:root{
  --paper:#F4F1EA; --band:#EAE5DA; --plate:#191817; --plate2:#232120;
  --ink:#1C1A17; --ink-soft:#5A544B;
  --gold:#C9A227; --bronze:#7A4E0C;
  --line:rgba(122,78,12,.22); --bone:#F7F3EA;
  --display:"Prata",Georgia,serif; --body:"General Sans",system-ui,sans-serif;
  --ease:cubic-bezier(0.22,1,0.36,1); --ease-hero:cubic-bezier(0.65,0,0.35,1);
  --wrap:1280px;
}
*{box-sizing:border-box}
html{overflow-x:clip;scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);
  font-size:17px;line-height:1.62;-webkit-font-smoothing:antialiased}
body::before{content:"";position:fixed;inset:0;pointer-events:none;z-index:99;opacity:.04;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}
img{display:block;max-width:100%}
a{color:var(--bronze);text-underline-offset:3px;text-decoration-thickness:1px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 34px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:8px;top:8px;z-index:200;background:var(--gold);color:var(--plate);padding:10px 16px;font-weight:700}

/* ---------- type ---------- */
.eyebrow{font-family:var(--body);font-weight:700;font-size:13px;letter-spacing:.16em;
  text-transform:uppercase;color:var(--bronze);margin:0 0 18px}
.eyebrow .num{color:var(--ink-soft)}
h1{font-family:var(--display);font-weight:400;font-size:clamp(38px,4.15vw,70px);
  line-height:1.02;letter-spacing:-.012em;margin:0;text-wrap:balance}
h2{font-family:var(--display);font-weight:400;font-size:clamp(34px,4.3vw,68px);
  line-height:1.03;letter-spacing:-.014em;margin:0 0 22px;text-wrap:balance}
h3{font-family:var(--display);font-weight:400;font-size:26px;line-height:1.15;margin:0 0 8px}
p{margin:0 0 18px}
.lede{font-size:22px;line-height:1.5;color:var(--ink-soft);max-width:56ch}

/* ---------- masthead ---------- */
.top{position:sticky;top:0;z-index:60;background:var(--plate);color:var(--bone)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;height:64px;gap:20px}
.mark{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--bone);flex:none}
.mark .gable{flex:none}
.wordmark{font-family:var(--display);font-weight:400;font-size:21px;letter-spacing:.02em;
  line-height:1;white-space:nowrap}
.wordmark i{display:block;font-family:var(--body);font-style:normal;font-weight:700;font-size:9.5px;
  letter-spacing:.3em;color:var(--gold);margin-top:3px}
nav.desk{display:flex;gap:30px;align-items:center}
nav.desk a{font-size:14.5px;font-weight:500;color:var(--bone);text-decoration:none}
nav.desk a:hover,nav.desk a[aria-current=page]{color:var(--gold)}
.callbtn{font-family:var(--body);font-weight:700;font-size:13px;letter-spacing:.1em;
  text-transform:uppercase;background:var(--gold);color:var(--plate);padding:11px 20px;
  text-decoration:none;flex:none}
.burger{display:none;width:46px;height:46px;background:transparent;border:1px solid rgba(247,243,234,.34);
  color:var(--bone);align-items:center;justify-content:center;cursor:pointer;padding:0}
.burger span{display:block;width:20px;height:1.5px;background:var(--bone);position:relative}
.burger span::before,.burger span::after{content:"";position:absolute;left:0;width:20px;height:1.5px;background:var(--bone)}
.burger span::before{top:-6px}.burger span::after{top:6px}

/* full viewport mobile panel, owns everything, depends on nothing */
.mpanel{position:fixed;inset:0;z-index:120;background:var(--plate);color:var(--bone);
  display:none;flex-direction:column}
.mpanel.open{display:flex}
.mpanel .mbar{display:flex;align-items:center;justify-content:space-between;height:64px;
  padding:0 22px;border-bottom:1px solid rgba(247,243,234,.16);flex:none}
.mclose{width:46px;height:46px;background:transparent;border:1px solid rgba(247,243,234,.34);
  color:var(--bone);font-size:22px;line-height:1;cursor:pointer}
.mscroll{overflow-y:auto;overscroll-behavior:contain;padding:14px 22px 40px;flex:1}
.mscroll a{display:block;padding:16px 0;border-bottom:1px solid rgba(247,243,234,.14);
  color:var(--bone);text-decoration:none;font-family:var(--display);font-size:25px}
.mscroll a:hover{color:var(--gold)}
.mscroll .mcall{margin-top:24px;background:var(--gold);color:var(--plate);text-align:center;
  font-family:var(--body);font-weight:700;font-size:14px;letter-spacing:.1em;text-transform:uppercase;
  padding:17px;border-bottom:0}

