:root{
  --ink:#1b1a19; --ink-2:#262422; --gold:#c3a56b; --gold-d:#a88a52;
  --paper:#ffffff; --stone:#f5f2ec; --text:#2b2926; --muted:#6f6a62; --line:#e4ded3;
  --serif:"Bodoni Moda",Georgia,serif; --sans:"Poppins",system-ui,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);font-weight:300;color:var(--text);background:var(--paper);line-height:1.7;font-size:16px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
.narrow{max-width:820px}
.eyebrow{font-size:12px;letter-spacing:.28em;text-transform:uppercase;font-weight:500;color:var(--gold)}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.15;color:var(--ink)}
h2{font-size:clamp(30px,4.2vw,46px);margin:10px 0 18px}
h3{font-size:26px}
.btn{display:inline-block;font-family:var(--sans);font-weight:500;font-size:14px;letter-spacing:.04em;padding:14px 26px;border:1px solid var(--gold);background:var(--gold);color:#fff;cursor:pointer;transition:background .2s,color .2s;text-align:center}
.btn:hover{background:var(--gold-d);border-color:var(--gold-d)}
.btn.ghost{background:transparent;color:#fff}
.btn.ghost:hover{background:var(--gold)}
.btn.dark-ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn.dark-ghost:hover{background:var(--ink);color:#fff}
.center{text-align:center}
.muted{color:var(--muted)}

/* placeholder marker — remove class once filled */
.ph{outline:2px dashed var(--gold);outline-offset:3px;background:rgba(195,165,107,.12)}
.ph-tag{display:inline-block;font:600 10px/1 var(--sans);letter-spacing:.1em;background:var(--gold);color:#fff;padding:3px 6px;margin:0 6px 0 0;vertical-align:middle}

/* ---------- header + dropdown nav ---------- */
header{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .3s,box-shadow .3s}
header.solid,body.inner header{background:rgba(27,26,25,.97);box-shadow:0 1px 0 rgba(195,165,107,.25)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{display:flex;flex-direction:column;line-height:1;color:#fff}
.brand b{font-family:var(--serif);font-weight:400;font-size:24px;letter-spacing:.08em}
.brand small{font-size:9.5px;letter-spacing:.42em;color:var(--gold);margin-top:6px;text-transform:uppercase}
.menu{display:flex;gap:6px;align-items:center;list-style:none}
.menu>li{position:relative}
.menu>li>a,.menu>li>button{display:block;background:none;border:0;color:#fff;font:400 13px var(--sans);letter-spacing:.08em;text-transform:uppercase;padding:10px 12px;cursor:pointer}
.menu>li>a:hover,.menu>li>button:hover{color:var(--gold)}
.menu>li>button:after{content:"";display:inline-block;width:6px;height:6px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg);margin:0 0 3px 8px}
.sub{position:absolute;top:100%;left:0;min-width:240px;background:var(--ink);border-top:2px solid var(--gold);list-style:none;padding:8px 0;opacity:0;visibility:hidden;transform:translateY(6px);transition:.18s;box-shadow:0 12px 30px rgba(0,0,0,.3)}
.sub a{display:block;padding:10px 20px;color:#e9e3d8;font-size:14px}
.sub a:hover{color:var(--gold);background:rgba(255,255,255,.03)}
.menu>li:hover .sub,.menu>li:focus-within .sub{opacity:1;visibility:visible;transform:none}
.menu>li>a.btn{background:var(--gold);color:#fff;padding:10px 18px;font-size:12px;margin-left:10px;letter-spacing:.06em}
.menu>li>a.btn:hover{background:var(--gold-d);color:#fff}
.burger{display:none;background:none;border:0;color:#fff;font-size:26px;cursor:pointer}

