:root{
  --charcoal:#262a30; --slate:#3a3f47; --slate-2:#4b515a; --ink:#22252a; --muted:#5d636b;
  --bronze:#9a6b3f; --bronze-2:#b8834f; --bronze-light:#d6aa76;
  --cream:#f6f1e8; --cream-2:#ece4d6; --white:#fff; --line:#e3dccf;
  --serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:Inter,system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --radius:6px; --shadow:0 10px 30px rgba(20,22,26,.08);
  --max:1180px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--ink);background:var(--white);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--bronze)}
a:hover{color:var(--bronze-2)}
:focus-visible{outline:3px solid var(--bronze-2);outline-offset:3px}
h1,h2,h3,.price,.incentive-amount,.stats strong,.trust strong,.steps li::before,.card-numbered .num{font-variant-numeric:lining-nums}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.12;color:var(--charcoal);margin:0 0 .5em}
h1{font-size:clamp(2.6rem,6vw,4.6rem);letter-spacing:-.01em}
h2{font-size:clamp(2rem,3.6vw,2.9rem)}
h3{font-size:1.45rem}
p{margin:0 0 1em}
.container{width:100%;max-width:var(--max);margin:0 auto;padding:0 24px}
.narrow{max-width:820px}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip-link{position:absolute;left:-999px;top:8px;background:var(--charcoal);color:#fff;padding:8px 14px;z-index:100;border-radius:4px}
.skip-link:focus{left:8px}

/* placeholders */
.ph{background:#fff3bf;color:#5a4500;padding:0 .3em;border-radius:3px;font-weight:500;text-decoration:none;font-family:var(--sans);font-size:.95em}
.section-dark .ph,.site-footer .ph{background:rgba(255,226,140,.18);color:#ffe7a3}
.ph-block{font-size:.95rem}

/* buttons */
.btn{display:inline-block;font-family:var(--sans);font-weight:600;font-size:.95rem;letter-spacing:.02em;text-decoration:none;padding:.9em 1.5em;border-radius:var(--radius);border:2px solid transparent;transition:background .2s,color .2s,border-color .2s,transform .2s;cursor:pointer;text-align:center}
.btn:hover{transform:translateY(-1px)}
.btn-bronze{background:var(--bronze);color:#fff}
.btn-bronze:hover{background:var(--bronze-2);color:#fff}
.btn-ghost{border-color:rgba(255,255,255,.55);color:#fff}
.btn-ghost:hover{border-color:#fff;color:#fff;background:rgba(255,255,255,.08)}
.btn-dark{background:var(--charcoal);color:#fff}
.btn-dark:hover{background:var(--slate);color:#fff}
.btn-small{padding:.6em 1.1em;font-size:.88rem}
.btn-block{width:100%}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand img{height:60px;width:auto}
.site-nav{display:flex;align-items:center;gap:28px}
.site-nav a{color:var(--charcoal);text-decoration:none;font-size:.94rem;font-weight:500}
.site-nav a:not(.btn):hover{color:var(--bronze)}
.site-nav .btn{background:var(--charcoal);color:#fff}
.site-nav .btn:hover{background:var(--bronze)}
.nav-toggle{display:none;background:none;border:0;padding:10px;cursor:pointer}
.nav-toggle .bar{display:block;width:24px;height:2px;background:var(--charcoal);margin:5px 0;transition:transform .2s,opacity .2s}
.nav-toggle[aria-expanded="true"] .bar:nth-child(2){transform:translateY(7px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] .bar:nth-child(3){opacity:0}
.nav-toggle[aria-expanded="true"] .bar:nth-child(4){transform:translateY(-7px) rotate(-45deg)}

/* hero */
.hero{position:relative;background:linear-gradient(180deg,#1f2227 0%,#2b2f36 55%,#3a3f47 100%);color:#fff;overflow:hidden;padding:110px 0 150px}
.hero::before{content:"";position:absolute;inset:0;background:radial-gradient(ellipse at 75% 20%,rgba(214,170,118,.18),transparent 55%);pointer-events:none}
.hero-mountains{position:absolute;left:0;right:0;bottom:0;width:100%;height:46%;opacity:.95}
.hero-inner{position:relative;z-index:1}
.hero h1{color:#fff}
.hero-logo{position:absolute;right:24px;top:-10px;width:400px;opacity:.9}
.hero .lead{max-width:40rem}
.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.8rem;color:var(--bronze-light);font-weight:600;margin-bottom:1.2em}
.lead{font-size:1.15rem;max-width:44rem;color:#e6e2da}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin:2rem 0 1rem}
.hero-call{color:#c9c4ba;font-size:.95rem;margin:0 0 2.5rem}
.hero-call a{color:#fff;font-weight:600;white-space:nowrap}
.nav-phone{font-weight:600!important;white-space:nowrap}
.lender-card{margin-top:40px;background:#fff;border:1px solid var(--line);border-left:5px solid var(--bronze);border-radius:var(--radius);padding:30px 34px;box-shadow:var(--shadow)}
.lender-card h3{font-size:1.7rem}
.lender-card p{color:var(--muted);max-width:52rem}
.lender-card .lender-contact{color:var(--ink);margin:0 0 18px}
.lender-card .lender-legal{font-size:.78rem;color:var(--muted);margin:16px 0 0}
.cta-band p a{color:var(--bronze-light);white-space:nowrap}
.contact-list .email{word-break:break-all}
.trust{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.12);border-radius:var(--radius);overflow:hidden;max-width:900px}
.trust li{background:rgba(31,34,39,.75);padding:16px 18px;display:flex;flex-direction:column}
.trust strong{font-family:var(--serif);line-height:1.2;margin-bottom:4px;font-size:1.3rem;color:#fff;font-weight:600}
.trust span{font-size:.85rem;color:#c9c4ba}