/* ---------- buttons ---------- */
.btn{font-family:var(--body);font-weight:700;font-size:13.5px;letter-spacing:.1em;
  text-transform:uppercase;padding:15px 26px;text-decoration:none;display:inline-block;
  border:1px solid transparent;cursor:pointer;
  transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease)}
.btn-gold{background:var(--gold);color:var(--plate)}
.btn-gold:hover{background:var(--bone)}
.btn-ghost{border-color:rgba(247,243,234,.5);color:var(--bone);background:transparent}
.btn-ghost:hover{background:rgba(247,243,234,.12)}
.btn-ink{background:var(--plate);color:var(--bone)}
.btn-ink:hover{background:var(--bronze)}
.btn-out{border-color:var(--ink);color:var(--ink);background:transparent}
.btn-out:hover{background:var(--ink);color:var(--bone)}
.btnrow{display:flex;gap:12px;flex-wrap:wrap}

/* ---------- badge on every placeholder frame ---------- */
.badge{position:absolute;right:0;top:0;z-index:6;background:var(--plate);color:var(--gold);
  font-family:var(--body);font-weight:700;font-size:10px;letter-spacing:.14em;
  text-transform:uppercase;padding:6px 10px}

/* ---------- home hero ---------- */
.hero{position:relative;min-height:64vh;display:grid;overflow:hidden;background:var(--plate)}
.hero-img{position:absolute;inset:0;overflow:hidden}
.hero-img img{width:100%;height:100%;object-fit:cover;object-position:50% 62%;
  transform:scale(1.06);transition:transform 1200ms var(--ease-hero)}
.hero.lit .hero-img img{transform:scale(1)}
.hero-img::after{content:"";position:absolute;inset:0;
  background:linear-gradient(96deg,rgba(15,14,13,.90) 0%,rgba(15,14,13,.74) 42%,rgba(15,14,13,.30) 74%,rgba(15,14,13,.42) 100%)}
.hero .wrap{position:relative;z-index:2;display:grid;grid-template-columns:7fr 5fr;gap:56px;
  align-items:center;padding-top:76px;padding-bottom:76px;width:100%}
.hero h1{color:var(--bone)}
.hero .eyebrow{color:var(--gold)}
.hero .eyebrow .num{color:rgba(247,243,234,.55)}
.hero p.sub{color:rgba(247,243,234,.86);font-size:19px;max-width:46ch;margin:22px 0 30px}

/* page hero, deliberately different from home: shorter, no card, copy bottom left */
.phero{position:relative;height:46vh;min-height:330px;overflow:hidden;background:var(--plate)}
.phero.short{height:42vh;min-height:300px}
.phero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.phero::after{content:"";position:absolute;inset:0;
  background:linear-gradient(74deg,rgba(14,13,11,.88) 0%,rgba(14,13,11,.62) 40%,rgba(14,13,11,.16) 74%,rgba(14,13,11,.34) 100%)}
.phero .in{position:absolute;z-index:3;left:max(34px,calc(50vw - 640px + 34px));bottom:46px;
  max-width:640px;color:var(--bone)}
.phero .eyebrow{color:var(--gold)}
.phero h1{color:var(--bone)}

/* ---------- dark glass capture card ---------- */
.card{background:rgba(16,15,14,.72);backdrop-filter:blur(9px);
  border:1px solid rgba(201,162,39,.34);padding:28px 26px 26px;
  opacity:0;transform:translateY(16px);transition:opacity .9s var(--ease) .25s,transform .9s var(--ease) .25s}
.hero.lit .card{opacity:1;transform:none}
.card h3{color:var(--bone);font-size:23px;margin-bottom:4px}
.card .hint{font-size:13.5px;color:rgba(247,243,234,.62);margin:0 0 18px}

