:root{
  --ink:#0e1826;
  --char:#152238;
  --cream:#f4f1e8;
  --sand:#e9e4d3;
  --stone-600:#6a675c;
  --stone-300:#9da6b6;
  --red:#c19a49;
  --red-dark:#a37e35;
  --serif:"Fraunces", Georgia, serif;
  --sans:"Outfit", "Avenir Next", Helvetica, sans-serif;
  --pad:clamp(20px,4vw,48px);
  --noise:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2'/%3E%3CfeColorMatrix values='0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.05 0'/%3E%3C/filter%3E%3Crect width='160' height='160' filter='url(%23n)'/%3E%3C/svg%3E");
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
html.noanim{scroll-behavior:auto}
body{font-family:var(--sans);font-weight:300;color:var(--ink);background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased}
body::after{content:"";position:fixed;inset:0;background:var(--noise);pointer-events:none;z-index:9998;opacity:.5}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:1180px;margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
.visually-hidden{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* ---------- header ---------- */
header.top{position:fixed;top:0;left:0;right:0;z-index:100;transition:background .35s,box-shadow .35s;padding:14px 0}
header.top .wrap{display:flex;align-items:center;gap:20px}
header.top.scrolled,header.top.menu-open{background:rgba(14,24,38,.94);backdrop-filter:blur(10px);box-shadow:0 1px 0 rgba(244,241,232,.08)}
header.top.scrolled{padding:8px 0}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex-shrink:0}
.brand img{height:44px;width:auto;transition:height .3s}
header.top.scrolled .brand img{height:36px}
.nav{display:flex;gap:clamp(12px,1.6vw,22px);margin-left:clamp(10px,2.2vw,32px)}
.nav a{color:var(--cream);text-decoration:none;font-size:.74rem;letter-spacing:.11em;text-transform:uppercase;font-weight:500;opacity:.82;transition:opacity .2s,color .2s;white-space:nowrap;padding:6px 0}
.nav a:hover,.nav a[aria-current="page"]{opacity:1;color:var(--red)}
.head-cta{margin-left:auto;display:flex;align-items:center;gap:16px}
.head-phone{color:var(--cream);text-decoration:none;font-weight:500;letter-spacing:.04em;white-space:nowrap;font-size:.95rem}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;width:44px;height:44px;padding:10px;margin-right:-10px;flex-direction:column;justify-content:center;gap:5px}
.nav-toggle span{display:block;height:2px;background:var(--cream);transition:transform .3s,opacity .3s}
header.top.menu-open .nav-toggle span:nth-child(1){transform:translateY(7px) rotate(45deg)}
header.top.menu-open .nav-toggle span:nth-child(2){opacity:0}
header.top.menu-open .nav-toggle span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
.btn{display:inline-block;text-decoration:none;font-weight:500;letter-spacing:.09em;text-transform:uppercase;font-size:.82rem;padding:13px 26px;border:1px solid transparent;transition:background .25s,color .25s,border-color .25s,transform .25s;white-space:nowrap;font-family:inherit;cursor:pointer}
.btn-red{background:var(--red);color:var(--ink);font-weight:600}
.btn-red:hover{background:var(--red-dark)}
.btn-ghost{border-color:rgba(244,239,230,.45);color:var(--cream);background:none}
.btn-ghost:hover{border-color:var(--cream);background:rgba(244,239,230,.08)}
.btn-dark{border-color:var(--ink);color:var(--ink);background:none}
.btn-dark:hover{background:var(--ink);color:var(--cream)}
@media (max-width:1240px) and (min-width:1001px){
  .head-phone{display:none}
}
@media (max-width:1000px){
  .nav{display:none;position:absolute;top:100%;left:0;right:0;flex-direction:column;gap:0;margin:0;padding:10px 0 18px;background:rgba(14,24,38,.97);backdrop-filter:blur(10px);border-top:1px solid rgba(244,241,232,.08)}
  header.top.menu-open .nav{display:flex}
  .nav a{padding:13px var(--pad);font-size:.92rem;opacity:1;border-bottom:1px solid rgba(244,241,232,.05)}
  .nav-toggle{display:flex}
  .head-cta{gap:14px}
}
@media (max-width:720px){
  header.top .wrap{gap:12px}
  .brand img{height:32px}
  header.top.scrolled .brand img{height:28px}
  .head-cta{gap:10px}
  .btn{padding:11px 16px;font-size:.74rem;letter-spacing:.07em}
  .hero .wrap{padding-top:110px}
}
@media (max-width:480px){
  .head-phone{display:none}
}

