/* Ayers Property Group, v5 */
:root{
  --white:#FFFFFF; --bone:#F2F1EE; --char:#1A1A1A; --char2:#262626; --brick:#6E2A20; --brick2:#B5523F;
  --stone:#6B665E; --line:rgba(26,26,26,.12);
  --serif:"Libre Caslon Display","Libre Caslon Text",Georgia,serif;
  --sans:"Schibsted Grotesk",system-ui,-apple-system,"Segoe UI",sans-serif;
  --max:1360px; --gut:clamp(20px,4vw,56px);
  --ease:cubic-bezier(.22,.8,.2,1);
}
@view-transition{navigation:auto}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto!important}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.6;color:var(--char);background:var(--white);-webkit-font-smoothing:antialiased}
a{color:inherit}
img{max-width:100%;display:block}
:focus-visible{outline:2px solid var(--brick2);outline-offset:3px}
::selection{background:var(--brick);color:#fff}
.wrap{max-width:var(--max);margin:0 auto;padding-left:var(--gut);padding-right:var(--gut)}
.ph{background:#fff1b8;color:#4a3b00;padding:0 .25em;border-radius:2px;font-family:var(--sans);font-size:.85em;letter-spacing:0}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;line-height:1;margin:0;letter-spacing:-.015em}
h1{font-size:clamp(54px,9vw,148px);line-height:.92;letter-spacing:-.025em}
h2{font-size:clamp(40px,5.6vw,92px);line-height:.98;letter-spacing:-.02em}
h3{font-size:clamp(26px,2.6vw,38px);line-height:1.05}
p{margin:0 0 1em;max-width:60ch}
.label{display:none}
.mask{display:block;overflow:hidden;padding-bottom:.08em;margin-bottom:-.08em}
.mask>span{display:block}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:54px;padding:0 28px;border-radius:999px;border:1px solid currentColor;background:transparent;font:500 15.5px/1 var(--sans);letter-spacing:.01em;text-decoration:none;cursor:pointer;transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease)}
.btn:hover{background:var(--char);color:#fff;border-color:var(--char)}
.btn.solid,.btn.go{background:var(--brick);border-color:var(--brick);color:#fff}
.btn.solid:hover,.btn.go:hover{background:var(--char);border-color:var(--char)}
.btn.light{color:#fff;border-color:rgba(255,255,255,.7)}
.btn.light:hover{background:#fff;color:var(--char);border-color:#fff}
.btn.dark{color:var(--char)}
.link{font-weight:500;text-decoration:none;background:linear-gradient(currentColor,currentColor) 0 100%/100% 1px no-repeat;padding-bottom:3px;transition:background-size .4s var(--ease)}
.link:hover{background-size:0 1px;background-position:100% 100%}

/* header */
.top{position:fixed;top:0;left:0;right:0;z-index:50;color:#fff;transition:background .4s var(--ease),color .4s var(--ease),transform .4s var(--ease)}
.top .bar{display:flex;align-items:center;justify-content:space-between;height:84px;gap:20px;max-width:none}
.top.solid{background:rgba(255,255,255,.94);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);color:var(--char);box-shadow:0 1px 0 var(--line)}
.top.hide{transform:translateY(-100%)}
.wordmark{text-decoration:none;display:flex;flex-direction:column;line-height:1}
.wordmark b{font-family:var(--serif);font-weight:400;font-size:30px;letter-spacing:-.01em}
.wordmark span{font-size:10.5px;letter-spacing:.3em;text-transform:uppercase;margin-top:5px;opacity:.75}
.nav{display:flex;align-items:center;gap:30px}
.nav a{text-decoration:none;font-size:15px;font-weight:500;position:relative}
.nav a:not(.btn):after{content:"";position:absolute;left:0;right:0;bottom:-5px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .4s var(--ease)}
.nav a:not(.btn):hover:after,.nav a[aria-current]:after{transform:scaleX(1);transform-origin:left}
.nav .btn{min-height:44px;padding:0 20px;font-size:14.5px}
.top:not(.solid) .nav .btn{border-color:rgba(255,255,255,.7)}
.top:not(.solid) .nav .btn:hover{background:#fff;color:var(--char)}
.burger{display:none;background:none;border:1px solid currentColor;border-radius:999px;height:44px;padding:0 18px;font:500 15px var(--sans);color:inherit;cursor:pointer}
@media (max-width:1060px){.nav{display:none}.burger{display:block}}