/* ---------- forms ---------- */
.field{margin-bottom:12px}
.field label{display:block;font-family:var(--body);font-weight:700;font-size:11px;
  letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;background:rgba(247,243,234,.06);
  border:1px solid rgba(247,243,234,.24);color:var(--bone);font-family:var(--body);
  font-size:15.5px;padding:13px 12px;border-radius:0}
.field textarea{min-height:104px;resize:vertical}
.field input::placeholder,.field textarea::placeholder{color:rgba(247,243,234,.42)}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--gold);outline-offset:-1px}
.field select option{color:#1C1A17}
.two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
form .btn{width:100%;text-align:center;margin-top:8px;border:0}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.formband{background:var(--plate);color:var(--bone);padding:82px 0 88px}
.formband .wrap{display:grid;grid-template-columns:6fr 6fr;gap:64px;align-items:start}
.formband h2{color:var(--bone)}
.formband .eyebrow{color:var(--gold)}
.formband p{color:rgba(247,243,234,.8)}
.formnote{font-size:13px;color:rgba(247,243,234,.55);margin-top:14px;line-height:1.5}
.fmsg{margin-top:14px;font-size:15px;color:var(--gold);min-height:1.2em}

/* ---------- ledger band ---------- */
.ledger{background:var(--band);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.ledger .wrap{padding:46px 34px 40px}
.ledger .row{display:grid;gap:0}
.ledger.c4 .row{grid-template-columns:repeat(4,1fr)}
.ledger.c3 .row{grid-template-columns:repeat(3,1fr)}
.ledger .cell{padding:0 26px;border-left:1px solid var(--line)}
.ledger .cell:first-child{padding-left:0;border-left:0}
.ledger dt{font-family:var(--body);font-weight:700;font-size:11.5px;letter-spacing:.14em;
  text-transform:uppercase;color:var(--bronze);margin-bottom:10px}
.ledger dd{margin:0;font-family:var(--display);font-weight:400;font-size:29px;
  line-height:1.12;letter-spacing:-.01em}
.ledger .note{margin-top:26px;font-size:13px;color:var(--ink-soft);
  border-top:1px solid var(--line);padding-top:14px}

/* ---------- editorial split ---------- */
.split{padding:104px 0}
.split .wrap{display:grid;grid-template-columns:5fr 7fr;gap:64px;align-items:center}
.split.rev .wrap{grid-template-columns:7fr 5fr}
.shotL,.shotR{position:relative;height:520px;overflow:hidden}
.shotL{margin-left:calc(-50vw + 50%);width:calc(50vw - 50% + 100%)}
.shotR{margin-right:calc(-50vw + 50%);width:calc(50vw - 50% + 100%)}
.shotL img,.shotR img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.grule{display:block;margin:0 0 26px}

/* editorial list with hairline rows */
.elist{list-style:none;margin:30px 0 0;padding:0;border-top:1px solid var(--line)}
.elist li{display:grid;grid-template-columns:52px 1fr;gap:18px;padding:19px 0;
  border-bottom:1px solid var(--line);align-items:baseline}
.elist .n{font-family:var(--display);font-size:21px;color:var(--bronze);line-height:1}
.elist strong{font-family:var(--display);font-weight:400;font-size:22px;display:block;margin-bottom:3px}
.elist span{color:var(--ink-soft);font-size:16px}

/* numbered steps with oversized ghost numerals */
.steps{padding:96px 0}
.steps ol{list-style:none;margin:34px 0 0;padding:0;border-top:1px solid var(--line)}
.steps li{position:relative;padding:30px 0 30px 128px;border-bottom:1px solid var(--line)}
.steps li:nth-child(even){padding-left:170px}
.steps .gn{position:absolute;left:-14px;top:12px;font-family:var(--display);font-size:86px;
  line-height:.8;color:var(--bronze);opacity:.38;pointer-events:none;user-select:none}
.steps li:nth-child(even) .gn{left:24px;top:20px}
.steps h3{margin-bottom:6px}
.steps p{margin:0;color:var(--ink-soft);max-width:64ch}

/* ---------- three paths, dark band ---------- */
.paths{background:var(--plate);color:var(--bone)}
.paths .grid{max-width:var(--wrap);margin:0 auto;display:grid;grid-template-columns:repeat(3,1fr)}
.paths a{display:block;padding:40px 34px 44px;border-left:1px solid rgba(247,243,234,.14);
  text-decoration:none;color:var(--bone);transition:background .3s var(--ease)}
.paths a:first-child{border-left:0}
.paths a:hover{background:var(--plate2)}
.paths .gable{margin-bottom:16px}
.paths h3{color:var(--bone)}
.paths p{margin:0;font-size:15.5px;color:rgba(247,243,234,.7);max-width:34ch}
.paths .go{display:inline-block;margin-top:16px;font-family:var(--body);font-weight:700;
  font-size:12px;letter-spacing:.11em;text-transform:uppercase;color:var(--gold)}

