/* Three Eights Estates — site v2. Static, no framework. */
@font-face{font-family:"Fraunces";src:url(../fonts/fraunces-latin-wght-normal.woff2) format("woff2");font-weight:300 900;font-style:normal;font-display:swap}
@font-face{font-family:"Fraunces";src:url(../fonts/fraunces-latin-wght-italic.woff2) format("woff2");font-weight:300 900;font-style:italic;font-display:swap}
@font-face{font-family:"Inter";src:url(../fonts/inter-latin-wght-normal.woff2) format("woff2");font-weight:100 900;font-style:normal;font-display:swap}

:root{
  --ink:#1c1510;--ink-2:#261d16;--ink-3:#33281f;
  --cream:#faf6f0;--sand:#f3ebdf;--line:#e7dccd;--white:#fff;
  --gold:#c4a072;--gold-lt:#e2c59f;--gold-dk:#7a5e3c;--gold-dk2:#5f4829;
  --text:#2b241e;--muted:#6b6158;--muted-dk:#b9ab9a;
  --grad:linear-gradient(135deg,#ecd3b0 0%,#c4a072 45%,#9c7a50 70%,#d9b98e 100%);
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --r:18px;--r-lg:28px;
  --shadow:0 1px 2px rgba(28,21,16,.06),0 12px 32px -12px rgba(28,21,16,.18);
  --shadow-lg:0 2px 4px rgba(28,21,16,.06),0 30px 60px -20px rgba(28,21,16,.35);
  --max:1200px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.6;color:var(--text);background:var(--cream);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.02em;margin:0 0 .5em;color:var(--ink)}
h1{font-size:clamp(2.6rem,6.2vw,5rem);font-weight:450}
h2{font-size:clamp(2rem,4vw,3.25rem)}
h3{font-size:1.4rem;letter-spacing:-.01em}
p{margin:0 0 1em}
em.accent,.accent{font-style:italic;font-weight:400;background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent;padding-right:.06em}
.container{width:min(100% - 40px,var(--max));margin-inline:auto}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:12px 18px;z-index:100;border-radius:0 0 10px 0}
.skip:focus{left:0}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:6px}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:18px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.dark .eyebrow{color:var(--gold-lt)}
.lede{font-size:1.18rem;color:var(--muted);max-width:40rem}
.section{padding:clamp(72px,10vw,128px) 0}
.section-head{max-width:760px;margin-bottom:56px}
.section-head.center{margin-inline:auto;text-align:center}
.section-head.center .eyebrow::after{content:"";width:28px;height:1px;background:currentColor}
.dark{background:var(--ink);color:#e9e0d4}
.dark h1,.dark h2,.dark h3,.dark h4{color:#fff}
.dark .lede{color:var(--muted-dk)}
.sand{background:var(--sand)}
.white{background:var(--white)}