/* incentive bar */
.incentive-bar{background:var(--bronze);color:#fff;text-align:center;padding:14px 0;font-size:.98rem}
.incentive-bar p{margin:0}
.incentive-bar a{color:#fff;font-weight:600;white-space:nowrap}

/* sections */
.section{padding:96px 0}
.section-cream{background:var(--cream)}
.section-dark{background:var(--charcoal);color:#ddd8cf}
.section-dark h2,.section-dark h3{color:#fff}
.section-head{max-width:760px;margin-bottom:48px}
.section-head p:last-child{color:var(--muted);font-size:1.08rem}
.section-dark .section-head p:last-child{color:#c9c4ba}
.kicker{text-transform:uppercase;letter-spacing:.16em;font-size:.78rem;font-weight:600;color:var(--bronze);margin-bottom:.8em}
.section-dark .kicker{color:var(--bronze-light)}

/* photo placeholders */
.photo{position:relative;display:flex;align-items:flex-end;border-radius:var(--radius);overflow:hidden;
  background:
    linear-gradient(160deg,rgba(255,255,255,.0) 40%,rgba(0,0,0,.25)),
    linear-gradient(200deg,#9aa0a8 0%,#6b7179 45%,#4a4f57 100%)}
.photo::before{content:"";position:absolute;left:0;right:0;bottom:0;height:45%;
  background:linear-gradient(transparent,rgba(38,42,48,.35)),
  url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 400 100' preserveAspectRatio='none'%3E%3Cpath d='M0 70 L60 40 L110 60 L170 20 L230 55 L290 30 L350 60 L400 45 L400 100 L0 100Z' fill='%233a3f47' fill-opacity='.55'/%3E%3Cpath d='M0 85 L80 60 L150 80 L220 55 L300 82 L360 66 L400 78 L400 100 L0 100Z' fill='%23262a30' fill-opacity='.7'/%3E%3C/svg%3E") bottom/100% 100% no-repeat}
.photo span{position:relative;z-index:1;margin:14px;background:rgba(255,255,255,.92);color:var(--charcoal);font-size:.78rem;font-weight:600;letter-spacing:.04em;padding:6px 10px;border-radius:4px;text-transform:uppercase}
.photo.filled{background:#e9e4da}
.photo.filled::before{display:none}
.photo.filled img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.photo.plan{background:#fff;border:1px solid var(--line)}
.photo.plan img{object-fit:contain;padding:8px}
.photo-portrait{aspect-ratio:4/5}
.photo-wide{aspect-ratio:16/10;margin-bottom:18px}
.photo-home{aspect-ratio:16/10;border-radius:var(--radius) var(--radius) 0 0}

/* about */
.about-grid{display:grid;grid-template-columns:5fr 7fr;gap:64px;align-items:center}
.signature{font-family:var(--serif);font-size:1.5rem;color:var(--charcoal);font-weight:600;margin-top:1.2em}
.signature span{display:block;font-family:var(--sans);font-size:.85rem;color:var(--muted);font-weight:500}
.facts{display:grid;grid-template-columns:1fr 1fr;gap:0;margin:28px 0 0;border-top:1px solid var(--line)}
.facts div{padding:14px 0;border-bottom:1px solid var(--line)}
.facts div:nth-child(odd){padding-right:16px}
.facts dt{font-size:.75rem;text-transform:uppercase;letter-spacing:.12em;color:var(--bronze);font-weight:600}
.facts dd{margin:2px 0 0;font-weight:500}

