:root {
  --ink: #1d2a2b;
  --ink-soft: #4a5a5b;
  --teal: #3a3d40;
  --teal-dark: #25282a;
  --clay: #0e7f3e;
  --sand: #f7f2ea;
  --sand-deep: #efe6d8;
  --line: #e2d8c8;
  --white: #fff;
  --radius: 14px;
  --serif: "Fraunces", Georgia, serif;
  --sans: "Inter", system-ui, -apple-system, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body { margin: 0; font-family: var(--sans); color: var(--ink); background: var(--white); line-height: 1.6; font-size: 17px; }
a { color: var(--teal); }
img { max-width: 100%; }
h1, h2, h3 { font-family: var(--serif); font-weight: 600; line-height: 1.15; letter-spacing: -0.01em; margin: 0 0 .5em; }
h1 { font-size: clamp(2rem, 4.5vw, 3.2rem); }
h2 { font-size: clamp(1.5rem, 3vw, 2.1rem); }
h3 { font-size: 1.15rem; font-family: var(--sans); font-weight: 600; letter-spacing: 0; }
p { margin: 0 0 1em; }

.wrap { width: min(1120px, 100% - 32px); margin-inline: auto; }
.narrow { width: min(760px, 100% - 32px); }

/* Header */
.site-header { position: sticky; top: 0; z-index: 10; background: rgba(255,255,255,.94); backdrop-filter: blur(8px); border-bottom: 1px solid var(--line); }
.header-inner { display: flex; align-items: center; gap: 24px; min-height: 76px; padding: 8px 0; }
.brand { display: block; line-height: 0; }
.brand img { height: 72px; width: auto; }
.nav { display: flex; gap: 22px; margin-left: auto; }
.nav a { text-decoration: none; color: var(--ink); font-weight: 500; font-size: .95rem; }
.nav a:hover, .nav a[aria-current] { color: var(--clay); }

/* Buttons */
.btn { display: inline-block; background: var(--teal); color: var(--white); text-decoration: none; font-weight: 600; padding: 14px 22px; border-radius: 10px; border: 2px solid var(--teal); font-size: 1rem; cursor: pointer; font-family: var(--sans); transition: background .15s; }
.btn:hover { background: var(--teal-dark); border-color: var(--teal-dark); }
.btn-small { padding: 8px 14px; font-size: .9rem; }
.btn-ghost { background: transparent; color: var(--teal); }
.btn-ghost:hover { background: var(--teal); color: var(--white); }
.btn-ghost-light { background: transparent; border-color: rgba(255,255,255,.6); }
.btn-ghost-light:hover { background: rgba(255,255,255,.12); border-color: var(--white); }
.btn[disabled] { opacity: .6; cursor: wait; }

/* Hero */
.hero { background: var(--sand); background-image: repeating-radial-gradient(ellipse at 110% 120%, transparent 0 38px, rgba(14,127,62,.06) 38px 40px); padding: clamp(56px, 9vw, 110px) 0; border-bottom: 1px solid var(--line); }
.hero-inner { max-width: 820px; margin-left: max(16px, (100% - 1120px) / 2); }
.eyebrow { font-size: .78rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--clay); margin-bottom: .9em; }
.eyebrow a { color: inherit; }
.lede { font-size: 1.2rem; color: var(--ink-soft); max-width: 640px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }

/* Proof bar */
.proof { background: var(--teal); color: var(--white); }
.proof-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; padding: 26px 0; }
.proof-grid div { display: flex; flex-direction: column; }
.proof-grid strong { font-family: var(--serif); font-size: 1.35rem; font-weight: 600; }
.proof-grid span { font-size: .9rem; opacity: .85; }

/* Sections */
.section { padding: clamp(56px, 8vw, 96px) 0; }
.section-alt { background: var(--sand); }
.section-lede { color: var(--ink-soft); font-size: 1.1rem; max-width: 640px; }
.page-head { background: var(--sand); padding: clamp(48px, 7vw, 84px) 0; border-bottom: 1px solid var(--line); }

.card-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 28px; }
.card { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; }
.card p { color: var(--ink-soft); margin: 0; font-size: .97rem; }
.card h3::before { content: ""; display: block; width: 28px; height: 3px; background: var(--clay); border-radius: 2px; margin-bottom: 14px; }

