/* Wren Hollow Homes: coastal fresh. White, ocean blue, warm sand. Fraunces light + Figtree. */
:root {
  --paper: #ffffff;
  --mist: #f1f6f9;
  --sand: #efe6d6;
  --sand-soft: #f7f2e9;
  --sand-deep: #d6c3a1;
  --ocean: #1f5f86;
  --ocean-deep: #0f3a55;
  --sea: #9cc7de;
  --sea-soft: #d3e6f0;
  --night: #0c2738;
  --ink: #15242e;
  --muted: #4b5c67;
  --line: #d9e3e9;
  --focus: #1f5f86;
  --display: "Fraunces", Georgia, "Times New Roman", serif;
  --text: "Figtree", system-ui, -apple-system, "Segoe UI", sans-serif;
  --step-0: 1.0625rem;
  --step-1: 1.25rem;
  --step-2: clamp(1.5rem, 1.2rem + 1vw, 1.9rem);
  --step-3: clamp(2rem, 1.4rem + 2.2vw, 2.9rem);
  --step-4: clamp(2.6rem, 1.6rem + 4vw, 4.6rem);
  --gutter: clamp(16px, 4vw, 40px);
  --radius: 14px;
  --section: clamp(4rem, 3rem + 5vw, 7.5rem);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: 88px; }
@media (prefers-reduced-motion: no-preference) { html { scroll-behavior: smooth; } }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font: 400 var(--step-0)/1.65 var(--text);
  overflow-x: hidden;
}
img, svg { max-width: 100%; display: block; }
img { height: auto; }
a { color: var(--ocean); text-underline-offset: 3px; }
a:hover { color: var(--ocean-deep); }
h1, h2, h3 { font-family: var(--display); font-weight: 300; line-height: 1.12; margin: 0 0 .6em; letter-spacing: -.01em; }
h1 em, h2 em { font-style: italic; color: var(--ocean); }
h3 { font-weight: 400; font-size: var(--step-1); }
p { margin: 0 0 1em; }
ul, ol { margin: 0; padding: 0; }
:focus-visible { outline: 3px solid var(--focus); outline-offset: 3px; border-radius: 4px; }
.wrap { width: 100%; max-width: 1220px; margin-inline: auto; padding-inline: var(--gutter); }
.vh { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.eyebrow { font: 600 .82rem/1.3 var(--text); letter-spacing: .14em; text-transform: uppercase; color: var(--ocean); margin-bottom: 1rem; }

.skip { position: absolute; left: 12px; top: -60px; z-index: 100; background: var(--ocean-deep); color: #fff; padding: 12px 18px; border-radius: 8px; font-weight: 600; }
.skip:focus { top: 12px; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .5em;
  min-height: 48px; padding: .7em 1.4em; border-radius: 999px;
  background: var(--ocean); color: #fff; border: 2px solid var(--ocean);
  font: 600 1rem/1.2 var(--text); text-decoration: none; cursor: pointer;
  transition: background-color .2s, color .2s;
}
.btn:hover { background: var(--ocean-deep); border-color: var(--ocean-deep); color: #fff; }
.btn-ghost { background: transparent; color: var(--ocean); }
.btn-ghost:hover { background: var(--sea-soft); color: var(--ocean-deep); border-color: var(--ocean); }
.text-link { display: inline-flex; align-items: center; min-height: 44px; font-weight: 600; }