.menu{position:fixed;inset:0;z-index:100;background:var(--char);color:#fff;display:none;overflow:auto}
.menu.open{display:block}
.menu .bar{display:flex;justify-content:space-between;align-items:center;height:84px}
.menu .close{background:none;border:1px solid #fff;color:#fff;border-radius:999px;height:44px;padding:0 18px;font:500 15px var(--sans);cursor:pointer}
.menu nav{padding:20px 0 40px}
.menu nav a{display:block;text-decoration:none;font-family:var(--serif);font-size:clamp(38px,8vw,72px);line-height:1.15}
.menu nav a:hover{color:var(--brick2)}
.menu .side{color:#bdb8b0;padding-bottom:48px}

/* ===== HOME HERO ===== */
.hero{position:relative;height:100vh;height:100svh;min-height:640px;color:#fff;overflow:hidden;background:#222}
.hero .img{position:absolute;inset:0;background:center/cover no-repeat;will-change:transform,clip-path}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.35) 0%,rgba(0,0,0,0) 28%,rgba(0,0,0,0) 45%,rgba(0,0,0,.62) 100%)}
.hero .in{position:absolute;left:0;right:0;bottom:0;z-index:2;padding-bottom:clamp(32px,5vw,64px)}
.hero h1{max-width:11ch}
.hero .row{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;margin-top:clamp(24px,3vw,40px);flex-wrap:wrap}
.hero .row p{font-size:clamp(17px,1.4vw,20px);max-width:44ch;margin:0;color:rgba(255,255,255,.9)}
.addr{display:flex;background:#fff;border-radius:999px;padding:6px;width:min(100%,520px)}
.addr input{flex:1;min-width:0;border:0;background:transparent;font:400 16.5px var(--sans);padding:0 18px;color:var(--char);min-height:50px}
.addr input:focus{outline:none}
.addr:focus-within{box-shadow:0 0 0 2px var(--brick2)}
.addr .btn{min-height:50px}
@media (max-width:600px){.addr{flex-direction:column;border-radius:18px;padding:8px}.addr .btn{width:100%}.addr input{min-height:52px}}

/* statement */
.statement{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(40px,7vw,120px);align-items:end}
.statement .big{font-family:var(--serif);font-size:clamp(30px,3.4vw,54px);line-height:1.12;letter-spacing:-.01em;margin:0;max-width:none}
.statement .side p{color:#55524d}
.tall{aspect-ratio:4/5;overflow:hidden;border-radius:4px;position:relative}
.tall .im,.wide .im,.card .im,.pimg .im{position:absolute;inset:-8% 0;background:center/cover no-repeat;will-change:transform}
@media (max-width:900px){.statement{grid-template-columns:1fr}}

/* sections */
.s{padding:clamp(80px,11vw,170px) 0}
.s.bone,.s.stone{background:var(--bone)}
.s.white{background:var(--white)}
.s.dark,.s.black{background:var(--char);color:#fff}
.s.dark p,.s.black p{color:#c9c4bc}
.s .intro{color:#55524d;font-size:19px;margin-top:20px}
.s.dark .intro{color:#c9c4bc}
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:clamp(40px,5vw,80px)}
.kicker{font-size:15px;color:var(--stone);margin-bottom:22px;display:block}
.s.dark .kicker{color:#a19b92}

