/* Maple design: warm cream, Fraunces headings, Inter body, one accent colour. */
:root {
  --bg: #faf6ef; --card: #ffffff; --ink: #2a1d17; --muted: #6a5a50; --line: #eadfce;
  --accent: #b4432f; --accent-ink: #ffffff; --accent-text: #9c3826; --tint: #f6e7e2;
  --display: "Fraunces", Georgia, "Times New Roman", serif;
  --body: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --radius: 18px; --wrap: 1140px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--bg); color: var(--ink); font-family: var(--body); font-size: 17px; line-height: 1.6; -webkit-font-smoothing: antialiased; }
img { max-width: 100%; height: auto; display: block; }
a { color: var(--accent-text); }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 20px; }
h1, h2, h3 { font-family: var(--display); line-height: 1.08; letter-spacing: -0.015em; margin: 0 0 .4em; }
h1 { font-size: clamp(2.4rem, 6vw, 4rem); font-weight: 700; }
h2 { font-size: clamp(1.8rem, 4vw, 2.6rem); font-weight: 700; }
h3 { font-size: 1.3rem; font-weight: 600; }
p { margin: 0 0 1em; }
.kicker { font-size: 13px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--accent-text); margin-bottom: 14px; }
.lede { font-size: 1.15rem; color: var(--muted); max-width: 34em; }
.muted { color: var(--muted); }
.skip { position: absolute; left: -999px; }
.skip:focus { left: 12px; top: 12px; background: #fff; padding: 8px 12px; z-index: 50; }

/* Brokerage strip (RECO: brokerage name shown clearly on every page) */
.strip { background: var(--ink); color: #f3ebe1; font-size: 13.5px; }
.strip .wrap { display: flex; justify-content: space-between; gap: 12px; padding-top: 7px; padding-bottom: 7px; flex-wrap: wrap; }
.strip a { color: #fff; text-decoration: none; font-weight: 600; }

/* Header */
header.site { background: var(--bg); border-bottom: 1px solid var(--line); position: sticky; top: 0; z-index: 20; }
header.site .wrap { display: flex; align-items: center; gap: 14px; padding-top: 14px; padding-bottom: 14px; }
.mono { width: 44px; height: 44px; border-radius: 50%; background: var(--accent); color: var(--accent-ink); display: flex; align-items: center; justify-content: center; font-family: var(--display); font-weight: 700; font-size: 17px; flex: none; }
.brand { margin-right: auto; text-decoration: none; color: var(--ink); display: flex; align-items: center; gap: 12px; }
.brand b { font-family: var(--display); font-size: 21px; line-height: 1.1; display: block; }
.brand small { font-size: 12px; color: var(--muted); display: block; }
nav.main { display: flex; gap: 26px; font-weight: 500; font-size: 15px; }
nav.main a { color: var(--ink); text-decoration: none; }
nav.main a:hover { color: var(--accent-text); }
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; background: var(--accent); color: var(--accent-ink); padding: 13px 22px; border-radius: 999px; font-weight: 600; font-size: 15.5px; text-decoration: none; border: 0; cursor: pointer; }
.btn:hover { filter: brightness(.94); }
.btn.ghost { background: transparent; color: var(--ink); border: 1.5px solid var(--ink); }
.btn.light { background: #fff; color: var(--ink); }
.chip { display: inline-block; background: var(--tint); color: var(--accent-text); padding: 8px 14px; border-radius: 999px; font-weight: 600; font-size: 14px; text-decoration: none; }
@media (max-width: 860px) { nav.main { display: none; } header.site .btn { padding: 10px 16px; font-size: 14px; } .brand small { display: none; } }

/* Hero */
.hero { padding: 64px 0 40px; }
.hero .wrap { display: grid; grid-template-columns: 1.1fr .9fr; gap: 48px; align-items: center; }
.hero-photo { position: relative; }
.hero-photo .house { border-radius: var(--radius); aspect-ratio: 4/5; object-fit: cover; width: 100%; box-shadow: 0 30px 60px -30px rgba(60,30,10,.45); }
.hero-photo .me { position: absolute; left: -28px; bottom: 26px; width: 150px; background: #fff; border-radius: 16px; padding: 8px 8px 10px; box-shadow: 0 18px 40px -18px rgba(60,30,10,.5); text-align: center; font-size: 13px; }
.hero-photo .me img { border-radius: 10px; aspect-ratio: 3/4; object-fit: cover; width: 100%; margin-bottom: 6px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.hero-chips { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 18px; }
@media (max-width: 860px) {
  .hero { padding-top: 36px; }
  .hero .wrap { grid-template-columns: 1fr; gap: 32px; }
  .hero-photo .house { aspect-ratio: 4/3; }
  .hero-photo .me { left: 12px; bottom: 12px; width: 110px; }
}

