:root{
  --navy:#14213d;--navy-2:#1d2f55;--lake:#22668a;--sky:#7fc8e8;--sand:#f4efe6;--tint:#f2f6f9;
  --ink:#1b2333;--muted:#5b6678;--line:#e1e6ee;--accent:#a65b25;--accent-d:#8c4b1c;
  --radius:16px;--shadow:0 10px 30px rgba(20,33,61,.10);--maxw:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:80px}
body{margin:0;font-family:Inter,system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);background:#fff;line-height:1.6;font-size:16.5px;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--lake)}
h1,h2,h3{font-family:Fraunces,Georgia,serif;font-weight:600;line-height:1.15;color:var(--navy);margin:0 0 .5em}
h1{font-size:clamp(2.3rem,5.5vw,4rem);letter-spacing:-.01em}
h2{font-size:clamp(1.8rem,3.4vw,2.6rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 22px}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px 12px;z-index:100}
.eyebrow{text-transform:uppercase;letter-spacing:.14em;font-size:.78rem;font-weight:600;color:var(--sky);margin-bottom:.9em}
.eyebrow.dark{color:var(--lake)}

/* top bar + header */
.topbar{background:var(--navy);color:#dfe7f3;font-size:.85rem}
.topbar-inner{display:flex;justify-content:space-between;gap:12px;padding-top:7px;padding-bottom:7px}
.topbar a{color:#fff;text-decoration:none;font-weight:600;white-space:nowrap}
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:70px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--navy)}
.brand-mark{width:46px;height:46px;flex:0 0 auto;display:block}
.brand-text{display:flex;flex-direction:column;line-height:1.1}
.brand-name{font-family:Fraunces,Georgia,serif;font-weight:600;font-size:1.2rem}
.brand-sub{font-size:.76rem;color:var(--muted);font-weight:500}
.nav{display:flex;align-items:center;gap:24px}
.nav a{color:var(--ink);text-decoration:none;font-weight:500;font-size:.95rem}
.nav a:not(.btn):hover{color:var(--lake)}
.nav-toggle{display:none;background:none;border:0;width:44px;height:44px;padding:10px;cursor:pointer}
.nav-toggle span{display:block;height:2px;background:var(--navy);margin:5px 0;border-radius:2px;transition:.2s}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:6px;background:var(--accent);color:#fff !important;text-decoration:none;font-weight:600;border:2px solid var(--accent);border-radius:999px;padding:11px 22px;font-size:.98rem;cursor:pointer;transition:background .15s,transform .15s;font-family:inherit}
.btn:hover{background:var(--accent-d);border-color:var(--accent-d);transform:translateY(-1px)}
.btn-sm{padding:8px 16px;font-size:.9rem}
.btn-lg{padding:14px 26px;font-size:1.03rem}
.btn-block{width:100%}
.btn-ghost{background:rgba(255,255,255,.12);border-color:rgba(255,255,255,.7)}
.btn-ghost:hover{background:rgba(255,255,255,.25);border-color:#fff}
.btn-link{background:none;border-color:transparent;padding-left:6px;padding-right:6px}
.btn-link:hover{background:none;border-color:transparent;text-decoration:underline}
.btn-outline{background:transparent;color:var(--navy) !important;border-color:var(--navy)}
.btn-outline:hover{background:var(--navy);color:#fff !important;border-color:var(--navy)}
.btn-light{background:#fff;color:var(--navy) !important;border-color:#fff}
.btn-light:hover{background:var(--sand);border-color:var(--sand)}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;align-items:center;margin-top:1.4em}

/* hero */
.hero{position:relative;min-height:min(94vh,880px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero-bg{position:absolute;inset:0;display:block}
.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:50% 100%;display:block}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,25,48,.1) 0%,rgba(14,25,48,0) 30%,rgba(14,25,48,.35) 52%,rgba(14,25,48,.82) 72%,rgba(14,25,48,.92) 100%)}
.hero-credit{position:absolute;right:16px;top:12px;margin:0;font-size:.72rem;color:rgba(255,255,255,.75);text-shadow:0 1px 4px rgba(0,0,0,.6)}
.hero-landmark{margin:.2em 0 1.1em;font-size:.98rem;color:#ffe2c2;text-shadow:0 1px 8px rgba(0,0,0,.6);max-width:72ch}
.hero-landmark span{color:#f0a35e;margin-right:.35em;font-size:.8em}
.hero-inner{position:relative;padding-top:120px;padding-bottom:84px}
.hero h1{color:#fff;max-width:20ch;font-size:clamp(2.3rem,4.6vw,3.4rem);margin-bottom:.35em;text-shadow:0 2px 24px rgba(0,0,0,.4)}
.hero .lead{font-size:1.15rem;max-width:60ch;color:#eef3fa;text-shadow:0 1px 10px rgba(0,0,0,.5)}
.hero .eyebrow{color:#fff;text-shadow:0 1px 8px rgba(0,0,0,.5)}

