:root{--ink:#1d1b18;--ink2:#4a463f;--muted:#7a746a;--cream:#f7f3ec;--sand:#ece4d6;--line:#e2d9c9;--accent:#9a7b4f;--accent2:#7d6240;--deep:#1f2a28;--white:#fff;
--serif:"Playfair Display",Georgia,"Times New Roman",serif;--sans:"DM Sans",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;--r:14px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}a{color:inherit}
.wrap{width:min(1200px,100% - 48px);margin-inline:auto}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.15;margin:0 0 .5em;letter-spacing:-.01em}
h2{font-size:clamp(1.9rem,3.6vw,2.8rem)}
.eyebrow{font-size:.75rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;color:#e9dcc4;margin:0 0 1rem}
.eyebrow.dark{color:var(--accent)}
.muted{color:var(--muted)}
.btn{display:inline-block;background:var(--accent);color:#fff;text-decoration:none;padding:.95em 1.7em;border-radius:999px;font-weight:500;font-size:.93rem;letter-spacing:.02em;border:1px solid var(--accent);cursor:pointer;transition:.25s;font-family:var(--sans)}
.btn:hover{background:var(--accent2);border-color:var(--accent2)}
.btn-ghost{background:transparent;border-color:rgba(255,255,255,.7)}.btn-ghost:hover{background:rgba(255,255,255,.12);border-color:#fff}
.btn-small{padding:.6em 1.2em;font-size:.85rem}
/* nav */
.nav{position:fixed;inset:0 0 auto;z-index:50;transition:.3s;color:#fff}
.nav.scrolled{background:rgba(247,243,236,.96);backdrop-filter:blur(8px);color:var(--ink);box-shadow:0 1px 0 var(--line)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;text-decoration:none;flex-shrink:0;line-height:0}
.brand .logo{display:block;height:34px;width:auto}
.nav .logo-dark{display:none}
.nav.scrolled .logo-light,.nav.solid .logo-light,.nav.open .logo-light{display:none}
.nav.scrolled .logo-dark,.nav.solid .logo-dark,.nav.open .logo-dark{display:block}
.footer .brand .logo{height:40px}
.nav-links{display:flex;gap:2rem;align-items:center}
.nav-links a{text-decoration:none;font-size:.92rem;opacity:.92}.nav-links a:hover{opacity:1}
.nav-links .btn{color:#fff;opacity:1}
.nav-toggle{display:none;background:none;border:0;width:40px;height:40px;cursor:pointer;flex-direction:column;justify-content:center;gap:7px;padding:8px}
.nav-toggle span{display:block;height:1.5px;background:currentColor;transition:.3s}
/* hero */
.hero{position:relative;min-height:min(92vh,860px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.04);animation:slowzoom 18s ease-out forwards}
@keyframes slowzoom{to{transform:scale(1)}}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,18,15,.5) 0%,rgba(20,18,15,.25) 30%,rgba(20,18,15,.78) 100%),linear-gradient(90deg,rgba(20,18,15,.55) 0%,rgba(20,18,15,0) 70%)}
.hero-content{text-shadow:0 1px 18px rgba(0,0,0,.35)}
.hero-content{position:relative;padding:0 0 clamp(4rem,10vh,7rem)}
.hero h1{font-size:clamp(2.7rem,7vw,5.2rem);font-weight:400;margin-bottom:.35em}
.hero h1 em{font-style:italic;color:#f1e4cc}
.lead{max-width:540px;font-size:1.12rem;font-weight:300;opacity:.95;margin:0 0 2rem}
.hero-ctas{display:flex;gap:1rem;flex-wrap:wrap}
/* strip */
.areas-strip{background:var(--deep);color:#d9ccb4;overflow:hidden}
.marquee{display:flex;flex-wrap:wrap;justify-content:center;gap:.4rem 2.4rem;padding:1.3rem 0;font-family:var(--serif);font-size:1.15rem;letter-spacing:.06em}
.marquee span{white-space:nowrap}
/* sections */
.section{padding:clamp(4.5rem,9vw,7.5rem) 0}
.section-head{max-width:640px;margin-bottom:2.5rem}
/* filters */
.filters{display:flex;flex-wrap:wrap;gap:.6rem;align-items:center;margin-bottom:2.2rem}
