@font-face{font-family:Playfair Display;font-style:normal;font-weight:400;font-display:swap;src:url(/_next/static/media/47f136985ef5b5cb-s.woff2) format("woff2");unicode-range:u+0301,u+0400-045f,u+0490-0491,u+04b0-04b1,u+2116}@font-face{font-family:Playfair Display;font-style:normal;font-weight:400;font-display:swap;src:url(/_next/static/media/4ead58c4dcc3f285-s.woff2) format("woff2");unicode-range:u+0102-0103,u+0110-0111,u+0128-0129,u+0168-0169,u+01a0-01a1,u+01af-01b0,u+0300-0301,u+0303-0304,u+0308-0309,u+0323,u+0329,u+1ea0-1ef9,u+20ab}@font-face{font-family:Playfair Display;font-style:normal;font-weight:400;font-display:swap;src:url(/_next/static/media/28a2004cf8372660-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:Playfair Display;font-style:normal;font-weight:400;font-display:swap;src:url(/_next/static/media/eaead17c7dbfcd5d-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:Playfair Display;font-style:normal;font-weight:700;font-display:swap;src:url(/_next/static/media/47f136985ef5b5cb-s.woff2) format("woff2");unicode-range:u+0301,u+0400-045f,u+0490-0491,u+04b0-04b1,u+2116}@font-face{font-family:Playfair Display;font-style:normal;font-weight:700;font-display:swap;src:url(/_next/static/media/4ead58c4dcc3f285-s.woff2) format("woff2");unicode-range:u+0102-0103,u+0110-0111,u+0128-0129,u+0168-0169,u+01a0-01a1,u+01af-01b0,u+0300-0301,u+0303-0304,u+0308-0309,u+0323,u+0329,u+1ea0-1ef9,u+20ab}@font-face{font-family:Playfair Display;font-style:normal;font-weight:700;font-display:swap;src:url(/_next/static/media/28a2004cf8372660-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:Playfair Display;font-style:normal;font-weight:700;font-display:swap;src:url(/_next/static/media/eaead17c7dbfcd5d-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:Playfair Display;font-style:normal;font-weight:900;font-display:swap;src:url(/_next/static/media/47f136985ef5b5cb-s.woff2) format("woff2");unicode-range:u+0301,u+0400-045f,u+0490-0491,u+04b0-04b1,u+2116}@font-face{font-family:Playfair Display;font-style:normal;font-weight:900;font-display:swap;src:url(/_next/static/media/4ead58c4dcc3f285-s.woff2) format("woff2");unicode-range:u+0102-0103,u+0110-0111,u+0128-0129,u+0168-0169,u+01a0-01a1,u+01af-01b0,u+0300-0301,u+0303-0304,u+0308-0309,u+0323,u+0329,u+1ea0-1ef9,u+20ab}@font-face{font-family:Playfair Display;font-style:normal;font-weight:900;font-display:swap;src:url(/_next/static/media/28a2004cf8372660-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:Playfair Display;font-style:normal;font-weight:900;font-display:swap;src:url(/_next/static/media/eaead17c7dbfcd5d-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:Playfair Display Fallback;src:local("Times New Roman");ascent-override:97.25%;descent-override:22.56%;line-gap-override:0.00%;size-adjust:111.26%}.__className_5d3d4e{font-family:Playfair Display,Playfair Display Fallback;font-style:normal}.__variable_5d3d4e{--font-playfair:"Playfair Display","Playfair Display Fallback"}@font-face{font-family:DM Sans;font-style:normal;font-weight:300;font-display:swap;src:url(/_next/static/media/7ab938503e4547a1-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:DM Sans;font-style:normal;font-weight:300;font-display:swap;src:url(/_next/static/media/13971731025ec697-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:DM Sans;font-style:normal;font-weight:400;font-display:swap;src:url(/_next/static/media/7ab938503e4547a1-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:DM