/* Header */
.site-head { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.96); border-bottom: 1px solid var(--line); }
.head-row { display: flex; align-items: center; gap: 1.25rem; min-height: 72px; }
.brand { display: inline-flex; align-items: center; gap: .65rem; text-decoration: none; color: var(--ink); min-height: 44px; }
.brand-name { font: 400 1.3rem/1 var(--display); letter-spacing: -.01em; }
.brand-name em { font-style: italic; color: var(--ocean); }
.nav-main { margin-left: auto; }
.nav-main ul { display: flex; list-style: none; gap: .1rem; }
.nav-main a { display: inline-flex; align-items: center; min-height: 44px; padding: 0 .7rem; color: var(--ink); text-decoration: none; font-weight: 500; font-size: .97rem; border-radius: 8px; }
.nav-main a:hover { color: var(--ocean); background: var(--mist); }
.head-cta { display: inline-flex; align-items: center; min-height: 44px; padding: 0 1.1rem; border-radius: 999px; background: var(--sand); color: var(--ink); font-weight: 600; text-decoration: none; font-size: .97rem; white-space: nowrap; }
.head-cta:hover { background: var(--sand-deep); color: var(--ink); }
.lang { position: relative; }
.lang summary, .mnav summary { list-style: none; display: inline-flex; align-items: center; gap: .45rem; min-height: 44px; min-width: 44px; padding: 0 .6rem; border-radius: 8px; cursor: pointer; font-weight: 500; }
.lang summary::-webkit-details-marker, .mnav summary::-webkit-details-marker { display: none; }
.lang summary:hover, .mnav summary:hover { background: var(--mist); }
.lang svg { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.4; }
.lang-text { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.lang-panel { position: absolute; right: 0; top: calc(100% + 8px); min-width: 200px; background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: .75rem; box-shadow: 0 12px 30px rgba(12,39,56,.12); }
.mnav { display: none; }
.mnav .bars, .mnav .bars::before, .mnav .bars::after { display: block; width: 20px; height: 2px; background: currentColor; border-radius: 2px; position: relative; }
.mnav .bars::before, .mnav .bars::after { content: ""; position: absolute; left: 0; }
.mnav .bars::before { top: -6px; } .mnav .bars::after { top: 6px; }
.mnav-panel { position: absolute; left: 0; right: 0; top: 100%; background: #fff; border-bottom: 1px solid var(--line); padding: .5rem var(--gutter) 1rem; box-shadow: 0 16px 30px rgba(12,39,56,.1); }
.mnav-panel ul { list-style: none; }
.mnav-panel a { display: flex; align-items: center; min-height: 48px; color: var(--ink); text-decoration: none; font-weight: 500; border-bottom: 1px solid var(--line); }
@media (max-width: 1120px) {
  .nav-main { display: none; }
  .head-cta { margin-left: auto; }
  .mnav { display: block; }
}
@media (max-width: 560px) {
  .head-cta { display: none; }
  .lang { margin-left: auto; }
  .brand-name { font-size: 1.12rem; }
}

/* Hero */
.hero { position: relative; overflow: hidden; padding: clamp(2.5rem, 2rem + 4vw, 5.5rem) 0 clamp(4.5rem, 4rem + 4vw, 7rem); }
.contours { position: absolute; width: min(900px, 120vw); right: -12%; top: -6%; stroke: var(--sea); opacity: .55; pointer-events: none; }
.hero-grid { position: relative; display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(2rem, 5vw, 5rem); align-items: center; }
.hero h1 { font-size: var(--step-4); margin-bottom: .45em; }
.lede { font-size: var(--step-1); color: var(--muted); max-width: 34em; line-height: 1.6; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .75rem; margin: 2rem 0 1.25rem; }
.hero-note { font-size: .95rem; color: var(--muted); padding-left: 1rem; border-left: 3px solid var(--sand-deep); }
.hero-photo { margin: 0; position: relative; }
.hero-photo img { width: 100%; aspect-ratio: 5 / 6; object-fit: cover; border-radius: 999px 999px 18px 18px; }
.hero-photo figcaption { position: absolute; left: 50%; bottom: 18px; transform: translateX(-50%); background: rgba(255,255,255,.94); padding: .35rem .9rem; border-radius: 999px; font-size: .85rem; font-weight: 500; white-space: nowrap; }
.wave { position: absolute; left: 0; bottom: 0; width: 100%; height: 60px; fill: none; stroke: var(--ocean); stroke-width: 1.4; opacity: .5; }
.wave path + path { stroke: var(--sand-deep); }
@media (max-width: 860px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-photo { max-width: 460px; }
  .hero-photo img { aspect-ratio: 4 / 3.4; border-radius: 220px 220px 18px 18px; }
}

/* Section heads */
.section-head { max-width: 46rem; margin-bottom: clamp(2rem, 4vw, 3.5rem); }
.section-head h2, .buying-intro h2, .selling-top h2, .area-copy h2, .about-copy h2, .contact-copy h2, .faq h2 { font-size: var(--step-3); }
.section-sub { color: var(--muted); }

/* Kinds: staggered mosaic */
.kinds { padding: var(--section) 0; }
.kind-list { list-style: none; display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(1rem, 2vw, 1.75rem); align-items: start; }
.kind img { width: 100%; object-fit: cover; border-radius: var(--radius); aspect-ratio: 3 / 4; }
.kind-2, .kind-4 { margin-top: 3.5rem; }
.kind-2 img, .kind-4 img { aspect-ratio: 5 / 4; }
.kind h3 { margin: 1rem 0 .35rem; font-size: 1.45rem; }
.kind p { color: var(--muted); font-size: .98rem; }
@media (max-width: 960px) { .kind-list { grid-template-columns: repeat(2, 1fr); } .kind-4 { margin-top: 0; } .kind-3 { margin-top: -2rem; } }
@media (max-width: 520px) { .kind-list { grid-template-columns: 1fr; } .kind-2, .kind-3 { margin-top: 0; } .kind img, .kind-2 img, .kind-4 img { aspect-ratio: 16 / 10; } }

