:root{
  --bone:#F2F0EA;
  --bone-2:#EAE8E0;
  --card:#F7F6F1;
  --ink:#17160F;
  --rust:#BF5730;
  --muted:#7C7970;
  --line:#DCD9D0;
  --grid:rgba(23,22,15,.055);

  --font:"Plus Jakarta Sans",system-ui,-apple-system,sans-serif;
  --gutter:clamp(1.15rem,4vw,4rem);
  --maxw:1180px;
}

*{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  background:var(--bone);color:var(--ink);font-family:var(--font);
  font-size:clamp(1rem,.95rem + .2vw,1.08rem);line-height:1.62;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;position:relative;
}
/* graph-paper grid, the signature texture */
body::before{
  content:"";position:fixed;inset:0;z-index:0;pointer-events:none;
  background:
    repeating-linear-gradient(to right,var(--grid) 0 1px,transparent 1px 76px),
    repeating-linear-gradient(to bottom,var(--grid) 0 1px,transparent 1px 76px);
}
main,.nav,.foot,.textpill{position:relative;z-index:1}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:2.5px solid var(--rust);outline-offset:3px;border-radius:3px}

.wrap{max-width:var(--maxw);margin-inline:auto;padding-inline:var(--gutter)}
.section{padding-block:clamp(3.25rem,7vw,6rem)}
.section.alt{background:var(--bone-2)}
.section + .section:not(.alt){border-top:1px solid var(--line)}

h1,h2,h3{font-weight:800;letter-spacing:-.035em;line-height:1.03}
h1{font-size:clamp(2.6rem,8.5vw,5.4rem)}
h2{font-size:clamp(2.1rem,5.6vw,3.9rem)}
h3{font-size:clamp(1.3rem,2.6vw,1.85rem);letter-spacing:-.028em}
.rust{color:var(--rust)}
p{max-width:62ch}
.lede{font-size:clamp(1.05rem,1.5vw,1.28rem);color:#403E36;margin-top:1.1rem}

/* section number: (03) —— Neighbourhoods */
.snum{display:flex;align-items:center;gap:.85rem;font-size:.9rem;color:var(--muted);margin-bottom:1.5rem}
.snum b{font-weight:400;font-variant-numeric:tabular-nums}
.snum i{width:44px;height:1.5px;background:var(--rust);flex:none;display:block}

/* buttons + links */
.btn{
  display:inline-flex;align-items:center;gap:.55rem;background:var(--ink);color:var(--bone);
  text-decoration:none;font-size:.92rem;font-weight:600;padding:.95rem 1.6rem;
  border:1.5px solid var(--ink);border-radius:999px;cursor:pointer;transition:.18s;
}
.btn:hover{background:var(--rust);border-color:var(--rust)}
.btn.hollow{background:transparent;color:var(--ink)}
.btn.hollow:hover{background:var(--ink);color:var(--bone);border-color:var(--ink)}
.btn.rust-btn{background:var(--rust);border-color:var(--rust);color:#fff}
.btn.rust-btn:hover{background:var(--ink);border-color:var(--ink)}
.ulink{
  display:inline-flex;align-items:center;gap:.4rem;text-decoration:none;font-weight:600;
  border-bottom:1.5px solid var(--rust);padding-bottom:2px;transition:color .18s;
}
.ulink:hover{color:var(--rust)}
.pill{
  display:inline-block;border:1px solid var(--line);border-radius:999px;
  padding:.4rem .95rem;font-size:.82rem;color:var(--muted);white-space:nowrap;
}
.dot{width:7px;height:7px;border-radius:50%;background:currentColor;flex:none;display:inline-block}

/* scroll progress */
.prog{position:fixed;top:0;left:0;height:3px;width:0;background:var(--rust);z-index:120;transition:width .08s linear}

