:root{
  --bg:#f6f1e9;--card:#fffdf8;--ink:#14213d;--muted:#5b6472;--line:#ddd3c4;
  --accent:#a84c24;--blue:#1f5fbf;--teal:#00776a;
  --accent-tint:#a84c241a;--blue-tint:#1f5fbf17;--teal-tint:#00776a17;
  --shadow:0 1px 2px rgba(20,33,61,.06),0 10px 28px -14px rgba(20,33,61,.22);
  --shadow-hover:0 2px 4px rgba(20,33,61,.08),0 18px 36px -14px rgba(20,33,61,.3);
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,Georgia,serif;
  --sans:system-ui,-apple-system,"Segoe UI",Helvetica,Arial,sans-serif;
}
@media (prefers-color-scheme:dark){:root{--bg:#11151c;--card:#181d26;--ink:#f1ece3;--muted:#a8b0bb;--line:#2a313c;--accent:#e08a5f;--blue:#6ea3f5;--teal:#4fd1c5;--accent-tint:#e08a5f22;--blue-tint:#6ea3f51f;--teal-tint:#4fd1c51f;--shadow:0 1px 2px rgba(0,0,0,.3),0 10px 28px -14px rgba(0,0,0,.5);--shadow-hover:0 2px 4px rgba(0,0,0,.35),0 18px 36px -14px rgba(0,0,0,.6)}}
*{box-sizing:border-box}
html,body{overflow-x:clip}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
:focus-visible{outline:3px solid var(--accent);outline-offset:3px;border-radius:2px}
body{margin:0;color:var(--ink);font:17px/1.65 var(--sans);-webkit-font-smoothing:antialiased;
  background-color:var(--bg);
  background-image:radial-gradient(640px 420px at 85% -8%,var(--blue-tint),transparent 60%),radial-gradient(520px 360px at -5% 18%,var(--accent-tint),transparent 60%);
  background-repeat:no-repeat;background-attachment:fixed}
a{color:var(--accent);text-underline-offset:3px}
.wrap{max-width:1040px;margin:0 auto;padding:0 20px}
.measure{max-width:700px}

/* header */
header{border-bottom:2px solid var(--ink)}
header .wrap{display:flex;flex-wrap:wrap;gap:8px 28px;align-items:baseline;justify-content:space-between;padding-top:24px;padding-bottom:20px}
.name{font:800 1.35rem var(--serif);color:var(--ink);text-decoration:none;letter-spacing:-.01em}
nav a{display:inline-block;margin-left:4px;color:var(--muted);text-decoration:none;font:600 .9rem var(--sans);letter-spacing:.01em;padding:8px 16px;min-height:44px;border-radius:999px;transition:background-color .15s,color .15s}
nav a:first-child{margin-left:0}
nav a:hover{color:var(--ink);background:var(--line)}
nav a[aria-current]{color:#fff;background:var(--ink)}

/* type */
h1{font:800 clamp(2.4rem,6.5vw,4.2rem)/1.04 var(--serif);letter-spacing:-.02em;margin:56px 0 16px;text-wrap:balance}
h2{font:800 1.55rem/1.22 var(--serif);margin:0 0 12px;letter-spacing:-.01em}
.eyebrow{font:600 .7rem var(--sans);letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin:56px 0 0}
.eyebrow + h1{margin-top:12px}
.lede{font-size:1.3rem;line-height:1.52;color:var(--muted);margin:0 0 8px}
ul.tight{padding-left:1.2em}
ul.tight li{margin:8px 0}
.note{font-size:.9rem;color:var(--muted)}

/* home: two doors */
.doors{display:grid;gap:16px;margin:48px 0 72px}
@media(min-width:900px){.doors{grid-template-columns:repeat(3,1fr)}}
.door{display:flex;flex-direction:column;gap:12px;padding:32px 28px 36px;color:var(--ink);text-decoration:none;
  background:var(--card);border:1px solid var(--line);border-radius:20px;box-shadow:var(--shadow);
  transition:transform .18s,box-shadow .18s,border-color .18s}
.door:hover{transform:translateY(-4px);box-shadow:var(--shadow-hover)}
.door small{font:700 .8rem var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.door h2{font-size:1.9rem;margin:0}
.door .big{font:800 clamp(2.6rem,7vw,4rem)/1 var(--serif);color:var(--blue)}
.door{background-color:var(--blue-tint)}
.door.re{background-color:var(--accent-tint)}
.door.cy{background-color:var(--teal-tint)}
.door.re .big{color:var(--accent)}
.door.cy .big{color:var(--teal)}
.door p{margin:0;color:var(--muted)}
.door .go{margin-top:8px;font-weight:700;color:var(--ink);text-decoration:underline;text-decoration-color:transparent;text-underline-offset:5px;transition:text-decoration-color .15s,transform .15s;display:inline-block}
.door:hover .go{text-decoration-color:var(--accent);transform:translateX(4px)}