/* ---------- hero (home) ---------- */
.hero{position:relative;min-height:100dvh;display:flex;align-items:flex-end;color:var(--cream);isolation:isolate;padding-bottom:clamp(48px,9vh,110px)}
html.noanim .hero{min-height:640px}
.hero-img{position:absolute;inset:0;z-index:-2}
.hero-img img{width:100%;height:100%;object-fit:cover;object-position:center 40%}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(200deg,rgba(14,24,38,.08) 30%,rgba(14,24,38,.76) 78%),linear-gradient(90deg,rgba(14,24,38,.55),rgba(14,24,38,0) 60%)}
.hero .wrap{width:100%}
.hero-kick{font-size:.85rem;letter-spacing:.34em;text-transform:uppercase;color:var(--stone-300);margin-bottom:18px}
.hero-kick b{color:#fff;font-weight:500}
.hero h1{font-family:var(--serif);font-weight:340;font-size:clamp(2.6rem,6.4vw,5.2rem);line-height:1.02;letter-spacing:-.01em;max-width:13ch}
.hero h1 em{font-style:italic;font-weight:500;color:#fff}
.hero-sub{max-width:44ch;margin-top:22px;margin-bottom:34px;color:rgba(244,239,230,.85);font-size:1.06rem}
.hero-ctas{display:flex;gap:16px;flex-wrap:wrap}
.hero-scroll{position:absolute;right:var(--pad);bottom:clamp(48px,9vh,110px);writing-mode:vertical-rl;font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--stone-300);text-decoration:none}
@media (max-width:720px){.hero-scroll{display:none}}

/* ---------- trust strip ---------- */
.trust{background:var(--ink);color:var(--cream);position:relative}
.trust .wrap{display:grid;grid-auto-flow:column;grid-auto-columns:1fr;gap:clamp(24px,5vw,80px);padding-top:30px;padding-bottom:30px;justify-items:center;text-align:center}
@media (max-width:560px){.trust .wrap{grid-auto-flow:row;gap:22px}}
.trust p{font-size:.86rem;letter-spacing:.18em;text-transform:uppercase;color:var(--stone-300)}
.trust p b{display:block;font-family:var(--serif);font-size:1.25rem;letter-spacing:0;text-transform:none;color:var(--cream);font-weight:500;margin-bottom:2px}

/* ---------- section scaffolding ---------- */
section{padding-top:clamp(70px,10vw,130px);padding-bottom:clamp(70px,10vw,130px)}
.kick{font-size:.8rem;letter-spacing:.32em;text-transform:uppercase;color:var(--red-dark);font-weight:500;margin-bottom:16px}
h2{font-family:var(--serif);font-weight:340;font-size:clamp(2rem,4.4vw,3.4rem);line-height:1.06;letter-spacing:-.01em;max-width:18ch}
.tbd{color:var(--stone-600);font-style:italic;border:1px dashed var(--stone-600);padding:4px 12px;display:inline-block;font-size:.85rem;background:transparent}
.search-panel .tbd,.about .tbd,.trust .tbd,.form-panel .tbd,.ask .tbd{color:var(--stone-300);border-color:var(--stone-300)}

/* ---------- search / listings ---------- */
.search{background:var(--sand);position:relative;overflow:hidden}
.search .wrap{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(32px,6vw,90px);align-items:center}
.search-copy p{margin-top:20px;margin-bottom:28px;color:var(--stone-600);max-width:48ch}
.search-panel{background:var(--ink);color:var(--cream);padding:clamp(28px,4vw,48px);position:relative;margin-top:40px;margin-right:-8px;box-shadow:-18px 18px 0 var(--red)}
.search-panel h3{font-family:var(--serif);font-weight:500;font-size:1.5rem;margin-bottom:10px}
.search-panel p{color:var(--stone-300);font-size:.95rem;margin-bottom:24px}
.search-panel .btn{width:100%;text-align:center}
.search-note{margin-top:18px;font-size:.8rem;color:var(--stone-300)}
@media (max-width:860px){.search .wrap{grid-template-columns:1fr}.search-panel{margin-top:8px;margin-right:0;box-shadow:-10px 10px 0 var(--red)}}