.chip{font-family:var(--sans);border:1px solid var(--line);background:#fff;color:var(--ink2);padding:.6em 1.2em;border-radius:999px;font-size:.9rem;cursor:pointer;transition:.2s}
.chip:hover{border-color:var(--accent)}
.chip.active{background:var(--ink);color:#fff;border-color:var(--ink)}
.chip .count{opacity:.6;font-size:.8em;margin-left:.2em}
.area-select{margin-left:auto}.bed-select{margin-left:0}
.area-select select{font-family:var(--sans);font-size:.9rem;padding:.65em 2.4em .65em 1.1em;border:1px solid var(--line);border-radius:999px;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%237a746a' fill='none' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 1em center;appearance:none;color:var(--ink2);cursor:pointer}
/* grid */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:2rem 1.6rem}
.card{background:#fff;border-radius:var(--r);overflow:hidden;box-shadow:0 1px 2px rgba(0,0,0,.04),0 8px 24px rgba(60,45,20,.06);display:flex;flex-direction:column;transition:transform .35s,box-shadow .35s}
.card:hover{transform:translateY(-4px);box-shadow:0 2px 4px rgba(0,0,0,.05),0 18px 40px rgba(60,45,20,.12)}
.card-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--sand)}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.card:hover .card-img img{transform:scale(1.04)}
.tag{position:absolute;top:14px;left:14px;background:rgba(255,255,255,.93);color:var(--ink);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;padding:.45em .9em;border-radius:999px;font-weight:500}
.placeholder{width:100%;height:100%;display:grid;place-items:center;background:linear-gradient(135deg,#e9dfcd,#d8c8ab);color:#8d7652}
.placeholder div{text-align:center;font-family:var(--serif)}
.placeholder small{font-family:var(--sans);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase}
.card-body{padding:1.3rem 1.4rem 1.5rem;display:flex;flex-direction:column;flex:1}
.card-area{font-size:.75rem;letter-spacing:.16em;text-transform:uppercase;color:var(--accent);margin:0 0 .45rem;font-weight:500}
.card h3{font-size:1.25rem;margin-bottom:1.1rem}
.links{margin-top:auto;display:flex;flex-wrap:wrap;gap:.5rem}
.links a{font-size:.8rem;text-decoration:none;border:1px solid var(--line);padding:.5em 1em;border-radius:999px;color:var(--ink2);transition:.2s;display:inline-flex;align-items:center;gap:.4em}
.links a:hover{border-color:var(--ink);color:var(--ink)}
.links a.primary{background:var(--ink);border-color:var(--ink);color:#fff}
.links a.primary:hover{background:#000}
.links .arrow{font-size:.9em}
.empty{grid-column:1/-1;text-align:center;color:var(--muted);padding:3rem 0}
/* about */
.about{background:#fff}
.about-inner{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,5.5rem);align-items:center}
.about-img img{border-radius:var(--r);aspect-ratio:4/5;object-fit:cover;width:100%}
.about-text p{color:var(--ink2);font-size:1.05rem}
/* owners */
.owners{background:var(--deep);color:#efe8dc}
.section-head.light p:not(.eyebrow){color:#c9c0b0}
.owners .eyebrow{color:#cdb48a}
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.12);border-radius:var(--r);overflow:hidden}
.service{background:var(--deep);padding:2rem 1.8rem}
.service .num{font-family:var(--serif);color:#cdb48a;font-size:1.1rem}
.service h3{font-size:1.35rem;margin:.6rem 0 .5rem;color:#fff}
.service p{color:#c3baa9;margin:0;font-size:.95rem}
.owners-cta{margin-top:2.5rem}
/* contact */
.contact-inner{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.contact-text p{color:var(--ink2)}