/* Buttons */
.btn{--pad:16px 26px;display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:var(--pad);border-radius:999px;font:600 1rem/1 var(--sans);text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:transform .2s ease,box-shadow .2s ease,background .2s ease,color .2s;white-space:nowrap}
.btn svg{width:18px;height:18px;flex:none}
.btn-gold{background:var(--grad);background-size:160% 160%;color:var(--ink);box-shadow:0 10px 30px -10px rgba(196,160,114,.8),inset 0 1px 0 rgba(255,255,255,.45)}
.btn-gold:hover{transform:translateY(-2px);background-position:100% 0;box-shadow:0 16px 36px -12px rgba(196,160,114,.9)}
.btn-ink{background:var(--ink);color:#fff}
.btn-ink:hover{background:var(--ink-3);transform:translateY(-2px)}
.btn-ghost{border-color:rgba(255,255,255,.35);color:#fff;background:rgba(255,255,255,.04);backdrop-filter:blur(6px)}
.btn-ghost:hover{border-color:var(--gold-lt);color:var(--gold-lt)}
.btn-line{border-color:var(--ink);color:var(--ink)}
.btn-line:hover{background:var(--ink);color:#fff}
.btn-sm{--pad:11px 18px;font-size:.92rem}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(250,246,240,.86);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid rgba(231,220,205,.7)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:24px;height:76px}
.brand{display:flex;align-items:center;text-decoration:none}
.brand img{height:30px;width:auto}
.nav-links{display:flex;gap:30px;list-style:none;margin:0;padding:0}
.nav-links a{text-decoration:none;font-size:.95rem;font-weight:500;color:var(--text);position:relative;padding:6px 0}
.nav-links a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1.5px;background:var(--gold);transition:right .25s}
.nav-links a:hover::after{right:0}
.nav-cta{display:flex;align-items:center;gap:18px}
.nav-phone{display:inline-flex;align-items:center;gap:8px;font-weight:600;text-decoration:none;font-size:.95rem;color:var(--ink)}
.nav-phone svg{width:16px;height:16px;color:var(--gold-dk)}
.menu-btn{display:none;background:none;border:0;padding:8px;cursor:pointer;color:var(--ink)}
.menu-btn svg{width:28px;height:28px}
@media (max-width:1020px){.nav-links{display:none}.nav-links.open{display:flex;position:absolute;top:76px;left:0;right:0;flex-direction:column;gap:0;background:var(--cream);border-bottom:1px solid var(--line);padding:8px 20px 20px;box-shadow:var(--shadow)}.nav-links.open a{display:block;padding:14px 0;border-bottom:1px solid var(--line);font-size:1.05rem}.menu-btn{display:block}}
@media (max-width:640px){.nav-cta .btn,.nav-phone span{display:none}.nav{height:66px}.nav-links.open{top:66px}.brand img{height:26px}}

/* Hero */
.hero{position:relative;overflow:hidden;background:var(--ink);color:#efe6da;isolation:isolate}
.hero-bg{position:absolute;inset:0;z-index:-2}
.hero-bg img{width:100%;height:100%;object-fit:cover;opacity:.42;filter:saturate(.85) contrast(1.05)}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:
  radial-gradient(1200px 600px at 85% 10%,rgba(196,160,114,.22),transparent 60%),
  linear-gradient(90deg,rgba(28,21,16,.97) 0%,rgba(28,21,16,.88) 42%,rgba(28,21,16,.55) 100%),
  linear-gradient(0deg,rgba(28,21,16,.9),transparent 40%)}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center;padding:clamp(64px,9vw,120px) 0 clamp(72px,9vw,112px)}
.hero h1{color:#fff;margin-bottom:24px}
.hero .lede{color:#cfc2b2;font-size:1.22rem;margin-bottom:36px}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:40px}
.chips{display:flex;flex-wrap:wrap;gap:10px;list-style:none;padding:0;margin:0}
.chips li{display:inline-flex;align-items:center;gap:8px;padding:8px 14px;border-radius:999px;font-size:.86rem;font-weight:500;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);color:#e9dfd2}
.chips svg{width:15px;height:15px;color:var(--gold-lt)}
.hero-visual{position:relative;min-height:470px}
.float-card{position:absolute;background:#fff;color:var(--text);border-radius:22px;box-shadow:var(--shadow-lg);overflow:hidden}
.fc-home{width:min(360px,88%);right:0;top:0;transform:rotate(1.5deg)}
.fc-home img{aspect-ratio:4/3;object-fit:cover;width:100%}
.fc-home .fc-body{padding:16px 20px 18px;display:flex;justify-content:space-between;align-items:end;gap:12px}
.fc-addr{font-weight:600;font-size:.95rem;color:var(--ink);line-height:1.3}
.fc-city{font-size:.82rem;color:var(--muted)}
.fc-rent{font-family:var(--serif);font-size:1.6rem;color:var(--ink);white-space:nowrap}
.fc-rent small{font-family:var(--sans);font-size:.8rem;color:var(--muted)}
.badge-leased{position:absolute;top:14px;left:14px;background:var(--ink);color:var(--gold-lt);font-size:.72rem;font-weight:700;letter-spacing:.14em;padding:7px 12px;border-radius:999px;text-transform:uppercase}
.fc-fee{left:0;bottom:22px;width:250px;padding:22px 22px 20px;background:var(--ink-2);color:#efe6da;border:1px solid rgba(226,197,159,.25);transform:rotate(-2deg)}
.fc-fee .big{font-family:var(--serif);font-size:3.2rem;line-height:1;background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent;margin:6px 0 4px}
.fc-fee .lbl{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted-dk)}
.fc-fee p{font-size:.88rem;margin:0;color:#cfc2b2}
.fc-pill{right:24px;bottom:0;padding:12px 16px;display:flex;align-items:center;gap:10px;font-size:.86rem;font-weight:600;border-radius:999px}
.fc-pill .dot{width:9px;height:9px;border-radius:50%;background:#3fae6a;box-shadow:0 0 0 4px rgba(63,174,106,.18)}
@media (max-width:960px){.hero-grid{grid-template-columns:1fr;gap:40px}.hero-visual{min-height:430px;max-width:480px;width:100%;margin-inline:auto}}
@media (max-width:480px){.hero-visual{min-height:380px}.fc-fee{width:210px;padding:18px}.fc-fee .big{font-size:2.6rem}.fc-pill{display:none}}

