/* Palette pulled from the headshot: ivory suit, warm sand light, espresso hair, olive plant */
:root{
  --ivory:#f7f2eb; --sand:#ece3d7; --linen:#fffcf7; --taupe:#b8a691; --line:#ddd2c4;
  --espresso:#2a201b; --ink:#231c18; --muted:#75685d; --olive:#66704f; --olive-soft:#8b9474;
  --display:"Bodoni Moda",Didot,"Bodoni 72",Georgia,serif; --body:"Jost","Helvetica Neue",Arial,sans-serif;
  color-scheme:light;
}
*{box-sizing:border-box}
html,body{margin:0;overflow-x:hidden}
body{background:var(--ivory);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.6}
img,video{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:1120px;margin:0 auto;padding:0 28px}
@media(max-width:560px){.wrap{padding:0 16px}body{font-size:16px}}
.kicker{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin:0}
h1,h2,h3{font-family:var(--display);font-weight:400;margin:0;text-wrap:balance;color:var(--espresso)}
h1{font-size:clamp(2.5rem,6vw,4.4rem);line-height:1.02}
h2{font-size:clamp(1.9rem,4vw,2.8rem);line-height:1.06}
h3{font-size:1.35rem;line-height:1.2}
h1 em,h2 em{font-style:italic;color:var(--olive)}
p{margin:0}
section{padding:84px 0}
@media(max-width:560px){section{padding:56px 0}}
.sand{background:var(--sand)}
.dark{background:var(--espresso);color:#efe8de}
.dark h2,.dark h3{color:#f7f2eb}
.dark h2 em{color:#c9cfb5}
.dark .kicker{color:#b7aa9b}
.head{display:flex;flex-direction:column;gap:14px;max-width:44rem;margin-bottom:40px}
.lede{font-size:1.1rem;color:var(--muted);max-width:40rem}
.dark .lede{color:#cfc5b8}
.prose{display:flex;flex-direction:column;gap:16px;max-width:42rem}
.prose p{color:#3e342d}

/* nav */
.nav{position:sticky;top:0;z-index:20;background:rgba(247,242,235,.95);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-top:14px;padding-bottom:14px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.1}
.brand b{font-family:var(--display);font-weight:400;font-size:1.25rem;color:var(--espresso)}
.brand span{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.menu{display:flex;align-items:center;gap:22px;font-size:.92rem}
.menu a{text-decoration:none;color:var(--ink)}
.menu a.on{border-bottom:1px solid var(--olive)}
.tel{border:1px solid var(--espresso);border-radius:999px;padding:7px 15px;white-space:nowrap}
.burger{display:none;background:none;border:1px solid var(--espresso);border-radius:999px;padding:7px 14px;font:inherit;font-size:.9rem;color:var(--ink);cursor:pointer}
@media(max-width:860px){
  .burger{display:block}
  .menu{display:none;position:absolute;left:0;right:0;top:100%;background:var(--ivory);flex-direction:column;align-items:flex-start;gap:0;border-bottom:1px solid var(--line);padding:6px 16px 16px}
  .menu a{padding:12px 0;width:100%;border-bottom:1px solid var(--line)}
  .menu a.on{border-bottom:1px solid var(--line);color:var(--olive)}
  .menu .tel{margin-top:12px;width:auto;text-align:center;border:1px solid var(--espresso)}
  .nav.open .menu{display:flex}
}

/* buttons */
.btn{display:inline-block;background:var(--espresso);color:#f7f2eb;text-decoration:none;padding:14px 24px;border-radius:999px;font-size:.95rem;width:fit-content}
.btn.ghost{background:transparent;color:var(--espresso);border:1px solid var(--espresso)}
.dark .btn{background:#f7f2eb;color:var(--espresso)}
.dark .btn.ghost{background:transparent;color:#f7f2eb;border-color:#f7f2eb}
.btns{display:flex;flex-wrap:wrap;gap:10px}

