/* Public new-construction guide; shared navigation and footer stay in site.css. */
body.nc-site > nav { gap: 20px; }
body.nc-site .nav-logo { flex-shrink: 0; }
body.nc-site .nav-name { white-space: nowrap; }
@media (max-width: 1100px) {
  body.nc-site > nav { height: 64px; padding: 0 24px; }
  body.nc-site .nav-links { display: none; }
  body.nc-site .hamburger { display: flex; flex-shrink: 0; justify-content: center; align-items: center; width: 44px; height: 44px; padding: 12px; margin: 0 -10px 0 0; }
  body.nc-site .mobile-menu { top: 64px; z-index: 999; max-height: calc(100dvh - 64px); overflow-y: auto; overscroll-behavior: contain; }
  body.nc-site .mobile-menu a { min-height: 48px; padding: 13px 24px; font-size: 17px; }
  body.nc-site .mobile-menu.open { display: block; }
  body.nc-site .nc-page { padding-top: 64px; }
}
@media (max-width: 560px) {
  body.nc-site > nav { padding: 0 20px; gap: 12px; }
  body.nc-site .nav-name { font-size: 16px; }
  body.nc-site .mobile-menu a { padding-left: 20px; padding-right: 20px; }
}
@media (min-width: 1101px) {
  body.nc-site .mobile-menu { display: none; }
}
body .nc-page {
  --nc-forest: #293c34;
  --nc-copper: #a8501a;
  --nc-ink: #252c29;
  --nc-muted: #66635d;
  --nc-rule: #e2ded6;
  color: var(--nc-ink);
  background: #faf8f3;
  padding: 72px 0 0;
  font-family: "DM Sans", sans-serif;
  font-size: 16px;
  line-height: 1.7;
}
.nc-page *, .nc-page *::before, .nc-page *::after { box-sizing: border-box; }
body .nc-width { width: calc(100% - 96px); max-width: 1264px; margin-left: auto; margin-right: auto; }
body .nc-page h1, body .nc-page h2, body .nc-page h3 {
  font-family: "EB Garamond", Georgia, serif;
  font-weight: 400;
  letter-spacing: -.025em;
  margin: 0;
  color: inherit;
}
body .nc-page h1 { font-size: clamp(48px, 5.1vw, 74px); line-height: 1.02; }
body .nc-page h2 { font-size: clamp(36px, 3.5vw, 50px); line-height: 1.08; }
body .nc-page h3 { font-size: 32px; line-height: 1.13; }
:where(.nc-page) p { margin: 0; }
body .nc-page a { text-underline-offset: 4px; }
body .nc-text-link, body .nc-light-link, body .nc-breadcrumb a,
body .nc-jump a, body .nc-cost-note a, body .nc-contact-note a,
body .nc-faq-list p a { text-decoration: underline; }
body .nc-page a:focus-visible, body .nc-page summary:focus-visible { outline: 3px solid #a8501a; outline-offset: 5px; }
body .nc-page section[id] { scroll-margin-top: 110px; }
body .nc-eyebrow { font-size: 12px; font-weight: 500; letter-spacing: .16em; line-height: 1.5; text-transform: uppercase; color: var(--nc-copper); }
body .nc-skip { position: fixed; left: 20px; top: 12px; z-index: 10000; transform: translateY(-160%); padding: 12px 18px; background: #fff; color: #293c34; border: 2px solid #293c34; border-radius: 6px; }
body .nc-skip:focus { transform: translateY(0); }

/* Opening: generous editorial copy beside a quiet architectural illustration. */
body .nc-hero { display: grid; grid-template-columns: minmax(0, 1.23fr) minmax(0, .85fr); align-items: center; gap: clamp(32px, 5vw, 76px); padding-top: 44px; padding-bottom: 62px; }
body .nc-breadcrumb { display: flex; gap: 12px; align-items: center; font-size: 13px; color: var(--nc-muted); margin-bottom: 35px; }
body .nc-breadcrumb a { color: var(--nc-muted); }
body .nc-hero-copy > .nc-eyebrow { margin-bottom: 20px; }
body .nc-hero h1 em { color: var(--nc-copper); font-weight: 400; }
body .nc-lead { font-size: 20px; line-height: 1.55; max-width: 560px; margin-top: 25px; }
body .nc-intro { margin-top: 17px; color: var(--nc-muted); max-width: 555px; }
body .nc-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 16px 24px; margin-top: 28px; }