/* quick */
.quick{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:-56px;position:relative;z-index:2}
.quick-card{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);padding:20px 22px;display:flex;flex-direction:column;border-top:4px solid var(--lake)}
.q-k{font-size:.75rem;text-transform:uppercase;letter-spacing:.12em;color:var(--lake);font-weight:700}
.q-v{font-weight:600;color:var(--navy);font-size:1.02rem}

/* sections */
.section{padding:96px 0}
.section-tint{background:var(--tint)}
.section-dark{background:linear-gradient(135deg,var(--navy),var(--navy-2));color:#e7eef8}
.section-dark h2{color:#fff}
.section-head{max-width:720px;margin-bottom:44px}
.section-head p:last-child{color:var(--muted);font-size:1.08rem}
.grid{display:grid;gap:24px}
.communities{grid-template-columns:repeat(3,1fr)}
.card{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden}
.community img{aspect-ratio:16/10;object-fit:cover;width:100%;transition:transform .4s}
.community:hover img{transform:scale(1.04)}
.card-body{padding:20px 22px 24px}
.card-body p{color:var(--muted);margin:0;font-size:.97rem}

/* market */
.stat-group-title{font-family:Inter,sans-serif;font-size:1rem;font-weight:700;color:var(--navy);margin:34px 0 14px;text-transform:none}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.stats-2{grid-template-columns:repeat(2,1fr);max-width:640px}
.stat{background:#fff;border-radius:14px;padding:22px;border:1px solid var(--line);display:flex;flex-direction:column;gap:6px}
.stat-v{font-family:Fraunces,Georgia,serif;font-size:2rem;font-weight:600;color:var(--navy);line-height:1}
.stat-k{color:var(--muted);font-size:.92rem;line-height:1.35}
.stat-k small{font-size:.8rem;color:#5b6678}
.source{font-size:.84rem;color:var(--muted);margin-top:10px}
.disclaimer{margin-top:34px;font-size:.88rem;color:var(--muted);border-left:3px solid var(--sky);padding-left:14px;max-width:760px}

/* split */
.split{display:grid;grid-template-columns:1fr 1.05fr;gap:56px;align-items:center}
.split-media img{border-radius:var(--radius);box-shadow:var(--shadow);aspect-ratio:4/3.4;object-fit:cover;width:100%}
.split-rev{grid-template-columns:1.25fr .75fr}
.checks{list-style:none;padding:0;margin:1em 0}
.checks li{position:relative;padding-left:30px;margin:.55em 0}
.checks li::before{content:"";position:absolute;left:0;top:.35em;width:18px;height:18px;border-radius:50%;background:var(--lake) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='M5 10.5l3 3 7-7' stroke='white' stroke-width='2.4' fill='none' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/12px no-repeat}
.steps{counter-reset:s;list-style:none;padding:0;margin:1.4em 0 2em}
.steps li{counter-increment:s;position:relative;padding-left:52px;margin-bottom:1.1em;color:#d5dfec}
.steps li strong{color:#fff}
.steps li::before{content:counter(s);position:absolute;left:0;top:0;width:36px;height:36px;border-radius:50%;background:rgba(127,200,232,.18);color:var(--sky);font-weight:700;display:flex;align-items:center;justify-content:center;border:1px solid rgba(127,200,232,.4)}
.callout{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.15);border-radius:var(--radius);padding:30px}
.callout-k{text-transform:uppercase;letter-spacing:.12em;font-size:.75rem;color:var(--sky);font-weight:700}
.callout-v{font-family:Fraunces,Georgia,serif;font-size:3.6rem;color:#fff;line-height:1;margin:.1em 0 .3em}
.callout-t{color:#d5dfec}
.callout-s{font-size:.8rem;color:#9fb0c8;margin:0}

/* about */
.about{display:grid;grid-template-columns:.8fr 1.2fr;gap:60px;align-items:start}
.about-photo{position:relative}
.about-photo>img:first-child,.about-photo>picture:first-child>img{border-radius:var(--radius);box-shadow:var(--shadow);background:linear-gradient(180deg,#eaf3f9,#fff);width:100%}
.about-logo{position:absolute;right:-18px;bottom:-22px;width:120px;height:auto;background:#fff;border-radius:14px;padding:10px;box-shadow:var(--shadow)}
.about-brokerage{font-weight:700;color:var(--lake);margin-top:-.4em;font-size:1.05rem}
.facts{margin:1.6em 0 0;display:grid;gap:12px}
.facts div{display:grid;grid-template-columns:110px 1fr;gap:12px;border-top:1px solid var(--line);padding-top:12px}
.facts dt{font-weight:700;color:var(--navy);font-size:.92rem}
.facts dd{margin:0;color:var(--muted);font-size:.95rem}

