/* Palette taken from the Royal Pine Homes site: taupe brand #9a8479, charcoal #484c4c / #53575a, light greys.
   Fonts: Montserrat (stand-in for Gotham) + Bodoni Moda (stand-in for Didot). */
:root{--brand:#9a8479;--brand-d:#7f6b61;--char:#484c4c;--slate:#53575a;--ink:#1c1e1e;--lt:#efefef;--lt2:#f1f1f1;--white:#fff;--muted:#6a6e6e;--line:#dcdcdc}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:80px}
body{margin:0;font-family:'Montserrat',Arial,sans-serif;font-weight:400;color:var(--char);background:var(--white);line-height:1.7;overflow-x:hidden}
h1,h2,h3,h4{font-family:'Bodoni Moda','Didot',Georgia,serif;font-weight:500;line-height:1.15;margin:0 0 .5em;color:var(--ink)}
h1{font-size:clamp(2.3rem,5vw,4rem)}h2{font-size:clamp(1.8rem,3.4vw,2.7rem)}h3{font-size:1.35rem}
a{color:var(--brand-d)}img{max-width:100%;display:block}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
.eyebrow{text-transform:uppercase;letter-spacing:.28em;font-size:.72rem;color:var(--brand);font-weight:600;margin-bottom:.9rem}
.rule{width:54px;height:2px;background:var(--brand);margin:0 0 22px}
.center{text-align:center}.center .rule{margin-left:auto;margin-right:auto}
.btn{display:inline-block;background:var(--brand);color:#fff;padding:14px 30px;font-weight:600;text-decoration:none;border:0;cursor:pointer;font:600 .8rem 'Montserrat',sans-serif;letter-spacing:.16em;text-transform:uppercase;transition:.25s}
.btn:hover{background:var(--char);color:#fff}
.btn.ghost{background:transparent;border:1.5px solid #fff}.btn.ghost:hover{background:#fff;color:var(--char)}
.btn.dark{background:var(--char)}.btn.dark:hover{background:var(--brand)}
/* nav (light grey like the builder's nav) */
header.nav{position:fixed;top:0;left:0;right:0;z-index:100;background:var(--lt2);box-shadow:0 1px 8px rgba(0,0,0,.12)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:76px;max-width:1300px}
.brand{display:flex;align-items:center;gap:16px;text-decoration:none}
.brand img.rp{height:52px}.brand img.ag{height:46px;background:#fff;padding:2px 4px}
.brand .sep{width:1px;height:38px;background:#c4c4c4}
.brand small{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);line-height:1.3}
nav ul{list-style:none;display:flex;gap:6px;margin:0;padding:0;align-items:center}
nav a{text-decoration:none;color:var(--ink);font-size:.74rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;padding:10px 14px;display:block;transition:.2s}
nav a:hover{background:var(--brand);color:#fff}nav a.btn{background:var(--brand);color:#fff;margin-left:8px}nav a.btn:hover{background:var(--char)}
@media(max-width:980px){nav ul li:not(:last-child){display:none}.brand small,.brand .sep{display:none}}
body{padding-top:76px}
.legalbar{background:var(--char);color:#d9d9d9;font-size:.7rem;text-align:center;padding:8px 14px;letter-spacing:.04em}
/* hero */
.hero{position:relative;min-height:88vh;display:flex;align-items:center;color:#fff;background:linear-gradient(90deg,rgba(18,20,20,.86) 0%,rgba(18,20,20,.55) 42%,rgba(18,20,20,.05) 75%),url(../img/hero-family.jpg) 70% center/cover}
.hero .wrap{padding-top:70px;padding-bottom:150px;width:100%}
.hero h1{color:#fff;max-width:620px;font-weight:400}.hero h1 em{color:#d9c7bd;font-style:italic}
.hero p{max-width:520px;color:#ececec;font-size:1rem}
.badge{display:inline-block;border:1px solid var(--brand);color:#e4d3c9;font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;padding:7px 16px;margin-bottom:24px;background:rgba(0,0,0,.25)}
.cta{display:flex;gap:14px;flex-wrap:wrap;margin-top:28px}
.byline{margin-top:30px;display:flex;align-items:center;gap:14px;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:#ddd}
.byline img{height:50px}
/* quick register bar */
