:root{
  --cream:#F5EEE3; --cream-2:#EDE3D3; --paper:#FBF7F0;
  --ink:#111111; --ink-2:#5C5A57; --black:#0B0B0B;
  --on-dark:#F7F3EC; --on-dark-2:#CFCAC2;
  --gold:#A9843F; --gold-soft:#D5B987;
  --line:rgba(17,17,17,.14);
  --serif:"Libre Caslon Display", Didot, Georgia, serif;
  --script:"Pinyon Script", cursive;
  --sans:"Jost", system-ui, sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{background:var(--cream);color:var(--ink);font:300 18px/1.75 var(--sans)}
img,video{display:block;max-width:100%}
a{color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:4px}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:var(--on-dark);padding:12px 18px;z-index:100}
.skip:focus{left:12px;top:12px}
.caps{font:500 12px/1.5 var(--sans);letter-spacing:.28em;text-transform:uppercase}
.script{font-family:var(--script);font-weight:400;letter-spacing:0}
.btn{display:inline-block;font:500 13px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;padding:20px 34px;text-decoration:none;cursor:pointer;border:1px solid transparent;transition:background .3s,color .3s,border-color .3s}
.btn.cream{background:var(--on-dark);color:var(--ink)}
.btn.cream:hover{background:var(--gold-soft)}
.btn.ink{background:var(--ink);color:var(--on-dark)}
.btn.ink:hover{background:var(--gold)}
.btn.line{border-color:rgba(247,243,236,.7);color:var(--on-dark)}
.btn.line:hover{background:var(--on-dark);color:var(--ink)}
h2{font:400 clamp(38px,3.8vw,60px)/1.08 var(--serif)}
h2 .script{font-size:1.35em;line-height:.8;color:var(--gold);white-space:nowrap}
.kicker{color:var(--gold);margin-bottom:22px}

/* hero */
.hero{position:relative;height:100vh;min-height:640px;color:var(--on-dark);overflow:hidden;background:#111 url("https://images.pexels.com/videos/7578540/apartment-at-home-business-buy-7578540.jpeg?auto=compress&w=1600") center/cover no-repeat}
.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;pointer-events:none;opacity:0;transition:opacity .6s ease}
.hero video.on{opacity:1}
.hero video::-webkit-media-controls,.hero video::-webkit-media-controls-panel,.hero video::-webkit-media-controls-overlay-play-button,.hero video::-webkit-media-controls-start-playback-button{display:none!important;-webkit-appearance:none;opacity:0}
.hero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(0,0,0,.5) 0%,rgba(0,0,0,.16) 24%,rgba(0,0,0,.3) 55%,rgba(0,0,0,.76) 100%),radial-gradient(ellipse 60% 50% at 50% 68%,rgba(0,0,0,.38),rgba(0,0,0,0))}
.hero .nav,.hero .center{position:relative;z-index:2}
.hero .center,.nav{text-shadow:0 1px 18px rgba(0,0,0,.45)}
.nav{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;padding:30px 48px}
.nav .l,.nav .r{display:flex;gap:36px;align-items:center}
.nav .r{justify-content:flex-end}
.nav a.t{font:400 13px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;text-decoration:none;opacity:.9}
.nav a.t:hover{opacity:1;color:var(--gold-soft)}
.nav .btn{padding:14px 22px;font-size:12px}
.mark{text-align:center;text-decoration:none;line-height:1;display:inline-block}
.mark .script{display:block;font-size:44px;line-height:.9}
.mark .caps{display:block;font-size:10px;letter-spacing:.5em;margin-top:6px;color:var(--gold-soft)}
.hero .center{position:absolute;left:0;right:0;bottom:12vh;text-align:center;padding:0 24px}
.hero .caps{color:var(--gold-soft);margin-bottom:26px}
.hero h1{font:400 clamp(44px,5.4vw,86px)/1 var(--serif)}
.hero h1 .script{display:block;font-size:clamp(76px,9.6vw,156px);line-height:.95;margin-top:4px}
.hero p{max-width:34em;margin:26px auto 36px;font-size:19px;color:var(--on-dark-2)}
.hero .ctas{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}