/* valuation */
.valuation{display:grid;grid-template-columns:.85fr 1.15fr;gap:56px;align-items:start}
.form{padding:30px;display:grid;gap:14px}
.form label{display:flex;flex-direction:column;gap:6px;font-size:.88rem;font-weight:600;color:var(--navy)}
.form input,.form select,.form textarea{font:inherit;font-weight:400;font-size:1rem;padding:11px 13px;border:1px solid #cfd7e3;border-radius:10px;background:#fbfcfe;color:var(--ink);width:100%}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--sky);border-color:var(--lake);background:#fff}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form .row-3{grid-template-columns:1.4fr 1fr 1fr}
.form .consent{flex-direction:row;align-items:flex-start;gap:10px;font-weight:400;color:var(--muted);font-size:.84rem;line-height:1.45}
.form .consent input{width:18px;height:18px;margin-top:2px;flex:0 0 auto}
.hp{position:absolute;left:-9999px}
.form-status{margin:0;font-size:.95rem;font-weight:600}
.form-status.ok{color:#1d7a46}.form-status.err{color:#b3261e}

/* contact */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:center}
.contact-cards{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.contact-card{display:flex;flex-direction:column;gap:4px;padding:22px;border:1px solid var(--line);border-radius:14px;text-decoration:none;color:var(--navy);transition:border-color .15s,box-shadow .15s}
a.contact-card:hover{border-color:var(--lake);box-shadow:var(--shadow)}
.cc-k{font-size:.75rem;text-transform:uppercase;letter-spacing:.12em;color:var(--lake);font-weight:700}
.cc-v{font-weight:600;font-size:1.1rem;word-break:break-word}
.social-links{display:flex;flex-wrap:wrap;gap:12px;font-size:.98rem}
.social-links a{color:var(--navy)}

/* footer */
.site-footer{background:#0e1830;color:#b8c4d6;font-size:.92rem;padding:56px 0 30px}
.site-footer a{color:#dfe8f5}
.site-footer p{margin:0 0 .35em}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:36px;padding-bottom:30px;border-bottom:1px solid rgba(255,255,255,.1)}
.footer-brokerage{display:flex;gap:18px;align-items:flex-start}
.footer-brokerage img{background:#fff;border-radius:10px;padding:8px;width:96px;height:auto;flex:0 0 auto}
.fb-name{font-family:Fraunces,Georgia,serif;font-size:1.35rem;color:#fff;font-weight:600}
.f-title{color:#fff;font-weight:700}
.legal{padding-top:22px;font-size:.78rem;color:#8a98ae}
.legal p{margin-bottom:.8em}
.action-bar{display:none}

/* responsive */
@media (max-width:980px){
  .communities{grid-template-columns:repeat(2,1fr)}
  .stats{grid-template-columns:repeat(2,1fr)}
  .split,.split-rev,.about,.valuation,.contact{grid-template-columns:1fr;gap:36px}
  .about-photo{max-width:380px}
  .footer-grid{grid-template-columns:1fr 1fr}
  .footer-brokerage{grid-column:1/-1}
}
@media (max-width:860px){
  .nav-toggle{display:block}
  .nav{position:absolute;top:70px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px 22px 20px;border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(0,0,0,.08);display:none}
  .nav.open{display:flex}
  .nav a{padding:12px 0;border-bottom:1px solid var(--line)}
  .nav a.btn{margin-top:12px;border-bottom:2px solid var(--accent)}
  .nav-toggle[aria-expanded=true] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  .nav-toggle[aria-expanded=true] span:nth-child(2){opacity:0}
  .nav-toggle[aria-expanded=true] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
}
@media (max-width:640px){
  body{font-size:16px}
  .hide-sm{display:none}
  .section{padding:68px 0}
  .hero{min-height:auto;background:#0e1930}
  .hero-bg{bottom:auto;height:440px}
  .hero-bg img{object-position:47% 50%}
  .hero-shade{bottom:auto;height:440px;background:linear-gradient(180deg,rgba(14,25,48,.15) 0%,rgba(14,25,48,0) 35%,rgba(14,25,48,.55) 75%,#0e1930 100%)}
  .hero-inner{padding-top:300px;padding-bottom:96px}
  .hero-credit{top:10px;bottom:auto;right:12px}
  .hero .lead{font-size:1.04rem}
  .cta-row .btn-lg{width:100%}
  .quick{grid-template-columns:1fr;margin-top:-48px;gap:10px}
  .communities{grid-template-columns:1fr}
  .stats,.stats-2{grid-template-columns:1fr 1fr;gap:10px}
  .stat{padding:16px}
  .stat-v{font-size:1.5rem}
  .form{padding:20px}
  .form .row{grid-template-columns:1fr}
  .form .row-3{grid-template-columns:1fr 1fr}
  .form .row-3 label:first-child{grid-column:1/-1}
  .contact-cards{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr}
  .about-logo{right:10px;width:96px}
  .facts div{grid-template-columns:1fr;gap:2px}
  .site-footer{padding-bottom:84px}
}
@media (prefers-reduced-motion:reduce){*{transition:none !important;scroll-behavior:auto !important}}
.legal .disclosure{color:#b8c4d6;font-size:.82rem}

