:root{
    --black:#0E0E0E;
    --ink:#2A2A2A;
    --muted:#6B6B6B;
    --line:#E7E2D8;
    --white:#FFFFFF;
    --cream:#F8F5EF;
    --gold:#B8924A;
    --gold-light:#C9A84C;
    --serif:'Cormorant Garamond', Georgia, serif;
    --sans:'Jost', 'Helvetica Neue', Arial, sans-serif;
    --max:1180px;
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth}
  body{font-family:var(--sans);font-weight:300;color:var(--ink);background:var(--white);line-height:1.7;font-size:17px}
  a{color:inherit;text-decoration:none}
  img{max-width:100%;display:block}
  .wrap{max-width:var(--max);margin:0 auto;padding:0 28px}
  .eyebrow{font-family:var(--sans);font-size:12px;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);font-weight:500}
  h1,h2,h3{font-family:var(--serif);font-weight:400;color:var(--black);line-height:1.15}
  h2{font-size:clamp(34px,4.2vw,50px)}
  h3{font-size:26px}
  .rule{width:48px;height:1px;background:var(--gold);margin:22px 0}
  .center{text-align:center}
  .center .rule{margin:22px auto}

  /* Buttons */
  .btn{display:inline-block;font-family:var(--sans);font-size:13px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;padding:16px 34px;transition:all .25s ease;border:1px solid var(--gold)}
  .btn-gold{background:var(--gold);color:var(--white)}
  .btn-gold:hover{background:var(--gold-light);border-color:var(--gold-light)}
  .btn-line{color:var(--white);border-color:rgba(255,255,255,.7)}
  .btn-line:hover{background:var(--white);color:var(--black)}
  .btn-dark{color:var(--black);border-color:var(--black)}
  .btn-dark:hover{background:var(--black);color:var(--white)}
  .link{font-size:13px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;color:var(--black);border-bottom:1px solid var(--gold);padding-bottom:4px}
  .link:hover{color:var(--gold)}

  /* Header */
  header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(6px)}
  .nav{display:flex;align-items:center;justify-content:space-between;height:84px}
  .brand{line-height:1.1;display:flex;align-items:center;gap:18px}
  .brand img{height:46px;width:auto}
  .brand .who{border-left:1px solid var(--line);padding-left:18px}
  .brand .name{font-family:var(--serif);font-size:18px;letter-spacing:.06em;color:var(--black)}
  .brand .sub{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:500;margin-top:3px}
  nav ul{list-style:none;display:flex;gap:30px}
  nav a{font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:400;color:var(--ink);white-space:nowrap}
  .phone,.nav-right .btn{white-space:nowrap}
  nav a:hover{color:var(--gold)}
  .nav-right{display:flex;align-items:center;gap:22px}
  .phone{font-size:14px;letter-spacing:.06em;color:var(--black)}
  .nav-right .btn{padding:12px 22px;font-size:12px}
  .menu-btn{display:none;background:none;border:0;cursor:pointer;width:30px;height:22px;position:relative}
  .menu-btn span{position:absolute;left:0;width:100%;height:1px;background:var(--black)}
  .menu-btn span:nth-child(1){top:0}.menu-btn span:nth-child(2){top:10px}.menu-btn span:nth-child(3){top:20px}

  /* Hero */
  .hero{position:relative;min-height:88vh;display:flex;align-items:center;color:var(--white);background:var(--black) url('/images/hero-great-room.jpg') center/cover no-repeat}
  .hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,10,10,.85) 0%,rgba(10,10,10,.6) 45%,rgba(10,10,10,.15) 100%)}
  .hero .wrap{position:relative;width:100%}
  .hero-inner{max-width:640px}
  .hero h1{color:var(--white);font-size:clamp(46px,6.4vw,84px);font-weight:400;margin:22px 0 26px}
  .hero h1 em{font-style:italic;color:var(--gold-light)}
  .hero p{font-size:19px;color:rgba(255,255,255,.88);max-width:520px;margin-bottom:40px}
  .hero-ctas{display:flex;gap:16px;flex-wrap:wrap}

  /* Credentials strip */
  .creds{border-bottom:1px solid var(--line)}
  .creds ul{list-style:none;display:grid;grid-template-columns:repeat(4,1fr)}
  .creds li{padding:34px 20px;text-align:center;border-right:1px solid var(--line)}
  .creds li:last-child{border-right:0}
  .creds strong{display:block;font-family:var(--serif);font-size:24px;font-weight:500;color:var(--black)}
  .creds span{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}

  section{padding:120px 0}

  /* Intro */
  .intro{display:grid;grid-template-columns:5fr 6fr;gap:90px;align-items:center}
  .portrait{aspect-ratio:4/5;background:var(--cream);position:relative;isolation:isolate}
  .portrait img{width:100%;height:100%;object-fit:cover;object-position:center top;position:relative;z-index:1}
  .portrait::after{content:"";position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);z-index:0}
  .intro p{margin-bottom:20px;color:var(--ink)}
  .intro .sig{font-family:var(--serif);font-style:italic;font-size:30px;color:var(--black);margin:8px 0 30px}

  /* Specialties */
  .specialties{background:var(--cream)}
  .spec-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:64px}
  .spec{background:var(--white);transition:background .3s ease;display:flex;flex-direction:column}
  .spec .ph{aspect-ratio:4/3;overflow:hidden}
  .spec .ph img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
  .spec:hover .ph img{transform:scale(1.05)}
  .spec .body{padding:34px 30px 40px}
  .spec:hover{background:var(--black)}
  .spec:hover h3,.spec:hover p{color:var(--white)}

