:root{--ink:#1B2227;--ink-2:#28323A;--paper:#FFFDF8;--sand:#FFF7E6;--sand-2:#FDEFD4;--rule:#EFE2C8;--rule-d:#2B6E8F;--yellow:#FFC629;--yellow-h:#FFD75E;--yellow-d:#8A5A00;--blue:#15597A;--deep:#0E4C68;--muted:#6B7480;--muted-d:#B3CBDA}
*{box-sizing:border-box}html,body{margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:Archivo,system-ui,sans-serif;background:var(--paper);color:var(--ink);font-size:17px;line-height:1.55;-webkit-font-smoothing:antialiased;overflow-x:hidden}
a{color:var(--ink);text-decoration:none}
a:hover{color:var(--yellow-d)}
button{font-family:inherit;cursor:pointer;border:0;background:none;color:inherit}
img{max-width:100%;display:block}
h1,h2,h3,h4{margin:0;font-weight:600;letter-spacing:-.022em;line-height:1.06}
h1{font-size:clamp(31px,4vw,52px)}
h2{font-size:clamp(27px,3.1vw,40px)}
p{margin:0 0 1em}
.wrap{max-width:1240px;margin:0 auto;padding-left:32px;padding-right:32px}
.narrow{max-width:960px}
.lbl{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase}
.kicker{display:flex;align-items:center;gap:11px;color:var(--muted);margin-bottom:18px}
.kicker i{width:22px;height:2px;background:var(--yellow);display:block}
.dark .kicker,.blue .kicker{color:var(--muted-d)}
.sand{background:var(--sand)}
.dark{background:var(--deep);color:#fff}
.blue{background:var(--blue);color:#fff}
.sec{padding:88px 0}
.sec-sm{padding:64px 0}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:14px 24px;border-radius:2px;font-size:15px;font-weight:600;letter-spacing:.01em;white-space:nowrap;transition:background .14s,color .14s}
.btn-y{background:var(--yellow);color:var(--ink)}.btn-y:hover{background:var(--yellow-h);color:var(--ink)}
.btn-d{background:var(--deep);color:#fff}.btn-d:hover{background:#146284;color:#fff}
.tel-u{font-size:19px;font-weight:600;border-bottom:1.5px solid var(--yellow);padding-bottom:2px}
.lede{font-size:19px;line-height:1.5;color:#4E555C}
.dark .lede,.blue .lede{color:#DCE9F1}

/* util + header */
.util{background:var(--deep);color:#D5E5EF;font-size:12.5px}
.util .wrap{display:flex;justify-content:space-between;align-items:center;gap:20px;height:38px}
.util a{color:#fff}
.util .areas{overflow:hidden;white-space:nowrap;text-overflow:ellipsis}
.util .hrs{color:#9CBACC;white-space:nowrap}
header{position:sticky;top:0;z-index:60;background:#fff;border-bottom:1px solid var(--rule)}
.hd{display:flex;align-items:center;gap:28px;height:78px}
.logo{display:flex;align-items:center;gap:12px;margin-right:auto}
.logo img{width:52px;height:52px;object-fit:contain}
.logo b{display:block;font-size:19px;font-weight:700;letter-spacing:-.03em;line-height:1;white-space:nowrap}
.logo span{display:block;font-size:10.5px;font-weight:500;letter-spacing:.17em;text-transform:uppercase;color:var(--muted);margin-top:5px;white-space:nowrap}
.mainnav{display:flex;gap:30px;align-items:center}
.mainnav a{font-size:15px;font-weight:500;white-space:nowrap}
.mainnav a.on{border-bottom:2px solid var(--yellow);padding-bottom:3px}
.hd-tel{font-size:19px;font-weight:700;letter-spacing:-.02em;white-space:nowrap}
.hd .btn{padding:12px 20px}
.burger{display:none;width:44px;height:44px;border:1px solid var(--rule);border-radius:2px;place-items:center}
.drawer{display:none}

/* page head */
.crumb{font-size:13px;color:var(--muted);display:flex;gap:8px;margin-bottom:22px}
.crumb a{color:var(--muted)}.crumb a:hover{color:var(--ink)}
.phead{padding:62px 0 58px}
.phead h1{max-width:22ch;margin-bottom:20px}
.phead .lede{max-width:56ch;margin:0}
.phead-act{display:flex;align-items:center;gap:20px;flex-wrap:wrap;margin-top:32px}
.phead-photo{position:relative;color:#fff;background:var(--deep)}
.phead-photo .bg{position:absolute;inset:0;background-size:cover;background-position:50% 55%}
.phead-photo .bg::after{content:"";position:absolute;inset:0;background:linear-gradient(80deg,rgba(9,52,72,.92) 0%,rgba(9,52,72,.7) 46%,rgba(9,52,72,.32) 100%)}
.phead-photo .wrap{position:relative}
.phead-photo .crumb,.phead-photo .crumb a{color:#AFCBDB}
.phead-photo .lede{color:#DDE2E6}