/* ---------- gallery ---------- */
.gallery-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin-bottom:44px;flex-wrap:wrap}
.gallery-head p{color:var(--stone-600);max-width:40ch}
.masonry{columns:3;column-gap:18px}
.masonry figure{margin-bottom:18px;break-inside:avoid;cursor:zoom-in;overflow:hidden;position:relative}
.masonry img{transition:transform .6s cubic-bezier(.2,.7,.2,1)}
.masonry figure:hover img{transform:scale(1.04)}
@media (max-width:900px){.masonry{columns:2}}
@media (max-width:560px){.masonry{columns:1}}

/* lightbox */
.lightbox{position:fixed;inset:0;background:rgba(22,19,16,.94);z-index:9999;display:none;align-items:center;justify-content:center}
.lightbox.open{display:flex}
.lightbox img{max-width:88vw;max-height:84vh;object-fit:contain}
.lb-btn{position:absolute;background:none;border:none;color:var(--cream);font-size:2rem;cursor:pointer;padding:18px;font-family:var(--sans);line-height:1;opacity:.75;transition:opacity .2s}
.lb-btn:hover{opacity:1}
.lb-close{top:14px;right:18px}
.lb-prev{left:8px;top:50%;margin-top:-30px}
.lb-next{right:8px;top:50%;margin-top:-30px}

/* ---------- about ---------- */
.about{background:var(--ink);color:var(--cream)}
.about .wrap{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,6fr);gap:clamp(36px,6vw,90px)}
.about-media{position:relative}
.about-media > img{width:100%;height:100%;object-fit:cover;min-height:340px}
.about-media::after{content:"";position:absolute;top:22px;left:-22px;right:22px;bottom:-22px;border:1px solid rgba(244,241,232,.25);pointer-events:none}
.about-portrait{position:absolute;right:-18px;bottom:0;width:clamp(150px,48%,286px);z-index:2;filter:drop-shadow(-16px 6px 26px rgba(0,0,0,.55))}
.about-portrait img{width:100%;height:auto;min-height:0;display:block}
@media (max-width:860px){.about-portrait{right:0;width:clamp(140px,38%,230px)}}
.about h2{color:var(--cream)}
.about-story{margin-top:26px;color:var(--stone-300);font-size:1.05rem}
.about-story p{margin-bottom:1em}
.about-story em{color:var(--cream);font-style:italic;font-family:var(--serif)}
.about-sign{margin-top:34px;display:flex;align-items:center;gap:18px;flex-wrap:wrap}
.about-sign img{height:52px;width:auto}
.about-sign p{font-size:.9rem;color:var(--stone-300)}
.about-sign p b{color:var(--cream);font-weight:500;display:block}
@media (max-width:860px){.about .wrap{grid-template-columns:1fr}.about-media::after{left:12px;right:-12px;top:12px;bottom:-12px}}

/* ---------- service area / reviews ---------- */
.area .wrap{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(32px,6vw,80px);align-items:start}
.area-copy p{margin-top:20px;color:var(--stone-600);max-width:46ch}
.area blockquote{font-family:var(--serif);font-weight:340;font-size:clamp(1.5rem,2.8vw,2.1rem);line-height:1.25;border-left:3px solid var(--red);padding-left:28px;margin-top:34px;color:var(--ink)}
.area blockquote footer{font-family:var(--sans);font-size:.85rem;letter-spacing:.18em;text-transform:uppercase;color:var(--stone-600);margin-top:16px}
.area-reviews{background:var(--sand);padding:clamp(26px,3.5vw,40px);margin-top:64px}
.area-reviews h3{font-family:var(--serif);font-weight:500;font-size:1.35rem;margin-bottom:4px}
.rev-score{font-size:.82rem;letter-spacing:.16em;text-transform:uppercase;color:var(--stone-600);margin-bottom:22px}
.rev-score b{color:var(--red-dark);letter-spacing:.1em;font-weight:500}
.review .stars{color:var(--red-dark);letter-spacing:.22em;font-size:.9rem;margin-bottom:12px}
.review > p{color:var(--ink);font-size:1rem}
.review footer{margin-top:16px;font-size:.76rem;letter-spacing:.2em;text-transform:uppercase;color:var(--stone-600)}
.area .rev-wrap{display:block;margin-top:18px}
.rev-row{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:18px}
.rev-row .review{background:var(--sand);padding:clamp(22px,3vw,34px)}
.rev-link{margin-top:26px;font-size:.9rem}
.rev-link a{color:var(--ink);font-weight:500;text-decoration:none;border-bottom:1px solid var(--red);transition:color .2s}
.rev-link a:hover{color:var(--red-dark)}
@media (max-width:860px){.area .wrap{grid-template-columns:1fr}.area-reviews{margin-top:12px}.rev-row{grid-template-columns:1fr}}