/* Stats */
.stats{background:var(--ink-2);border-top:1px solid rgba(255,255,255,.06)}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:34px 24px;text-align:center;border-left:1px solid rgba(255,255,255,.07)}
.stat:first-child{border-left:0}
.stat .num{font-family:var(--serif);font-size:clamp(2rem,3.4vw,2.8rem);line-height:1;color:#fff;margin-bottom:8px}
.stat .num sup{font-size:.45em;color:var(--gold-lt)}
.stat .cap{font-size:.86rem;color:var(--muted-dk)}
.stats-note{text-align:center;font-size:.76rem;color:#8c7f70;padding:0 0 18px;margin:0}
@media (max-width:760px){.stats-grid{grid-template-columns:1fr 1fr}.stat:nth-child(3){border-left:0}.stat{border-top:1px solid rgba(255,255,255,.07);padding:26px 14px}}

/* Value props */
.props{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.prop{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:36px 32px;box-shadow:var(--shadow);position:relative;overflow:hidden}
.prop .ico{width:52px;height:52px;border-radius:16px;display:grid;place-items:center;background:var(--ink);color:var(--gold-lt);margin-bottom:22px}
.prop .ico svg{width:24px;height:24px}
.prop h3{margin-bottom:10px}
.prop p{color:var(--muted);margin:0}
@media (max-width:900px){.props{grid-template-columns:1fr}}

/* Differentiators */
.diff-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.08);border-radius:var(--r-lg);overflow:hidden}
.diff{background:var(--ink);padding:38px 34px}
.diff .k{font-family:var(--serif);font-size:2.4rem;line-height:1;margin-bottom:14px;background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.diff h3{font-size:1.25rem;margin-bottom:8px}
.diff p{color:var(--muted-dk);margin:0;font-size:.96rem}
.syndication{margin-top:48px;display:flex;flex-wrap:wrap;align-items:center;gap:12px 28px;justify-content:center;color:#8c7f70;font-size:.9rem}
.syndication strong{color:#e9dfd2;font-weight:600;letter-spacing:.02em;font-size:1rem}
@media (max-width:900px){.diff-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.diff-grid{grid-template-columns:1fr}.diff{padding:30px 26px}}

/* Steps */
.steps{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(5,1fr);gap:20px;counter-reset:s}
.step{position:relative;padding-top:64px}
.step::before{counter-increment:s;content:"0" counter(s);position:absolute;top:0;left:0;font-family:var(--serif);font-size:1.15rem;width:46px;height:46px;border-radius:50%;display:grid;place-items:center;border:1.5px solid var(--gold);color:var(--gold-dk);background:var(--cream)}
.step::after{content:"";position:absolute;top:23px;left:58px;right:-8px;height:1px;background:repeating-linear-gradient(90deg,var(--gold) 0 6px,transparent 6px 12px)}
.step:last-child::after{display:none}
.step h3{font-size:1.15rem;margin-bottom:8px}
.step p{font-size:.93rem;color:var(--muted);margin:0}
@media (max-width:1000px){.steps{grid-template-columns:1fr;gap:0}.step{padding:0 0 30px 70px}.step::after{top:52px;left:23px;right:auto;bottom:6px;width:1px;height:auto;background:repeating-linear-gradient(180deg,var(--gold) 0 6px,transparent 6px 12px)}}