/* Buying: field notes */
.buying { background: var(--mist); padding: var(--section) 0; }
.buying-grid { display: grid; grid-template-columns: .8fr 1.4fr; gap: clamp(2rem, 5vw, 5rem); align-items: start; }
.buying-intro { position: sticky; top: 110px; }
.buying-intro p:not(.eyebrow) { color: var(--muted); }
.notes { display: grid; grid-template-columns: 1fr 1fr; gap: 0 2.5rem; }
.note { padding: 1.75rem 0; border-top: 1px solid #c7d6df; }
.note svg { width: 34px; height: 34px; fill: none; stroke: var(--ocean); stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; margin-bottom: .9rem; }
.note h3 { font-size: 1.4rem; margin-bottom: .4rem; }
.note p { font-size: .98rem; color: var(--muted); margin: 0; }
@media (max-width: 900px) { .buying-grid { grid-template-columns: 1fr; } .buying-intro { position: static; } }
@media (max-width: 600px) { .notes { grid-template-columns: 1fr; } }

/* Selling: quotes vs checklist */
.selling { padding: var(--section) 0; }
.selling-top { text-align: center; max-width: 40rem; margin: 0 auto clamp(2rem, 4vw, 3.5rem); }
.selling-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.5rem, 4vw, 3rem); align-items: stretch; }
.asks { padding: 1rem 0 1rem clamp(1rem, 3vw, 2.5rem); border-left: 2px solid var(--sea); }
.asks h3, .gather h3 { font: 600 .82rem/1.3 var(--text); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin-bottom: 1.4rem; }
.asks ul { list-style: none; display: grid; gap: 1.1rem; }
.asks li { font: italic 300 1.45rem/1.35 var(--display); color: var(--ocean-deep); }
.gather { background: var(--sand-soft); border-radius: 22px; padding: clamp(1.5rem, 4vw, 2.75rem); }
.checks { list-style: none; display: grid; gap: .85rem; margin-bottom: 1.5rem; }
.checks li { position: relative; padding-left: 2.1rem; }
.checks li::before { content: ""; position: absolute; left: 0; top: .2em; width: 1.3rem; height: 1.3rem; border-radius: 50%; background: var(--ocean) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='m5 10 3.5 3.5L15 7' fill='none' stroke='%23fff' stroke-width='2.2' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center / 80% no-repeat; }
.gather > p { color: var(--muted); font-size: .97rem; margin: 0; }
@media (max-width: 820px) { .selling-grid { grid-template-columns: 1fr; } }

/* Listings */
.listings { padding: var(--section) 0; background: linear-gradient(var(--paper), var(--sand-soft)); }
.listing-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.25rem, 3vw, 2.5rem); }
.listing { background: #fff; border: 1px solid var(--line); border-radius: 20px; overflow: hidden; display: flex; flex-direction: column; }
.listing-photo { position: relative; }
.listing-photo img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
.tag { position: absolute; top: 14px; left: 14px; background: var(--ink); color: #fff; font-size: .78rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; padding: .4rem .75rem; border-radius: 6px; }
.listing-body { padding: clamp(1.25rem, 3vw, 2rem); }
.listing-body h3 { font-size: 1.55rem; margin-bottom: .2rem; }
.price { font: 600 1.15rem/1.4 var(--text); color: var(--ocean); margin-bottom: .9rem; }
.listing-body > p:not(.price) { color: var(--muted); font-size: .98rem; }
.facts { margin: 1.25rem 0 0; border-top: 1px solid var(--line); }
.facts div { display: grid; grid-template-columns: 8.5rem 1fr; gap: 1rem; padding: .6rem 0; border-bottom: 1px solid var(--line); font-size: .95rem; }
.facts dt { font-weight: 600; }
.facts dd { margin: 0; color: var(--muted); }
@media (max-width: 860px) { .listing-grid { grid-template-columns: 1fr; } }
@media (max-width: 420px) { .facts div { grid-template-columns: 1fr; gap: 0; } }