/* ---------- guides strip (home) ---------- */
.guides{background:var(--cream)}
.guides-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-bottom:40px}
.guides-head p{color:var(--stone-600);max-width:44ch}
.guide-grid{display:grid;grid-template-columns:minmax(0,1.4fr) minmax(0,1fr) minmax(0,1fr);gap:18px}
.guide-card{position:relative;display:block;text-decoration:none;color:var(--cream);min-height:260px;overflow:hidden;isolation:isolate;background:var(--ink)}
.guide-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-1;transition:transform .7s cubic-bezier(.2,.7,.2,1);opacity:.75}
.guide-card:hover img{transform:scale(1.05)}
.guide-card::before{content:"";position:absolute;inset:0;z-index:0;background:linear-gradient(180deg,rgba(14,24,38,.05) 30%,rgba(14,24,38,.9))}
.guide-card div{position:relative;z-index:1;padding:clamp(20px,2.6vw,30px);display:flex;flex-direction:column;justify-content:flex-end;height:100%}
.guide-card .kick{color:var(--red);margin-bottom:8px}
.guide-card b{font-family:var(--serif);font-weight:500;font-size:clamp(1.3rem,2vw,1.7rem);line-height:1.15;display:block}
.guide-card span{font-size:.9rem;color:var(--stone-300);margin-top:8px;display:block;max-width:34ch}
.guide-card.tall{grid-row:span 2;min-height:400px}
@media (max-width:860px){.guide-grid{grid-template-columns:1fr 1fr}.guide-card.tall{grid-row:auto;min-height:260px}}
@media (max-width:560px){.guide-grid{grid-template-columns:1fr}}

/* ---------- contact + form ---------- */
.contact{background:var(--sand)}
.contact .wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(36px,6vw,90px);align-items:start}
.contact-list{margin-top:34px;display:grid;gap:22px}
.contact-list .row{display:flex;gap:18px;align-items:baseline;flex-wrap:wrap}
.contact-list .label{font-size:.78rem;letter-spacing:.24em;text-transform:uppercase;color:var(--stone-600);flex-basis:110px;flex-shrink:0}
.contact-list a{color:var(--ink);text-decoration:none;font-weight:500;border-bottom:1px solid rgba(22,19,16,.3);transition:border-color .2s}
.contact-list a:hover{border-color:var(--red)}
.contact-list .big{font-family:var(--serif);font-size:1.5rem;font-weight:500}
.contact-ctas{margin-top:38px;display:flex;gap:14px;flex-wrap:wrap}
.contact-intro{margin-top:18px;color:var(--stone-600);max-width:44ch}
@media (max-width:860px){.contact .wrap{grid-template-columns:minmax(0,1fr)}}

.form-panel{background:var(--ink);color:var(--cream);padding:clamp(28px,4vw,48px);position:relative;box-shadow:-18px 18px 0 var(--red);margin-top:18px}
.form-panel h3{font-family:var(--serif);font-weight:500;font-size:1.5rem;margin-bottom:8px}
.form-panel > p{color:var(--stone-300);font-size:.95rem;margin-bottom:10px}
.field{margin-top:16px}
.field label{display:block;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--stone-300);margin-bottom:7px}
.field input,.field textarea{width:100%;background:rgba(244,241,232,.06);border:1px solid rgba(244,241,232,.22);color:var(--cream);padding:12px 14px;font:inherit;font-size:1rem;font-weight:300;border-radius:0;transition:border-color .2s}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--red)}
.field textarea{min-height:130px;resize:vertical}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:560px){.field-row{grid-template-columns:1fr}}
.hp{position:absolute;left:-9999px;top:auto;width:1px;height:1px;overflow:hidden}
.form-panel .btn{width:100%;margin-top:22px;text-align:center;white-space:normal}
.form-msg{margin-top:16px;font-size:.92rem;min-height:1.4em}
.form-msg.ok{color:var(--red)}
.form-msg.err{color:#e6a9a9}
.form-fine{margin-top:14px;font-size:.78rem;color:var(--stone-300)}
.turnstile{margin-top:18px;min-height:0}
@media (max-width:860px){.form-panel{box-shadow:-10px 10px 0 var(--red)}}