/* Results */
.results{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.home{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);box-shadow:var(--shadow);transition:transform .25s,box-shadow .25s;margin:0}
.home:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg)}
.home .ph{position:relative}
.home img{aspect-ratio:4/3;object-fit:cover;width:100%}
.home figcaption{padding:16px 18px 18px}
.home .addr{font-weight:600;color:var(--ink);font-size:.98rem;line-height:1.3}
.home .city{font-size:.85rem;color:var(--muted);margin-bottom:10px}
.home .rent{font-family:var(--serif);font-size:1.45rem;color:var(--ink)}
.home .rent small{font-family:var(--sans);font-size:.8rem;color:var(--muted)}
.home .again{display:inline-block;font-size:.72rem;font-weight:700;letter-spacing:.06em;color:var(--gold-dk);background:var(--sand);border-radius:999px;padding:4px 10px;margin-left:6px;vertical-align:middle;text-transform:uppercase}
.results .home:nth-child(1),.results .home:nth-child(2){grid-column:span 2}
.results .home:nth-child(1) img,.results .home:nth-child(2) img{aspect-ratio:16/9}
@media (max-width:1000px){.results{grid-template-columns:1fr 1fr}.results .home:nth-child(1),.results .home:nth-child(2){grid-column:span 1}.results .home:nth-child(1) img,.results .home:nth-child(2) img{aspect-ratio:4/3}}
@media (max-width:520px){.results{grid-template-columns:1fr 1fr;gap:12px}.home figcaption{padding:12px}.home .addr{font-size:.86rem}.home .rent{font-size:1.15rem}.home .city{font-size:.78rem;margin-bottom:6px}.home .again{margin:4px 0 0}}
.results-foot{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin-top:36px;color:var(--muted);font-size:.92rem}

/* Pricing */
.why8{display:grid;grid-template-columns:auto 1fr;gap:48px;align-items:center;background:var(--ink);color:#e9e0d4;border-radius:var(--r-lg);padding:44px 52px;margin-bottom:48px;position:relative;overflow:hidden}
.why8::after{content:"888";position:absolute;right:-20px;bottom:-70px;font-family:var(--serif);font-size:15rem;line-height:1;color:rgba(226,197,159,.06);pointer-events:none;font-weight:600}
.why8-nums{display:flex;gap:28px}
.why8-nums div{text-align:center}
.why8-nums .n{font-family:var(--serif);font-size:clamp(2.8rem,5vw,4.2rem);line-height:1;background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.why8-nums .l{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted-dk);margin-top:8px}
.why8 h3{color:#fff;font-size:clamp(1.5rem,2.4vw,2rem);margin-bottom:8px}
.why8 p{margin:0;color:var(--muted-dk);max-width:34rem}
@media (max-width:860px){.why8{grid-template-columns:1fr;padding:36px 28px;gap:28px}.why8-nums{justify-content:flex-start}}
.plans{display:grid;grid-template-columns:1fr 1.08fr 1fr;gap:22px;align-items:stretch}
.plan{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:36px 32px;display:flex;flex-direction:column;box-shadow:var(--shadow);position:relative}
.plan h3{font-size:1.5rem;margin-bottom:6px}
.plan .for{color:var(--muted);font-size:.95rem;margin-bottom:22px;min-height:3em}
.price{padding:20px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:22px}
.price .row{display:flex;justify-content:space-between;align-items:baseline;gap:12px;padding:4px 0}
.price .row span{font-size:.86rem;color:var(--muted)}
.price .row b{font-family:var(--serif);font-weight:500;font-size:1.25rem;color:var(--ink);text-align:right}
.price .row b.xl{font-size:2.1rem;line-height:1.1}
.plan ul{list-style:none;padding:0;margin:0 0 28px;display:grid;gap:9px;font-size:.95rem}
.plan li{display:flex;gap:10px;align-items:flex-start}
.plan li svg{width:18px;height:18px;flex:none;margin-top:3px;color:var(--gold-dk)}
.plan .btn{margin-top:auto}
.plan.featured{background:var(--ink);color:#e9e0d4;border-color:var(--ink);box-shadow:var(--shadow-lg);transform:translateY(-14px)}
.plan.featured h3,.plan.featured .price b{color:#fff}
.plan.featured .for,.plan.featured .price span{color:var(--muted-dk)}
.plan.featured .price{border-color:rgba(255,255,255,.12)}
.plan.featured li svg{color:var(--gold-lt)}
.plan.featured .price b.xl{background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.ribbon{position:absolute;top:-14px;left:50%;transform:translateX(-50%);background:var(--grad);color:var(--ink);font-size:.74rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:8px 16px;border-radius:999px;white-space:nowrap;box-shadow:0 8px 20px -8px rgba(196,160,114,.9)}
.terms{text-align:center;color:var(--muted);font-size:.86rem;margin-top:30px}
@media (max-width:960px){.plans{grid-template-columns:1fr;max-width:520px;margin-inline:auto}.plan.featured{transform:none;order:-1}.plan .for{min-height:0}}

