:root{
  --ink:#20271F; --ink-soft:#545B50; --bg:#F6F3EC; --bg-alt:#FFFFFF;
  --green:#38493C; --green-deep:#2A382D; --brass:#A8895C; --brass-soft:#C9B393;
  --line:#E4DDD0; --shadow:0 18px 50px -24px rgba(32,39,31,.35);
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --sans:'Inter',system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  --wrap:1200px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--bg);line-height:1.65;font-size:16px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.block{padding:96px 0}
.block.alt{background:var(--bg-alt)}
.block.green{background:var(--green-deep);color:#fff}
.block.green h2,.block.green h3{color:#fff}
.center{text-align:center;max-width:760px;margin:0 auto}

h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:.005em}
h1{font-size:clamp(2.7rem,6vw,5rem)}
h2{font-size:clamp(2rem,4vw,3.2rem)}
h3{font-size:1.5rem}
.eyebrow{font-family:var(--sans);font-size:.72rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--brass)}
.lead{font-size:1.18rem;color:var(--ink-soft)}
.serif-accent{font-family:var(--serif);font-style:italic;color:var(--green)}
.sec-head{margin-bottom:52px}
.sec-head h2{margin-top:14px}

.btn{display:inline-block;font-family:var(--sans);font-size:.78rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:16px 30px;border:1px solid var(--green);background:var(--green);color:#fff;transition:.25s;cursor:pointer}
.btn:hover{background:var(--green-deep);border-color:var(--green-deep)}
.btn.ghost{background:transparent;color:var(--green)}
.btn.ghost:hover{background:var(--green);color:#fff}
.btn.light{background:#fff;color:var(--green);border-color:#fff}
.btn.light:hover{background:transparent;color:#fff}

header.site{position:fixed;top:0;left:0;right:0;z-index:50;transition:.3s;border-bottom:1px solid transparent}
header.site .bar{display:flex;align-items:center;justify-content:space-between;padding:18px 28px;max-width:1320px;margin:0 auto}
header.site .brand{font-family:var(--serif);font-size:1.5rem;letter-spacing:.02em;line-height:1;color:#fff;transition:.3s}
header.site .brand small{display:block;font-family:var(--sans);font-size:.58rem;letter-spacing:.34em;text-transform:uppercase;margin-top:5px;opacity:.8;font-weight:500}
header.site nav{display:flex;gap:30px;align-items:center}
header.site nav a{font-size:.8rem;font-weight:500;letter-spacing:.04em;color:#fff;transition:.2s;opacity:.92}
header.site nav a:hover{color:var(--brass-soft);opacity:1}
header.site nav a.cta{border:1px solid rgba(255,255,255,.55);padding:10px 20px}
header.site nav a.cta:hover{background:#fff;color:var(--green);border-color:#fff}
header.site.solid{background:rgba(246,243,236,.96);backdrop-filter:blur(10px);border-bottom-color:var(--line)}
header.site.solid .brand{color:var(--green)}
header.site.solid nav a{color:var(--ink)}
header.site.solid nav a.cta{border-color:var(--green)}
header.site.solid nav a.cta:hover{background:var(--green);color:#fff}
.navtoggle,.navtoggle-lbl{display:none}

.hero{background:var(--green-deep);color:#fff;padding:150px 0 90px;overflow:hidden;position:relative}
.hero::after{content:"";position:absolute;inset:0;background:radial-gradient(120% 90% at 80% 10%,rgba(168,137,92,.22),transparent 60%);pointer-events:none}
.hero .grid{display:grid;grid-template-columns:1.15fr .85fr;gap:54px;align-items:center;position:relative;z-index:2}
.hero h1{color:#fff;margin:18px 0 22px}
.hero .lead{color:rgba(255,255,255,.82);max-width:30em}
.hero .ctas{display:flex;gap:14px;margin-top:34px;flex-wrap:wrap}
.hero .portrait{position:relative}
.hero .portrait img{width:100%;border-radius:300px 300px 12px 12px;border:1px solid rgba(255,255,255,.18);box-shadow:var(--shadow)}
.hero .portrait .tag{position:absolute;bottom:22px;left:-18px;background:var(--brass);color:#fff;font-size:.7rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;padding:12px 18px}

