:root{--white:#FFFFFF;--paper:#F6F6F6;--grey:#E7E7E7;--stone:#CECDC8;--char:#5E5E5D;--brown:#423A34;--ink:#111111;
--text:#333333;--bronze:#7A6235;--gold:#A8894A;--hero:#2A2522;--sand:#D9CBB4;
--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:Montserrat,'Helvetica Neue',Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--text);background:var(--white);font-size:15px;line-height:1.85;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--bronze)}a:hover{color:var(--gold)}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:-9999px;top:0;background:var(--white);color:var(--ink);padding:12px 16px;z-index:100}
.skip:focus{left:12px;top:12px}
.wrap{max-width:1200px;margin:0 auto;padding:0 32px}
.narrow{max-width:780px}
h1,h2,h3{font-family:var(--serif);font-weight:300;color:var(--ink);line-height:1.1;margin:0}
h1{font-size:clamp(40px,6vw,64px)}h2{font-size:clamp(34px,4.4vw,48px)}h3{font-size:28px;font-weight:500}
p{margin:0}
.kick{font-family:var(--sans);font-size:12px;letter-spacing:3px;text-transform:uppercase;font-weight:500;color:var(--bronze);margin:0}
.stack{display:flex;flex-direction:column;gap:20px}
.section{padding:112px 0}.section.tight{padding:80px 0}
.bg-paper{background:var(--paper)}.bg-grey{background:var(--grey)}
.bg-ink{background:var(--ink);color:#D9D9D9}.bg-ink h2,.bg-ink h3,.bg-ink h1{color:var(--white)}
.bg-brown{background:var(--brown);color:#E7E7E7}.bg-brown h2{color:var(--white)}
.center{text-align:center;align-items:center}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:0 28px;font-family:var(--sans);font-size:12px;letter-spacing:2px;text-transform:uppercase;font-weight:500;text-decoration:none;border:1px solid transparent;cursor:pointer;background:var(--bronze);color:var(--white)}
.btn:hover{background:var(--brown);color:var(--white)}
.btn.dark{background:var(--ink)}.btn.dark:hover{background:var(--brown)}
.btn.ghost{background:transparent;border-color:var(--white);color:var(--white)}.btn.ghost:hover{background:rgba(255,255,255,.12)}
.btn.line{background:transparent;border-color:var(--ink);color:var(--ink)}.btn.line:hover{background:var(--ink);color:var(--white)}
.btns{display:flex;flex-wrap:wrap;gap:16px}
/* header */
.site-head{background:var(--ink);color:var(--white);position:sticky;top:0;z-index:50}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:88px}
.site-head .logo{flex-shrink:0;display:block}.site-head .logo img{height:44px;width:auto;display:block}
.nav{display:flex;gap:18px;align-items:center}
.nav a{color:#D9D9D9;text-decoration:none;font-size:12px;letter-spacing:2px;text-transform:uppercase;white-space:nowrap}
.nav a:hover,.nav a[aria-current=page]{color:var(--white)}
.nav a[aria-current=page]{border-bottom:1px solid var(--gold);padding-bottom:4px}
.head-right{display:flex;align-items:center;gap:14px}
.head-right .btn{min-height:40px;padding:0 18px}
.burger{display:none;background:none;border:1px solid var(--white);color:var(--white);width:44px;height:44px;align-items:center;justify-content:center;cursor:pointer}
@media (max-width:1199px){
 .burger{display:inline-flex}
 .nav{display:none;position:absolute;top:88px;left:0;right:0;background:var(--ink);flex-direction:column;align-items:flex-start;gap:0;padding:8px 20px 24px;border-top:1px solid #2b2b2b}
 .nav.open{display:flex}
 .nav a{padding:14px 0;width:100%;border-bottom:1px solid #222}
 .nav a[aria-current=page]{border-bottom:1px solid #222;color:var(--gold)}
 .head-right .call{display:none}
}
/* hero */
.hero{position:relative;background:var(--hero);color:var(--white);overflow:hidden}
.hero .bgimg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.42}
.hero.page.photo .inner{min-height:540px}
/* Buyers: the photo shown smaller on the right (zoomed out), fading into the dark behind the title */
.hero.page.photo.tall .inner{min-height:min(41.5vw,640px)}
.hero.page.photo.tall .bgimg{left:auto;right:0;width:62%;opacity:.8;-webkit-mask-image:linear-gradient(to right,rgba(0,0,0,0) 0%,rgba(0,0,0,.25) 18%,rgba(0,0,0,.7) 36%,#000 55%);mask-image:linear-gradient(to right,rgba(0,0,0,0) 0%,rgba(0,0,0,.25) 18%,rgba(0,0,0,.7) 36%,#000 55%)}
.hero .inner{position:relative;min-height:640px;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;gap:28px;padding-top:96px;padding-bottom:96px}
.hero.page .inner{min-height:380px;align-items:flex-start;text-align:left}
.hero h1{color:var(--white);max-width:820px}
.hero .kick{color:var(--sand)}
.hero p.lead{font-size:16px;max-width:580px;color:#E7E7E7}
.scroll{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:#9A8F86;margin-top:24px}
/* grids */
.g2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:56px;align-items:center}
