:root{
  --cream:#f6f1e8;
  --sand:#ece3d3;
  --ink:#1c1a17;
  --copper:#9a6436;
  --copper-text:#7d4e27;
  --copper-deep:#5e3a1c;
  --muted:#675e53;
  --line:rgba(28,26,23,.16);
  --sans:'Hanken Grotesk',system-ui,sans-serif;
  --serif:'Newsreader',Georgia,serif;
  --house:polygon(0 20%,50% 0,100% 20%,100% 100%,0 100%);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{font-family:var(--sans);background:var(--cream);color:var(--ink);font-size:18px;line-height:1.6;-webkit-font-smoothing:antialiased}
a{color:inherit}
img,svg{display:block;max-width:100%}
.wrap{max-width:1240px;margin:0 auto;padding:0 32px}
h1,h2,h3{font-weight:700;letter-spacing:-.025em;line-height:1.04}
h2{font-size:clamp(34px,4.6vw,60px)}
em.s{font-family:var(--serif);font-style:italic;font-weight:500;letter-spacing:-.01em;color:var(--copper-text)}
.eyebrow{font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--copper-text);display:flex;align-items:center;gap:10px}
.eyebrow::before{content:"";width:26px;height:2px;background:currentColor}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;background:var(--copper);color:#fff;text-decoration:none;font-weight:700;font-size:17px;padding:17px 30px;border:0;border-radius:999px;cursor:pointer;font-family:var(--sans);transition:transform .15s,background .2s}
.btn:hover{background:var(--copper-deep);transform:translateY(-1px)}
.btn.line{background:transparent;color:var(--ink);box-shadow:inset 0 0 0 2px var(--ink)}
.btn.line:hover{background:var(--ink);color:var(--cream)}
.btn.sm{padding:12px 22px;font-size:15.5px}

/* header */
header{position:sticky;top:0;z-index:40;background:rgba(246,241,232,.9);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:13px;text-decoration:none}
.brand svg{width:42px;height:42px;color:var(--copper)}
.brand b{font-size:23px;font-weight:800;letter-spacing:-.03em;line-height:1;display:block}
.brand small{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--muted);display:block;margin-top:4px}
.desk ul{list-style:none;display:flex;align-items:center;gap:34px}
.desk a{text-decoration:none;font-size:15.5px;font-weight:600}
.desk a:not(.btn):hover{color:var(--copper-text)}

/* hero */
.hero{padding:64px 0 84px}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:70px;align-items:center}
.hero h1{font-size:clamp(46px,6.4vw,92px);margin:22px 0 28px}
.hero .lead{font-size:clamp(19px,1.7vw,22px);color:var(--muted);max-width:30em;margin-bottom:38px}
.cta-row{display:flex;gap:14px;flex-wrap:wrap}
.hero .micro{margin-top:28px;display:flex;gap:26px;flex-wrap:wrap;font-size:15px;font-weight:600}
.hero .micro span::before{content:"";display:inline-block;width:8px;height:8px;background:var(--copper);margin-right:9px;border-radius:50%}
.house{clip-path:var(--house);aspect-ratio:4/5}
.hero-art{position:relative}
.hero-art .house{background:var(--sand)}
.hero-art svg{width:100%;height:100%}

/* answer strip */
.answer{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--sand)}
.answer .wrap{display:grid;grid-template-columns:auto 1fr;gap:48px;padding-top:44px;padding-bottom:44px;align-items:start}
.answer h2{font-size:22px;letter-spacing:-.01em;white-space:nowrap;padding-top:4px}
.answer p{font-size:clamp(19px,1.8vw,23px);line-height:1.5;max-width:46em}

