:root{
  --brick:#7B2E25; --brick-dk:#5E2119;
  --slate:#1E2A30; --ink:#2B373D; --muted:#5D6A70;
  --paper:#F7F9F8; --sage:#E3EBE7; --oak:#B88A5A; --line:#CFD9D4;
  --serif:"Young Serif",Georgia,serif; --sans:"Public Sans",system-ui,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.6 var(--sans)}
img{max-width:100%;display:block}
a{color:var(--brick)}
:focus-visible{outline:3px solid var(--oak);outline-offset:3px}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--serif);font-weight:400;color:var(--slate);margin:0}
h2{font-size:clamp(30px,3.6vw,44px);line-height:1.12;max-width:20ch}
h3{font-size:22px;line-height:1.25}
h2 + .lede{margin-top:16px}
p{margin:0 0 1em}
.lede{font-size:19px;color:var(--muted);max-width:60ch}
.btn{display:inline-block;padding:14px 24px;border-radius:4px;font-weight:600;text-decoration:none;font-size:16px;border:2px solid var(--brick)}
.btn-solid{background:var(--brick);color:#fff}
.btn-solid:hover{background:var(--brick-dk);border-color:var(--brick-dk)}
.btn-line{color:var(--brick);background:transparent}
.btn-line:hover{background:#fff}
section{padding:96px 0}

/* top bar */
.top{position:sticky;top:0;z-index:20;background:rgba(247,249,248,.94);backdrop-filter:blur(6px);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;height:64px;gap:16px}
.mark{font-family:var(--serif);font-size:20px;color:var(--slate);text-decoration:none;white-space:nowrap}
.mark small{font-family:var(--sans);font-size:13px;color:var(--muted);margin-left:10px}
.top nav{display:flex;gap:22px;align-items:center}
.top nav a{color:var(--ink);text-decoration:none;font-size:15px}
.top nav a.btn{color:#fff;padding:9px 16px;font-size:15px}
@media(max-width:820px){.top nav a:not(.btn){display:none}.mark small{display:none}}

/* hero */
.hero{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);min-height:calc(100vh - 64px);max-height:860px;padding:0}
.hero-copy{padding:64px 48px 64px max(24px,calc((100vw - 1180px)/2 + 24px));display:flex;flex-direction:column;justify-content:center}
.hero h1{font-size:clamp(40px,5vw,66px);line-height:1.04;margin-bottom:24px}
.hero .lede{margin-bottom:32px}
.hero-ctas{display:flex;gap:12px;flex-wrap:wrap}
.hero-photo{position:relative;overflow:hidden}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:28% 70%}
.addr{margin-top:40px;font-size:15px;color:var(--muted);border-left:3px solid var(--oak);padding-left:14px}
.addr strong{color:var(--slate);display:block;font-weight:600}
@media(max-width:900px){.hero{grid-template-columns:1fr;max-height:none;min-height:0}.hero-photo{order:-1;height:46vh}.hero-copy{padding:40px 24px 56px}}

/* time comparison */
.time{background:var(--slate);color:#E6ECEA}
.time h2{color:#fff}
.time .lede{color:#B9C6C2}
.bars{margin-top:48px;display:grid;gap:28px}
.bar-row{display:grid;grid-template-columns:240px 1fr;gap:24px;align-items:center}
.bar-label{font-weight:600;color:#fff}
.bar-label span{display:block;font-weight:400;color:#B9C6C2;font-size:15px}
.track{height:52px;background:rgba(255,255,255,.06);border-radius:4px;position:relative;overflow:hidden}
.fill{height:100%;display:flex;align-items:center;padding:0 16px;font-size:15px;font-weight:600;white-space:nowrap;border-radius:4px}
.fill.long{width:100%;background:repeating-linear-gradient(135deg,#46545A 0 10px,#3D4A50 10px 20px);color:#E6ECEA}
.fill.short{width:22%;min-width:210px;background:var(--oak);color:var(--slate)}
.time small{display:block;margin-top:28px;color:#8FA09B;font-size:14px}
@media(max-width:700px){.bar-row{grid-template-columns:1fr;gap:10px}}