/* ---------- home hero ---------- */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;color:#fff;background:#1b1a19 center/cover no-repeat}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,19,18,.55),rgba(20,19,18,.45) 45%,rgba(20,19,18,.82))}
.hero .wrap{position:relative;text-align:center;padding-top:90px;padding-bottom:60px}
.hero h1{color:#fff;font-size:clamp(40px,6.6vw,76px);margin:16px 0 18px}
.hero p.lead{font-size:17px;max-width:620px;margin:0 auto 34px;color:#ece7de}
.search{display:flex;max-width:640px;margin:0 auto 22px;background:#fff}
.search input{flex:1;border:0;padding:18px 20px;font:400 15px var(--sans);color:var(--ink);min-width:0}
.search input:focus{outline:2px solid var(--gold)}
.search button{border:0;background:var(--gold);color:#fff;font:500 14px var(--sans);padding:0 28px;cursor:pointer;letter-spacing:.04em}
.ctas{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* ---------- inner page hero ---------- */
.phero{position:relative;padding:170px 0 90px;color:#fff;background:#1b1a19 center/cover no-repeat}
.phero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,19,18,.7),rgba(20,19,18,.6))}
.phero .wrap{position:relative}
.phero h1{color:#fff;font-size:clamp(38px,5.6vw,64px);margin:12px 0 14px}
.phero p{max-width:640px;color:#ece7de;font-size:17px}
.crumbs{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#cfc7b9;margin-bottom:6px}
.crumbs a:hover{color:var(--gold)}

.strip{background:var(--ink);color:#d9d3c8;padding:26px 0}
.strip .wrap{display:flex;justify-content:center;gap:56px;flex-wrap:wrap;text-align:center}
.strip b{display:block;font-family:var(--serif);font-weight:400;font-size:30px;color:#fff}
.strip span{font-size:12px;letter-spacing:.18em;text-transform:uppercase}

section{padding:100px 0}
section.tight{padding:70px 0}
.stone{background:var(--stone)}
.dark{background:var(--ink);color:#ddd6ca}
.dark h2,.dark h3{color:#fff}
.head{text-align:center;max-width:720px;margin:0 auto 50px}
.head p{color:var(--muted)}
.dark .head p{color:#cfc7b9}

/* prose */
.prose p{margin-bottom:18px}
.prose h2{margin-top:50px}
.prose h3{margin:34px 0 10px;font-size:24px}
.prose ul,.prose ol{margin:0 0 20px 22px}
.prose li{margin-bottom:8px}
.prose strong{font-weight:500;color:var(--ink)}
.note{border-left:3px solid var(--gold);background:var(--stone);padding:18px 22px;margin:26px 0;font-size:15px}

/* split */
.split{display:grid;grid-template-columns:5fr 6fr;gap:70px;align-items:center}
.split.rev{grid-template-columns:6fr 5fr}
.split img.photo{width:100%;aspect-ratio:4/5;object-fit:cover}
.framed{position:relative}
.framed:after{content:"";position:absolute;inset:14px;border:1px solid var(--gold);pointer-events:none}
.portrait{position:relative;aspect-ratio:4/5;background:var(--stone);display:flex;align-items:center;justify-content:center;color:var(--muted);text-align:center;font-size:14px}
.portrait img{width:100%;height:100%;object-fit:cover}
.sig{font-family:var(--serif);font-style:italic;font-size:28px;color:var(--ink);margin:6px 0 26px}
.cred{font-size:13px;color:var(--muted);margin-top:22px;border-top:1px solid var(--line);padding-top:16px}

/* tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.tile{position:relative;display:block;aspect-ratio:4/5;overflow:hidden;color:#fff;background:#222 center/cover no-repeat}
.tile:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,19,18,.05) 30%,rgba(20,19,18,.85));transition:.3s}
.tile:hover:before{background:linear-gradient(180deg,rgba(20,19,18,.2) 10%,rgba(20,19,18,.9))}
.tile .t{position:absolute;left:28px;right:28px;bottom:28px}
.tile h3{color:#fff;font-size:30px;margin:6px 0 8px}
.tile p{font-size:14px;color:#e6e0d5}
.tile .go{display:inline-block;margin-top:12px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}

/* cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.cards.two{grid-template-columns:1fr 1fr}
.card{background:#fff;border:1px solid var(--line);padding:32px 28px}
.card h3{font-size:24px;margin:6px 0 10px}
.card p{font-size:15px;color:var(--muted);margin-bottom:14px}
.card a.more{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-d);font-weight:500}

/* steps */
.steps{counter-reset:s;list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:22px 40px}
.steps li{counter-increment:s;position:relative;padding:0 0 0 64px;margin:0}
.steps li:before{content:counter(s,decimal-leading-zero);position:absolute;left:0;top:-4px;font-family:var(--serif);font-size:36px;color:var(--gold);line-height:1}
.steps b{display:block;font-weight:500;color:var(--ink);margin-bottom:4px;font-size:17px}
.steps span{font-size:15px;color:var(--muted)}
.dark .steps b{color:#fff}.dark .steps span{color:#cfc7b9}

