/* Layout: warm linen editorial site; arches carry the brand; one espresso band per page; burgundy only on primary actions. */
:root{
  --linen:#F3EDE4; --stone:#E4D9CA; --champagne:#D8C3A0; --camel:#A68A64;
  --walnut:#6E4F35; --espresso:#2B2420; --ink:#2F2723; --muted:#6B5D52;
  --burgundy:#6B1E2E; --burgundy-deep:#4E1420; --paper:#FBF8F3; --line:#D9CCBA;
  --display:'Fraunces',Georgia,'Times New Roman',serif;
  --body:'Archivo','Helvetica Neue',Arial,sans-serif;
  --wrap:1200px; --gutter:max(16px,env(safe-area-inset-left,0px));
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--linen);color:var(--ink);font:400 16px/1.65 var(--body);-webkit-font-smoothing:antialiased}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:60;background:var(--linen)}
img{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:var(--display);font-weight:300;line-height:1.08;letter-spacing:-.015em;margin:0;text-wrap:balance;font-variation-settings:"opsz" 120}
h1{font-size:clamp(2.6rem,6vw,4.6rem)}
h2{font-size:clamp(2rem,4.2vw,3.2rem)}
h3{font-size:1.5rem;font-weight:400}
h1 em,h2 em{font-style:italic;color:var(--walnut)}
p{margin:0}
.eyebrow{font:600 .74rem/1 var(--body);letter-spacing:.2em;text-transform:uppercase;color:var(--camel)}
.lede{font-size:1.125rem;color:var(--muted);max-width:56ch}
.band{padding-left:var(--gutter);padding-right:max(16px,env(safe-area-inset-right,0px))}
.wrap{max-width:var(--wrap);margin:0 auto}
section.band{padding-block:clamp(64px,9vw,120px)}
.btn{display:inline-flex;align-items:center;gap:.6em;padding:15px 26px;border-radius:999px;font:500 .95rem/1 var(--body);text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s}
.btn-primary{background:var(--burgundy);color:#FBF3EC}
.btn-primary:hover{background:var(--burgundy-deep)}
.btn-ghost{border-color:var(--walnut);color:var(--walnut);background:transparent}
.btn-ghost:hover{background:var(--walnut);color:var(--linen)}
.btn-light{background:var(--champagne);color:var(--espresso)}
.btn-light:hover{background:var(--linen)}
:focus-visible{outline:2px solid var(--burgundy);outline-offset:3px}
.arch{border-radius:999px 999px 0 0;overflow:hidden}
.arch img{width:100%;height:100%;object-fit:cover}

/* header */
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:color-mix(in srgb,var(--linen) 92%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.head-row{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:16px}
.brand{display:flex;flex-direction:column;text-decoration:none;line-height:1}
.brand b{font:400 1.55rem/1 var(--display);letter-spacing:-.01em}
.brand span{font:500 .62rem/1 var(--body);letter-spacing:.24em;text-transform:uppercase;color:var(--camel);margin-top:6px}
nav.main{display:flex;align-items:center;gap:28px}
nav.main a{text-decoration:none;font-size:.92rem;color:var(--ink);white-space:nowrap}
nav.main a:not(.btn):hover{color:var(--burgundy)}
nav.main a[aria-current="page"]{color:var(--burgundy)}
nav.main .btn{padding:11px 20px}
nav.main a.btn-primary,nav.main a.btn-primary:hover{color:#FBF3EC}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:999px;padding:9px 16px;font:500 .85rem var(--body);color:var(--ink)}
@media (max-width:1080px){
  nav.main{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:flex-start;gap:18px;background:var(--linen);padding:20px var(--gutter) 28px;border-bottom:1px solid var(--line)}
  nav.main.open{display:flex}
  .menu-btn{display:block}
}

/* hero */
.hero{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(32px,6vw,80px);align-items:end;padding-block:clamp(40px,7vw,88px) 0}
.hero-copy{display:flex;flex-direction:column;gap:26px;padding-bottom:clamp(24px,5vw,72px);min-width:0}
.hero-ctas{display:flex;flex-wrap:wrap;gap:12px}
.hero-art{position:relative}
.hero-art .arch{aspect-ratio:4/5;max-width:100%}
.hero-tag{position:absolute;left:-28px;bottom:36px;background:var(--paper);border:1px solid var(--line);padding:16px 20px;border-radius:16px;display:flex;flex-direction:column;gap:4px;max-width:250px}
.hero-tag b{font:400 1.05rem/1.2 var(--display)}
.hero-tag small{font-size:.8rem;color:var(--muted)}
.search{display:flex;gap:8px;background:var(--paper);border:1px solid var(--line);border-radius:999px;padding:6px 6px 6px 22px;max-width:520px}
.search input{flex:1;min-width:0;border:0;background:transparent;font:400 .95rem var(--body);color:var(--ink)}
.search input:focus{outline:none}
.search:focus-within{border-color:var(--walnut)}
.search .btn{padding:12px 20px}
@media (max-width:860px){.hero{grid-template-columns:1fr}.hero-art{max-width:460px}.hero-tag{left:12px}}