.quick{position:relative;z-index:5;max-width:1100px;margin:-92px auto 0;background:#fff;box-shadow:0 20px 55px rgba(0,0,0,.25);padding:26px 30px;border-top:4px solid var(--brand)}
.quick h3{font-size:1.2rem;margin:0 0 14px}
.qrow{display:grid;grid-template-columns:1fr 1fr 1fr 1fr auto;gap:12px;align-items:start}
@media(max-width:900px){.qrow{grid-template-columns:1fr 1fr}.quick{margin:-70px 14px 0}}
@media(max-width:520px){.qrow{grid-template-columns:1fr}}
.quick input,.quick select{margin-bottom:0}
/* stats */
.stats{background:var(--slate);color:#fff;margin-top:60px}
.stats .wrap{display:grid;grid-template-columns:repeat(4,1fr);padding-top:34px;padding-bottom:34px;text-align:center}
.stats div+div{border-left:1px solid rgba(255,255,255,.18)}
.stats b{display:block;font-family:'Bodoni Moda',serif;font-weight:500;font-size:1.8rem;color:#e0cfc5}.stats span{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:#d0d0d0}
@media(max-width:700px){.stats .wrap{grid-template-columns:1fr 1fr;gap:18px}.stats div:nth-child(3){border-left:0}}
section{padding:90px 0}section.alt{background:var(--lt)}section.dark{background:var(--slate);color:#e8e8e8}section.dark h2,section.dark h3{color:#fff}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
@media(max-width:860px){.grid2{grid-template-columns:1fr}section{padding:60px 0}}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 28px}
.chip{border:1px solid var(--brand);color:var(--brand-d);font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;padding:7px 14px;font-weight:600}
.img-r{box-shadow:0 18px 44px rgba(0,0,0,.22)}
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:40px}
@media(max-width:860px){.tiles{grid-template-columns:1fr}}
.tile{background:#fff;padding:34px 28px;border-bottom:3px solid var(--brand);box-shadow:0 6px 20px rgba(0,0,0,.07)}
.tile .n{font-family:'Bodoni Moda',serif;font-size:2.2rem;color:var(--brand);line-height:1}
.tile h3{margin:.5rem 0 .3rem;font-size:1.2rem}.tile p{margin:0;font-size:.9rem;color:var(--muted)}
.dark .tile{background:rgba(255,255,255,.06);box-shadow:none}.dark .tile h3{color:#fff}.dark .tile p{color:#d4d4d4}
/* builder credit */
.builder{display:grid;grid-template-columns:auto 1fr;gap:44px;align-items:center;background:#fff;border:1px solid var(--line);padding:44px;box-shadow:0 10px 30px rgba(0,0,0,.07)}
.builder img{width:230px}
@media(max-width:760px){.builder{grid-template-columns:1fr;text-align:center;padding:28px}.builder img{margin:0 auto;width:190px}}
/* site plan */
.plan{background:#fff;padding:14px;box-shadow:0 14px 40px rgba(0,0,0,.14);cursor:zoom-in;position:relative}
.plan img{width:100%}.plan span{position:absolute;right:26px;bottom:26px;background:rgba(28,30,30,.85);color:#fff;font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;padding:8px 14px}
.plan-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:22px;justify-content:center}
.lightbox{position:fixed;inset:0;background:rgba(10,10,10,.94);z-index:300;display:none;overflow:auto;padding:30px}
.lightbox.on{display:block}.lightbox img{max-width:none;width:min(2200px,230vw);margin:auto;cursor:zoom-out}
.lightbox button{position:fixed;top:14px;right:18px;background:var(--brand);color:#fff;border:0;font-size:1.4rem;width:44px;height:44px;cursor:pointer;z-index:2}
.map{border:0;width:100%;height:440px;box-shadow:0 12px 30px rgba(0,0,0,.18);filter:grayscale(.25)}
.near{columns:2;padding-left:18px;color:var(--char)}.near li{margin-bottom:8px}
/* faq */
details{background:#fff;border:1px solid var(--line);margin-bottom:10px;padding:0 22px}
summary{cursor:pointer;padding:18px 0;font-weight:600;font-size:.92rem;color:var(--ink);list-style:none}
summary::after{content:'+';float:right;color:var(--brand);font-size:1.3rem;line-height:1}details[open] summary::after{content:'–'}
details p{margin:0 0 18px;color:var(--muted);font-size:.92rem}
