:root{
  --forest:#2e2118;--forest-2:#45321f;--forest-3:#5c4430;
  --brick:#1f6f78;--brick-2:#288592;--gold:#d9a045;
  --cream:#f4eee7;--paper:#fffdf9;--ink:#1b1f24;--muted:#56606a;--line:#e1dbcf;
  --radius:14px;--shadow:0 10px 30px -12px rgba(46,33,24,.25);
  --serif:"Libre Baskerville",Georgia,"Times New Roman",serif;--sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--ink);background:var(--paper)}
img{max-width:100%;height:auto;display:block}
a{color:var(--brick)}
a:hover{color:var(--forest)}
h1,h2,h3,h4{font-family:var(--serif);color:var(--forest);line-height:1.2;margin:0 0 .6em;font-weight:700;letter-spacing:-.015em}
h1{font-size:clamp(2.1rem,4.6vw,3.4rem)}
h2{font-size:clamp(1.6rem,3vw,2.3rem)}
h3{font-size:1.3rem}
p{margin:0 0 1.1em}
ul,ol{padding-left:1.2em;margin:0 0 1.1em}
li{margin-bottom:.35em}
.wrap{max-width:1180px;margin:0 auto;padding:0 20px}
.narrow{max-width:800px}
.sr,.hp{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:0;background:var(--forest);color:#fff;padding:10px 14px;z-index:100}
.skip:focus{left:10px;top:10px}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px}

/* top bar + header */
.topbar{background:var(--forest);color:#eadfd2;font-size:.82rem}
.topbar-inner{display:flex;justify-content:space-between;gap:12px;padding:7px 20px}
.topbar a{color:var(--gold);text-decoration:none;font-weight:600;white-space:nowrap}
.site-header{background:var(--paper);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
.header-inner{display:flex;align-items:center;gap:20px;min-height:74px}
.brand{display:flex;align-items:center;gap:11px;text-decoration:none;color:var(--forest);flex-shrink:0}
.logo-mark{width:40px;height:40px;flex-shrink:0}
.brand-text{display:flex;flex-direction:column;line-height:1.1}
.brand-name{font-family:var(--serif);font-weight:700;font-size:1.18rem}
.brand-sub{font-size:.74rem;color:var(--muted);letter-spacing:.02em;margin-top:3px}
.site-nav{margin-left:auto;display:flex;align-items:center;gap:12px}
.site-nav ul{list-style:none;display:flex;gap:4px;margin:0;padding:0}
.site-nav li{margin:0}
.site-nav ul a{display:block;white-space:nowrap;padding:8px 9px;border-radius:8px;text-decoration:none;color:var(--ink);font-weight:500;font-size:.93rem}
.site-nav ul a:hover,.site-nav ul a[aria-current]{background:var(--cream);color:var(--forest)}
.nav-toggle{display:none;margin-left:auto;background:none;border:0;padding:10px;cursor:pointer}
.nav-toggle span:not(.sr){display:block;width:24px;height:2px;background:var(--forest);margin:5px 0;transition:.2s}
.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)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:13px 22px;border-radius:10px;font-weight:600;font-size:.97rem;text-decoration:none;border:2px solid transparent;cursor:pointer;font-family:var(--sans);transition:transform .15s,background .15s,color .15s}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--brick);color:#fff}
.btn-primary:hover{background:var(--brick-2);color:#fff}
.btn-secondary{background:transparent;color:var(--forest);border-color:var(--forest)}
.btn-secondary:hover{background:var(--forest);color:#fff}
.btn-light{background:#fff;color:var(--forest)}
.btn-light:hover{background:var(--gold);color:var(--forest)}
.btn-outline-light{border-color:rgba(255,255,255,.7);color:#fff}
.btn-outline-light:hover{background:rgba(255,255,255,.12);color:#fff}
.btn-block{width:100%}
.nav-cta{padding:10px 16px;white-space:nowrap}