/* hero */
.hero{padding:56px 0 72px}
.hero-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:56px;align-items:center}
@media(max-width:900px){.hero-grid{grid-template-columns:1fr;gap:34px}.hero-photo{order:-1}}
.hero-copy{display:flex;flex-direction:column;gap:24px}
.hero-photo{margin:0}
.hero-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 25%}
@media(max-width:900px){.hero-photo img{aspect-ratio:1/1}}
.hero-photo figcaption{margin-top:10px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.page-hero{padding:64px 0 40px}
.page-hero .head{margin-bottom:0}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stats div{padding:24px 0;display:flex;flex-direction:column;gap:4px}
.stats div+div{border-left:1px solid var(--line);padding-left:24px}
.stats b{font-family:var(--display);font-weight:400;font-size:2.4rem;line-height:1;color:var(--espresso)}
.stats span{font-size:.85rem;color:var(--muted)}
@media(max-width:700px){.stats{grid-template-columns:1fr 1fr}.stats div:nth-child(3){border-left:0;padding-left:0;border-top:1px solid var(--line)}.stats div:nth-child(4){border-top:1px solid var(--line)}}
.source{font-size:.75rem;color:var(--muted);margin-top:10px}

/* cards */
.grid3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.grid2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}
@media(max-width:900px){.grid3{grid-template-columns:1fr 1fr}}
@media(max-width:620px){.grid3,.grid2{grid-template-columns:1fr}}
.card{background:var(--linen);border:1px solid var(--line);display:flex;flex-direction:column;min-width:0;text-decoration:none;color:inherit}
.card img{width:100%;aspect-ratio:3/2;object-fit:cover}
.card .b{padding:18px 20px 22px;display:flex;flex-direction:column;gap:8px}
.card p{color:var(--muted);font-size:.95rem}
.path{background:var(--linen);border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;gap:14px}
.path ul{margin:0;padding-left:18px;color:#3e342d}
.path li{margin:4px 0}
.steps{counter-reset:s;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;list-style:none;padding:0;margin:0}
@media(max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.steps{grid-template-columns:1fr}}
.steps li{border-top:1px solid var(--taupe);padding-top:16px;display:flex;flex-direction:column;gap:6px}
.steps li::before{counter-increment:s;content:"0" counter(s);font-family:var(--display);font-size:1.6rem;color:var(--olive)}
.steps p{color:var(--muted);font-size:.95rem}
.dark .steps li{border-color:#5b4d44}.dark .steps p{color:#cfc5b8}

/* split feature */
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:56px;align-items:center}
@media(max-width:900px){.split{grid-template-columns:1fr;gap:32px}}
.split img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 25%}

/* before / after */
.pairs{display:flex;flex-direction:column;gap:36px}
.pair{display:flex;flex-direction:column;gap:10px}
.pair-imgs{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}
@media(max-width:560px){.pair-imgs{grid-template-columns:1fr}}
.pair figure{margin:0;position:relative}
.pair img{width:100%;aspect-ratio:3/2;object-fit:cover}
.tag{position:absolute;top:10px;left:10px;background:rgba(42,32,27,.85);color:#fff;font-size:10px;letter-spacing:.18em;text-transform:uppercase;padding:5px 9px}
.tag.after{background:var(--olive)}
.cap{font-family:var(--display);font-size:1.2rem}
.note{font-size:.8rem;color:var(--muted)}

/* sold */
.ledger{display:grid;grid-template-columns:1fr 1fr;gap:12px;border-top:1px solid var(--line);padding-top:10px;margin-top:4px}
.ledger small{display:block;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.ledger .af small{color:var(--olive)}
.ledger strong{font-family:var(--display);font-weight:400;font-size:1.3rem;color:var(--espresso)}
.ledger .bf strong{color:var(--muted)}
.ledger em{display:block;font-style:normal;font-size:.78rem;color:var(--muted)}

/* reviews */
.review{border:1px solid rgba(239,232,222,.2);padding:26px;margin:0;display:flex;flex-direction:column;gap:12px}
.stars{color:#d8b878;letter-spacing:.2em}
.review blockquote{margin:0;color:#e6ddd1;line-height:1.65}

/* video */
.vids{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}
@media(max-width:700px){.vids{grid-template-columns:1fr}}
.vids video{width:100%;aspect-ratio:16/9;object-fit:cover;background:#000}

/* communities */
.towns{display:flex;flex-direction:column;gap:0}
.town{display:grid;grid-template-columns:240px minmax(0,1fr);gap:32px;padding:30px 0;border-top:1px solid var(--line)}
@media(max-width:700px){.town{grid-template-columns:1fr;gap:10px}}
.town p{color:#3e342d}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:10px}
.chips a,.chips span{font-size:.85rem;border:1px solid var(--line);background:var(--linen);padding:6px 12px;border-radius:999px;text-decoration:none}