/* calculator */
.sentence{font-family:var(--serif);font-size:clamp(36px,5.4vw,88px);line-height:1.12;letter-spacing:-.02em;margin:0;max-width:17ch}
.num{display:inline-flex;align-items:baseline;border-bottom:2px solid var(--brick2);cursor:text;transition:background .3s}
.num input{font:inherit;letter-spacing:inherit;color:inherit;background:transparent;border:0;padding:0;margin:0;width:6ch;min-width:3ch;outline:none}
.num:focus-within{background:rgba(181,82,63,.2)}
.hint{color:#a19b92;font-size:15px;margin:22px 0 0}
.results{display:grid;grid-template-columns:1fr 1fr;margin-top:clamp(48px,6vw,88px);border-top:1px solid rgba(255,255,255,.18)}
.res{padding:34px 0 0;position:relative}
.res+.res{padding-left:clamp(24px,4vw,64px);border-left:1px solid rgba(255,255,255,.18)}
.res h3{font-family:var(--sans);font-size:16px;font-weight:500;letter-spacing:.01em;color:#c9c4bc}
.res .big{display:block;font-family:var(--serif);font-size:clamp(52px,7vw,120px);line-height:1;letter-spacing:-.03em;margin:14px 0 16px;color:#fff}
.res p{margin:0;font-size:15.5px;color:#a19b92;max-width:40ch}
.res .tag{position:absolute;top:34px;right:0;font-size:13px;font-weight:500;color:#fff;background:var(--brick);padding:5px 12px;border-radius:999px;opacity:0;transform:translateY(6px);transition:opacity .4s var(--ease),transform .4s var(--ease)}
.res.win .tag{opacity:1;transform:none}
.res.lead{background:none}
@media (max-width:760px){.results{grid-template-columns:1fr}.res+.res{padding-left:0;border-left:0;border-top:1px solid rgba(255,255,255,.18);margin-top:34px}}
.assume{margin-top:34px;border:0;padding:0}
.assume summary{cursor:pointer;font-weight:500;font-size:15.5px;list-style:none;display:inline-block}
.assume summary::-webkit-details-marker{display:none}
.assume summary:after{content:none}
.assume .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px 40px;margin-top:22px;max-width:960px}
@media (max-width:760px){.assume .grid{grid-template-columns:1fr}}
.assume label{font-size:14px;font-weight:500;display:flex;justify-content:space-between;margin-bottom:10px;color:#c9c4bc}
.assume output{color:#fff}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:2px;background:rgba(255,255,255,.3);border:0;padding:0;min-height:0}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:22px;height:22px;border-radius:50%;background:#fff;border:0;cursor:pointer}
input[type=range]::-moz-range-thumb{width:22px;height:22px;border-radius:50%;background:#fff;border:0;cursor:pointer}
.fine{font-size:13px;color:#8d8880;margin-top:20px;max-width:92ch}
.s.white .fine,.s.bone .fine{color:var(--stone)}
.calc-cta{display:flex;gap:24px;align-items:center;flex-wrap:wrap;margin-top:44px}
.calc-cta .addr{box-shadow:none}
.calc-cta .link{color:#fff}

/* services */
.svc{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.svc a{display:grid;grid-template-columns:1fr minmax(0,38ch) 120px;gap:32px;align-items:center;padding:clamp(22px,2.6vw,38px) 0;border-bottom:1px solid var(--line);text-decoration:none;position:relative}
.svc h3{font-size:clamp(34px,4.4vw,72px);letter-spacing:-.02em;transition:transform .6s var(--ease),color .4s}
.svc p{margin:0;color:#55524d;font-size:16px}
.svc .go{justify-self:end;font-size:15px;font-weight:500;display:inline-flex;align-items:center;gap:10px}
.svc .go i{display:inline-block;width:38px;height:38px;border-radius:50%;border:1px solid currentColor;position:relative;transition:background .4s var(--ease)}
.svc .go i:before{content:"";position:absolute;left:12px;top:17px;width:13px;height:1px;background:currentColor}
.svc .go i:after{content:"";position:absolute;left:19px;top:13px;width:7px;height:7px;border-top:1px solid currentColor;border-right:1px solid currentColor;transform:rotate(45deg)}
.svc a:hover h3{transform:translateX(18px);color:var(--brick)}
.svc a:hover .go i{background:var(--char);color:#fff}
.svc .thumb{display:none}
.preview{position:fixed;left:0;top:0;width:340px;height:420px;pointer-events:none;z-index:30;border-radius:4px;overflow:hidden;opacity:0;transform:translate(-50%,-50%) scale(.9);transition:opacity .35s var(--ease)}
.preview div{position:absolute;inset:0;background:center/cover no-repeat;opacity:0;transition:opacity .35s var(--ease)}
.preview div.on{opacity:1}
@media (max-width:900px){.svc a{grid-template-columns:96px 1fr;gap:6px 18px}.svc .thumb{display:block;grid-row:1/3;width:96px;height:120px;border-radius:4px;background:center/cover}.svc .go{display:none}.svc h3{font-size:30px}.preview{display:none}}
@media (hover:none){.preview{display:none}}

