:root{
  --ink:#1d2b33;--ink-2:#44545e;--muted:#6b7a84;
  --bg:#f7f6f2;--card:#ffffff;--line:#e4e2db;
  --brand:#1f4e5f;--brand-2:#2a6b80;--brand-soft:#e3eef1;
  --gold:#b88a3c;--gold-soft:#f6ecd9;
  --ok:#2e7d4f;--danger:#b23a3a;
  --radius:16px;--shadow:0 10px 30px rgba(29,43,51,.08);
  --max:1120px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-family:'Inter',system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);background:var(--bg);line-height:1.55;font-size:17px;overflow-x:hidden;max-width:100vw}
img,video,iframe{max-width:100%;height:auto;display:block}
table{max-width:100%}
h1,h2,h3{font-family:'Playfair Display',Georgia,serif;line-height:1.15;margin:0 0 .5em;font-weight:600;letter-spacing:-.01em}
h1{font-size:clamp(2rem,5.2vw,3.4rem)}
h2{font-size:clamp(1.65rem,3.6vw,2.4rem)}
h3{font-size:1.25rem}
p{margin:0 0 1em}
a{color:var(--brand-2)}
.wrap{max-width:var(--max);margin:0 auto;padding:0 16px}
.sec{padding:64px 0}
.sec-tight{padding:40px 0}
.eyebrow{display:inline-block;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:10px}
.lead{font-size:1.15rem;color:var(--ink-2);max-width:62ch}
.center{text-align:center}
.center .lead{margin-left:auto;margin-right:auto}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:16px 26px;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:1.02rem;line-height:1;transition:transform .12s,box-shadow .12s,background .12s;min-height:52px}
.btn:active{transform:translateY(1px)}
.btn-primary{background:var(--gold);color:#fff;box-shadow:0 8px 22px rgba(184,138,60,.35)}
.btn-primary:hover{background:#a67a2f}
.btn-dark{background:var(--brand);color:#fff}
.btn-dark:hover{background:var(--brand-2)}
.btn-outline{background:#fff;color:var(--brand);border-color:var(--brand)}
.btn-outline:hover{background:var(--brand-soft)}
.btn-ghost{background:rgba(255,255,255,.14);color:#fff;border-color:rgba(255,255,255,.7);backdrop-filter:blur(4px)}
.btn-ghost:hover{background:rgba(255,255,255,.26)}
.btn svg{width:20px;height:20px;flex:none}
.btn-row{display:flex;flex-wrap:wrap;gap:12px}

/* header */
.hdr{position:sticky;top:0;z-index:50;background:rgba(247,246,242,.92);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:72px}
.hdr .logo img{height:44px;width:auto}
.hdr-cta{display:flex;align-items:center;gap:10px}
.hdr-phone{display:inline-flex;align-items:center;gap:8px;font-weight:700;color:var(--brand);text-decoration:none;white-space:nowrap}
.hdr-phone svg{width:20px;height:20px}
.hdr .btn{padding:12px 18px;min-height:44px;font-size:.95rem}
@media (max-width:640px){.hdr-phone span{display:none}.hdr .btn{padding:12px 14px;font-size:.9rem;white-space:nowrap}.hdr .logo img{height:38px}}

/* hero */
.hero{position:relative;min-height:min(78vh,720px);display:flex;align-items:flex-end;color:#fff;isolation:isolate}
.hero-img{position:absolute;inset:0;z-index:-2}
.hero-img img{width:100%;height:100%;object-fit:cover;object-position:var(--pos,center)}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(20,32,40,.15) 0%,rgba(20,32,40,.35) 40%,rgba(20,32,40,.88) 100%)}
.hero .wrap{padding-top:120px;padding-bottom:48px}
.hero h1{color:#fff;max-width:14ch;text-shadow:0 2px 20px rgba(0,0,0,.35)}
.hero .sub{font-size:clamp(1.05rem,2.2vw,1.3rem);max-width:56ch;color:rgba(255,255,255,.92);margin-bottom:26px}
.hero .addr{display:flex;align-items:center;gap:8px;color:rgba(255,255,255,.85);font-size:.95rem;margin-bottom:14px}
.hero .addr svg{width:18px;height:18px}
.trust{display:flex;flex-wrap:wrap;gap:8px 18px;margin-top:22px;font-size:.9rem;color:rgba(255,255,255,.9)}
.trust span{display:inline-flex;align-items:center;gap:6px}
.trust svg{width:16px;height:16px;color:#f0cf8c}