/* proudly canadian */
.topbar-inner{align-items:center}
.proud{display:inline-flex;align-items:center;gap:8px;white-space:nowrap}
.flag{width:28px;height:14px;flex:0 0 auto;border-radius:2px;box-shadow:0 0 0 1px rgba(255,255,255,.35)}
.proud-footer{margin-top:.6em !important;color:#dfe8f5}

/* living in collingwood */
.living{background:var(--sand)}
.living-grid{grid-template-columns:repeat(3,1fr)}
.lc img{width:100%;aspect-ratio:3/2;object-fit:cover}
.lc h3{margin:.15em 0 .45em;font-size:1.2rem}
.lc-tag{font-size:.74rem !important;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--lake) !important;margin:0 !important}
.living-info{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:28px}
.li-col{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);padding:24px 26px;border-top:4px solid var(--lake)}
.li-col:last-child{border-top-color:var(--accent)}
.li-col h3{margin:0 0 .6em}
.li-list{list-style:none;margin:0;padding:0}
.li-list li{padding:10px 0;border-top:1px solid var(--line);color:var(--muted);font-size:.96rem}
.li-list li:first-child{border-top:0;padding-top:0}
.li-list strong{color:var(--navy)}
.sub-head{margin:48px 0 16px;font-size:1.45rem}
.seasons{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.season{margin:0;position:relative;border-radius:var(--radius);overflow:hidden;min-height:300px;box-shadow:var(--shadow);background:var(--navy)}
.season img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.season figcaption{position:absolute;left:0;right:0;bottom:0;padding:60px 18px 18px;color:#fff;background:linear-gradient(to top,rgba(14,24,48,.92),rgba(14,24,48,.55) 60%,rgba(14,24,48,0))}
.season figcaption strong{display:block;font-family:Fraunces,Georgia,serif;font-size:1.3rem;margin-bottom:4px}
.season figcaption span{font-size:.9rem;line-height:1.45;color:#e6edf6;display:block}
.spots{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.spot{display:flex;flex-direction:column;background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);text-decoration:none;color:var(--navy);transition:transform .2s}
.spot:hover{transform:translateY(-3px)}
.spot img{width:100%;aspect-ratio:4/3;object-fit:cover}
.spot-body{padding:14px 16px 18px;display:block}
.spot-body strong{display:block;margin-bottom:4px}
.spot-body span{color:var(--muted);font-size:.9rem}
.living .source{margin-top:22px}
@media (max-width:1100px){.topbar .hide-md{display:none}}
@media (max-width:980px){
  .living-grid{grid-template-columns:repeat(2,1fr)}
  .seasons,.spots{grid-template-columns:repeat(2,1fr)}
  .living-info{grid-template-columns:1fr}
}
@media (max-width:640px){
  .living-grid{grid-template-columns:1fr}
  .season{min-height:240px}
  .spots{grid-template-columns:1fr 1fr;gap:12px}
  .spot-body{padding:10px 12px 14px}
  .spot-body span{font-size:.84rem}
}
.proud-footer{white-space:normal}
@media (max-width:640px){.proud.hide-sm{display:none}}
.season figcaption span{min-height:5.8em}
@media (max-width:640px){.seasons{grid-template-columns:1fr}.season{min-height:230px}.season figcaption span{min-height:0}}

/* photo band (Peter's photo) */
.photo-band{position:relative;min-height:min(78vh,640px);display:flex;align-items:flex-start;color:#fff;overflow:hidden;background:#0e1930}
.photo-band picture,.photo-band picture img{position:absolute;inset:0;width:100%;height:100%}
.photo-band picture img{object-fit:cover;object-position:45% 60%}
.photo-band::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,25,48,.55) 0%,rgba(14,25,48,.2) 38%,rgba(14,25,48,0) 55%,rgba(14,25,48,.3) 100%)}
.photo-band-text{position:relative;z-index:1;padding-top:56px;padding-bottom:56px;width:100%}
.photo-band-quote{font-family:Fraunces,Georgia,serif;font-size:clamp(1.8rem,4vw,3rem);line-height:1.1;margin:0 0 .3em;text-shadow:0 2px 18px rgba(0,0,0,.45)}
.photo-band-sub{font-size:1.1rem;margin:0 0 1.2em;max-width:44ch;color:#fdeedd;text-shadow:0 1px 10px rgba(0,0,0,.55)}
.photo-band .hero-credit{z-index:1;top:auto;bottom:10px}
@media (max-width:640px){
  .photo-band{min-height:620px}
  .photo-band picture img{object-position:32% 50%}
  .photo-band-text{padding-top:40px}
  .photo-band-quote{font-size:1.75rem}
  .photo-band-sub{font-size:1rem}
}