.email-link{font-family:var(--serif);font-size:1.6rem;color:var(--accent2);text-decoration:none;border-bottom:1px solid var(--line);word-break:break-all}
.contact-form{background:#fff;padding:2rem;border-radius:var(--r);box-shadow:0 8px 30px rgba(60,45,20,.07);display:grid;gap:1.1rem}
.contact-form label{display:grid;gap:.4rem;font-size:.82rem;letter-spacing:.04em;color:var(--ink2);font-weight:500}
.contact-form input,.contact-form textarea,.contact-form select{font:inherit;font-weight:400;font-size:1rem;padding:.8em 1em;border:1px solid var(--line);border-radius:10px;background:var(--cream);color:var(--ink);width:100%}
.contact-form input:focus,.contact-form textarea:focus,.contact-form select:focus{outline:2px solid rgba(154,123,79,.35);border-color:var(--accent)}
.contact-form .invalid{border-color:#b5523b}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.contact-form .btn{justify-self:start}
.form-note{margin:0;font-size:.8rem;color:var(--muted)}
/* footer */
.footer{background:#161513;color:#cfc6b6;padding:3.5rem 0 1.5rem}
.footer-inner{display:flex;justify-content:space-between;gap:2rem;flex-wrap:wrap;align-items:flex-start}
.brand.light{color:#fff}
.muted-light{color:#9a9284;margin:.8rem 0 0;font-size:.9rem}
.footer-links{display:flex;gap:1.6rem;flex-wrap:wrap}
.footer a{text-decoration:none}.footer a:hover{color:#fff}
.copyright{border-top:1px solid #2c2a26;margin-top:2.5rem;padding-top:1.3rem;font-size:.8rem;color:#7d766a}
/* reveal */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s,transform .7s}.reveal.in{opacity:1;transform:none}
@media (max-width:900px){
 .services{grid-template-columns:1fr 1fr}
 .about-inner,.contact-inner{grid-template-columns:1fr}
 .about-img img{aspect-ratio:3/2}
}
@media (max-width:720px){
 .wrap{width:calc(100% - 36px)}
 .nav-toggle{display:flex}
 .nav-links{position:fixed;inset:76px 0 auto;background:var(--cream);color:var(--ink);flex-direction:column;align-items:flex-start;gap:0;padding:.5rem 18px 1.5rem;box-shadow:0 10px 30px rgba(0,0,0,.08);transform:translateY(-12px);opacity:0;pointer-events:none;transition:.25s}
 .nav-links a{padding:.8rem 0;width:100%;border-bottom:1px solid var(--line)}
 .nav-links .btn{margin-top:1rem;width:auto;border-bottom:0;padding:.7em 1.4em}
 .nav.open .nav-links{transform:none;opacity:1;pointer-events:auto}
 .nav.open{background:var(--cream);color:var(--ink)}
 .nav.open .nav-toggle span:first-child{transform:translateY(4px) rotate(45deg)}
 .nav.open .nav-toggle span:last-child{transform:translateY(-4px) rotate(-45deg)}
 .hero{min-height:88vh}
 .hero-shade{background:linear-gradient(180deg,rgba(20,18,15,.45) 0%,rgba(20,18,15,.45) 40%,rgba(20,18,15,.82) 100%)}
 .hero-ctas .btn{text-align:center}
 .services{grid-template-columns:1fr}
 .grid{grid-template-columns:1fr}
 .area-select{margin-left:0;flex:1 1 0;min-width:0}.area-select select{width:100%}.area-select select{font-size:.85rem;padding:.65em 2.1em .65em .95em;background-position:right .8em center}.bed-select{flex:0 0 42%}.filters .result-count{flex-basis:100%}
 .row2{grid-template-columns:1fr}
 .contact-form{padding:1.4rem}
 .marquee{font-size:1rem;gap:.3rem 1.4rem}
}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.reveal{opacity:1;transform:none}}
/* cards v2 */
.card h3 a{text-decoration:none}.card h3 a:hover{color:var(--accent2)}
.card h3{margin-bottom:.7rem}
.card-img{display:block}