/* facts panel */
.facts{margin-top:-34px;position:relative;z-index:2}
.facts-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px}
.fact{background:var(--card);border-radius:var(--radius);padding:18px 18px 16px;box-shadow:var(--shadow);border-top:4px solid var(--c,var(--brand))}
.fact .k{font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);font-weight:700}
.fact .v{font-family:'Playfair Display',serif;font-size:1.5rem;margin:4px 0 2px;color:var(--ink)}
.fact .s{font-size:.9rem;color:var(--ink-2)}
.fact.c1{--c:#b88a3c}.fact.c2{--c:#1f4e5f}.fact.c3{--c:#5b8a5a}.fact.c4{--c:#8a5b7a}
@media (max-width:900px){.facts-grid{grid-template-columns:repeat(2,1fr)}}

/* two-col */
.two{display:grid;grid-template-columns:1.1fr .9fr;gap:40px;align-items:center}
.two.flip>:first-child{order:2}
@media (max-width:860px){.two{grid-template-columns:1fr}.two.flip>:first-child{order:0}}
.photo{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:4/3}
.photo img{width:100%;height:100%;object-fit:cover}
.checks{list-style:none;padding:0;margin:18px 0 0;display:grid;gap:12px}
.checks li{display:flex;gap:12px;align-items:flex-start;font-size:1.02rem}
.checks svg{width:22px;height:22px;flex:none;color:var(--ok);margin-top:2px}

/* cards */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
@media (max-width:860px){.grid3{grid-template-columns:1fr}.grid2{grid-template-columns:1fr}}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:0 4px 14px rgba(29,43,51,.05)}
.card .body{padding:20px}
.card img.top{aspect-ratio:16/10;object-fit:cover;width:100%}
.card h3{margin-bottom:6px}
.price{font-family:'Playfair Display',serif;font-size:2rem;color:var(--brand);margin:6px 0 2px}
.price small{font-family:'Inter',sans-serif;font-size:.95rem;color:var(--muted)}
.pill{display:inline-block;padding:4px 10px;border-radius:999px;background:var(--brand-soft);color:var(--brand);font-size:.8rem;font-weight:700}
.tag{font-size:.85rem;color:var(--muted)}

/* gallery */
.gallery{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:180px;gap:10px}
.gallery a{display:block;border-radius:12px;overflow:hidden;position:relative}
.gallery a:nth-child(1){grid-column:span 2;grid-row:span 2}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .35s}
.gallery a:hover img{transform:scale(1.04)}
@media (max-width:860px){.gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:150px}}

/* floor plans */
.plans{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media (max-width:900px){.plans{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.plans{grid-template-columns:1fr}}
.plan img{aspect-ratio:1/1;object-fit:contain;background:#fff;padding:10px;width:100%}
.plan .body{padding:14px 16px 16px}
.plan .meta{display:flex;flex-wrap:wrap;gap:6px 14px;font-size:.9rem;color:var(--ink-2)}

/* testimonials */
.quote{background:var(--card);border-radius:var(--radius);padding:24px;border:1px solid var(--line);display:flex;flex-direction:column;gap:14px}
.quote p{font-size:1rem;color:var(--ink-2);margin:0;flex:1}
.quote .who{font-weight:700;display:flex;align-items:center;justify-content:space-between;gap:10px}
.stars{color:#e8b84a;letter-spacing:2px;font-size:.95rem}
.gbadge{font-size:.8rem;color:var(--muted);font-weight:500}