/* horizontal gallery */
.hgal{overflow:hidden}
.track{display:flex;gap:clamp(16px,2vw,28px);padding-left:var(--gut);padding-right:var(--gut);will-change:transform}
.card{flex:0 0 clamp(280px,34vw,520px)}
.card .ph-wrap{aspect-ratio:4/5;position:relative;overflow:hidden;border-radius:4px}
.card h3{margin-top:18px;font-size:clamp(26px,2.2vw,34px)}
.card p{color:#55524d;font-size:15.5px;margin-top:8px}
@media (max-width:900px){.track{overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;padding-bottom:10px}.card{scroll-snap-align:start;flex-basis:78vw}}

/* equation */
.eqrow{display:grid;grid-template-columns:1fr auto 1fr auto 1fr auto 1fr auto 1.15fr;align-items:end;gap:14px;border-top:1px solid var(--line);padding-top:30px}
.eqrow .t span{display:block;font-size:14px;color:var(--stone);margin-bottom:10px}
.eqrow .t b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(28px,3vw,52px);letter-spacing:-.02em;line-height:1}
.eqrow .t.ans b{color:var(--brick);font-size:clamp(34px,3.8vw,64px)}
.eqrow .op{font-family:var(--serif);font-size:clamp(26px,2.6vw,44px);color:var(--stone);line-height:1}
@media (max-width:980px){.eqrow{grid-template-columns:1fr;gap:18px}.eqrow .op{display:none}.eqrow .t{display:flex;justify-content:space-between;align-items:baseline;border-bottom:1px solid var(--line);padding-bottom:14px}.eqrow .t span{margin:0}}

/* areas */
.areas{border-top:1px solid rgba(255,255,255,.18)}
.areas a{display:grid;grid-template-columns:1fr 1fr;gap:24px;align-items:baseline;padding:clamp(22px,2.4vw,34px) 0;border-bottom:1px solid rgba(255,255,255,.18);text-decoration:none}
.areas h3{font-size:clamp(32px,4vw,64px);transition:color .4s,transform .6s var(--ease)}
.areas p{margin:0;color:#a19b92}
.areas a:hover h3{color:var(--brick2);transform:translateX(14px)}
@media (max-width:760px){.areas a{grid-template-columns:1fr;gap:6px}}

/* talk */
.talk{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,110px);align-items:start}
.talk .tall{margin-top:36px}
.phone{display:block;font-family:var(--serif);font-size:clamp(34px,4vw,60px);text-decoration:none;margin:24px 0 6px;line-height:1.1}
@media (max-width:900px){.talk{grid-template-columns:1fr}.talk .tall{display:none}}

/* ===== sub pages ===== */
.phead{position:relative;height:78vh;min-height:560px;color:#fff;overflow:hidden;background:#222}
.phead .im{position:absolute;inset:-6% 0;background:center/cover no-repeat;will-change:transform}
.phead:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.35),rgba(0,0,0,0) 30%,rgba(0,0,0,.6))}
.phead .in{position:absolute;left:0;right:0;bottom:0;z-index:2;padding-bottom:clamp(32px,5vw,64px)}
.phead h1{font-size:clamp(50px,7.4vw,124px);max-width:13ch}
.phead .row{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-top:24px}
.phead .row p{margin:0;font-size:19px;color:rgba(255,255,255,.9);max-width:44ch}