body .nc-button { display: inline-flex; align-items: center; justify-content: space-between; gap: 22px; min-height: 52px; padding: 14px 22px; border: 1px solid transparent; border-radius: 10px 3px; font-size: 14px; font-weight: 500; line-height: 1.4; text-decoration: none; transition: background-color .15s ease, border-color .15s ease; }
body .nc-button-forest { background: var(--nc-forest); color: #fff; }
body .nc-button-forest:hover { background: #3c5145; }
body .nc-text-link { display: inline-flex; align-items: center; gap: 12px; min-height: 48px; color: var(--nc-copper); font-size: 14px; font-weight: 500; }
body .nc-text-link:hover { color: #713614; }
body .nc-small { font-size: 13px; color: var(--nc-muted); margin-top: 18px; }
body .nc-plan-card { position: relative; overflow: hidden; padding: 30px 34px 28px; background: var(--nc-forest); color: #faf8f3; border-radius: 38px 8px; box-shadow: 0 20px 48px rgba(41, 60, 52, .09); }
body .nc-card-top { display: flex; align-items: center; justify-content: space-between; gap: 16px; }
body .nc-card-top .nc-eyebrow { color: #f0c49d; }
body .nc-card-mark { display: grid; place-items: center; width: 39px; height: 39px; border: 1px solid rgba(250, 248, 243, .26); border-radius: 50%; font-family: "EB Garamond", Georgia, serif; font-style: italic; font-size: 19px; }
body .nc-house-line { display: block; width: 100%; max-width: 360px; height: auto; margin: 24px auto 18px; color: #c9d2c7; }
body .nc-plan-card h2 { font-size: clamp(32px, 3vw, 42px); line-height: 1.05; }
body .nc-plan-card h2 em { color: #f0c49d; }
body .nc-plan-points { margin: 25px 0 0; }
body .nc-plan-points > div { display: grid; grid-template-columns: 94px minmax(0, 1fr); gap: 12px; padding: 13px 0; border-top: 1px solid rgba(250, 248, 243, .18); font-size: 13px; line-height: 1.6; }
body .nc-plan-points dt { color: #f0c49d; font-weight: 500; }
body .nc-plan-points dd { margin: 0; color: #e2e7df; }
body .nc-jump { display: flex; align-items: center; flex-wrap: wrap; gap: 10px 26px; border-top: 1px solid var(--nc-rule); border-bottom: 1px solid var(--nc-rule); padding-top: 14px; padding-bottom: 14px; }
body .nc-jump > span { margin-right: auto; color: var(--nc-muted); font-size: 12px; letter-spacing: .05em; text-transform: uppercase; }
body .nc-jump a { display: inline-flex; align-items: center; min-height: 44px; color: var(--nc-forest); font-size: 13px; text-decoration-thickness: 1px; }

/* Options: useful decisions, with room for the details. */
body .nc-section { padding-top: 82px; padding-bottom: 82px; }
body .nc-section-heading { max-width: 680px; }
body .nc-section-heading > .nc-eyebrow { margin-bottom: 15px; }
body .nc-section-heading > p:not(.nc-eyebrow) { color: var(--nc-muted); margin-top: 20px; max-width: 650px; }
body .nc-option-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; margin-top: 34px; }
body .nc-option-card { display: flex; flex-direction: column; border: 1px solid var(--nc-rule); background: #fffdf9; padding: 35px 36px 28px; border-radius: 30px 7px; }
body .nc-option-warm { background: #f2e9dd; border-color: #eadccd; }
body .nc-option-label { font-size: 12px; color: var(--nc-copper); line-height: 1.5; margin-bottom: 16px; }
body .nc-option-card > p:not(.nc-card-note) { color: var(--nc-muted); margin-top: 16px; }
body .nc-option-card ul { margin: 23px 0 24px; padding-left: 20px; }
body .nc-option-card li { padding-left: 6px; margin-bottom: 10px; }
body .nc-option-card li::marker { color: var(--nc-copper); }