/* hairline lists */
.hl{border-top:1px solid var(--rule)}
.hl-row{display:grid;grid-template-columns:minmax(0,23ch) minmax(0,1fr) auto;gap:32px;align-items:baseline;padding:22px 0;border-bottom:1px solid var(--rule)}
.hl-row h3{font-size:22px}
.hl-row p{margin:0;color:#4E555C;font-size:16px}
.hl-row .price{font-size:15px;font-weight:600;white-space:nowrap}
.hl-row .price em{font-style:normal;color:var(--muted);font-weight:400}
a.hl-row:hover h3{color:var(--yellow-d)}
.dark .hl,.dark .hl-row{border-color:var(--rule-d)}
.dark .hl-row p{color:#D8E6EF}

/* split rows */
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:52px;align-items:center;padding:54px 0;border-bottom:1px solid var(--rule)}
.split:last-of-type{border-bottom:0}
.split img{width:100%;aspect-ratio:968/879;object-fit:cover}
.split h2{font-size:clamp(24px,2.5vw,32px);margin-bottom:14px}
.split .plain{list-style:none;margin:18px 0 0;padding:0;border-top:1px solid var(--rule)}
.split .plain li{padding:11px 0;border-bottom:1px solid var(--rule);font-size:15.5px;color:#4E555C}
.split .from{display:inline-block;margin-top:20px;font-size:15px;font-weight:600;border-bottom:2px solid var(--yellow);padding-bottom:2px}

/* table */
table{width:100%;border-collapse:collapse;font-size:16px}
th,td{text-align:left;padding:15px 18px 15px 0;border-bottom:1px solid var(--rule);vertical-align:top}
th{font-size:11px;font-weight:600;letter-spacing:.15em;text-transform:uppercase;color:var(--muted);border-bottom-color:var(--ink)}
td.num{white-space:nowrap;font-weight:600}
.dark th,.dark td{border-bottom-color:var(--rule-d)}
.dark th{color:var(--muted-d);border-bottom-color:#fff}

/* quotes */
.pull blockquote{margin:0;font-family:Newsreader,Georgia,serif;font-style:italic;font-weight:300;font-size:clamp(24px,2.8vw,34px);line-height:1.24}
.pull cite{display:block;font-style:normal;margin-top:20px;font-size:14px;color:var(--muted)}
.qpair{display:grid;grid-template-columns:1fr 1fr;gap:48px;border-top:1px solid var(--rule);padding-top:34px}
.qpair div p{font-size:17.5px;color:#3D444A;margin:0 0 14px}
.qpair cite{font-style:normal;font-size:13.5px;color:var(--muted);letter-spacing:.04em}
.stars{color:var(--yellow-d);letter-spacing:2px;font-size:14px;margin-bottom:12px}

/* closing band */
.close-band{position:relative;color:#fff;background:#0B3A50;overflow:hidden}
.close-band .cb-bg{position:absolute;inset:0;background:url('images/hero-house2.jpg') 50% 38%/cover no-repeat}
.close-band .cb-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(88deg,rgba(9,42,58,.94) 0%,rgba(9,42,58,.8) 48%,rgba(9,42,58,.45) 100%)}
.close-band .wrap{position:relative;display:grid;grid-template-columns:minmax(0,1fr) auto;gap:40px;align-items:end;padding-top:76px;padding-bottom:76px}
.close-band .kicker{color:var(--yellow);margin-bottom:16px}
.close-band h2{font-size:clamp(27px,3.2vw,42px);max-width:22ch}
.close-band .r{display:flex;align-items:center;gap:24px;flex-wrap:wrap}
.close-band .tel{font-size:24px;font-weight:700;letter-spacing:-.025em;color:#fff;border-bottom:2px solid var(--yellow);padding-bottom:3px}
.close-band .tel:hover{color:var(--yellow)}
.close-band .btn{background:var(--yellow);color:var(--ink);padding:18px 34px;font-size:18px;font-weight:700}
.close-band .btn:hover{background:var(--yellow-h);color:var(--ink)}