/* data page */
.figures{display:grid;gap:16px;margin:40px 0}
@media(min-width:760px){.figures{grid-template-columns:repeat(4,1fr)}}
.fig{padding:24px 20px;background:var(--blue-tint);border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow)}
.fig b{display:block;font:800 clamp(2rem,5vw,2.8rem)/1.05 var(--serif);color:var(--blue)}
.fig span{display:block;margin-top:8px;font-size:.88rem;color:var(--muted);line-height:1.4}

.star{display:grid;gap:24px;margin:8px 0 8px}
@media(min-width:760px){.star{grid-template-columns:repeat(4,1fr);gap:28px}}
.star div{border-top:3px solid var(--accent);padding-top:12px}
.star b{font:700 1.05rem var(--serif)}
.star p{margin:8px 0 0;font-size:.93rem;color:var(--muted);line-height:1.55}

.phase{display:grid;gap:8px 40px;padding:44px 0;border-top:1px solid var(--line)}
.phase:first-of-type{border-top-color:var(--ink)}
@media(min-width:860px){.phase{grid-template-columns:200px minmax(0,1fr)}}
.phase h2{display:flex;align-items:baseline;gap:12px;margin:0}
.phase h2 span{font:700 2.4rem/1 var(--serif);color:var(--accent)}
.phase > div > :first-child{margin-top:0}

figure{margin:28px 0}
figure img{display:block;width:100%;height:auto;border:1px solid var(--line);border-radius:12px;background:#fff;box-shadow:var(--shadow)}
figcaption{font-size:.88rem;color:var(--muted);margin-top:8px}
details{margin:24px 0}
summary{cursor:pointer;color:var(--accent);font-weight:600}
.table-wrap{max-height:320px;overflow:auto;margin-top:12px;border:1px solid var(--line);border-radius:6px;background:var(--card)}
table{width:100%;border-collapse:collapse;font-size:.9rem;font-variant-numeric:tabular-nums}
th,td{padding:8px 16px;text-align:left;border-bottom:1px solid var(--line)}
th{position:sticky;top:0;background:var(--card)}

/* real estate */
/* hero: photo-led, asymmetric — not a centered text block */
.hero{display:grid;grid-template-columns:minmax(0,1fr);gap:28px;margin:48px 0 0;align-items:stretch}
@media(min-width:760px){.hero{grid-template-columns:220px minmax(0,1fr);gap:40px}}
.hero .photo{position:relative;overflow:hidden;border-radius:18px;height:300px;border:1px solid var(--line);box-shadow:var(--shadow-hover)}
@media(min-width:760px){.hero .photo{height:auto}}
.hero .photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:top center}
.hero .intro{display:flex;flex-direction:column;justify-content:center}
.hero .intro h1,.hero .intro .lede{margin-top:0}
.hero .eyebrow{margin-top:0}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin:28px 0 0}
.btn{display:inline-block;padding:12px 24px;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid var(--ink);color:var(--ink);transition:transform .12s,box-shadow .12s,background-color .12s,border-color .12s,color .12s}
.btn.solid{background:var(--ink);color:var(--bg)}
.btn:hover{border-color:var(--accent);background:var(--accent);color:#fff;transform:translateY(-2px);box-shadow:0 6px 16px -6px rgba(20,33,61,.35)}
.btn:active{transform:translateY(0)}
.door:active{transform:translateY(-1px)}
nav a:active{background:var(--line)}
.btn svg{width:18px;height:18px;margin:-2px 8px -2px 0;vertical-align:middle;fill:currentColor}
.services{display:grid;gap:16px;margin:8px 0}
@media(min-width:760px){.services{grid-template-columns:repeat(3,1fr)}}
.services div{padding:24px 20px;background:var(--accent-tint);border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow)}
.services h3{font:800 1.2rem var(--serif);margin:0 0 8px}
.services p{margin:0;color:var(--muted);font-size:.97rem}
.chips{display:flex;flex-wrap:wrap;gap:12px;padding:0;margin:16px 0;list-style:none}
.chips li{padding:8px 16px;border:1px solid var(--line);border-radius:999px;background:var(--card);font-size:.95rem}
.chips li.home{border-color:var(--accent);color:var(--accent);font-weight:600}
.brokerage{display:flex;align-items:center;justify-content:center;height:96px;margin:0;padding:0 24px;background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:var(--shadow)}
.brokerage img{display:block;height:64px;width:auto;max-width:100%}
.marks{display:flex;flex-wrap:wrap;gap:12px;margin:0 0 12px}
.contact{display:grid;gap:4px 32px;margin:16px 0}
@media(min-width:760px){.contact{grid-template-columns:auto 1fr}}
.contact dt{font-size:.85rem;letter-spacing:.08em;text-transform:uppercase;margin-top:12px}
.contact dt a{display:flex;align-items:center;gap:8px;color:var(--muted);text-decoration:none}
.contact dt a:hover{color:var(--accent)}
.contact dt a:hover svg{fill:var(--accent)}
.contact dt svg{width:15px;height:15px;fill:var(--muted);flex-shrink:0;transition:fill .15s}
.contact dd{margin:0;font-size:1.1rem}

footer{border-top:2px solid var(--ink);margin-top:24px}
footer .wrap{padding-top:24px;padding-bottom:48px;color:var(--muted);font-size:.85rem}