body .nc-card-note { border-top: 1px solid #d9d0c4; padding-top: 18px; font-size: 13px; line-height: 1.6; color: var(--nc-muted); margin-top: auto; }

/* The financing section deliberately keeps lender verification prominent. */
body .nc-cost-band { background: var(--nc-forest); color: #faf8f3; }
body .nc-cost-inner { display: grid; grid-template-columns: minmax(0, .95fr) minmax(0, 1fr); gap: 38px 90px; padding-top: 72px; padding-bottom: 32px; }
body .nc-cost-heading .nc-eyebrow { color: #f0c49d; margin-bottom: 18px; }
body .nc-cost-heading > p:not(.nc-eyebrow) { color: #dce3d9; margin-top: 24px; }
body .nc-light-link { color: #f0c49d; font-size: 14px; font-weight: 500; line-height: 1.7; }
body .nc-cost-heading > .nc-light-link { display: inline-block; margin-top: 25px; padding-top: 6px; padding-bottom: 6px; }
body .nc-light-link:hover { color: #fff; }
body .nc-cost-list { margin: 0; }
body .nc-cost-list > div { padding: 19px 0; border-top: 1px solid rgba(250, 248, 243, .22); }
body .nc-cost-list > div:first-child { padding-top: 0; border-top: 0; }
body .nc-cost-list dt { font-family: "EB Garamond", Georgia, serif; font-size: 27px; line-height: 1.2; }
body .nc-cost-list dd { margin: 9px 0 0; color: #dce3d9; font-size: 15px; line-height: 1.65; }
body .nc-cost-note { grid-column: 1 / -1; border-top: 1px solid rgba(250, 248, 243, .22); padding-top: 22px; color: #dce3d9; font-size: 13px; line-height: 1.7; }
body .nc-cost-note a { color: #f0c49d; }
body .nc-cost-band a:focus-visible, body .nc-close a:focus-visible { outline-color: #f0c49d; }

body .nc-representation { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, .92fr); gap: 70px; align-items: start; }
body .nc-section-heading .nc-contact-note { border-left: 2px solid var(--nc-copper); padding-left: 20px; font-size: 14px; margin-top: 28px; }
body .nc-contact-note a { color: var(--nc-copper); }
body .nc-question-card { background: #f0f0e8; border: 1px solid #dedfd3; border-radius: 28px 6px; padding: 32px 34px; }
body .nc-question-card h3 { margin-top: 14px; }
body .nc-question-card ul { list-style: none; padding: 0; margin: 22px 0 0; }
body .nc-question-card li { padding: 13px 0 13px 24px; border-top: 1px solid #d6dacf; position: relative; font-size: 15px; line-height: 1.65; }
body .nc-question-card li::before { content: "↗"; position: absolute; left: 0; color: var(--nc-copper); }
body .nc-question-card li:last-child { padding-bottom: 0; }

body .nc-process-section { border-top: 1px solid var(--nc-rule); border-bottom: 1px solid var(--nc-rule); padding-top: 68px; padding-bottom: 62px; }
body .nc-steps { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 38px; list-style: none; padding: 0; margin: 38px 0 0; }
body .nc-step-number { display: flex; align-items: center; gap: 18px; color: var(--nc-copper); font-family: "EB Garamond", Georgia, serif; font-style: italic; font-size: 35px; margin-bottom: 18px; }
body .nc-step-number::after { content: ""; height: 1px; flex: 1; background: var(--nc-rule); }
body .nc-steps h3 { font-size: 29px; }
body .nc-steps p { margin-top: 14px; color: var(--nc-muted); font-size: 15px; line-height: 1.75; }
body .nc-process-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 18px 30px; margin-top: 34px; }
body .nc-faq { display: grid; grid-template-columns: minmax(0, .68fr) minmax(0, 1fr); gap: 80px; }
body .nc-faq-list details { border-bottom: 1px solid var(--nc-rule); }
body .nc-faq-list details:first-child { border-top: 1px solid var(--nc-rule); }
body .nc-faq-list summary { display: flex; justify-content: space-between; align-items: center; gap: 24px; min-height: 76px; padding: 20px 0; font-size: 16px; font-weight: 500; line-height: 1.5; cursor: pointer; list-style: none; }