/* promises band */
.promises{background:var(--black);color:var(--on-dark)}
.promises ul{list-style:none;display:flex;justify-content:center;flex-wrap:wrap;gap:14px 0;max-width:1280px;margin:0 auto;padding:26px 24px}
.promises li{display:flex;align-items:center;font:400 14px/1.4 var(--sans);letter-spacing:.12em;text-transform:uppercase}
.promises li+li:before{content:"";width:6px;height:6px;background:var(--gold);transform:rotate(45deg);margin:0 30px}

/* letter */
.letter{padding:150px 24px 140px;text-align:center}
.letter .caps{color:var(--gold);margin-bottom:34px}
.letter p.big{font:400 clamp(28px,2.8vw,42px)/1.4 var(--serif);max-width:24em;margin:0 auto}
.sign{margin-top:44px}
.sign .script{font-size:54px;line-height:1}
.sign small{display:block;margin-top:10px;font:400 14px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}

/* visit */
.visit{display:grid;grid-template-columns:1.1fr .9fr;gap:110px;align-items:center;max-width:1320px;margin:0 auto;padding:40px 48px 160px}
.collage{position:relative;padding-bottom:140px}
.collage .a{width:82%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:50% 75%}
.collage .b{position:absolute;right:0;bottom:0;width:48%;height:auto;aspect-ratio:1/1;object-fit:cover;border:14px solid var(--cream)}
dl{margin:44px 0 46px}
dl div{display:grid;grid-template-columns:120px 1fr;gap:24px;padding:20px 0;border-top:1px solid var(--line)}
dl div:last-child{border-bottom:1px solid var(--line)}
dt{font:400 22px/1.3 var(--serif)}
dd{color:var(--ink-2)}

/* services */
.svc{background:var(--paper);padding:150px 24px}
.center-head{text-align:center;margin-bottom:70px}
.center-head p{max-width:30em;margin:18px auto 0;color:var(--ink-2)}
.feature{max-width:980px;margin:0 auto 70px;display:grid;grid-template-columns:1fr 1fr;background:var(--cream)}
.feature img{width:100%;height:100%;min-height:420px;object-fit:cover}
.feature .in{padding:56px 52px;display:flex;flex-direction:column;justify-content:center}
.feature h3{font:400 38px/1.1 var(--serif);margin-bottom:14px}
.feature p{color:var(--ink-2)}
.freq{display:flex;gap:10px;flex-wrap:wrap;margin:26px 0 32px;list-style:none}
.freq li{font:400 14px/1 var(--sans);letter-spacing:.06em;padding:12px 16px;border:1px solid rgba(17,17,17,.25)}
.freq li.on{background:var(--ink);color:var(--on-dark);border-color:var(--ink)}
.menu{max-width:980px;margin:0 auto;list-style:none}
.menu li{display:grid;grid-template-columns:1fr 1.2fr auto;gap:40px;align-items:baseline;padding:30px 0;border-top:1px solid var(--line)}
.menu li:last-child{border-bottom:1px solid var(--line)}
.menu h3{font:400 28px/1.2 var(--serif)}
.menu p{color:var(--ink-2);font-size:16px}
.menu a{font:500 12px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;text-decoration:none;color:var(--gold);white-space:nowrap}
.menu a:hover{color:var(--ink)}

/* how to start */
.start{padding:150px 24px;max-width:1240px;margin:0 auto}
.start ol{list-style:none;display:grid;grid-template-columns:repeat(4,1fr);gap:0;counter-reset:s}
.start li{padding:34px 30px 10px;border-left:1px solid var(--line);counter-increment:s}
.start li:first-child{border-left:0;padding-left:0}
.start li:before{content:counter(s);display:block;font:400 64px/1 var(--script);color:var(--gold);margin-bottom:18px}
.start h3{font:400 24px/1.25 var(--serif);margin-bottom:10px}
.start p{color:var(--ink-2);font-size:16px}

/* quote band */
.band{position:relative;min-height:80vh;display:grid;place-items:center;text-align:center;color:var(--on-dark);overflow:hidden}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 70%}
.band:after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.5)}
.band .in{position:relative;z-index:1;padding:0 24px}
.band blockquote{font:400 clamp(64px,8vw,132px)/1 var(--script)}
.band figcaption{margin-top:26px;color:var(--gold-soft)}