  /* Lifestyle band */
  .band{position:relative;min-height:62vh;display:flex;align-items:flex-end;background:#222 url('/images/marsing-porch-view.jpg') center 60%/cover no-repeat;padding:0}
  .band::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(10,10,10,.7) 0%,rgba(10,10,10,0) 55%)}
  .band .wrap{position:relative;width:100%;padding-bottom:56px}
  .band p{font-family:var(--serif);font-style:italic;font-size:clamp(28px,3.4vw,44px);color:var(--white);max-width:720px;line-height:1.25}
  .band .eyebrow{display:block;margin-bottom:14px;color:var(--gold-light)}

  /* Local band */
  .local{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
  .local .ph{aspect-ratio:3/2;overflow:hidden}
  .local .ph img{width:100%;height:100%;object-fit:cover}
  .local p{color:var(--ink);margin-bottom:30px}
  .local .btns{display:flex;gap:14px;flex-wrap:wrap}
  .spec .num{font-family:var(--serif);font-size:18px;color:var(--gold);margin-bottom:26px;display:block}
  .spec h3{margin-bottom:14px;transition:color .3s}
  .spec p{font-size:15px;color:var(--muted);margin-bottom:26px;transition:color .3s}
  .spec .more{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500}

  /* Process */
  .process-head{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap}
  .process-head p{max-width:440px;color:var(--muted)}
  .steps{display:grid;grid-template-columns:repeat(4,1fr);gap:40px;margin-top:70px}
  .step{border-top:1px solid var(--black);padding-top:28px}
  .step .n{font-size:12px;letter-spacing:.28em;color:var(--gold);font-weight:500}
  .step h3{margin:12px 0 12px}
  .step p{font-size:15px;color:var(--muted)}

  /* Areas */
  .areas{position:relative;color:var(--white);background:var(--black) url('/images/boise-fall-skyline.jpg') center/cover no-repeat}
  .areas::before{content:"";position:absolute;inset:0;background:rgba(10,10,10,.7)}
  .areas .wrap{position:relative}
  .areas h2{color:var(--white)}
  .areas .lead{color:rgba(255,255,255,.7);max-width:560px;margin:0 auto}
  .area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.14);margin-top:64px;border:1px solid rgba(255,255,255,.14)}
  .area{background:rgba(14,14,14,.72);padding:44px 36px;display:flex;justify-content:space-between;align-items:center;transition:background .3s}
  .area:hover{background:rgba(14,14,14,.95)}
  .area h3{color:var(--white);font-size:30px}
  .area small{display:block;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.55);margin-top:6px;font-family:var(--sans)}
  .area .arrow{color:var(--gold);font-size:22px;transition:transform .3s}
  .area:hover .arrow{transform:translateX(6px)}

  /* Testimonial */
  .testimonial blockquote{font-family:var(--serif);font-size:clamp(26px,3vw,36px);font-style:italic;line-height:1.4;color:var(--black);max-width:860px;margin:0 auto}
  .testimonial cite{display:block;margin-top:30px;font-style:normal;font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
  .placeholder-note{display:inline-block;margin-top:18px;font-size:12px;color:var(--gold);border:1px dashed var(--gold);padding:6px 12px}

  /* Guides */
  .guides{background:var(--cream)}
  .guide-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;margin-top:64px}
  .guide{background:var(--white);border:1px solid var(--line);padding:46px 38px;display:flex;flex-direction:column}
  .guide .eyebrow{margin-bottom:16px}
  .guide h3{margin-bottom:14px}
  .guide p{font-size:15px;color:var(--muted);margin-bottom:30px;flex:1}

  /* Final CTA */
  .cta{text-align:center}
  .cta h2{max-width:760px;margin:0 auto}
  .cta p{color:var(--muted);max-width:540px;margin:0 auto 42px}
  .cta .contact-line{margin-top:34px;font-size:15px;letter-spacing:.06em}
  .cta .contact-line a{border-bottom:1px solid var(--gold)}

  /* Footer */
  footer{background:var(--black);color:rgba(255,255,255,.7);padding:80px 0 36px;font-size:14px}
  .foot{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:50px}
  footer .foot-logo{width:230px;height:auto;margin-bottom:24px}
  footer .foot-name{color:var(--white);font-family:var(--serif);font-size:20px;letter-spacing:.04em}
  footer h4{font-family:var(--sans);font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:500;margin-bottom:18px}
  footer ul{list-style:none}
  footer li{margin-bottom:10px}
  footer a:hover{color:var(--gold-light)}
  .legal{border-top:1px solid rgba(255,255,255,.12);margin-top:60px;padding-top:28px;display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap;font-size:12.5px;color:rgba(255,255,255,.5)}
  .legal p{max-width:720px}
  .eho{display:inline-flex;align-items:center;gap:10px}
  .eho svg{width:26px;height:26px;fill:rgba(255,255,255,.6)}