/* ---------- staggered photo row ---------- */
.townrow{padding:96px 0 100px;overflow:hidden}
.tgrid{display:grid;grid-template-columns:repeat(5,1fr);gap:22px;margin-top:36px;
  margin-right:calc(-50vw + 50%);padding-right:34px}
.tcard{text-decoration:none;color:var(--ink);display:block}
.tcard .ph{position:relative;overflow:hidden;height:300px}
.tcard:nth-child(even) .ph{height:360px}
.tcard .ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  transition:transform .7s var(--ease)}
.tcard:hover .ph img{transform:scale(1.04)}
.tcard .cap{display:flex;justify-content:space-between;align-items:baseline;gap:12px;
  border-top:1px solid var(--line);padding-top:11px;margin-top:14px}
.tcard .cap strong{font-family:var(--display);font-weight:400;font-size:22px}
.tcard .cap span{font-family:var(--body);font-weight:700;font-size:10.5px;letter-spacing:.13em;
  text-transform:uppercase;color:var(--bronze);white-space:nowrap}

/* ---------- two column boundary list ---------- */
.bound{padding:96px 0}
.bound .cols{display:grid;grid-template-columns:1fr 1fr;gap:0;margin-top:36px;border-top:1px solid var(--line)}
.bound .col{padding:26px 34px 10px}
.bound .col:first-child{padding-left:0;border-right:1px solid var(--line)}
.bound h3{font-size:22px;margin-bottom:14px}
.bound ul{list-style:none;margin:0;padding:0}
.bound li{padding:11px 0;border-bottom:1px solid var(--line);font-size:16.5px}
.bound .col.off li{color:var(--ink-soft)}
.bound .col.off li b{color:var(--ink);font-weight:600}

/* ---------- calculator ---------- */
.calc{display:grid;grid-template-columns:1fr 1fr;align-items:stretch}
.calc .panel{background:var(--plate);color:var(--bone);
  padding:80px 60px 84px max(34px,calc(50vw - 640px + 34px))}
.calc .panel h2{color:var(--bone)}
.calc .panel .eyebrow{color:var(--gold)}
.calc .panel > p{color:rgba(247,243,234,.78);max-width:44ch}
.calc .shot{position:relative;overflow:hidden;min-height:460px}
.calc .shot img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.calc .fields{max-width:520px}
.out{margin-top:28px;border-top:1px solid rgba(201,162,39,.4);padding-top:20px;max-width:520px}
.out .big{font-family:var(--display);font-weight:400;font-size:56px;line-height:.98;color:var(--gold)}
.out .cap{font-size:13px;color:rgba(247,243,234,.62);margin-top:10px;line-height:1.5;max-width:46ch}

/* ---------- faq ---------- */
.faq{padding:96px 0 100px}
.faq .qs{border-top:1px solid var(--line);margin-top:30px}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:22px 44px 22px 0;position:relative;
  font-family:var(--display);font-size:26px;line-height:1.2}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";position:absolute;right:6px;top:34px;width:13px;height:13px;
  border-right:1.5px solid var(--bronze);border-bottom:1.5px solid var(--bronze);
  transform:rotate(45deg);transition:transform .35s var(--ease)}
.faq details[open] summary::after{transform:rotate(-135deg);top:38px}
.faq .a{padding:0 0 24px;color:var(--ink-soft);max-width:74ch}
.faq .a p:last-child{margin-bottom:0}

/* ---------- related links ---------- */
.related{padding:0 0 100px}
.related .rows{border-top:1px solid var(--ink);margin-top:26px}
.related a{display:grid;grid-template-columns:1fr 26px;gap:16px;align-items:center;
  padding:22px 0;border-bottom:1px solid var(--line);text-decoration:none;color:var(--ink)}
.related a strong{font-family:var(--display);font-weight:400;font-size:22px;display:block}
.related a span{color:var(--ink-soft);font-size:15.5px}
.related a em{font-style:normal;color:var(--bronze);font-size:22px;text-align:right}
.related a:hover strong{color:var(--bronze)}

/* ---------- cta band with ghost gable ---------- */
.ctaband{position:relative;background:var(--plate);color:var(--bone);padding:88px 0 92px;overflow:hidden}
.ctaband h2{color:var(--bone);font-size:clamp(32px,3.6vw,48px);max-width:20ch}
.ctaband .eyebrow{color:var(--gold)}
.ctaband p{color:rgba(247,243,234,.8);max-width:52ch}
.ghostg{position:absolute;right:-90px;top:50%;transform:translateY(-50%);width:420px;height:356px;
  opacity:.07;pointer-events:none}