.g3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}
.g3.towns>:last-child:nth-child(3n+1){grid-column:2}
.g4{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:32px}
.top{align-items:start}
.arch{width:100%;max-width:420px;aspect-ratio:4/5;object-fit:cover;border-radius:999px 999px 0 0;margin:0 auto}
.tile{text-decoration:none;color:inherit;display:flex;flex-direction:column;gap:12px}
.tile .ph{aspect-ratio:3/2;background:var(--stone);overflow:hidden}
.tile .ph img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.tile:hover .ph img{transform:scale(1.04)}
.tile span{font-family:var(--serif);font-size:28px;color:var(--ink)}
.ph-empty{display:flex;align-items:center;justify-content:center;background:var(--stone);color:var(--char);font-size:10px;letter-spacing:3px;text-transform:uppercase}
.panel{padding:56px 48px;display:flex;flex-direction:column;gap:20px}
.step{display:flex;flex-direction:column;gap:14px;border-top:1px solid var(--stone);padding-top:20px}
.step .n{font-family:var(--serif);font-size:56px;font-weight:300;line-height:1;color:var(--bronze)}
.step h3{font-size:26px}
.row-step{display:flex;gap:28px;border-top:1px solid var(--stone);padding-top:28px}
.row-step .n{font-family:var(--serif);font-size:64px;font-weight:300;line-height:.9;color:var(--bronze);flex:none;width:90px}
blockquote{margin:0;max-width:760px;font-family:var(--serif);font-size:34px;font-weight:300;line-height:1.35;color:var(--ink)}
.prose h2{font-size:32px;margin:48px 0 16px}.prose h3{font-size:24px;margin:32px 0 12px}
.prose p{margin:0 0 16px}.prose ul{margin:0 0 16px;padding-left:22px}.prose li{margin-bottom:8px}
/* forms */
form.card{background:var(--paper);padding:48px;display:flex;flex-direction:column;gap:22px}
.field{display:flex;flex-direction:column;gap:8px}
.field label{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:var(--char)}
.field input,.field textarea,.field select{font-family:var(--sans);font-size:15px;padding:14px 16px;border:1px solid var(--stone);background:var(--white);color:var(--ink);width:100%;border-radius:0}
.pair{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}
.consent{display:flex;flex-direction:column;gap:14px;border-top:1px solid var(--stone);padding-top:20px}
.check{display:flex;gap:12px;align-items:flex-start;font-size:13px;line-height:1.65;color:var(--text);text-transform:none;letter-spacing:0}
.check input{width:20px;height:20px;margin-top:2px;flex:none;accent-color:var(--bronze)}
.small{font-size:12px;line-height:1.7;color:var(--char)}
.form-msg{font-size:14px;padding:14px 16px;background:var(--white);border-left:3px solid var(--bronze);display:none}
.hp{position:absolute;left:-9999px}
/* calculator */
.calc{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:48px;align-items:start}
.calc .out{background:var(--ink);color:#D9D9D9;padding:40px;display:flex;flex-direction:column;gap:18px}
.calc .big{font-family:var(--serif);font-size:64px;font-weight:300;color:var(--white);line-height:1}
.calc dl{display:grid;grid-template-columns:1fr auto;gap:10px 24px;margin:0}
.calc dt{color:#BDBDBD}.calc dd{margin:0;color:var(--white);text-align:right}
.tablebox{overflow-x:auto;margin-top:32px}
table{border-collapse:collapse;width:100%;font-size:13px}
th,td{padding:10px 12px;border-bottom:1px solid var(--grey);text-align:right}
th:first-child,td:first-child{text-align:left}
th{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:var(--char);font-weight:500}
/* footer */
.site-foot{background:var(--ink);color:#D9D9D9}
.site-foot .cols{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px;padding:72px 0 40px}
.site-foot p{font-size:13px;line-height:1.8;color:#BDBDBD}
.site-foot a{color:#D9D9D9;text-decoration:none;font-size:13px}
.site-foot a:hover{color:var(--white)}
.site-foot .links{display:flex;flex-direction:column;gap:12px}
.site-foot .social{display:flex;gap:16px}
.site-foot .social a{color:var(--white)}
.site-foot .legal{border-top:1px solid #333;padding:24px 0 40px;display:flex;flex-wrap:wrap;gap:16px;justify-content:space-between;font-size:12px;color:#9A9A9A}
.eho{display:inline-flex;align-items:center;gap:8px}
@media (max-width:820px){
 .wrap{padding:0 20px}
 .section{padding:80px 0}
 .g2,.g3,.g4,.calc,.site-foot .cols,.pair{grid-template-columns:repeat(1,minmax(0,1fr))}
 .g2{gap:40px}
 form.card,.panel{padding:32px 24px}
 .hero .inner{min-height:540px}
 .hero.page.photo.tall .bgimg{width:100%;opacity:.42;-webkit-mask-image:none;mask-image:none}
 .row-step .n{width:64px;font-size:48px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.tile .ph img{transition:none}}