/* Layout: homepage. Maroon hero with search, a 2x2 service matrix (residential/commercial × lease/buy-sell), listings grid, about, contact. Single deliberate brand look. */
:root {
  --maroon: #6B1511;
  --oxblood: #3E0B09;
  --chalk: #F6F2F0;
  --brass: #B88A4A;
  --ink: #221615;
  --stone: #85736F;
  --rule: #E2D8D4;
  --white: #FFFFFF;
  --display: "Bodoni Moda", "Didot", "Bodoni 72", Georgia, serif;
  --sans: "Jost", "Futura", "Century Gothic", system-ui, sans-serif;
  color-scheme: light;
}
* { box-sizing: border-box; }
body { margin: 0; background: var(--chalk); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.6; font-weight: 300; }
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 10; background: var(--maroon); }
.wrap { max-width: 1180px; margin: 0 auto; padding-left: max(16px, env(safe-area-inset-left, 0px)); padding-right: max(16px, env(safe-area-inset-right, 0px)); }
h1, h2, h3 { font-family: var(--display); font-weight: 400; margin: 0; text-wrap: balance; }
p { margin: 0; }
a { color: inherit; }
.eyebrow { font-size: 12px; letter-spacing: .28em; text-transform: uppercase; font-weight: 400; color: var(--brass); }
button, input, select, textarea { font: inherit; }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 2px; }

/* wordmark */
.wm { display: inline-flex; flex-direction: column; align-items: center; text-decoration: none; }
.wm .t { display: flex; align-items: center; font-weight: 300; letter-spacing: .32em; line-height: 1; margin-right: -.32em; font-size: 22px; }
.wm .t svg { height: .78em; width: auto; margin-right: .32em; }
.wm .s { font-weight: 400; letter-spacing: .42em; font-size: 7px; margin-top: 6px; margin-right: -.42em; opacity: .85; }

/* nav */
.nav { position: sticky; top: env(safe-area-inset-top, 0px); z-index: 5; background: var(--maroon); color: var(--chalk); border-bottom: 1px solid rgba(246,242,240,.12); }
.nav .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding-block: 16px; }
.nav ul { display: flex; gap: 28px; list-style: none; margin: 0; padding: 0; font-size: 13px; letter-spacing: .16em; text-transform: uppercase; }
.nav ul a { text-decoration: none; opacity: .85; }
.nav ul a:hover { opacity: 1; color: var(--brass); }
.btn { display: inline-flex; align-items: center; gap: 8px; border: 1px solid currentColor; padding: 10px 18px; font-size: 13px; letter-spacing: .16em; text-transform: uppercase; text-decoration: none; background: transparent; color: inherit; cursor: pointer; }
.btn.solid { background: var(--brass); border-color: var(--brass); color: var(--oxblood); font-weight: 500; }
.btn.solid:hover { background: #c99b5a; }

/* hero */
.hero { background: var(--maroon); color: var(--chalk); position: relative; overflow: hidden; }
.hero .wrap { padding-block: clamp(56px, 9vw, 120px) clamp(48px, 7vw, 88px); display: grid; gap: 40px; position: relative; }
.hero h1 { font-size: clamp(40px, 6.4vw, 84px); line-height: 1.04; max-width: 14ch; }
.hero h1 em { color: var(--brass); }
.hero .lede { max-width: 52ch; font-size: 18px; color: rgba(246,242,240,.82); }
.rings { position: absolute; right: -180px; top: -120px; width: 680px; height: 680px; opacity: .09; pointer-events: none; color: var(--chalk); }

/* search */
.search { background: var(--chalk); color: var(--ink); display: grid; grid-template-columns: auto 1.3fr 1fr auto; align-items: stretch; max-width: 980px; }
.seg { display: flex; border-right: 1px solid var(--rule); }
.seg button { border: 0; background: transparent; padding: 0 20px; font-size: 13px; letter-spacing: .16em; text-transform: uppercase; color: var(--stone); cursor: pointer; min-height: 64px; }
.seg button[aria-pressed="true"] { color: var(--maroon); box-shadow: inset 0 -2px 0 var(--maroon); font-weight: 500; }
.field { display: grid; padding: 10px 18px; border-right: 1px solid var(--rule); min-width: 0; }
.field label { font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: var(--stone); }
.field select { border: 0; background: transparent; color: var(--ink); padding: 2px 0; font-size: 16px; min-width: 0; }
.search .go { border: 0; background: var(--oxblood); color: var(--chalk); padding: 0 28px; font-size: 13px; letter-spacing: .16em; text-transform: uppercase; cursor: pointer; }
.search .go:hover { background: #2c0806; }
.hero-meta { display: flex; flex-wrap: wrap; gap: 12px 40px; font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: rgba(246,242,240,.7); }
.hero-meta b { color: var(--chalk); font-weight: 400; }