Sans;font-style:normal;font-weight:400;font-display:swap;src:url(/_next/static/media/13971731025ec697-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:DM Sans;font-style:normal;font-weight:500;font-display:swap;src:url(/_next/static/media/7ab938503e4547a1-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:DM Sans;font-style:normal;font-weight:500;font-display:swap;src:url(/_next/static/media/13971731025ec697-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:DM Sans;font-style:normal;font-weight:600;font-display:swap;src:url(/_next/static/media/7ab938503e4547a1-s.woff2) format("woff2");unicode-range:u+0100-02ba,u+02bd-02c5,u+02c7-02cc,u+02ce-02d7,u+02dd-02ff,u+0304,u+0308,u+0329,u+1d00-1dbf,u+1e00-1e9f,u+1ef2-1eff,u+2020,u+20a0-20ab,u+20ad-20c0,u+2113,u+2c60-2c7f,u+a720-a7ff}@font-face{font-family:DM Sans;font-style:normal;font-weight:600;font-display:swap;src:url(/_next/static/media/13971731025ec697-s.p.woff2) format("woff2");unicode-range:u+00??,u+0131,u+0152-0153,u+02bb-02bc,u+02c6,u+02da,u+02dc,u+0304,u+0308,u+0329,u+2000-206f,u+20ac,u+2122,u+2191,u+2193,u+2212,u+2215,u+feff,u+fffd}@font-face{font-family:DM Sans Fallback;src:local("Arial");ascent-override:94.90%;descent-override:29.66%;line-gap-override:0.00%;size-adjust:104.53%}.__className_be8b38{font-family:DM Sans,DM Sans Fallback;font-style:normal}.__variable_be8b38{--font-dmsans:"DM Sans","DM Sans Fallback"}*,:after,:before{box-sizing:border-box;margin:0;padding:0}:root{--navy:#1e3a6e;--navy-dark:#142a52;--navy-light:#2a4d8a;--red:#cc1f2d;--red-dark:#a8181f;--red-light:#e03040;--white:#ffffff;--off-white:#f7f8fc;--border:#dde2ec;--text-dark:#1e3a6e;--text-mid:#3d4f6e;--text-light:#6b7a94;--section-bg:#f4f6fb}html{scroll-behavior:smooth}body{font-family:var(--font-dmsans),system-ui,sans-serif;color:var(--text-dark);background:var(--white);line-height:1.6;overflow-x:hidden}nav{position:fixed;top:0;left:0;right:0;z-index:100;background:rgba(30,58,110,.97);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);padding:0 40px;height:64px;justify-content:space-between;border-bottom:3px solid var(--red)}.nav-logos,nav{display:flex;align-items:center}.nav-logos{gap:10px}.nav-logos img{height:42px;width:auto;object-fit:contain;background:#fff;border-radius:4px;padding:3px 8px}.nav-logos .divider{width:1px;height:28px;background:rgba(255,255,255,.2)}.nav-tagline{font-size:10px;color:rgba(255,255,255,.55);letter-spacing:.15em;text-transform:uppercase;padding-left:4px}.nav-links{display:flex;gap:28px;list-style:none;align-items:center}.nav-links a{font-size:13px;color:rgba(255,255,255,.72);text-decoration:none;letter-spacing:.04em;text-transform:uppercase;font-weight:500;transition:color .2s}.nav-links a:hover{color:var(--white)}.nav-cta{background:var(--red)!important;color:var(--white)!important;padding:8px 18px!important;border-radius:3px}.nav-cta:hover{background:var(--red-light)!important}.nav-burger{display:none;background:transparent;border:none;cursor:pointer;color:#fff;padding:6px;line-height:0}.nav-burger svg{width:28px;height:28px}.mobile-overlay{position:fixed;inset:0;z-index:110;background:rgba(10,20,40,.55);-webkit-backdrop-filter:blur(2px);backdrop-filter:blur(2px);opacity:0;visibility:hidden;transition:opacity .3s ease}.mobile-overlay.open{opacity:1;visibility:visible}.mobile-menu{position:fixed;top:0;right:0;bottom:0;z-index:120;width:min(82vw,340px);background:var(--navy-dark);border-left:3px solid var(--red);box-shadow:-12px 0 44px rgba(0,0,0,.45);transform:translateX(100%);transition:transform .32s ease;padding:92px 26px 