/* collections */
.collections{padding:120px 0 100px}
.head{max-width:700px;margin-bottom:64px}
.head h2{margin:18px 0 20px}
.head p{color:var(--muted);font-size:20px}
.coll-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
.coll .house{margin-bottom:26px;position:relative;transition:transform .35s}
.coll:hover .house{transform:translateY(-6px)}
.coll .k{font-family:var(--serif);font-style:italic;color:var(--copper-text);font-size:20px}
.coll h3{font-size:30px;margin:4px 0 6px}
.coll .tag{font-weight:700;font-size:15px;letter-spacing:.02em;margin-bottom:12px}
.coll p{color:var(--muted);font-size:17px}
.t-classic{background-color:#c4b79f;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='60'%3E%3Cg%3E%3Crect x='1.5' y='1.5' width='57' height='27' rx='2' fill='%23e5dccb'/%3E%3Crect x='61.5' y='1.5' width='57' height='27' rx='2' fill='%23ddd2bf'/%3E%3Crect x='31.5' y='31.5' width='57' height='27' rx='2' fill='%23e9e1d2'/%3E%3Crect x='-28.5' y='31.5' width='57' height='27' rx='2' fill='%23dfd5c3'/%3E%3Crect x='91.5' y='31.5' width='57' height='27' rx='2' fill='%23e2d8c6'/%3E%3C/g%3E%3C/svg%3E");background-size:120px 60px}
.t-modern{background-color:#24201c;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='64' height='48'%3E%3Cg fill='none'%3E%3Cpath d='M0 14L32 0L64 14' stroke='%239a6436' stroke-width='8'/%3E%3Cpath d='M0 38L32 24L64 38' stroke='%23f1e8d8' stroke-width='3'/%3E%3C/g%3E%3C/svg%3E");background-size:64px 48px}
.t-luxe{background-color:#ece4d5;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='800' height='800'%3E%3Cfilter id='v' x='0' y='0' width='100%25' height='100%25'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.005 .011' numOctaves='5' seed='11'/%3E%3CfeColorMatrix values='0 0 0 0 0.38 0 0 0 0 0.32 0 0 0 0 0.26 1 0 0 0 0'/%3E%3CfeComponentTransfer%3E%3CfeFuncA type='table' tableValues='0 0 0 0 0 1 0 0 0 0 0'/%3E%3C/feComponentTransfer%3E%3C/filter%3E%3Crect width='800' height='800' filter='url(%23v)'/%3E%3C/svg%3E"),url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='800' height='800'%3E%3Cfilter id='v' x='0' y='0' width='100%25' height='100%25'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.011 .02' numOctaves='4' seed='7'/%3E%3CfeColorMatrix values='0 0 0 0 0.55 0 0 0 0 0.48 0 0 0 0 0.4 1 0 0 0 0'/%3E%3CfeComponentTransfer%3E%3CfeFuncA type='table' tableValues='0 0 0 0 0 0.8 0 0 0 0 0'/%3E%3C/feComponentTransfer%3E%3C/filter%3E%3Crect width='800' height='800' filter='url(%23v)'/%3E%3C/svg%3E");background-size:cover}
.t-luxe::after{content:"";position:absolute;inset:0;background:linear-gradient(115deg,rgba(255,255,255,.35) 0,transparent 38%)}

/* approach */
.approach{background:var(--ink);color:#f1e9db;padding:110px 0}
.approach .eyebrow{color:#d6a679}
.approach h2{max-width:15em;margin:18px 0 70px}
.approach h2 em.s{color:#d6a679}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid rgba(241,233,219,.25)}
.step{padding:34px 30px 0 0}
.step + .step{padding-left:30px;border-left:1px solid rgba(241,233,219,.18)}
.step .n{font-size:68px;font-weight:800;letter-spacing:-.05em;line-height:.9;color:var(--copper);margin-bottom:22px}
.step h3{font-size:24px;margin-bottom:10px}
.step p{color:#bdb3a4;font-size:16.5px}
.promise{margin-top:80px;display:grid;grid-template-columns:repeat(3,1fr);gap:40px;padding-top:44px;border-top:1px solid rgba(241,233,219,.25)}
.promise h3{font-size:22px;margin-bottom:8px}
.promise p{color:#bdb3a4;font-size:16.5px}

/* areas */
.areas{padding:110px 0}
.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:44px}
.area-group h3{font-size:20px;letter-spacing:-.01em;padding-bottom:14px;margin-bottom:16px;border-bottom:2px solid var(--ink)}
.area-group ul{list-style:none;display:flex;flex-wrap:wrap;gap:9px}
.area-group li{font-size:15.5px;font-weight:600;padding:8px 15px;border-radius:999px;background:var(--sand);border:1px solid var(--line)}
.areas .note{margin-top:46px;color:var(--muted);max-width:44em}