/* plan picker */
.picker-head{display:flex;justify-content:space-between;align-items:end;gap:32px;flex-wrap:wrap;margin-bottom:36px}
.sizes{display:inline-flex;border:2px solid var(--slate);border-radius:6px;overflow:hidden}
.sizes button{font:600 16px var(--sans);padding:14px 22px;border:0;background:#fff;color:var(--slate);cursor:pointer;border-left:2px solid var(--slate)}
.sizes button:first-child{border-left:0}
.sizes button[aria-pressed="true"]{background:var(--slate);color:#fff}
.plan-card{background:#fff;border:1px solid var(--line);border-radius:6px;padding:28px}
.plan-scroll{overflow-x:auto;-webkit-overflow-scrolling:touch}
.plan{position:relative;min-width:640px}
.plan img{width:100%;height:auto}
.zone{position:absolute;background:rgba(123,46,37,.16);outline:3px solid var(--brick);outline-offset:-3px;transition:left .45s ease,width .45s ease,top .45s ease,height .45s ease}
.plan-tags{min-width:640px;display:flex;justify-content:space-between;font-size:13px;color:var(--muted);margin-top:10px}
.plan-facts{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:28px;border-top:1px solid var(--line)}
.fact{padding:22px 24px 0 0}
.fact + .fact{padding-left:24px;border-left:1px solid var(--line)}
.fact b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(28px,3vw,38px);color:var(--slate);line-height:1.1}
.fact span{color:var(--muted);font-size:15px}
.plan-note{margin-top:24px;font-size:16px;max-width:70ch}
@media(max-width:760px){.plan-facts{grid-template-columns:1fr}.fact + .fact{border-left:0;padding-left:0;border-top:1px solid var(--line);margin-top:16px}.sizes button{padding:12px 14px;font-size:15px}.plan-card{padding:14px}}

/* built */
.built{background:var(--sage)}
.built-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:64px;align-items:start}
.inplace{list-style:none;margin:28px 0 0;padding:0}
.inplace li{padding:14px 0 14px 34px;border-bottom:1px solid #C6D3CD;position:relative}
.inplace li::before{content:"";position:absolute;left:4px;top:22px;width:14px;height:8px;border-left:3px solid var(--brick);border-bottom:3px solid var(--brick);transform:rotate(-45deg)}
.reno{margin-top:32px;font-size:15px;color:var(--muted)}
.mosaic{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.mosaic figure{margin:0;position:relative;border-radius:4px;overflow:hidden;background:#cfd8d4;aspect-ratio:3/2}
.mosaic figure.tall{aspect-ratio:auto}
.mosaic img{width:100%;height:100%;object-fit:cover}
.mosaic .tall{grid-row:span 2}
.mosaic figcaption{position:absolute;left:0;bottom:0;padding:6px 10px;background:rgba(30,42,48,.78);color:#fff;font-size:13px;border-top-right-radius:4px}
@media(max-width:900px){.built-grid{grid-template-columns:1fr;gap:40px}}

/* gallery strip */
.strip{display:grid;grid-template-columns:2fr 1fr 1fr;gap:12px;margin-top:40px}
.strip figure{margin:0;border-radius:4px;overflow:hidden;position:relative}
.strip img{width:100%;height:340px;object-fit:cover}
.strip figcaption{position:absolute;left:0;bottom:0;padding:6px 10px;background:rgba(30,42,48,.78);color:#fff;font-size:13px;border-top-right-radius:4px}
@media(max-width:760px){.strip{grid-template-columns:1fr}.strip img{height:240px}}

/* location */
.loc-grid{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:56px;align-items:center}
.loc-grid img{border-radius:6px}
.loc-list{list-style:none;padding:0;margin:24px 0 0}
.loc-list li{padding:16px 0;border-top:1px solid var(--line)}
.loc-list strong{display:block;color:var(--slate)}
@media(max-width:900px){.loc-grid{grid-template-columns:1fr;gap:32px}}