  /* Responsive */
  .brand{flex-shrink:0}
  .brand .who{display:none}
  @media (max-width:1440px){
    nav ul{gap:24px}
  }
  @media (max-width:1180px){
    nav ul{gap:18px}
    nav a{font-size:12px;letter-spacing:.1em}
    .phone{display:none}
  }
  @media (max-width:900px){
    nav{display:none;position:absolute;top:84px;left:0;right:0;background:var(--white);border-bottom:1px solid var(--line)}
    nav.open{display:block}
    nav ul{flex-direction:column;gap:0;padding:10px 28px 24px}
    nav li{border-bottom:1px solid var(--line)}
    nav a{display:block;padding:16px 0}
    .menu-btn{display:block}
    .nav-right .btn{display:none}
    section{padding:84px 0}
    .creds ul{grid-template-columns:repeat(2,1fr)}
    .creds li:nth-child(2){border-right:0}
    .creds li:nth-child(-n+2){border-bottom:1px solid var(--line)}
    .intro,.local{grid-template-columns:1fr;gap:50px}
    .brand .who{display:none}
    .brand img{height:40px}
    .portrait{max-width:420px}
    .spec-grid{grid-template-columns:repeat(2,1fr)}
    .steps{grid-template-columns:repeat(2,1fr)}
    .area-grid,.guide-grid{grid-template-columns:1fr}
    .foot{grid-template-columns:1fr 1fr}
  }
  @media (max-width:560px){
    .wrap{padding:0 20px}
    .spec-grid,.steps{grid-template-columns:1fr}
    .foot{grid-template-columns:1fr}
    .hero{min-height:80vh}
    .hero::before{background:rgba(10,10,10,.62)}
  }

  /* ===== Shared: active nav ===== */
  nav a.active{color:var(--gold)}

  /* ===== Inner-page hero ===== */
  .page-hero{position:relative;min-height:70vh;display:flex;align-items:flex-end;color:var(--white);background:var(--black) center/cover no-repeat;padding:0}
  .page-hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,10,10,.85) 0%,rgba(10,10,10,.6) 50%,rgba(10,10,10,.2) 100%)}
  .page-hero .wrap{position:relative;width:100%;padding-top:120px;padding-bottom:90px}
  .page-hero h1{color:var(--white);font-size:clamp(42px,5.6vw,72px);margin:20px 0 22px;max-width:760px}
  .page-hero h1 em{font-style:italic;color:var(--gold-light)}
  .page-hero p{font-size:19px;color:rgba(255,255,255,.88);max-width:560px;margin-bottom:38px}

  /* ===== Stage navigation ===== */
  .stage-nav{position:sticky;top:84px;z-index:40;background:var(--white);border-bottom:1px solid var(--line)}
  .stage-nav ul{list-style:none;display:flex;gap:34px;overflow-x:auto;scrollbar-width:none;white-space:nowrap}
  .stage-nav ul::-webkit-scrollbar{display:none}
  .stage-nav a{display:block;padding:20px 0 18px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);border-bottom:2px solid transparent}
  .stage-nav a:hover,.stage-nav a.on{color:var(--black);border-bottom-color:var(--gold)}
  [id]{scroll-margin-top:150px}

  /* ===== Big picture ===== */
  .big{display:grid;grid-template-columns:5fr 6fr;gap:90px}
  .big p{margin-bottom:20px}
  .promise{list-style:none;margin-top:36px;border-top:1px solid var(--line)}
  .promise li{display:grid;grid-template-columns:170px 1fr;gap:24px;padding:22px 0;border-bottom:1px solid var(--line)}
  .promise strong{font-family:var(--serif);font-size:24px;font-weight:500;color:var(--black);line-height:1.2}
  .promise span{font-size:15px;color:var(--muted)}

  /* ===== Stages ===== */
  .stage{padding:110px 0;border-top:1px solid var(--line)}
  .stage.alt{background:var(--cream);border-top:0}
  .stage-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}
  .stage-grid.flip .stage-media{order:2}
  .stage .big-num{font-family:var(--serif);font-size:88px;line-height:1;color:var(--gold);opacity:.55;display:block;margin-bottom:6px}
  .stage p{margin-bottom:18px}
  .stage-media{position:sticky;top:170px}
  .stage-media img{width:100%;aspect-ratio:4/5;object-fit:cover}
  .checklist{background:var(--white);border:1px solid var(--line);padding:36px 38px}
  .alt .checklist{background:var(--white)}
  .checklist h4{font-family:var(--sans);font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:500;margin-bottom:18px}
  .checklist ul{list-style:none}
  .checklist li{position:relative;padding:12px 0 12px 30px;border-bottom:1px solid var(--line);font-size:15.5px}
  .checklist li:last-child{border-bottom:0}
  .checklist li::before{content:"";position:absolute;left:0;top:21px;width:14px;height:1px;background:var(--gold)}
  .note{margin-top:28px;border-left:2px solid var(--gold);padding:6px 0 6px 22px;font-size:15.5px;color:var(--ink)}
  .note strong{font-weight:500;color:var(--black)}

  /* ===== Callouts ===== */
  .callouts{display:grid;grid-template-columns:1fr 1fr;gap:34px}
  .callout{background:var(--black);color:rgba(255,255,255,.82);padding:54px 48px}
  .callout h3{color:var(--white);margin:14px 0 16px;font-size:32px}
  .callout ul{list-style:none;margin:22px 0 30px}
  .callout li{padding:10px 0 10px 28px;position:relative;border-bottom:1px solid rgba(255,255,255,.1);font-size:15.5px}
  .callout li::before{content:"";position:absolute;left:0;top:21px;width:14px;height:1px;background:var(--gold)}
  .callout .btn-line{color:var(--white)}