/* Calculator */
.calc{margin-top:56px;display:grid;grid-template-columns:1fr 1.3fr;gap:0;background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow)}
.calc-in{padding:40px;background:var(--sand)}
.calc-in h3{margin-bottom:8px}
.calc-in p{color:var(--muted);font-size:.95rem}
.calc label{display:block;font-weight:600;font-size:.9rem;margin:22px 0 8px;color:var(--ink)}
.money{position:relative}
.money span{position:absolute;left:18px;top:50%;transform:translateY(-50%);font-family:var(--serif);font-size:1.5rem;color:var(--muted)}
.money input{width:100%;font:500 1.7rem var(--serif);color:var(--ink);padding:14px 18px 14px 40px;border:1.5px solid var(--line);border-radius:14px;background:#fff}
.money input:focus{outline:none;border-color:var(--gold)}
.calc input[type=range]{width:100%;margin-top:16px;accent-color:var(--gold-dk)}
.calc-out{padding:40px;display:grid;grid-template-columns:1fr 1fr;gap:18px;align-content:center}
.co{border:1px solid var(--line);border-radius:16px;padding:20px}
.co .l{font-size:.8rem;color:var(--muted);letter-spacing:.04em}
.co .v{font-family:var(--serif);font-size:1.9rem;color:var(--ink);line-height:1.15;margin-top:4px}
.co .s{font-size:.8rem;color:var(--muted)}
.co.hl{background:var(--ink);border-color:var(--ink)}
.co.hl .l,.co.hl .s{color:var(--muted-dk)}
.co.hl .v{color:#fff}
.calc-note{grid-column:1/-1;font-size:.78rem;color:var(--muted);margin:0}
@media (max-width:860px){.calc{grid-template-columns:1fr}.calc-in,.calc-out{padding:28px 24px}}
@media (max-width:420px){.calc-out{grid-template-columns:1fr}}

/* Testimonials */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.quote{margin:0;background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:34px 30px;display:flex;flex-direction:column;box-shadow:var(--shadow)}
.quote .stars{color:var(--gold);letter-spacing:3px;font-size:1rem;margin-bottom:14px}
.quote blockquote{margin:0 0 22px;font-family:var(--serif);font-size:1.18rem;line-height:1.45;color:var(--ink)}
.quote figcaption{margin-top:auto;font-weight:600;font-size:.92rem;color:var(--muted)}
.quotes-more{text-align:center;margin-top:28px;color:var(--muted);font-size:.92rem}
@media (max-width:900px){.quotes{grid-template-columns:1fr}}