.facts{list-style:none;padding:0;margin:0 0 1.2rem;display:flex;flex-wrap:wrap;gap:.4rem 1.2rem;color:var(--ink2);font-size:.92rem}
.facts li{display:flex;align-items:center;gap:.5rem}
.facts li+li::before{content:"";width:4px;height:4px;border-radius:50%;background:var(--accent);margin-right:.7rem;margin-left:-.5rem}
.facts.small{font-size:.86rem}
.view-link{margin-top:auto;align-self:flex-start;text-decoration:none;font-size:.85rem;font-weight:500;letter-spacing:.04em;color:var(--ink);border-bottom:1px solid var(--accent);padding-bottom:2px;transition:.2s}
.view-link:hover{color:var(--accent2)}
.view-link span{display:inline-block;transition:transform .2s}.view-link:hover span{transform:translateX(3px)}
/* detail */
.nav.solid{background:rgba(247,243,236,.96);color:var(--ink);box-shadow:0 1px 0 var(--line)}
.detail-main{padding-top:110px;padding-bottom:5rem}
.back{display:inline-block;text-decoration:none;font-size:.88rem;color:var(--muted);margin-bottom:1.4rem}.back:hover{color:var(--ink)}
.detail-head h1{font-size:clamp(1.9rem,3.8vw,2.9rem);max-width:900px;margin-bottom:.6rem}
.detail-head .facts{font-size:1rem;margin-bottom:1.8rem}
.gallery{position:relative;display:grid;gap:10px;grid-template-columns:2fr 1fr 1fr;grid-template-rows:240px 240px;border-radius:var(--r);overflow:hidden}
.gallery .g-item{padding:0;border:0;cursor:zoom-in;background:var(--sand);overflow:hidden}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.gallery .g-item:hover img{transform:scale(1.03)}
.gallery .g0{grid-row:1/3}
.gallery.n1{grid-template-columns:1fr;grid-template-rows:480px}.gallery.n1 .g0{grid-row:auto}
.gallery.n2,.gallery.n3{grid-template-columns:2fr 1fr}.gallery.n2 .g1{grid-row:1/3}
.g-all{position:absolute;right:16px;bottom:16px;background:#fff;border:1px solid var(--ink);border-radius:999px;padding:.6em 1.2em;font-family:var(--sans);font-size:.85rem;cursor:pointer}
.g-all:hover{background:var(--ink);color:#fff}
.detail-body{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:4rem;margin-top:3rem;align-items:start}
.desc{max-width:720px;color:var(--ink2);font-size:1.03rem}
.desc h3{font-size:1.45rem;color:var(--ink);margin:2rem 0 .6rem}
.desc h3:first-child{margin-top:0}
.desc h4{font-family:var(--sans);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin:1.5rem 0 .3rem;font-weight:600}
.desc p{margin:0 0 1rem}
.desc ul{margin:0 0 1.2rem;padding-left:1.1rem}
.desc li{margin:.25rem 0}.desc li::marker{color:var(--accent)}
.enquire-box{position:sticky;top:100px;background:#fff;border-radius:var(--r);padding:2rem;box-shadow:0 8px 30px rgba(60,45,20,.08)}
.enquire-box h2{font-size:2rem}
.enquire-box p{color:var(--ink2);font-size:.95rem}
.enquire-box .btn{width:100%;text-align:center;margin:.4rem 0 .8rem}
.enquire-box .form-note a{color:var(--muted)}
.amenities{margin-top:4rem;padding-top:3rem;border-top:1px solid var(--line)}
.amenities h2{font-size:2.2rem;margin-bottom:1.5rem}
.am-grid{columns:3 260px;column-gap:2.5rem}
.am-group{break-inside:avoid;margin-bottom:1.6rem}
.am-group h3{font-family:var(--sans);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);font-weight:600;margin-bottom:.5rem}
.am-group ul{list-style:none;padding:0;margin:0;color:var(--ink2);font-size:.95rem}
.am-group li{padding:.32rem 0;border-bottom:1px solid #eee5d6}
.detail-foot{margin-top:3rem;display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap}
.detail-foot .back{margin:0}
.lightbox{position:fixed;inset:0;z-index:100;background:rgba(15,14,12,.94);display:flex;align-items:center;justify-content:center}
