:root {
  --ground: #FAFAF7;
  --panel: #F1F2EE;
  --ink: #1A2433;
  --ink-soft: #55627A;
  --hair: #E1E3DC;
  --brand: #1E3A5F;      /* deep estate blue */
  --brand-2: #2C4F7C;
  --gold: #A97E22;       /* gold accent — price/offer only */
  --gold-soft: #F6EDDA;
  --focus: #2C4F7C;
}
@media (prefers-color-scheme: dark) {
  :root {
    --ground: #101722; --panel: #18202E; --ink: #EAECEF; --ink-soft: #9FACC0;
    --hair: #26303F; --brand: #8FB2DC; --brand-2: #A9C6E8; --gold: #D9B45C;
    --gold-soft: #2A2310; --focus: #8FB2DC;
  }
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0; background: var(--ground); color: var(--ink);
  font-family: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  font-size: 17px; line-height: 1.65; -webkit-font-smoothing: antialiased;
}
h1, h2, h3, .serif {
  font-family: "Iowan Old Style", "Palatino Linotype", Palatino, "Book Antiqua", Georgia, serif;
  font-weight: 600; letter-spacing: -0.01em; text-wrap: balance; line-height: 1.12;
}
a { color: inherit; }
.wrap { width: min(1080px, 92vw); margin: 0 auto; }
.eyebrow { font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--brand); font-weight: 700; }

header {
  position: sticky; top: 0; z-index: 20;
  background: color-mix(in srgb, var(--ground) 92%, transparent);
  backdrop-filter: saturate(1.2) blur(8px);
  border-bottom: 1px solid var(--hair);
}
.nav { display: flex; align-items: center; gap: 24px; padding: 14px 0; }
.brandmark { display: flex; flex-direction: column; line-height: 1; margin-right: auto; text-decoration: none; }
.brandmark .n { font-family: "Iowan Old Style", Palatino, Georgia, serif; font-size: 19px; font-weight: 600; }
.brandmark .s { font-size: 10.5px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--ink-soft); margin-top: 4px; }
.navlinks { display: flex; gap: 4px; }
.navlinks a { text-decoration: none; font-size: 14px; color: var(--ink-soft); padding: 8px 12px; border-radius: 6px; font-weight: 500; transition: color .15s, background .15s; }
.navlinks a:hover { color: var(--ink); background: var(--panel); }
.navlinks a[aria-current="page"] { color: var(--brand); font-weight: 700; }
.callbtn { text-decoration: none; font-size: 14px; font-weight: 600; border: 1px solid var(--brand); color: var(--brand); padding: 8px 15px; border-radius: 999px; white-space: nowrap; transition: background .15s, color .15s; }
.callbtn:hover { background: var(--brand); color: var(--ground); }

main.wrap { display: block; }
section { padding: 64px 0; border-bottom: 1px solid var(--hair); }
section:last-of-type { border-bottom: 0; }
.hero { padding-top: 48px; padding-bottom: 56px; }
.hero h1 { font-size: clamp(36px, 5.6vw, 58px); margin: 14px 0 0; max-width: 17ch; }
.hero .lede { font-size: clamp(18px, 2.4vw, 21px); color: var(--ink-soft); max-width: 50ch; margin: 22px 0 0; }
.signhero { margin: 0 0 34px; border-radius: 16px; overflow: hidden; border: 1px solid var(--hair); }
.signhero img { width: 100%; height: auto; display: block; }
.heroimg { margin: 44px 0 0; border-radius: 16px; overflow: hidden; border: 1px solid var(--hair); aspect-ratio: 16 / 9; }
.heroimg img { width: 100%; height: 100%; object-fit: cover; display: block; }