/* faq */
.faq{background:var(--sand);padding:110px 0;border-top:1px solid var(--line)}
.faq-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:start}
.faq h2{margin-top:18px;position:sticky;top:110px}
.faq-item{border-top:1px solid var(--ink)}
.faq-item:last-child{border-bottom:1px solid var(--ink)}
.faq-item summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:24px;align-items:center;padding:24px 0}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item h3{font-size:clamp(19px,1.7vw,23px);letter-spacing:-.015em;line-height:1.25}
.plus{flex:none;width:30px;height:30px;position:relative;border-radius:50%;background:var(--ink)}
.plus::before,.plus::after{content:"";position:absolute;left:50%;top:50%;width:12px;height:2px;background:var(--cream);transform:translate(-50%,-50%);transition:transform .25s}
.plus::after{transform:translate(-50%,-50%) rotate(90deg)}
.faq-item[open] .plus::after{transform:translate(-50%,-50%) rotate(0)}
.faq-item p{padding:0 54px 28px 0;color:var(--muted);font-size:17.5px;max-width:40em}

/* contact */
.contact{background:var(--copper);color:#fff;padding:110px 0}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.contact .eyebrow{color:#fff}
.contact h2{margin:18px 0 22px}
.contact .side p{font-size:20px;opacity:.92;max-width:26em;margin-bottom:38px}
.callbig{font-size:clamp(36px,4.4vw,58px);font-weight:800;letter-spacing:-.035em;text-decoration:none;display:inline-block;border-bottom:3px solid rgba(255,255,255,.5);line-height:1.15}
.callbig:hover{border-color:#fff}
.contact small{display:block;margin-top:18px;font-size:15px;opacity:.9}
form{background:var(--cream);color:var(--ink);padding:42px;border-radius:6px;box-shadow:0 30px 60px -30px rgba(0,0,0,.45)}
form h3{font-size:28px;margin-bottom:6px}
form .sub{color:var(--muted);font-size:16px;margin-bottom:24px}
.f{margin-bottom:17px}
label{display:block;font-size:14.5px;font-weight:700;margin-bottom:7px}
label i{font-weight:500;color:var(--muted);font-style:normal}
input,select,textarea{width:100%;font:inherit;font-size:16.5px;padding:14px 15px;background:#fff;border:1.5px solid #cdc2b1;border-radius:4px;color:var(--ink)}
input:focus,select:focus,textarea:focus{outline:3px solid rgba(154,100,54,.35);border-color:var(--copper)}
textarea{min-height:92px;resize:vertical}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
form .btn{width:100%;margin-top:6px}
.fine{font-size:14px;color:var(--muted);margin-top:14px;text-align:center}
.thanks{display:none;padding:34px 0;text-align:center}
.thanks p{color:var(--muted);margin-top:8px}
form.sent .f,form.sent .row,form.sent > .btn,form.sent .fine,form.sent > h3,form.sent .sub{display:none}
form.sent .thanks{display:block}

footer{background:var(--ink);color:#b9afa0;padding:56px 0 40px;font-size:15.5px}
.foot{display:grid;grid-template-columns:1.2fr 1fr;gap:40px}
footer .brand b{color:#f6f1e8}
footer .brand small{color:#8c8374}
footer p{margin-top:16px;max-width:30em}
footer .legal{margin-top:40px;padding-top:22px;border-top:1px solid rgba(255,255,255,.12);font-size:14px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px}
footer a{text-decoration:none}
footer a:hover{color:#fff}
.foot-r{text-align:right}

.callbar{display:none}

@media(max-width:960px){
  .desk{display:none}
  .hero{padding:36px 0 56px}
  .hero-grid,.faq-grid,.contact-grid,.foot{grid-template-columns:1fr;gap:44px}
  .hero-art{max-width:420px}
  .answer .wrap{grid-template-columns:1fr;gap:12px}
  .coll-grid{grid-template-columns:1fr;gap:56px}
  .coll .house{max-width:440px}
  .steps{grid-template-columns:1fr 1fr}
  .step:nth-child(3){border-left:0;padding-left:0}
  .step{padding-bottom:30px}
  .promise,.area-grid{grid-template-columns:1fr;gap:34px}
  .faq h2{position:static}
  .collections,.areas,.faq,.contact,.approach{padding:76px 0}
  .foot-r{text-align:left}
  body{padding-bottom:62px}
  .callbar{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:50;box-shadow:0 -6px 24px rgba(0,0,0,.18)}
  .callbar a{flex:1;text-align:center;padding:18px 8px;font-weight:700;text-decoration:none;font-size:16.5px;background:var(--ink);color:#fff}
  .callbar a + a{background:var(--copper)}
}
@media(max-width:560px){
  .wrap{padding:0 20px}
  .steps{grid-template-columns:1fr}
  .step + .step{border-left:0;padding-left:0;border-top:1px solid rgba(241,233,219,.18)}
  .row{grid-template-columns:1fr}
  form{padding:28px 22px}
  .faq-item p{padding-right:0}
  .brand small{display:none}
}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}


