:root{--navy:#14213D;--ink:#0C1528;--gold:#B8913A;--goldlt:#D8BE7E;--brass:#8A6A2B;--stone:#E8E1D2;--white:#FBF8F2;--green:#1F3B2D;--red:#A8242A;--pacific:#2F5D7C;--sea:#A8C7BD;--sand:#D9C4A0;--terra:#B5603C;--muted:#5b6274;
--display:'Cinzel','Trajan Pro',Georgia,'Times New Roman',serif;--serif:'Cormorant Garamond',Garamond,Georgia,serif;--sans:'Jost',Futura,'Helvetica Neue',Arial,sans-serif;
--qf:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='48' height='48' viewBox='0 0 48 48'%3E%3Cg fill='none' stroke='%23B8913A' stroke-width='1' opacity='.35'%3E%3Ccircle cx='24' cy='17' r='7'/%3E%3Ccircle cx='24' cy='31' r='7'/%3E%3Ccircle cx='17' cy='24' r='7'/%3E%3Ccircle cx='31' cy='24' r='7'/%3E%3C/g%3E%3C/svg%3E")}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{margin:0;background:var(--white);color:var(--ink);font:300 16px/1.6 var(--sans);-webkit-font-smoothing:antialiased}
img,svg{max-width:100%}
a{color:var(--pacific)}
h1,h2,h3{font-family:var(--display);font-weight:500;letter-spacing:.08em;line-height:1.15;margin:0 0 .5em;color:var(--navy)}
h2{font-size:clamp(26px,4vw,40px)}
h3{font-size:18px;letter-spacing:.1em}
p{margin:0 0 1em}
.wrap{max-width:1160px;margin:0 auto;padding:0 20px}
.eyebrow{font:500 12px/1.4 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--brass);margin:0 0 12px}
.on-dark .eyebrow,.eyebrow.lt{color:var(--goldlt)}
.italic{font-family:var(--serif);font-style:italic;font-weight:500}
.lead{font-size:18px;max-width:640px}
.ph{background:var(--brass);color:#fff;padding:0 4px;border-radius:2px;font-weight:400;font-size:.92em}
.on-dark .ph{background:var(--goldlt);color:var(--ink)}
/* draft banner */
.draft{background:var(--red);color:#fff;text-align:center;font:500 12px/1.4 var(--sans);letter-spacing:.2em;padding:8px 12px;text-transform:uppercase}
/* diamond rule */
.rule{display:flex;align-items:center;gap:8px;width:120px;margin:18px 0}
.rule::before,.rule::after{content:"";flex:1;height:1px;background:var(--gold)}
.rule i{width:6px;height:6px;background:var(--gold);transform:rotate(45deg)}
.rule.c{margin:18px auto}
/* header */
.hdr{position:sticky;top:0;z-index:50;background:var(--navy);border-bottom:1px solid rgba(184,145,58,.4)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:64px}
.brand{display:flex;align-items:center;gap:10px;color:var(--white);text-decoration:none}
.brand svg{width:26px;height:44px;--mb:var(--navy);color:var(--gold)}
.brand b{font:500 15px/1 var(--display);letter-spacing:.14em;white-space:nowrap}
.brand b em{font-family:var(--serif);color:var(--gold);letter-spacing:0;font-size:1.15em}
.nav{display:none;align-items:center;gap:22px}
.nav a{color:var(--white);opacity:.85;text-decoration:none;font:400 12px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase}
.nav a:hover{opacity:1;color:var(--goldlt)}
.btn{display:inline-block;font:500 12px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;padding:14px 18px;border-radius:2px;border:1px solid transparent;cursor:pointer;transition:background .2s,color .2s}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--goldlt)}
.btn-line{border-color:var(--goldlt);color:var(--white)}
.btn-line:hover{background:rgba(216,190,126,.15)}
.btn-navy{background:var(--navy);color:var(--white)}
.btn-navy:hover{background:var(--ink)}
.hdr .btn{padding:10px 14px;font-size:11px}