/* services matrix */
.section { padding-block: clamp(64px, 9vw, 112px); }
.sec-head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 16px 48px; margin-bottom: 40px; }
.sec-head h2 { font-size: clamp(32px, 4.4vw, 52px); line-height: 1.1; margin-top: 12px; }
.sec-head p { max-width: 46ch; color: #4a3936; }
.matrix { display: grid; grid-template-columns: 140px 1fr 1fr; }
.matrix .hd { font-size: 12px; letter-spacing: .24em; text-transform: uppercase; color: var(--stone); padding: 0 24px 14px; }
.matrix .row { font-family: var(--display); font-size: 22px; padding: 28px 16px 0 0; border-top: 1px solid var(--ink); }
.cell { border-top: 1px solid var(--ink); border-left: 1px solid var(--rule); padding: 28px 24px 32px; display: grid; gap: 10px; align-content: start; }
.cell h3 { font-size: 26px; }
.cell p { color: #4a3936; font-size: 15px; max-width: 40ch; }
.cell a { font-size: 13px; letter-spacing: .16em; text-transform: uppercase; color: var(--maroon); text-decoration: none; margin-top: 6px; }
.cell a:hover { text-decoration: underline; }

/* listings */
.listings { background: var(--white); }
.filters { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { border: 1px solid var(--rule); background: transparent; padding: 8px 14px; font-size: 13px; letter-spacing: .08em; cursor: pointer; color: var(--ink); }
.chip[aria-pressed="true"] { background: var(--maroon); border-color: var(--maroon); color: var(--chalk); }
.grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px 24px; }
.card { display: grid; gap: 14px; min-width: 0; }
.ph { aspect-ratio: 4 / 3; max-width: 100%; position: relative; overflow: hidden; display: flex; align-items: flex-end; padding: 14px; }
.ph svg.facade { position: absolute; inset: 0; width: 100%; height: 100%; }
.ph .badge { position: relative; background: var(--chalk); color: var(--maroon); font-size: 11px; letter-spacing: .2em; text-transform: uppercase; padding: 5px 10px; font-weight: 500; }
.card .loc { font-size: 12px; letter-spacing: .22em; text-transform: uppercase; color: var(--stone); }
.card h3 { font-size: 23px; line-height: 1.2; }
.card .facts { display: flex; flex-wrap: wrap; gap: 4px 18px; font-size: 14px; color: #4a3936; font-variant-numeric: tabular-nums; }
.card .price { font-family: var(--display); font-size: 22px; color: var(--maroon); font-variant-numeric: tabular-nums; }
.card .price small { font-family: var(--sans); font-size: 13px; color: var(--stone); }
.note { margin-top: 28px; font-size: 13px; color: var(--stone); }

/* about */
.about { background: var(--oxblood); color: var(--chalk); }
.about .wrap { display: grid; grid-template-columns: 1fr 1.3fr; gap: clamp(32px, 6vw, 88px); align-items: center; }
.about blockquote { margin: 0; font-family: var(--display); font-size: clamp(22px, 2.6vw, 30px); line-height: 1.4; }
.about .since { font-family: var(--display); font-size: clamp(96px, 16vw, 200px); line-height: .9; color: var(--brass); }
.about .since small { display: block; font-family: var(--sans); font-size: 13px; letter-spacing: .24em; text-transform: uppercase; color: rgba(246,242,240,.7); margin-top: 16px; }
.steps { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 24px; margin-top: 56px; grid-column: 1 / -1; }
.steps div { border-top: 1px solid rgba(246,242,240,.25); padding-top: 16px; }
.steps b { display: block; font-weight: 400; font-size: 12px; letter-spacing: .2em; color: var(--brass); margin-bottom: 6px; }
.steps p { font-size: 15px; color: rgba(246,242,240,.82); }

/* areas */
.areas { display: flex; flex-wrap: wrap; gap: 10px 28px; font-family: var(--display); font-size: clamp(22px, 3vw, 34px); line-height: 1.3; }
.areas span:not(:last-child)::after { content: "·"; margin-left: 28px; color: var(--brass); }