/* ---------- multi-page additions ---------- */
.mob{display:none;align-items:center;gap:10px}
.drop{position:relative}
.drop > a::after{content:"";display:inline-block;width:6px;height:6px;border-right:2px solid currentColor;border-bottom:2px solid currentColor;transform:rotate(45deg);margin-left:8px;position:relative;top:-3px}
.drop .sub{display:none;position:absolute;top:100%;left:-18px;padding:10px;min-width:260px;background:var(--cream);border:1px solid var(--line);border-radius:8px;box-shadow:0 20px 40px -20px rgba(0,0,0,.35);flex-direction:column;gap:0}
.drop:hover .sub,.drop:focus-within .sub{display:flex}
.drop .sub a{display:block;padding:11px 14px;border-radius:5px}
.drop .sub a:hover{background:var(--sand)}
.mnav summary{list-style:none;cursor:pointer;font-weight:700;font-size:15.5px;padding:11px 18px;border-radius:999px;box-shadow:inset 0 0 0 2px var(--ink)}
.mnav summary::-webkit-details-marker{display:none}
.mnav[open] summary{background:var(--ink);color:var(--cream)}
.mnav .panel{position:absolute;left:0;right:0;top:76px;background:var(--cream);border-bottom:1px solid var(--line);padding:10px 20px 22px;display:flex;flex-direction:column;box-shadow:0 20px 30px -20px rgba(0,0,0,.4)}
.mnav .panel a{padding:15px 4px;font-weight:600;font-size:18px;text-decoration:none;border-bottom:1px solid var(--line)}

.crumbs{font-size:14px;color:var(--muted);margin-bottom:22px}
.crumbs a{text-decoration:none;border-bottom:1px solid var(--line)}
.crumbs a:hover{color:var(--copper-text)}
.phero{padding:56px 0 40px}
.phero h1{font-size:clamp(38px,5.2vw,70px);margin:18px 0 22px;max-width:16em}
.phero .lead{font-size:clamp(18px,1.6vw,21px);color:var(--muted);max-width:34em;margin-bottom:30px}
.phero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:70px;align-items:center}
.artnote{font-size:13px;color:var(--muted);margin-top:12px}
.cityhouse{clip-path:var(--house);aspect-ratio:4/5;background:var(--copper);color:#fff;display:flex;align-items:flex-end;padding:0 10% 11%;max-width:440px;width:100%;justify-self:end}
.cityhouse{position:relative}
.cityhouse .wm{position:absolute;width:62%;height:auto;aspect-ratio:1;right:-6%;top:24%;color:rgba(255,255,255,.13)}
.cityhouse > div{position:relative}
.cityhouse span{display:block;font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;opacity:.85}
.cityhouse b{display:block;font-size:clamp(34px,4vw,56px);letter-spacing:-.03em;line-height:1.02;margin:8px 0 6px}
.cityhouse small{font-size:15px;opacity:.9}