/* Sections */
section.block { padding: 72px 0; }
section.alt { background: #fff; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.grid3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; margin-top: 34px; }
.grid2 { display: grid; grid-template-columns: 1fr 1fr; gap: 48px; align-items: center; }
@media (max-width: 860px) { .grid3, .grid2 { grid-template-columns: 1fr; gap: 22px; } }
.card { background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; display: flex; flex-direction: column; }
.card img { aspect-ratio: 3/2; object-fit: cover; width: 100%; }
.card .in { padding: 22px 22px 24px; display: flex; flex-direction: column; flex: 1; }
.card .in p { color: var(--muted); }
.card .in .more { margin-top: auto; font-weight: 600; text-decoration: none; }
.about-photo { background: #fff; border-radius: var(--radius); border: 1px solid var(--line); padding: 18px; max-width: 360px; }
.about-photo img { width: 100%; border-radius: 12px; }
.facts { list-style: none; padding: 0; margin: 22px 0 0; display: grid; gap: 10px; }
.facts li { display: flex; gap: 10px; align-items: baseline; }
.facts li::before { content: ""; width: 8px; height: 8px; border-radius: 50%; background: var(--accent); flex: none; transform: translateY(-2px); }
.areas { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 20px; }
.areas span { background: var(--bg); border: 1px solid var(--line); padding: 8px 14px; border-radius: 999px; font-size: 15px; }
.steps { counter-reset: s; display: grid; gap: 18px; margin-top: 30px; }
.steps li { list-style: none; counter-increment: s; display: grid; grid-template-columns: 44px 1fr; gap: 14px; }
.steps li::before { content: counter(s); width: 44px; height: 44px; border-radius: 50%; background: var(--tint); color: var(--accent-text); font-weight: 700; display: flex; align-items: center; justify-content: center; font-family: var(--display); font-size: 18px; }
.steps { padding: 0; }
.photo-round { border-radius: var(--radius); aspect-ratio: 4/3; object-fit: cover; width: 100%; }

/* Contact */
.contact { background: var(--ink); color: #f6efe6; }
.contact h2 { color: #fff; }
.contact .lede { color: #d6c8bb; }
.contact a.big { color: #fff; font-family: var(--display); font-size: clamp(1.6rem, 4vw, 2.3rem); text-decoration: none; font-weight: 700; }
.contact .row { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 22px; }
.contact .btn.ghost { color: #fff; border-color: #fff; }
.vi { margin-top: 26px; padding: 16px 18px; border: 1px solid #4a3a31; border-radius: 14px; color: #e9ddd1; max-width: 34em; }

/* Footer */
footer.site { padding: 40px 0 56px; font-size: 14px; color: var(--muted); }
footer.site .wrap { display: grid; gap: 14px; }
footer.site .cols { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 18px; }
footer.site a { color: var(--muted); }
footer.site .legal { border-top: 1px solid var(--line); padding-top: 16px; font-size: 12.5px; line-height: 1.55; }

/* Mobile call bar */
.callbar { display: none; }
@media (max-width: 860px) {
  .callbar { display: flex; position: fixed; left: 0; right: 0; bottom: 0; z-index: 30; background: #fff; border-top: 1px solid var(--line); padding: 10px 14px calc(10px + env(safe-area-inset-bottom)); gap: 10px; }
  .callbar a { flex: 1; }
  body { padding-bottom: 72px; }
}
.prose { max-width: 46em; padding: 56px 20px 80px; margin: 0 auto; }
.prose h1 { font-size: clamp(2rem, 5vw, 2.8rem); }
.prose h2 { font-size: 1.4rem; margin-top: 1.6em; }