/* Homes With Tee — site styles */
:root{
  color-scheme:light;
  --cream:#F6F0E9; --paper:#FFFFFF; --sand:#EFE5DA; --line:#E4D8CB; --line-2:#D6C6B6;
  --ink:#2C2420; --ink-2:#5B4E47; --ink-3:#7C6D64;
  --rose:#9E4F47; --rose-2:#86413A; --blush:#E8C5B8; --blush-2:#F4E1D9; --gold:#B8904F; --ok:#2F6B4F;
  --serif:"Instrument Serif","Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:"DM Sans",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --wrap:1160px; --r:14px;
  --shadow:0 1px 2px rgba(44,36,32,.05),0 12px 32px -18px rgba(44,36,32,.28);
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.65 var(--sans);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
p{margin:0}
h1,h2,h3,h4{margin:0;font-family:var(--serif);font-weight:400;line-height:1.08;letter-spacing:-.01em;text-wrap:balance}
h1{font-size:clamp(2.6rem,6vw,4.6rem)}
h2{font-size:clamp(2.1rem,4.2vw,3.2rem)}
h3{font-size:1.55rem}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:clamp(16px,4vw,32px)}
.sec{padding-block:clamp(56px,8vw,96px)}
.sec.tint{background:var(--cream)}
.sec-head{display:grid;gap:12px;max-width:720px;margin-bottom:clamp(28px,4vw,44px)}
.sec-head.center{margin-inline:auto;text-align:center;justify-items:center}
.eyebrow{font-size:.75rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--rose)}
.lede{font-size:1.08rem;color:var(--ink-2);max-width:62ch}
.muted{color:var(--ink-3)}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px;border-radius:6px}
.ico{width:22px;height:22px;flex:none;stroke:currentColor;fill:none;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;min-height:50px;padding:0 1.45em;border-radius:999px;border:1.5px solid var(--rose);background:var(--rose);color:#fff;font:600 1rem/1 var(--sans);text-decoration:none;cursor:pointer;transition:background .15s,transform .15s,box-shadow .15s;white-space:nowrap}
.btn:hover{background:var(--rose-2);border-color:var(--rose-2);transform:translateY(-1px);box-shadow:0 8px 20px -10px rgba(158,79,71,.7)}
.btn.dark{background:var(--ink);border-color:var(--ink)}
.btn.dark:hover{background:#000;border-color:#000}
.btn.line{background:transparent;color:var(--ink);border-color:var(--line-2)}
.btn.line:hover{border-color:var(--ink);box-shadow:none}
.btn.sm{min-height:42px;padding:0 1.1em;font-size:.93rem}
.btn.block{width:100%}
.btn .ico{width:18px;height:18px}
.link{color:var(--rose);font-weight:600;text-decoration:none;display:inline-flex;align-items:center;gap:6px}
.link:hover{text-decoration:underline;text-underline-offset:3px}

/* header */
.topbar{background:var(--ink);color:#EDE3DA;font-size:.86rem}
.topbar .wrap{display:flex;justify-content:space-between;gap:12px;min-height:38px;align-items:center}
.topbar a{text-decoration:none;display:inline-flex;align-items:center;gap:6px}
.topbar .ico{width:15px;height:15px}
.topbar .tb-r{display:flex;gap:18px}
@media (max-width:640px){.topbar .tb-hide{display:none}}
.hdr{position:sticky;top:env(safe-area-inset-top,0px);z-index:40;background:rgba(255,255,255,.96);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:70px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex:none}
.brand img{width:158px}
.brand span{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3);border-left:1px solid var(--line);padding-left:12px;line-height:1.35}
.nav{display:flex;align-items:center;gap:24px;font-size:.95rem;font-weight:500}
.nav a{text-decoration:none;color:var(--ink-2)}
.nav a:hover{color:var(--rose)}
.nav .btn{color:#fff}
@media (max-width:980px){.nav a:not(.btn){display:none}.brand span{display:none}}
@media (max-width:420px){.brand img{width:132px}.nav .btn{padding:0 .9em}}