/* FAQ */
.faq-wrap{display:grid;grid-template-columns:.8fr 1.6fr;gap:64px;align-items:start}
.faq-side{position:sticky;top:110px}
.faq-cats{display:flex;flex-direction:column;gap:6px;margin-top:28px}
.faq-cats a{text-decoration:none;padding:10px 14px;border-radius:12px;font-weight:500;color:var(--muted)}
.faq-cats a:hover{background:#fff;color:var(--ink)}
.faq-group{margin-bottom:40px}
.faq-group h3{font-size:.8rem;font-family:var(--sans);font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:12px}
details{border-bottom:1px solid var(--line)}
details:first-of-type{border-top:1px solid var(--line)}
summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;align-items:center;padding:20px 4px;font-family:var(--serif);font-size:1.18rem;color:var(--ink);font-weight:500}
summary::-webkit-details-marker{display:none}
summary .pm{flex:none;width:30px;height:30px;border-radius:50%;border:1px solid var(--line);position:relative;transition:transform .25s,background .25s}
summary .pm::before,summary .pm::after{content:"";position:absolute;left:50%;top:50%;width:11px;height:1.5px;background:var(--ink);transform:translate(-50%,-50%)}
summary .pm::after{transform:translate(-50%,-50%) rotate(90deg);transition:transform .25s}
details[open] summary .pm{background:var(--ink)}
details[open] summary .pm::before,details[open] summary .pm::after{background:#fff}
details[open] summary .pm::after{transform:translate(-50%,-50%) rotate(0)}
details .ans{padding:0 50px 22px 4px;color:var(--muted)}
details .ans p{margin:0}
@media (max-width:900px){.faq-wrap{grid-template-columns:1fr;gap:20px}.faq-side{position:static}.faq-cats{flex-direction:row;flex-wrap:wrap}.faq-cats a{background:#fff;border:1px solid var(--line);font-size:.9rem;padding:8px 14px}summary{font-size:1.06rem}details .ans{padding-right:4px}}

/* Areas */
.areas{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.area{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);border-radius:var(--r-lg);padding:34px}
.area h3{font-size:1.35rem}
.area ul{list-style:none;padding:0;margin:18px 0 0;display:flex;flex-wrap:wrap;gap:10px}
.area li a,.area li span{display:inline-block;padding:9px 16px;border-radius:999px;border:1px solid rgba(255,255,255,.16);text-decoration:none;font-size:.92rem;color:#e9dfd2}
.area li a{border-color:rgba(226,197,159,.45);color:var(--gold-lt)}
.area li a:hover{background:var(--gold-lt);color:var(--ink)}
@media (max-width:800px){.areas{grid-template-columns:1fr}.area{padding:26px}}

/* Contact */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.contact-info .big-phone{display:inline-flex;align-items:center;gap:14px;font-family:var(--serif);font-size:clamp(2rem,3.6vw,2.8rem);color:var(--ink);text-decoration:none;margin:10px 0 6px}
.contact-info .big-phone:hover{color:var(--gold-dk)}
.info-list{list-style:none;padding:0;margin:30px 0 0;display:grid;gap:18px}
.info-list li{display:flex;gap:14px;align-items:flex-start}
.info-list .i{width:42px;height:42px;flex:none;border-radius:12px;background:#fff;border:1px solid var(--line);display:grid;place-items:center;color:var(--gold-dk)}
.info-list .i svg{width:19px;height:19px}
.info-list b{display:block;color:var(--ink);font-weight:600}
.info-list span,.info-list a{color:var(--muted);font-size:.95rem}
form.inquiry{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:40px;box-shadow:var(--shadow-lg)}
.f-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.f-full{grid-column:1/-1}
.field label{display:block;font-size:.86rem;font-weight:600;color:var(--ink);margin-bottom:7px}
.field label .opt{font-weight:400;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;font:400 1rem var(--sans);color:var(--text);padding:13px 15px;border:1.5px solid var(--line);border-radius:12px;background:var(--cream);transition:border-color .2s,background .2s;appearance:none}
.field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%237a5e3c' stroke-width='2'%3E%3Cpath d='M1 1l5 5 5-5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 15px center;padding-right:40px}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);background:#fff}
.field textarea{min-height:110px;resize:vertical}
.seg{display:flex;flex-wrap:wrap;gap:8px;border:0;padding:0;margin:0}
.seg legend{font-size:.86rem;font-weight:600;color:var(--ink);margin-bottom:8px;padding:0}
.seg input{position:absolute;opacity:0;width:1px;height:1px}
.seg label{padding:10px 15px;border:1.5px solid var(--line);border-radius:999px;font-size:.9rem;cursor:pointer;background:var(--cream);transition:all .15s}
.seg input:checked+label{background:var(--ink);border-color:var(--ink);color:#fff}
.seg input:focus-visible+label{outline:3px solid var(--gold);outline-offset:2px}
.hp{position:absolute!important;left:-10000px!important}
.form-foot{display:flex;flex-direction:column;gap:14px;margin-top:24px}
.form-foot .btn{width:100%;--pad:18px 26px;font-size:1.05rem}
.fine{font-size:.8rem;color:var(--muted);margin:0;text-align:center}
.form-status{display:none;padding:14px 16px;border-radius:12px;font-size:.95rem}
.form-status.show{display:block}
.form-status.ok{background:#eef7f0;color:#1f5d34;border:1px solid #cfe7d6}
.form-status.err{background:#fbefea;color:#8a2f12;border:1px solid #f0d3c7}
@media (max-width:900px){.contact{grid-template-columns:1fr;gap:36px}form.inquiry{padding:26px 20px}.f-grid{grid-template-columns:1fr}}

