:root{
  --limestone:#E9E8E3;
  --stone:#CFCDC4;
  --loam:#2B2621;
  --loam-2:#3A332C;
  --clay:#8C3B22;
  --sand:#B9824F;
  --caliche:#D8CDB4;
  --flag:#FF5A1F;      /* survey flagging tape */
  --ink:#2B2621;
  --muted:#5E564D;
  --wrap:1180px;
  --display:"Big Shoulders Display","Arial Narrow",Impact,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--limestone);color:var(--ink);font-family:Barlow,system-ui,sans-serif;font-size:18px;line-height:1.55}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--flag);outline-offset:3px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--display);font-weight:800;line-height:.95;margin:0;letter-spacing:.005em}
h2{font-size:clamp(2.6rem,6vw,4.4rem);text-transform:uppercase}
h3{font-size:1.9rem;text-transform:uppercase}
p{margin:0 0 1em}
.lede{font-size:1.2rem;max-width:62ch;color:var(--muted)}
section{padding:96px 0}
@media (max-width:700px){section{padding:68px 0}}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:.6em;font-weight:700;font-size:1.05rem;text-decoration:none;padding:.85em 1.4em;border:2px solid currentColor;border-radius:3px}
.btn-flag{background:var(--flag);border-color:var(--flag);color:#1d1a17}
.btn-flag:hover{background:#ff7240;border-color:#ff7240}
.btn-line{color:var(--limestone)}
.btn-line:hover{background:rgba(255,255,255,.08)}
.btn-dark{color:var(--ink)}
.btn-dark:hover{background:rgba(0,0,0,.05)}
.ctas{display:flex;flex-wrap:wrap;gap:14px}

/* header */
header.top{background:var(--loam);color:var(--limestone);position:sticky;top:0;z-index:30;border-bottom:1px solid #3d362f}
header.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;height:72px}
.mark{display:flex;align-items:baseline;gap:.35em;text-decoration:none;font-family:var(--display);font-weight:900;font-size:1.9rem;text-transform:uppercase;line-height:1}
.mark b{color:var(--flag);font-weight:900}
.mark span{font-weight:700;color:var(--caliche)}
nav.links{display:flex;align-items:center;gap:26px;font-weight:600;font-size:.98rem}
nav.links > a,nav.links summary{text-decoration:none;opacity:.88;cursor:pointer}
nav.links > a:hover,nav.links summary:hover{opacity:1;text-decoration:underline;text-underline-offset:5px}
nav.links a[aria-current="page"]{opacity:1;text-decoration:underline;text-decoration-color:var(--flag);text-underline-offset:5px;text-decoration-thickness:2px}
.dd{position:relative}
.dd summary{list-style:none;display:flex;align-items:center;gap:6px}
.dd summary::-webkit-details-marker{display:none}
.dd summary::after{content:"";width:7px;height:7px;border-right:2px solid currentColor;border-bottom:2px solid currentColor;transform:rotate(45deg) translateY(-3px)}
.dd[open] summary::after{transform:rotate(-135deg) translateY(-1px)}
.dd-panel{position:absolute;top:calc(100% + 22px);left:-24px;background:var(--loam);border:1px solid #4a423a;border-top:3px solid var(--flag);min-width:280px;padding:10px 0;box-shadow:0 18px 40px rgba(0,0,0,.35)}
.dd-panel a{display:block;padding:9px 24px;text-decoration:none;color:var(--caliche)}
.dd-panel a:hover,.dd-panel a[aria-current="page"]{background:var(--loam-2);color:var(--limestone)}
.call{font-weight:700;text-decoration:none;white-space:nowrap;background:var(--flag);color:#1d1a17;padding:.5em .9em;border-radius:3px}

/* mobile menu */
.menu{display:none}
@media (max-width:960px){
  nav.links{display:none}
  .menu{display:block}
  .menu summary{list-style:none;cursor:pointer;font-weight:700;padding:.45em .8em;border:2px solid var(--caliche);border-radius:3px;color:var(--limestone)}
  .menu summary::-webkit-details-marker{display:none}
  .menu[open] summary{background:var(--limestone);color:var(--loam)}
  .menu-panel{position:fixed;left:0;right:0;top:72px;bottom:0;overflow:auto;background:var(--loam);padding:20px 24px 100px;border-top:3px solid var(--flag)}
  .menu-panel a{display:block;text-decoration:none;padding:12px 0;border-bottom:1px solid #3d362f;font-weight:600;font-size:1.1rem}
  .menu-panel .grp{color:var(--caliche);font-size:.92rem;margin:22px 0 4px}
  .menu-panel .sub a{padding-left:14px;font-weight:500;color:var(--caliche)}
}