32px}.mobile-menu.open{transform:translateX(0)}.mobile-menu-links{display:flex;flex-direction:column}.mobile-menu-links a{color:rgba(255,255,255,.82);text-decoration:none;font-size:14px;font-weight:500;letter-spacing:.05em;text-transform:uppercase;padding:16px 4px;border-bottom:1px solid rgba(255,255,255,.08);transition:color .2s}.mobile-menu-links a:hover{color:#fff}.mobile-menu-links a.mobile-menu-cta{margin-top:24px;border-bottom:none;background:var(--red);color:#fff;text-align:center;border-radius:4px;font-weight:700;padding:15px 18px;transition:background .2s}.mobile-menu-links a.mobile-menu-cta:hover{background:var(--red-light);color:#fff}.btn-primary{background:var(--red);color:var(--white);padding:15px 32px;border-radius:3px;font-size:13px;font-weight:700;letter-spacing:.08em;text-decoration:none;border:none;cursor:pointer;transition:background .2s,transform .15s;display:inline-block;text-transform:uppercase}.btn-primary:hover{background:var(--red-light);transform:translateY(-1px)}.btn-outline{background:transparent;color:var(--white);padding:15px 32px;border-radius:3px;font-size:13px;font-weight:700;letter-spacing:.08em;text-decoration:none;border:2px solid rgba(255,255,255,.45);cursor:pointer;transition:border-color .2s,color .2s,transform .15s;display:inline-block;text-transform:uppercase}.btn-outline:hover{border-color:var(--white);color:var(--white);transform:translateY(-1px)}.btn-navy{background:var(--navy);color:var(--white);padding:12px 24px;border-radius:3px;font-size:13px;font-weight:700;letter-spacing:.06em;text-decoration:none;border:none;cursor:pointer;transition:background .2s,transform .15s;display:inline-block;text-transform:uppercase}.btn-navy:hover{background:var(--navy-light);transform:translateY(-1px)}.hero{min-height:100vh;position:relative;overflow:hidden;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:110px clamp(20px,3vw,40px) 130px;text-align:center}.hero-bg{z-index:0;background-color:#1e3a6e;background-image:url(/images/hero-community.jpg);background-size:cover;background-position:50%}.hero-bg,.hero-bg:after{position:absolute;inset:0}.hero-bg:after{content:"";background:linear-gradient(160deg,rgba(14,32,72,.88),rgba(30,58,110,.82) 50%,rgba(42,26,26,.88))}.hero-wave{bottom:-2px;height:100px;background:var(--white);-webkit-clip-path:ellipse(55% 100% at 50% 100%);clip-path:ellipse(55% 100% at 50% 100%);z-index:1}.hero-accent,.hero-wave{position:absolute;left:0;right:0}.hero-accent{top:64px;height:4px;background:var(--red);z-index:2}.hero-logos{display:flex;align-items:center;justify-content:center;gap:20px;margin-bottom:36px;position:relative;z-index:2}.hero-logos img{height:80px;width:auto;background:#fff;border-radius:8px;padding:8px 14px;box-shadow:0 4px 20px rgba(0,0,0,.35)}.hero-logos .logo-divider{width:1px;height:60px;background:rgba(255,255,255,.25)}.hero-eyebrow{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:rgba(255,255,255,.6);margin-bottom:20px;font-weight:500;position:relative;z-index:2;display:flex;align-items:center;justify-content:center;gap:14px}.hero-eyebrow:after,.hero-eyebrow:before{content:"";width:32px;height:1px;background:var(--red);opacity:.7}.hero h1{font-family:var(--font-playfair),Georgia,serif;font-size:clamp(36px,5.4vw,72px);font-weight:900;color:var(--white);line-height:1.08;max-width:1000px;margin:0 auto 18px;position:relative;z-index:2}.hero h1 em{font-style:italic;color:#f07070}.hero-sub{font-size:clamp(16px,1.7vw,19px);color:rgba(255,255,255,.68);max-width:620px;margin:0 auto 