/* faq */
.faq details{background:var(--card);border:1px solid var(--line);border-radius:12px;padding:0 18px;margin-bottom:10px}
.faq summary{cursor:pointer;padding:16px 0;font-weight:700;list-style:none;display:flex;justify-content:space-between;gap:12px;align-items:center}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-size:1.4rem;color:var(--gold);flex:none}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 0 16px;color:var(--ink-2);margin:0}

/* steps */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;counter-reset:s}
@media (max-width:860px){.steps{grid-template-columns:repeat(2,1fr)}}
.step{background:var(--card);border-radius:var(--radius);padding:22px;border:1px solid var(--line)}
.step .n{width:40px;height:40px;border-radius:50%;background:var(--gold-soft);color:var(--gold);display:grid;place-items:center;font-weight:800;margin-bottom:12px;font-family:'Playfair Display',serif;font-size:1.2rem}

/* form */
.form-sec{background:var(--brand);color:#fff}
.form-sec .eyebrow{color:#f0cf8c}
.form-sec h2{color:#fff}
.form-sec .lead{color:rgba(255,255,255,.88)}
.form-wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:40px;align-items:start}
@media (max-width:900px){.form-wrap{grid-template-columns:1fr}}
.form-card{background:#fff;color:var(--ink);border-radius:20px;padding:26px;box-shadow:0 24px 60px rgba(0,0,0,.25)}
.progress{display:flex;gap:6px;margin-bottom:18px}
.progress i{flex:1;height:5px;border-radius:3px;background:var(--line)}
.progress i.on{background:var(--gold)}
.q{font-family:'Playfair Display',serif;font-size:1.35rem;margin-bottom:14px}
.opts{display:grid;gap:10px}
.opts.two-col{grid-template-columns:1fr 1fr}
@media (max-width:480px){.opts.two-col{grid-template-columns:1fr}}
.opt{display:flex;align-items:center;gap:12px;padding:14px 16px;border:2px solid var(--line);border-radius:12px;cursor:pointer;font-weight:600;background:#fff;transition:border-color .12s,background .12s;min-height:54px}
.opt:hover{border-color:var(--brand-2)}
.opt input{position:absolute;opacity:0;pointer-events:none}
.opt.sel{border-color:var(--gold);background:var(--gold-soft)}
.opt .ico{width:28px;height:28px;flex:none;color:var(--brand)}
.field{display:grid;gap:6px;margin-bottom:12px}
.field label{font-weight:700;font-size:.92rem}
.field input,.field textarea,.field select{width:100%;padding:14px;border:2px solid var(--line);border-radius:12px;font:inherit;font-size:1rem;background:#fff;color:var(--ink)}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--brand-2)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
@media (max-width:480px){.row2{grid-template-columns:1fr}}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:.82rem;color:var(--muted);margin:10px 0 14px}
.consent input{margin-top:3px;width:18px;height:18px;flex:none}
.form-nav{display:flex;justify-content:space-between;gap:10px;margin-top:16px}
.form-nav .btn{flex:1}
.linkbtn{background:none;border:0;color:var(--muted);font:inherit;cursor:pointer;padding:12px}
.err{color:var(--danger);font-size:.9rem;margin-top:8px;display:none}
.fstep{display:none}.fstep.on{display:block}
.almost{font-size:.82rem;color:var(--gold);font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.why-list{display:grid;gap:14px;margin-top:18px}
.why-list div{display:flex;gap:12px;align-items:flex-start}
.why-list svg{width:24px;height:24px;flex:none;color:#f0cf8c;margin-top:2px}
.why-list b{display:block}
.why-list span{color:rgba(255,255,255,.85);font-size:.95rem}