/* service arches (espresso band) */
.dark{background:var(--espresso);color:var(--linen)}
.dark .eyebrow{color:var(--champagne)}
.dark .lede{color:#CDBFAE}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:24px;flex-wrap:wrap;margin-bottom:clamp(36px,5vw,56px)}
.sec-head > div{display:flex;flex-direction:column;gap:14px;min-width:0}
.paths{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2.4vw,32px)}
.path{display:flex;flex-direction:column;gap:18px;text-decoration:none;color:inherit}
.path .arch{aspect-ratio:3/4;border:1px solid rgba(216,195,160,.35);padding:10px;background:transparent}
.path .arch img{border-radius:999px 999px 0 0}
.path h3{font-size:clamp(1.6rem,2.6vw,2.1rem);font-weight:300}
.path p{color:#CDBFAE;font-size:.95rem;max-width:34ch}
.path .go{font:500 .85rem var(--body);color:var(--champagne);letter-spacing:.04em}
.path:hover .go{text-decoration:underline;text-underline-offset:4px}
@media (max-width:820px){.paths{grid-template-columns:1fr;max-width:420px}}

/* meet */
.meet{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(32px,6vw,88px);align-items:center}
.meet .arch{aspect-ratio:4/5}
.meet-copy{display:flex;flex-direction:column;gap:22px;min-width:0}
.meet-copy p{max-width:58ch}
.facts{display:flex;flex-wrap:wrap;gap:10px}
.chip{border:1px solid var(--line);border-radius:999px;padding:8px 14px;font-size:.82rem;color:var(--walnut);background:var(--paper)}
.sig{font:italic 300 1.9rem/1 var(--display);color:var(--walnut)}
@media (max-width:820px){.meet{grid-template-columns:1fr}.meet .arch{max-width:380px}}

/* process */
.process{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,80px);align-items:center}
.wheel{max-width:440px;width:100%;margin:0 auto}
.wheel svg{width:100%;height:auto;display:block}
.steps{list-style:none;margin:0;padding:0;display:flex;flex-direction:column}
.steps li{display:grid;grid-template-columns:48px 1fr;gap:16px;padding:20px 0;border-top:1px solid var(--line)}
.steps li:last-child{border-bottom:1px solid var(--line)}
.steps .n{font:300 1.6rem/1 var(--display);color:var(--camel);font-variant-numeric:lining-nums}
.steps b{display:block;font:400 1.2rem/1.3 var(--display);margin-bottom:4px}
.steps p{color:var(--muted);font-size:.95rem}
@media (max-width:820px){.process{grid-template-columns:1fr}}

/* listings */
.stone{background:var(--stone)}
.homes{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.home{background:var(--paper);border-radius:18px;overflow:hidden;display:flex;flex-direction:column}
.home figure{margin:0;position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--champagne)}
.home figure img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.status{position:absolute;left:12px;top:12px;font:600 .68rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;padding:7px 10px;border-radius:999px;background:var(--paper);color:var(--walnut)}
.status.sold{background:var(--espresso);color:var(--champagne)}
.home-body{padding:16px 18px 20px;display:flex;flex-direction:column;gap:6px}
.price{font:400 1.45rem/1.1 var(--display);font-variant-numeric:lining-nums}
.price small{font:400 .85rem var(--body);color:var(--muted)}
.addr{font-size:.86rem;color:var(--ink)}
.specs{font-size:.8rem;color:var(--muted);font-variant-numeric:tabular-nums}
@media (max-width:1000px){.homes{grid-template-columns:repeat(2,1fr)}}
@media (max-width:480px){.homes{grid-template-columns:1fr}}