/* hero */
.hero{position:relative;color:#fff;background:var(--forest);overflow:hidden}
.hero .photo{position:absolute;inset:0;margin:0}
.hero .photo img{width:100%;height:100%;object-fit:cover;border-radius:0;box-shadow:none}
.hero .photo .credit{position:absolute;right:10px;bottom:8px;z-index:3;background:rgba(0,0,0,.45);color:#eee;padding:3px 8px;border-radius:6px;margin:0}
.hero .photo .credit a{color:#fff}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(28,20,14,.9) 0%,rgba(28,20,14,.74) 45%,rgba(28,20,14,.3) 100%);z-index:1}
.hero-inner{position:relative;z-index:2;padding:84px 20px 92px;display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:center}
.hero-inner.single{grid-template-columns:1fr;max-width:860px;margin-left:max(0px,calc((100vw - 1180px)/2))}
.hero h1{color:#fff}
.eyebrow{display:inline-block;font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.hero .lead{font-size:1.15rem;color:#f3ece3;max-width:620px}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}
.hero-facts{display:flex;flex-wrap:wrap;gap:26px;margin-top:34px;padding-top:24px;border-top:1px solid rgba(255,255,255,.2)}
.hero-facts div{min-width:120px}
.hero-facts strong{display:block;font-family:var(--serif);font-size:1.6rem;color:#fff;font-weight:600}
.hero-facts span{font-size:.82rem;color:#e0d2c2}
.hero .lead-card{color:var(--ink)}

/* page header (no photo) */
.page-head{background:var(--cream);padding:56px 0 44px;border-bottom:1px solid var(--line)}
.page-head .lead{font-size:1.12rem;color:var(--muted);max-width:720px}
.crumbs{font-size:.83rem;color:var(--muted);margin-bottom:12px}
.crumbs a{color:var(--muted)}

/* sections */
section.block{padding:72px 0}
section.alt{background:var(--cream)}
section.dark{background:var(--forest);color:#f1e9df}
section.dark h2,section.dark h3{color:#fff}
.section-head{max-width:760px;margin-bottom:36px}
.section-head p{color:var(--muted);font-size:1.07rem}
section.dark .section-head p{color:#e0d2c2}
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split.top{align-items:start}
.split-wide{display:grid;grid-template-columns:1.4fr 1fr;gap:56px;align-items:start}
.prose h2{margin-top:1.6em}
.prose h2:first-child{margin-top:0}
.prose h3{margin-top:1.4em}
.sticky{position:sticky;top:100px}

/* photo + credit */
figure.photo{margin:0}
figure.photo img{border-radius:var(--radius);box-shadow:var(--shadow)}
.credit{font-size:.72rem;color:var(--muted);margin-top:8px;line-height:1.4}
.credit a{color:inherit}

/* cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.cards.two{grid-template-columns:repeat(2,1fr)}
.cards.four{grid-template-columns:repeat(4,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;display:flex;flex-direction:column}
.card h3{margin-bottom:.4em}
.card p{color:var(--muted);font-size:.97rem}
.card .meta{font-size:.8rem;font-weight:600;color:var(--brick);text-transform:uppercase;letter-spacing:.08em;margin-bottom:8px}
.card .more{margin-top:auto;font-weight:600;text-decoration:none}
.card-link{text-decoration:none;color:inherit;transition:transform .15s,box-shadow .15s}
.card-link:hover{transform:translateY(-3px);box-shadow:var(--shadow);color:inherit}
.icon{width:44px;height:44px;border-radius:12px;background:var(--cream);display:grid;place-items:center;margin-bottom:14px;color:var(--brick)}
.icon svg{width:24px;height:24px}
.stat-row{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin:10px 0 18px}
.stat{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:20px}
.stat strong{display:block;font-family:var(--serif);font-size:1.8rem;color:var(--forest);font-weight:600;line-height:1.1}
.stat span{font-size:.85rem;color:var(--muted)}
.stat-row.three{grid-template-columns:repeat(3,1fr);gap:12px}
.stat-row.three .stat{padding:16px}
.stat-row.three .stat strong{font-size:1.5rem}
.source{font-size:.8rem;color:var(--muted)}

/* neighborhood list */
.hood{border-top:1px solid var(--line);padding:26px 0;display:grid;grid-template-columns:260px 1fr;gap:28px}
.hood:last-child{border-bottom:1px solid var(--line)}
.hood h3{margin:0 0 6px}
.hood .tags{display:flex;flex-wrap:wrap;gap:6px}
.tag{font-size:.75rem;font-weight:600;background:var(--cream);color:var(--forest);padding:4px 9px;border-radius:99px}
.tag.brick{background:#d9ecee;color:var(--brick)}
.hood p{margin-bottom:.6em}
.hood .src{font-size:.78rem;color:var(--muted)}