.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,120px);align-items:start}
.split.top-align{align-items:start}
.split h2{margin-bottom:28px;font-size:clamp(38px,4.4vw,72px)}
.split>div:first-child p{color:#3e3b37}
@media (max-width:900px){.split{grid-template-columns:1fr}}
.checks{list-style:none;padding:0;margin:28px 0 0;border-top:1px solid var(--line)}
.checks li{padding:16px 0 16px 34px;position:relative;border-bottom:1px solid var(--line)}
.checks li:before{content:"";position:absolute;left:2px;top:27px;width:14px;height:1px;background:var(--brick)}
.notice{margin-top:34px;padding:22px 24px;background:var(--bone);font-size:14.5px;color:#3e3b37;border-left:2px solid var(--brick);max-width:62ch}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,3vw,48px);margin-top:48px;counter-reset:st;border-top:1px solid var(--line);padding-top:36px}
.steps.two{grid-template-columns:1fr 1fr}
.step:before{counter-increment:st;content:counter(st);display:block;font-family:var(--serif);font-size:64px;line-height:1;color:var(--brick);margin-bottom:16px}
.steps.two .step:before{display:none}
.step h3{margin-bottom:10px}
.step p{margin:0;color:#55524d}
@media (max-width:760px){.steps,.steps.two{grid-template-columns:1fr}}
details{border-top:1px solid var(--line);padding:20px 0}
details:last-child{border-bottom:1px solid var(--line)}
summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:16px;font-family:var(--serif);font-size:24px}
summary::-webkit-details-marker{display:none}
summary:after{content:"+";font-family:var(--sans);font-weight:300;font-size:26px;line-height:1}
details[open] summary:after{content:"−"}
details p{margin:12px 0 0;color:#55524d}

.work{position:relative;background:var(--brick);color:#fff;padding:clamp(80px,10vw,150px) 0}
.work h2{max-width:16ch;margin-bottom:22px}
.work p{color:rgba(255,255,255,.85);font-size:19px}
.work .btn{margin-top:14px}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.cards.two{grid-template-columns:1fr 1fr;margin-top:30px}
.pcard .img{aspect-ratio:4/5;border-radius:4px;background:#ccc center/cover;position:relative}
.pcard .status{position:absolute;top:14px;left:14px;background:#fff;color:var(--char);font-size:13px;font-weight:500;padding:5px 12px;border-radius:999px}
.pcard h3{margin:18px 0 6px}
.pcard .meta{color:#55524d;font-size:15.5px}
@media (max-width:900px){.cards{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.cards,.cards.two{grid-template-columns:1fr}}
.towns{columns:2;padding-left:20px;color:#3e3b37}
.booking{margin-top:40px;padding:30px;background:var(--bone)}
.booking h3{margin:0 0 10px}
.booking iframe{width:100%;min-height:640px;border:0}
.mathrow{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:40px;border-top:1px solid var(--line)}
.mathrow div{padding:28px 24px 0 0}
.mathrow div+div{padding-left:24px;border-left:1px solid var(--line)}
.mathrow div:last-child h4{color:var(--brick)}
.mathrow h4{font-size:28px;margin-bottom:10px}
.mathrow p{margin:0;color:#55524d;font-size:15px}
.mathrow .op{display:none}
@media (max-width:860px){.mathrow{grid-template-columns:1fr 1fr}.mathrow div:nth-child(3){border-left:0;padding-left:0}}