/* area */
.area{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center;max-width:1240px;margin:0 auto;padding:150px 48px 60px}
.area p{color:var(--ink-2);margin-top:20px;max-width:28em}
.area .places{list-style:none;border-top:1px solid var(--line)}
.area .places li{display:grid;grid-template-columns:110px 1fr;gap:20px;padding:22px 0;border-bottom:1px solid var(--line);font:400 26px/1.3 var(--serif)}
.area .places li span{font:500 12px/2.4 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}

/* questions */
.faq{max-width:900px;margin:0 auto;padding:110px 24px 150px}
.faq .center-head{margin-bottom:50px}
details.q{border-top:1px solid var(--line)}
details.q:last-of-type{border-bottom:1px solid var(--line)}
details.q summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:24px;padding:26px 0;font:400 24px/1.3 var(--serif)}
details.q summary::-webkit-details-marker{display:none}
details.q summary:after{content:"+";font:300 28px/1 var(--sans);color:var(--gold);transition:transform .3s}
details.q[open] summary:after{transform:rotate(45deg)}
details.q p{padding:0 0 28px;color:var(--ink-2);max-width:40em}

/* quote form */
.quote{background:var(--paper)}
.quote .in{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px;align-items:center;max-width:1240px;margin:0 auto;padding:150px 48px}
.quote p{color:var(--ink-2);max-width:26em;margin-top:22px}
form.demo{background:var(--cream);padding:56px 52px}
.step{color:var(--gold);margin-bottom:30px}
.field{margin-bottom:28px}
.field label{display:block;font:400 13px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-2);margin-bottom:10px}
.field input,.field select{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(17,17,17,.35);font:400 26px/1.3 var(--serif);color:var(--ink);padding:6px 0 10px;border-radius:0;appearance:none}
.field input::placeholder{color:rgba(17,17,17,.35)}
.field input:focus,.field select:focus{outline:none;border-bottom-color:var(--gold)}
form.demo .btn{width:100%;margin-top:10px}
form.demo small{display:block;margin-top:16px;font-size:13px;color:var(--ink-2)}

/* footer */
.site-foot{background:var(--black);color:var(--on-dark-2);padding:100px 48px 90px;text-align:center}
.site-foot .mark{color:var(--on-dark)}
.site-foot .mark .script{font-size:60px}
.site-foot nav{display:flex;gap:34px;justify-content:center;flex-wrap:wrap;margin:44px 0 30px}
.site-foot nav a{font:400 13px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;text-decoration:none}
.site-foot nav a:hover{color:var(--gold-soft)}
.site-foot p{font-size:15px}
.float{position:fixed;right:22px;bottom:22px;z-index:30;background:var(--ink);color:var(--on-dark);text-decoration:none;font:500 12px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;padding:18px 24px;box-shadow:0 16px 36px -14px rgba(0,0,0,.5)}
.float:hover{background:var(--gold)}

/* simple pages */
.plain-top{background:var(--black);color:var(--on-dark);text-align:center;padding:30px 24px}
.plain{max-width:760px;margin:0 auto;padding:140px 24px;text-align:center}
.plain h1{font:400 clamp(44px,5vw,72px)/1.05 var(--serif);margin-bottom:24px}
.plain p{color:var(--ink-2);margin-bottom:36px}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .hero video{display:none!important}
  .hero{background:#111 url("https://images.pexels.com/videos/7578540/apartment-at-home-business-buy-7578540.jpeg?auto=compress&w=1600") center/cover}
  }
@media (max-width:900px){
  .hero video{object-position:50% 50%}
  .nav{grid-template-columns:1fr auto;padding:20px}
  .nav .l{display:none}.nav .r a.t{display:none}
  .mark{text-align:left}.mark .script{font-size:36px}
  .hero{height:92vh}
  .hero .center{bottom:9vh}
  .hero p{font-size:17px}
    .promises ul{display:grid;grid-template-columns:1fr 1fr;gap:16px 18px;padding:24px 20px}
  .promises li{font-size:12px;justify-content:center;text-align:center}
  .promises li+li:before{display:none}
  .letter{padding:96px 22px}
  .visit{grid-template-columns:1fr;gap:60px;padding:20px 22px 100px}
  .collage{padding-bottom:90px}
  dl div{grid-template-columns:1fr;gap:4px}
  .svc,.start{padding:96px 22px}
  .feature{grid-template-columns:1fr}
  .feature img{min-height:300px}
  .feature .in{padding:36px 26px}
  .menu li{grid-template-columns:1fr;gap:8px}
  .start ol{grid-template-columns:1fr 1fr;gap:30px 0}
  .start li:nth-child(3){border-left:0;padding-left:0}
  .area{grid-template-columns:1fr;gap:30px;padding:96px 22px 30px}
  .faq{padding:80px 22px 110px}
  details.q summary{font-size:21px}
  .quote .in{grid-template-columns:1fr;gap:50px;padding:96px 22px}
  form.demo{padding:34px 24px}
  .site-foot{padding:80px 22px 100px}
  .float{left:12px;right:12px;bottom:12px;text-align:center}
}
@media (max-width:520px){
  .start ol{grid-template-columns:1fr}
  .start li{border-left:0;padding-left:0;border-top:1px solid var(--line)}
}