/* cards */
.cards{display:grid;gap:24px}
.cards-4{grid-template-columns:repeat(4,1fr)}
.cards-3{grid-template-columns:repeat(3,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}
.card p{color:var(--muted);font-size:.97rem;margin:0}
.icon{width:38px;height:38px;fill:none;stroke:var(--bronze);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;margin-bottom:16px}
.card-numbered .num{display:inline-flex;align-items:center;justify-content:center;width:42px;height:42px;border-radius:50%;background:var(--charcoal);color:#fff;font-family:var(--serif);font-size:1.3rem;font-weight:600;margin-bottom:16px}

/* services */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 28px}
.service p{color:var(--muted);font-size:.97rem}
.service-cta{grid-column:1/-1;background:var(--charcoal);color:#ddd8cf;border-radius:var(--radius);padding:32px 40px;display:flex;align-items:center;justify-content:space-between;gap:28px}
.service-cta p{margin:0}
.service-cta .btn{flex-shrink:0}
.service-cta h3{color:#fff}
.service-cta p{color:#c9c4ba}

/* process */
.steps{list-style:none;counter-reset:step;padding:0;margin:0;display:grid;grid-template-columns:repeat(2,1fr);gap:0 56px}
.steps li{counter-increment:step;position:relative;padding:22px 0 22px 68px;border-top:1px solid rgba(255,255,255,.12)}
.steps li::before{content:counter(step,decimal-leading-zero);position:absolute;left:0;top:20px;font-family:var(--serif);font-size:2rem;font-weight:600;color:var(--bronze-light);line-height:1}
.steps h3{font-size:1.3rem;margin-bottom:.25em}
.steps p{margin:0;font-size:.95rem;color:#c9c4ba}
.note{margin-top:36px;padding:18px 22px;border-left:3px solid var(--bronze-light);background:rgba(255,255,255,.04);color:#ddd8cf}

/* homes */
.incentive-card{display:flex;align-items:center;gap:28px;background:var(--cream);border:1px solid var(--cream-2);border-left:5px solid var(--bronze);border-radius:var(--radius);padding:22px 28px;margin-bottom:36px}
.incentive-card p{margin:0}
.incentive-amount{font-family:var(--serif);font-size:2.3rem;font-weight:700;color:var(--bronze);white-space:nowrap;line-height:1}
.homes{display:grid;grid-template-columns:1fr 1fr;gap:32px}
.home{border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);display:flex;flex-direction:column;background:#fff}
.home-body{padding:28px;display:flex;flex-direction:column;flex:1}
.home-body>.btn{align-self:flex-start;margin-top:auto}
.home-tag{text-transform:uppercase;letter-spacing:.14em;font-size:.74rem;font-weight:600;color:var(--bronze);margin-bottom:.4em}
.home h3{font-size:1.8rem;margin-bottom:.2em}
.home-body>.price{font-family:var(--serif);font-size:2rem;font-weight:700;color:var(--charcoal);margin-bottom:.6em}
.price span{font-family:var(--sans);font-size:.8rem;font-weight:500;color:var(--muted);margin-left:8px;letter-spacing:.04em}
.stats{list-style:none;padding:14px 0;margin:0 0 18px;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);text-align:center;font-size:.82rem;color:var(--muted)}
.stats li+li{border-left:1px solid var(--line)}
.stats strong{display:block;font-family:var(--serif);font-size:1.45rem;color:var(--charcoal);line-height:1.2}
.home-body>p{font-size:.97rem;color:#3d4249}
.features{list-style:none;padding:0;margin:0 0 20px;display:grid;grid-template-columns:1fr 1fr;gap:8px 16px;font-size:.9rem}
.features li{position:relative;padding-left:20px}
.features li::before{content:"";position:absolute;left:0;top:.6em;width:8px;height:8px;background:var(--bronze);transform:rotate(45deg)}
.agent{background:var(--cream);border-radius:var(--radius);padding:14px 18px;margin-bottom:20px;font-size:.92rem}
.agent p{margin:0}
.fineprint{font-size:.82rem;color:var(--muted);margin-top:20px}

/* CTA band */
.cta-band{margin-top:48px;background:var(--charcoal);border-radius:var(--radius);padding:40px 44px;display:flex;align-items:center;justify-content:space-between;gap:32px;color:#c9c4ba}
.cta-band h3{color:#fff;font-size:1.9rem}
.cta-band p{margin:0;max-width:40rem}
.cta-band .btn{flex-shrink:0}

/* faq */
.faq details{border-bottom:1px solid var(--line)}
.faq details:first-child{border-top:1px solid var(--line)}
.faq summary{cursor:pointer;line-height:1.3;list-style:none;padding:20px 40px 20px 0;font-family:var(--serif);font-size:1.35rem;font-weight:600;color:var(--charcoal);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:6px;top:50%;transform:translateY(-50%);font-family:var(--sans);font-weight:400;font-size:1.6rem;color:var(--bronze)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{color:var(--muted);padding-bottom:12px}

