:root{--ink:#1f2a2e;--muted:#5d6b6f;--cream:#faf6ef;--sand:#efe6d8;--gold:#b08d57;--deep:#22343a;--white:#fff;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Inter',system-ui,sans-serif}
*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.7;font-size:17px}
img{max-width:100%;display:block}a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.15;color:var(--deep)}
h1{font-size:clamp(2.4rem,5.5vw,4.2rem)}h2{font-size:clamp(1.9rem,3.6vw,2.8rem);margin-bottom:.6em}h3{font-size:1.5rem;margin-bottom:.4em}
p{margin-bottom:1em;color:var(--muted)}
.container{width:min(1140px,90%);margin:auto}.narrow{width:min(760px,90%);margin:auto}
.eyebrow{text-transform:uppercase;letter-spacing:.2em;font-size:.75rem;color:var(--gold);font-weight:600;display:block;margin-bottom:1em}
header{position:sticky;top:0;z-index:50;background:rgba(250,246,239,.95);backdrop-filter:blur(8px);border-bottom:1px solid var(--sand)}
.nav{display:flex;justify-content:space-between;align-items:center;padding:1rem 0}
.logo{font-family:var(--serif);font-size:1.6rem;font-weight:700;text-decoration:none;color:var(--deep);letter-spacing:.02em}.logo span{color:var(--gold)}
.nav ul{display:flex;gap:1.8rem;list-style:none;align-items:center}.nav ul a{text-decoration:none;font-size:.92rem;font-weight:500}.nav ul a:hover,.nav ul a.active{color:var(--gold)}
.menu-btn{display:none;background:none;border:0;font-size:1.6rem;cursor:pointer;color:var(--deep)}
.btn{display:inline-block;padding:.9rem 1.8rem;border-radius:2px;text-decoration:none;font-weight:600;font-size:.9rem;letter-spacing:.06em;text-transform:uppercase;border:1px solid var(--deep);transition:.25s;cursor:pointer;font-family:var(--sans)}
.btn-primary{background:var(--deep);color:var(--white)}.btn-primary:hover{background:var(--gold);border-color:var(--gold)}
.btn-outline{color:var(--deep);background:transparent}.btn-outline:hover{background:var(--deep);color:#fff}
.btn-light{border-color:#fff;color:#fff}.btn-light:hover{background:#fff;color:var(--deep)}
.hero{min-height:88vh;display:flex;align-items:center;color:#fff;background:linear-gradient(100deg,rgba(26,40,45,.92) 0%,rgba(26,40,45,.7) 45%,rgba(26,40,45,.3)),url('../images/hero-home.jpg') center/cover}
.hero h1{color:#fff;max-width:14ch}.hero p{color:#e9e2d6;font-size:1.2rem;max-width:44ch;margin:1.2rem 0 2rem}.hero .btns{display:flex;gap:1rem;flex-wrap:wrap}
.page-hero{padding:7rem 0 5rem;text-align:center;color:#fff;background:linear-gradient(rgba(26,40,45,.75),rgba(26,40,45,.75));background-size:cover;background-position:center}.page-hero h1{color:#fff}.page-hero p{color:#e9e2d6;max-width:56ch;margin:1rem auto 0}
section{padding:6rem 0}.alt{background:var(--white)}.dark{background:var(--deep);color:#fff}.dark h2,.dark h3{color:#fff}.dark p{color:#cdd6d4}
.center{text-align:center}.center p{margin-inline:auto;max-width:60ch}
.grid{display:grid;gap:2rem}.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:center}
.card{background:var(--white);padding:2.4rem;border-top:3px solid var(--gold);box-shadow:0 10px 30px rgba(34,52,58,.06)}
.alt .card{background:var(--cream)}.num{font-family:var(--serif);font-size:2.6rem;color:var(--gold);line-height:1}
.photo{aspect-ratio:4/5;background:var(--sand) center/cover;border:1px solid var(--sand);position:relative}
.photo.placeholder{display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:.9rem;text-align:center;padding:1rem}
.quote{font-family:var(--serif);font-size:clamp(1.5rem,3vw,2.2rem);font-style:italic;color:var(--deep);line-height:1.4}
.cta-band{text-align:center;background:linear-gradient(rgba(34,52,58,.88),rgba(34,52,58,.88)),url('../images/bg-foothills.jpg') center/cover;color:#fff}.cta-band h2{color:#fff}.cta-band p{color:#dfe5e3}
.listing{background:#fff;overflow:hidden;box-shadow:0 10px 30px rgba(34,52,58,.07)}.listing .img{aspect-ratio:3/2;background:center/cover;position:relative}
.tag{position:absolute;top:1rem;left:1rem;background:var(--gold);color:#fff;font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;padding:.35rem .7rem;font-weight:600}
.listing .body{padding:1.6rem}.price{font-family:var(--serif);font-size:1.7rem;color:var(--deep);font-weight:600}.meta{font-size:.85rem;color:var(--muted);display:flex;gap:1rem;margin-top:.5rem}
.notice{background:#fff8e8;border:1px dashed var(--gold);padding:1rem 1.4rem;font-size:.9rem;color:var(--ink);margin-bottom:2.5rem;text-align:center}
form{display:grid;gap:1.2rem}.row{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem}
label{font-size:.8rem;font-weight:600;text-transform:uppercase;letter-spacing:.08em;color:var(--deep);display:block;margin-bottom:.4rem}
input,select,textarea{width:100%;padding:.85rem 1rem;border:1px solid #d9cfbf;background:#fff;font:inherit;font-size:1rem;border-radius:2px}input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);border-color:transparent}