/* footer */
footer{background:var(--deep);color:#C6D9E6;font-size:14.5px;padding:62px 0 30px}
.fgrid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:44px}
footer h5{color:#fff;font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;margin:0 0 16px}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}
footer a{color:#C6D9E6}footer a:hover{color:var(--yellow)}
.fbrand{display:flex;align-items:center;gap:12px;margin-bottom:16px}
.fbrand img{width:48px;height:48px;object-fit:contain}
.fbrand b{color:#fff;font-size:18px;font-weight:700;letter-spacing:-.03em;display:block;line-height:1}
.fbrand span{font-size:10.5px;letter-spacing:.17em;text-transform:uppercase;display:block;margin-top:5px}
.fbot{margin-top:48px;padding-top:22px;border-top:1px solid var(--rule-d);display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap;font-size:13px;color:#A4C1D2}
.sticky{display:none}

/* lead modal */
.fld label{display:block;font-size:10.5px;font-weight:600;letter-spacing:.15em;text-transform:uppercase;color:var(--muted);margin-bottom:7px}
.fld input,.fld select{width:100%;font-family:inherit;font-size:16px;padding:13px;border:1px solid var(--rule);background:#fff;color:var(--ink);border-radius:2px;outline:none}
.fld input:focus,.fld select:focus{border-color:var(--yellow)}
.fld.bad input,.fld.bad select{border-color:#E2724A;background:#FFF7F4}
.mbg{position:fixed;inset:0;z-index:100;background:rgba(12,15,17,.72);display:none;align-items:center;justify-content:center;padding:24px}
.mbg.open{display:flex}
.mdl{background:#fff;width:100%;max-width:440px;border-radius:2px;border-top:4px solid var(--yellow);padding:30px;position:relative;max-height:92vh;overflow:auto}
.mdl h3{font-size:25px;margin-bottom:8px}
.mdl .msub{font-size:15px;color:var(--muted);margin-bottom:24px}
.mdl form{display:grid;gap:14px}
.mdl .btn{width:100%;padding:16px;font-size:16px}
.mdl .mfine{font-size:13px;color:var(--muted);text-align:center;margin:0}
.mx{position:absolute;top:14px;right:14px;width:34px;height:34px;display:grid;place-items:center;color:var(--muted)}
.mx:hover{color:var(--ink)}
.mdone{display:none;text-align:center;padding:14px 0 6px}
.mdone.on{display:block}
.mlive.off{display:none}
.mdone i{width:46px;height:46px;border-radius:50%;background:var(--yellow);display:grid;place-items:center;margin:0 auto 16px;color:var(--ink)}
.mdone strong{display:block;font-size:21px;font-weight:600;letter-spacing:-.02em;margin-bottom:8px}
.mdone p{margin:0;color:var(--muted);font-size:15.5px}

@media(max-width:1140px){
.mainnav,.hd-tel{display:none}
.burger{display:grid}
.drawer{display:none;border-top:1px solid var(--rule);background:#fff}
.drawer.open{display:block}
.drawer a{display:block;padding:15px 0;border-bottom:1px solid var(--rule);font-size:17px;font-weight:500}
.drawer a:last-child{border-bottom:0}
.qpair{grid-template-columns:1fr;gap:30px}
}
@media(max-width:880px){
.util .hrtxt,.util .sep{display:none}
.split{grid-template-columns:1fr;gap:26px;padding:38px 0}
}
@media(max-width:720px){
body{font-size:16px}
.wrap{padding-left:20px;padding-right:20px}
.util .wrap{height:34px;font-size:12px}
.hd{height:66px}
.logo img{width:44px;height:44px}
.logo b{font-size:17px}
.hd .btn{padding:11px 16px;font-size:14px}
.sec{padding:54px 0}.sec-sm{padding:42px 0}
.phead{padding:38px 0 40px}
.phead h1{max-width:none}
.phead-act .btn{flex:1}
.hl-row{grid-template-columns:1fr auto;gap:6px 16px;padding:18px 0}
.hl-row p{grid-column:1/-1;font-size:15px}
.hl-row h3{font-size:19px}
.split img{aspect-ratio:3/2}
table{font-size:15px}
th,td{padding:12px 12px 12px 0}
.close-band .wrap{grid-template-columns:1fr;gap:26px;align-items:start;padding-top:48px;padding-bottom:48px}
.close-band .r{width:100%;gap:18px}
.close-band .btn{flex:1;padding:17px 22px}
.fgrid{grid-template-columns:1fr 1fr;gap:32px}
footer{padding-bottom:96px}
.sticky{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:80;border-top:1px solid rgba(0,0,0,.25);padding-bottom:env(safe-area-inset-bottom)}
.sticky a{flex:1;padding:16px;text-align:center;font-size:16px;font-weight:600}
.sticky .c{background:var(--deep);color:#fff}
.sticky .g{background:var(--yellow);color:var(--ink)}
}