/* value band */
.value{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,64px);align-items:center;background:var(--champagne);border-radius:28px;padding:clamp(28px,5vw,64px)}
.value > div{display:flex;flex-direction:column;gap:16px;min-width:0}
.value .eyebrow{color:var(--walnut)}
.value p{color:#4A3B2E}
form.card{display:flex;flex-direction:column;gap:12px;background:var(--paper);border-radius:20px;padding:24px}
.field{display:flex;flex-direction:column;gap:6px}
.field label{font:600 .7rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--walnut)}
.field input,.field select,.field textarea{font:400 1rem var(--body);color:var(--ink);background:var(--linen);border:1px solid var(--line);border-radius:12px;padding:13px 14px;width:100%}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--walnut)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.note{font-size:.8rem;color:var(--muted)}
.note.ok{color:var(--walnut);font-weight:500}
@media (max-width:820px){.value{grid-template-columns:1fr}}
@media (max-width:480px){.row2{grid-template-columns:1fr}}

/* neighborhoods */
.hoods{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line)}
.hood{padding:28px 22px 32px 0;display:flex;flex-direction:column;gap:12px;border-bottom:1px solid var(--line)}
.hood + .hood{padding-left:22px;border-left:1px solid var(--line)}
.hood h3{font-size:1.45rem;font-weight:300}
.hood p{font-size:.92rem;color:var(--muted)}
.hood span{font:600 .68rem/1 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--camel)}
@media (max-width:1000px){.hoods{grid-template-columns:1fr 1fr}.hood,.hood + .hood{padding:24px 16px 24px 0;border-left:0}}
@media (max-width:520px){.hoods{grid-template-columns:1fr}}

/* reviews + newsletter */
.duo{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.panel{border-radius:24px;padding:clamp(28px,4vw,48px);display:flex;flex-direction:column;gap:16px;align-items:flex-start}
.panel.paper{background:var(--paper);border:1px solid var(--line)}
.panel.walnut{background:var(--walnut);color:var(--linen)}
.panel.walnut .eyebrow{color:var(--champagne)}
.panel.walnut p{color:#E9DCC9}
.quote-mark{font:300 5rem/0.6 var(--display);color:var(--champagne)}
.inline-form{display:flex;gap:8px;width:100%;flex-wrap:wrap}
.inline-form input{flex:1 1 220px;min-width:0;font:400 1rem var(--body);padding:14px 16px;border-radius:999px;border:1px solid rgba(233,220,201,.4);background:rgba(251,248,243,.08);color:var(--linen)}
.inline-form input::placeholder{color:#CDBFAE}
.inline-form input:focus{outline:none;border-color:var(--champagne)}
@media (max-width:820px){.duo{grid-template-columns:1fr}}

/* contact + footer */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(28px,6vw,80px);align-items:start}
.contact-copy{display:flex;flex-direction:column;gap:20px;min-width:0}
.contact-lines{display:flex;flex-direction:column;gap:10px;font-size:.95rem}
.contact-lines span{color:var(--muted);font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;display:block}
@media (max-width:820px){.contact{grid-template-columns:1fr}}
footer.band{background:var(--espresso);color:#CDBFAE;padding-block:48px;font-size:.82rem}
.foot{display:flex;flex-wrap:wrap;justify-content:space-between;gap:24px}
.foot .brand b{color:var(--linen)}
.foot p{max-width:62ch}

/* inner pages */
.page-hero{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(32px,6vw,80px);align-items:end;padding-block:clamp(40px,7vw,88px) 0}
.page-hero .hero-copy{padding-bottom:clamp(24px,5vw,64px)}
.page-hero .arch{aspect-ratio:4/5}
.crumb{font-size:.85rem;color:var(--muted)}
.crumb a{color:var(--walnut)}
.plan{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin:0;padding:0}
.plan > li{list-style:none;background:var(--paper);border:1px solid var(--line);border-radius:22px;padding:28px;display:flex;flex-direction:column;gap:12px}
.plan .n{font:300 3rem/1 var(--display);color:var(--champagne);font-variant-numeric:lining-nums}
.plan h3{font-size:1.4rem}
.plan p{color:var(--muted);font-size:.95rem}
.plan ul{margin:0;padding-left:18px;color:var(--muted);font-size:.9rem;display:flex;flex-direction:column;gap:4px}
@media (max-width:1000px){.plan{grid-template-columns:1fr 1fr}}
@media (max-width:620px){.plan{grid-template-columns:1fr}.page-hero{grid-template-columns:1fr}.page-hero .arch{max-width:420px}}
@media (max-width:860px){.page-hero{grid-template-columns:1fr}.page-hero .arch{max-width:420px}}
.cta-strip{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.cta-strip > div{display:flex;flex-direction:column;gap:12px;min-width:0}
.mock-note{background:var(--walnut);color:var(--linen);text-align:center;font-size:.8rem;padding-block:8px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.form-error{color:var(--burgundy)!important}