/* contact */
.contact .wrap { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(32px, 6vw, 88px); }
.contact dl { display: grid; gap: 18px; margin: 32px 0 0; }
.contact dt { font-size: 12px; letter-spacing: .22em; text-transform: uppercase; color: var(--stone); }
.contact dd { margin: 2px 0 0; font-size: 18px; user-select: all; }
form { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; background: var(--white); padding: clamp(20px, 3vw, 36px); outline: 1px solid var(--rule); outline-offset: -1px; }
form .full { grid-column: 1 / -1; }
form label { display: grid; gap: 6px; font-size: 12px; letter-spacing: .18em; text-transform: uppercase; color: var(--stone); }
form input, form select, form textarea { border: 0; border-bottom: 1px solid var(--rule); background: transparent; padding: 8px 0; font-size: 16px; color: var(--ink); letter-spacing: 0; text-transform: none; }
form textarea { resize: vertical; min-height: 80px; }
form .btn { justify-self: start; background: var(--maroon); color: var(--chalk); border-color: var(--maroon); }
.sent { grid-column: 1 / -1; color: var(--maroon); font-size: 15px; }

footer { background: var(--maroon); color: rgba(246,242,240,.75); font-size: 13px; }
footer .wrap { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 20px; padding-block: 40px; }
footer .wm { color: var(--chalk); }

.x-unused { background: var(--brass); color: var(--oxblood); text-align: center; font-size: 12px; letter-spacing: .18em; text-transform: uppercase; padding: 6px 16px; }

@media (max-width: 900px) {
  .nav ul { display: none; }
  .search { grid-template-columns: 1fr 1fr; }
  .seg { grid-column: 1 / -1; border-right: 0; border-bottom: 1px solid var(--rule); }
  .seg button { flex: 1; }
  .search .go { grid-column: 1 / -1; min-height: 56px; }
  .grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .about .wrap, .contact .wrap { grid-template-columns: 1fr; }
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 620px) {
  .matrix { grid-template-columns: 1fr; }
  .matrix .hd { display: none; }
  .matrix .row { padding-bottom: 8px; }
  .cell { border-left: 0; border-top: 1px solid var(--rule); padding-inline: 0; }
  .cell::before { content: attr(data-k); font-size: 12px; letter-spacing: .22em; text-transform: uppercase; color: var(--stone); }
  .grid { grid-template-columns: 1fr; }
  form { grid-template-columns: 1fr; }
  .nav .btn { display: none; }
  .field { border-right: 0; border-bottom: 1px solid var(--rule); grid-column: 1 / -1; }
}
.wa-float { position: fixed; right: max(16px, env(safe-area-inset-right,0px)); bottom: max(16px, env(safe-area-inset-bottom,0px)); z-index: 20; background: var(--brass); color: var(--oxblood); font-weight: 500; text-decoration: none; padding: 12px 18px; border-radius: 999px; font-size: 14px; letter-spacing: .06em; box-shadow: 0 6px 20px rgba(34,22,21,.25); }
.wa-float:hover { background: var(--chalk); }
dd a { text-decoration: none; border-bottom: 1px solid var(--rule); }

/* ---------- v2: readability ---------- */
:root { --stone: #6E5D59; --body: #3A2B28; }
body { font-size: 18px; font-weight: 400; line-height: 1.65; }
h2, h3 { font-weight: 500; }
.eyebrow { font-size: 13px; letter-spacing: .22em; font-weight: 500; }
.sec-head p, .cell p { color: var(--body); }
.cell p { font-size: 17px; }
.cell h3 { font-size: 28px; }
.cell a, .btn, .nav ul { font-size: 14px; letter-spacing: .12em; }
.cell a { font-weight: 500; }
.steps p { font-size: 17px; }
.matrix .hd, .contact dt { font-size: 13px; font-weight: 500; }
.hero .lede { font-size: 20px; }
.hero-meta { font-size: 14px; }
footer { font-size: 15px; }
.white { background: var(--white); }
.sand { background: #EFE6DF; }

/* ---------- v2: nav ---------- */
.nav ul a[aria-current="page"] { opacity: 1; color: var(--brass); }
.menu-btn { display: none; background: transparent; border: 1px solid rgba(246,242,240,.4); color: var(--chalk); padding: 8px 14px; font-size: 14px; letter-spacing: .12em; text-transform: uppercase; cursor: pointer; }
@media (max-width: 900px) {
  .menu-btn { display: inline-block; }
  .nav .wrap { flex-wrap: wrap; }
  .nav ul { display: none; width: 100%; flex-direction: column; gap: 0; order: 3; }
  .nav.open ul { display: flex; }
  .nav ul li a { display: block; padding: 14px 0; border-top: 1px solid rgba(246,242,240,.12); }
  .nav .btn { display: none; }
}

