:root {
    --bone:        #EDE6D6;
    --bone-deep:   #E5DCC7;
    --bone-soft:   #F4EFE3;
    --ink:         #1A1A17;
    --ink-soft:    #6B6358;
    --ink-mute:    #908778;
    --olive:       #4A5440;
    --olive-soft:  #6B7560;
    --line:        #D4CCBC;
    --line-soft:   #E0D8C7;
    --serif: 'Fraunces', 'Iowan Old Style', Georgia, serif;
    --sans:  'Manrope', -apple-system, BlinkMacSystemFont, sans-serif;
  }
  *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
  html { scroll-behavior: smooth; }
  body {
    background: var(--bone); color: var(--ink);
    font-family: var(--sans); font-weight: 400; line-height: 1.55;
    -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale;
    overflow-x: hidden;
  }
  ::selection { background: var(--olive); color: var(--bone); }
  img { display: block; max-width: 100%; height: auto; }

  .container { max-width: 1280px; margin: 0 auto; padding: 0 2.5rem; }
  @media (max-width: 720px) { .container { padding: 0 1.5rem; } }

  .eyebrow {
    font-family: var(--sans); font-size: 0.72rem; font-weight: 500;
    letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-soft);
  }

  /* HEADER */
  header {
    position: sticky; top: 0; z-index: 100;
    background: rgba(237, 230, 214, 0.85);
    backdrop-filter: saturate(140%) blur(12px);
    -webkit-backdrop-filter: saturate(140%) blur(12px);
    border-bottom: 1px solid transparent; transition: border-color 0.3s ease;
  }
  header.scrolled { border-bottom-color: var(--line-soft); }
  .header-inner {
    display: flex; align-items: center; justify-content: space-between;
    padding: 1.4rem 2.5rem; max-width: 1280px; margin: 0 auto;
  }
  @media (max-width: 720px) { .header-inner { padding: 1.1rem 1.5rem; } }
  .wordmark {
    font-family: var(--serif); font-weight: 500; font-size: 1.25rem;
    letter-spacing: 0.06em; color: var(--ink); text-decoration: none;
    display: inline-flex; align-items: center; gap: 0.6rem;
  }
  .wordmark .amp { font-style: italic; font-weight: 400; color: var(--olive); margin: 0 0.05em; }
  .wordmark .brand-mark { height: 1.7em; width: auto; display: block; }
  nav.primary { display: flex; align-items: center; gap: 2.25rem; }
  nav.primary a {
    font-size: 0.9rem; color: var(--ink-soft); text-decoration: none;
    transition: color 0.2s ease;
  }
  nav.primary a:hover { color: var(--ink); }
  .btn {
    display: inline-flex; align-items: center; gap: 0.5rem;
    padding: 0.85rem 1.5rem; background: var(--ink); color: var(--bone);
    text-decoration: none; font-size: 0.88rem; font-weight: 500;
    border: 1px solid var(--ink);
    transition: background 0.25s ease, color 0.25s ease, border-color 0.25s ease;
    cursor: pointer;
  }
  .btn:hover { background: var(--olive); border-color: var(--olive); }
  .btn .arrow { transition: transform 0.25s ease; }
  .btn:hover .arrow { transform: translateX(3px); }
  .btn-outline { background: transparent; color: var(--ink); }
  .btn-outline:hover { background: var(--ink); color: var(--bone); }

  /* Mobile nav (hamburger) */
  .nav-toggle {
    display: none; flex-direction: column; justify-content: center; gap: 5px;
    width: 44px; height: 44px; padding: 10px 8px; margin-right: -8px;
    background: transparent; border: none; cursor: pointer;
  }
  .nav-toggle span {
    display: block; width: 100%; height: 1.5px; background: var(--ink);
    transition: transform 0.3s ease, opacity 0.2s ease;
  }
  header.nav-open .nav-toggle span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
  header.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
  header.nav-open .nav-toggle span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }
  .mobile-nav {
    display: none; flex-direction: column;
    max-width: 1280px; margin: 0 auto; padding: 0.25rem 2.5rem 1.5rem;
    border-top: 1px solid var(--line-soft);
  }
  .mobile-nav a {
    font-family: var(--sans); font-size: 1.05rem; color: var(--ink-soft);
    text-decoration: none; padding: 0.9rem 0;
    border-bottom: 1px solid var(--line-soft); transition: color 0.2s ease;
  }
  .mobile-nav a:hover { color: var(--ink); }
  .mobile-nav a.btn {
    justify-content: center; color: var(--bone); border-bottom: none;
    margin-top: 1.1rem;
  }
  .mobile-nav a.btn:hover { color: var(--bone); }
  @media (max-width: 720px) { .mobile-nav { padding: 0.25rem 1.5rem 1.5rem; } }