/* logo G: footer brand */
.footer-brand{display:flex;align-items:center;gap:12px;margin-bottom:.7em}
.footer-brand img{width:44px;height:44px;flex:0 0 auto;display:block}
.footer-brand>span{display:flex;flex-direction:column;line-height:1.25}
.fbr-name{font-family:Fraunces,Georgia,serif;font-weight:600;font-size:1.08rem;color:#fff}
.footer-brand .f-title{font-weight:500;font-size:.84rem;color:#b8c4d6}
@media (max-width:640px){.brand-mark{width:40px;height:40px}}

/* ===== Guides & neighbourhood pages (Nov 2026) ===== */
/* nav: more links, so collapse earlier */
@media (max-width:1180px) and (min-width:861px){.nav{gap:16px}.nav a{font-size:.9rem}}
@media (max-width:1120px){
  .nav-toggle{display:block}
  .nav{position:absolute;top:70px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px 22px 20px;border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(0,0,0,.08);display:none;max-height:calc(100vh - 80px);overflow:auto}
  .nav.open{display:flex}
  .nav a{padding:12px 0;border-bottom:1px solid var(--line);font-size:.98rem}
  .nav a.btn{margin-top:12px;border-bottom:2px solid var(--accent)}
  .nav-toggle[aria-expanded=true] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  .nav-toggle[aria-expanded=true] span:nth-child(2){opacity:0}
  .nav-toggle[aria-expanded=true] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
}
.nav a[aria-current=page]:not(.btn){color:var(--lake);box-shadow:inset 0 -2px 0 var(--lake)}
.btn-outline-light{background:transparent;color:#fff !important;border-color:rgba(255,255,255,.8)}
.btn-outline-light:hover{background:rgba(255,255,255,.15);border-color:#fff}

/* utilities */
.small{font-size:.9rem;color:var(--muted)}
.mt{margin-top:1.6em}
.h3{font-size:1.3rem}
.narrow{max-width:820px}
.prose h2{font-size:1.55rem;margin-top:1.6em}
.prose h2:first-child{margin-top:0}
.prose p{color:#2b3446}

/* page hero */
.page-hero{position:relative;min-height:440px;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:linear-gradient(135deg,var(--navy),var(--navy-2))}
.page-hero>img,.page-hero>picture>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.page-hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,25,48,.25) 0%,rgba(14,25,48,.35) 40%,rgba(14,25,48,.85) 100%)}
.page-hero.no-img{min-height:0}
.page-hero.no-img .page-hero-shade{display:none}
.page-hero-inner{position:relative;padding-top:90px;padding-bottom:52px}
.page-hero.no-img .page-hero-inner{padding-top:56px;padding-bottom:48px}
.page-hero h1{color:#fff;font-size:clamp(2.1rem,4.4vw,3.2rem);max-width:22ch;text-shadow:0 2px 20px rgba(0,0,0,.35)}
.page-hero .lead{font-size:1.12rem;max-width:62ch;color:#eef3fa;margin:0;text-shadow:0 1px 10px rgba(0,0,0,.45)}
.page-hero .eyebrow{color:#fff}
.page-hero .hero-credit{z-index:1;top:auto;bottom:10px}
.crumbs{font-size:.85rem;margin-bottom:1em;color:#d5dfec}
.crumbs a{color:#fff}

/* callouts on light backgrounds */
.section:not(.section-dark) .callout,.prose .callout{background:var(--sand);border:1px solid #e8dcc8;border-left:4px solid var(--accent)}
.callout-title{font-family:Fraunces,Georgia,serif;font-size:1.2rem;font-weight:600;color:var(--navy);margin-bottom:.4em}
.section-dark .callout-title{color:#fff}
.prose .callout{margin:2em 0 1em;padding:24px 26px}
.prose .callout p:last-child{margin:0}

/* long-form steps on light backgrounds */
.steps-long{max-width:860px}
.steps-long li{color:var(--ink);padding-left:60px;margin-bottom:1.6em}
.steps-long li h3{margin:.2em 0 .3em}
.steps-long li p{color:var(--muted);margin:0}
.steps-long li::before{background:var(--lake);color:#fff;border:0;width:40px;height:40px}