/* cta band */
.cta{display:flex;flex-direction:column;gap:18px;align-items:flex-start;max-width:40rem}

/* footer */
footer{background:var(--sand);padding:56px 0 40px;font-size:.88rem;color:var(--muted)}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr;gap:32px}
@media(max-width:760px){.fgrid{grid-template-columns:1fr}}
footer .sig{font-family:var(--display);font-size:1.6rem;color:var(--espresso);margin-bottom:6px}
footer a{text-decoration:none}
footer ul{list-style:none;padding:0;margin:8px 0 0;display:flex;flex-direction:column;gap:6px}
footer h4{margin:0;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);font-weight:500}
.legal{margin-top:36px;padding-top:18px;border-top:1px solid var(--line);font-size:.78rem;display:flex;flex-direction:column;gap:6px}

/* ===== Luxury presence layer ===== */
:root{--ivory:#f8f5f0;--sand:#efe8de}
body{font-size:16px;letter-spacing:.01em}
h1,h2{text-transform:uppercase;letter-spacing:.04em;font-weight:400}
h1{font-size:clamp(2.4rem,6.4vw,5rem);line-height:1}
h2{font-size:clamp(1.8rem,3.6vw,2.7rem);line-height:1.08}
h1 em,h2 em{font-style:normal;color:inherit}
.dark h2 em{color:inherit}
.btn{border-radius:0;text-transform:uppercase;letter-spacing:.18em;font-size:.75rem;padding:16px 26px}
.tel{border-radius:0;text-transform:uppercase;letter-spacing:.14em;font-size:.72rem}
.menu a{text-transform:uppercase;letter-spacing:.16em;font-size:.72rem}
.burger{border-radius:0;text-transform:uppercase;letter-spacing:.16em;font-size:.72rem}
.brand b{text-transform:uppercase;letter-spacing:.14em;font-size:1.05rem}
.kicker{letter-spacing:.24em}

/* transparent nav over hero (home) */
.nav.over{position:fixed;left:0;right:0;background:transparent;border-bottom:1px solid rgba(255,255,255,.18);backdrop-filter:none;transition:background .35s,border-color .35s}
.nav.over .brand b,.nav.over .brand span,.nav.over .menu a{color:#fff}
.nav.over .tel,.nav.over .burger{border-color:#fff;color:#fff}
.nav.over.solid{background:rgba(248,245,240,.96);border-bottom-color:var(--line);backdrop-filter:blur(8px)}
.nav.over.solid .brand b{color:var(--espresso)}.nav.over.solid .brand span{color:var(--muted)}
.nav.over.solid .menu a{color:var(--ink)}
.nav.over.solid .tel,.nav.over.solid .burger{border-color:var(--espresso);color:var(--ink)}
@media(max-width:860px){.nav.over.open{background:var(--ivory)}.nav.over.open .menu a{color:var(--ink)}.nav.over.open .brand b{color:var(--espresso)}.nav.over.open .brand span{color:var(--muted)}.nav.over.open .burger,.nav.over.open .tel{border-color:var(--espresso);color:var(--ink)}}

/* cinematic hero */
.cine{position:relative;height:100vh;height:100svh;min-height:560px;display:grid;place-items:center;overflow:hidden;color:#fff;background:#2a201b}
.cine video,.cine img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.cine::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,15,12,.45),rgba(20,15,12,.25) 40%,rgba(20,15,12,.55))}
.cine .inner{position:relative;z-index:2;text-align:center;display:flex;flex-direction:column;align-items:center;gap:18px;padding:0 16px}
.cine h1{color:#fff;font-size:clamp(2.6rem,9vw,7rem);letter-spacing:.06em;line-height:.95}
.cine h1 span{display:block;font-size:.5em;letter-spacing:.3em;margin-top:.35em}
.cine p{font-size:11px;letter-spacing:.32em;text-transform:uppercase;color:rgba(255,255,255,.88)}
.cine .bar{position:absolute;z-index:2;left:28px;right:28px;bottom:28px;border-top:1px solid rgba(255,255,255,.35);padding-top:16px;display:flex;justify-content:space-between;align-items:center;gap:16px;font-size:11px;letter-spacing:.24em;text-transform:uppercase}
.cine .bar a{color:#fff;text-decoration:none;border:1px solid rgba(255,255,255,.7);padding:12px 18px}
@media(max-width:560px){.cine .bar{left:16px;right:16px;flex-direction:column;align-items:flex-start}.cine .bar span{display:none}}