  @media (max-width: 900px) {
    nav.primary { display: none; }
    .nav-toggle { display: flex; }
    header.nav-open .mobile-nav { display: flex; }
  }
  @media (max-width: 600px) {
    .wordmark { font-size: 1.02rem; letter-spacing: 0.04em; gap: 0.45rem; }
    .btn { padding: 0.62rem 0.95rem; font-size: 0.78rem; white-space: nowrap; }
    nav.primary { gap: 0.75rem; }
  }
  @media (max-width: 380px) {
    .wordmark { font-size: 0.9rem; }
    .btn { padding: 0.55rem 0.8rem; font-size: 0.72rem; }
  }

  /* HERO */
  .hero { padding: 8rem 0 6rem; }
  .hero h1 {
    font-family: var(--serif); font-weight: 500;
    font-size: clamp(2.6rem, 7.5vw, 6.2rem);
    line-height: 1.02; letter-spacing: -0.018em; color: var(--ink);
    max-width: 18ch; font-variation-settings: "opsz" 144;
  }
  .hero h1 em { font-style: italic; font-weight: 400; color: var(--olive); }
  .hero p.lede {
    font-size: 1.15rem; line-height: 1.6; color: var(--ink-soft);
    max-width: 38rem; margin-top: 2rem;
  }
  .hero .cta-row {
    margin-top: 2.5rem;
    display: flex; align-items: center; gap: 1.25rem; flex-wrap: wrap;
  }
  .hero .marker { margin-top: 3rem; height: 1px; width: 64px; background: var(--olive); }
  .reveal { opacity: 0; transform: translateY(18px); animation: reveal 1s cubic-bezier(0.2,0.7,0.2,1) forwards; }
  .reveal.d1 { animation-delay: 0.10s; }
  .reveal.d2 { animation-delay: 0.25s; }
  .reveal.d3 { animation-delay: 0.40s; }
  .reveal.d4 { animation-delay: 0.55s; }
  @keyframes reveal { to { opacity: 1; transform: translateY(0); } }
  @media (max-width: 720px) {
    .hero { padding: 5rem 0 4rem; }
    .hero p.lede { font-size: 1.05rem; }
  }

  /* ABOUT */
  .about-image {
    position: relative; width: 100%;
    height: clamp(420px, 64vw, 720px);
    overflow: hidden; background: #2F3829;
  }
  .about-image img {
    width: 100%; height: 100%;
    object-fit: cover; object-position: center 55%;
  }
  .about-image::after {
    content: ""; position: absolute; inset: 0;
    background: linear-gradient(to bottom, rgba(26,26,23,0.20) 0%, rgba(26,26,23,0.10) 40%, rgba(26,26,23,0.75) 100%);
    pointer-events: none;
  }
  .about-image .overlay-text {
    position: absolute; left: 0; right: 0; bottom: 0;
    padding: 3rem 2.5rem; max-width: 1280px; margin: 0 auto;
    color: var(--bone); z-index: 2;
  }
  .about-image .eyebrow { color: rgba(237,230,214,0.7); }
  .about-image h2 {
    font-family: var(--serif); font-weight: 500;
    font-size: clamp(2rem, 5vw, 3.6rem); line-height: 1.05;
    letter-spacing: -0.015em; margin-top: 1rem; max-width: 22ch;
    font-variation-settings: "opsz" 144;
  }
  .about-image h2 em { font-style: italic; font-weight: 400; }
  @media (max-width: 720px) { .about-image .overlay-text { padding: 2rem 1.5rem; } }

  .about-body { padding: 5rem 0 6rem; }
  .about-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 3.5rem; }
  .about-grid p { font-size: 1.05rem; line-height: 1.7; color: var(--ink); }
  .about-grid p + p { margin-top: 1.25rem; }
  .about-grid .lead {
    font-family: var(--serif);
    font-size: clamp(1.25rem, 1.8vw, 1.5rem);
    line-height: 1.4;
    color: var(--ink);
    font-weight: 400;
  }
  .about-grid .lead em { font-style: italic; color: var(--olive); }
  @media (max-width: 820px) {
    .about-grid { grid-template-columns: 1fr; gap: 1.5rem; }
    .about-body { padding: 3.5rem 0 4rem; }
  }