  /* ===== Inline CTA ===== */
  .inline-cta{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap;border:1px solid var(--line);padding:40px 46px;background:var(--white)}
  .inline-cta h3{font-size:30px}
  .inline-cta p{color:var(--muted);font-size:15.5px;margin:6px 0 0}
  .inline-cta .btns{display:flex;gap:14px;flex-wrap:wrap}

  /* ===== FAQ ===== */
  .faq{max-width:860px;margin:60px auto 0}
  .faq details{border-bottom:1px solid var(--line)}
  .faq details:first-child{border-top:1px solid var(--line)}
  .faq summary{list-style:none;cursor:pointer;padding:28px 50px 28px 0;position:relative;font-family:var(--serif);font-size:25px;color:var(--black);line-height:1.3}
  .faq summary::-webkit-details-marker{display:none}
  .faq summary::after{content:"+";position:absolute;right:6px;top:22px;font-family:var(--sans);font-weight:300;font-size:30px;color:var(--gold);transition:transform .3s}
  .faq details[open] summary::after{transform:rotate(45deg)}
  .faq .ans{padding:0 50px 30px 0;color:var(--ink)}
  .faq .ans p{margin-bottom:14px}
  .faq .ans a{border-bottom:1px solid var(--gold)}
  .disclaimer{font-size:13px;color:var(--muted);text-align:center;margin-top:50px}

  /* ===== Dark closing CTA with photo ===== */
  .cta-photo{position:relative;background:var(--black) center/cover no-repeat;color:var(--white);text-align:center}
  .cta-photo::before{content:"";position:absolute;inset:0;background:rgba(10,10,10,.68)}
  .cta-photo .wrap{position:relative}
  .cta-photo h2{color:var(--white);max-width:760px;margin:0 auto}
  .cta-photo p{color:rgba(255,255,255,.82);max-width:540px;margin:0 auto 40px}
  .cta-photo .contact-line{margin-top:34px;font-size:15px;letter-spacing:.06em}
  .cta-photo .contact-line a{border-bottom:1px solid var(--gold)}
  .cta-photo .btns{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}

  @media (max-width:900px){
    .stage-nav{top:84px}
    .big,.stage-grid,.callouts{grid-template-columns:1fr;gap:50px}
    .stage-grid.flip .stage-media{order:0}
    .stage-media{position:static}
    .stage-media img{aspect-ratio:3/2}
    .stage{padding:80px 0}
    .page-hero{min-height:62vh}
    .promise li{grid-template-columns:1fr;gap:4px}
    .callout{padding:42px 30px}
    .inline-cta{padding:32px 28px}
  }
  @media (max-width:560px){
    .page-hero::before{background:rgba(10,10,10,.62)}
    .faq summary{font-size:22px}
    .stage .big-num{font-size:68px}
  }

  /* ===== Featured guide ===== */
  .guide-feature{display:grid;grid-template-columns:360px 1fr;gap:80px;align-items:center;background:var(--cream);padding:70px}
  .guide-feature .cover{box-shadow:18px 18px 0 -1px var(--white),18px 18px 0 0 var(--gold),0 20px 40px rgba(0,0,0,.12)}
  .guide-feature .cover img{width:100%;display:block}
  .guide-feature p{margin-bottom:30px}
  .guide-feature .btns{display:flex;gap:14px;flex-wrap:wrap}
  .guide-feature h2 em{font-style:italic;color:var(--gold)}
  @media (max-width:900px){
    .guide-feature{grid-template-columns:1fr;gap:50px;padding:44px 28px}
    .guide-feature .cover{max-width:300px}
  }

  /* ===== Staging commitment ===== */
  .staging{background:var(--black);color:rgba(255,255,255,.82)}
  .staging h2{color:var(--white)}
  .staging .lead{color:rgba(255,255,255,.72);max-width:620px;margin:0 auto}
  .staging-grid{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.14);margin-top:64px}
  .staging-card{background:var(--black);padding:56px 50px}
  .staging-card h3{color:var(--white);font-size:32px;margin:14px 0 18px}
  .staging-card p{margin-bottom:16px}
  .staging-card .tag{display:inline-block;margin-top:10px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-light);border:1px solid var(--gold);padding:8px 14px}

  /* ===== Designed guide cover (when no cover image) ===== */
  .made-cover{aspect-ratio:3/4;background:var(--black);color:var(--white);display:flex;flex-direction:column;justify-content:space-between;padding:40px 34px;border:1px solid var(--gold)}
  .made-cover .t{font-family:var(--serif);font-size:44px;line-height:1.05}
  .made-cover .t em{color:var(--gold-light)}
  .made-cover .b{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-light)}

  @media (max-width:900px){
    .staging-grid{grid-template-columns:1fr}
    .staging-card{padding:42px 30px}
  }

  /* ===== Stat strip ===== */
  .stats{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:60px}
  .stats div{padding:34px 26px;text-align:center;border-right:1px solid var(--line)}
  .stats div:last-child{border-right:0}
  .stats strong{display:block;font-family:var(--serif);font-size:44px;font-weight:500;color:var(--black);line-height:1.1}
  .stats span{display:block;font-size:14px;color:var(--muted);margin-top:8px}
  .source{font-size:12.5px;color:var(--muted);margin-top:16px}