/* forms */
.formbox{background:var(--bone);padding:clamp(28px,3.4vw,52px);border-radius:4px}
.s.bone .formbox,.s.stone .formbox{background:#fff}
.formbox h3{font-size:clamp(32px,3vw,46px);margin-bottom:10px}
.formbox .sub{color:#55524d;margin-bottom:30px}
.fg{display:grid;grid-template-columns:1fr 1fr;gap:24px 22px}
.fg .full{grid-column:1/-1}
@media (max-width:560px){.fg{grid-template-columns:1fr}}
label{display:block;font-size:13.5px;font-weight:500;margin-bottom:4px;color:#3e3b37}
label .opt{font-weight:400;color:var(--stone)}
input,select,textarea{width:100%;min-height:50px;border:0;border-bottom:1px solid rgba(26,26,26,.35);border-radius:0;padding:10px 0;font:400 17px var(--sans);color:var(--char);background:transparent;-webkit-appearance:none;appearance:none;transition:border-color .3s}
select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%231A1A1A' stroke-width='1.4' fill='none'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 2px center;padding-right:28px}
input:focus,select:focus,textarea:focus{outline:none;border-bottom-color:var(--brick);box-shadow:0 1px 0 var(--brick)}
textarea{min-height:90px;resize:vertical}
.consent{display:flex;gap:12px;align-items:flex-start;font-size:13px;font-weight:400;color:#6b675f;line-height:1.55}
.consent input{width:18px;height:18px;min-height:0;flex:0 0 auto;margin-top:2px;-webkit-appearance:checkbox;appearance:auto;accent-color:var(--brick);border:0}
.formbox .btn{width:100%;margin-top:28px}
.fnote{font-size:13px;color:var(--stone);margin:14px 0 0}
.err{color:#9b2c1a;font-size:14.5px;margin-top:10px;display:none}
.done{display:none;padding:20px 0}
.done .tick{width:56px;height:56px;border-radius:50%;background:var(--brick);color:#fff;display:grid;place-items:center;font-size:24px;margin-bottom:18px}
.done p{color:#55524d}
.formbox.sent form{display:none}.formbox.sent .done{display:block}
.progress{height:2px;background:rgba(26,26,26,.12);margin-bottom:12px}
.progress i{display:block;height:100%;background:var(--brick);width:25%;transition:width .5s var(--ease)}
.stepnum{font-size:14px;color:var(--stone);margin-bottom:20px}
.pane{display:none}
.pane.on{display:block;animation:pin .5s var(--ease)}
@keyframes pin{from{opacity:0;transform:translateX(16px)}to{opacity:1;transform:none}}
.pane h4{font-size:30px;margin-bottom:20px}
.choices{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.choices label{margin:0;cursor:pointer;font-weight:400}
.choices input{position:absolute;opacity:0;width:1px;height:1px;min-height:0}
.choices span{display:flex;align-items:center;min-height:58px;padding:12px 18px;border:1px solid rgba(26,26,26,.2);border-radius:999px;background:#fff;font-size:15.5px;transition:border-color .3s,background .3s,color .3s}
.choices input:checked+span{border-color:var(--brick);background:var(--brick);color:#fff}
.choices input:focus-visible+span{outline:2px solid var(--brick2);outline-offset:2px}
@media (max-width:480px){.choices{grid-template-columns:1fr}}
.navbtns{display:flex;gap:10px;margin-top:26px}
.navbtns .btn{flex:1;width:auto!important;margin:0!important}
.navbtns .back{flex:0 0 auto}

.modal{position:fixed;inset:0;z-index:120;background:rgba(20,20,20,.6);display:none;align-items:center;justify-content:center;padding:16px}
.modal.open{display:flex}
.modal .formbox{max-width:580px;width:100%;max-height:92vh;overflow:auto;position:relative;background:#fff}
.modal .x{position:absolute;top:14px;right:14px;background:none;border:0;font-size:22px;cursor:pointer;width:44px;height:44px}

.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:1fr 1fr 1.3fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:90;background:rgba(255,255,255,.96);backdrop-filter:blur(10px);padding:10px 12px calc(10px + env(safe-area-inset-bottom));box-shadow:0 -1px 0 var(--line)}
  .mbar a{display:flex;align-items:center;justify-content:center;height:48px;border-radius:999px;border:1px solid var(--char);text-decoration:none;font-weight:500;font-size:15px}
  .mbar a:last-child{background:var(--brick);border-color:var(--brick);color:#fff}
  body{padding-bottom:72px}
}