/* hero (home) */
.hero{background:var(--loam);color:var(--limestone);position:relative;overflow:hidden;padding:0}
.hero-copy{padding:80px 24px 40px;max-width:var(--wrap);margin:0 auto;position:relative;z-index:2}
.hero h1{font-size:clamp(4rem,13vw,10.5rem);text-transform:uppercase;font-weight:900;line-height:.86;max-width:10ch}
.hero .sub{font-size:clamp(1.15rem,2.2vw,1.45rem);font-weight:500;max-width:34ch;margin:28px 0 32px;color:var(--caliche)}
.strata{display:block;width:100%;height:auto;margin-top:-30px}
.strata-key{display:flex;flex-wrap:wrap;gap:6px 28px;font-size:.92rem;color:var(--caliche);padding:18px 24px 26px;max-width:var(--wrap);margin:0 auto}
.strata-key i{display:inline-block;width:12px;height:12px;border-radius:2px;margin-right:8px;vertical-align:-1px}

/* services list (home) */
.services-head{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:end;margin-bottom:56px}
@media (max-width:800px){.services-head{grid-template-columns:1fr}}
.svc-list{border-top:3px solid var(--loam)}
.svc{display:grid;grid-template-columns:minmax(220px,1fr) 2fr auto;gap:12px 48px;padding:28px 0;border-bottom:1px solid var(--stone);text-decoration:none;align-items:baseline}
.svc h3{font-size:2.1rem}
.svc p{margin:0;max-width:60ch}
.svc .more{font-weight:700;font-size:.95rem;white-space:nowrap;color:var(--clay);text-decoration:underline;text-underline-offset:4px}
a.svc:hover h3{color:var(--clay)}
a.svc:hover .more{color:var(--flag)}
@media (max-width:700px){.svc{grid-template-columns:1fr}}

/* whole site sequence */
.whole{background:var(--clay);color:#F5ECE4}
.whole .lede{color:#F0D9CB}
.steps{list-style:none;margin:56px 0 0;padding:0;display:grid;grid-template-columns:repeat(5,1fr);counter-reset:s}
.steps li{counter-increment:s;padding:24px 20px 0 0;border-top:4px solid rgba(255,255,255,.35)}
.steps li:first-child{border-top-color:var(--loam)}
.steps li:last-child{border-top-color:var(--flag)}
.steps li::before{content:counter(s);font-family:var(--display);font-weight:900;font-size:3.4rem;line-height:1;display:block;margin-bottom:10px;opacity:.55}
.steps strong{display:block;font-size:1.15rem;margin-bottom:4px}
.steps span{font-size:.98rem;color:#F0D9CB}
@media (max-width:900px){.steps{grid-template-columns:1fr 1fr;gap:28px}}
@media (max-width:520px){.steps{grid-template-columns:1fr}}

/* local section */
.local{background:var(--caliche)}
.local-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:64px;align-items:center}
@media (max-width:860px){.local-grid{grid-template-columns:1fr;gap:40px}}
.local h2{font-size:clamp(3rem,8vw,6rem);line-height:.88}
.local .lede{color:var(--ink);margin-top:28px}
.benchmark{width:100%;max-width:380px;margin:0 auto;display:block}
.local-band{background:var(--loam);color:var(--caliche);padding:40px 0}
.local-band .wrap{display:flex;flex-wrap:wrap;gap:20px 48px;align-items:center;justify-content:space-between}
.local-band p{margin:0;font-family:var(--display);font-weight:800;font-size:clamp(1.8rem,3.5vw,2.6rem);text-transform:uppercase;line-height:1;color:var(--limestone);max-width:24ch}