  /* ===== Community cards ===== */
  .comm-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:60px}
  .comm{background:var(--white);padding:36px 30px;display:flex;flex-direction:column}
  .comm h3{font-size:30px;margin-bottom:6px}
  .comm .char{font-size:15px;color:var(--ink);margin-bottom:22px;flex:1}
  .comm dl{font-size:13.5px;border-top:1px solid var(--line);padding-top:16px}
  .comm dt{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500}
  .comm dd{color:var(--muted);margin:2px 0 12px}

  /* ===== Roadmap ===== */
  .roadmap{list-style:none;margin-top:60px;counter-reset:rm}
  .roadmap li{display:grid;grid-template-columns:90px 280px 1fr;gap:30px;padding:34px 0;border-top:1px solid var(--line);align-items:baseline}
  .roadmap li:last-child{border-bottom:1px solid var(--line)}
  .roadmap .n{font-family:var(--serif);font-size:48px;color:var(--gold);opacity:.6;line-height:1}
  .roadmap h3{font-size:28px}
  .roadmap p{color:var(--ink)}

  /* ===== Know-before grid ===== */
  .know-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;margin-top:60px}
  .know{border-top:2px solid var(--gold);padding-top:24px}
  .know h3{font-size:24px;margin-bottom:10px}
  .know p{font-size:15.5px;color:var(--ink)}

  @media (max-width:900px){
    .comm-grid{grid-template-columns:repeat(2,1fr)}
    .know-grid{grid-template-columns:1fr 1fr}
    .roadmap li{grid-template-columns:60px 1fr;gap:6px 18px}
    .roadmap li p{grid-column:2}
    .stats{grid-template-columns:1fr}
    .stats div{border-right:0;border-bottom:1px solid var(--line)}
    .stats div:last-child{border-bottom:0}
  }
  @media (max-width:560px){
    .comm-grid,.know-grid{grid-template-columns:1fr}
  }

  /* ===== Home area tiles: 8 areas in a 4 x 2 grid ===== */
  .area-grid{grid-template-columns:repeat(4,1fr)}
  .area{padding:40px 30px}
  .area h3{font-size:28px}
  @media (max-width:1100px){ .area-grid{grid-template-columns:repeat(2,1fr)} }
  @media (max-width:560px){ .area-grid{grid-template-columns:1fr} }

  /* ===== Search by lifestyle ===== */
  .life-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:64px}
  .life{background:var(--white);padding:44px 38px;display:flex;flex-direction:column;transition:background .3s}
  .life .n{font-family:var(--serif);font-size:18px;color:var(--gold);margin-bottom:22px}
  .life h3{margin-bottom:12px;transition:color .3s}
  .life p{font-size:15px;color:var(--muted);margin-bottom:26px;flex:1;transition:color .3s}
  .life .more{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500}
  .life:hover{background:var(--black)}
  .life:hover h3,.life:hover p{color:var(--white)}
  @media (max-width:900px){ .life-grid{grid-template-columns:repeat(2,1fr)} }
  @media (max-width:560px){ .life-grid{grid-template-columns:1fr} }

  .comm-grid.three{grid-template-columns:repeat(3,1fr)}
  @media (max-width:900px){ .comm-grid.three{grid-template-columns:repeat(2,1fr)} }
  @media (max-width:560px){ .comm-grid.three{grid-template-columns:1fr} }

  .know-grid.four{grid-template-columns:repeat(4,1fr)}
  @media (max-width:900px){ .know-grid.four{grid-template-columns:1fr 1fr} }
  @media (max-width:560px){ .know-grid.four{grid-template-columns:1fr} }

  /* Compact roadmap (inside a half-width column) */
  .roadmap.compact li{grid-template-columns:56px 1fr;gap:4px 18px;padding:22px 0}
  .roadmap.compact .n{font-size:36px;grid-row:span 2}
  .roadmap.compact h3{font-size:24px}
  .roadmap.compact p{grid-column:2;font-size:15.5px}
  /* Non-link lifestyle-style cards: no hover change */
  .life.static:hover{background:var(--white)}
  .life.static:hover h3{color:var(--black)}
  .life.static:hover p{color:var(--muted)}

  /* ===== Price-range buttons (New Construction hero) ===== */
  .price-label{display:block;font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.85);font-weight:500;margin-bottom:14px}
  .price-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;max-width:820px}
  .price-btn{background:var(--gold);color:var(--white);padding:20px 16px;text-align:center;transition:background .25s,transform .25s}
  .price-btn:hover{background:var(--gold-light);transform:translateY(-2px)}
  .price-btn .amt{display:block;font-family:var(--serif);font-size:24px;font-weight:500;line-height:1.1}
  .price-btn .go{display:block;margin-top:6px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;opacity:.9}
  @media (max-width:700px){ .price-grid{grid-template-columns:1fr 1fr} .price-btn .amt{font-size:21px} }