/* intro triptych */
.intro{display:grid;grid-template-columns:1fr minmax(0,360px) 1fr;gap:48px;align-items:end}
.intro .say{font-family:var(--display);font-size:clamp(1.4rem,2.3vw,1.9rem);line-height:1.35;color:var(--espresso)}
.intro img{width:100%;aspect-ratio:3/4;object-fit:cover;object-position:50% 22%}
.intro .side{display:flex;flex-direction:column;gap:22px;color:#3e342d}
.intro-title{text-align:center;margin-bottom:46px;display:flex;flex-direction:column;gap:8px}
.intro-title p{font-family:var(--display);font-size:1.3rem;letter-spacing:.06em;color:var(--muted)}
@media(max-width:900px){.intro{grid-template-columns:1fr;gap:28px}.intro img{max-width:420px;margin:0 auto}}

/* stats over photo */
.statband{position:relative;padding:110px 0;color:#fff;overflow:hidden}
.statband img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.statband::after{content:"";position:absolute;inset:0;background:rgba(32,24,20,.55)}
.statband .wrap{position:relative;z-index:2}
.bigstats{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:24px;text-align:center}
.bigstats b{display:block;font-family:var(--display);font-weight:400;font-size:clamp(2.6rem,5.5vw,4.6rem);line-height:1}
.bigstats span{display:block;margin-top:12px;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.85)}
@media(max-width:760px){.bigstats{grid-template-columns:1fr 1fr;row-gap:44px}}

/* horizontal rail */
.rail{display:grid;grid-auto-flow:column;grid-auto-columns:minmax(300px,32%);gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:12px;scrollbar-width:thin}
.rail>*{scroll-snap-align:start}
@media(max-width:620px){.rail{grid-auto-columns:84%}}
.rail-nav{display:flex;justify-content:space-between;align-items:center;margin-top:22px;gap:12px;flex-wrap:wrap}
.arrows{display:flex;gap:8px}
.arrows button{width:46px;height:46px;border-radius:50%;border:1px solid var(--espresso);background:transparent;font-size:1rem;cursor:pointer;color:var(--espresso)}
.center-title{text-align:center;margin:0 auto 44px;display:flex;flex-direction:column;gap:12px;align-items:center;max-width:44rem}

/* testimonial over photo */
.quoteband{position:relative;padding:110px 0}
.quoteband img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.quoteband::after{content:"";position:absolute;inset:0;background:rgba(32,24,20,.35)}
.quotecard{position:relative;z-index:2;background:var(--linen);max-width:980px;margin:0 auto;padding:56px;display:grid;grid-template-columns:240px 1fr;gap:40px}
.quotecard h2{font-size:clamp(1.6rem,3vw,2.3rem)}
.quotecard .q{font-family:var(--display);font-size:clamp(1.15rem,2vw,1.5rem);line-height:1.45;color:var(--espresso)}
.quotecard .q::before{content:"“";display:block;font-size:4rem;line-height:.6;color:var(--taupe)}
.quotecard .who{margin-top:16px;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.qslides>div{display:none}.qslides>div.on{display:block}
@media(max-width:760px){.quotecard{grid-template-columns:1fr;padding:32px 24px;gap:18px}}

/* three tiles */
.tiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px}
.tile{position:relative;aspect-ratio:3/4;overflow:hidden;display:grid;place-items:end center;text-decoration:none;color:#fff;padding-bottom:48px}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,15,12,.1),rgba(20,15,12,.55))}
.tile:hover img{transform:scale(1.04)}
.tile div{position:relative;z-index:2;text-align:center;display:flex;flex-direction:column;gap:8px}
.tile small{font-size:11px;letter-spacing:.24em;text-transform:uppercase}
.tile b{font-family:var(--display);font-weight:400;font-size:clamp(1.6rem,2.6vw,2.2rem);letter-spacing:.06em;text-transform:uppercase}
@media(max-width:760px){.tiles{grid-template-columns:1fr}.tile{aspect-ratio:4/3}}