/* accordion (FAQ / guide drop-downs) */
details.acc{border-bottom:1px solid var(--line)}
details.acc summary{list-style:none;cursor:pointer;padding:22px 40px 22px 0;position:relative;font-family:var(--serif);font-size:22px;color:var(--ink)}
details.acc summary::-webkit-details-marker{display:none}
details.acc summary:after{content:"+";position:absolute;right:4px;top:18px;font:300 28px var(--sans);color:var(--gold)}
details.acc[open] summary:after{content:"–"}
details.acc .in{padding:0 0 24px}
details.acc .in p{margin-bottom:12px}
details.acc .in ul{margin:0 0 12px 22px}
details.acc .in li{margin-bottom:6px}

/* checklist */
.check{list-style:none;margin:0 0 20px;padding:0}
.check li{position:relative;padding:6px 0 6px 34px}
.check li:before{content:"";position:absolute;left:0;top:10px;width:18px;height:18px;border:1.5px solid var(--gold)}

/* communities chips + town facts */
.chips{display:flex;flex-wrap:wrap;gap:12px;justify-content:center}
.chips a,.chips span{border:1px solid rgba(195,165,107,.8);padding:10px 20px;font-size:14px;letter-spacing:.06em}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin:30px 0}
.facts div{border-top:2px solid var(--gold);padding-top:14px}
.facts b{display:block;font-weight:500;color:var(--ink);margin-bottom:4px}
.facts span{font-size:15px;color:var(--muted)}

/* band CTA */
.band{position:relative;padding:110px 0;color:#fff;text-align:center;background:#1b1a19 center/cover no-repeat}
.band:before{content:"";position:absolute;inset:0;background:rgba(20,19,18,.72)}
.band .wrap{position:relative}
.band h2{color:#fff}
.band p{max-width:620px;margin:0 auto 30px;color:#ece7de}

/* IDX */
.idx{background:#fff;border:1px solid var(--line);min-height:380px;display:flex;align-items:center;justify-content:center;text-align:center;padding:40px}
.idx p{max-width:520px;color:var(--muted);margin:10px auto 24px}

/* reviews */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.quote{border:1px solid var(--line);padding:34px 30px;background:#fff}
.stars{color:var(--gold);letter-spacing:4px;font-size:15px;margin-bottom:14px}
.quote p{font-family:var(--serif);font-size:19px;line-height:1.5;color:var(--ink);margin-bottom:18px}
.quote cite{font-style:normal;font-size:13px;color:var(--muted);letter-spacing:.06em}

/* forms */
.formcard{background:#fff;color:var(--text);padding:38px 34px;border:1px solid var(--line)}
.formcard h3{margin-bottom:6px}
.formcard .subt{font-size:14px;color:var(--muted);margin-bottom:18px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
label{display:block;font-size:12px;letter-spacing:.08em;text-transform:uppercase;font-weight:500;color:var(--muted);margin:12px 0 6px}
input,select,textarea{width:100%;border:1px solid var(--line);padding:13px 14px;font:400 15px var(--sans);color:var(--ink);background:#fff;border-radius:0}
input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);border-color:transparent}
textarea{min-height:100px;resize:vertical}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:12px;color:var(--muted);margin:16px 0 20px;line-height:1.5;text-transform:none;letter-spacing:0;font-weight:300}
.consent input{width:auto;margin-top:3px;flex:none}
.formcard .btn{width:100%}
.form-msg{display:none;margin-top:14px;font-size:14px;color:var(--ink)}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}