  /* ===== Main menu with drop-downs (Sept 30) ===== */
  nav ul{gap:26px}
  nav li{position:relative}
  nav .has-sub>a::after{content:"";display:inline-block;width:5px;height:5px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg);margin:0 0 3px 8px;opacity:.6}
  nav .sub{display:none;position:absolute;top:100%;left:-18px;min-width:230px;background:var(--white);border:1px solid var(--line);border-top:2px solid var(--gold);box-shadow:0 12px 30px rgba(0,0,0,.08);padding:10px 0;flex-direction:column;gap:0;z-index:60}
  nav .sub::before{content:"";position:absolute;left:0;right:0;top:-32px;height:32px}
  nav .has-sub:hover>.sub,nav .has-sub:focus-within>.sub{display:flex}
  nav .sub a{display:block;padding:11px 20px;font-size:12px;letter-spacing:.12em}
  nav .sub a:hover{background:var(--cream)}
  @media (max-width:1440px){ nav ul{gap:20px} nav a{font-size:12px;letter-spacing:.11em} }
  @media (max-width:1240px){ .phone{display:none} nav ul{gap:16px} }
  @media (max-width:900px){
    .menu-btn{display:block}
    .nav-right .btn{display:none}
    nav{display:none;position:absolute;top:84px;left:0;right:0;background:var(--white);border-bottom:1px solid var(--line);max-height:calc(100vh - 84px);overflow-y:auto}
    nav.open{display:block}
    nav ul{flex-direction:column;gap:0;padding:10px 28px 24px}
    nav li{border-bottom:1px solid var(--line)}
    nav a{display:block;padding:15px 0;font-size:13px}
    nav .has-sub>a::after{display:none}
    nav .sub{display:flex;position:static;border:0;box-shadow:none;padding:0 0 10px 16px;min-width:0;background:none}
    nav .sub::before{display:none}
    nav .sub li{border-bottom:0}
    nav .sub a{padding:9px 0;font-size:12px;color:var(--muted)}
    nav .sub a:hover{background:none;color:var(--gold)}
  }
  nav{margin:0 28px}
  .call-btn{letter-spacing:.1em !important;padding:12px 18px !important}
  @media (max-width:1240px){ nav ul{gap:14px} nav a{font-size:11.5px;letter-spacing:.09em} nav{margin:0 18px} }

  /* Menu fit (Sept 30 fix): full menu stays visible down to 1000px */
  @media (max-width:1240px){ .nav-search{display:none} nav ul{gap:16px} }
  @media (max-width:1100px){ nav ul{gap:12px} nav a{font-size:11px;letter-spacing:.08em} nav{margin:0 14px} .call-btn{padding:11px 14px !important;font-size:11px !important} }
  @media (max-width:900px){ .nav-search{display:block} }
  .menu-btn{width:auto;min-width:30px;padding-right:0}
  .menu-btn span{width:30px}
  .menu-word{display:none}
  @media (max-width:900px){ .menu-btn{width:84px;height:22px} .menu-btn span{left:auto;right:0;width:30px} .menu-word{display:block;position:absolute;left:0;top:3px;font-style:normal;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--black)} }

  /* ===== Credential feature (badge + text) ===== */
  .cred{display:grid;grid-template-columns:150px 1fr;gap:44px;align-items:center;border:1px solid var(--line);padding:40px 44px;margin-top:56px;background:var(--white)}
  .cred img{width:150px;height:auto}
  .cred h3{font-size:28px;margin-bottom:8px}
  .cred p{color:var(--ink);font-size:15.5px}
  @media (max-width:700px){ .cred{grid-template-columns:1fr;gap:22px;padding:32px 26px} .cred img{width:110px} }
  .roadmap .txt p{margin-bottom:12px;color:var(--ink)}
  .roadmap .txt p:last-child{margin-bottom:0}
  @media (max-width:900px){ .roadmap li .txt{grid-column:2} }

  /* ===== Insights (articles) ===== */
  .page-hero.short{min-height:52vh}
  .insights{padding-top:70px}
  .chips{display:flex;flex-wrap:wrap;gap:10px;justify-content:center;margin-bottom:50px}
  .chip{font-family:var(--sans);font-size:12px;letter-spacing:.16em;text-transform:uppercase;padding:11px 18px;border:1px solid var(--line);background:var(--white);color:var(--ink);cursor:pointer;transition:all .2s}
  .chip:hover{border-color:var(--gold);color:var(--gold)}
  .chip.on{background:var(--black);border-color:var(--black);color:var(--white)}
  .post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px}
  .post{display:flex;flex-direction:column;background:var(--white);border:1px solid var(--line);transition:box-shadow .3s,transform .3s}
  .post:hover{box-shadow:0 14px 34px rgba(0,0,0,.08);transform:translateY(-3px)}
  .post .ph{aspect-ratio:3/2;overflow:hidden}
  .post .ph img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
  .post:hover .ph img{transform:scale(1.05)}
  .post .body{padding:28px 28px 30px;display:flex;flex-direction:column;flex:1}
  .post .tag{align-self:flex-start;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);border:1px solid var(--gold);padding:5px 10px;margin-bottom:16px}
  .post h3{font-size:24px;line-height:1.2;margin-bottom:12px}
  .post p{font-size:15px;color:var(--muted);margin-bottom:18px;flex:1}
  .post .meta{font-size:12.5px;color:var(--muted);margin-bottom:14px}
  .post .ext{color:var(--gold)}
  .post .more{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--black);font-weight:500}
  .post.feature{grid-column:1/-1;flex-direction:row}
  .post.feature .ph{flex:0 0 55%;aspect-ratio:auto;min-height:380px}
  .post.feature .body{padding:50px 48px;justify-content:center}
  .post.feature h3{font-size:34px}
  .post.feature p{flex:none;font-size:16.5px}
  .more-posts{background:var(--cream)}
  /* article page */
  .article-hero{min-height:56vh}
  .article-hero h1{font-size:clamp(34px,4.4vw,56px);max-width:900px}
  .article-hero .back{display:table;margin-bottom:22px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.8)}
  .article-hero .back:hover{color:var(--gold-light)}
  .article-hero .byline{font-size:15px;color:rgba(255,255,255,.8);margin:0}
  .article{max-width:780px;margin:0 auto;padding:90px 28px 100px}
  .article-body p{font-size:18px;line-height:1.8;margin-bottom:22px;color:var(--ink)}
  .article-body h2{font-size:clamp(28px,3vw,36px);margin:52px 0 18px}
  .article-body ul,.article-body ol{margin:0 0 24px 22px}
  .article-body li{font-size:17.5px;line-height:1.75;margin-bottom:8px}
  .article-body a{color:var(--black);border-bottom:1px solid var(--gold)}
  .article-body a:hover{color:var(--gold)}
  .article-body strong{font-weight:500;color:var(--black)}
  .author{display:grid;grid-template-columns:130px 1fr;gap:30px;align-items:start;margin-top:60px;padding:36px;background:var(--cream);border-top:2px solid var(--gold)}
  .author img{width:130px;height:160px;object-fit:cover;object-position:top}
  .author h3{font-size:26px;margin:6px 0 10px}
  .author p{font-size:15px;color:var(--ink);margin-bottom:20px}
  .author .btns{display:flex;gap:12px;flex-wrap:wrap}
  @media (max-width:900px){
    .post-grid{grid-template-columns:1fr 1fr}
    .post.feature{flex-direction:column}
    .post.feature .ph{min-height:0;aspect-ratio:3/2;flex:none}
    .post.feature .body{flex:none}
    .post.feature .body{padding:30px 28px}
    .post.feature h3{font-size:28px}
  }
  @media (max-width:600px){
    .post-grid{grid-template-columns:1fr}
    .author{grid-template-columns:1fr}
    .article-body p{font-size:17px}
  }