/* ---------- v2: page header ---------- */
.page-head { background: var(--maroon); color: var(--chalk); position: relative; overflow: hidden; }
.page-head .wrap { padding-block: clamp(48px, 7vw, 96px); display: grid; gap: 18px; position: relative; }
.page-head h1 { font-size: clamp(38px, 5.4vw, 68px); line-height: 1.06; max-width: 18ch; }
.page-head h1 em { color: var(--brass); }
.page-head p.lede { max-width: 56ch; font-size: 20px; color: rgba(246,242,240,.85); }
.page-head .rings { width: 520px; height: 520px; right: -160px; top: -140px; }

/* ---------- v2: cards ---------- */
.cards { display: grid; grid-template-columns: repeat(auto-fit, minmax(250px, 1fr)); gap: 20px; }
.tile { background: var(--white); border: 1px solid var(--rule); padding: 28px; display: grid; gap: 10px; align-content: start; }
.sand .tile, .white .tile.alt { background: var(--chalk); }
.tile h3 { font-size: 26px; line-height: 1.2; }
.tile p { color: var(--body); font-size: 17px; }
.tile .k { font-size: 13px; letter-spacing: .2em; text-transform: uppercase; color: var(--brass); font-weight: 500; }
.tile a.more { font-size: 14px; letter-spacing: .12em; text-transform: uppercase; color: var(--maroon); text-decoration: none; font-weight: 500; margin-top: 6px; }
.tile a.more:hover { text-decoration: underline; }
.num { font-family: var(--display); font-size: 44px; color: var(--brass); line-height: 1; }

/* ---------- v2: stat strip ---------- */
.strip { background: var(--oxblood); color: var(--chalk); }
.strip .wrap { display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); gap: 24px; padding-block: 36px; }
.strip b { display: block; font-family: var(--display); font-weight: 500; font-size: 30px; color: var(--brass); }
.strip span { font-size: 15px; color: rgba(246,242,240,.82); }
@media (max-width: 900px) { .strip .wrap { grid-template-columns: repeat(2, minmax(0,1fr)); } .strip b { font-size: 22px; } .strip span { font-size: 14px; } }

/* ---------- v2: band ---------- */
.band { background: var(--oxblood); color: var(--chalk); }
.band .wrap { display: grid; grid-template-columns: 1.4fr 1fr; gap: 40px; align-items: center; padding-block: clamp(56px, 8vw, 96px); }
.band h2 { font-size: clamp(30px, 4vw, 48px); line-height: 1.12; }
.band p { color: rgba(246,242,240,.85); margin-top: 14px; max-width: 52ch; }
.band .actions { display: flex; flex-wrap: wrap; gap: 12px; justify-content: flex-end; }
@media (max-width: 900px) { .band .wrap { grid-template-columns: 1fr; } .band .actions { justify-content: flex-start; } }

/* ---------- v2: FAQ ---------- */
.faq { max-width: 860px; }
.faq details { border-top: 1px solid var(--rule); padding: 20px 0; }
.faq details:last-child { border-bottom: 1px solid var(--rule); }
.faq summary { font-family: var(--display); font-size: 24px; font-weight: 500; cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 16px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; color: var(--brass); font-family: var(--sans); }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin-top: 12px; color: var(--body); max-width: 70ch; }

/* ---------- v2: lists, map, prose ---------- */
.ticks { list-style: none; padding: 0; margin: 0; display: grid; gap: 12px; }
.ticks li { padding-left: 28px; position: relative; color: var(--body); }
.ticks li::before { content: ""; position: absolute; left: 0; top: .55em; width: 10px; height: 10px; border: 2px solid var(--brass); border-radius: 50%; }
.two { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 6vw, 80px); align-items: start; }
@media (max-width: 900px) { .two { grid-template-columns: 1fr; } }
.map { width: 100%; aspect-ratio: 16 / 9; border: 1px solid var(--rule); display: block; background: var(--white); }
.prose { max-width: 72ch; display: grid; gap: 16px; color: var(--body); }
.prose h2 { font-size: 30px; color: var(--ink); margin-top: 16px; }
.cta-row { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 8px; }
.btn.dark { background: var(--maroon); border-color: var(--maroon); color: var(--chalk); }
.btn.dark:hover { background: var(--oxblood); }
.about blockquote { font-weight: 400; }
footer .cols { display: grid; grid-template-columns: 1.2fr 1fr 1fr; gap: 32px; padding-block: 48px 24px; }
footer .cols h4 { margin: 0 0 10px; font-size: 13px; letter-spacing: .2em; text-transform: uppercase; color: var(--brass); font-weight: 500; }
footer .cols ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 6px; }
footer .cols a { text-decoration: none; }
footer .cols a:hover { color: var(--chalk); text-decoration: underline; }
footer .legal { border-top: 1px solid rgba(246,242,240,.15); padding-block: 18px; font-size: 14px; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px; }
@media (max-width: 760px) { footer .cols { grid-template-columns: 1fr; } }