/* ---------- inner pages ---------- */
.page-hero{position:relative;color:var(--cream);isolation:isolate;background:var(--ink);display:flex;align-items:flex-end;min-height:min(64vh,600px);padding-top:clamp(130px,20vh,190px);padding-bottom:clamp(40px,6vw,72px)}
html.noanim .page-hero{min-height:420px}
.page-hero .hero-img img{opacity:.62;object-position:center 45%}
.page-hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(14,24,38,.35),rgba(14,24,38,.15) 40%,rgba(14,24,38,.9))}
.page-hero .wrap{width:100%}
.crumbs{font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--stone-300);margin-bottom:20px;display:flex;flex-wrap:wrap;gap:6px 0}
.crumbs a{text-decoration:none;color:var(--stone-300);transition:color .2s}
.crumbs a:hover{color:var(--cream)}
.crumbs i{font-style:normal;margin:0 10px;opacity:.5}
.page-hero .kick{color:var(--red)}
.page-hero h1{font-family:var(--serif);font-weight:340;font-size:clamp(2.4rem,5.4vw,4.3rem);line-height:1.04;letter-spacing:-.01em;max-width:17ch}
.page-hero .lede{max-width:56ch;margin-top:20px;color:rgba(244,239,230,.85);font-size:1.08rem}

.page-body{padding-top:clamp(56px,8vw,96px);padding-bottom:clamp(56px,8vw,96px)}
.page-body .wrap{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:clamp(36px,6vw,90px);align-items:start}
@media (max-width:900px){.page-body .wrap{grid-template-columns:minmax(0,1fr)}}

.prose{font-size:1.03rem;min-width:0}
.prose > * + *{margin-top:1.1em}
.prose h2{font-size:clamp(1.75rem,3vw,2.5rem);max-width:none;margin-top:2.1em}
.prose h2:first-child{margin-top:0}
.prose h3{font-family:var(--serif);font-weight:500;font-size:1.35rem;margin-top:1.8em;line-height:1.25}
.prose .lead{font-size:1.18rem;color:var(--ink);font-weight:300;line-height:1.55}
.prose ul,.prose ol{padding-left:1.25em}
.prose li + li{margin-top:.45em}
.prose li::marker{color:var(--red-dark)}
.prose a{color:var(--ink);font-weight:500;text-decoration:none;border-bottom:1px solid var(--red);transition:color .2s}
.prose a:hover{color:var(--red-dark)}
.prose table{width:100%;border-collapse:collapse;font-size:.95rem}
.prose th,.prose td{text-align:left;padding:11px 12px 11px 0;border-bottom:1px solid rgba(14,24,38,.14);vertical-align:top}
.prose th{font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--stone-600);font-weight:500}
.prose td b{font-weight:500}
.prose .table-scroll{overflow-x:auto}
.prose table .num{text-align:right;font-variant-numeric:tabular-nums}
.prose .source{font-size:.8rem;color:var(--stone-600);margin-top:.6em}
.prose .callout{background:var(--sand);padding:clamp(20px,3vw,30px);border-left:3px solid var(--red)}
.prose .callout p + p{margin-top:.8em}
.prose figure.photo{margin-top:2em}
.prose figure.photo figcaption{font-size:.8rem;color:var(--stone-600);margin-top:8px;letter-spacing:.04em}

.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:14px;margin-top:1.6em}
.fact{background:var(--sand);padding:18px 18px 16px}
.fact b{display:block;font-family:var(--serif);font-size:clamp(1.4rem,2.4vw,1.8rem);font-weight:500;line-height:1.1;letter-spacing:-.01em}
.fact span{display:block;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--stone-600);margin-top:6px}

.faq details{border-top:1px solid rgba(14,24,38,.15);padding:16px 0}
.faq details:last-child{border-bottom:1px solid rgba(14,24,38,.15)}
.faq summary{font-family:var(--serif);font-size:1.15rem;font-weight:500;cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:18px;align-items:baseline;line-height:1.3}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--sans);color:var(--red-dark);font-weight:300;font-size:1.4rem;flex-shrink:0}
.faq details[open] summary::after{content:"\2013"}
.faq details p{margin-top:12px;color:var(--stone-600)}
.faq details p + p{margin-top:.7em}