/* neighbourhood pages */
.nb-layout{display:grid;grid-template-columns:1fr 340px;gap:56px;align-items:start}
.nb-aside{position:sticky;top:96px}
.glance{margin:0 0 18px;display:grid;gap:10px}
.glance div{border-top:1px solid var(--line);padding-top:10px}
.glance dt{font-size:.75rem;text-transform:uppercase;letter-spacing:.1em;color:var(--lake);font-weight:700}
.glance dd{margin:2px 0 0;color:var(--ink);font-size:.95rem}
.nb-aside .btn{margin-top:10px}
.nb-group-title,.nb-groupname{margin:40px 0 14px}
.nb-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.nb-card{display:flex;flex-direction:column;gap:4px;background:#fff;border:1px solid var(--line);border-radius:14px;padding:18px 20px;text-decoration:none;color:var(--navy);transition:border-color .15s,box-shadow .15s,transform .15s;overflow:hidden}
.nb-card:hover{border-color:var(--lake);box-shadow:var(--shadow);transform:translateY(-2px)}
.nb-card img{margin:-18px -20px 12px;width:calc(100% + 40px);max-width:none;aspect-ratio:16/9;object-fit:cover}
.nb-card strong{font-family:Fraunces,Georgia,serif;font-size:1.2rem;font-weight:600}
.nb-card span{color:var(--muted);font-size:.93rem}
.nb-card .nb-group{font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--lake);font-weight:700}
.nb-meta{font-size:.85rem !important;color:var(--muted)}
.listing-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:24px;align-items:start}
.listing-card h3{margin-bottom:.4em}
.idx-widget{margin-top:18px;border:2px dashed #cfd7e3;border-radius:12px;padding:16px;background:#fbfcfe}
.idx-widget:empty{display:none}
.idx-fallback{font-size:.9rem;margin:0 !important}
.source-list{padding-left:1.2em;margin:.4em 0 0;font-size:.92rem}
.source-list li{margin:.3em 0}
.chip-list{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:10px}
.chip-list a{display:inline-block;padding:9px 16px;border-radius:999px;background:#fff;border:1px solid var(--line);color:var(--navy);text-decoration:none;font-weight:600;font-size:.93rem;transition:border-color .15s,background .15s}
.chip-list a:hover{border-color:var(--lake);background:#eaf4fa}

/* tables */
.table-wrap{overflow-x:auto;border-radius:12px;border:1px solid var(--line);background:#fff;margin:1em 0}
table.snap{width:100%;border-collapse:collapse;font-size:.95rem}
table.snap th,table.snap td{text-align:left;padding:12px 16px;border-bottom:1px solid var(--line);vertical-align:top}
table.snap thead th{background:var(--navy);color:#fff;font-weight:600;font-size:.86rem;letter-spacing:.02em}
table.snap tbody th{color:var(--navy);font-weight:600}
table.snap tbody tr:last-child>*{border-bottom:0}
table.snap tbody tr:nth-child(even){background:#f8fafc}

/* trails */
.trail-grid{grid-template-columns:repeat(3,1fr)}
.trail-grid .card-body h3{margin:.2em 0 .5em}
.trail-grid .card-body p+p{margin-top:.8em}

/* calculators */
.calc-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:24px;align-items:start}
.calc .card-body{display:grid;gap:14px;padding:28px}
.calc .card-body p{margin:0}
.calc-out{background:var(--tint);border-radius:12px;padding:18px 20px;display:grid;gap:8px}
.calc-out .big{font-family:Fraunces,Georgia,serif;font-size:2.2rem;color:var(--navy);line-height:1.1}
.calc-out .row-kv{display:flex;justify-content:space-between;gap:12px;font-size:.94rem;color:var(--muted);border-top:1px solid var(--line);padding-top:6px}
.calc-out .row-kv b{color:var(--ink)}
.calc-out .warn{color:#9a4b12;font-size:.9rem;font-weight:600}

/* FAQ */
.faq{border:1px solid var(--line);border-radius:12px;background:#fff;margin:0 0 12px;overflow:hidden}
.faq summary{cursor:pointer;padding:18px 52px 18px 22px;font-weight:600;color:var(--navy);font-size:1.05rem;list-style:none;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:22px;top:50%;transform:translateY(-50%);font-size:1.4rem;color:var(--lake);font-weight:400}
.faq[open] summary::after{content:"–"}
.faq>div{padding:0 22px 16px;color:#2b3446}

/* seasons page */
.season-list{display:grid;gap:40px}
.season-row{display:grid;grid-template-columns:1fr 1.2fr;gap:40px;align-items:center}
.season-row:nth-child(even) figure{order:2}
.season-row figure{margin:0}
.season-row img{border-radius:var(--radius);box-shadow:var(--shadow);width:100%;aspect-ratio:3/2;object-fit:cover}
.season-row figcaption{font-size:.75rem;color:var(--muted);margin-top:6px}