.menu-btn{background:none;border:1px solid rgba(216,190,126,.5);color:var(--white);font:500 11px var(--sans);letter-spacing:.2em;padding:9px 12px;border-radius:2px}
.mnav{display:none;background:var(--navy);border-top:1px solid rgba(184,145,58,.3);padding:8px 20px 18px}
.mnav.open{display:block}
.mnav a{display:block;color:var(--white);text-decoration:none;font:400 13px var(--sans);letter-spacing:.2em;text-transform:uppercase;padding:12px 0;border-bottom:1px solid rgba(255,255,255,.08)}
.mnav a.btn{margin-top:14px;text-align:center;border:0}
.hdr-cta{display:none}
@media(min-width:960px){.nav,.hdr-cta{display:flex}.menu-btn,.mnav,.mnav.open{display:none}}
/* hero */
.hero{position:relative;overflow:hidden;color:var(--white);background:var(--navy);min-height:560px}
.hero .scene{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 50%}
.hero::after{z-index:1;content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,21,40,.9) 0%,rgba(20,33,61,.66) 48%,rgba(20,33,61,.05) 80%)}
.hero .wrap{position:relative;z-index:2;padding-top:72px;padding-bottom:88px}
.hero h1{color:var(--white);font-size:clamp(32px,5.4vw,58px);letter-spacing:.08em;margin:0}
.hero p.sub{font-size:17px;max-width:470px}
.hero .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px;align-items:center}
.hero .link{color:var(--white);font:500 12px var(--sans);letter-spacing:.18em;text-transform:uppercase;text-underline-offset:6px;padding:12px 6px}
/* feature strip */
.strip{background:var(--white);display:grid;grid-template-columns:1fr 1fr;border-bottom:1px solid var(--stone)}
.strip div{padding:20px;border-right:1px solid var(--stone);border-top:1px solid var(--stone)}
.strip b{display:block;font:500 13px/1.3 var(--display);letter-spacing:.12em;color:var(--navy);text-transform:uppercase}
.strip span{font-size:14px;color:var(--muted)}
@media(min-width:800px){.strip{grid-template-columns:repeat(4,1fr)}.strip div{border-top:0}}
/* sections */
.sec{padding:76px 0}
.sec.stone{background:var(--stone)}
.sec.navy{background:var(--navy);color:var(--white)}
.sec.navy h2,.sec.navy h3{color:var(--white)}
.sec.green{background:var(--navy);color:var(--white)}
.sec.green h2,.sec.green h3{color:var(--white)}
.sec.sea{background:linear-gradient(180deg,#eef4f1,#FBF8F2)}
.split{display:grid;gap:36px;align-items:center}
@media(min-width:880px){.split{grid-template-columns:1.05fr .95fr;gap:56px}.split.rev>:first-child{order:2}}
.list{list-style:none;padding:0;margin:20px 0 26px;display:grid;gap:12px}
.list li{position:relative;padding-left:22px}
.list li::before{content:"";position:absolute;left:2px;top:.62em;width:7px;height:7px;background:var(--gold);transform:rotate(45deg)}
.quote{font-family:var(--serif);font-style:italic;font-weight:500;font-size:clamp(22px,2.8vw,28px);line-height:1.3;color:var(--brass);margin:0 0 18px}
.on-dark .quote{color:var(--goldlt)}
/* photos */
.photo{position:relative;margin:0;aspect-ratio:4/3;border-radius:4px;overflow:hidden;background:var(--navy);box-shadow:0 10px 30px rgba(12,21,40,.18)}
.photo img{display:block;width:100%;height:100%;object-fit:cover}
.photo::after{content:"";position:absolute;inset:12px;border:1px solid rgba(216,190,126,.7);pointer-events:none}
.photo.tall{aspect-ratio:4/5}
/* core message */
/* sound familiar */
.pains{display:grid;gap:18px;margin-top:32px}
@media(min-width:760px){.pains{grid-template-columns:1fr 1fr}}
@media(min-width:1080px){.pains{grid-template-columns:repeat(3,1fr)}}