.lightbox[hidden]{display:none}
.lightbox img{max-width:min(92vw,1500px);max-height:86vh;object-fit:contain;border-radius:6px}
.lightbox button{position:absolute;background:none;border:0;color:#fff;font-size:2.6rem;cursor:pointer;padding:.5rem 1rem;opacity:.8}
.lightbox button:hover{opacity:1}
.lb-close{top:10px;right:14px}.lb-prev{left:10px}.lb-next{right:10px}
.lb-count{position:absolute;bottom:18px;color:#cfc6b6;font-size:.85rem;letter-spacing:.1em}
@media (max-width:900px){
 .detail-body{grid-template-columns:1fr;gap:2.5rem}
 .enquire-box{position:static}
}
@media (max-width:720px){
 .detail-main{padding-top:96px}
 .gallery,.gallery.n2,.gallery.n3{grid-template-columns:1fr 1fr;grid-template-rows:260px 120px}
 .gallery .g0{grid-column:1/3;grid-row:auto}
 .gallery .g3,.gallery .g4{display:none}
 .gallery.n2 .g1{grid-row:auto;grid-column:1/3}
 .g-all{right:10px;bottom:10px;font-size:.78rem}
 .am-grid{columns:1}
}
/* all photos grid */
.all-photos{margin-top:4rem;padding-top:3rem;border-top:1px solid var(--line)}
.all-photos h2{font-size:2.2rem;margin-bottom:1.5rem}.all-photos h2 span{color:var(--muted);font-size:.6em}
.photo-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:10px}
.pg-item{padding:0;border:0;background:var(--sand);aspect-ratio:4/3;overflow:hidden;cursor:zoom-in;border-radius:8px}
.pg-item img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.pg-item:hover img{transform:scale(1.04)}
@media (max-width:720px){.photo-grid{grid-template-columns:repeat(2,1fr);gap:6px}}
/* ===== v3: services ===== */
.nav-links a[aria-current="page"]{opacity:1;border-bottom:1px solid currentColor}
.has-sub{position:relative}
.sub-trigger .caret{font-size:.7em;margin-left:.2em;opacity:.7}
.submenu{position:absolute;top:100%;left:-1rem;min-width:250px;background:#fff;color:var(--ink);border-radius:12px;box-shadow:0 14px 40px rgba(30,25,15,.14);padding:.6rem;display:flex;flex-direction:column;opacity:0;pointer-events:none;transform:translateY(6px);transition:.2s;margin-top:.6rem}
.submenu::before{content:"";position:absolute;top:-.8rem;left:0;right:0;height:.8rem}
.submenu a{padding:.6rem .8rem;border-radius:8px;font-size:.9rem;opacity:1!important;border:0!important}
.submenu a:hover,.submenu a[aria-current="page"]{background:var(--cream);color:var(--accent2)}
.has-sub:hover .submenu,.has-sub:focus-within .submenu{opacity:1;pointer-events:auto;transform:none}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--ink)}.btn-outline:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.section-head.row{max-width:none;display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap}
.section-head.row>div{max-width:640px}
.svc-grid{display:grid;grid-template-columns:repeat(6,1fr);gap:1.6rem}
.svc-card{grid-column:span 2;background:#fff;border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;box-shadow:0 1px 2px rgba(0,0,0,.04),0 8px 24px rgba(60,45,20,.06);transition:transform .35s,box-shadow .35s}
.svc-card:nth-child(4),.svc-card:nth-child(5){grid-column:span 3}
.svc-card:hover{transform:translateY(-4px);box-shadow:0 2px 4px rgba(0,0,0,.05),0 18px 40px rgba(60,45,20,.12)}
.svc-img{display:block;aspect-ratio:16/10;overflow:hidden;background:var(--sand)}
.svc-card:nth-child(4) .svc-img,.svc-card:nth-child(5) .svc-img{aspect-ratio:16/8}
.svc-img img{width:100%;height:100%;object-fit:cover;transition:transform .8s}.svc-card:hover .svc-img img{transform:scale(1.04)}
.svc-body{padding:1.5rem 1.6rem 1.7rem;display:flex;flex-direction:column;flex:1}