/* footer */
footer{background:var(--char);color:#bdb8b0;padding:clamp(70px,9vw,130px) 0 34px;font-size:15px;overflow:hidden}
.fbig{font-family:var(--serif);font-size:clamp(64px,13.5vw,240px);line-height:.85;color:#fff;letter-spacing:-.03em;margin:0 0 clamp(50px,6vw,90px);white-space:nowrap}
.fcols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px}
@media (max-width:900px){.fcols{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.fcols{grid-template-columns:1fr}}
footer h4{font-family:var(--sans);font-weight:500;color:#fff;font-size:15px;margin:0 0 14px}
footer a{display:block;color:#d9d4cc;text-decoration:none;padding:5px 0}
footer a:hover{color:#fff}
.legal{margin-top:56px;padding-top:26px;border-top:1px solid rgba(255,255,255,.14);font-size:13px;line-height:1.75;color:#97928a}
.legal p{max-width:none}
.legal b{color:#d9d4cc;font-weight:500}
.eho{color:#fff;font-weight:500}
.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--brick);color:#fff;padding:10px 16px;border-radius:999px;font-weight:500;text-decoration:none}
.skip:focus{top:12px}
.measure{position:absolute;visibility:hidden;white-space:pre;left:-9999px;top:0}

/* motion helpers: hidden only when JS motion is running */
.m .rv{opacity:0;transform:translateY(40px)}
.m .mask>span{transform:translateY(105%)}
.m .clip{clip-path:inset(12% 8% 12% 8%)}
@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important}}
.card .ph-wrap .im{inset:0 -10%}

/* ===== v6 ===== */
/* walk-in hero */
.walk .l2,.walk .l3{opacity:0}
.walk .shade{position:absolute;inset:0;background:#000;opacity:0;pointer-events:none;z-index:1}
.walk .endcard{position:absolute;inset:0;z-index:2;display:grid;place-content:center;text-align:center;opacity:0;pointer-events:none}
.walk .ew{font-family:var(--serif);font-size:clamp(90px,20vw,320px);line-height:.85;letter-spacing:-.03em;margin:0;max-width:none}
.walk .es{font-size:clamp(18px,1.6vw,22px);margin:18px 0 0;max-width:none;color:rgba(255,255,255,.9)}
.walk .in{z-index:3}
.scrollhint{position:absolute;right:var(--gut);bottom:clamp(32px,5vw,64px);z-index:3;display:flex;align-items:center;gap:12px;font-size:14px;color:rgba(255,255,255,.85)}
.scrollhint span{width:1px;height:44px;background:rgba(255,255,255,.35);position:relative;overflow:hidden}
.scrollhint span:after{content:"";position:absolute;left:0;top:-50%;width:1px;height:50%;background:#fff;animation:sh 1.8s infinite}
@keyframes sh{to{top:100%}}
@media (max-width:900px){.scrollhint{display:none}}
.promise{font-size:14.5px;color:#55524d;margin:-14px 0 22px;padding-left:22px;position:relative}
.promise:before{content:"";position:absolute;left:0;top:.55em;width:12px;height:7px;border-left:1.5px solid var(--brick);border-bottom:1.5px solid var(--brick);transform:rotate(-45deg)}
.promise.light{color:rgba(255,255,255,.85);margin:18px 0 0}
.promise.light:before{border-color:#fff}

/* two-prices split */
.split2{display:grid;grid-template-columns:1fr 1fr;gap:var(--gap,0px);height:clamp(260px,46vw,620px);margin:calc(-1 * clamp(80px,11vw,170px)) 0 clamp(70px,9vw,140px);padding:0 var(--gut);overflow:hidden}
.split2 .half{background-size:200% auto;background-repeat:no-repeat;position:relative;border-radius:2px}
.split2 .a{background-position:0% 50%}
.split2 .b{background-position:100% 50%}
.split2 .half span{position:absolute;bottom:22px;left:24px;font-family:var(--serif);font-size:clamp(28px,3.4vw,56px);color:#fff;text-shadow:0 2px 20px rgba(0,0,0,.4)}
.split2 .b span{left:auto;right:24px}
.split2 .half:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.45),transparent 50%)}
.split2 .half span{z-index:1}
@media (max-width:760px){.split2{height:300px}.split2 .half{background-size:auto 100%}}