40px;font-weight:300;line-height:1.75}.hero-stats,.hero-sub{position:relative;z-index:2}.hero-stats{display:flex;gap:36px;justify-content:center;margin-bottom:48px;flex-wrap:wrap}.hero-stat strong{display:block;font-family:var(--font-playfair),Georgia,serif;font-size:26px;font-weight:700;color:var(--white);line-height:1}.hero-stat span{font-size:11px;color:rgba(255,255,255,.5);letter-spacing:.05em;margin-top:5px;display:block;text-transform:uppercase}.stat-divider{width:1px;background:rgba(255,255,255,.15);align-self:stretch}.hero-ctas{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;position:relative;z-index:2}.ticker{background:var(--red);padding:10px 0;overflow:hidden;white-space:nowrap}.ticker-inner{display:inline-flex;animation:ticker-scroll 32s linear infinite}.ticker-item{display:inline-flex;align-items:center;gap:16px;font-size:11px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.92);padding:0 36px}.ticker-item:before{content:"★";color:rgba(255,255,255,.5);font-size:9px}@keyframes ticker-scroll{0%{transform:translateX(0)}to{transform:translateX(-50%)}}section{padding:90px 56px}.container{max-width:1320px;margin:0 auto}.section-label{font-size:11px;letter-spacing:.25em;text-transform:uppercase;color:var(--red);font-weight:700;margin-bottom:12px;display:flex;align-items:center;gap:10px}.section-label:before{content:"";display:inline-block;width:20px;height:2px;background:var(--red);flex-shrink:0}.section-title{font-family:var(--font-playfair),Georgia,serif;font-size:clamp(28px,3.5vw,44px);font-weight:700;color:var(--navy);line-height:1.15;margin-bottom:20px}.section-title em{font-style:italic;color:var(--red)}.section-lead{font-size:17px;color:var(--text-mid);max-width:620px;line-height:1.75;font-weight:300}.img-placeholder{position:relative;overflow:hidden;background:#e8ecf4;display:flex;flex-direction:column;align-items:center;justify-content:center;color:#8a9bb8;font-size:12px;font-weight:600;letter-spacing:.05em;text-transform:uppercase;text-align:center;gap:8px}.img-placeholder:before{content:"";display:block;width:36px;height:36px;border:2px dashed #8a9bb8;border-radius:50%}.img-placeholder span{display:block;font-size:10px;font-weight:400;color:#aab5ca;margin-top:2px;max-width:160px;line-height:1.4}.img-placeholder img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.why-hubert{background:var(--white)}.why-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:60px;gap:60px;align-items:start;margin-top:56px}.facts-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:16px;gap:16px;margin-top:40px}.fact-card{border-radius:8px;padding:20px 18px;background:var(--section-bg);border:1px solid var(--border);border-left:3px solid var(--navy)}.fact-icon{color:var(--navy);margin-bottom:12px;line-height:0}.fact-icon svg{width:26px;height:26px}.fact-card strong{display:block;font-family:var(--font-playfair),Georgia,serif;font-size:20px;color:var(--navy);margin-bottom:4px}.fact-card p{font-size:13px;color:var(--text-light);line-height:1.5}.cost-compare{background:var(--navy);border-radius:10px;padding:36px 32px;color:var(--white);border-top:4px solid var(--red)}.cost-compare h3{font-family:var(--font-playfair),Georgia,serif;font-size:18px;font-weight:700;margin-bottom:6px;color:var(--white)}.cost-compare>p{font-size:12px;color:rgba(255,255,255,.45);margin-bottom:28px;font-style:italic}.cost-row{margin-bottom:18px}.cost-row-label{display:flex;justify-content:space-between;margin-bottom:7px}.cost-row-label span:first-child{font-size:13px;font-weight:500;color:rgba(255,255,255,.85)}.cost-row-label