.svc-body .num{font-family:var(--serif);color:var(--accent);font-size:1.05rem}
.svc-body h3{font-size:1.5rem;margin:.3rem 0 .6rem}.svc-body h3 a{text-decoration:none}.svc-body h3 a:hover{color:var(--accent2)}
.svc-body p{color:var(--ink2);margin:0 0 1.3rem;font-size:.97rem}
.featured{background:#fff}
.featured .card{background:var(--cream);box-shadow:none}
.center-cta{display:none;text-align:center;margin-top:2rem}
.page-hero{min-height:min(64vh,620px)}
.page-hero .hero-content{padding-bottom:clamp(3rem,8vh,5rem)}
.page-hero h1{font-size:clamp(2.5rem,5.6vw,4.3rem)}
.cta-band{background:var(--deep);color:#efe8dc}
.cta-band .eyebrow{color:#cdb48a}
.cta-inner{display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap}
.cta-inner p:not(.eyebrow){color:#c9c0b0;max-width:560px;margin:0}
.svc-intro-inner{display:grid;grid-template-columns:1fr 1.2fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.svc-intro h2{font-size:clamp(1.9rem,3.4vw,2.7rem)}
.svc-intro-text p{color:var(--ink2);font-size:1.07rem}
.light-back{margin-bottom:1.6rem}
.svc-what{background:#fff}
.what-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--r);overflow:hidden}
.what-list li{background:#fff;padding:1.8rem 1.7rem}
.what-list h3{font-size:1.3rem;margin-bottom:.4rem;display:flex;gap:.6rem;align-items:baseline}
.what-list h3::before{content:"";flex:none;width:7px;height:7px;border-radius:50%;background:var(--accent);transform:translateY(-.2em)}
.what-list p{margin:0;color:var(--ink2);font-size:.96rem}
.svc-how{background:var(--deep);color:#efe8dc}
.svc-how .eyebrow{color:#cdb48a}
.how-steps{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(4,1fr);gap:2rem;counter-reset:s}
.how-steps.n3{grid-template-columns:repeat(3,1fr)}
.how-steps li{border-top:1px solid rgba(255,255,255,.18);padding-top:1.4rem}
.how-steps .step{font-family:var(--serif);font-size:2.6rem;color:#cdb48a;line-height:1}
.how-steps h3{font-size:1.3rem;color:#fff;margin:.6rem 0 .4rem}
.how-steps p{color:#c3baa9;margin:0;font-size:.95rem}
.cta-card{background:#fff;border-radius:var(--r);padding:clamp(2rem,4vw,3.2rem);display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap;box-shadow:0 8px 30px rgba(60,45,20,.07)}
.cta-card p:not(.eyebrow){color:var(--ink2);max-width:560px;margin:0}
.cta-actions{display:flex;flex-direction:column;align-items:flex-start;gap:.8rem}
.email-link.small{font-size:1.15rem}
.svc-cta{padding-bottom:2rem}
.other-svcs{padding-top:2rem}
.others{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
.other{display:flex;justify-content:space-between;align-items:center;gap:1rem;text-decoration:none;border:1px solid var(--line);border-radius:12px;padding:1.1rem 1.3rem;font-family:var(--serif);font-size:1.25rem;background:#fff;transition:.2s}
.other:hover{border-color:var(--accent);color:var(--accent2)}
.svc-stays .grid{margin-top:.5rem}
.footer-inner{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2.5rem}
.footer-col{display:flex;flex-direction:column;gap:.55rem;font-size:.92rem}
.footer-col h4{font-family:var(--sans);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:#8f877a;margin:0 0 .4rem;font-weight:500}
.footer-contact{margin-top:1rem}
@media (max-width:1000px){
 .svc-grid{grid-template-columns:repeat(2,1fr)}.svc-card,.svc-card:nth-child(4),.svc-card:nth-child(5){grid-column:span 1}
 .svc-card:nth-child(5){grid-column:span 2}
 .svc-card:nth-child(4) .svc-img{aspect-ratio:16/10}
 .how-steps,.how-steps.n3{grid-template-columns:repeat(2,1fr)}