/* ---------- v3: minimal premium ---------- */
footer { background: var(--oxblood); color: rgba(246,242,240,.72); font-size: 14px; font-weight: 300; letter-spacing: .03em; line-height: 1.8; padding-bottom: env(safe-area-inset-bottom, 0px); }
footer .foot { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: 40px; padding-block: clamp(56px, 8vw, 96px) 48px; align-items: start; }
footer .wm .t { font-size: 26px; }
footer .foot-tag { font-family: var(--display); font-style: italic; font-size: 20px; color: rgba(246,242,240,.85); margin-top: 22px; letter-spacing: 0; }
footer h4 { margin: 0 0 14px; font-size: 11px; font-weight: 400; letter-spacing: .3em; text-transform: uppercase; color: rgba(246,242,240,.45); }
footer a { text-decoration: none; }
footer a:hover { color: var(--chalk); }
footer .legal { border-top: 1px solid rgba(246,242,240,.12); padding-block: 22px 28px; font-size: 11px; letter-spacing: .24em; text-transform: uppercase; color: rgba(246,242,240,.45); display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px; }
@media (max-width: 900px) { footer .foot { grid-template-columns: 1fr 1fr; } footer .foot-brand { grid-column: 1 / -1; } }
@media (max-width: 480px) { footer .foot { grid-template-columns: 1fr; } }
footer .legal { padding-bottom: 88px; }
@media (min-width: 900px) { footer .legal { padding-bottom: 28px; padding-right: max(200px, env(safe-area-inset-right, 0px)); } }
/* quieter cards: hairline rules instead of boxes */
.tile, .sand .tile, .white .tile.alt { background: transparent; border: 0; border-top: 1px solid var(--ink); padding: 26px 0 8px; }
.cards { gap: 24px 40px; }
.tile .k { color: var(--stone); letter-spacing: .24em; font-size: 12px; }
.num { font-size: 15px; font-family: var(--sans); letter-spacing: .2em; color: var(--brass); font-weight: 500; }
/* refined floating button */
.wa-float { background: var(--oxblood); color: var(--chalk); font-weight: 400; font-size: 12px; letter-spacing: .2em; text-transform: uppercase; padding: 14px 20px; border-radius: 0; border: 1px solid rgba(246,242,240,.25); box-shadow: 0 8px 24px rgba(34,22,21,.18); }
.wa-float:hover { background: var(--maroon); }
.band .btn.solid { background: var(--chalk); border-color: var(--chalk); color: var(--oxblood); }
.band .btn.solid:hover { background: var(--white); }
.faq summary { font-weight: 400; }