.band{background:linear-gradient(rgba(28,30,30,.82),rgba(28,30,30,.82)),url(../img/hero-family.jpg) center/cover;color:#fff;text-align:center;padding:84px 0}
.band h2{color:#fff}.band p{color:#e0e0e0;max-width:620px;margin:0 auto 26px}
/* footer */
footer{background:#2c2e2e;color:#bdbdbd;padding:60px 0 30px;font-size:.84rem}
footer .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:40px}
@media(max-width:760px){footer .cols{grid-template-columns:1fr}}
footer h4{font-family:'Montserrat',sans-serif;color:#fff;margin:0 0 14px;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;font-weight:600}
footer a{color:#d9c7bd}footer .fine{border-top:1px solid rgba(255,255,255,.14);margin-top:34px;padding-top:22px;font-size:.72rem;color:#999;line-height:1.7}
footer img.rpl{width:150px;margin-bottom:16px}
/* register page */
.reg-hero{background:linear-gradient(rgba(28,30,30,.8),rgba(28,30,30,.88)),url(../img/hero-family.jpg) center/cover;color:#fff;padding:70px 0 130px;text-align:center}
.reg-hero h1{color:#fff;font-size:clamp(2rem,4vw,3rem)}.reg-hero p{color:#e0e0e0;max-width:640px;margin:0 auto}
.reg-card{background:#fff;max-width:840px;margin:-84px auto 70px;padding:44px;box-shadow:0 24px 60px rgba(0,0,0,.2);position:relative;border-top:4px solid var(--brand)}
@media(max-width:600px){.reg-card{padding:24px 18px;margin:-70px 12px 40px}}
.fs{border:0;padding:0;margin:0 0 26px}.fs legend{font-family:'Bodoni Moda',serif;font-size:1.3rem;font-weight:500;color:var(--ink);padding:0 0 10px;border-bottom:1px solid var(--line);width:100%;margin-bottom:18px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}@media(max-width:600px){.row{grid-template-columns:1fr}}
label{display:block;font-size:.66rem;font-weight:600;margin:0 0 6px;color:var(--muted);letter-spacing:.14em;text-transform:uppercase}label i{color:#b32d2d;font-style:normal}
input[type=text],input[type=email],input[type=tel],input[type=password],select,textarea{width:100%;padding:12px 14px;border:1px solid #cfcfcf;font:inherit;font-size:.88rem;background:var(--lt2);margin-bottom:14px;border-radius:0}
input:focus,select:focus,textarea:focus{outline:0;border-color:var(--brand);background:#fff}
.chk{display:flex;gap:10px;align-items:flex-start;font-weight:400;font-size:.76rem;color:var(--muted);margin-bottom:12px;text-transform:none;letter-spacing:0}.chk input{margin-top:4px;flex:none}
.hp{position:absolute;left:-9999px}
#msg,.qmsg{padding:12px 16px;margin-bottom:16px;display:none;font-size:.88rem}
#msg.err,.qmsg.err{display:block;background:#fdecea;color:#8a1f17}
.ok-box{text-align:center;padding:30px 10px}.ok-box .tick{width:70px;height:70px;border-radius:50%;background:var(--brand);color:#fff;font-size:2.2rem;display:flex;align-items:center;justify-content:center;margin:0 auto 18px}
.discl{background:var(--lt);border-left:4px solid var(--brand);padding:14px 18px;font-size:.78rem;color:var(--muted);margin-top:14px}
/* legal */
.legal{max-width:880px;margin:0 auto;padding:50px 24px 80px;background:#fff}.legal h2{font-size:1.5rem;margin-top:1.8em}.legal p,.legal li{color:#3a3e3e;font-size:.92rem}
/* admin */
body.adminpage{padding-top:0;background:var(--lt)}
.admin{max-width:1300px;margin:30px auto;padding:0 18px}
.admin table{width:100%;border-collapse:collapse;background:#fff;font-size:.8rem}
.admin th{background:var(--char);color:#fff;text-align:left;padding:10px;position:sticky;top:0;white-space:nowrap}
.admin td{padding:8px 10px;border-bottom:1px solid #e4e4e4;vertical-align:top}
.admin .tw{overflow:auto;max-height:70vh;box-shadow:0 6px 20px rgba(0,0,0,.08)}
.login{max-width:360px;margin:12vh auto;background:#fff;padding:34px;box-shadow:0 20px 50px rgba(0,0,0,.12);border-top:4px solid var(--brand)}
.bar{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap;margin-bottom:16px}