.aside{position:sticky;top:96px}
.ask{background:var(--ink);color:var(--cream);padding:clamp(26px,3vw,36px);box-shadow:-14px 14px 0 var(--red);margin-left:14px;margin-right:-4px}
.ask-head{display:flex;align-items:center;gap:16px;margin-bottom:16px}
.ask-head img{width:72px;height:72px;object-fit:cover;object-position:center 20%;border-radius:50%;border:2px solid rgba(244,241,232,.2);flex-shrink:0}
.ask-head b{font-family:var(--serif);font-weight:500;font-size:1.25rem;display:block;line-height:1.2}
.ask-head span{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--stone-300)}
.ask p{color:var(--stone-300);font-size:.95rem}
.ask .ask-phone{display:block;font-family:var(--serif);font-size:1.6rem;font-weight:500;color:var(--cream);text-decoration:none;margin:18px 0 6px}
.ask .btn{width:100%;text-align:center;margin-top:16px;white-space:normal;line-height:1.35}
.aside-links{margin-top:40px;padding-left:14px}
.aside-links h4{font-size:.76rem;letter-spacing:.28em;text-transform:uppercase;color:var(--red-dark);font-weight:500;margin-bottom:14px}
.aside-links a{display:block;text-decoration:none;color:var(--ink);padding:10px 0;border-top:1px solid rgba(14,24,38,.12);font-weight:400;transition:color .2s}
.aside-links a:last-child{border-bottom:1px solid rgba(14,24,38,.12)}
.aside-links a:hover{color:var(--red-dark)}
@media (max-width:900px){.aside{position:static}.ask{margin-left:0;margin-right:0;box-shadow:-10px 10px 0 var(--red)}.aside-links{padding-left:0}}

.cta-band{background:var(--ink);color:var(--cream);padding-top:clamp(48px,7vw,80px);padding-bottom:clamp(48px,7vw,80px);position:relative;overflow:hidden}
.cta-band::before{content:"";position:absolute;right:-8%;top:-30%;width:42%;height:160%;background:linear-gradient(200deg,rgba(193,154,73,.18),rgba(193,154,73,0) 70%);transform:rotate(12deg);pointer-events:none}
.cta-band .wrap{display:flex;align-items:center;justify-content:space-between;gap:28px;flex-wrap:wrap;position:relative}
.cta-band h2{color:var(--cream);font-size:clamp(1.7rem,3.4vw,2.6rem);max-width:22ch}
.cta-band p{color:var(--stone-300);margin-top:10px;max-width:48ch}
.cta-band .btns{display:flex;gap:14px;flex-wrap:wrap}

.related{background:var(--cream)}
.related h2{font-size:clamp(1.6rem,3vw,2.2rem);margin-bottom:28px}
.related-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:16px}
.related-grid a{display:block;background:var(--sand);padding:24px;text-decoration:none;transition:transform .3s,background .3s;border-top:2px solid transparent}
.related-grid a:hover{transform:translateY(-3px);border-top-color:var(--red)}
.related-grid a b{font-family:var(--serif);display:block;font-size:1.2rem;font-weight:500;line-height:1.2}
.related-grid a span{display:block;font-size:.88rem;color:var(--stone-600);margin-top:8px}

/* ---------- footer ---------- */
footer.site{background:var(--ink);color:var(--stone-300);font-size:.85rem}
footer.site .wrap{padding-top:52px;padding-bottom:36px}
.foot-top{display:flex;gap:28px;align-items:center;justify-content:space-between;flex-wrap:wrap;padding-bottom:32px;border-bottom:1px solid rgba(244,239,230,.12);margin-bottom:26px}
.foot-top img{height:40px;width:auto}
.foot-links{display:flex;gap:26px;flex-wrap:wrap}
.foot-links a{color:var(--stone-300);text-decoration:none;transition:color .2s}
.foot-links a:hover{color:var(--cream)}
.foot-legal{display:flex;gap:18px;justify-content:space-between;flex-wrap:wrap;align-items:center}
.foot-legal .credit{display:flex;align-items:center;gap:9px}
.foot-legal .credit a{display:inline-flex;align-items:center;gap:8px;color:var(--stone-300);text-decoration:none;transition:color .2s}
.foot-legal .credit a:hover{color:var(--red)}
.foot-legal .credit img{height:26px;width:auto}
.foot-social{display:inline-flex;align-items:center;gap:8px}
.foot-social svg{width:16px;height:16px;fill:currentColor;flex-shrink:0}
.foot-docs{margin-bottom:22px}
.foot-docs a{border-bottom:1px solid rgba(157,166,182,.3)}
.foot-addr{margin-bottom:18px;line-height:1.7}