/* Area map */
.area { background: var(--mist); padding: var(--section) 0; }
.area-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.area-copy > p:not(.eyebrow) { color: var(--muted); }
.towns { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem 1.75rem; margin: 2rem 0 0; }
.towns dt { font: 400 1.2rem/1.3 var(--display); color: var(--ocean-deep); }
.towns dd { margin: .15rem 0 0; font-size: .93rem; color: var(--muted); }
.map { margin: 0; }
.map svg { width: 100%; height: auto; border-radius: 22px; border: 1px solid #c7d6df; background: #fff; }
.m-land { fill: var(--sand-soft); }
.m-topo path { stroke: var(--sand-deep); stroke-width: 1.4; stroke-dasharray: 2 5; stroke-linecap: round; }
.m-sea, .m-lake { fill: var(--sea-soft); stroke: var(--ocean); stroke-width: 1.6; stroke-linejoin: round; }
.m-river { stroke: var(--sea); stroke-width: 2.4; stroke-linecap: round; }
.m-road { stroke: #b9a684; stroke-width: 2; stroke-dasharray: 8 6; stroke-linecap: round; }
.m-waves path { stroke: var(--ocean); stroke-width: 1.4; stroke-linecap: round; opacity: .6; }
.m-water { font: italic 300 17px var(--display); fill: var(--ocean); }
.m-town circle { fill: var(--ocean-deep); stroke: #fff; stroke-width: 3; }
.m-town text { font: 600 16px var(--text); fill: var(--ink); paint-order: stroke; stroke: var(--sand-soft); stroke-width: 4px; stroke-linejoin: round; }
.m-compass circle { stroke: var(--ink); stroke-width: 1.2; }
.m-compass path { fill: var(--ink); }
.m-compass text { font: 600 13px var(--text); fill: var(--ink); }
.map figcaption { font-size: .88rem; color: var(--muted); margin-top: .6rem; }
@media (max-width: 900px) { .area-grid { grid-template-columns: 1fr; } }
@media (max-width: 420px) { .towns { grid-template-columns: 1fr; } }

/* About */
.about { padding: var(--section) 0; }
.about-grid { display: grid; grid-template-columns: minmax(180px, 300px) 1fr; gap: clamp(2rem, 6vw, 5.5rem); align-items: start; }
.monogram svg { width: 100%; }
.monogram circle { fill: var(--ocean); }
.monogram .ring { fill: none; stroke: var(--sand); stroke-width: 1.5; }
.monogram text { font: italic 300 78px var(--display); fill: #fff; letter-spacing: .02em; }
.mono-wave { fill: none; stroke: var(--sand); stroke-width: 2.4; stroke-linecap: round; }
.about-copy > p:not(.eyebrow) { max-width: 40rem; }
.steps { list-style: none; counter-reset: s; display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; margin-top: 2.5rem; padding-top: 2rem; border-top: 1px solid var(--line); }
.steps li { counter-increment: s; }
.steps li::before { content: counter(s, decimal-leading-zero); display: block; font: 300 2.2rem/1 var(--display); color: var(--ocean); margin-bottom: .6rem; }
.steps h3 { font-size: 1.2rem; margin-bottom: .3rem; }
.steps p { font-size: .95rem; color: var(--muted); margin: 0; }
@media (max-width: 820px) { .about-grid { grid-template-columns: 1fr; } .monogram { max-width: 180px; } .steps { grid-template-columns: 1fr; } }

/* Contact */
.contact { background: var(--ocean-deep); color: #fff; padding: var(--section) 0; --focus: #f2d9a8; }
.contact .eyebrow { color: var(--sand); }
.contact a { color: var(--sand); }
.contact-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: start; }
.contact-copy p:not(.eyebrow) { color: #d8e6ee; }
.form { background: #fff; color: var(--ink); border-radius: 22px; padding: clamp(1.25rem, 4vw, 2.5rem); display: grid; gap: 1.1rem; --focus: var(--ocean); }
.field { display: grid; gap: .4rem; margin: 0; padding: 0; border: 0; min-width: 0; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }
.field label, .field legend { font-weight: 600; font-size: .97rem; padding: 0; }
.req, .opt { font-weight: 400; color: var(--muted); font-size: .88rem; }
.field input:not([type=radio]), .field select, .field textarea {
  width: 100%; min-height: 48px; padding: .65rem .85rem; border: 1.5px solid #9fb2bf; border-radius: 10px;
  font: inherit; font-size: 1rem; color: var(--ink); background: #fff;
}
.field textarea { resize: vertical; }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { border-color: var(--ocean); }
.choices { display: flex; flex-wrap: wrap; gap: .6rem; margin-top: .4rem; }
.choices label { display: inline-flex; align-items: center; gap: .5rem; min-height: 44px; padding: 0 1rem; border: 1.5px solid #9fb2bf; border-radius: 999px; font-weight: 500; cursor: pointer; }
.choices label:has(input:checked) { border-color: var(--ocean); background: var(--sea-soft); }
.choices input { width: 18px; height: 18px; accent-color: var(--ocean); margin: 0; }
.form .btn { justify-self: start; }
@media (max-width: 860px) { .contact-grid { grid-template-columns: 1fr; } }
@media (max-width: 520px) { .field-row { grid-template-columns: 1fr; } .form .btn { justify-self: stretch; } }