 .others{grid-template-columns:repeat(2,1fr)}
 .svc-intro-inner{grid-template-columns:1fr}
}
@media (max-width:720px){
 .has-sub{width:100%}
 .sub-trigger{display:block;padding:.8rem 0;width:100%;border-bottom:1px solid var(--line)}
 .sub-trigger .caret{display:none}
 .submenu{position:static;opacity:1;pointer-events:auto;transform:none;box-shadow:none;background:none;padding:.2rem 0 .4rem .9rem;margin:0;min-width:0}
 .submenu::before{display:none}
 .submenu a{padding:.5rem 0;font-size:.9rem;color:var(--ink2);border-bottom:0}
 .nav-links{max-height:calc(100vh - 76px);overflow:auto}
 .svc-grid{grid-template-columns:1fr}.svc-card,.svc-card:nth-child(5){grid-column:auto}
 .svc-card:nth-child(5) .svc-img{aspect-ratio:16/10}
 .section-head.row .btn-outline{display:none}
 .center-cta{display:block}
 .how-steps,.how-steps.n3{grid-template-columns:1fr;gap:1.4rem}
 .others{grid-template-columns:1fr}
 .footer-inner{grid-template-columns:1fr}
 .page-hero{min-height:70vh}
}
/* v3 fixes */
section[id]{scroll-margin-top:72px}
.what-list{display:flex;flex-wrap:wrap}
.what-list li{flex:1 1 300px}

/* lighter palette: dark green kept only as a thin accent strip */
.cta-band,.svc-how,.owners{background:var(--sand);color:var(--ink)}
.cta-band .eyebrow,.svc-how .eyebrow,.owners .eyebrow{color:var(--accent)}
.cta-inner p:not(.eyebrow){color:var(--ink2)}
.cta-band h2,.svc-how h2,.owners h2{color:var(--ink)}
.cta-band .btn-ghost,.svc-how .btn-ghost{color:var(--ink);border-color:var(--ink)}
.cta-band .btn-ghost:hover,.svc-how .btn-ghost:hover{background:var(--ink);color:#fff}
.how-steps li{border-top:1px solid rgba(29,27,24,.15)}
.how-steps .step{color:var(--accent)}
.how-steps h3{color:var(--ink)}
.how-steps p{color:var(--ink2)}
.service{background:#fff;color:var(--ink)}

/* ---- Selling & vacant homes ---- */
.sell-home{background:var(--sand)}
.sell-home-inner{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.sell-home h2{font-size:clamp(1.9rem,3.4vw,2.7rem)}
.sell-points{list-style:none;padding:0;margin:1.6rem 0 1.8rem;display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem}
.sell-points li{border-top:1px solid rgba(29,27,24,.15);padding-top:.9rem}
.sell-points h3{font-size:1.1rem;margin:0 0 .3rem}
.sell-points p{margin:0;color:var(--ink2);font-size:.93rem}
.sell-home-img img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r)}
.sell-more{margin:1.2rem 0 0}
.benefit-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.benefit-list li{background:#fff;border-radius:var(--r);padding:2rem 1.8rem;box-shadow:0 8px 30px rgba(60,45,20,.05)}
.benefit-list .num{color:var(--accent);font-size:.85rem;letter-spacing:.12em}
.benefit-list h3{font-size:1.35rem;margin:.5rem 0 .5rem}
.benefit-list p{margin:0;color:var(--ink2)}
.privacy-block{background:#fff}
.privacy-inner{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.privacy-img img{width:100%;aspect-ratio:5/4;object-fit:cover;border-radius:var(--r)}
.privacy-text h2{font-size:clamp(1.9rem,3.4vw,2.6rem)}
.privacy-text>p{color:var(--ink2)}
.check-list{list-style:none;padding:0;margin:1.2rem 0 0;display:grid;gap:.8rem}
.check-list li{position:relative;padding-left:1.9rem;color:var(--ink2)}
.check-list li::before{content:"";position:absolute;left:0;top:.35em;width:1.1rem;height:.6rem;border-left:2px solid var(--accent);border-bottom:2px solid var(--accent);transform:rotate(-45deg) scale(.8);transform-origin:center}