.form-box{background:#fff;padding:3rem;box-shadow:0 20px 50px rgba(34,52,58,.08)}.form-msg{display:none;padding:1rem;background:#eef5ef;color:#2c5a3a;border-left:3px solid #4a8a5c}
ul.check{list-style:none}ul.check li{padding:.5rem 0 .5rem 1.8rem;position:relative;color:var(--muted)}ul.check li:before{content:'✦';position:absolute;left:0;color:var(--gold)}
footer{background:#18262a;color:#b7c2c0;padding:4rem 0 2rem;font-size:.9rem}footer h4{color:#fff;font-family:var(--serif);font-size:1.3rem;margin-bottom:1rem}footer a{text-decoration:none}footer a:hover{color:var(--gold)}footer ul{list-style:none;line-height:2}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:3rem}.legal{border-top:1px solid #2e3f44;margin-top:3rem;padding-top:1.5rem;font-size:.8rem;display:flex;justify-content:space-between;flex-wrap:wrap;gap:1rem}
.reveal{opacity:0;transform:translateY(24px);transition:.8s ease}.reveal.in{opacity:1;transform:none}
@media(max-width:900px){.g3,.g2,.split,.foot-grid{grid-template-columns:1fr}.split{gap:2.5rem}section{padding:4rem 0}
.menu-btn{display:block}.nav ul{position:absolute;top:100%;left:0;right:0;flex-direction:column;background:var(--cream);padding:1.5rem;gap:1.2rem;border-bottom:1px solid var(--sand);display:none}.nav ul.open{display:flex}.row{grid-template-columns:1fr}.form-box{padding:1.8rem}.hero{min-height:80vh}}
.photo.portrait{aspect-ratio:3/4;background:var(--deep);border:0;box-shadow:24px 24px 0 var(--sand)}
.photo.portrait img{width:100%;height:100%;object-fit:cover;object-position:center top;filter:grayscale(1) contrast(1.05)}
.photo.portrait:after{content:'';position:absolute;inset:14px;border:1px solid rgba(255,255,255,.45);pointer-events:none}
footer a[href^=tel],footer a[href^=mailto]{color:#fff}
@media(max-width:900px){.photo.portrait{box-shadow:14px 14px 0 var(--sand);max-width:440px;margin:auto}}
fieldset{border:0}legend{font-size:.8rem;font-weight:600;text-transform:uppercase;letter-spacing:.08em;color:var(--deep);margin-bottom:.5rem}
.chk-grid{display:flex;flex-wrap:wrap;gap:.5rem 1.2rem}label.chk{display:flex;align-items:center;gap:.4rem;text-transform:none;letter-spacing:0;font-weight:400;font-size:.95rem;color:var(--ink);margin:0;cursor:pointer}label.chk input{width:auto;accent-color:var(--deep)}
#idx-home .btn{margin-top:.5rem}
/* concierge additions */
.hero .eyebrow{color:#d9b97f}
.doors{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.door{position:relative;min-height:420px;display:flex;align-items:flex-end;text-decoration:none;color:#fff;overflow:hidden;background:var(--deep)}
.door .bg{position:absolute;inset:0;background:center/cover;transition:transform .8s ease}
.door:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(26,40,45,.15) 0%,rgba(26,40,45,.55) 45%,rgba(26,40,45,.95))}
.door:hover .bg{transform:scale(1.05)}
.door .in{position:relative;z-index:2;padding:2.2rem}
.door h3{color:#fff;font-size:2.2rem;margin-bottom:.3rem}.door p{color:#e3ddd1;margin-bottom:1rem}
.door .more{font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:#d9b97f;font-weight:600}
.door .frame{position:absolute;inset:14px;border:1px solid rgba(255,255,255,.35);z-index:2;pointer-events:none}
.steps{counter-reset:s;display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.step{border-top:1px solid var(--gold);padding-top:1.6rem}
.step .num{margin-bottom:.6rem}
.intro-photo{max-width:420px}
.disclaimer{font-size:.85rem;color:var(--muted);border-left:3px solid var(--gold);padding:.8rem 1.1rem;background:#fff;margin-top:2rem}
.legal .fine{flex-basis:100%;color:#8fa09d}
.pill-row{display:flex;flex-wrap:wrap;gap:.6rem;margin-top:1rem}.pill{border:1px solid var(--gold);color:var(--deep);padding:.35rem .9rem;font-size:.85rem;border-radius:99px;background:#fff}
.dark .pill{background:transparent;color:#fff}
.contact-list{list-style:none;margin:1.5rem 0}.contact-list li{padding:.9rem 0;border-bottom:1px solid var(--sand)}.contact-list strong{display:block;font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.contact-list a{font-family:var(--serif);font-size:1.5rem;color:var(--deep);text-decoration:none}
.nav ul{gap:1.4rem}
@media(max-width:1100px) and (min-width:901px){.nav ul{gap:1rem}.nav ul a{font-size:.85rem}}
@media(max-width:900px){.doors,.steps{grid-template-columns:1fr}.door{min-height:320px}}
/* private client additions */
.doors.d4{grid-template-columns:repeat(4,1fr)}.doors.d4 .door{min-height:380px}.doors.d4 .door h3{font-size:1.9rem}
.flow{display:grid;grid-template-columns:repeat(5,1fr);gap:1.4rem}.flow .step h3{font-size:1.3rem}
.promise{font-family:var(--serif);font-size:clamp(1.5rem,2.8vw,2.1rem);color:var(--deep);line-height:1.35;font-style:italic}
.lic{font-size:.85rem;color:var(--muted);margin-top:1rem}
@media(max-width:1100px){.doors.d4{grid-template-columns:repeat(2,1fr)}.flow{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.doors.d4,.flow{grid-template-columns:1fr}}