body .nc-faq-list summary::-webkit-details-marker { display: none; }
body .nc-faq-list summary::after { content: "+"; flex-shrink: 0; color: var(--nc-copper); font-size: 24px; font-weight: 400; line-height: 1; }
body .nc-faq-list details[open] summary::after { content: "−"; }
body .nc-faq-list p { color: var(--nc-muted); padding: 0 32px 23px 0; font-size: 15px; }
body .nc-faq-list p a { color: var(--nc-copper); }
body .nc-close { display: grid; grid-template-columns: minmax(0, 1fr) auto; align-items: center; gap: 44px; background: #985028; color: #fffaf4; padding: 48px 52px; border-radius: 46px 8px; }
body .nc-close .nc-eyebrow { color: #ffe0c0; margin-bottom: 18px; }
body .nc-close h2 { font-size: clamp(34px, 3.6vw, 48px); }
body .nc-close p:not(.nc-eyebrow) { margin-top: 20px; color: #fff0e0; max-width: 580px; }
body .nc-close-actions { display: flex; flex-direction: column; align-items: flex-start; gap: 22px; }
body .nc-button-paper { background: #faf8f3; color: #293c34; white-space: nowrap; }
body .nc-button-paper:hover { background: #fff; border-color: #293c34; }
body .nc-close .nc-light-link { color: #fff0e0; min-height: 44px; display: inline-flex; align-items: center; gap: 10px; }
body .nc-disclosure { padding-top: 28px; padding-bottom: 55px; color: var(--nc-muted); font-size: 13px; line-height: 1.75; }

@media (min-width: 1440px) {
  body .nc-hero { padding-top: 54px; padding-bottom: 72px; }
}
@media (max-width: 1050px) {
  body .nc-width { width: calc(100% - 64px); }
  body .nc-hero { grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: 32px; }
  body .nc-page h1 { font-size: 55px; }
  body .nc-plan-card { padding: 26px 25px; }
  body .nc-plan-points > div { grid-template-columns: 76px minmax(0, 1fr); gap: 10px; }
  body .nc-jump { gap: 8px 22px; }
  body .nc-jump > span { width: 100%; }
  body .nc-cost-inner, body .nc-representation, body .nc-faq { column-gap: 42px; }
  body .nc-option-card, body .nc-question-card { padding-left: 28px; padding-right: 28px; }
  body .nc-steps { gap: 26px; }
  body .nc-close { padding: 42px 36px; gap: 30px; }
}
@media (max-width: 800px) {
  body .nc-page { padding-top: 64px; }
  body .nc-hero { grid-template-columns: minmax(0, 1fr); padding-top: 28px; padding-bottom: 40px; gap: 35px; }
  body .nc-breadcrumb { margin-bottom: 28px; }
  body .nc-page h1 { font-size: clamp(47px, 8vw, 68px); }
  body .nc-hero-copy { max-width: 660px; }
  body .nc-plan-card { padding: 28px 32px; }
  body .nc-house-line { float: right; width: 43%; margin: 28px 0 10px 18px; }
  body .nc-plan-card h2 { font-size: 38px; margin-top: 20px; }
  body .nc-plan-points { clear: both; margin-top: 26px; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 22px; }
  body .nc-plan-points > div { display: block; }
  body .nc-plan-points dd { margin-top: 6px; }
  body .nc-section { padding-top: 62px; padding-bottom: 62px; }
  body .nc-option-grid { gap: 18px; }
  body .nc-option-card { padding: 27px 24px; }
  body .nc-option-card h3 { font-size: 29px; }
  body .nc-cost-inner, body .nc-representation, body .nc-faq { grid-template-columns: minmax(0, 1fr); gap: 34px; }
  body .nc-cost-inner { padding-top: 54px; }
  body .nc-cost-heading { max-width: 590px; }
  body .nc-cost-list > div:first-child { border-top: 1px solid rgba(250, 248, 243, .22); padding-top: 19px; }
  body .nc-cost-list > div { display: grid; grid-template-columns: minmax(0, .6fr) minmax(0, 1fr); gap: 25px; }
  body .nc-cost-list dd { margin-top: 0; }
  body .nc-question-card { max-width: none; }
  body .nc-process-section { padding-top: 54px; padding-bottom: 50px; }