/* nav */
.nav{position:sticky;top:0;z-index:80;background:rgba(242,240,234,.93);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.nav .wrap{display:flex;align-items:center;gap:1.5rem;height:66px}
.mark{font-size:1.32rem;font-weight:800;letter-spacing:-.04em;text-decoration:none}
.mark span{color:var(--rust)}
.nav ul{list-style:none;display:flex;gap:1.55rem;margin-left:auto}
.nav a:not(.mark){text-decoration:none;font-size:.92rem;font-weight:500;color:#3D3B33;padding-bottom:2px;border-bottom:1.5px solid transparent;transition:.18s}
.nav a:not(.mark):hover{border-color:var(--rust);color:var(--ink)}
.burger{margin-left:auto;background:none;border:none;cursor:pointer;padding:.5rem;display:none;flex-direction:column;gap:5px}
.burger span{width:24px;height:2px;background:var(--ink);display:block}
@media(max-width:900px){
  .nav ul{display:none;position:absolute;top:66px;left:0;right:0;background:var(--bone);flex-direction:column;gap:0;padding:.5rem var(--gutter) 1.5rem;border-bottom:1px solid var(--line)}
  .nav ul.open{display:flex}
  .burger{display:flex}
  .nav a:not(.mark){padding:.85rem 0;border-bottom:1px solid var(--line);width:100%}
}

/* floating text pill */
.textpill{
  position:fixed;right:clamp(.9rem,3vw,2rem);bottom:clamp(.9rem,3vw,2rem);z-index:90;
  display:inline-flex;align-items:center;gap:.6rem;background:var(--rust);color:#fff;
  text-decoration:none;font-weight:600;font-size:.95rem;padding:.9rem 1.5rem;border-radius:999px;
  box-shadow:0 8px 26px rgba(191,87,48,.32);transition:transform .18s,background .18s;
}
.textpill:hover{transform:translateY(-2px);background:var(--ink)}

/* hero */
.hero{padding-top:clamp(2rem,5vw,3.5rem)}
.hero-top{display:flex;flex-wrap:wrap;gap:1rem;align-items:baseline;justify-content:space-between;margin-bottom:2rem}
.hero-top p{font-size:.98rem;color:var(--muted)}
.hero h1{max-width:15ch}
.hero-cta{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:2rem}
.hero-fig{position:relative;margin-top:clamp(2rem,5vw,3.25rem)}
.ph{background:linear-gradient(150deg,#D9D5C9,#C4BFB2 55%,#B0A99A);position:relative}
.ph::after{content:attr(data-ph);position:absolute;inset:0;display:grid;place-items:center;color:rgba(255,255,255,.75);font-size:.8rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;text-align:center;padding:1rem}
img.ph{display:block;width:100%;height:100%;object-fit:cover}
.hero-fig .ph{aspect-ratio:16/10}
.hero-card{
  background:var(--card);border:1px solid var(--line);padding:1.6rem 1.75rem;
  max-width:540px;margin:-4.5rem 0 0 clamp(0rem,3vw,2.5rem);position:relative;
}
.hero-card .tagline{display:flex;align-items:center;gap:.6rem;color:var(--rust);font-size:.92rem;margin-bottom:.6rem}
.hero-card b{font-size:clamp(1.1rem,2.2vw,1.4rem);font-weight:700;letter-spacing:-.025em;line-height:1.25;display:block}
@media(max-width:640px){.hero-card{margin-top:-2rem;margin-left:0}}

.factbar{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:2rem;margin-top:clamp(3rem,6vw,4.5rem);padding-top:2.25rem;border-top:1.5px solid var(--ink)}
.fact span{display:block;font-size:.88rem;color:var(--muted);margin-bottom:.5rem}
.fact b{font-size:clamp(1.25rem,2.4vw,1.6rem);font-weight:700;letter-spacing:-.03em;line-height:1.2}