/* manufactured homes */
.mh{display:grid;grid-template-columns:1.1fr 1fr;gap:64px;align-items:start}
@media (max-width:860px){.mh{grid-template-columns:1fr;gap:36px}}
.mh .tag{font-family:var(--display);font-weight:800;font-size:clamp(2rem,4vw,3rem);line-height:1;color:var(--clay);margin:24px 0 20px;text-transform:uppercase}
.check{list-style:none;margin:0;columns:2;column-gap:28px;background:#fff;border-left:6px solid var(--flag);padding:28px 32px}
.check li{break-inside:avoid;padding:9px 0 9px 30px;position:relative;font-weight:600}
.check li::before{content:"";position:absolute;left:0;top:15px;width:16px;height:9px;border-left:3px solid var(--clay);border-bottom:3px solid var(--clay);transform:rotate(-45deg)}
@media (max-width:480px){.check{columns:1}}

/* projects / gallery */
.projects{background:var(--loam);color:var(--limestone)}
.projects .lede{color:var(--caliche)}
.gallery{display:grid;grid-template-columns:repeat(6,1fr);grid-auto-rows:200px;gap:10px;margin-top:48px}
.gallery figure{margin:0;position:relative;overflow:hidden;background:var(--loam-2);border-radius:2px}
.gallery figure:nth-child(1){grid-column:span 4;grid-row:span 2}
.gallery figure:nth-child(n+2){grid-column:span 2}
.gallery img{width:100%;height:100%;object-fit:cover}
.ph{position:absolute;inset:0;background:
    repeating-linear-gradient(170deg,transparent 0 22px,rgba(185,130,79,.13) 22px 24px),
    linear-gradient(180deg,var(--loam-2),#4a3a2c)}
.gallery figcaption{position:absolute;left:0;bottom:0;padding:12px 16px;font-weight:600;font-size:.95rem;background:linear-gradient(transparent,rgba(0,0,0,.6));width:100%;color:var(--limestone)}
@media (max-width:760px){.gallery{grid-template-columns:1fr 1fr;grid-auto-rows:160px}.gallery figure:nth-child(n){grid-column:span 1;grid-row:span 1}.gallery figure:nth-child(1){grid-column:span 2;grid-row:span 2}}

/* area */
.area{display:grid;grid-template-columns:1fr 1fr;gap:64px}
@media (max-width:860px){.area{grid-template-columns:1fr;gap:32px}}
.counties{list-style:none;margin:0;padding:0}
.counties li{font-family:var(--display);font-weight:900;font-size:clamp(2.6rem,6vw,4.2rem);line-height:1;text-transform:uppercase;padding:10px 0;border-bottom:3px solid var(--loam)}
.counties li small{display:block;font-family:Barlow,sans-serif;font-weight:500;font-size:1rem;text-transform:none;color:var(--muted);margin-top:4px}
.towns{font-weight:600;margin:24px 0}
.beyond{background:var(--caliche);padding:20px 24px;border-radius:2px}

/* estimate */
.estimate{background:#fff}
.est-grid{display:grid;grid-template-columns:1fr 1.3fr;gap:64px}
@media (max-width:900px){.est-grid{grid-template-columns:1fr;gap:40px}}
.bigphone{display:block;font-family:var(--display);font-weight:900;font-size:clamp(2.8rem,5.5vw,4.4rem);white-space:nowrap;line-height:1;text-decoration:none;color:var(--clay);margin:24px 0 8px}
.bigphone:hover{color:var(--flag)}
form{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px}
.full{grid-column:1/-1}
@media (max-width:560px){form{grid-template-columns:1fr}}
label{display:block;font-weight:600;font-size:.95rem;margin-bottom:6px}
input,select,textarea{width:100%;font:inherit;font-size:1rem;padding:.75em .85em;border:2px solid var(--stone);border-radius:3px;background:var(--limestone);color:var(--ink)}
input:focus,select:focus,textarea:focus{border-color:var(--loam);outline:none;box-shadow:0 0 0 3px rgba(255,90,31,.35)}
textarea{min-height:130px;resize:vertical}
form .btn{justify-content:center;cursor:pointer;font-family:inherit}
.note{font-size:.93rem;color:var(--muted);margin:0}