/* hero */
.hero{background:linear-gradient(180deg,var(--cream) 0%,var(--cream) 82%,var(--paper) 82%);padding-block:clamp(36px,6vw,72px) 0}
.hero .hero-search{grid-column:1/-1;padding-bottom:clamp(28px,4vw,44px)}
.hero .hero-search .search{margin-top:0}
.hero .wrap{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(24px,5vw,64px);align-items:end}
.hero h1{margin-block:14px 18px}
.hero h1 em{font-style:italic;color:var(--rose)}
.hero-copy{padding-bottom:clamp(20px,3vw,36px)}
.hero .lede{font-size:1.12rem}
.intents{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.portrait{position:relative;justify-self:center;width:min(100%,400px)}
.portrait .frame{aspect-ratio:4/5.2;border-radius:220px 220px 0 0;overflow:hidden;background:var(--blush)}
.portrait picture,.portrait img{width:100%;height:100%;object-fit:cover;object-position:center 18%}
.badge-card{position:absolute;left:-22px;bottom:34px;background:var(--paper);border-radius:12px;padding:14px 16px;box-shadow:var(--shadow);display:grid;gap:2px;min-width:210px}
.badge-card b{font-family:var(--serif);font-weight:400;font-size:1.3rem;line-height:1.1}
.badge-card span{font-size:.8rem;color:var(--ink-3)}
@media (max-width:860px){.hero .wrap{grid-template-columns:1fr}.portrait{width:min(72%,320px);order:-1}.hero{background:var(--cream)}.hero-copy{padding-bottom:8px}.badge-card{left:-12px;bottom:18px}}

/* search card */
.search{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow);padding:18px;display:grid;grid-template-columns:1.4fr 1fr 1fr .8fr auto;gap:12px;align-items:end;margin-top:28px}
.search label{display:grid;gap:5px;font-size:.72rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-3)}
.search select{appearance:none;width:100%;min-height:50px;border:1px solid var(--line-2);border-radius:10px;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%237C6D64' stroke-width='1.6'/%3E%3C/svg%3E") no-repeat right 14px center;padding:0 36px 0 14px;font:500 1rem var(--sans);color:var(--ink)}
.search .foot{grid-column:1/-1;font-size:.84rem;color:var(--ink-3);display:flex;gap:8px;align-items:center}
.search .foot .ico{width:16px;height:16px;color:var(--ok)}
@media (max-width:900px){.search{grid-template-columns:1fr 1fr}.search .city{grid-column:1/-1}.search .btn{grid-column:1/-1}}

/* trust strip */
.trust{border-block:1px solid var(--line);background:var(--paper)}
.trust .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.trust .t{display:flex;gap:12px;align-items:center;padding:20px 14px}
.trust .t+.t{border-left:1px solid var(--line)}
.trust .t .ico{width:28px;height:28px;color:var(--rose)}
.trust b{display:block;font-size:1rem;line-height:1.25}
.trust span{font-size:.84rem;color:var(--ink-3);line-height:1.3;display:block}
@media (max-width:860px){.trust .wrap{grid-template-columns:1fr 1fr}.trust .t:nth-child(3){border-left:0}.trust .t:nth-child(n+3){border-top:1px solid var(--line)}}
@media (max-width:420px){.trust .t{padding:16px 6px}}

/* service cards */
.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
@media (max-width:980px){.cards{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.cards{grid-template-columns:1fr}}
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:26px 22px;display:grid;grid-template-rows:auto auto 1fr auto;gap:12px;text-decoration:none;transition:border-color .15s,box-shadow .15s,transform .15s}
a.card:hover{border-color:var(--blush);box-shadow:var(--shadow);transform:translateY(-2px)}
.card .icb{width:48px;height:48px;border-radius:12px;background:var(--blush-2);display:grid;place-items:center;color:var(--rose)}
.card .icb .ico{width:24px;height:24px}
.card p{color:var(--ink-2);font-size:.97rem}
.card .link{margin-top:4px}