/* ---- mobile refinements ---- */
html{-webkit-text-size-adjust:100%;text-size-adjust:100%}
a,button,input,select,textarea{-webkit-tap-highlight-color:rgba(242,198,41,.25)}
input,select,textarea{font-size:16px}
[id]{scroll-margin-top:84px}
@media(max-width:720px){
.util .hrs{display:block}
.util .hrs a{font-weight:600}
.util .areas{display:none}
.hd{gap:12px}
.drawer a{padding:16px 0;min-height:52px;display:flex;align-items:center}
.town-cols a{padding:13px 0;font-size:16.5px}
.q button{padding:18px 0;min-height:56px}
.mx{top:8px;right:8px;width:44px;height:44px}
.mbg{padding:16px;align-items:flex-end}
.mdl{max-height:88vh;padding:26px 22px calc(24px + env(safe-area-inset-bottom));border-radius:2px}
.mdl h3{font-size:23px}
.sticky a{padding:17px 12px;min-height:56px;display:flex;align-items:center;justify-content:center}
.rev-more,.from,.tel-u{display:inline-block;padding:8px 0;min-height:44px;line-height:28px}
}
@media(max-width:430px){
.wrap{padding-left:16px;padding-right:16px}
.logo b+span{display:none}
.logo img{width:40px;height:40px}
.logo b{font-size:16px}
.hd{height:62px;gap:10px}
.hd .btn{padding:11px 13px;font-size:13.5px}
.burger{width:42px;height:42px}
.util .wrap{font-size:11.5px}
.hero h1{font-size:27px}
.hero-act .btn-y{padding:17px;font-size:17.5px;box-shadow:3px 3px 0 var(--ink)}
.hero-pic{aspect-ratio:1}
.phead h1,h1{font-size:27px}
h2{font-size:25px}
.grid{grid-template-columns:1fr 1fr;gap:3px}
.svc-strip{gap:3px}
.fgrid{grid-template-columns:1fr;gap:26px}
.town-cols{columns:1}
.ba-cap{flex-direction:column;align-items:flex-start;gap:6px;padding:11px 13px}
.ba-cap .st{font-size:13px}
.close-band .r{flex-direction:column;align-items:stretch;gap:14px}
.close-band .tel{text-align:center;font-size:22px}
.phead-act{gap:12px}
}

/* ---- phone tap targets + legibility ---- */
@media(max-width:720px){
.lbl{font-size:12px}
.fld label{font-size:11.5px}
footer h5{font-size:12px}
th{font-size:11.5px}
.util .hrs a{display:inline-block;padding:7px 0;line-height:22px;font-size:13px}
.util .hrtxt{font-size:12.5px}
.srow h3 a,.hl-row h3 a{display:inline-block;padding:5px 0}
footer ul{gap:2px}
footer ul a{display:inline-block;padding:8px 0;line-height:24px}
.qpair cite{font-size:13px}
.cap b{font-size:13px}.cap span{font-size:12px}
.filters{gap:8px}
.filters button{font-size:14.5px;padding:10px 14px;min-height:44px;border:1px solid var(--rule);border-radius:2px;color:var(--ink-2)}
.filters button.on{background:var(--ink);color:#fff;border-color:var(--ink)}
}
@media(max-width:430px){
.sec{padding:48px 0}.sec-sm{padding:38px 0}
.ba-sec{padding:48px 0}
.filters button{font-size:14px;padding:9px 12px}
}

@media(max-width:720px){
.srow h3 a,.hl-row h3 a{padding:12px 0}
.srow,.hl-row{padding:10px 0}
.more button{padding:12px 4px;min-height:44px;line-height:22px}
.crumb a{display:inline-block;padding:6px 0}
.crumb{margin-bottom:14px}
.util .hrs a{padding:9px 0}
.fbrand span{font-size:11.5px}
.ba-tag{font-size:11.5px}
}

@media(max-width:720px){
a.tel{display:inline-block;padding:9px 0}
.close-band .tel{padding:10px 0}
}

/* hero photo: block flow + explicit height (Safari collapses aspect-ratio grid items) */
@media(max-width:720px){
.hero-in{display:block}
.hero-txt{width:100%}
.hero-pic{display:block;width:100%;aspect-ratio:auto;height:70vw;min-height:230px;max-height:330px}
.hero-pic figcaption{left:0;right:0;width:100%}
}
@media(max-width:430px){
.hero-pic{aspect-ratio:auto;height:74vw;min-height:220px;max-height:300px}
}