/* table */
.table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
table{width:100%;border-collapse:collapse;font-size:.95rem}
th,td{text-align:left;padding:13px 16px;border-bottom:1px solid var(--line);vertical-align:top}
th{background:var(--cream);font-weight:600;color:var(--forest);font-size:.85rem;text-transform:uppercase;letter-spacing:.05em}
tr:last-child td{border-bottom:0}

/* steps */
.steps{counter-reset:s;list-style:none;padding:0}
.steps li{counter-increment:s;position:relative;padding:0 0 22px 58px;margin:0}
.steps li::before{content:counter(s);position:absolute;left:0;top:0;width:40px;height:40px;border-radius:50%;background:var(--forest);color:#fff;display:grid;place-items:center;font-weight:700;font-family:var(--serif)}
.steps li strong{display:block;color:var(--forest);font-size:1.05rem}

/* callout */
.callout{background:#fff;border-left:4px solid var(--brick);border-radius:0 var(--radius) var(--radius) 0;padding:20px 24px;margin:24px 0;box-shadow:0 2px 10px -6px rgba(0,0,0,.2)}
.callout p:last-child{margin:0}
.check{list-style:none;padding:0}
.check li{padding-left:30px;position:relative}
.check li::before{content:"";position:absolute;left:0;top:.45em;width:18px;height:10px;border-left:3px solid var(--brick);border-bottom:3px solid var(--brick);transform:rotate(-45deg)}

/* faq */
.faqs{max-width:860px}
details.faq{background:#fff;border:1px solid var(--line);border-radius:12px;margin-bottom:12px}
details.faq summary{cursor:pointer;padding:18px 52px 18px 22px;font-weight:600;color:var(--forest);list-style:none;position:relative}
details.faq summary::-webkit-details-marker{display:none}
details.faq summary::after{content:"+";position:absolute;right:22px;top:12px;font-size:1.6rem;color:var(--brick);font-weight:400}
details.faq[open] summary::after{content:"\2013"}
details.faq>div{padding:0 22px 18px;color:var(--muted)}

/* lead form */
.lead-card{background:#fff;border-radius:18px;padding:30px;box-shadow:0 24px 50px -20px rgba(0,0,0,.45);border:1px solid var(--line)}
.lead-title{font-size:1.5rem;margin-bottom:.3em}
.lead-sub{color:var(--muted);font-size:.95rem;margin-bottom:18px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:12px 14px;margin-bottom:16px}
.field{display:flex;flex-direction:column}
.field.full{grid-column:1/-1}
.field label{font-size:.78rem;font-weight:600;color:var(--forest);margin-bottom:5px;text-transform:uppercase;letter-spacing:.05em}
.field input,.field select,.field textarea{font:inherit;font-size:16px;padding:11px 12px;border:1.5px solid var(--line);border-radius:9px;background:var(--paper);color:var(--ink);width:100%}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--forest-3);outline:none;box-shadow:0 0 0 3px rgba(92,68,48,.18)}
.field input[aria-invalid=true]{border-color:var(--brick)}
.form-status{margin:12px 0 0;font-weight:600;font-size:.95rem;min-height:1em}
.form-status.err{color:var(--brick)}
.form-status.ok{color:var(--forest-3)}
.form-fine{font-size:.74rem;color:var(--muted);margin:10px 0 0;line-height:1.5}

/* about strip */
.agent{display:grid;grid-template-columns:300px 1fr;gap:44px;align-items:center}
.agent img{border-radius:var(--radius);box-shadow:var(--shadow);aspect-ratio:4/5;object-fit:cover;width:100%}
.agent-facts{display:flex;flex-wrap:wrap;gap:10px;margin:14px 0 20px}

/* cta band */
.cta-band{background:linear-gradient(120deg,var(--brick),#175259);color:#fff;padding:54px 0}
.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:30px}
.cta-band h2{color:#fff;margin-bottom:.3em}
.cta-band p{margin:0;color:#ddeff1;max-width:600px}
.cta-actions{display:flex;gap:12px;flex-wrap:wrap;flex-shrink:0}