  /* APPROACH */
  .approach { padding: 6rem 0; border-top: 1px solid var(--line); }
  .approach-head { margin-bottom: 4rem; max-width: 720px; }
  .approach-head h2, .markets-head h2, .exp-head h2, .stay-head h2 {
    font-family: var(--serif); font-weight: 500;
    font-size: clamp(2rem, 5vw, 3.6rem); line-height: 1.05;
    letter-spacing: -0.015em; margin-top: 0.75rem;
    font-variation-settings: "opsz" 144;
  }
  .approach-head h2 em, .markets-head h2 em, .exp-head h2 em, .stay-head h2 em {
    font-style: italic; font-weight: 400; color: var(--olive);
  }
  .pillars { display: grid; grid-template-columns: repeat(3, 1fr); gap: 3rem; }
  .pillar h3 {
    font-family: var(--serif); font-weight: 500;
    font-size: 1.55rem; line-height: 1.18; margin-bottom: 1rem;
    font-variation-settings: "opsz" 24;
  }
  .pillar .label {
    font-size: 0.7rem; font-weight: 500; letter-spacing: 0.18em;
    text-transform: uppercase; color: var(--ink-mute);
    margin-bottom: 1.25rem; display: block;
  }
  .pillar p { font-size: 1rem; line-height: 1.65; color: var(--ink-soft); }
  @media (max-width: 900px) {
    .pillars { grid-template-columns: 1fr; gap: 3rem; }
    .approach { padding: 4rem 0; }
  }

  /* STAY */
  .stay {
    padding: 6rem 0;
    border-top: 1px solid var(--line);
    background: var(--bone-deep);
  }
  .stay-head { max-width: 56rem; margin-bottom: 3.5rem; }
  .stay-head .eyebrow { display: block; margin-bottom: 1.25rem; }
  .stay-head p {
    font-family: var(--serif);
    font-size: clamp(1.4rem, 2.4vw, 1.9rem);
    line-height: 1.35;
    color: var(--ink);
    font-weight: 400;
    max-width: 56rem;
    font-variation-settings: "opsz" 24;
  }
  .stay-feature {
    display: grid; grid-template-columns: 1.1fr 1fr;
    gap: 3rem; align-items: stretch; margin-bottom: 3.5rem;
  }
  .stay-feature .image {
    position: relative; overflow: hidden;
    aspect-ratio: 5 / 4; background: #2F3829;
  }
  .stay-feature .image img { width: 100%; height: 100%; object-fit: cover; }
  .stay-feature .copy { display: flex; flex-direction: column; justify-content: center; }
  .stay-feature .copy .label {
    font-family: var(--serif); font-style: italic;
    font-size: 1.1rem; color: var(--olive); margin-bottom: 0.75rem;
  }
  .stay-feature .copy h3 {
    font-family: var(--serif); font-weight: 500;
    font-size: clamp(1.5rem, 2.8vw, 2.2rem);
    line-height: 1.15; margin-bottom: 1.25rem;
  }
  .stay-feature .copy p {
    font-size: 1.02rem; line-height: 1.7; color: var(--ink-soft);
  }
  @media (max-width: 820px) {
    .stay-feature { grid-template-columns: 1fr; gap: 1.5rem; margin-bottom: 2.5rem; }
  }

  .services {
    display: grid; grid-template-columns: repeat(3, 1fr); gap: 0;
    border-top: 1px solid var(--line);
  }
  .service {
    padding: 1.4rem 1.5rem;
    border-right: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
  }
  .service:nth-child(3n) { border-right: none; }
  .service:nth-child(n+4) { border-bottom: none; }
  .service:last-child { border-right: none; }
  .service h4 {
    font-family: var(--serif); font-weight: 500;
    font-size: 1.15rem; line-height: 1.25;
    margin-bottom: 0.5rem;
    font-variation-settings: "opsz" 24;
  }
  .service h4 .num {
    font-style: italic; font-weight: 400;
    color: var(--olive);
    font-size: 0.9em;
    margin-right: 0.4em;
  }
  .service p {
    font-size: 0.86rem; line-height: 1.55; color: var(--ink-soft);
  }
  @media (max-width: 900px) {
    .services { grid-template-columns: 1fr; }
    .service { border-right: none; padding: 1.1rem 1.25rem; }
    .service:nth-last-child(-n+3) { border-bottom: 1px solid var(--line); }
    .service:last-child { border-bottom: none; }
  }