/* CTA band */
.cta-band{background:var(--grad);color:var(--ink);border-radius:var(--r-lg);padding:56px;display:flex;justify-content:space-between;align-items:center;gap:32px;flex-wrap:wrap;box-shadow:var(--shadow-lg)}
.cta-band h2{margin:0;font-size:clamp(1.8rem,3.4vw,2.6rem)}
.cta-band p{margin:8px 0 0;color:#3b2f22}
@media (max-width:600px){.cta-band{padding:36px 26px}}

/* Footer */
.site-footer{background:var(--ink);color:#b9ab9a;padding:72px 0 120px;font-size:.93rem}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
.site-footer h4{font-family:var(--sans);font-size:.78rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt);margin-bottom:16px}
.site-footer ul{list-style:none;padding:0;margin:0;display:grid;gap:9px}
.site-footer a{text-decoration:none;color:#d9cdbf}
.site-footer a:hover{color:var(--gold-lt)}
.site-footer .brand img{height:30px;margin-bottom:18px}
.foot-bottom{margin-top:56px;padding-top:24px;border-top:1px solid rgba(255,255,255,.08);display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.82rem;color:#8c7f70}
@media (max-width:900px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.foot-grid{grid-template-columns:1fr}}
@media (min-width:861px){.site-footer{padding-bottom:40px}}

/* Sticky mobile CTA */
.mobile-cta{position:fixed;left:12px;right:12px;bottom:12px;z-index:60;display:none;grid-template-columns:1fr 1fr 1.5fr;gap:8px;padding:8px;background:rgba(28,21,16,.94);backdrop-filter:blur(12px);border-radius:20px;box-shadow:0 20px 40px -10px rgba(0,0,0,.5);border:1px solid rgba(226,197,159,.2)}
.mobile-cta a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;padding:9px 6px;border-radius:14px;text-decoration:none;color:#efe6da;font-size:.76rem;font-weight:600}
.mobile-cta a svg{width:19px;height:19px;color:var(--gold-lt)}
.mobile-cta a.go{background:var(--grad);color:var(--ink);flex-direction:row;font-size:.92rem;gap:8px}
.mobile-cta a.go svg{color:var(--ink)}
@media (max-width:860px){.mobile-cta{display:grid}}

/* City pages */
.page-hero{background:var(--ink);color:#e9e0d4;padding:clamp(56px,8vw,96px) 0;position:relative;overflow:hidden}
.page-hero::after{content:"888";position:absolute;right:-30px;bottom:-90px;font-family:var(--serif);font-size:18rem;color:rgba(226,197,159,.05);line-height:1;font-weight:600}
.page-hero h1{color:#fff;font-size:clamp(2.3rem,5vw,4rem);max-width:15ch}
.crumbs{font-size:.85rem;color:var(--muted-dk);margin-bottom:22px}
.crumbs a{color:var(--gold-lt);text-decoration:none}
.prose{max-width:720px}
.prose h2{font-size:clamp(1.6rem,3vw,2.2rem);margin-top:1.4em}
.prose p,.prose li{color:var(--muted)}
.two-col{display:grid;grid-template-columns:1.3fr .9fr;gap:56px;align-items:start}
.side-card{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:32px;box-shadow:var(--shadow);position:sticky;top:110px}
@media (max-width:900px){.two-col{grid-template-columns:1fr}.side-card{position:static}}