/* contact */
.contact-grid{display:grid;grid-template-columns:5fr 6fr;gap:64px;align-items:start}
.contact-list{list-style:none;padding:0;margin:28px 0 0}
.contact-list li{display:grid;grid-template-columns:90px 1fr;gap:12px;padding:14px 0;border-top:1px solid rgba(255,255,255,.12)}
.contact-list li>span:first-child{text-transform:uppercase;letter-spacing:.12em;font-size:.74rem;color:var(--bronze-light);font-weight:600;padding-top:3px}
.contact-list a{color:#fff}
.contact-list .ph{justify-self:start}
.contact-form{background:#fff;color:var(--ink);border-radius:var(--radius);padding:36px;box-shadow:0 20px 50px rgba(0,0,0,.25)}
.field{margin-bottom:18px;display:flex;flex-direction:column}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field label{font-size:.85rem;font-weight:600;margin-bottom:6px;color:var(--charcoal)}
.field input,.field select,.field textarea{font:inherit;font-size:1rem;padding:12px 14px;border:1px solid #cfc8bb;border-radius:var(--radius);background:#fcfbf8;color:var(--ink);width:100%}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--bronze);box-shadow:0 0 0 3px rgba(154,107,63,.18)}
.field input[aria-invalid="true"]{border-color:#b3261e}
.hp{position:absolute;left:-9999px}
.form-status{margin:14px 0 0;font-size:.92rem;min-height:1.2em}
.form-status.ok{color:#2e6b3a}.form-status.err{color:#b3261e}

/* footer */
.site-footer{background:#1d2024;color:#b7b2a9;padding:64px 0 28px;font-size:.92rem}
.footer-inner{display:grid;grid-template-columns:5fr 3fr 4fr;gap:48px}
.footer-brand img{width:260px}
.footer-h{font-family:var(--sans);font-size:.78rem;text-transform:uppercase;letter-spacing:.14em;color:var(--bronze-light);margin-bottom:14px;font-weight:600}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin-bottom:8px}
.site-footer a{color:#e6e2da;text-decoration:none}
.site-footer a:hover{color:#fff;text-decoration:underline}
.footer-legal{margin-top:44px;padding-top:22px;border-top:1px solid rgba(255,255,255,.1);font-size:.8rem;color:#8f8a82}
.footer-legal p{margin:0}

/* responsive */
@media (max-width:1100px){.hero-logo{display:none}}
@media (max-width:1040px){
  .site-nav .nav-phone{display:none}
  .cards-4{grid-template-columns:repeat(2,1fr)}
  .services{grid-template-columns:repeat(2,1fr)}
  .site-nav{gap:20px}
}
@media (max-width:900px){
  .nav-toggle{display:block}
  .site-nav{position:absolute;top:76px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 20px;border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(0,0,0,.08);display:none}
  .site-nav.open{display:flex}
  .site-nav .nav-phone{display:block}
  .site-nav a{padding:14px 0;border-bottom:1px solid var(--line)}
  .site-nav .btn{margin-top:14px;border-bottom:0;padding:14px}
  .about-grid,.contact-grid{grid-template-columns:1fr;gap:40px}
  .photo-portrait{aspect-ratio:16/10;max-width:none}
  .homes{grid-template-columns:1fr}
  .cards-3{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .cta-band,.service-cta{flex-direction:column;align-items:flex-start;padding:32px}
  .footer-inner{grid-template-columns:1fr 1fr}
  .footer-brand{grid-column:1/-1}
}
@media (max-width:600px){
  body{font-size:16px}
  .section{padding:68px 0}
  .container{padding:0 20px}
  .header-inner{height:68px}
  .brand img{height:46px}
  .site-nav{top:68px}
  .hero{padding:72px 0 120px}
  .hero-ctas .btn{width:100%}
  .trust{grid-template-columns:1fr 1fr}
  .cards-4,.services{grid-template-columns:1fr}
  .incentive-card{flex-direction:column;align-items:flex-start;gap:8px}
  .stats{grid-template-columns:repeat(2,1fr);row-gap:12px}
  .stats li:nth-child(3){border-left:0}
  .features{grid-template-columns:1fr}
  .field-row{grid-template-columns:1fr;gap:0}
  .contact-form{padding:24px}
  .facts{grid-template-columns:1fr}
  .facts div:nth-child(odd){padding-right:0}
  .footer-inner{grid-template-columns:1fr}
  .home-body{padding:22px}
}