/* head block */
.head{margin-bottom:2.75rem}
.head .lede{max-width:56ch}

/* featured listing */
.feat{border:1px solid var(--line);background:var(--card)}
.feat-img{position:relative;aspect-ratio:16/9}
.feat-tags{position:absolute;top:1rem;left:1rem;display:flex;gap:.5rem;z-index:2}
.ftag{background:var(--ink);color:var(--bone);font-size:.82rem;font-weight:600;padding:.45rem .95rem}
.ftag.on{background:var(--rust);color:#fff}
.feat-body{padding:clamp(1.5rem,3.5vw,2.5rem)}
.feat-eyebrow{font-size:.92rem;color:var(--muted);margin-bottom:.75rem}
.feat h3{font-size:clamp(1.6rem,3.6vw,2.4rem);font-weight:800}
.price{font-size:clamp(1.5rem,3.2vw,2.1rem);font-weight:800;color:var(--rust);letter-spacing:-.035em;margin-top:.5rem}
.statrow{display:flex;gap:clamp(1.75rem,5vw,3.5rem);margin:1.75rem 0;padding-top:1.5rem;border-top:1px solid var(--line)}
.statrow div span{display:block;font-size:.88rem;color:var(--muted);margin-bottom:.3rem}
.statrow div b{font-size:1.35rem;font-weight:700}
.feat-cta{display:flex;flex-wrap:wrap;gap:.75rem;align-items:center;margin-top:1.75rem}

/* listing grid */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:1.5rem;margin-top:1.75rem}
.card{background:var(--card);border:1px solid var(--line);display:flex;flex-direction:column;transition:transform .2s,border-color .2s}
.card:hover{transform:translateY(-3px);border-color:var(--ink)}
.card .ph{aspect-ratio:4/3}
.card-body{padding:1.35rem;flex:1;display:flex;flex-direction:column}
.card h3{font-size:1.22rem;margin-bottom:.3rem}
.card .sub{font-size:.9rem;color:var(--muted)}
.card .price{font-size:1.2rem;margin-top:.85rem}
.card .mini{display:flex;gap:1.25rem;margin-top:auto;padding-top:1.1rem;border-top:1px solid var(--line);font-size:.88rem;color:var(--muted)}
.card .mini b{color:var(--ink);font-weight:700}

/* services */
.svc{display:grid;grid-template-columns:repeat(auto-fit,minmax(275px,1fr));gap:1.5rem}
.svc-card{background:var(--card);border:1px solid var(--line);padding:1.85rem}
.svc-card h3{margin:.85rem 0 .8rem}
.svc-card p{font-size:.97rem;color:#4A483F}
.svc-num{font-size:.9rem;color:var(--rust);font-weight:600}
.svc-card ul{list-style:none;margin-top:1.25rem;padding-top:1.25rem;border-top:1px solid var(--line);display:grid;gap:.6rem}
.svc-card li{font-size:.92rem;color:var(--muted);padding-left:1.1rem;position:relative}
.svc-card li::before{content:"";position:absolute;left:0;top:.62em;width:5px;height:5px;border-radius:50%;background:var(--rust)}

/* neighbourhoods */
.hood{display:grid;grid-template-columns:auto 1fr auto;gap:clamp(1rem,3vw,2.25rem);align-items:start;padding:1.85rem 1.25rem;border-bottom:1px solid var(--line);transition:background .18s}
.hood:first-of-type{border-top:1px solid var(--line)}
.hood:hover{background:var(--bone-2)}
.hood-n{font-size:1rem;font-weight:700;color:var(--muted);font-variant-numeric:tabular-nums;padding-top:.35rem}
.hood:hover .hood-n{color:var(--rust)}
.hood h3{display:inline;margin-right:.65rem}
.hood .area{font-size:.92rem;color:var(--muted)}
.hood p{font-size:.97rem;color:#4A483F;margin-top:.6rem;max-width:46ch}
@media(max-width:700px){.hood{grid-template-columns:auto 1fr}.hood .pill{grid-column:2;justify-self:start;margin-top:.85rem}}