/* ---- polish pass ---- */
h1,h2,h3{text-wrap:balance}
.lede,p{text-wrap:pretty}
.section-head.center{max-width:900px}
em.accent,.accent{background:linear-gradient(135deg,#a8845a 0%,#7a5e3c 55%,#94724a 100%);-webkit-background-clip:text;background-clip:text}
.dark .accent,.hero .accent,.page-hero .accent,.why8 .accent,.cta-band .accent{background:var(--grad);-webkit-background-clip:text;background-clip:text}
.hero-visual{min-height:540px}
.fc-fee{bottom:0;left:-8px}
.fc-pill{right:8px;bottom:56px}
@media (max-width:960px){.hero-visual{min-height:500px}}
@media (max-width:480px){.hero-visual{min-height:440px}.fc-home{width:92%}}
.plan .sub{font-size:.8rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-dk);margin:0 0 10px}
.contact>*,.hero-grid>*,.two-col>*,.faq-wrap>*{min-width:0}
.form-foot .btn{white-space:normal;text-align:center}
@media (max-width:900px){.contact{grid-template-columns:minmax(0,1fr)}}
@media (max-width:480px){.hero-visual{min-height:470px}.fc-fee{left:0}}
.quote .qm{font-family:var(--serif);font-size:3.4rem;line-height:.6;height:28px;color:var(--gold);margin-bottom:10px}
.mobile-cta{transform:translateY(140%);transition:transform .3s ease}
.mobile-cta.show{transform:none}
.results.city-results .home{grid-column:auto!important}
.results.city-results .home img{aspect-ratio:4/3!important}
@media (max-width:520px){.results.city-results{grid-template-columns:1fr 1fr!important}}
.hero .eyebrow,.page-hero .eyebrow{color:var(--gold-lt)}
.page-hero .lede{color:#cfc2b2}

/* ---- Owner photo spotlight (Normandy) ---- */
.mosaic{display:grid;grid-template-columns:1.6fr 1fr 1fr;grid-template-rows:repeat(2,minmax(0,1fr));gap:14px;margin-top:8px}
.mosaic figure{margin:0;border-radius:18px;overflow:hidden;background:#2a211a;min-width:0}
.mosaic img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s ease}
.mosaic figure:hover img{transform:scale(1.03)}
.mosaic .m-a{grid-row:span 2}
.spot-foot{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
@media (max-width:760px){.mosaic{grid-template-columns:1fr 1fr;grid-template-rows:none}.mosaic .m-a{grid-column:span 2;grid-row:auto;aspect-ratio:4/3}.mosaic figure:not(.m-a){aspect-ratio:3/2}}
/* city page photo hero + gallery */
.page-hero.has-photo{isolation:isolate}
.page-hero .ph-bg{position:absolute;inset:0;z-index:-1}
.page-hero .ph-bg img{width:100%;height:100%;object-fit:cover;opacity:.38;filter:saturate(.9)}
.page-hero.has-photo::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(28,21,16,.9) 0%,rgba(28,21,16,.55) 60%,rgba(28,21,16,.2))}
.city-gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.city-gallery figure{margin:0}
.city-gallery img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:14px;display:block}
.city-gallery figcaption{font-size:.9rem;color:var(--muted);margin-top:8px}
@media (max-width:760px){.city-gallery{grid-template-columns:1fr}}
/* sunset dock hero: let the photo glow through */
.hero-bg img{opacity:.6;filter:saturate(1) contrast(1.05);object-position:50% 40%}
.hero::before{background:linear-gradient(90deg,rgba(28,21,16,.94) 0%,rgba(28,21,16,.78) 40%,rgba(28,21,16,.25) 100%),linear-gradient(0deg,rgba(28,21,16,.85),transparent 35%)}
.hero-bg img{opacity:.85}
@media (max-width:760px){.hero::before{background:linear-gradient(180deg,rgba(28,21,16,.35) 0%,rgba(28,21,16,.72) 38%,rgba(28,21,16,.9) 70%,rgba(28,21,16,.97) 100%)}.hero-bg img{object-position:62% 0;opacity:.95}}

/* W3 logo (Angled Card Fan) */
.brand img{height:42px;width:auto}
.site-footer .brand img{height:40px}
@media (max-width:640px){.brand img{height:32px}}