.stats{background:var(--bg-alt);border-bottom:1px solid var(--line)}
.stats .grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stats .item{padding:38px 24px;text-align:center;border-right:1px solid var(--line)}
.stats .item:last-child{border-right:none}
.stats .num{font-family:var(--serif);font-size:2.6rem;color:var(--green);line-height:1}
.stats .lbl{font-size:.74rem;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-soft);margin-top:10px}

.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split .media img{box-shadow:var(--shadow);border-radius:4px}
.prose p{margin-bottom:18px;color:var(--ink-soft)}
.prose p.first{font-size:1.15rem;color:var(--ink)}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.nhood{background:var(--bg-alt);border:1px solid var(--line);padding:30px;transition:.25s;position:relative;overflow:hidden}
.nhood:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.nhood .rank{font-family:var(--serif);font-size:2.4rem;color:var(--brass-soft);line-height:1}
.nhood h3{margin:6px 0 4px}
.nhood .price{font-size:.82rem;letter-spacing:.08em;text-transform:uppercase;color:var(--green);font-weight:600;margin-bottom:12px}
.nhood p{font-size:.95rem;color:var(--ink-soft)}
.nhood.feature{background:var(--green);color:#fff;border-color:var(--green)}
.nhood.feature h3,.nhood.feature .rank{color:#fff}
.nhood.feature .price{color:var(--brass-soft)}
.nhood.feature p{color:rgba(255,255,255,.85)}
.nhood .badge{display:inline-block;font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;background:var(--brass);color:#fff;padding:5px 10px;margin-bottom:14px}

.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.listing{background:var(--bg-alt);border:1px solid var(--line)}
.listing .ph{height:190px;background:linear-gradient(135deg,var(--green) 0%,var(--green-deep) 100%);position:relative;display:flex;align-items:flex-end;padding:16px}
.listing .ph .status{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;background:var(--brass);color:#fff;padding:5px 11px}
.listing .ph .badge2{position:absolute;top:16px;right:16px;font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;color:#fff;border:1px solid rgba(255,255,255,.5);padding:5px 10px}
.listing .body{padding:20px 22px}
.listing .pr{font-family:var(--serif);font-size:1.7rem;color:var(--green)}
.listing .ad{font-size:.92rem;color:var(--ink);margin:2px 0 8px;font-weight:500}
.listing .meta{font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;color:var(--ink-soft)}

.pillars{display:grid;grid-template-columns:repeat(2,1fr);gap:30px}
.pillar{display:flex;gap:20px;align-items:flex-start}
.pillar .no{font-family:var(--serif);font-size:2rem;color:var(--brass);line-height:1;min-width:48px}
.pillar h3{font-size:1.3rem;margin-bottom:6px}
.pillar p{color:var(--ink-soft);font-size:.97rem}

.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.quote{background:var(--bg);border:1px solid var(--line);padding:30px}
.block.alt .quote{background:var(--bg)}
.quote .stars{color:var(--brass);letter-spacing:3px;margin-bottom:14px}
.quote p{font-family:var(--serif);font-size:1.18rem;font-style:italic;color:var(--ink);line-height:1.5}
.quote .who{margin-top:16px;font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);font-weight:600}

.cta-band{background:var(--green-deep);color:#fff;text-align:center;padding:84px 0}
.cta-band h2{color:#fff}
.cta-band .lead{color:rgba(255,255,255,.82);margin:16px auto 30px;max-width:38em}

.magnet{display:grid;grid-template-columns:1.1fr .9fr;gap:0;align-items:stretch;background:var(--bg-alt);border:1px solid var(--line);box-shadow:var(--shadow);overflow:hidden}
.magnet .txt{padding:54px 48px}
.magnet .vis{background:linear-gradient(150deg,var(--green),var(--green-deep));color:#fff;display:flex;flex-direction:column;justify-content:center;padding:48px;text-align:center}
.magnet .vis .big{font-family:var(--serif);font-size:3rem;line-height:1}

.steps{counter-reset:s;display:grid;gap:2px}
.step{background:var(--bg-alt);border:1px solid var(--line);padding:28px 32px;display:grid;grid-template-columns:70px 1fr;align-items:start;gap:10px}
.step::before{counter-increment:s;content:counter(s,decimal-leading-zero);font-family:var(--serif);font-size:2rem;color:var(--brass)}
.step h3{font-size:1.25rem;margin-bottom:4px}
.step p{color:var(--ink-soft);font-size:.97rem}