  /* ===== About ===== */
  .about-hero{padding:90px 0 70px}
  .about-grid{display:grid;grid-template-columns:5fr 6fr;gap:90px;align-items:center}
  .about-hero h1{font-size:clamp(46px,5.4vw,72px);margin:16px 0 0}
  .about-hero .lead-in{font-size:19px;color:var(--ink);margin-bottom:26px}
  .facts{list-style:none;border-top:1px solid var(--line)}
  .facts li{padding:14px 0;border-bottom:1px solid var(--line);font-size:15.5px;display:grid;grid-template-columns:130px 1fr;gap:14px}
  .facts strong{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500;padding-top:3px}
  .about-story{background:var(--cream)}
  .story{max-width:760px;margin:0 auto;padding:0 28px}
  .story p{font-size:18px;line-height:1.85;margin-bottom:24px}
  .story .pull{font-family:var(--serif);font-style:italic;font-size:clamp(28px,3.2vw,38px);line-height:1.3;color:var(--black);border-left:2px solid var(--gold);padding:6px 0 6px 28px;margin:44px 0}
  .story .sig{font-family:var(--serif);font-style:italic;font-size:34px;color:var(--black);margin-top:10px}
  .cred-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:60px}
  .cred-card{background:var(--white);border:1px solid var(--line);padding:36px 28px;text-align:center}
  .cred-card img,.cred-card .badge-word{width:96px;height:96px;margin:0 auto 22px}
  .cred-card .badge-word{display:flex;align-items:center;justify-content:center;border:1px solid var(--gold);font-family:var(--serif);font-size:19px;line-height:1.05;color:var(--gold)}
  .cred-card h3{font-size:22px;margin-bottom:10px}
  .cred-card p{font-size:14.5px;color:var(--muted)}
  .life-grid.help4{grid-template-columns:repeat(4,1fr)}
  /* ===== Contact ===== */
  .contact-grid{display:grid;grid-template-columns:7fr 4fr;gap:70px;align-items:start}
  .contact-form{margin-top:30px}
  .contact-form label{display:block;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink);font-weight:500;margin-bottom:22px}
  .contact-form .opt{text-transform:none;letter-spacing:0;color:var(--muted);font-weight:300}
  .contact-form input,.contact-form select,.contact-form textarea{display:block;width:100%;margin-top:8px;padding:14px 16px;border:1px solid var(--line);background:var(--white);font-family:var(--sans);font-size:16px;font-weight:300;color:var(--black);letter-spacing:0;text-transform:none;border-radius:0;-webkit-appearance:none;appearance:none}
  .contact-form select{background-image:linear-gradient(45deg,transparent 50%,var(--gold) 50%),linear-gradient(135deg,var(--gold) 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 15px) 50%;background-size:5px 5px;background-repeat:no-repeat;padding-right:40px}
  .contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{outline:none;border-color:var(--gold)}
  .contact-form .row2{display:grid;grid-template-columns:1fr 1fr;gap:20px}
  .contact-form button{border:0;cursor:pointer;margin-top:6px}
  .contact-form .hp{position:absolute;left:-9999px}
  .form-note{font-size:13px;color:var(--muted);margin-top:16px}
  .form-note a{border-bottom:1px solid var(--gold)}
  .contact-card{background:var(--black);color:rgba(255,255,255,.82);padding:40px 36px;position:sticky;top:110px}
  .contact-card img{width:110px;height:130px;object-fit:cover;object-position:top;margin-bottom:20px}
  .contact-card h3{color:var(--white);font-size:28px}
  .contact-card .sub{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-light);margin:4px 0 22px}
  .contact-card ul{list-style:none;border-top:1px solid rgba(255,255,255,.14)}
  .contact-card li{padding:13px 0;border-bottom:1px solid rgba(255,255,255,.14);display:flex;flex-direction:column;gap:2px}
  .contact-card li span{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.55)}
  .contact-card li a{color:var(--white);font-size:16px}
  .contact-card li a:hover{color:var(--gold-light)}
  .contact-card .quick{display:flex;flex-direction:column;gap:10px;margin-top:26px}
  .contact-card .btn-dark{color:var(--white);border-color:rgba(255,255,255,.5);text-align:center}
  .contact-card .btn-dark:hover{background:var(--white);color:var(--black)}
  @media (max-width:900px){
    .about-grid,.contact-grid{grid-template-columns:1fr;gap:50px}
    .cred-grid,.life-grid.help4{grid-template-columns:1fr 1fr}
    .contact-card{position:static}
  }
  @media (max-width:560px){
    .cred-grid,.life-grid.help4{grid-template-columns:1fr}
    .contact-form .row2{grid-template-columns:1fr;gap:0}
    .facts li{grid-template-columns:1fr;gap:2px}
  }