/* send plans / forms */
.hero-plans{color:#c9c4ba;font-size:.95rem;margin:0 0 .4rem}
.hero-plans a{color:var(--bronze-light);font-weight:600}
.plain-list{padding-left:1.1em;color:var(--muted);margin:0 0 24px}
.plain-list li{margin-bottom:8px}
.next-step{border-left:4px solid var(--bronze);background:#fff;border-radius:var(--radius);padding:18px 22px;box-shadow:var(--shadow)}
.next-step p:last-child{margin:0;color:var(--ink)}
.field input[type=file]{padding:9px;background:#fff;font-size:.9rem}
.field-hint{font-size:.82rem;color:var(--muted);margin:-8px 0 16px}
.section-cream .contact-form{box-shadow:var(--shadow);border:1px solid var(--line)}
.light-link{color:var(--bronze-light)}
p.hp{position:absolute;left:-9999px;margin:0}

/* home photo gallery */
.gallery-title{margin:2.2rem 0 .8rem;font-size:1.25rem}
.home-gallery{list-style:none;margin:0 0 1rem;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.home-gallery figure{margin:0}
.home-gallery .photo{aspect-ratio:4/3}
.home-gallery figcaption{font-size:.85rem;color:var(--muted,#666);margin-top:6px}
@media (max-width:820px){.home-gallery{grid-template-columns:repeat(2,1fr)}}

/* plans page */
.page-hero{background:linear-gradient(180deg,#1f2227 0%,#2b2f36 100%);color:#fff;padding:80px 0 70px}
.page-hero h1{color:#fff;font-size:clamp(2.4rem,5vw,3.8rem)}
.site-nav a[aria-current="page"]{color:var(--bronze)}
.plan-grid{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.plan-card{border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);background:#fff;display:flex;flex-direction:column;overflow:hidden}
.plan-card-img{aspect-ratio:16/10;background:var(--cream-2)}
.plan-card-img img{width:100%;height:100%;object-fit:cover}
.plan-card-body{padding:22px;display:flex;flex-direction:column;flex:1}
.plan-card-body h3{font-size:1.5rem;margin-bottom:.2em}
.plan-card-price{font-family:var(--serif);font-size:1.35rem;font-weight:700;color:var(--charcoal);margin-bottom:.4em}
.plan-card-meta{font-size:.88rem;color:var(--muted)}
.plan-card .btn{margin-top:auto;align-self:flex-start}
.back-link{background:none;border:0;padding:6px 0;font:inherit;font-weight:600;color:var(--bronze);cursor:pointer;margin-bottom:20px}
.pd-top{display:grid;grid-template-columns:6fr 5fr;gap:40px;align-items:start;margin-bottom:44px}
.pd-media{display:grid;gap:12px}
.pd-media img{width:100%;border-radius:var(--radius);border:1px solid var(--line);background:#fff}
.pd-price{font-family:var(--serif);font-size:1.8rem;font-weight:700;color:var(--charcoal)}
.pd-stats{background:#fff}
.configurator{display:grid;grid-template-columns:7fr 5fr;gap:36px;align-items:start}
.pd-options{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:30px;box-shadow:var(--shadow)}
.opt-group{border:0;padding:0;margin:0 0 26px}
.opt-group legend{font-family:var(--serif);font-size:1.3rem;font-weight:600;color:var(--charcoal);margin-bottom:10px;padding:0}
.opt-choices{display:grid;gap:10px}
.opt-choice{display:grid;grid-template-columns:auto 1fr auto;gap:4px 12px;align-items:center;border:1px solid #cfc8bb;border-radius:var(--radius);padding:12px 14px;cursor:pointer;background:#fcfbf8}
.opt-choice:has(input:checked){border-color:var(--bronze);background:#fbf4ec;box-shadow:0 0 0 2px rgba(154,107,63,.18)}
.opt-choice input{width:18px;height:18px;accent-color:var(--bronze);margin:0}
.opt-name{font-weight:500}
.opt-price{font-size:.85rem;color:var(--muted);white-space:nowrap}
.opt-desc{grid-column:2/-1;font-size:.85rem;color:var(--muted)}
.pd-summary-card{position:sticky;top:96px;background:#fff;border:1px solid var(--line);border-left:5px solid var(--bronze);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow)}
.pd-summary-list{margin:0 0 12px}
.pd-summary-list div{display:grid;grid-template-columns:120px 1fr;gap:10px;padding:7px 0;border-bottom:1px solid var(--line);font-size:.9rem}
.pd-summary-list dt{color:var(--muted)}
.pd-summary-list dd{margin:0;font-weight:500}
.pd-total{font-weight:600;color:var(--charcoal);font-size:.95rem}
.pd-request h4{font-family:var(--serif);font-size:1.3rem;margin:20px 0 12px;color:var(--charcoal)}
.pd-next{margin:14px 0 0}
.cta-band-inline{display:flex;align-items:center;justify-content:space-between;gap:32px}
@media (max-width:1040px){.plan-grid{grid-template-columns:repeat(2,1fr)}.configurator{grid-template-columns:1fr}.pd-summary-card{position:static}}
@media (max-width:760px){.plan-grid{grid-template-columns:1fr}.pd-top{grid-template-columns:1fr;gap:24px}.pd-options{padding:20px}.cta-band-inline{flex-direction:column;align-items:flex-start}.opt-choice{grid-template-columns:auto 1fr}.opt-price{grid-column:2}}