/* drawer */
.drawer{position:fixed;inset:0;z-index:130;display:none}
.drawer.open{display:block}
.drawer:before{content:"";position:absolute;inset:0;background:rgba(20,20,20,.5);animation:fadein .4s var(--ease)}
.dpanel{position:absolute;top:0;right:0;bottom:0;width:min(560px,100%);background:#fff;overflow:auto;animation:slidein .55s var(--ease);padding:12px 0 24px}
.dpanel .formbox{background:#fff;border-radius:0}
.dpanel .x{position:absolute;top:12px;right:12px;z-index:2;background:none;border:0;font-size:22px;cursor:pointer;width:44px;height:44px}
@keyframes slidein{from{transform:translateX(100%)}to{transform:none}}
@keyframes fadein{from{opacity:0}}
@media (max-width:640px){.dpanel{top:auto;left:0;width:100%;max-height:92vh;border-radius:18px 18px 0 0;animation-name:slideup}}
@keyframes slideup{from{transform:translateY(100%)}to{transform:none}}

/* map */
.mapwrap{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,80px);align-items:center}
.mapbox{position:relative}
.map{width:100%;height:auto;display:block}
.map .ctx{fill:rgba(255,255,255,.06);stroke:rgba(255,255,255,.18);stroke-width:1}
.map .srv{fill:rgba(181,82,63,.35);stroke:#1A1A1A;stroke-width:1.5;transition:fill .35s var(--ease)}
.map .area-link:hover .srv,.map .area-link:focus .srv,.map .area-link.on .srv{fill:var(--brick2)}
.map .area-link:focus{outline:none}
.map .area-link:focus-visible .srv{stroke:#fff;stroke-width:2.5}
.maptip{position:absolute;left:0;bottom:0;margin:0;font-family:var(--serif);font-size:clamp(24px,2.4vw,36px);color:#fff;min-height:1.2em}
.areas a.on h3{color:var(--brick2);transform:translateX(14px)}
@media (max-width:900px){.mapwrap{grid-template-columns:1fr}}

/* before / after */
.ba{position:relative;aspect-ratio:16/9;overflow:hidden;border-radius:4px;user-select:none;touch-action:pan-y}
.ba-img{position:absolute;inset:0;background:center/cover no-repeat}
.ba-img.after{clip-path:inset(0 0 0 var(--p))}
.ba-tag{position:absolute;top:18px;z-index:2;background:rgba(0,0,0,.55);color:#fff;font-size:14px;padding:6px 12px;border-radius:999px}
.ba-tag.l{left:18px}.ba-tag.r{right:18px}
.ba-line{position:absolute;top:0;bottom:0;left:var(--p);width:2px;background:#fff;transform:translateX(-1px);z-index:2;pointer-events:none}
.ba-line i{position:absolute;top:50%;left:50%;width:54px;height:54px;border-radius:50%;background:#fff;transform:translate(-50%,-50%);box-shadow:0 6px 24px rgba(0,0,0,.25)}
.ba-line i:before,.ba-line i:after{content:"";position:absolute;top:50%;width:8px;height:8px;border-top:2px solid var(--char);border-left:2px solid var(--char)}
.ba-line i:before{left:13px;transform:translateY(-50%) rotate(-45deg)}
.ba-line i:after{right:13px;transform:translateY(-50%) rotate(135deg)}
.ba-range{position:absolute;inset:0;width:100%;height:100%;opacity:0;cursor:ew-resize;z-index:3;margin:0;min-height:0}
.ba:focus-within .ba-line i{outline:3px solid var(--brick2)}

/* magnetic */
.mag{will-change:transform}
.phead .im{view-transition-name:hero-img}
::view-transition-group(hero-img){animation-duration:.6s;animation-timing-function:cubic-bezier(.22,.8,.2,1)}
.mapwrap{align-items:start}
.mapbox{position:sticky;top:110px}
.mapwrap .areas h3{font-size:clamp(28px,2.8vw,46px)}
@media (max-width:900px){.mapbox{position:static}}