/* who */
.who{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.who-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;margin-top:44px}
.who-grid div{border-top:3px solid var(--oak);padding-top:18px}
.who-grid p{color:var(--muted);font-size:16px;margin-top:8px}
@media(max-width:900px){.who-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.who-grid{grid-template-columns:1fr}}

.spec-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px 32px;margin-top:44px}
.spec-grid div{border-top:3px solid var(--oak);padding-top:16px;min-width:0}
.spec-grid h3{font-size:20px}
.spec-grid p{color:var(--muted);font-size:15px;margin:8px 0 0}
@media(max-width:900px){.spec-grid{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.spec-grid{grid-template-columns:1fr}}
/* owner + tour */
.tour-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:64px}
.owner p{max-width:46ch}
.phone{font-family:var(--serif);font-size:34px;color:var(--slate);text-decoration:none;display:inline-block;margin:8px 0 4px}
form{background:#fff;border:1px solid var(--line);border-radius:6px;padding:32px;display:grid;grid-template-columns:1fr 1fr;gap:18px}
label{display:flex;flex-direction:column;gap:6px;font-size:14px;font-weight:600;color:var(--slate)}
label.full{grid-column:1/-1}
input,select,textarea{font:400 16px var(--sans);padding:12px;border:1px solid #B9C6C2;border-radius:4px;background:var(--paper);color:var(--ink)}
textarea{min-height:96px;resize:vertical}
form .btn{grid-column:1/-1;justify-self:start;cursor:pointer;font-family:var(--sans)}
.form-note{grid-column:1/-1;font-size:14px;color:var(--muted);margin:0}
@media(max-width:900px){.tour-grid{grid-template-columns:1fr;gap:40px}}
@media(max-width:560px){form{grid-template-columns:1fr;padding:20px}}

footer{background:var(--slate);color:#B9C6C2;padding:40px 0;font-size:15px}
footer .wrap{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
footer a{color:#fff}

.crumbs{font-size:14px;color:var(--muted);margin:0 0 18px}
.crumbs a{color:var(--muted)}
.sp-hero{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:56px;align-items:center;padding:72px 0}
.sp-hero h1{font-size:clamp(34px,4.4vw,56px);line-height:1.06;margin-bottom:20px}
.sp-hero img{border-radius:6px;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;object-position:30% 60%}
.facts{display:flex;flex-wrap:wrap;gap:12px;margin:28px 0}
.facts span{background:#fff;border:1px solid var(--line);border-radius:4px;padding:8px 14px;font-size:15px}
.fitlist{list-style:none;margin:24px 0 0;padding:0}
.fitlist li{padding:14px 0 14px 34px;border-bottom:1px solid var(--line);position:relative}
.fitlist li::before{content:"";position:absolute;left:4px;top:22px;width:14px;height:8px;border-left:3px solid var(--brick);border-bottom:3px solid var(--brick);transform:rotate(-45deg)}
.sizes3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:36px}
.sizes3 a{display:block;background:#fff;border:1px solid var(--line);border-radius:6px;padding:24px;text-decoration:none;color:var(--ink)}
.sizes3 a:hover{border-color:var(--brick)}
.sizes3 b{display:block;font-family:var(--serif);font-weight:400;font-size:30px;color:var(--slate)}
.related{display:flex;flex-wrap:wrap;gap:10px;margin-top:24px}
.related a{border:1px solid var(--line);background:#fff;border-radius:999px;padding:8px 14px;font-size:15px;text-decoration:none;color:var(--slate)}
.related a:hover{border-color:var(--brick);color:var(--brick)}
.spec-links{list-style:none;padding:0;margin:8px 0 0;font-size:15px;line-height:1.9}
.spec-links a{color:var(--ink);text-decoration:none;border-bottom:1px solid var(--line)}
.spec-links a:hover{color:var(--brick);border-color:var(--brick)}
@media(max-width:900px){.sp-hero{grid-template-columns:1fr;gap:32px;padding:48px 0}.sizes3{grid-template-columns:1fr}}