/* upgraded-standard message */
.hero-sub{font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2.1rem);color:var(--bronze-light);font-weight:600;margin:-.2em 0 .7em;line-height:1.2}
.std-callout{background:var(--cream);border:1px solid var(--line);border-left:5px solid var(--bronze);border-radius:var(--radius);padding:22px 26px;margin:0 0 36px}
.std-callout-title{font-family:var(--serif);font-size:1.6rem;font-weight:700;color:var(--charcoal);margin:0 0 .3em;line-height:1.2}
.std-callout p:last-child{margin:0;color:var(--muted)}
.std-callout-small{padding:16px 18px;margin:0 0 20px}
.std-callout-small .std-callout-title{font-size:1.25rem}
.std-callout-small p:last-child{font-size:.9rem}

/* ICF section */
.icf{background:linear-gradient(180deg,#22252a 0%,#2b2f36 100%)}
.icf-head{display:grid;grid-template-columns:7fr 4fr;gap:48px;align-items:center;margin-bottom:44px}
.icf-lead{font-size:1.1rem;color:#ddd8cf;max-width:44rem}
.icf-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:1.6rem}
.icf-diagram{margin:0;background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.12);border-radius:var(--radius);padding:20px}
.icf-diagram svg{width:100%;height:auto;display:block}
.icf-list-title{color:#fff;font-size:1.7rem;margin-bottom:20px}
.icf-benefits{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(2,1fr);gap:14px 28px}
.icf-benefits li{position:relative;padding:16px 18px 16px 46px;background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);border-radius:var(--radius);display:flex;flex-direction:column}
.icf-benefits li::before{content:"";position:absolute;left:18px;top:22px;width:12px;height:12px;background:var(--bronze-light);transform:rotate(45deg)}
.icf-benefits strong{color:#fff;font-family:var(--serif);font-size:1.25rem;font-weight:600;line-height:1.25}
.icf-benefits span{color:#c9c4ba;font-size:.95rem}
.icf .note a{white-space:nowrap}

/* Bear Lake */
.bear-lake{background:linear-gradient(180deg,#fff 0%,var(--cream) 100%)}
.bl-grid{display:grid;grid-template-columns:7fr 5fr;gap:56px;align-items:center}
.bl-list{list-style:none;padding:0;margin:0 0 20px}
.bl-list li{position:relative;padding:6px 0 6px 22px}
.bl-list li::before{content:"";position:absolute;left:0;top:.95em;width:9px;height:9px;background:var(--bronze);transform:rotate(45deg)}
.bl-towns{color:var(--ink)}
.bl-idaho{font-weight:600;color:var(--charcoal)}
.bl-card{background:var(--charcoal);color:#ddd8cf;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);text-align:center;padding-bottom:22px}
.bl-card svg{width:100%;height:auto;display:block;margin-bottom:18px}
.bl-card p{margin:0 20px 6px}
.bl-card-title{font-family:var(--serif);font-size:1.6rem;font-weight:600;color:#fff}
.bl-card-small{font-size:.85rem;color:#a9a49b}
@media (max-width:900px){.icf-head,.bl-grid{grid-template-columns:1fr;gap:28px}.icf-diagram{max-width:320px}.icf-benefits{grid-template-columns:1fr}}
@media (max-width:600px){.icf-ctas .btn{width:100%}.bear-lake .btn{width:100%}}

/* header nav: more links, so keep on one line and collapse earlier */
.site-nav a{white-space:nowrap}
@media (min-width:1101px){.site-nav{gap:20px}.site-nav a{font-size:.9rem}}
@media (max-width:1100px){
  .nav-toggle{display:block}
  .site-nav{position:absolute;top:76px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 20px;border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(0,0,0,.08);display:none}
  .site-nav.open{display:flex}
  .site-nav .nav-phone{display:block}
  .site-nav a{padding:14px 0;border-bottom:1px solid var(--line)}
  .site-nav .btn{margin-top:14px;border-bottom:0;padding:14px}
}
@media (max-width:600px){.site-nav{top:68px}}