/* Darker band overlay for bright photos */
.band.band-dark::before{background:linear-gradient(90deg,rgba(10,10,10,.78) 0%,rgba(10,10,10,.5) 50%,rgba(10,10,10,.15) 100%)}

/* AREAS PAGE */
  .ap-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
  .ap{background:var(--white);padding:48px 44px 44px;border-top:2px solid var(--gold);display:flex;flex-direction:column;position:relative;scroll-margin-top:170px}
  .ap-n{position:absolute;top:30px;right:36px;font-family:var(--serif);font-size:20px;color:var(--gold)}
  .ap h3{font-size:clamp(30px,3vw,40px);margin-bottom:8px;padding-right:40px}
  .ap-tag{display:block;font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500;margin-bottom:20px}
  .ap p{font-size:16px;color:var(--ink);margin-bottom:24px}
  .ap dl{border-top:1px solid var(--line);margin-bottom:30px;flex:1}
  .ap dl div{display:grid;grid-template-columns:150px 1fr;gap:16px;padding:13px 0;border-bottom:1px solid var(--line)}
  .ap dt{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);font-weight:500;padding-top:3px}
  .ap dd{font-size:14.5px;color:var(--black);margin:0}
  .ap-links{display:flex;flex-wrap:wrap;gap:14px 24px;align-items:center}
  .ap-read{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--black);border-bottom:1px solid var(--gold);padding-bottom:3px}
  .ap-read:hover{color:var(--gold)}
  @media (max-width:900px){
    .ap-grid{grid-template-columns:1fr}
  }
  @media (max-width:560px){
    .ap{padding:40px 24px 34px}
    .ap-n{top:24px;right:22px}
    .ap dl div{grid-template-columns:1fr;gap:4px}
  }

/* RESOURCES + LEGAL */
  .res-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .res{background:var(--white);display:flex;flex-direction:column}
  .res-cover{aspect-ratio:4/3;background:var(--cream);overflow:hidden;display:flex;align-items:center;justify-content:center;padding:26px}
  .res-cover img{height:100%;width:auto;max-width:100%;object-fit:contain;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .res-made{background:var(--black);color:var(--white);flex-direction:column;justify-content:space-between;align-items:flex-start;padding:30px 32px;border:1px solid var(--gold)}
  .res-made .b{font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
  .res-made .t{font-family:var(--serif);font-size:32px;line-height:1.08;color:var(--white)}
  .res-made .t em{color:var(--gold-light)}
  .res-body{padding:30px 32px 34px;display:flex;flex-direction:column;flex:1}
  .res-body h3{font-size:27px;margin:14px 0 12px}
  .res-body h3 em{color:var(--gold)}
  .res-body p{font-size:15px;color:var(--ink);margin-bottom:24px;flex:1}
  .res-body .btns{display:flex;flex-wrap:wrap;gap:12px}
  @media (max-width:1000px){.res-grid{grid-template-columns:repeat(2,1fr)}}
  @media (max-width:640px){.res-grid{grid-template-columns:1fr}}
  .legal-hero{padding:150px 0 30px;background:var(--cream)}
  .legal-hero h1{font-size:clamp(34px,4.4vw,54px);max-width:900px}
  .legal-page .article-body h2{font-size:clamp(22px,2.2vw,28px);margin:40px 0 12px}
  .legal-page .article-body p,.legal-page .article-body li{font-size:16.5px}
  .eho-line{display:flex;align-items:center;gap:12px;font-size:13px !important;letter-spacing:.16em;text-transform:uppercase;color:var(--muted) !important;margin-top:36px}
  .eho-line svg{width:30px;height:30px;fill:var(--black)}

/* HERO NOTE (local buyers & sellers) */
  .hero-note{display:inline-block;margin-top:26px;font-size:14.5px;letter-spacing:.04em;color:rgba(255,255,255,.82)}
  .hero-note span{color:var(--gold-light);border-bottom:1px solid var(--gold);padding-bottom:2px;margin-left:4px;transition:color .3s}
  .hero-note:hover span{color:var(--white)}
  #local{scroll-margin-top:90px}
  html{scroll-behavior:smooth}