/* ---------- reveals ---------- */
html.js .reveal{opacity:0;transform:translateY(26px);transition:opacity .8s cubic-bezier(.2,.7,.2,1),transform .8s cubic-bezier(.2,.7,.2,1)}
html.js .reveal.in{opacity:1;transform:none}
html.js .reveal.d1{transition-delay:.12s}
html.js .reveal.d2{transition-delay:.24s}
html.js .reveal.d3{transition-delay:.36s}
html.js.noanim .reveal{opacity:1;transform:none;transition:none}
@media (prefers-reduced-motion:reduce){html.js .reveal{opacity:1;transform:none;transition:none}}

/* ---------- IDX wrapper page (search subdomain) ---------- */
body.idx header.top{background:rgba(14,24,38,.97);padding:8px 0}
body.idx .brand img{height:36px}
body.idx .idx-main{padding-top:88px;min-height:60vh;background:var(--cream)}
body.idx .nav-toggle{display:none}
@media (max-width:1000px){body.idx .nav-toggle{display:flex}}

/* ---------- search page (Flexmls IDX SmartFrame host) ---------- */
.search-page .search-head{background:var(--ink);color:var(--cream);padding-top:clamp(120px,16vh,170px);padding-bottom:clamp(30px,4vw,46px)}
/* On a phone the IDX frame stacks four toolbars of its own before the first listing,
   so our hero gives up height there and the search starts sooner. */
@media (max-width:720px){
  .search-page .search-head{padding-top:78px;padding-bottom:14px}
  .search-page .search-head h1{font-size:1.35rem}
  .search-page .search-head .lede{display:none}
  .search-page .search-body .wrap{padding-top:10px;padding-left:0;padding-right:0}
  .idx-frame{box-shadow:none}
}
.search-page .search-head .kick{color:var(--red)}
.search-page .search-head h1{font-family:var(--serif);font-weight:340;font-size:clamp(2rem,4.4vw,3.2rem);line-height:1.06;letter-spacing:-.01em;max-width:20ch}
.search-page .search-head .lede{max-width:56ch;margin-top:14px;color:var(--stone-300);font-size:1.03rem}
.search-page .search-body{padding-top:0;padding-bottom:clamp(40px,6vw,72px);background:var(--ink)}
.search-page .search-body .wrap{padding-top:clamp(20px,3vw,34px)}

/* The frame is FBS's content; we only control its shell. Their snippet hardcodes
   height=850, which is unusable on a phone, so sizing is handled here instead. */
.idx-frame{background:var(--cream);box-shadow:0 20px 60px rgba(0,0,0,.35);overflow:hidden}
.idx-frame iframe{display:block;width:100%;border:0;height:clamp(560px,78vh,1100px)}
/* Mobile sizing verified on a real phone 2026-09-02: near-full viewport height keeps it to a
   single page scroll rather than a frame-inside-a-frame. Do not revert to FBS's default 850. */
@media (max-width:720px){.idx-frame iframe{height:calc(100dvh - 150px);min-height:520px}}
.idx-frame-empty{padding:clamp(28px,5vw,52px);color:var(--ink)}
.idx-frame-empty p b{font-family:var(--serif);font-size:1.3rem;font-weight:500}
.idx-frame-empty p{max-width:56ch}
.idx-frame-empty p + p{margin-top:10px;color:var(--stone-600)}
.idx-note{margin-top:16px;font-size:.82rem;color:var(--stone-300);max-width:80ch}

/* Free IDX Lite has no contact affordance of its own, so the page supplies one
   directly under the frame rather than making people scroll to the form. */
.idx-ask{background:var(--sand);padding:clamp(18px,2.5vw,26px);margin-top:14px}
.idx-ask p{margin:0;color:var(--ink);max-width:62ch}
.idx-ask p b{font-weight:500}
.idx-ask-cta{margin-top:14px;display:flex;gap:12px;flex-wrap:wrap}
@media (max-width:560px){.idx-ask-cta .btn{flex:1 1 100%;text-align:center}}