/* inner pages */
.topbar{position:sticky;top:0;z-index:40;background:var(--black);color:var(--on-dark);display:flex;align-items:center;justify-content:space-between;gap:30px;padding:16px 48px}
.topbar .mark{text-align:left}
.topbar .mark .script{font-size:34px}
.topbar .mark .caps{font-size:9px}
.topbar nav{display:flex;gap:32px;margin-left:auto}
.topbar nav a{font:400 13px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;opacity:.88}
.topbar nav a:hover{opacity:1;color:var(--gold-soft)}
.topbar .btn{padding:14px 20px;font-size:12px}
.phero{display:grid;grid-template-columns:1fr 1fr;min-height:74vh;background:var(--cream)}
.phero .words{padding:70px 64px 70px 72px;display:flex;flex-direction:column;justify-content:center}
.phero h1{font:400 clamp(42px,4.4vw,72px)/1.04 var(--serif);margin:22px 0 24px}
.phero h1 .script{display:block;font-size:1.45em;line-height:.95;color:var(--gold)}
.phero p.lede{font-size:19px;color:var(--ink-2);max-width:30em;margin-bottom:34px}
.phero .ctas{display:flex;gap:14px;flex-wrap:wrap}
.btn.outline{border-color:var(--ink);color:var(--ink);background:transparent}
.btn.outline:hover{background:var(--ink);color:var(--on-dark)}
.phero .photo{position:relative;min-height:420px}
.phero .photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.crumbs{font:400 13px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2);display:flex;gap:10px}
.crumbs a{text-decoration:none;color:var(--gold)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start;max-width:1240px;margin:0 auto;padding:140px 48px}
.split p{color:var(--ink-2);margin-top:18px;max-width:30em}
.split.tight{padding-top:20px}
.facts{list-style:none;border-top:1px solid var(--line)}
.facts li{display:grid;grid-template-columns:150px 1fr;gap:24px;padding:22px 0;border-bottom:1px solid var(--line)}
.facts li b{font:400 22px/1.3 var(--serif)}
.facts li span{color:var(--ink-2)}
.paper{background:var(--paper)}
.closing{background:var(--cream-2);text-align:center;padding:130px 24px}
.closing p{max-width:32em;margin:18px auto 34px;color:var(--ink-2)}
.others{max-width:1240px;margin:0 auto;padding:110px 48px 130px}
.others ul{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line)}
.others li a{display:block;padding:28px 24px 28px 0;text-decoration:none;font:400 26px/1.2 var(--serif);border-bottom:1px solid var(--line)}
.others li a:hover{color:var(--gold)}
.others li a small{display:block;margin-top:8px;font:400 15px/1.5 var(--sans);color:var(--ink-2)}
.ghl{background:var(--paper);padding:56px 52px}
.next{list-style:none;counter-reset:n;max-width:760px;margin:40px auto 0;text-align:left}
.next li{counter-increment:n;display:grid;grid-template-columns:70px 1fr;gap:10px;padding:22px 0;border-top:1px solid var(--line)}
.next li:before{content:counter(n);font:400 48px/1 var(--script);color:var(--gold)}
.next li b{display:block;font:400 22px/1.3 var(--serif)}
.next li span{color:var(--ink-2)}
.thanks-page .float{display:none}
.thanks-hero{min-height:82vh}
.thanks-hero h1{font-size:clamp(52px,6vw,96px)}
.thanks-hero h1 .script{display:inline;font-size:1.5em;margin-left:.1em}
.call-now{display:block;font:400 clamp(26px,2.4vw,34px)/1.25 var(--serif);color:var(--ink);margin-bottom:10px}
.thanks-hero .sign .script{font-size:46px}
.thanks-next{background:var(--paper);padding:130px 24px 120px}
.thanks-next .center-head{margin-bottom:20px}
@media (max-width:900px){
  .thanks-next{padding:84px 22px}
  .topbar{padding:12px 20px}
  .topbar nav{display:none}
  .topbar .mark .script{font-size:28px}
  .phero{grid-template-columns:1fr;min-height:0}
  .phero .photo{order:-1;min-height:280px}
  .phero .words{padding:40px 22px 56px}
  .split{grid-template-columns:1fr;gap:40px;padding:90px 22px}
  .split.tight{padding-top:0}
  .facts li{grid-template-columns:1fr;gap:4px}
  .others{padding:80px 22px 100px}
  .others ul{grid-template-columns:1fr}
  .closing{padding:90px 22px}
  .ghl{padding:30px 22px}
}