.statrow { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; margin-top: 40px; border: 1px solid var(--hair); border-radius: 12px; overflow: hidden; background: var(--panel); }
.stat { padding: 22px 24px; border-right: 1px solid var(--hair); }
.stat:last-child { border-right: 0; }
.stat .big { font-family: "Iowan Old Style", Palatino, Georgia, serif; font-size: clamp(21px, 3vw, 27px); color: var(--brand); font-weight: 600; font-variant-numeric: tabular-nums; }
.stat .lbl { font-size: 12.5px; color: var(--ink-soft); text-transform: uppercase; letter-spacing: 0.06em; margin-top: 6px; }

.ctas { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.btn { display: inline-block; text-decoration: none; font-weight: 600; font-size: 15.5px; padding: 13px 24px; border-radius: 999px; cursor: pointer; border: 1px solid transparent; transition: transform .12s, background .15s; }
.btn:active { transform: translateY(1px); }
.btn-primary { background: var(--brand); color: var(--ground); }
.btn-primary:hover { background: var(--brand-2); }
.btn-ghost { border-color: var(--hair); color: var(--ink); background: transparent; }
.btn-ghost:hover { background: var(--panel); }

.sectionhead { max-width: 62ch; }
.sectionhead h2 { font-size: clamp(28px, 4vw, 40px); margin: 12px 0 0; }
.sectionhead p { color: var(--ink-soft); margin: 16px 0 0; }

.grid { display: grid; gap: 20px; margin-top: 42px; }
.cols-2 { grid-template-columns: repeat(2, 1fr); }
.cols-3 { grid-template-columns: repeat(3, 1fr); }
.cols-4 { grid-template-columns: repeat(4, 1fr); }
.card { background: var(--panel); border: 1px solid var(--hair); border-radius: 12px; padding: 26px 24px; }
.card h3 { font-size: 20px; margin: 0 0 8px; }
.card p { margin: 0; color: var(--ink-soft); font-size: 15px; }
.card .tag { font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brand); font-weight: 700; }
.card a.more { display: inline-block; margin-top: 12px; font-size: 14px; font-weight: 600; color: var(--brand); }

.plan { display: flex; flex-direction: column; }
.plan .roofline { height: 8px; border-radius: 8px 8px 0 0; background: linear-gradient(90deg, var(--brand), var(--brand-2)); margin: -26px -24px 20px; }
.plan .price { font-family: "Iowan Old Style", Palatino, Georgia, serif; color: var(--gold); font-weight: 600; font-size: 22px; margin-top: 14px; font-variant-numeric: tabular-nums; }
.plan .spec { display: flex; gap: 14px; font-size: 13.5px; color: var(--ink-soft); margin-top: 10px; flex-wrap: wrap; }
.planlinks { display: flex; gap: 8px; margin-top: auto; padding-top: 18px; }
.planlink { flex: 1; text-align: center; text-decoration: none; font-size: 13px; font-weight: 600; padding: 9px 8px; border-radius: 8px; border: 1px solid var(--hair); color: var(--brand); background: var(--ground); transition: background .15s, border-color .15s; }
.planlink:hover { background: var(--panel); border-color: var(--brand); }

.gallery { display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px; margin-top: 40px; }
.gitem { margin: 0; position: relative; border-radius: 12px; overflow: hidden; border: 1px solid var(--hair); aspect-ratio: 1 / 1; }
.gitem.gwide { grid-column: span 2; aspect-ratio: 2 / 1; }
.gitem img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .4s ease; }
.gitem:hover img { transform: scale(1.04); }
@media (prefers-reduced-motion: reduce) { .gitem:hover img { transform: none; } html { scroll-behavior: auto; } }
.gitem figcaption { position: absolute; left: 0; right: 0; bottom: 0; padding: 10px 12px; font-size: 12.5px; font-weight: 600; color: #fff; background: linear-gradient(0deg, rgba(0,0,0,.62), rgba(0,0,0,0)); }