/* footer */
.site-footer{background:#1c140e;color:#cdbba7;font-size:.92rem;padding-top:60px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;padding-bottom:40px}
.site-footer h3{color:#fff;font-family:var(--sans);font-size:.8rem;text-transform:uppercase;letter-spacing:.12em;margin-bottom:14px}
.site-footer a{color:#ece3d8;text-decoration:none}
.site-footer a:hover{color:var(--gold)}
.foot-links{list-style:none;padding:0;margin:0}
.brand-foot{color:#fff;margin-bottom:14px}
.brand-foot .brand-sub{color:#bfa98f}
.legal{border-top:1px solid rgba(255,255,255,.12);padding:28px 20px 90px;display:grid;grid-template-columns:1fr auto;gap:18px 30px;align-items:center}
.legal-firm{color:#ece3d8;line-height:1.6}
.legal-firm strong{letter-spacing:.14em;color:#fff}
.legal-eho{display:flex;align-items:center;gap:10px;font-size:.7rem;text-transform:uppercase;letter-spacing:.1em;color:#ece3d8}
.fine{grid-column:1/-1;font-size:.75rem;color:#ae9679;margin:0;line-height:1.6}
.float-call{display:none}

/* misc */
.center{text-align:center}
.mt0{margin-top:0}
.muted{color:var(--muted)}
.pill-links{display:flex;flex-wrap:wrap;gap:10px}
.pill-links a{background:#fff;border:1px solid var(--line);padding:9px 15px;border-radius:99px;text-decoration:none;color:var(--forest);font-weight:500;font-size:.93rem}
.pill-links a:hover{border-color:var(--forest)}
.notice{background:#fff7e6;border:1px solid #efd9a8;border-radius:12px;padding:14px 18px;font-size:.9rem;color:#6b5220}

@media (max-width:1200px){
  .site-nav ul a{padding:8px 6px;font-size:.88rem}
  .nav-cta{display:none}
}
@media (max-width:960px){
  .nav-toggle{display:block}
  .site-nav{position:fixed;inset:0 0 0 auto;top:0;width:min(340px,86vw);background:var(--paper);flex-direction:column;align-items:stretch;padding:90px 22px 30px;box-shadow:-20px 0 40px rgba(0,0,0,.2);transform:translateX(100%);transition:transform .25s;z-index:60;overflow-y:auto}
  .site-nav.open{transform:none}
  .site-nav ul{flex-direction:column}
  .site-nav ul a{font-size:1.05rem;padding:12px}
  .nav-cta{display:flex;margin-top:12px}
  .nav-toggle{position:relative;z-index:70}
  .hero-inner{grid-template-columns:1fr;padding:56px 20px 64px}
  .split,.split-wide,.agent{grid-template-columns:1fr;gap:34px}
  .cards,.cards.four{grid-template-columns:1fr 1fr}
  .stat-row{grid-template-columns:1fr 1fr}
  .stat-row.three .stat{padding:12px}
  .stat-row.three .stat strong{font-size:1.25rem}
  .stat-row.three .stat span{font-size:.78rem}
  .hood{grid-template-columns:1fr;gap:10px}
  .foot-grid{grid-template-columns:1fr}
  .cta-inner{flex-direction:column;align-items:flex-start}
  .sticky{position:static}
  .agent img{max-width:320px}
}
@media (max-width:620px){
  body{font-size:16px}
  .topbar-inner span{display:none}
  .topbar-inner{justify-content:center}
  .brand-name{font-size:1.02rem}
  .cards,.cards.two,.cards.four{grid-template-columns:1fr}
  .grid2{grid-template-columns:1fr}
  section.block{padding:52px 0}
  .lead-card{padding:22px}
  .legal{grid-template-columns:1fr}
  .float-call{display:block;position:fixed;left:14px;right:14px;bottom:14px;z-index:40;background:var(--brick);color:#fff;text-align:center;padding:14px;border-radius:12px;font-weight:700;text-decoration:none;box-shadow:0 10px 24px -8px rgba(0,0,0,.5)}
  .hero-facts{gap:18px}
  .stack thead{display:none}
  .stack tr{display:block;padding:16px 16px 10px;border-bottom:1px solid var(--line)}
  .stack tr:last-child{border-bottom:0}
  .stack td{display:block;border:0;padding:2px 0}
  .stack td:nth-child(2)::before{content:"Builder: ";font-weight:600;color:var(--forest)}
  .stack td:nth-child(3)::before{content:"From: ";font-weight:600;color:var(--forest)}
  .stack td:nth-child(4){margin-top:6px;color:var(--muted)}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
.card .photo{margin:0 0 18px}
.card .photo img{aspect-ratio:3/2;object-fit:cover;width:100%}