.estimate-inner{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2rem,5vw,4.5rem);align-items:start}
.estimate-text h2{font-size:clamp(1.9rem,3.4vw,2.6rem)}
.estimate-text p{color:var(--ink2)}
.small-note{font-size:.9rem}
.contact-form .opt{font-weight:400;color:var(--muted);letter-spacing:0}
.register{padding-top:0}
@media (max-width:900px){
 .sell-home-inner,.privacy-inner,.estimate-inner{grid-template-columns:1fr}
 .sell-points,.benefit-list{grid-template-columns:1fr}
 .sell-home-img{order:-1}.sell-home-img img{aspect-ratio:16/10}
}
/* ---- WhatsApp floating button ---- */
.wa-float{position:fixed;right:20px;bottom:20px;z-index:40;width:56px;height:56px;border-radius:50%;background:#25D366;display:flex;align-items:center;justify-content:center;box-shadow:0 4px 14px rgba(0,0,0,.22);transition:transform .2s,box-shadow .2s}
.wa-float:hover{transform:translateY(-2px) scale(1.04);box-shadow:0 8px 20px rgba(0,0,0,.26)}
.wa-float:focus-visible{outline:3px solid rgba(37,211,102,.45);outline-offset:3px}
body.lb-open .wa-float{display:none}
@media (max-width:640px){.wa-float{right:14px;bottom:14px}}
@media print{.wa-float{display:none}}

.result-count{margin:0;color:var(--ink2);font-size:.95rem}
/* v4: clean hero/header (no overlap under fixed header) */
.hero{padding-top:calc(76px + 2.5rem)}
.nav::before{content:"";position:absolute;inset:0 0 -24px;background:linear-gradient(180deg,rgba(20,18,15,.55),rgba(20,18,15,0));pointer-events:none;transition:opacity .3s;z-index:-1}
.nav.scrolled::before,.nav.open::before{opacity:0}
.hero .eyebrow{white-space:nowrap}
@media (max-width:720px){
 .nav-inner{height:68px}
 .nav-links{inset:68px 0 auto;max-height:calc(100vh - 68px)}
 .hero{min-height:100svh;padding-top:calc(68px + 2rem)}
 .page-hero{min-height:72svh}
 .hero-content{padding-bottom:5.5rem}
 .hero .eyebrow{font-size:.68rem;letter-spacing:.2em;margin-bottom:.9rem}
 .hero h1{font-size:clamp(2.2rem,10vw,2.8rem);line-height:1.1;margin-bottom:.5em}
 .page-hero h1{font-size:clamp(2rem,8.6vw,2.6rem)}
 .hero .lead{font-size:1.02rem;line-height:1.6;margin-bottom:1.6rem}
 .hero-ctas{gap:.75rem}
 .hero-ctas .btn{flex:1 1 auto}
}
@media (max-width:360px){.hero .eyebrow{white-space:normal}}

/* logo sizing on small screens */
@media (max-width:720px){.brand .logo{height:28px}.footer .brand .logo{height:34px}}
@media (max-width:380px){.brand .logo{height:26px}}
/* ---- four core services (Nov 2026) ---- */
.svc-grid{grid-template-columns:repeat(2,1fr)}
.svc-card,.svc-card:nth-child(4),.svc-card:nth-child(5){grid-column:auto}
.svc-img,.svc-card:nth-child(4) .svc-img,.svc-card:nth-child(5) .svc-img{aspect-ratio:16/8}
.svc-body p{font-size:1.05rem}
.others{grid-template-columns:repeat(3,1fr)}
.svc-what.alt{background:var(--cream)}
.svc-what .section-head .muted{margin-top:.6rem}
.sell-benefits .sub-head{margin:3rem 0 1.4rem}
@media (max-width:1000px){.others{grid-template-columns:repeat(2,1fr)}}
@media (max-width:720px){
 .svc-grid{grid-template-columns:1fr}
 .svc-img,.svc-card:nth-child(4) .svc-img,.svc-card:nth-child(5) .svc-img{aspect-ratio:16/10}
 .others{grid-template-columns:1fr}
 .sell-benefits .sub-head{margin:2.2rem 0 1rem}
}
.what-list.n4 li,.what-list.n2 li{flex:1 1 40%}
.what-list.n6 li{flex:1 1 30%}
@media (max-width:720px){.what-list li,.what-list.n4 li,.what-list.n2 li,.what-list.n6 li{flex:1 1 100%}}
/* refurbishment cross-link (Nov 2026) */
.svc-xlink{background:var(--cream);padding-top:3rem;padding-bottom:3rem}
.svc-xlink h2{font-size:clamp(1.7rem,3vw,2.3rem)}