/* FAQ */
.faq { padding: var(--section) 0; }
.faq-wrap { display: grid; grid-template-columns: .8fr 1.4fr; gap: clamp(1.5rem, 5vw, 4.5rem); align-items: start; }
.faq-list details { border-bottom: 1px solid var(--line); }
.faq-list details:first-child { border-top: 1px solid var(--line); }
.faq-list summary { list-style: none; display: flex; justify-content: space-between; align-items: center; gap: 1rem; min-height: 64px; padding: .9rem 0; cursor: pointer; font: 400 1.25rem/1.35 var(--display); }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after { content: "+"; flex: none; display: grid; place-items: center; width: 36px; height: 36px; border-radius: 50%; border: 1.5px solid var(--sea); color: var(--ocean); font: 400 1.3rem/1 var(--text); }
.faq-list details[open] summary::after { content: "−"; background: var(--sea-soft); }
.faq-list p { color: var(--muted); padding-bottom: 1.25rem; max-width: 42rem; }
@media (max-width: 820px) { .faq-wrap { grid-template-columns: 1fr; } }

/* Footer */
.site-foot { position: relative; background: var(--night); color: #cfdde6; padding: 4.5rem 0 2rem; margin-top: 40px; --focus: #f2d9a8; }
.foot-wave { position: absolute; left: 0; top: -39px; width: 100%; height: 40px; fill: var(--night); }
.site-foot a { color: #fff; }
.site-foot .brand { color: #fff; }
.site-foot .brand-name em { color: var(--sea); }
.foot-grid { display: grid; grid-template-columns: 1.5fr 1fr 1.2fr .8fr; gap: 2rem; }
.foot-grid h2 { font: 600 .8rem/1.3 var(--text); letter-spacing: .14em; text-transform: uppercase; color: var(--sea); margin-bottom: .8rem; }
.foot-grid ul { list-style: none; display: grid; gap: .1rem; }
.foot-grid li { font-size: .95rem; }
.foot-grid li a { display: inline-flex; align-items: center; min-height: 44px; }
.foot-brand p { font-size: .95rem; margin-top: 1rem; max-width: 22rem; }
.brokerage { color: #fff; }
.foot-base { margin-top: 2.5rem; padding-top: 1.5rem; border-top: 1px solid rgba(255,255,255,.18); display: flex; flex-wrap: wrap; justify-content: space-between; gap: .5rem 2rem; font-size: .87rem; }
.foot-base p { margin: 0; }
@media (max-width: 900px) { .foot-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .foot-grid { grid-template-columns: 1fr; } }

/* Phone call/text bar */
.callbar { display: none; }
@media (max-width: 720px) {
  body { padding-bottom: 76px; }
  .callbar { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 60; padding: 10px 12px calc(10px + env(safe-area-inset-bottom)); background: rgba(255,255,255,.97); border-top: 1px solid var(--line); }
  .callbar a { display: flex; align-items: center; justify-content: center; gap: .5rem; min-height: 50px; border-radius: 999px; font-weight: 600; text-decoration: none; border: 2px solid var(--ocean); color: var(--ocean); }
  .callbar a:first-child { background: var(--ocean); color: #fff; }
  .callbar svg { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linejoin: round; }
}

/* Statement page */
.page-hero { background: var(--mist); padding: clamp(3rem, 6vw, 5rem) 0; }
.page-hero h1 { font-size: var(--step-3); }
.page-hero .lede { margin: 0; }
.section { padding: clamp(3rem, 6vw, 5rem) 0; }
.statement { max-width: 46rem; }
.statement h2 { font-size: var(--step-2); margin-top: 2.2rem; }
.statement h2:first-child { margin-top: 0; }
.statement ul { padding-left: 1.2rem; display: grid; gap: .5rem; margin-bottom: 1rem; }
.reviewed { color: var(--muted); font-size: .92rem; }

@media (prefers-reduced-motion: reduce) { *, *::before, *::after { transition: none !important; animation: none !important; } }