/* ---------- prose / legal ---------- */
.prose{padding:76px 0 96px;max-width:78ch}
.prose h2{font-size:34px;margin-top:44px}
.prose h2:first-of-type{margin-top:0}
.prose ul{padding-left:20px}
.prose li{margin-bottom:9px}

/* ---------- reserved slots, honest plates ---------- */
.slot{border:1px solid var(--line);background:var(--band);padding:40px 34px;position:relative}
.slot .eyebrow{margin-bottom:12px}
.slot h3{margin-bottom:8px}
.slot p{color:var(--ink-soft);margin-bottom:0;max-width:60ch}
.slot .gable{position:absolute;right:26px;top:26px;width:34px;height:29px;opacity:.5}

/* ---------- footer ---------- */
footer{background:var(--plate);color:rgba(247,243,234,.72);padding:64px 0 34px;font-size:15px}
footer .cols{display:grid;grid-template-columns:2.2fr 1fr 1fr 1fr;gap:40px}
footer h4{font-family:var(--body);font-weight:700;font-size:11px;letter-spacing:.15em;
  text-transform:uppercase;color:var(--gold);margin:0 0 14px}
footer a{color:rgba(247,243,234,.78);text-decoration:none;display:block;padding:5px 0}
footer a:hover{color:var(--gold)}
footer .wordmark{color:var(--bone)}
footer .legal{margin-top:44px;border-top:1px solid rgba(247,243,234,.16);padding-top:22px;
  font-size:13px;color:rgba(247,243,234,.55);display:flex;justify-content:space-between;
  gap:24px;flex-wrap:wrap}
.eho{display:flex;align-items:center;gap:10px;margin-top:14px;font-size:12.5px;
  color:rgba(247,243,234,.6)}
.eho svg{flex:none}

/* ---------- reveals ---------- */
.rv{opacity:0;transform:translateY(22px)}
.rv.in{opacity:1;transform:none;transition:opacity .8s var(--ease),transform .8s var(--ease)}

/* ---------- responsive ---------- */
@media (max-width:1000px){
  nav.desk{display:none}
  .burger{display:flex}
  .callbtn{display:none}
  .hero .wrap{grid-template-columns:1fr;gap:32px;padding-top:52px;padding-bottom:52px}
  .split .wrap,.split.rev .wrap{grid-template-columns:1fr;gap:32px}
  .shotL{margin-left:-34px;width:calc(100% + 68px);height:320px}
  .shotR{margin-right:-34px;width:calc(100% + 68px);height:320px}
  .ledger .row{grid-template-columns:1fr!important}
  .ledger .cell{padding:20px 0;border-left:0;border-top:1px solid var(--line)}
  .ledger .cell:first-child{padding-top:0;border-top:0}
  .ledger dd{font-size:25px}
  .paths .grid{grid-template-columns:1fr}
  .paths a{border-left:0;border-top:1px solid rgba(247,243,234,.14)}
  .paths a:first-child{border-top:0}
  .tgrid{grid-template-columns:1fr 1fr;margin-right:0;padding-right:0;gap:18px}
  .tcard .ph,.tcard:nth-child(even) .ph{height:210px}
  .bound .cols{grid-template-columns:1fr}
  .bound .col{padding:22px 0 6px}
  .bound .col:first-child{border-right:0;border-bottom:1px solid var(--line)}
  .calc{grid-template-columns:1fr}
  .calc .panel{padding:56px 34px 62px}
  .calc .shot{min-height:280px;order:-1}
  .formband .wrap{grid-template-columns:1fr;gap:32px}
  .steps li,.steps li:nth-child(even){padding-left:0;padding-top:56px}
  .steps .gn,.steps li:nth-child(even) .gn{left:-6px;top:0;font-size:66px}
  .phero .in{left:26px;right:26px;bottom:34px;max-width:none}
  .ghostg{right:-160px;opacity:.05}
  footer .cols{grid-template-columns:1fr 1fr;gap:28px}
  .faq summary{font-size:22px;padding-right:38px}
  .faq summary::after{top:30px}
}
@media (max-width:560px){
  .two{grid-template-columns:1fr}
  footer .cols{grid-template-columns:1fr}
}
@media (prefers-reduced-motion:reduce){
  *{transition:none!important;animation:none!important;scroll-behavior:auto!important}
  .rv{opacity:1;transform:none}
  .card{opacity:1;transform:none}
  .hero-img img{transform:none}
}