.steps { list-style: none; padding: 0; margin: 28px 0 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.steps li { display: flex; gap: 16px; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; }
.steps p { color: var(--ink-soft); margin: 0; font-size: .97rem; }
.step-n { flex: none; width: 38px; height: 38px; border-radius: 50%; background: var(--teal); color: var(--white); display: grid; place-items: center; font-weight: 600; font-family: var(--serif); }

.area-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 28px; }
.area-card { display: flex; flex-direction: column; gap: 6px; padding: 24px; border-radius: var(--radius); border: 1px solid var(--line); text-decoration: none; color: var(--ink); background: var(--sand); transition: border-color .15s, transform .15s; }
.area-card:hover { border-color: var(--clay); transform: translateY(-2px); }
.area-card strong { font-family: var(--serif); font-size: 1.3rem; font-weight: 600; }
.area-card span { color: var(--ink-soft); font-size: .92rem; }
.chips { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 20px; }
.chip { display: inline-block; padding: 8px 14px; border-radius: 999px; border: 1px solid var(--line); background: var(--white); text-decoration: none; color: var(--ink); font-size: .93rem; font-weight: 500; }
.chip:hover { border-color: var(--teal); color: var(--teal); }

.faq details { border-bottom: 1px solid var(--line); padding: 18px 0; }
.faq summary { cursor: pointer; font-weight: 600; font-size: 1.05rem; list-style: none; display: flex; justify-content: space-between; gap: 16px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; color: var(--clay); font-size: 1.4rem; line-height: 1; }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin: 12px 0 0; color: var(--ink-soft); }

.prose p, .prose li { color: var(--ink-soft); }
.prose h2 { margin-top: 1.4em; }
.ticks { padding: 0; list-style: none; }
.ticks li { padding-left: 28px; position: relative; margin-bottom: 10px; }
.ticks li::before { content: "✓"; position: absolute; left: 0; color: var(--clay); font-weight: 700; }
.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; align-items: start; margin-top: 20px; }
.two-col-wide { display: grid; grid-template-columns: 1.6fr 1fr; gap: 48px; align-items: start; }
.side-card { background: var(--sand); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px; }
.side-card h3 + ul { margin-top: 0; }
.plain { list-style: none; padding: 0; margin: 0 0 24px; }
.plain li { padding: 6px 0; border-bottom: 1px solid var(--line); }
.license { font-size: .88rem; color: var(--ink-soft); }
.bio { display: grid; grid-template-columns: 240px 1fr; gap: 32px; align-items: start; margin: 2em 0; }
.bio img { width: 100%; height: auto; border-radius: var(--radius); }
.bio h2 { margin-top: 0; }

/* Residents */
.alert { background: #fdf1ec; border: 1px solid #f0c9b6; border-left: 4px solid #c2410c; border-radius: 10px; padding: 18px 20px; }
.form h2 { margin-bottom: 0; }

/* Rentals */
.rental-list { display: grid; gap: 28px; }
.rental { display: grid; grid-template-columns: 1.3fr 1fr; gap: 0; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: var(--white); }
.rental-photos { display: flex; overflow-x: auto; scroll-snap-type: x mandatory; background: var(--sand); }
.rental-photos img { flex: 0 0 100%; width: 100%; aspect-ratio: 4 / 3; object-fit: cover; scroll-snap-align: start; }
.rental-body { padding: 28px; }
.rental-badge { display: inline-block; background: #fff2cc; color: #7a5a00; font-weight: 600; font-size: .8rem; letter-spacing: .06em; text-transform: uppercase; padding: 4px 10px; border-radius: 999px; margin-bottom: .6em; }
.rental-rent { font-family: var(--serif); font-size: 1.6rem; font-weight: 600; color: var(--clay); margin-bottom: .3em; }
.rental-facts { font-weight: 600; }
.rental-meta, .rental-desc { color: var(--ink-soft); }
.rentals-empty { max-width: 640px; }