/* map + footer */
.map{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:16/8;background:#dfe6e9}
.map iframe{width:100%;height:100%;border:0}
.visit{display:grid;grid-template-columns:1fr 1.3fr;gap:30px;align-items:center}
@media (max-width:860px){.visit{grid-template-columns:1fr}}
.visit .big{font-family:'Playfair Display',serif;font-size:1.6rem;color:var(--brand);text-decoration:none;display:block;margin:4px 0 10px}
.final{background:linear-gradient(135deg,#1f4e5f,#2a6b80);color:#fff}
.final h2{color:#fff}
.final .grid2>div{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);border-radius:var(--radius);padding:26px}
.final p{color:rgba(255,255,255,.88)}
footer{background:#15232b;color:#b8c4cb;padding:40px 0 110px;font-size:.9rem}
footer a{color:#e6edf1}
footer .cols{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:24px}
@media (max-width:760px){footer .cols{grid-template-columns:1fr}}
footer .logo img{height:40px;width:auto;filter:brightness(0) invert(1);opacity:.9;margin-bottom:12px}
footer .fine{margin-top:26px;border-top:1px solid rgba(255,255,255,.1);padding-top:16px;font-size:.8rem;color:#8a98a1}

/* sticky mobile bar */
.sticky{position:fixed;left:0;right:0;bottom:0;z-index:60;display:none;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(255,255,255,.96);border-top:1px solid var(--line);backdrop-filter:blur(8px)}
.sticky .btn{flex:1;padding:14px 8px;font-size:.95rem;white-space:nowrap;gap:6px}
@media (max-width:760px){.sticky{display:flex}}

/* home locations */
.loc{display:grid;grid-template-columns:1fr 1fr;gap:0;border-radius:var(--radius);overflow:hidden;background:var(--card);box-shadow:var(--shadow);border:1px solid var(--line)}
.loc img{height:100%;min-height:280px;object-fit:cover;width:100%}
.loc .body{padding:28px}
.loc .prices{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin:14px 0}
.loc .prices div{background:var(--bg);border-radius:12px;padding:12px}
.loc .prices .k{font-size:.78rem;text-transform:uppercase;letter-spacing:.06em;color:var(--muted);font-weight:700}
.loc .prices .v{font-family:'Playfair Display',serif;font-size:1.4rem;color:var(--brand)}
@media (max-width:860px){.loc{grid-template-columns:1fr}.loc img{min-height:220px;max-height:280px}}
.award{display:inline-flex;align-items:center;gap:12px;background:#fff;border:1px solid var(--line);border-radius:12px;padding:10px 14px;margin-top:8px}
.award img{height:56px;width:auto}
.award b{display:block;font-size:.95rem}
.award span{font-size:.82rem;color:var(--muted)}

/* consent modal */
.cm-bg{position:fixed;inset:0;background:rgba(21,35,43,.55);z-index:1000;display:flex;align-items:center;justify-content:center;padding:16px}
.cm{background:#fff;border-radius:18px;max-width:440px;width:100%;padding:24px;position:relative;box-shadow:0 30px 80px rgba(0,0,0,.35);color:var(--ink)}
.cm h3{margin-bottom:8px;font-size:1.2rem}
.cm p{font-size:.92rem;color:var(--ink-2)}
.cm .x{position:absolute;top:10px;right:10px;background:none;border:0;font-size:1.6rem;line-height:1;cursor:pointer;color:var(--muted);padding:6px 10px}
.cm .btn{width:100%}
.hidden{display:none!important}

/* lightbox */
.lb{position:fixed;inset:0;background:rgba(0,0,0,.92);z-index:900;display:none;align-items:center;justify-content:center;padding:16px}
.lb.on{display:flex}
.lb img{max-height:90vh;max-width:100%;object-fit:contain;border-radius:8px}
.lb .x{position:absolute;top:14px;right:14px;color:#fff;background:none;border:0;font-size:2.2rem;cursor:pointer}
/* reveal-on-scroll removed on purpose: ad landing pages must never show blank sections */
.reveal{opacity:1;transform:none}

/* instagram embed */
.ig-wrap{max-width:400px;margin:0 auto;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);background:#fff}
.ig-wrap iframe{width:100%;height:700px;border:0;display:block}
@media (max-width:480px){.ig-wrap iframe{height:640px}}