/* CTA band */
.cta-band{background:linear-gradient(135deg,var(--navy),var(--navy-2));color:#e7eef8;padding:64px 0}
.cta-band-inner{display:flex;align-items:center;justify-content:space-between;gap:32px;flex-wrap:wrap}
.cta-band h2{color:#fff;font-size:clamp(1.6rem,3vw,2.2rem)}
.cta-band p{margin:0;max-width:56ch}
.cta-band .cta-row{margin-top:0}
.credits{font-size:.78rem}

@media (max-width:980px){
  .nb-layout,.listing-grid,.calc-grid,.season-row{grid-template-columns:1fr;gap:32px}
  .nb-aside{position:static}
  .nb-grid,.trail-grid{grid-template-columns:repeat(2,1fr)}
  .season-row:nth-child(even) figure{order:0}
}
@media (max-width:640px){
  .nb-grid,.trail-grid{grid-template-columns:1fr}
  .page-hero{min-height:380px}
  .page-hero-inner{padding-top:70px;padding-bottom:36px}
  .page-hero .lead{font-size:1rem}
  .calc .card-body{padding:20px}
  .cta-band{padding:48px 0}
  table.snap{font-size:.88rem}
  table.snap th,table.snap td{padding:10px 12px}
}
/* Round 2: surrounding area, comparison, new construction, market */
.nb-grid.nb-grid-4{grid-template-columns:repeat(4,1fr)}
.sub-fig{margin:1.2em 0 1.4em}
.sub-fig img{width:100%;height:auto;aspect-ratio:16/9;object-fit:cover;border-radius:12px}
.sub-fig figcaption{font-size:.8rem;color:var(--muted);margin-top:6px}
.prose h3{margin-top:1.6em}
table.compare{min-width:860px}
table.compare td{font-size:.9rem}
.updated-badge{display:inline-block;background:var(--sand);border:1px solid #e8dcc8;border-radius:999px;padding:6px 14px;font-size:.88rem;font-weight:600;color:var(--navy)}
.toc{background:#f8fafc;border:1px solid var(--line);border-radius:12px;padding:18px 22px;margin:0 0 2em}
.toc ol{margin:.4em 0 0;padding-left:1.2em}
.toc a{text-decoration:none}
@media (max-width:1100px){.nb-grid.nb-grid-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){.nb-grid.nb-grid-4{grid-template-columns:1fr}}
/* checklist (new construction aside) */
.checklist{list-style:none;padding:0;margin:12px 0 0}
.checklist li{position:relative;padding:6px 0 6px 30px;border-bottom:1px solid rgba(0,0,0,.06);line-height:1.45}
.checklist li:last-child{border-bottom:0}
.checklist li::before{content:"";position:absolute;left:2px;top:10px;width:18px;height:18px;border-radius:50%;background:var(--navy) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='M5 10.5l3 3 7-7' fill='none' stroke='%23fff' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/12px no-repeat}
.community h3 a{color:inherit;text-decoration:none}
.community h3 a:hover{text-decoration:underline}
.card-more{margin:.6em 0 0;font-weight:600}
.card-more a{color:var(--lake);text-decoration:none}
.card-more a:hover{text-decoration:underline}
/* keep long photo credits clear of hero text */
.page-hero .hero-credit{left:16px;text-align:right;line-height:1.3}
.page-hero-inner{padding-bottom:64px}
@media (max-width:760px){.page-hero-inner{padding-bottom:72px}.page-hero .hero-credit{font-size:.66rem;left:12px;right:12px}}
/* anchor targets clear the sticky header */
[id]{scroll-margin-top:96px}
.calc-out .warn-strong{background:#fff4e8;border:1px solid #f0c89c;border-left:4px solid var(--accent);border-radius:8px;padding:10px 12px;margin:0 0 12px;font-weight:500;color:#6b3410}
.calc-out .warn-strong b{color:#6b3410}
/* time-limited content note */
.checked-note{display:block;margin:.6em 0 1em;padding:8px 12px;border-left:3px solid var(--lake);background:var(--tint);border-radius:6px;font-size:.86rem;color:var(--muted)}
.checked-note strong{color:var(--navy)}