span:last-child{font-size:12px;font-weight:700;color:rgba(255,255,255,.5)}.cost-bar-bg{height:6px;background:rgba(255,255,255,.08);border-radius:3px;overflow:hidden}.cost-bar-fill{height:100%;border-radius:3px}.homes-showcase{background:var(--section-bg)}.homes-showcase .section-label{justify-content:center}.homes-showcase .section-label:before{display:none}.homes-header{text-align:center;max-width:640px;margin:0 auto 52px}.homes-header .section-lead{margin:0 auto}.homes-grid{display:grid;grid-template-columns:1fr 1fr 1fr;grid-template-rows:280px 280px;grid-gap:16px;gap:16px}.home-tile{border-radius:8px;overflow:hidden;position:relative}.home-tile .img-placeholder{width:100%;height:100%}.home-tile--large{grid-column:span 2}.home-tile-label{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(0deg,rgba(30,58,110,.85) 0,transparent);padding:24px 18px 16px;color:#fff;font-size:13px;font-weight:600;letter-spacing:.04em}.concierge{background:var(--navy);color:var(--white);position:relative;overflow:hidden}.concierge:before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:var(--red)}.concierge-inner{display:grid;grid-template-columns:1fr 1fr;grid-gap:80px;gap:80px;align-items:center}.concierge .section-title{color:var(--white)}.concierge .section-label{color:rgba(255,255,255,.5)}.concierge .section-label:before{background:rgba(255,255,255,.3)}.concierge .section-lead{color:rgba(255,255,255,.6)}.steps{display:flex;flex-direction:column;gap:26px;margin-top:36px}.step{display:flex;gap:18px;align-items:flex-start}.step-num{width:34px;height:34px;min-width:34px;border-radius:50%;background:var(--red);display:flex;align-items:center;justify-content:center;font-size:13px;font-weight:700;color:var(--white);margin-top:2px}.step-text strong{display:block;font-size:15px;font-weight:600;color:var(--white);margin-bottom:3px}.step-text p{font-size:14px;color:rgba(255,255,255,.57);line-height:1.55}.offer-card{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:10px;padding:36px 30px;border-top:4px solid var(--red)}.offer-card h3{font-family:var(--font-playfair),Georgia,serif;font-size:20px;color:var(--white);margin-bottom:14px}.offer-card p{font-size:15px;color:rgba(255,255,255,.65);line-height:1.7;margin-bottom:20px}.offer-bullets{list-style:none;display:flex;flex-direction:column;gap:11px;margin-bottom:28px}.offer-bullets li{display:flex;gap:11px;font-size:14px;color:rgba(255,255,255,.78);align-items:flex-start}.offer-bullets li:before{content:"★";color:var(--red);font-size:10px;margin-top:3px;min-width:12px}.communities{background:var(--white)}.communities-header{text-align:center;max-width:640px;margin:0 auto 56px}.communities-header .section-label{justify-content:center}.communities-header .section-label:before{display:none}.communities-header .section-lead{margin:0 auto}.community-cards{display:grid;grid-template-columns:1fr 1fr;grid-gap:28px;gap:28px}.community-card{background:var(--white);border-radius:10px;overflow:hidden;border:1px solid var(--border);transition:transform .2s,box-shadow .2s}.community-card:hover{transform:translateY(-4px);box-shadow:0 16px 40px rgba(30,58,110,.1)}.card-img{height:220px;position:relative;overflow:hidden}.card-img .img-placeholder{width:100%;height:100%}.card-img-american .img-placeholder{background:#dce5f5}.card-img-patriot .img-placeholder{background:#fceaea}.card-logo-overlay{position:absolute;bottom:12px;left:12px;background:rgba(255,255,255,.92);border-radius:4px;padding:4px 10px;box-shadow:0 2px 8px rgba(0,0,0,.15)}.card-logo-overlay img{height:32px;width:auto;display:block}.card-body{padding:26px 