/* team: Benjamin & Betty */
.hero-team{color:#e6e2da;font-size:1.05rem;margin:0 0 1em;max-width:44rem}
.hero-team strong{color:#fff}
.hero-team a{color:var(--bronze-light);font-weight:600;white-space:nowrap}
.team-top{display:grid;grid-template-columns:5fr 7fr;gap:56px;align-items:center;margin-bottom:44px}
.photo-couple{aspect-ratio:4/5}
.photo-couple.filled img{object-position:50% 40%}
.team-lead{font-size:1.1rem;color:var(--ink)}
.team-cards{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-bottom:48px}
.team-card{display:flex;flex-direction:column;border-top:4px solid var(--bronze)}
.team-card h3{font-size:1.9rem;margin-bottom:.1em}
.team-role{text-transform:uppercase;letter-spacing:.14em;font-size:.74rem;font-weight:600;color:var(--bronze);margin:0 0 .4em}
.card .team-sub{color:var(--muted);font-size:.92rem;margin:0 0 14px}
.team-list{list-style:none;padding:0;margin:0 0 22px;color:var(--ink);font-size:.97rem}
.team-list li{position:relative;padding:5px 0 5px 22px}
.team-list li::before{content:"";position:absolute;left:0;top:.9em;width:8px;height:8px;background:var(--bronze);transform:rotate(45deg)}
.team-card .btn{margin-top:auto;align-self:flex-start}
.flow-title{font-size:1.6rem;margin-bottom:18px}
.team-flow{list-style:none;margin:0 0 20px;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:0;counter-reset:none}
.team-flow li{position:relative;background:var(--charcoal);color:#c9c4ba;padding:22px 22px 22px 22px;display:flex;flex-direction:column;border-right:1px solid rgba(255,255,255,.12)}
.team-flow li:first-child{border-radius:var(--radius) 0 0 var(--radius)}
.team-flow li:last-child{border-radius:0 var(--radius) var(--radius) 0;border-right:0;background:var(--bronze);color:#fff}
.team-flow li:not(:last-child)::after{content:"";position:absolute;right:-9px;top:50%;width:16px;height:16px;background:inherit;transform:translateY(-50%) rotate(45deg);z-index:1;border-top:1px solid rgba(255,255,255,.12);border-right:1px solid rgba(255,255,255,.12)}
.flow-num{font-family:var(--serif);font-size:1.6rem;font-weight:700;color:var(--bronze-light);line-height:1}
.team-flow li:last-child .flow-num{color:#fff}
.team-flow strong{color:#fff;font-family:var(--serif);font-size:1.3rem;font-weight:600;margin:6px 0 2px;line-height:1.2}
.team-note{color:var(--muted)}
.footer-team{margin:18px 0 0;color:#e6e2da;font-family:var(--serif);font-size:1.25rem;font-weight:600}
.footer-team span{font-family:var(--sans);font-size:.85rem;font-weight:400;color:#b7b2a9}
.contact-list small{color:#a9a49b;font-size:.82rem}
@media (max-width:900px){.team-top,.team-cards{grid-template-columns:1fr;gap:28px}.team-flow{grid-template-columns:1fr 1fr;gap:10px}.team-flow li,.team-flow li:first-child,.team-flow li:last-child{border-radius:var(--radius);border-right:0}.team-flow li::after{display:none}}
@media (max-width:600px){.team-flow{grid-template-columns:1fr}.team-card .btn{width:100%}}

/* Work photo strips (septic, ICF) */
.work-strip{margin-top:34px}
.work-strip-title{margin:0 0 12px}
.home-gallery.cols-3{grid-template-columns:repeat(3,1fr)}
.home-gallery.cols-2{grid-template-columns:repeat(2,1fr);max-width:820px}
.work-gallery li{list-style:none}
.work-gallery .photo{position:relative;overflow:hidden;border-radius:10px}
.home-gallery.on-dark{margin:26px 0 18px}
.home-gallery.on-dark figcaption{color:#cfc8bc}
@media (max-width:820px){.home-gallery.cols-3{grid-template-columns:repeat(2,1fr)}}
@media (max-width:520px){.home-gallery.cols-2,.home-gallery.cols-3{grid-template-columns:1fr}}
/* ICF: Superform block image */
.icf-photo{background:#e9e6e0;border-color:rgba(255,255,255,.2);padding:18px 18px 12px}
.icf-photo img{width:100%;height:auto;display:block}
.icf-photo figcaption{font-size:.8rem;line-height:1.45;color:#4a4f57;margin-top:10px}
.icf-photo figcaption a.light-link{color:#7a5428;white-space:nowrap}
@media (max-width:900px){.icf-diagram.icf-photo{max-width:440px}}

/* Plan specs list */
.pd-specs{margin:14px 0 6px;display:grid;gap:0;border-top:1px solid var(--line)}
.pd-specs div{display:grid;grid-template-columns:150px 1fr;gap:12px;padding:8px 0;border-bottom:1px solid var(--line);font-size:.92rem}
.pd-specs dt{font-weight:600}
.pd-specs dd{margin:0}
.pd-specs:empty{display:none}
.plan-card-img img:not([src*="placeholder"]){object-fit:contain;background:#fff;padding:6px}