.pain{background:#fff;border:1px solid var(--stone);border-top:3px solid var(--gold);border-radius:2px;padding:24px}
.pain .p{font-family:var(--serif);font-style:italic;font-weight:700;font-size:22px;line-height:1.3;color:var(--ink);margin:0 0 14px}
.pain .s{font-size:15px;color:var(--muted);margin:0}
.pain .s b{display:block;font:500 13px/1.4 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--brass);margin-bottom:6px}

/* resident cards */
.cards{display:grid;gap:16px;margin-top:28px}
@media(min-width:760px){.cards{grid-template-columns:repeat(3,1fr)}}
.card{background:#fff;border:1px solid var(--stone);border-top:3px solid var(--gold);padding:24px;border-radius:2px}
.card h3{font-size:15px}
.card p{font-size:15px;color:var(--muted);margin-bottom:12px}
.card a{font:500 12px var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
/* about */
.about-grid{display:grid;gap:36px}
@media(min-width:880px){.about-grid{grid-template-columns:.8fr 1.2fr;gap:56px;align-items:start}}
.cred{font-size:13px;letter-spacing:.06em;color:var(--muted);border-left:3px solid var(--gold);padding-left:14px;margin-top:20px}
.pillars{display:grid;gap:14px;margin-top:24px}
@media(min-width:640px){.pillars{grid-template-columns:repeat(3,1fr)}}
.pillars div{border:1px solid rgba(138,106,43,.35);padding:18px;background:var(--white)}
.pillars b{display:block;font:500 12px var(--display);letter-spacing:.14em;color:var(--navy);margin-bottom:6px;text-transform:uppercase}
.pillars span{font-size:14px;color:var(--muted)}
/* proposal form */
.proposal{background:var(--navy);background-image:var(--qf);background-size:48px 48px;color:var(--white);padding:80px 0}
.proposal .grid{display:grid;gap:36px}
@media(min-width:960px){.proposal .grid{grid-template-columns:.85fr 1.15fr;gap:56px}}
.proposal h2{color:var(--white)}
.form{background:var(--white);color:var(--ink);padding:28px 22px;border-radius:2px;border-top:4px solid var(--gold);box-shadow:0 20px 50px rgba(0,0,0,.35)}
@media(min-width:640px){.form{padding:36px}}
.form .row{display:grid;gap:14px}
@media(min-width:640px){.form .row.two{grid-template-columns:1fr 1fr}}
.form label{display:block;font:500 11px/1.3 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--navy);margin:0 0 6px}
.form .f{margin-bottom:14px}
.form input,.form select,.form textarea{width:100%;font:400 16px/1.4 var(--sans);color:var(--ink);background:#fff;border:1px solid #cfc6b3;border-radius:2px;padding:12px}
.form textarea{min-height:120px;resize:vertical}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--gold);outline-offset:1px;border-color:var(--gold)}
.form .opt{color:var(--muted);letter-spacing:.08em;text-transform:none;font-weight:400}
.form .btn{width:100%;padding:16px;font-size:13px;margin-top:6px}
.form .fine{font-size:13px;color:var(--muted);margin:12px 0 0}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.err{background:#fbeaea;border-left:4px solid var(--red);color:#5a1215;padding:12px 14px;margin-bottom:16px;font-size:15px}
.steps{list-style:none;counter-reset:s;padding:0;margin:24px 0 0;display:grid;gap:16px}
.steps li{counter-increment:s;display:grid;grid-template-columns:40px 1fr;gap:12px;align-items:start}
.steps li::before{content:counter(s);font:500 16px/38px var(--display);text-align:center;width:38px;height:38px;border:1px solid var(--gold);color:var(--goldlt);transform:none}
/* footer */