26px 22px}.card-body h3{font-family:var(--font-playfair),Georgia,serif;font-size:20px;font-weight:700;color:var(--navy);margin-bottom:6px}.card-location{font-size:12px;letter-spacing:.05em;margin-bottom:14px;display:flex;gap:5px}.card-coming-soon,.card-location{color:var(--red);font-weight:700;align-items:center;text-transform:uppercase}.card-coming-soon{display:inline-flex;gap:6px;background:#fceaea;font-size:11px;letter-spacing:.07em;padding:5px 10px;border-radius:3px;margin-bottom:16px}.card-features{list-style:none;display:flex;flex-direction:column;gap:7px;margin-bottom:20px}.card-features li{font-size:13.5px;color:var(--text-mid);display:flex;gap:9px;align-items:center}.card-features li:before{content:"";width:5px;height:5px;border-radius:50%;background:var(--navy);min-width:5px}.card-price-note{font-size:13px;color:var(--text-light);border-top:1px solid var(--border);padding-top:14px}.card-price-note strong{color:var(--navy)}.community-photos{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:12px;gap:12px;margin-top:40px}.community-photo{height:180px;border-radius:6px;overflow:hidden;position:relative}.community-photo .img-placeholder{width:100%;height:100%}.programs{background:var(--section-bg)}.programs-header{text-align:center;max-width:620px;margin:0 auto 52px}.programs-header .section-label{justify-content:center}.programs-header .section-label:before{display:none}.programs-header .section-lead{margin:0 auto}.programs-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:24px;gap:24px}.program-card{border-radius:10px;padding:30px 26px;background:var(--white);border:1px solid var(--border);border-top:4px solid var(--navy)}.program-card.red-top{border-top-color:var(--red)}.program-badge{display:inline-block;font-size:10px;letter-spacing:.15em;text-transform:uppercase;font-weight:700;padding:5px 10px;border-radius:3px;margin-bottom:14px}.badge-navy{background:#dce5f5;color:var(--navy)}.badge-red{background:#fceaea;color:var(--red)}.program-card h3{font-family:var(--font-playfair),Georgia,serif;font-size:19px;font-weight:700;color:var(--navy);margin-bottom:10px}.program-card p{font-size:14px;color:var(--text-mid);line-height:1.7;margin-bottom:18px}.cta-section{background:var(--navy);text-align:center;position:relative;overflow:hidden}.cta-section:before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:var(--red)}.cta-section .section-title{color:var(--white);margin-bottom:14px}.cta-section .section-label{color:rgba(255,255,255,.5);justify-content:center}.cta-section .section-label:before{background:rgba(255,255,255,.3)}.cta-section .section-lead{color:rgba(255,255,255,.6);margin:0 auto 48px;text-align:center}.dual-cta{display:grid;grid-template-columns:1fr 1fr;grid-gap:28px;gap:28px;max-width:1000px;margin:0 auto}.cta-box{border:1px solid rgba(255,255,255,.1);border-radius:10px;padding:34px 30px;background:rgba(255,255,255,.04);text-align:left;border-top:4px solid var(--red)}.cta-box h3{font-family:var(--font-playfair),Georgia,serif;font-size:19px;color:var(--white);margin-bottom:9px}.cta-box>p{font-size:14px;color:rgba(255,255,255,.57);line-height:1.6;margin-bottom:22px}.cta-box-icon{color:var(--red);margin-bottom:16px;display:block;line-height:0}.cta-box-icon svg{width:30px;height:30px}[id]{scroll-margin-top:84px}.cta-box--flash{animation:cta-flash 1.8s ease-out}@keyframes cta-flash{0%{border-color:var(--red);box-shadow:0 0 0 0 rgba(204,31,45,.65)}25%{border-color:var(--red);box-shadow:0 0 0 8px rgba(204,31,45,0)}50%{border-color:var(--red);box-shadow:0 