/* gentle reveal */
.rv{opacity:0;transform:translateY(16px);transition:opacity .9s ease,transform .9s ease}
.rv.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}.tile img{transition:none}}

/* meet section (editorial) */
.meet{padding:120px 0}
@media(max-width:560px){.meet{padding:64px 0}}
.meet-grid{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,1fr);gap:clamp(40px,7vw,110px);align-items:center}
@media(max-width:900px){.meet-grid{grid-template-columns:1fr;gap:44px}}
.meet-photo{margin:0;position:relative}
.meet-photo::before{content:"";position:absolute;inset:36px -36px -36px 36px;background:var(--sand);z-index:0}
@media(max-width:560px){.meet-photo::before{inset:18px -16px -18px 18px}}
.meet-photo img{position:relative;z-index:1;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:52% 22%}
.meet-copy{display:flex;flex-direction:column;gap:18px;max-width:30rem}
.meet-copy h1{font-size:clamp(2rem,3.4vw,2.9rem);letter-spacing:.08em;line-height:1.05}
.meet-sub{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--muted)}
.meet-rule{display:block;width:56px;height:1px;background:var(--taupe);margin:10px 0 6px}
.meet-quote{font-family:var(--display);font-style:italic;font-size:clamp(1.35rem,2.1vw,1.7rem);line-height:1.35;color:var(--espresso)}
.meet-body{color:#4a3f37;font-weight:300;line-height:1.85}
.meet-links{display:flex;gap:34px;margin-top:12px}
.link{font-size:11px;letter-spacing:.24em;text-transform:uppercase;text-decoration:none;color:var(--espresso);padding-bottom:6px;border-bottom:1px solid var(--taupe);transition:border-color .3s}
.link:hover{border-color:var(--espresso)}

/* reviews (refined) */
.reviews2{background:var(--sand);padding:120px 0}
@media(max-width:560px){.reviews2{padding:72px 0}}
.rv2{max-width:820px;margin:0 auto;text-align:center;display:flex;flex-direction:column;align-items:center;gap:26px}
.rating{display:flex;align-items:center;gap:14px;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
.rating .stars{color:#b99a5f;font-size:.95rem;letter-spacing:.3em}
.rv2 .qslides{min-height:9.5em;display:grid;place-items:center}
.rv2 .q{font-family:var(--display);font-style:italic;font-weight:400;font-size:clamp(1.35rem,2.6vw,2rem);line-height:1.45;color:var(--espresso)}
.rv2 .who{margin-top:22px;font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--muted)}
.qnav{display:flex;align-items:center;gap:18px}
.qnav button{background:none;border:0;font-size:1.4rem;line-height:1;color:var(--espresso);cursor:pointer;padding:6px 10px}
.qline{display:block;width:80px;height:1px;background:var(--taupe)}
@media(max-width:560px){.rv2 .qslides{min-height:13em}}

.dark .link{color:#f7f2eb;border-color:#8a7a6c}.dark .link:hover{border-color:#f7f2eb}

/* smaller meet + tiles */
.meet{padding:96px 0}
.meet-grid{grid-template-columns:minmax(0,400px) minmax(0,1fr);max-width:940px;margin:0 auto;gap:clamp(40px,6vw,90px)}
.meet-photo::before{inset:22px -22px -22px 22px}
.meet-copy h1{font-size:clamp(1.8rem,2.8vw,2.4rem)}
@media(max-width:900px){.meet-grid{grid-template-columns:1fr;max-width:420px}}
.tiles-wrap{max-width:1120px;margin:0 auto;padding:0 28px}
@media(max-width:560px){.tiles-wrap{padding:0 16px}}
.tile{aspect-ratio:4/5;padding-bottom:36px}
.tile b{font-size:clamp(1.3rem,2vw,1.7rem)}
@media(max-width:760px){.tile{aspect-ratio:16/10}}
.meet-grid{grid-template-columns:minmax(0,280px) minmax(0,1fr);max-width:760px}
.meet-photo::before{inset:16px -16px -16px 16px}
@media(max-width:900px){.meet-grid{grid-template-columns:1fr;max-width:300px}}