/* about */
.about{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(28px,5vw,64px);align-items:start}
@media (max-width:860px){.about{grid-template-columns:1fr}}
.video{position:relative;display:block;aspect-ratio:4/5;border-radius:var(--r);overflow:hidden;background:var(--ink);text-decoration:none}
.video img{width:100%;height:100%;object-fit:cover;object-position:center 8%;opacity:.9;transition:transform .4s}
.video:hover img{transform:scale(1.02)}
.video .play{position:absolute;inset:0;display:grid;place-items:center}
.video .play span{width:78px;height:78px;border-radius:50%;background:rgba(255,255,255,.95);display:grid;place-items:center;box-shadow:0 10px 30px rgba(0,0,0,.25)}
.video .play span::before{content:"";border-left:19px solid var(--rose);border-top:12px solid transparent;border-bottom:12px solid transparent;margin-left:5px}
.video .cap{position:absolute;inset:auto 0 0 0;padding:20px;background:linear-gradient(transparent,rgba(24,18,15,.82));color:#fff;font-size:.9rem}
.video .cap b{display:block;font-family:var(--serif);font-weight:400;font-size:1.45rem}
.reasons{list-style:none;margin:26px 0 0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:18px 26px}
@media (max-width:560px){.reasons{grid-template-columns:1fr}}
.reasons li{display:grid;grid-template-columns:28px 1fr;gap:12px}
.reasons .ico{color:var(--rose);margin-top:3px}
.reasons b{display:block}
.reasons span{color:var(--ink-2);font-size:.95rem}
.creds{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px}
.creds span{font-size:.82rem;font-weight:500;border:1px solid var(--line-2);border-radius:999px;padding:6px 12px;color:var(--ink-2);background:var(--paper)}
.about .acts{display:flex;flex-wrap:wrap;gap:10px;margin-top:28px}

/* testimonials */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
@media (max-width:900px){.quotes{grid-template-columns:1fr}}
.quote{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:24px;display:grid;gap:14px;align-content:start}
.stars{font-family:var(--serif);color:var(--rose);font-size:3.2rem;line-height:.6;height:22px}
.rev-sum{display:inline-flex;gap:8px;align-items:center;font-weight:600;background:var(--paper);border:1px solid var(--line);border-radius:999px;padding:8px 16px;font-size:.95rem}
.quote p{font-size:1.02rem}
.quote footer{font-size:.88rem;color:var(--ink-3)}
.quote footer b{color:var(--ink)}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;counter-reset:s}
@media (max-width:860px){.steps{grid-template-columns:1fr}}
.step{border-top:2px solid var(--ink);padding-top:18px;display:grid;gap:8px}
.step .n{font-family:var(--serif);font-size:2.4rem;line-height:1;color:var(--rose)}
.step p{color:var(--ink-2)}

/* communities */
.towns{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
@media (max-width:900px){.towns{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.towns{grid-template-columns:1fr}}
.town{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:22px;display:grid;gap:10px;text-decoration:none;transition:box-shadow .15s,border-color .15s}
.town:hover{box-shadow:var(--shadow);border-color:var(--blush)}
.town .top{display:flex;justify-content:space-between;align-items:baseline;gap:10px}
.town h3{font-size:1.85rem}
.town .price{font-size:.82rem;font-weight:600;color:var(--ink-2);white-space:nowrap;font-variant-numeric:tabular-nums}
.town .isd{font-size:.72rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.town p{color:var(--ink-2);font-size:.95rem}

/* guides */
.guides{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(24px,4vw,48px);align-items:start}
@media (max-width:900px){.guides{grid-template-columns:1fr}}
.glist{display:grid;gap:10px}
.gitem{display:grid;grid-template-columns:44px 1fr auto;gap:14px;align-items:center;background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:12px 16px;text-align:left;cursor:pointer;font:inherit;color:inherit;width:100%}
.gitem:hover{border-color:var(--blush)}
.gitem[aria-pressed="true"]{border-color:var(--rose);box-shadow:0 0 0 1px var(--rose)}
.gitem .icb{width:44px;height:44px;border-radius:10px;background:var(--blush-2);display:grid;place-items:center;color:var(--rose)}
.gitem b{display:block;font-size:1rem;line-height:1.3}
.gitem small{color:var(--ink-3);font-size:.85rem}
.gitem .chk{width:22px;height:22px;border-radius:50%;border:1.5px solid var(--line-2);display:grid;place-items:center}
.gitem[aria-pressed="true"] .chk{background:var(--rose);border-color:var(--rose)}
.gitem[aria-pressed="true"] .chk::after{content:"";width:7px;height:11px;border:solid #fff;border-width:0 2px 2px 0;transform:rotate(45deg) translate(-1px,-1px)}