0 0 0 rgba(204,31,45,.65)}75%{border-color:var(--red);box-shadow:0 0 0 8px rgba(204,31,45,0)}to{border-color:rgba(255,255,255,.1);box-shadow:0 0 0 0 rgba(204,31,45,0)}}.form-group{margin-bottom:14px}.form-group label{display:block;font-size:11px;font-weight:700;color:rgba(255,255,255,.6);letter-spacing:.08em;text-transform:uppercase;margin-bottom:5px}.form-group input,.form-group select{width:100%;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.14);border-radius:4px;padding:10px 13px;font-size:14px;color:var(--white);font-family:var(--font-dmsans),system-ui,sans-serif;transition:border-color .2s;outline:none}.form-group input::placeholder{color:rgba(255,255,255,.3)}.form-group input:focus,.form-group select:focus{border-color:var(--red)}.form-group select option{background:var(--navy);color:var(--white)}.form-row{display:grid;grid-template-columns:1fr 1fr;grid-gap:10px;gap:10px}.btn-form{width:100%;margin-top:6px;padding:13px 20px;background:var(--red);color:var(--white);border:none;border-radius:3px;cursor:pointer;font-size:13px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;font-family:var(--font-dmsans),system-ui,sans-serif;transition:background .2s}.btn-form:hover{background:var(--red-light)}.btn-form:disabled{opacity:.7;cursor:default}.form-msg{margin-top:12px;font-size:13px;line-height:1.5}.form-msg--ok{color:#7ee0b8}.form-msg--err{color:#ff9b9b}footer{background:#0e1e3e;color:rgba(255,255,255,.45);padding:40px;text-align:center;font-size:13px;border-top:3px solid var(--red)}.footer-logo-wrap{display:flex;justify-content:center;margin-bottom:16px}.footer-logo-wrap img{height:52px;width:auto;background:#fff;border-radius:6px;padding:6px 14px}footer a{color:rgba(255,255,255,.45);text-decoration:none}footer a:hover{color:rgba(255,255,255,.7)}.fade-up{opacity:0;transform:translateY(22px);transition:opacity .6s ease,transform .6s ease}.fade-up.visible{opacity:1;transform:translateY(0)}.fade-up-delay-1{transition-delay:.1s}.fade-up-delay-2{transition-delay:.2s}.fade-up-delay-3{transition-delay:.3s}@media (min-width:901px){.mobile-menu,.mobile-overlay{display:none!important}}@media (max-width:1180px){section{padding:80px 40px}.why-grid{gap:44px}.concierge-inner{gap:56px}.community-cards{gap:22px}.programs-grid{gap:20px}}@media (max-width:900px){nav{padding:0 28px}.nav-links{display:none}.nav-burger{display:inline-flex}section{padding:72px 36px}.community-cards,.concierge-inner,.dual-cta,.programs-grid,.why-grid{grid-template-columns:1fr;gap:36px}.homes-grid{grid-template-columns:1fr 1fr;grid-template-rows:auto}.home-tile{min-height:240px}.home-tile--large{grid-column:span 2}.community-photos{grid-template-columns:repeat(3,1fr)}}@media (max-width:640px){nav{padding:0 18px;height:60px}.nav-logos img{height:36px}.nav-tagline{display:none}section{padding:56px 20px}.hero{padding:96px 20px 72px}.hero-logos{gap:14px;margin-bottom:28px}.hero-logos img{height:56px;padding:6px 10px}.hero-stats{gap:18px 24px;margin-bottom:36px}.stat-divider{display:none}.hero-ctas{width:100%}.hero-ctas .btn-outline,.hero-ctas .btn-primary{width:100%;text-align:center}.facts-grid,.homes-grid{grid-template-columns:1fr}.home-tile--large{grid-column:span 1}.home-tile{min-height:220px}.community-photos{grid-template-columns:1fr 1fr}.cost-compare,.cta-box,.offer-card,.program-card{padding-left:22px;padding-right:22px}.form-row{grid-template-columns:1fr}}@media (max-width:380px){.hero-stats{gap:14px 18px}.hero-stat strong{font-size:22px}.community-photos{grid-template-columns:1fr}}