/* ---------- v4: one typeface (Jost), tidier strip ---------- */
:root { --display: "Jost", "Futura", "Century Gothic", system-ui, sans-serif; }
h1, h2, h3, .faq summary, .areas, .about blockquote, .matrix .row { letter-spacing: -0.01em; }
.hero h1, .page-head h1 { font-weight: 300; line-height: 1.08; letter-spacing: -0.02em; }
.hero h1 em, .page-head h1 em { font-style: normal; font-weight: 300; color: var(--brass); }
h2, .sec-head h2, .band h2 { font-weight: 400; letter-spacing: -0.015em; }
h3, .tile h3, .cell h3 { font-weight: 500; font-size: 22px; letter-spacing: 0; }
.areas { font-weight: 300; }
.areas span:not(:last-child)::after { color: var(--rule); }
.about blockquote { font-weight: 300; line-height: 1.5; }
.about .since { font-weight: 300; letter-spacing: -0.04em; }
.faq summary { font-size: 20px; font-weight: 400; }
footer .foot-tag { font-style: normal; font-weight: 300; font-size: 17px; }
.strip { background: var(--maroon); }
.strip .wrap { padding-block: 36px 48px; gap: 0; background: linear-gradient(rgba(246,242,240,.16), rgba(246,242,240,.16)) center top / calc(100% - 2 * max(16px, env(safe-area-inset-left, 0px))) 1px no-repeat; }
.strip .wrap > div { padding: 0 28px; border-left: 1px solid rgba(246,242,240,.14); display: grid; gap: 6px; align-content: start; }
.strip .wrap > div:first-child { border-left: 0; padding-left: 0; }
.strip b { font-family: var(--sans); font-weight: 500; font-size: 15px; letter-spacing: .18em; text-transform: uppercase; color: var(--chalk); white-space: nowrap; }
.strip span { font-size: 15px; font-weight: 300; color: rgba(246,242,240,.7); }
@media (max-width: 900px) { .strip .wrap { row-gap: 28px; } .strip .wrap > div:nth-child(3) { border-left: 0; padding-left: 0; } .strip b { font-size: 14px; } }
@media (max-width: 480px) { .strip .wrap > div { padding: 0 0 0 16px; } .strip .wrap > div:nth-child(odd) { padding-left: 0; border-left: 0; } .strip b { white-space: normal; } }

/* ---------- v5: strict 4-colour palette ----------
   Maroon #6B1511 · Ivory #F6F2F0 · Brass #B88A4A · Ink #221615
   (everything else is a transparency of one of these) */
:root {
  --oxblood: var(--maroon);
  --white: var(--chalk);
  --rule: rgba(34,22,21,.14);
  --stone: rgba(34,22,21,.62);
  --body: rgba(34,22,21,.86);
}
body { background: var(--chalk); color: var(--ink); }
.white, .sand, .listings { background: var(--chalk); }
.section + .section:not(.about):not(.band), .band + .section, .strip + .section { border-top: 1px solid var(--rule); }
.section.white + .section:not(.about):not(.band) { border-top: 1px solid var(--rule); }
.about + .section, .band + .section { border-top: 0; }
.page-head + .about .wrap { background: linear-gradient(rgba(246,242,240,.16), rgba(246,242,240,.16)) center top / calc(100% - 2 * max(16px, env(safe-area-inset-left, 0px))) 1px no-repeat; }
form { background: transparent; outline: 1px solid var(--rule); }
.search .go:hover, .btn.dark:hover, .wa-float:hover { background: var(--ink); }
.btn.solid { background: var(--brass); border-color: var(--brass); color: var(--ink); }
.btn.solid:hover { background: var(--chalk); border-color: var(--chalk); }
.band .btn.solid { background: var(--brass); border-color: var(--brass); color: var(--ink); }
.band .btn.solid:hover { background: var(--chalk); border-color: var(--chalk); }
.strip { background: var(--maroon); }
.wa-float { background: var(--maroon); border-color: rgba(246,242,240,.3); }
.map { background: var(--chalk); }
footer, .about, .band { background: var(--maroon); }

/* ---------- v6: recognition + clients ---------- */
.awards { display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); gap: 24px 40px; }
.award { border-top: 1px solid var(--ink); padding-top: 22px; display: grid; gap: 8px; align-content: start; }
.award .yr { font-size: 13px; letter-spacing: .24em; text-transform: uppercase; color: var(--brass); font-weight: 500; }
.award h3 { font-size: 22px; font-weight: 500; }
.award p { color: var(--stone); font-size: 16px; }
.clients { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); border-top: 1px solid var(--rule); border-left: 1px solid var(--rule); }
.clients li { border-right: 1px solid var(--rule); border-bottom: 1px solid var(--rule); padding: 30px 24px; display: grid; gap: 6px; align-content: center; min-height: 128px; }
.clients b { font-size: 22px; font-weight: 400; letter-spacing: .02em; color: var(--ink); }
.clients span { font-size: 12px; letter-spacing: .22em; text-transform: uppercase; color: var(--stone); }
@media (max-width: 900px) { .awards { grid-template-columns: repeat(2, minmax(0,1fr)); } .clients { grid-template-columns: repeat(2, minmax(0,1fr)); } }
.clients li.more b { color: var(--brass); }
@media (max-width: 480px) { .awards { grid-template-columns: 1fr; } .clients { grid-template-columns: 1fr 1fr; } .clients li { padding: 22px 16px; min-height: 0; } .clients b { font-size: 18px; } }