(--line); }
  .header-actions { grid-column: 2; grid-row: 1; }
  .header-actions .header-cta { display: none; }
  .menu-toggle { display: block; grid-column: 3; grid-row: 1; }
  .hero { min-height: 820px; }
  .hero-image { object-position: 56% center; }
  .hero-corner { display: none; }
  .promise-grid { grid-template-columns: 80px 1fr; }
  .promise-copy { grid-column: 2; padding-top: 0; }
  .trust-line { grid-template-columns: repeat(2, 1fr); }
  .care-story { grid-template-columns: 1fr; }
  .care-photo { min-height: 560px; }
  .care-content { padding: 70px max(24px, calc((100vw - 790px) / 2)); }
  .program-heading, .pricing-heading { grid-template-columns: 1fr; gap: 30px; }
  .route-heading { grid-template-columns: 1fr; gap: 30px; }
  .home-season-grid { grid-template-columns: 1fr; gap: 50px; }
  .page-intro-grid { grid-template-columns: 80px 1fr; }
  .page-intro-grid > p:last-child { grid-column: 2; }
  .detail-layout { grid-template-columns: 150px minmax(0, 1fr); gap: 55px; }
  .contact-page-grid { grid-template-columns: 1fr; gap: 55px; }
  .contact-page-intro { position: static; }
  .season-stage { grid-template-columns: 150px 1fr; }
  .season-stage ul { grid-column: 2; }
  .house-types-grid { grid-template-columns: repeat(2, 1fr); }
  .house-types-title { grid-column: 1 / -1; min-height: 400px; }
  .property-card:last-child { grid-column: 1 / -1; min-height: 350px; }
  .property-card:last-child > summary { min-height: 349px; }
  .property-card.property-link:last-child { min-height: 349px; }
  .price-grid-three { grid-template-columns: 1fr; }
  .commercial-price { grid-template-columns: 1fr; gap: 28px; }
  .commercial-price > a { justify-self: start; }
  .portal-grid, .contact-grid { grid-template-columns: 1fr; gap: 60px; }
  .footer-grid { grid-template-columns: 105px 1fr; }
  .footer-grid nav { grid-column: 1 / -1; }
  .footer-grid small { grid-column: 1 / -1; }
}

@media (max-width: 640px) {
  :root { --shell: calc(100vw - 30px); }
  .header-cta { min-height: 38px; gap: 8px; padding-inline: 10px; font-size: 10px; }
  .login-trigger { min-height: 38px; padding-inline: 9px; font-size: 10px; }
  .login-panel { top: 69px; right: 15px; max-height: calc(100dvh - 84px); padding: 22px; }
  .login-panel h2 { font-size: 33px; }
  .login-option { min-height: 120px; grid-template-columns: 28px 1fr 18px; gap: 12px; padding: 16px; }
  .hero { min-height: 750px; }
  .hero-image { object-position: 60% center; }
  .hero-overlay { background: linear-gradient(90deg, rgba(4,17,14,.84), rgba(4,17,14,.25)), linear-gradient(0deg, rgba(4,17,14,.52), transparent 60%); }
  .hero-content { padding-bottom: 54px; }
  .hero h1 { font-size: 61px; }
  .hero-lead { font-size: 21px; }
  .hero-copy { font-size: 15px; }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .scroll-cue { display: none; }
  .promise { padding: 78px 0 65px; }
  .promise-grid { grid-template-columns: 1fr; gap: 28px; }
  .promise-copy { grid-column: 1; }
  h2 { font-size: 43px; }
  .trust-line { grid-template-columns: 1fr 1fr; margin-top: 55px; }
  .trust-line summary { min-height: 130px; padding: 16px; }
  .trust-line details > p { padding: 0 16px 20px; }
  .route-grid { grid-template-columns: 1fr; margin-top: 45px; }
  .route-card { min-height: 275px; grid-template-columns: 34px 1fr 20px; gap: 14px; padding: 22px; }
  .route-card-wide { grid-column: 1; }
  .route-card h3 { font-size: 31px; }
  .home-season { padding: 80px 0; }