  /* EXPERIENCES */
  .experiences { padding: 6rem 0; border-top: 1px solid var(--line); }
  .exp-head { max-width: 720px; margin-bottom: 3rem; }
  .exp-head p {
    font-size: 1.05rem; line-height: 1.6; color: var(--ink-soft);
    margin-top: 1rem; max-width: 38rem;
  }
  .exp-grid {
    display: grid; grid-template-columns: repeat(2, 1fr);
    gap: 1.5rem;
  }
  .exp-card { position: relative; overflow: hidden; }
  .exp-card .img-slot {
    width: 100%; aspect-ratio: 4 / 3;
    overflow: hidden; background: #2F3829;
  }
  .exp-card .img-slot img {
    width: 100%; height: 100%;
    object-fit: cover; object-position: center;
    transition: transform 0.6s cubic-bezier(0.2,0.7,0.2,1);
  }
  .exp-card:hover .img-slot img { transform: scale(1.025); }
  @media (max-width: 720px) {
    .exp-grid { grid-template-columns: 1fr; gap: 1rem; }
    .experiences { padding: 4rem 0; }
  }

  /* MARKETS */
  .markets { padding: 6rem 0; border-top: 1px solid var(--line); }
  .markets-head { max-width: 720px; margin-bottom: 3rem; }
  .markets-head p {
    font-size: 1.05rem; line-height: 1.6; color: var(--ink-soft);
    margin-top: 1rem; max-width: 38rem;
  }
  .markets-table { border-top: 1px solid var(--line); }
  .markets-row {
    display: grid;
    grid-template-columns: 1fr 2fr 0.6fr;
    gap: 2rem; padding: 0.95rem 0;
    border-bottom: 1px solid var(--line-soft); align-items: center;
  }
  .markets-row.head {
    font-size: 0.72rem; color: var(--ink-mute);
    font-weight: 500; letter-spacing: 0.1em;
    text-transform: uppercase; padding: 0.75rem 0;
  }
  .markets-row .state {
    font-family: var(--serif); font-size: 1.15rem;
    font-weight: 500; color: var(--ink);
  }
  .markets-row .state .cities {
    display: block; margin-top: 0.25rem;
    font-family: var(--sans); font-weight: 400; font-size: 0.82rem;
    color: var(--ink-soft); letter-spacing: 0;
  }
  .markets-row .profile { color: var(--ink); font-size: 0.95rem; }
  .markets-row .status {
    font-size: 0.72rem; letter-spacing: 0.1em;
    text-transform: uppercase; color: var(--olive); font-weight: 500;
    text-align: right;
  }
  @media (max-width: 720px) {
    .markets { padding: 4rem 0; }
    .markets-row { grid-template-columns: 1fr 1fr; gap: 0.4rem 1rem; padding: 0.95rem 0; }
    .markets-row .state { grid-column: 1 / -1; }
    .markets-row.head { display: none; }
  }

  /* CONTACT */
  .contact { padding: 8rem 0; border-top: 1px solid var(--line); text-align: center; }
  .contact h2 {
    font-family: var(--serif); font-weight: 500;
    font-size: clamp(2.2rem, 5.5vw, 4.2rem);
    line-height: 1.06; letter-spacing: -0.015em;
    max-width: 22ch; margin: 1rem auto 0;
    font-variation-settings: "opsz" 144;
  }
  .contact h2 em { font-style: italic; font-weight: 400; color: var(--olive); }
  .contact p {
    font-size: 1.05rem; line-height: 1.7; color: var(--ink-soft);
    max-width: 36rem; margin: 1.75rem auto 2.5rem;
  }
  @media (max-width: 720px) { .contact { padding: 5rem 0; } }