/* process steps */
.step{position:relative;padding:clamp(2.5rem,5vw,3.5rem) 0 clamp(1.5rem,3vw,2.5rem);border-top:1.5px solid var(--ink)}
.ghost{
  position:absolute;top:-.35em;left:-.06em;font-size:clamp(6rem,15vw,11rem);font-weight:800;
  letter-spacing:-.05em;line-height:1;color:transparent;-webkit-text-stroke:1.5px var(--line);
  pointer-events:none;user-select:none;z-index:0;
}
.step-label{position:relative;z-index:1;color:var(--rust);font-weight:700;font-size:.95rem;margin-bottom:.85rem}
.step h3{position:relative;z-index:1;font-size:clamp(1.8rem,4vw,2.6rem);margin-bottom:.9rem}
.step p{position:relative;z-index:1;color:#4A483F;max-width:52ch}
.step-out{margin-top:2.5rem;font-size:1.05rem;color:#4A483F}

/* buildings */
.bldgs{display:grid;grid-template-columns:repeat(auto-fill,minmax(210px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);margin-top:1.75rem}
.bldg{background:var(--bone);padding:1.2rem;text-decoration:none;display:block;transition:background .16s}
.bldg:hover{background:var(--card)}
.bldg b{display:block;font-weight:700;font-size:1.02rem;letter-spacing:-.02em;line-height:1.2}
.bldg span{display:block;font-size:.85rem;color:var(--muted);margin-top:.45rem}

/* compare */
.compare{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:2.5rem}
.compare>div{background:var(--bone);padding:clamp(1.5rem,3vw,2.25rem)}
.compare h3{font-size:1.35rem;margin-bottom:1.15rem}
.compare ul{list-style:none;display:grid;gap:.8rem}
.compare li{font-size:.95rem;color:#4A483F;padding-left:1.15rem;position:relative}
.compare li::before{content:"";position:absolute;left:0;top:.62em;width:5px;height:5px;border-radius:50%;background:var(--rust)}
@media(max-width:700px){.compare{grid-template-columns:1fr}}

/* about */
.about{display:grid;grid-template-columns:.85fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:center}
.about .ph{aspect-ratio:4/5}
.facts{list-style:none;display:grid;gap:.95rem;margin-top:2rem}
.facts li{padding-left:1.3rem;position:relative;color:#4A483F}
.facts li::before{content:"";position:absolute;left:0;top:.62em;width:6px;height:6px;border-radius:50%;background:var(--rust)}
.facts b{font-weight:700;color:var(--ink)}
@media(max-width:800px){.about{grid-template-columns:1fr}}

/* proof */
.rating{display:flex;flex-wrap:wrap;align-items:center;gap:1rem;margin-bottom:2.5rem}
.stars{color:var(--rust);font-size:1.35rem;letter-spacing:.12em}
.rating b{font-size:1.35rem;font-weight:800}
.rating span{color:var(--muted)}
.pullquote{font-size:clamp(1.5rem,3.8vw,2.55rem);font-weight:800;letter-spacing:-.035em;line-height:1.12;max-width:22ch}
.attrib{display:flex;flex-wrap:wrap;align-items:center;gap:.85rem;margin-top:1.85rem}
.attrib b{font-weight:700}
.attrib i{width:44px;height:1.5px;background:var(--rust);display:block;flex:none}
.attrib span{color:var(--muted);font-size:.95rem}
.revs{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:1.25rem;margin-top:3rem}
.rev{background:var(--card);border:1px solid var(--line);padding:1.6rem;display:flex;flex-direction:column}
.rev .stars{font-size:1rem;margin-bottom:.9rem}
.rev p{font-size:.97rem;color:#4A483F;flex:1}
.rev footer{margin-top:1.25rem;padding-top:1rem;border-top:1px solid var(--line);font-size:.92rem}
.rev footer b{font-weight:700}
.rev footer span{color:var(--muted)}