/* step-by-step funnel */
.funnel{max-width:640px;margin:0 auto;background:#fff;border:1px solid var(--line);padding:40px 38px;position:relative}
.bar{height:3px;background:var(--line);margin:-40px -38px 32px}
.bar i{display:block;height:100%;width:0;background:var(--gold);transition:width .3s}
.stepq{display:none}
.stepq.on{display:block;animation:fade .25s}
@keyframes fade{from{opacity:0;transform:translateY(6px)}to{opacity:1;transform:none}}
.stepq h3{font-size:28px;margin-bottom:6px}
.stepq .hint{color:var(--muted);font-size:14px;margin-bottom:20px}
.opts{display:grid;gap:10px;margin:8px 0 6px}
.opts button{text-align:left;background:#fff;border:1px solid var(--line);padding:15px 18px;font:400 15px var(--sans);color:var(--ink);cursor:pointer;transition:.15s}
.opts button:hover,.opts button.sel{border-color:var(--gold);background:rgba(195,165,107,.1)}
.fnav{display:flex;justify-content:space-between;align-items:center;margin-top:24px}
.fnav .back{background:none;border:0;color:var(--muted);font:400 14px var(--sans);cursor:pointer}
.fnav .back:hover{color:var(--ink)}
.done{text-align:center;padding:20px 0}
.done h3{font-size:32px}

/* contact block */
.contact-dark{position:relative;color:#fff;background:#1b1a19 center/cover no-repeat}
.contact-dark:before{content:"";position:absolute;inset:0;background:rgba(20,19,18,.84)}
.contact-dark .split{position:relative;align-items:start}
.contact-dark h2{color:#fff}
.contact-dark .info p{color:#ddd6ca;margin-bottom:22px}
a.line{display:block;font-size:17px;margin-bottom:10px}
a.line:hover{color:var(--gold)}

/* footer */
footer{background:var(--ink);color:#b9b2a6;padding:60px 0 34px;font-size:13px}
footer .top{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:34px;padding-bottom:34px;border-bottom:1px solid #3a3734}
footer h4{font:500 11px var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin-bottom:12px}
footer .col a{display:block;color:#ddd6ca;margin-bottom:6px}
footer .col a:hover{color:var(--gold)}
footer .bottom{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;align-items:center;padding-top:24px;font-size:12px;line-height:1.6}
footer .bottom a{text-decoration:underline}
footer .eho{display:flex;align-items:center;gap:10px;flex:none}
footer .eho img{height:34px;width:auto}

.callbar{display:none}

@media (max-width:980px){
  .split,.split.rev{grid-template-columns:1fr;gap:44px}
  .tiles,.cards,.quotes{grid-template-columns:1fr 1fr}
  .steps{grid-template-columns:1fr}
  footer .top{grid-template-columns:1fr 1fr}
  .portrait,.split img.photo{max-width:460px;margin:0 auto;width:100%}
}
@media (max-width:860px){
  .burger{display:block}
  .menu{display:none;position:absolute;top:78px;left:0;right:0;background:#1b1a19;flex-direction:column;align-items:stretch;gap:0;padding:8px 0 22px;max-height:calc(100vh - 78px);overflow:auto}
  .menu.open{display:flex}
  .menu>li>a,.menu>li>button{width:100%;text-align:left;padding:14px 24px;font-size:14px}
  .sub{position:static;opacity:1;visibility:visible;transform:none;display:none;box-shadow:none;border:0;background:rgba(255,255,255,.03);padding:0}
  .menu>li.open .sub{display:block}
  .menu>li:hover .sub{display:none}.menu>li.open:hover .sub{display:block}
  .sub a{padding:12px 40px}
  .menu>li>a.btn{margin:12px 24px 0;width:auto;text-align:center}
  section{padding:76px 0}
  .tiles,.cards,.cards.two,.quotes,.facts{grid-template-columns:1fr}
  .tile{aspect-ratio:16/11}
  .row{grid-template-columns:1fr}
  .formcard,.funnel{padding:30px 22px}
  .bar{margin:-30px -22px 26px}
  .strip .wrap{gap:28px}
  .callbar{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:60}
  .callbar a{flex:1;text-align:center;padding:15px 0;font-weight:500;font-size:14px;color:#fff;background:var(--ink);border-top:1px solid var(--gold)}
  .callbar a+a{background:var(--gold)}
  footer{padding-bottom:90px}
  footer .top{grid-template-columns:1fr}
  .phero{padding:140px 0 70px}
}
@media (max-width:520px){
  .wrap{padding:0 16px}
  .search{flex-direction:column}
  .search button{padding:15px}
}
@media print{
  header,footer,.callbar,.band,.no-print{display:none!important}
  .phero{padding:20px 0;background:none!important;color:#000}
  .phero:before{display:none}
  .phero h1,.phero p{color:#000}
  section{padding:20px 0}
  details.acc .in{display:block}
}