/* forms */
.panel{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow);padding:clamp(20px,3.4vw,34px)}
.panel h3{font-size:1.9rem}
form{display:grid;gap:14px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:520px){.row2{grid-template-columns:1fr}}
.f{display:grid;gap:6px}
.f label,.f legend{font-size:.85rem;font-weight:600;color:var(--ink)}
.f label .req{color:var(--rose)}
.f input,.f select,.f textarea{width:100%;min-height:50px;border:1px solid var(--line-2);border-radius:10px;background:#fff;color:var(--ink);padding:10px 14px;font:400 1rem var(--sans)}
.f select{appearance:none;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%237C6D64' stroke-width='1.6'/%3E%3C/svg%3E") no-repeat right 14px center;padding-right:36px}
.f textarea{min-height:84px;resize:vertical}
.f input:focus,.f select:focus,.f textarea:focus{outline:none;border-color:var(--rose);box-shadow:0 0 0 3px rgba(158,79,71,.15)}
.f input[aria-invalid="true"]{border-color:#B3261E}
fieldset.f{border:0;margin:0;padding:0}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips label{display:inline-flex;align-items:center;gap:8px;border:1px solid var(--line-2);border-radius:999px;padding:9px 14px;font-weight:500;font-size:.92rem;cursor:pointer;background:#fff}
.f .chips input{accent-color:var(--rose);margin:0;width:auto;min-height:0;padding:0;border:0;box-shadow:none}
.chips label:has(input:checked){border-color:var(--rose);background:var(--blush-2)}
.fine{font-size:.78rem;color:var(--ink-3);line-height:1.5}
.err{font-size:.88rem;color:#B3261E}
.secure{display:flex;gap:8px;align-items:center;font-size:.82rem;color:var(--ink-3)}
.secure .ico{width:16px;height:16px;color:var(--ok)}
.progress{display:flex;gap:6px;margin-bottom:6px}
.progress i{height:4px;flex:1;border-radius:4px;background:var(--line)}
.progress i.on{background:var(--rose)}
.done{display:grid;gap:14px;text-align:left}
.done .ok{width:52px;height:52px;border-radius:50%;background:#E3F0E8;color:var(--ok);display:grid;place-items:center}
.done .acts{display:flex;flex-wrap:wrap;gap:10px}

.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(24px,5vw,64px);align-items:start}
@media (max-width:900px){.contact{grid-template-columns:1fr}}
.cways{display:grid;gap:12px;margin-top:24px}
.cway{display:grid;grid-template-columns:44px 1fr;gap:12px;align-items:center;text-decoration:none;padding:12px;border:1px solid var(--line);border-radius:12px;background:var(--paper)}
.cway:hover{border-color:var(--blush)}
.cway .icb{width:44px;height:44px;border-radius:50%;background:var(--blush-2);color:var(--rose);display:grid;place-items:center}
.cway b{display:block;line-height:1.2}
.cway span{font-size:.88rem;color:var(--ink-3)}

/* faq */
.faq{max-width:820px;margin-inline:auto;display:grid;gap:10px}
.faq details{background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:0 20px}
.faq summary{cursor:pointer;list-style:none;padding:18px 32px 18px 0;font-weight:600;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:0;top:12px;font-size:1.6rem;font-weight:300;color:var(--rose)}
.faq details[open] summary::after{content:"–"}
.faq details p{padding-bottom:18px;color:var(--ink-2)}

/* final cta */
.cta-band{background:var(--ink);color:#F3EAE2;border-radius:20px;padding:clamp(32px,5vw,56px);display:grid;grid-template-columns:1.3fr auto;gap:24px;align-items:center}
.cta-band h2{color:#fff}
.cta-band p{color:#D9CCC1}
.cta-band .acts{display:flex;flex-wrap:wrap;gap:10px}
.cta-band .btn.line{color:#fff;border-color:#6B5C54}
@media (max-width:860px){.cta-band{grid-template-columns:1fr}}