.countdown { display: flex; align-items: center; gap: 18px; flex-wrap: wrap; margin-top: 30px; padding: 18px 22px; border-radius: 12px; background: var(--gold-soft); border: 1px solid color-mix(in srgb, var(--gold) 32%, var(--hair)); text-decoration: none; }
.countdown .cd-label { font-size: 13px; font-weight: 700; letter-spacing: 0.04em; text-transform: uppercase; color: var(--gold); }
.countdown .cd-sub { font-size: 13px; color: var(--ink-soft); }
.countdown .cd-units { display: flex; gap: 14px; margin-left: auto; }
.cd-unit { text-align: center; min-width: 52px; }
.cd-unit b { display: block; font-family: "Iowan Old Style", Palatino, Georgia, serif; font-size: 30px; line-height: 1; color: var(--ink); font-variant-numeric: tabular-nums; }
.cd-unit span { font-size: 11px; text-transform: uppercase; letter-spacing: 0.08em; color: var(--ink-soft); }
.cd-done { font-weight: 600; color: var(--ink); }

.calc { margin-top: 36px; border: 1px solid var(--hair); border-radius: 14px; overflow: hidden; background: var(--panel); }
.calc-top { padding: 26px 28px; display: flex; flex-wrap: wrap; align-items: baseline; gap: 8px 16px; border-bottom: 1px solid var(--hair); }
.calc-top .lbl { font-size: 13px; font-weight: 600; text-transform: uppercase; letter-spacing: 0.06em; color: var(--ink-soft); }
.calc-top .val { font-family: "Iowan Old Style", Palatino, Georgia, serif; font-size: 34px; color: var(--ink); font-variant-numeric: tabular-nums; margin-left: auto; }
.calc-slider { padding: 8px 28px 24px; }
.calc-slider input[type=range] { width: 100%; accent-color: var(--brand); height: 26px; cursor: pointer; }
.calc-slider .ends { display: flex; justify-content: space-between; font-size: 12px; color: var(--ink-soft); font-variant-numeric: tabular-nums; }
.calc-years { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; }
.calc-year { padding: 24px 24px 26px; border-right: 1px solid var(--hair); border-top: 1px solid var(--hair); }
.calc-year:last-child { border-right: 0; }
.calc-year.hero-yr { background: var(--gold-soft); }
.calc-year .yr { font-size: 12.5px; font-weight: 700; text-transform: uppercase; letter-spacing: 0.06em; color: var(--ink-soft); }
.calc-year.hero-yr .yr { color: var(--gold); }
.calc-year .pay { font-family: "Iowan Old Style", Palatino, Georgia, serif; font-size: clamp(26px, 4vw, 34px); margin: 8px 0 2px; font-variant-numeric: tabular-nums; }
.calc-year.hero-yr .pay { color: var(--gold); }
.calc-year .rate { font-size: 13.5px; color: var(--ink-soft); }
.calc-foot { padding: 18px 28px; display: flex; flex-wrap: wrap; gap: 6px 18px; align-items: baseline; border-top: 1px solid var(--hair); font-size: 14px; color: var(--ink-soft); }
.calc-foot .full { color: var(--ink); font-weight: 600; }

.tablewrap { overflow-x: auto; margin-top: 36px; border: 1px solid var(--hair); border-radius: 12px; }
table { width: 100%; border-collapse: collapse; font-variant-numeric: tabular-nums; min-width: 480px; }
th, td { text-align: left; padding: 15px 20px; border-bottom: 1px solid var(--hair); font-size: 15.5px; }
thead th { background: var(--panel); font-size: 12px; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink-soft); font-weight: 700; }
tbody tr:last-child td { border-bottom: 0; }

.callout { margin-top: 40px; background: var(--brand); color: var(--ground); border-radius: 14px; padding: 36px 34px; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 20px; }
.callout h3 { color: var(--ground); font-size: 26px; margin: 0; max-width: 22ch; }
.callout p { margin: 6px 0 0; font-size: 14px; color: color-mix(in srgb, var(--ground) 80%, var(--brand)); max-width: 44ch; }
.callout .btn-primary { background: var(--ground); color: var(--brand); }
.callout .btn-primary:hover { background: var(--panel); }

.mapframe { margin-top: 40px; border: 1px solid var(--hair); border-radius: 14px; overflow: hidden; }
.mapframe iframe { width: 100%; height: 420px; border: 0; display: block; }