.content{padding:30px 0 100px}
.article-grid{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:72px;align-items:start}
.prose h2{font-size:clamp(26px,2.8vw,36px);margin:52px 0 16px;letter-spacing:-.02em}
.prose > .capsule + h2{margin-top:44px}
.prose p{margin-bottom:18px;max-width:42em;font-size:18.5px}
.prose ul{margin:0 0 18px 1.15em;max-width:42em}
.prose li{margin-bottom:9px;font-size:18px}
.prose a{color:var(--copper-text);text-underline-offset:3px}
.prose.narrow{max-width:760px}
.capsule{background:var(--sand);border-left:5px solid var(--copper);padding:24px 28px;border-radius:0 6px 6px 0;margin-bottom:6px}
.capsule p{margin:0;font-size:clamp(18.5px,1.7vw,21px);line-height:1.5;max-width:none}
.glance{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:2px solid var(--ink);margin-bottom:10px}
.glance div{padding:18px 20px 6px 0}
.glance div + div{padding-left:20px;border-left:1px solid var(--line)}
.glance dt{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--copper-text);margin-bottom:6px}
.glance dd{font-size:17px;line-height:1.4}
.sidecard{position:sticky;top:104px;background:var(--ink);color:#f1e9db;padding:30px;border-radius:6px}
.sidecard .eyebrow{color:#d6a679}
.sidecard h3{font-size:25px;margin:12px 0 8px}
.sidecard p{color:#bdb3a4;font-size:16.5px;margin-bottom:20px}
.sidecard .btn{width:100%}
.sidephone{display:block;text-align:center;margin-top:16px;font-weight:800;font-size:22px;letter-spacing:-.02em;text-decoration:none}
.sidephone:hover{color:#d6a679}
.faq-list .faq-item p{max-width:none}
.prose .faq-item{border-color:var(--ink)}
.prose .faq-item summary h3{font-size:clamp(18px,1.6vw,21px)}
.prose .faq-item p{font-size:17.5px;padding:0 54px 24px 0}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.cards.two{grid-template-columns:repeat(2,1fr)}
.card{display:flex;flex-direction:column;background:var(--paper);border:1px solid var(--line);border-radius:6px;padding:28px;text-decoration:none;transition:transform .2s,border-color .2s}
.card:hover{transform:translateY(-4px);border-color:var(--copper)}
.card .cat{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--copper-text);margin-bottom:14px}
.card h3{font-size:23px;line-height:1.15;margin-bottom:12px}
.card p{color:var(--muted);font-size:16.5px;margin-bottom:20px}
.more{margin-top:auto;font-weight:700;font-size:15.5px;color:var(--copper-text)}
.more::after{content:" \2192"}
.guides-strip{padding:20px 0 100px}
.content > .wrap > .h2,.h2{font-size:clamp(26px,2.8vw,36px);margin:50px 0 24px}
.content > .wrap > .area-grid{margin-top:8px}
.content .note,.areas .note{margin-top:40px;color:var(--muted);max-width:44em}
.coll .cardlink{text-decoration:none;display:block}
.coll .more{display:inline-block;margin-top:18px}
.area-group li a{text-decoration:none}
.area-group li:has(a){background:var(--copper);border-color:var(--copper)}
.area-group li:has(a) a{color:#fff}
.area-group li:has(a):hover{background:var(--copper-deep)}
.faqmore{margin-top:20px;font-weight:600}
.faqmore a{color:var(--copper-text)}
.err{color:#9b2c1a;font-weight:600;margin-top:12px;font-size:15.5px}
.err a{color:inherit}
.foot4{display:grid;grid-template-columns:1.3fr 1fr 1fr 1.2fr;gap:44px}
footer h4{color:#f6f1e8;font-size:14px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:14px}
footer ul{list-style:none}
footer li{margin-bottom:9px}

@media(max-width:960px){
  .mob{display:flex}
  .phero{padding:36px 0 24px}
  .phero-grid{grid-template-columns:1fr;gap:40px}
  .cityhouse{justify-self:start;max-width:340px}
  .article-grid{grid-template-columns:1fr;gap:40px}
  .sidecard{position:static}
  .cards,.cards.two{grid-template-columns:1fr}
  .glance{grid-template-columns:1fr}
  .glance div + div{padding-left:0;border-left:0;border-top:1px solid var(--line)}
  .foot4{grid-template-columns:1fr 1fr;gap:34px}
  .content{padding-bottom:70px}
  .guides-strip{padding-bottom:70px}
}
@media(max-width:560px){
  .foot4{grid-template-columns:1fr}
  .prose .faq-item p{padding-right:0}
  .brand small{display:none}
}

.house img{width:100%;height:100%;object-fit:cover;display:block}
.hero-art .house{background:var(--sand)}

/* form additions */
.req{color:var(--copper-text)}
input[aria-invalid="true"]{border-color:#9b2c1a;outline:2px solid rgba(155,44,26,.18)}
.field-err{color:#9b2c1a;font-size:14px;font-weight:600;margin-top:6px}


.row.addr-row{grid-template-columns:2fr 1fr}
@media(max-width:560px){.row.addr-row{grid-template-columns:2fr 1fr;gap:12px}}