/* main navigation: services menu, mobile menu */
.nl{font:400 13px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;color:inherit;opacity:.9;cursor:pointer;white-space:nowrap}
.nl:hover,.dd[open]>.nl{opacity:1;color:var(--gold-soft)}
.topbar nav{align-items:center}
.hero>.nav{z-index:5}
.dd{position:relative}
.dd>summary,.mm>summary{list-style:none}
.dd>summary::-webkit-details-marker,.mm>summary::-webkit-details-marker{display:none}
.dd>summary:after{content:"";display:inline-block;width:6px;height:6px;margin-left:10px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:translateY(-3px) rotate(45deg);transition:transform .2s}
.dd[open]>summary:after{transform:translateY(1px) rotate(225deg)}
.dd .panel{position:absolute;top:calc(100% + 24px);left:-28px;width:340px;z-index:60;background:var(--paper);color:var(--ink);text-shadow:none;text-align:left;padding-top:10px;box-shadow:0 28px 60px -24px rgba(0,0,0,.5)}
.dd .panel>a{display:block;padding:15px 28px;text-decoration:none;font:400 21px/1.2 var(--serif);letter-spacing:0;text-transform:none;opacity:1;color:var(--ink)}
.dd .panel>a small{display:block;margin-top:6px;font:400 14px/1.4 var(--sans);color:var(--ink-2)}
.dd .panel>a:hover{background:var(--cream);color:var(--ink)}
.dd .sub{display:flex;gap:30px;margin-top:10px;padding:20px 28px;background:var(--cream-2)}
.dd .sub a{font:500 12px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;opacity:1;color:var(--ink)}
.dd .sub a:hover{color:var(--gold)}
.mm{display:none}
.mm>summary .o,.mm[open]>summary .c{display:none}
.mm[open]>summary .o{display:inline}
.mm .mpanel{position:absolute;left:0;right:0;top:100%;z-index:60;background:var(--black);color:var(--on-dark);text-shadow:none;text-align:left;padding:8px 22px 28px;max-height:calc(100vh - 64px);overflow-y:auto;border-top:1px solid rgba(247,243,236,.12)}
.mm .mpanel .caps{display:block;margin:22px 0 6px;font-size:11px;letter-spacing:.3em;color:var(--gold-soft)}
.mm .mpanel a{display:block;padding:12px 0;font:400 25px/1.2 var(--serif);letter-spacing:0;text-transform:none;text-decoration:none;opacity:1;color:var(--on-dark)}
.mm .mpanel a.s{font-size:21px;color:var(--on-dark-2)}
.mm .mpanel a.btn{margin-top:26px;padding:20px;text-align:center;font:500 13px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--ink)}
@media (max-width:1100px){
  .topbar nav{gap:24px}
  .nav .l,.nav .r{gap:26px}
}
@media (max-width:900px){
  .mm{display:block}
  .nav .r a.nl{display:none}
  .topbar .btn.line{margin-left:auto}
  .topbar{gap:20px}
}
@media (max-width:600px){
  .topbar .btn.line,.nav .r .btn.line{display:none}
  .topbar .mm{margin-left:auto}
}