  body .nc-steps { grid-template-columns: minmax(0, 1fr); gap: 22px; }
  body .nc-steps li { display: grid; grid-template-columns: 52px minmax(0, 1fr); gap: 7px 14px; border-top: 1px solid var(--nc-rule); padding-top: 24px; }
  body .nc-step-number { grid-row: 1 / 3; align-items: flex-start; margin: 0; line-height: 1; }
  body .nc-step-number::after { display: none; }
  body .nc-steps p { grid-column: 2; margin: 0; }
  body .nc-close { grid-template-columns: minmax(0, 1fr); gap: 28px; }
  body .nc-close-actions { flex-direction: row; flex-wrap: wrap; align-items: center; gap: 16px 26px; }
}
@media (max-width: 560px) {
  body .nc-width { width: calc(100% - 40px); }
  body .nc-hero { padding-top: 23px; }
  body .nc-hero-copy > .nc-eyebrow { font-size: 11px; letter-spacing: .11em; margin-bottom: 17px; }
  body .nc-page h1 { font-size: clamp(42px, 10.6vw, 59px); }
  body .nc-page h2 { font-size: 38px; }
  body .nc-lead { font-size: 19px; margin-top: 22px; }
  body .nc-intro { font-size: 15px; }
  body .nc-actions { gap: 8px; margin-top: 25px; }
  body .nc-actions .nc-button { width: 100%; }
  body .nc-small { margin-top: 12px; }
  body .nc-plan-card { padding: 25px 24px 20px; border-radius: 30px 6px; }
  body .nc-house-line { float: none; width: 100%; max-width: 300px; margin: 22px auto 20px; }
  body .nc-plan-card h2 { font-size: 35px; margin-top: 0; }
  body .nc-plan-points { display: block; margin-top: 23px; }
  body .nc-plan-points > div { display: grid; grid-template-columns: 82px minmax(0, 1fr); gap: 12px; }
  body .nc-plan-points dd { margin: 0; }
  body .nc-jump { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 16px; padding-top: 15px; padding-bottom: 12px; }
  body .nc-jump > span { grid-column: 1 / -1; margin-bottom: 9px; font-size: 11px; }
  body .nc-jump a { font-size: 12px; }
  body .nc-section { padding-top: 50px; padding-bottom: 50px; }
  body .nc-section-heading > p:not(.nc-eyebrow) { margin-top: 18px; }
  body .nc-option-grid { grid-template-columns: minmax(0, 1fr); margin-top: 28px; gap: 18px; }
  body .nc-option-card { padding: 28px 24px 24px; }
  body .nc-option-card h3 { font-size: 32px; }
  body .nc-option-card ul { font-size: 15px; }
  body .nc-cost-inner { padding-top: 45px; gap: 28px; }
  body .nc-cost-heading > p:not(.nc-eyebrow) { font-size: 15px; margin-top: 20px; }
  body .nc-cost-heading > .nc-light-link { margin-top: 19px; }
  body .nc-cost-list > div { display: block; padding: 21px 0; }
  body .nc-cost-list dd { margin-top: 10px; }
  body .nc-cost-note { padding-top: 20px; }
  body .nc-question-card { padding: 27px 24px; }
  body .nc-question-card h3 { font-size: 30px; }
  body .nc-process-section { padding-top: 45px; padding-bottom: 44px; }
  body .nc-steps { margin-top: 28px; }
  body .nc-steps li { grid-template-columns: 42px minmax(0, 1fr); gap: 10px; }
  body .nc-steps h3 { font-size: 28px; }
  body .nc-process-actions { gap: 10px; }
  body .nc-process-actions .nc-button { width: 100%; }
  body .nc-faq { gap: 25px; }
  body .nc-faq-list summary { font-size: 15px; gap: 18px; }
  body .nc-faq-list p { padding-right: 8px; }
  body .nc-close { padding: 34px 25px; border-radius: 34px 7px; }
  body .nc-close h2 { font-size: 36px; }
  body .nc-close p:not(.nc-eyebrow) { font-size: 15px; }
  body .nc-close-actions { align-items: stretch; flex-direction: column; gap: 15px; }
  body .nc-button-paper { white-space: normal; }
  body .nc-disclosure { padding-top: 24px; padding-bottom: 40px; font-size: 12px; }
}
@media (prefers-reduced-motion: reduce) {
  body .nc-button { transition: none; }
}