.planviewer { position: relative; margin: 40px 0 0; border: 1px solid var(--hair); border-radius: 14px; overflow: auto; background: var(--panel); max-height: 78vh; }
.planviewer img { display: block; width: 100%; height: auto; transition: width .2s ease; }
.planviewer.zoomed { cursor: grab; }
.planviewer.zoomed img { width: 200%; max-width: none; cursor: grab; }
.planviewer.zoomed:active { cursor: grabbing; }
.zoomtoggle { position: sticky; top: 12px; left: calc(100% - 96px); z-index: 2; float: right; margin: 12px; background: var(--ground); color: var(--brand); border: 1px solid var(--hair); border-radius: 999px; padding: 8px 14px; font: inherit; font-size: 13px; font-weight: 600; cursor: pointer; box-shadow: 0 1px 4px rgba(0,0,0,.08); }
.zoomtoggle:hover { background: var(--panel); }
.viewer-hint { font-size: 13px; color: var(--ink-soft); margin-top: 12px; }

.contactgrid { display: grid; grid-template-columns: 1fr 1.1fr; gap: 40px; margin-top: 40px; align-items: start; }
.agentcard { background: var(--panel); border: 1px solid var(--hair); border-radius: 12px; padding: 28px; }
.agentcard .role { font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brand); font-weight: 700; }
.agentcard .name { font-family: "Iowan Old Style", Palatino, Georgia, serif; font-size: 24px; margin: 8px 0 2px; }
.agentcard .org { color: var(--ink-soft); font-size: 15px; }
.agentcard a.tel { display: inline-block; margin-top: 16px; font-size: 22px; font-weight: 600; color: var(--brand); text-decoration: none; font-variant-numeric: tabular-nums; }
form { display: grid; gap: 16px; }
.field { display: grid; gap: 6px; }
label { font-size: 13px; font-weight: 600; letter-spacing: 0.02em; }
input, select { font: inherit; font-size: 15px; padding: 12px 14px; border-radius: 9px; border: 1px solid var(--hair); background: var(--ground); color: var(--ink); }
input:focus, select:focus, a:focus-visible, .btn:focus-visible, .navlinks a:focus-visible { outline: 2px solid var(--focus); outline-offset: 2px; }
.row2 { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.hp { position: absolute; left: -9999px; opacity: 0; height: 0; overflow: hidden; }

.fineprint { font-size: 12.5px; color: var(--ink-soft); line-height: 1.6; margin-top: 26px; max-width: 72ch; }
footer { padding: 40px 0 56px; color: var(--ink-soft); font-size: 13px; border-top: 1px solid var(--hair); margin-top: 40px; }
.footgrid { display: flex; flex-wrap: wrap; gap: 20px 40px; align-items: baseline; justify-content: space-between; }
.footgrid .eho { display: flex; align-items: center; gap: 10px; }
.ehobox { border: 2px solid var(--ink-soft); padding: 2px 5px; font-weight: 700; font-size: 10px; letter-spacing: 0.05em; border-radius: 3px; }

@media (max-width: 820px) {
  .cols-3, .cols-4 { grid-template-columns: repeat(2, 1fr); }
  .contactgrid { grid-template-columns: 1fr; }
  .navlinks { flex-wrap: wrap; }
  .callbtn { display: none; }
  .gallery { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 520px) {
  .cols-2, .cols-3, .cols-4 { grid-template-columns: 1fr; }
  .statrow { grid-template-columns: 1fr; }
  .stat { border-right: 0; border-bottom: 1px solid var(--hair); }
  .stat:last-child { border-bottom: 0; }
  .row2 { grid-template-columns: 1fr; }
  .calc-years { grid-template-columns: 1fr; }
  .calc-year { border-right: 0; }
  .gallery { grid-template-columns: 1fr 1fr; }
  .gitem.gwide { grid-column: span 2; aspect-ratio: 16/10; }
}