/* footer */
.ftr{background:var(--cream);border-top:1px solid var(--line);padding-block:48px 120px;font-size:.9rem;color:var(--ink-2)}
@media (min-width:861px){.ftr{padding-bottom:40px}}
.ftr .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:28px}
@media (max-width:860px){.ftr .cols{grid-template-columns:1fr 1fr}}
.ftr h4{font-family:var(--sans);font-size:.75rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;margin-bottom:12px;color:var(--ink)}
.ftr ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.ftr a{text-decoration:none}
.ftr a:hover{color:var(--rose)}
.ftr .legal{margin-top:32px;padding-top:22px;border-top:1px solid var(--line);display:grid;gap:10px;font-size:.82rem}
.ftr .legal .trec{display:flex;flex-wrap:wrap;gap:6px 22px;font-size:.95rem}
.ftr .legal .trec a{text-decoration:underline;color:var(--ink)}
.ftr .social{display:flex;gap:10px;margin-top:14px}
.ftr .social a{width:40px;height:40px;border-radius:50%;border:1px solid var(--line-2);display:grid;place-items:center}

/* mobile action bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:50;display:none;grid-template-columns:1fr 1fr 1.4fr;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom,0px));background:rgba(255,255,255,.97);border-top:1px solid var(--line);box-shadow:0 -6px 20px -12px rgba(0,0,0,.25)}
.mbar .btn{min-height:46px;font-size:.92rem;padding:0 .6em}
@media (max-width:860px){.mbar{display:grid}}

/* city pages */
.crumbs{font-size:.85rem;color:var(--ink-3);margin-bottom:10px}
.crumbs a{text-decoration:none}
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border:1px solid var(--line);border-radius:var(--r);background:var(--paper);margin-top:28px}
.facts div{padding:16px 18px}
.facts div+div{border-left:1px solid var(--line)}
.facts dt{font-size:.72rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3)}
.facts dd{margin:4px 0 0;font-weight:600}
@media (max-width:760px){.facts{grid-template-columns:1fr 1fr}.facts div:nth-child(3){border-left:0}.facts div:nth-child(n+3){border-top:1px solid var(--line)}}
.prose{display:grid;gap:16px;max-width:68ch}
.prose ul{margin:0;padding-left:1.2em;display:grid;gap:6px}
.two{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(24px,5vw,56px);align-items:start}
@media (max-width:900px){.two{grid-template-columns:1fr}}
.sticky{position:sticky;top:96px}
@media (max-width:900px){.sticky{position:static}}

/* ad landing */
.lp-hero{background:var(--cream);padding-block:clamp(24px,4vw,48px)}
.lp-grid{display:grid;grid-template-columns:1fr 440px;gap:clamp(24px,4vw,56px);align-items:start}
@media (max-width:960px){.lp-grid{grid-template-columns:1fr}}
.lp-points{list-style:none;margin:22px 0 0;padding:0;display:grid;gap:12px}
.lp-points li{display:grid;grid-template-columns:26px 1fr;gap:10px}
.lp-points .ico{color:var(--ok)}
.lp-me{display:flex;gap:14px;align-items:center;margin-top:26px}
.lp-me img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:center 10%}
.lp-me b{display:block;font-family:var(--serif);font-weight:400;font-size:1.3rem;line-height:1.1}
.lp-me span{font-size:.85rem;color:var(--ink-3)}

/* subtle extra services */
.also{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:18px}
@media (max-width:760px){.also{grid-template-columns:1fr}}
.also-i{display:grid;grid-template-columns:40px 1fr;gap:14px;align-items:start;padding:16px 18px;border:1px dashed var(--line-2);border-radius:12px;text-decoration:none;color:var(--ink-2);font-size:.95rem;background:var(--cream)}
.also-i:hover{border-color:var(--rose);border-style:solid}
.also-i b{color:var(--ink)}
.also-i .icb{width:40px;height:40px;border-radius:10px;background:var(--blush-2);color:var(--rose);display:grid;place-items:center}