picture.pic{display:contents}
/* Round 3: newsletter, a11y */
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.footer-news{display:grid;grid-template-columns:1fr 1.4fr;gap:28px;align-items:start;margin-top:36px;padding-top:28px;border-top:1px solid rgba(255,255,255,.12)}
.footer-news .fn-copy p{margin:.2em 0}
.news-row{display:flex;gap:8px}
.news-row input{flex:1;min-width:0;padding:11px 14px;border-radius:10px;border:1px solid #3b4a68;background:#152342;color:#fff;font:inherit}
.news-row input::placeholder{color:#9fb0c8}
.news-row input:focus{outline:2px solid #8cc8ea;outline-offset:2px}
.news-consent{display:flex;gap:10px;align-items:flex-start;margin-top:10px;font-size:.8rem;line-height:1.45;color:#b8c4d6}
.news-consent input{width:18px;height:18px;margin-top:2px;flex:0 0 auto}
.site-footer .form-status{margin-top:8px}
.site-footer .form-status.ok{color:#8fe0b0}.site-footer .form-status.err{color:#ffb4a8}
@media (max-width:760px){.footer-news{grid-template-columns:1fr}.news-row{flex-direction:column}}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline:3px solid var(--lake);outline-offset:2px}
.site-footer a:focus-visible,.site-footer button:focus-visible,.site-footer input:focus-visible,.cta-band a:focus-visible,.page-hero a:focus-visible{outline-color:#8cc8ea}
.skip:focus{outline:3px solid var(--accent);border-radius:6px;font-weight:600;color:var(--navy)}
.alert-link a{display:inline-block;padding:6px 0;min-height:24px}

/* Round 4: hero sub-link, featured neighbourhoods, why-Peter, mobile action bar */
.hero-sub-link{margin-top:14px;font-size:.98rem}
.hero-sub-link a{color:#fff;font-weight:700;text-underline-offset:3px}
.hero-note{display:block;color:rgba(255,255,255,.85);font-size:.85rem;margin-top:6px}
.feat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:8px}
.feat-card{position:relative;display:block;border-radius:16px;overflow:hidden;aspect-ratio:4/3;color:#fff;text-decoration:none;box-shadow:var(--shadow);background:var(--navy)}
.feat-card .pic,.feat-card img{position:absolute;inset:0;width:100%;height:100%}
.feat-card img{object-fit:cover;transition:transform .5s}
.feat-card:hover img,.feat-card:focus-visible img{transform:scale(1.05)}
.feat-card::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(10,20,38,.88) 0%,rgba(10,20,38,.35) 45%,rgba(10,20,38,0) 70%)}
.feat-text{position:absolute;left:0;right:0;bottom:0;z-index:1;padding:18px 20px;display:flex;flex-direction:column;gap:3px}
.feat-group{font-size:.7rem;text-transform:uppercase;letter-spacing:.12em;font-weight:700;color:#bfe6f7}
.feat-card strong{font-family:Fraunces,Georgia,serif;font-size:1.35rem;font-weight:600;line-height:1.2}
.feat-vibe{font-size:.92rem;color:rgba(255,255,255,.92)}
.feat-note{font-size:.82rem;color:var(--muted);margin:10px 0 0}
.chip-head{font-size:1rem;margin:26px 0 10px;font-family:inherit;font-weight:700}
.chip-list-sm a{font-size:.9rem}
.why-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.why-item{background:#fff;border:1px solid var(--line);border-top:4px solid var(--accent);border-radius:14px;padding:20px}
.why-item h3{font-size:1.12rem;margin:0 0 8px}
.why-item p{margin:0;font-size:.95rem;color:var(--ink,#1d2433)}
.why .cta-row{margin-top:22px}
@media (max-width:980px){.feat-grid{grid-template-columns:repeat(2,1fr)}.why-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){
  .feat-grid{grid-template-columns:1fr;gap:14px}
  .feat-card{aspect-ratio:16/10}
  .why-grid{grid-template-columns:1fr}
  .action-bar{display:grid;grid-template-columns:1fr 1fr 1.4fr;position:fixed;left:0;right:0;bottom:0;z-index:60;background:#fff;border-top:1px solid var(--line);box-shadow:0 -6px 18px rgba(0,0,0,.12);padding:8px 10px calc(8px + env(safe-area-inset-bottom));gap:8px}
  .action-bar a{display:flex;align-items:center;justify-content:center;min-height:46px;border-radius:10px;font-weight:700;text-decoration:none;color:var(--navy);border:1.5px solid var(--navy);font-size:.98rem}
  .action-bar a.ab-primary{background:var(--accent);border-color:var(--accent);color:#fff}
  body{padding-bottom:calc(66px + env(safe-area-inset-bottom))}
}
@media (max-width:640px){
  .hero-inner{padding-top:170px;padding-bottom:64px}
  .hero-landmark{display:none}
  .hero h1{font-size:2.05rem}
  .hero .lead{font-size:.98rem;margin-bottom:.9em}
  .hero .cta-row{gap:10px}
  .hero .cta-row .btn{flex:1 1 100%;justify-content:center;text-align:center}
}