/* journal */
.post{display:grid;grid-template-columns:auto 1fr auto;gap:1.5rem;align-items:center;padding:1.6rem 0;border-bottom:1px solid var(--line);text-decoration:none;transition:padding-left .2s}
.post:first-of-type{border-top:1px solid var(--line)}
.post:hover{padding-left:.9rem}
.post-n{font-size:.9rem;color:var(--muted);font-variant-numeric:tabular-nums}
.post h3{font-size:clamp(1.1rem,2.1vw,1.4rem);font-weight:700;max-width:40ch}
.post .meta{font-size:.88rem;color:var(--muted);margin-top:.4rem}
.post .arw{color:var(--rust);font-size:1.15rem}
@media(max-width:620px){.post{grid-template-columns:auto 1fr}.post .arw{display:none}}

/* faq */
details{border-bottom:1px solid var(--line)}
details:first-of-type{border-top:1px solid var(--line)}
summary{cursor:pointer;list-style:none;padding:1.45rem 2.5rem 1.45rem 0;position:relative;font-weight:700;font-size:clamp(1.05rem,2vw,1.28rem);letter-spacing:-.02em}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";position:absolute;right:.25rem;top:1.15rem;color:var(--rust);font-size:1.5rem;font-weight:400;transition:transform .2s}
details[open] summary::after{transform:rotate(45deg)}
details p{padding-bottom:1.5rem;color:#4A483F}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:start;margin-top:2.5rem}
form{display:grid;gap:1rem}
label{display:block;font-size:.88rem;color:var(--muted);margin-bottom:.45rem}
input,textarea,select{
  width:100%;background:var(--card);border:1px solid var(--line);color:var(--ink);
  font-family:var(--font);font-size:1rem;padding:.85rem .95rem;border-radius:4px;
}
input:focus,textarea:focus,select:focus{border-color:var(--rust);outline:none}
.direct{display:grid;gap:.85rem;margin-top:1.85rem}
.direct a{font-size:clamp(1.15rem,2.3vw,1.5rem);font-weight:700;letter-spacing:-.03em;text-decoration:none;border-bottom:1.5px solid var(--rust);justify-self:start;padding-bottom:2px}
.direct a:hover{color:var(--rust)}
@media(max-width:800px){.contact-grid{grid-template-columns:1fr}}

/* footer */
.foot{background:var(--ink);color:#A6A296;padding-block:3rem;font-size:.92rem}
.foot .wrap{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2rem}
.foot strong{color:var(--bone);font-weight:700;font-size:1.15rem;letter-spacing:-.03em;display:block;margin-bottom:.6rem}
.foot a{color:#C9C5B9;text-decoration:none}
.foot a:hover{color:var(--rust)}
.foot h4{font-size:.85rem;font-weight:600;color:#7C7970;margin-bottom:.85rem}
.foot nav{display:grid;gap:.5rem}
.foot .legal{grid-column:1/-1;border-top:1px solid #2E2C24;padding-top:1.5rem;margin-top:1rem;font-size:.85rem;color:#77746A}
@media(max-width:760px){.foot .wrap{grid-template-columns:1fr}}

.reveal{opacity:0;transform:translateY(18px);transition:opacity .55s ease,transform .55s ease}
.reveal.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){
  *{animation-duration:.001ms!important;transition-duration:.001ms!important}
  html{scroll-behavior:auto}.reveal{opacity:1;transform:none}
}

/* ---------- page hero (interior pages) ---------- */
.pagehead{padding-block:clamp(2.5rem,6vw,4.5rem) clamp(1.5rem,3vw,2.5rem)}
.crumb{font-size:.9rem;color:var(--muted);margin-bottom:1.25rem}
.crumb a{text-decoration:none;border-bottom:1.5px solid var(--rust);padding-bottom:1px}
.crumb a:hover{color:var(--rust)}

/* ---------- compact journal strip ---------- */
.jrow{display:flex;flex-wrap:wrap;gap:.75rem;margin-top:1.5rem}
.jrow a{
  display:inline-flex;align-items:center;gap:.5rem;border:1px solid var(--line);
  border-radius:999px;padding:.6rem 1.15rem;text-decoration:none;font-size:.92rem;
  background:var(--card);transition:.16s;
}
.jrow a:hover{border-color:var(--ink);color:var(--rust)}