/* Finish tier comparison */
.tier-section{margin-top:64px}
.tier-compare{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.tier-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--bronze);border-radius:var(--radius);padding:22px 22px 18px}
.tier-card:nth-child(1){border-top-color:#8a8f97}
.tier-card:nth-child(3){border-top-color:#262a30}
.tier-card h3{margin:0 0 4px}
.tier-price{margin:0 0 8px;font-weight:600;color:var(--bronze)}
.tier-desc{font-size:.92rem;color:var(--muted);margin:0 0 10px}
.tier-card ul{margin:0;padding-left:18px;font-size:.9rem;line-height:1.5}
.tier-card li{margin:4px 0}
.tier-note{font-size:.88rem;color:var(--muted);margin-top:14px}
.opt-includes{grid-column:2/-1;font-size:.85rem;margin-top:4px}
.opt-includes summary{cursor:pointer;color:var(--bronze);font-weight:600}
.opt-includes ul{margin:6px 0 2px;padding-left:18px;color:#3a3f46}
.opt-includes li{margin:2px 0}
@media (max-width:900px){.tier-compare{grid-template-columns:1fr}}
@media (max-width:760px){.opt-includes{grid-column:1/-1}}

/* Exterior color swatches */
.opt-note{font-size:.85rem;color:var(--muted);margin:2px 0 10px}

.swatches{grid-column:2/-1;display:flex;gap:6px;margin:4px 0 2px}
.swatch{width:44px;height:28px;border-radius:6px;border:1px solid rgba(0,0,0,.18);box-shadow:inset 0 0 0 1px rgba(255,255,255,.25)}
@media (max-width:760px){.opt-group-exterior .opt-choices{grid-template-columns:1fr}.swatches{grid-column:1/-1}.swatch{width:40px;height:26px}}

.opt-tag{display:inline-block;font-size:.72rem;font-weight:600;letter-spacing:.02em;color:#7a5428;background:#f3e7d8;border-radius:999px;padding:2px 8px;margin-left:6px;vertical-align:2px}
.opt-chips{grid-column:2/-1;display:flex;flex-wrap:wrap;gap:6px;margin:4px 0 2px}
.chip{font-size:.75rem;border:1px solid #d9d1c3;background:#fff;border-radius:999px;padding:2px 9px;color:#4a4f57}

@media (max-width:760px){.opt-group-cabinets .opt-choices,.opt-group-basement .opt-choices{grid-template-columns:1fr}.opt-chips{grid-column:1/-1}}

/* Pricing (SHOW_PRICES) */
.plan-card-pricesub,.pd-price-sub{font-size:.82rem;color:var(--muted);margin:-.3em 0 .5em}
.plan-card-tiers{font-size:.85rem;color:#7a5428;margin:0 0 .7em;line-height:1.5}
.price-disclaimer{font-size:.82rem;color:var(--muted);line-height:1.5}
.plans-disclaimer{margin:22px 0 0;max-width:900px}
.price-breakdown{margin:28px 0 8px;background:#fff;border:1px solid #e3dccf;border-left:4px solid #8a5a2b;border-radius:10px;padding:22px 24px}
.price-breakdown h3{margin:0 0 4px;font-size:1.25rem}
.pb-sub{font-size:.88rem;color:var(--muted);margin:0 0 12px}
.price-breakdown dl{margin:0 0 12px;display:grid;grid-template-columns:repeat(4,1fr);gap:10px}
.price-breakdown dl div{background:#faf7f1;border-radius:8px;padding:10px 12px}
.price-breakdown dt{font-size:.78rem;text-transform:uppercase;letter-spacing:.04em;color:var(--muted)}
.price-breakdown dd{margin:2px 0 0;font-weight:700;color:var(--charcoal);font-size:1.02rem}
.price-breakdown dl.pb-small{grid-template-columns:repeat(3,1fr)}
.price-breakdown dl.pb-small dd{font-size:.9rem;font-weight:600}
.pb-h{font-weight:600;margin:6px 0 8px;color:var(--charcoal)}
.pb-note{font-size:.88rem;color:#4a4f57;margin:0 0 8px}
.price-breakdown .price-disclaimer{margin:10px 0 14px}
@media (max-width:1040px){.price-breakdown dl{grid-template-columns:repeat(2,1fr)}}
@media (max-width:760px){.price-breakdown{padding:18px}.price-breakdown dl,.price-breakdown dl.pb-small{grid-template-columns:1fr}}
/* Overflow guards: fieldsets default to min-width:min-content */
.configurator>*,.pd-options,.opt-group,.opt-choices,.opt-choice{min-width:0}
.opt-price{white-space:normal;overflow-wrap:anywhere;max-width:22em;text-align:right}
@media (max-width:760px){.opt-price{text-align:left;max-width:none}}