.ftr{background:var(--ink);color:rgba(251,248,242,.8);padding:56px 0 36px;font-size:14px}
.ftr .wm{text-align:center;color:var(--white)}
.ftr .wm svg{width:56px;height:96px;color:var(--gold);--mb:var(--ink)}
.ftr .wm .name{font:500 clamp(22px,4vw,30px)/1.05 var(--display);letter-spacing:.14em;white-space:nowrap}
.ftr .wm .name em{font-family:var(--serif);color:var(--gold);letter-spacing:0}
.ftr .wm .pm{font:400 10px var(--sans);letter-spacing:.42em}
.ftr .wm .rule{width:260px;max-width:80%}
.ftr .tag{font-family:var(--serif);font-style:italic;font-size:20px;color:var(--goldlt);text-align:center;margin:14px 0 26px}
.ftr .cols{display:grid;gap:22px;border-top:1px solid rgba(184,145,58,.3);padding-top:26px}
@media(min-width:760px){.ftr .cols{grid-template-columns:repeat(3,1fr)}}
.ftr a{color:var(--goldlt);text-decoration:none}
.ftr h4{font:500 11px var(--sans);letter-spacing:.3em;text-transform:uppercase;color:var(--goldlt);margin:0 0 10px}
.ftr .legal{margin-top:28px;font-size:12px;color:rgba(251,248,242,.55);text-align:center;line-height:1.7}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
@media(max-width:700px){.hero::after{background:linear-gradient(180deg,rgba(12,21,40,.82) 0%,rgba(20,33,61,.72) 100%)}}

/* merged hero + rent check */
.hero-grid{display:grid;gap:32px;align-items:center}
@media(min-width:960px){.hero-grid{grid-template-columns:1.25fr .75fr;gap:48px}}
.hero .wrap.hero-grid{padding-top:56px;padding-bottom:64px}
.hero .tagline{font-family:var(--serif);font-style:italic;font-weight:500;font-size:clamp(20px,2.4vw,26px);color:var(--goldlt);margin:0 0 6px}
.hero h1{font-size:clamp(30px,4.6vw,52px);max-width:720px}
.hero p.sub{max-width:560px}
.form.rc{padding:24px 22px;max-width:420px;width:100%;justify-self:end}
@media(max-width:959px){.form.rc{justify-self:stretch;max-width:none}}
.form.rc h2{font-size:24px;margin:0 0 4px;color:var(--navy)}
.rc-sub{font-family:var(--serif);font-style:italic;font-size:19px;color:var(--brass);margin:0 0 14px}
.form.rc .f{margin-bottom:12px}
.form.rc .btn{width:100%;justify-content:center}
.trust{list-style:none;padding:12px 0 0;margin:14px 0 0;border-top:1px solid var(--stone);display:grid;grid-template-columns:1fr 1fr;gap:6px 12px;font-size:12px;color:var(--muted)}
.trust li{position:relative;padding-left:14px}
.trust li::before{content:"";position:absolute;left:0;top:.55em;width:6px;height:6px;background:var(--gold);transform:rotate(45deg)}
.pain-cta{display:inline-block;margin-top:14px;font:500 12px var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--brass);text-underline-offset:5px}
.pain{display:flex;flex-direction:column}.pain .s{flex:1}
.why .narrow{max-width:760px}
.maint{margin:18px 0 0}
.hdr-tel{display:none;color:var(--goldlt);font:500 14px var(--sans);letter-spacing:.08em;text-decoration:none;white-space:nowrap}
@media(min-width:960px){.hdr-tel{display:inline}}
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:50;display:grid;grid-template-columns:1fr 1fr 1.4fr;background:var(--navy);border-top:2px solid var(--gold)}
.mbar a{color:var(--white);text-align:center;padding:14px 6px;font:500 13px var(--sans);letter-spacing:.14em;text-transform:uppercase;text-decoration:none;border-right:1px solid rgba(216,190,126,.3)}
.mbar a.go{background:var(--gold);color:var(--ink);border:0}
@media(max-width:959px){body{padding-bottom:52px}}
@media(min-width:960px){.mbar{display:none}}