/* Reviews */
.review-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 28px; align-items: start; }
.review { margin: 0; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; display: flex; flex-direction: column; gap: 12px; }
.stars { color: #e8a317; letter-spacing: 2px; font-size: 1.05rem; }
.review blockquote { margin: 0; color: var(--ink); font-size: .98rem; }
.review blockquote p { margin: 0 0 .7em; }
.review blockquote p:last-child { margin-bottom: 0; }
.review figcaption { font-size: .9rem; color: var(--ink-soft); }
.review figcaption strong { color: var(--ink); }
.review .src { display: block; font-size: .8rem; margin-top: 2px; }
.reviews-more { margin-top: 24px; font-weight: 500; }

/* CTA band */
.cta-band { background: var(--teal); color: var(--white); padding: 56px 0; }
.cta-inner { display: flex; justify-content: space-between; align-items: center; gap: 28px; flex-wrap: wrap; }
.cta-band h2 { margin-bottom: .2em; }
.cta-band p { margin: 0; opacity: .85; }
.cta-band .btn:not(.btn-ghost-light) { background: var(--clay); border-color: var(--clay); }
.cta-band .btn:not(.btn-ghost-light):hover { background: #0b6531; border-color: #0b6531; }
.cta-actions { display: flex; gap: 12px; flex-wrap: wrap; }

/* Contact */
.contact-grid { display: grid; grid-template-columns: 1.5fr 1fr; gap: 48px; align-items: start; }
.form { display: grid; gap: 18px; }
.field { display: grid; gap: 6px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field label { font-weight: 500; font-size: .93rem; }
.field input, .field select, .field textarea { font: inherit; padding: 12px 14px; border: 1px solid #cfc3af; border-radius: 10px; background: var(--white); color: var(--ink); width: 100%; }
.field input:focus, .field select:focus, .field textarea:focus { outline: 2px solid var(--teal); outline-offset: 1px; border-color: var(--teal); }
.form .btn { justify-self: start; }
.form-status { min-height: 1.5em; margin: 0; font-weight: 500; }
.hp { position: absolute; left: -9999px; }
.contact-side { background: var(--sand); border: 1px solid var(--line); border-radius: var(--radius); padding: 28px; }
.big-link { font-family: var(--serif); font-size: 1.6rem; font-weight: 600; text-decoration: none; }
.mini-steps { padding-left: 20px; color: var(--ink-soft); }

/* Footer */
.site-footer { background: var(--ink); color: #c9d2d1; font-size: .93rem; padding-top: 56px; }
.site-footer a { color: #e9dcc4; }
.footer-grid { display: grid; grid-template-columns: 1.2fr 1fr 1.4fr; gap: 40px; }
.footer-brand { font-family: var(--serif); font-size: 1.2rem; color: var(--white); }
.footer-h { color: var(--white); font-weight: 600; text-transform: uppercase; letter-spacing: .1em; font-size: .78rem; }
.site-footer .license { color: #c9d2d1; }
.footer-bottom { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 12px; border-top: 1px solid rgba(255,255,255,.12); margin-top: 32px; padding: 20px 0 28px; font-size: .85rem; }
.footer-bottom p { margin: 0; }
.eho { font-size: 1.1rem; margin-right: 4px; }

/* Responsive */
@media (max-width: 900px) {
  .card-grid, .steps, .area-cards, .review-grid { grid-template-columns: 1fr 1fr; }
  .proof-grid { grid-template-columns: 1fr 1fr; }
  .two-col, .two-col-wide, .contact-grid, .footer-grid { grid-template-columns: 1fr; }
  .bio { grid-template-columns: 1fr; }
  .rental { grid-template-columns: 1fr; }
  .bio img { max-width: 320px; }
}
@media (max-width: 720px) {
  .header-inner { flex-wrap: wrap; gap: 0 16px; padding-top: 10px; }
  .brand img { height: 58px; }
  .header-call { margin-left: auto; }
  .nav { order: 3; width: 100%; margin: 0; gap: 20px; padding: 10px 0 12px; overflow-x: auto; }
  .card-grid, .steps, .area-cards, .field-row, .review-grid { grid-template-columns: 1fr; }
  body { font-size: 16px; }
}
@media (max-width: 380px) {
  .brand img { height: 50px; }
  .header-call { padding: 6px 10px; font-size: .82rem; }
}