.formwrap{display:grid;grid-template-columns:1fr 1fr;gap:54px}
.field{margin-bottom:18px}
.field label{display:block;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:7px;font-weight:600}
.field input,.field select,.field textarea{width:100%;padding:13px 15px;border:1px solid var(--line);background:#fff;font-family:var(--sans);font-size:.95rem;color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--green)}
.consent{font-size:.78rem;color:var(--ink-soft);line-height:1.5}
.info-row{display:flex;gap:14px;padding:16px 0;border-bottom:1px solid var(--line);align-items:baseline}
.info-row .k{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--green);font-weight:600;min-width:120px}
.info-row .v{color:var(--ink)}

footer.site{background:var(--ink);color:rgba(255,255,255,.72);padding:70px 0 30px;font-size:.9rem}
footer.site .top{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:40px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.12)}
footer.site .brand{font-family:var(--serif);font-size:1.7rem;color:#fff}
footer.site .brand small{display:block;font-family:var(--sans);font-size:.6rem;letter-spacing:.3em;text-transform:uppercase;margin-top:6px;opacity:.7}
footer.site h4{font-family:var(--sans);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:#fff;margin-bottom:16px}
footer.site a{display:block;color:rgba(255,255,255,.72);padding:5px 0;transition:.2s}
footer.site a:hover{color:var(--brass-soft)}
footer.site .legal{padding-top:26px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:.78rem;color:rgba(255,255,255,.5);line-height:1.6}
footer.site .legal .eho{display:flex;align-items:center;gap:10px}
footer.site .eho .house{width:24px;height:24px;border:1.5px solid rgba(255,255,255,.6);position:relative;flex:none}
footer.site .eho .house::before{content:"";position:absolute;top:-7px;left:-1px;right:-1px;border-bottom:8px solid rgba(255,255,255,.6);border-left:12px solid transparent;border-right:12px solid transparent;width:0}
.demo-flag{background:var(--brass);color:#fff;text-align:center;font-size:.72rem;letter-spacing:.1em;padding:8px;text-transform:uppercase;font-weight:600;position:relative;z-index:60}

.phero{background:var(--green-deep);color:#fff;padding:150px 0 70px;text-align:center}
.phero h1{color:#fff;font-size:clamp(2.4rem,5vw,4rem)}
.phero .lead{color:rgba(255,255,255,.8);max-width:42em;margin:16px auto 0}
.phero .crumb{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-soft);margin-bottom:14px}

@media(max-width:920px){
  .hero .grid,.split,.magnet,.formwrap{grid-template-columns:1fr}
  .hero .portrait{max-width:360px;margin:10px auto 0}
  .stats .grid{grid-template-columns:repeat(2,1fr)}
  .stats .item:nth-child(2){border-right:none}
  .cards,.listings,.quotes,.pillars{grid-template-columns:1fr}
  footer.site .top{grid-template-columns:1fr}
  header.site nav{position:fixed;inset:0 0 0 35%;background:var(--green-deep);flex-direction:column;justify-content:center;gap:26px;transform:translateX(100%);transition:.3s;padding:40px}
  header.site nav a,header.site.solid nav a{color:#fff;font-size:1.05rem}
  .navtoggle:checked ~ nav{transform:translateX(0)}
  .navtoggle-lbl{display:block;width:30px;height:22px;position:relative;cursor:pointer;z-index:60}
  .navtoggle-lbl span{position:absolute;left:0;right:0;height:2px;background:#fff;transition:.3s}
  header.site.solid .navtoggle-lbl span{background:var(--green)}
  .navtoggle:checked ~ .navtoggle-lbl span{background:#fff}
  .navtoggle-lbl span:nth-child(1){top:0}.navtoggle-lbl span:nth-child(2){top:10px}.navtoggle-lbl span:nth-child(3){top:20px}
  .navtoggle:checked ~ .navtoggle-lbl span:nth-child(1){top:10px;transform:rotate(45deg)}
  .navtoggle:checked ~ .navtoggle-lbl span:nth-child(2){opacity:0}
  .navtoggle:checked ~ .navtoggle-lbl span:nth-child(3){top:10px;transform:rotate(-45deg)}
}