  /* FOOTER */
  footer { background: var(--bone-deep); padding: 4rem 0 2.5rem; border-top: 1px solid var(--line); }
  .footer-grid { display: grid; grid-template-columns: 1.2fr 1fr 1fr 1.4fr; gap: 3rem; }
  .footer-grid h4 {
    font-size: 0.72rem; font-weight: 500; letter-spacing: 0.18em;
    text-transform: uppercase; color: var(--ink-mute); margin-bottom: 1.25rem;
  }
  .footer-grid a, .footer-grid p, .footer-grid li {
    font-size: 0.92rem; color: var(--ink-soft); text-decoration: none;
    line-height: 1.8; list-style: none;
  }
  .footer-grid a:hover { color: var(--ink); }
  .footer-brand .wordmark { font-size: 1.4rem; display: inline-flex; margin-bottom: 1rem; }
  .footer-disclaimer { font-size: 0.78rem !important; line-height: 1.7 !important; color: var(--ink-mute) !important; }
  .footer-cta p { margin-bottom: 1rem; max-width: 22ch; }
  .footer-cta-link {
    display: inline-flex; align-items: center; gap: 0.4rem;
    font-family: var(--serif); font-style: italic; font-size: 1.05rem;
    color: var(--olive); text-decoration: none;
  }
  .footer-cta-link:hover { color: var(--ink); }
  .footer-cta-link .arrow { transition: transform 0.25s ease; }
  .footer-cta-link:hover .arrow { transform: translateX(3px); }
  .footer-bottom {
    margin-top: 3.5rem; padding-top: 1.5rem;
    border-top: 1px solid var(--line);
    display: flex; justify-content: space-between;
    font-size: 0.8rem; color: var(--ink-mute);
  }
  @media (max-width: 820px) { .footer-grid { grid-template-columns: 1fr 1fr; gap: 2.5rem; } }
  @media (max-width: 520px) {
    .footer-grid { grid-template-columns: 1fr; }
    .footer-bottom { flex-direction: column; gap: 0.5rem; }
  }

  /* ============ SUBPAGES (legal + contact) ============ */
  main { display: block; }
  .subpage { padding: 5rem 0 6rem; }
  @media (max-width: 720px) { .subpage { padding: 3.5rem 0 4rem; } }
  .page-head { max-width: 820px; margin-bottom: 2.75rem; }
  .page-head .eyebrow { display: block; margin-bottom: 1rem; }
  .page-head h1 {
    font-family: var(--serif); font-weight: 500;
    font-size: clamp(2.4rem, 5.5vw, 4rem); line-height: 1.05;
    letter-spacing: -0.015em; font-variation-settings: "opsz" 144;
  }
  .page-head h1 em { font-style: italic; font-weight: 400; color: var(--olive); }
  .page-head p.sub { font-size: 1.05rem; color: var(--ink-soft); margin-top: 1.25rem; max-width: 40rem; }

  /* Legal document typography */
  .legal { max-width: 760px; }
  .legal .meta { font-size: 0.85rem; color: var(--ink-mute); margin-bottom: 2.25rem; }
  .legal h2 {
    font-family: var(--serif); font-weight: 500; font-size: 1.5rem; line-height: 1.2;
    margin: 2.5rem 0 0.85rem; font-variation-settings: "opsz" 24;
  }
  .legal h3 {
    font-family: var(--serif); font-weight: 500; font-size: 1.12rem; line-height: 1.25;
    margin: 1.6rem 0 0.5rem; color: var(--ink);
  }
  .legal p { font-size: 1rem; line-height: 1.75; color: var(--ink-soft); margin-bottom: 1rem; }
  .legal ul { list-style: disc; padding-left: 1.4rem; margin: 0 0 1.25rem; }
  .legal li { font-size: 1rem; line-height: 1.7; color: var(--ink-soft); margin-bottom: 0.35rem; }
  .legal a { color: var(--olive); text-decoration: underline; text-underline-offset: 2px; word-break: break-word; }
  .legal a:hover { color: var(--ink); }
  .legal strong { color: var(--ink); font-weight: 600; }

  /* Contact page + embedded form */
  .contact-lead { max-width: 640px; margin-bottom: 2.5rem; }
  .contact-lead p { font-size: 1.05rem; line-height: 1.7; color: var(--ink-soft); }
  .contact-details { margin-top: 1.25rem; font-size: 0.98rem; line-height: 1.9; color: var(--ink); }
  .contact-details a { color: var(--olive); text-decoration: none; }
  .contact-details a:hover { color: var(--ink); }
  .form-embed {
    position: relative; width: 100%; max-width: 760px;
    min-height: 1092px; border-radius: 20px; overflow: hidden;
    background: var(--bone-soft); border: 1px solid var(--line-soft);
  }
  .form-embed iframe {
    display: block; width: 100%; height: 1092px; min-height: 1092px;
    border: none; border-radius: 20px;
  }