  .home-season-grid img { height: 360px; }
  .subpage-hero { min-height: 500px; }
  .subpage-hero-content { padding: 135px 0 55px; }
  .subpage-hero h1 { font-size: 55px; }
  .subpage-hero p { font-size: 15px; }
  .page-intro { padding: 72px 0 55px; }
  .page-intro-grid { grid-template-columns: 1fr; gap: 22px; }
  .page-intro-grid > p:last-child { grid-column: 1; }
  .page-contact-grid { grid-template-columns: 1fr; }
  .detail-hero { min-height: 580px; }
  .detail-layout { grid-template-columns: 1fr; gap: 45px; }
  .detail-aside { position: static; display: flex; justify-content: space-between; align-items: start; }
  .detail-marker { margin: 0; padding: 0; border: 0; text-align: right; }
  .detail-marker strong { font-size: 58px; }
  .detail-intro { font-size: 16px; }
  .detail-block { margin-top: 50px; }
  .detail-list { grid-template-columns: 1fr; }
  .contact-channel { min-height: 190px; grid-template-columns: 32px 1fr 20px; gap: 14px; padding: 22px; }
  .trust-line strong { font-size: 31px; }
  .care-photo { min-height: 420px; }
  .photo-note { left: 15px; right: 15px; bottom: 15px; }
  .care-content { padding: 65px 15px; }
  .care-list { margin-top: 45px; }
  .section { padding: 80px 0; }
  .season-tabs { margin-top: 45px; }
  .season-stage { min-height: 550px; grid-template-columns: 1fr; gap: 25px; padding: 28px 20px; }
  .season-number { font-size: 100px; }
  .season-stage ul { grid-column: 1; }
  .season-detail-link { grid-column: 1; }
  .season-copy h3 { font-size: 36px; }
  .house-types-grid { grid-template-columns: 1fr; }
  .house-types-title, .property-card, .property-card:last-child { grid-column: 1; min-height: auto; }
  .house-types-title { min-height: 340px; padding: 24px; }
  .property-card > summary, .property-card:last-child > summary { min-height: 300px; padding: 24px; }
  .property-card.property-link, .property-card.property-link:last-child { min-height: 300px; padding: 24px; }
  .property-detail { padding: 0 24px 24px; }
  .price-grid-two, .price-grid-three { grid-template-columns: 1fr; }
  .price-card > summary { min-height: 250px; padding: 22px; }
  .price-card.price-link { min-height: 250px; padding: 22px; }
  .price-detail { padding: 0 22px 26px; }
  .external-costs > summary { grid-template-columns: 1fr 22px; }
  .external-costs-link { grid-template-columns: 1fr 22px; }
  .external-costs summary span { display: none; }
  .external-costs-link span { display: none; }
  .external-costs ul { columns: 1; }
  .commercial-price { margin-top: 60px; padding: 24px; }
  .commercial-price h3 { font-size: 31px; }
  .commercial-price > a { width: 100%; justify-content: space-between; }
  .process-intro { grid-template-columns: 1fr; gap: 25px; }
  .process-list { margin-top: 50px; }
  .process-list li { min-height: 185px; grid-template-columns: 54px 1fr; }
  .process-list li > div { grid-template-columns: 1fr; gap: 9px; }
  .process-list strong { font-size: 21px; }
  .portal-teaser { padding: 75px 0; }
  .portal-window { padding: 10px; }
  .portal-body { padding: 28px 10px 10px; }
  .portal-row { flex-direction: column; gap: 5px; }
  .contact-actions strong { font-size: 21px; overflow-wrap: anywhere; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-grid nav { grid-column: 1; flex-direction: column; }
  .footer-grid small { grid-column: 1; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .scroll-cue span { animation: none; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}