/* ===== service pages ===== */
.p-hero{background:var(--loam);color:var(--limestone);padding:56px 0 0;overflow:hidden}
.crumbs{font-size:.92rem;color:var(--caliche);margin-bottom:28px}
.crumbs a{text-decoration:none}
.crumbs a:hover{text-decoration:underline}
.crumbs span{opacity:.6;margin:0 8px}
.p-hero-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:56px;align-items:end}
@media (max-width:900px){.p-hero-grid{grid-template-columns:1fr;gap:36px}}
.p-hero h1{font-size:clamp(3.4rem,9vw,7.2rem);text-transform:uppercase;font-weight:900;line-height:.86}
.p-hero .where{display:block;font-size:.42em;color:var(--caliche);font-weight:700;margin-top:.35em;line-height:1}
.p-hero .sub{font-size:1.25rem;color:var(--caliche);max-width:44ch;margin:26px 0 30px}
.p-hero-copy{padding-bottom:64px}
.p-photo{position:relative;aspect-ratio:4/3.4;background:var(--loam-2);border-top:6px solid var(--flag)}
.p-photo img{width:100%;height:100%;object-fit:cover}
.p-photo .cap{position:absolute;left:16px;bottom:14px;font-size:.88rem;color:var(--caliche)}

.p-intro{display:grid;grid-template-columns:1fr 1.5fr;gap:64px}
@media (max-width:860px){.p-intro{grid-template-columns:1fr;gap:24px}}
.p-intro .body p{font-size:1.12rem;max-width:62ch}

.incl{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;border-top:3px solid var(--loam)}
.incl li{padding:22px 24px 22px 0;border-bottom:1px solid var(--stone)}
.incl li:nth-child(odd){padding-right:40px}
.incl strong{display:block;font-family:var(--display);font-size:1.6rem;text-transform:uppercase;line-height:1;margin-bottom:6px}
.incl span{color:var(--muted)}
@media (max-width:700px){.incl{grid-template-columns:1fr}}

.p-process{background:var(--clay);color:#F5ECE4}
.p-process .lede{color:#F0D9CB}
.p-process .steps{grid-template-columns:repeat(var(--n,5),1fr)}
@media (max-width:900px){.p-process .steps{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.p-process .steps{grid-template-columns:1fr}}

.two{display:grid;grid-template-columns:1fr 1fr;gap:56px}
@media (max-width:860px){.two{grid-template-columns:1fr;gap:48px}}
.factors{list-style:none;margin:28px 0 0;padding:0}
.factors li{padding:14px 0 14px 28px;border-bottom:1px solid var(--stone);position:relative}
.factors li::before{content:"";position:absolute;left:0;top:23px;width:12px;height:12px;background:var(--sand);transform:rotate(45deg)}
.factors b{display:block}
.factors span{color:var(--muted)}
.ground{align-self:start;background:#fff;border-left:6px solid var(--flag);padding:32px 34px}
.ground h3{font-size:2rem;margin-bottom:16px}
.ground p:last-child{margin-bottom:0}

.related{border-top:3px solid var(--loam);display:grid;grid-template-columns:repeat(3,1fr)}
.related a{display:block;padding:24px 24px 24px 0;text-decoration:none;border-bottom:1px solid var(--stone)}
.related strong{display:block;font-family:var(--display);font-size:1.7rem;text-transform:uppercase;line-height:1}
.related span{color:var(--muted);font-size:.98rem}
.related a:hover strong{color:var(--clay)}
@media (max-width:760px){.related{grid-template-columns:1fr}}

.cta-band{background:var(--loam);color:var(--limestone);padding:72px 0}
.cta-band .wrap{display:flex;flex-wrap:wrap;gap:32px;align-items:end;justify-content:space-between}
.cta-band h2{max-width:14ch}
.cta-band .bigphone{color:var(--flag);margin:0 0 14px}
.cta-band .bigphone:hover{color:#ff7240}

/* footer */
footer{background:#221e1a;color:var(--caliche);padding:64px 0 40px}
.foot{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px}
@media (max-width:900px){.foot{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.foot{grid-template-columns:1fr}}
footer .mark{font-size:2.4rem;color:var(--limestone)}
footer a{text-decoration:none}
footer a:hover{text-decoration:underline}
footer h4{font-family:Barlow,sans-serif;font-size:1rem;color:var(--limestone);margin:0 0 10px}
footer ul{list-style:none;margin:0;padding:0;line-height:1.9}
.fine{border-top:1px solid #4a423a;margin-top:48px;padding-top:20px;font-size:.88rem;display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px}

/* sticky mobile call bar */
.mobile-call{display:none}
@media (max-width:700px){
  .mobile-call{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:20;background:var(--flag);color:#1d1a17;font-weight:700;justify-content:center;padding:15px;text-decoration:none;font-size:1.1rem}
  body{padding-bottom:56px}
  header.top .call{display:none}
}