/* ==========================================================================
   Save Equity Realty - V2 "The Case for 1%"
   A deliberately different treatment from V1: dark, editorial, argument-led,
   built around the numbers rather than around coastal warmth. Same brand
   palette, inverted - navy becomes the ground instead of the ink.
   ========================================================================== */

:root {
  /* Brand, re-cast for a dark ground */
  --ink:         #08182B;   /* deepest - page ground */
  --ink-2:       #0E2540;   /* raised panels */
  --ink-3:       #16324F;   /* borders, hairlines */
  --navy:        #0F2A4E;
  --teal:        #2FA8A2;
  --teal-deep:   #12787A;
  --orange:      #FF6B2C;
  --orange-deep: #E0500F;
  --gold:        #F5B942;

  /* Warm neutrals - cream rather than grey, so the dark reads editorial */
  --cream:       #F7F2E8;
  --cream-2:     #EDE5D6;
  --sand:        #FBF7F1;
  --muted:       #A9BACB;
  --muted-2:     #7C90A5;

  /* Roles */
  --bg:      var(--ink);
  --panel:   var(--ink-2);
  --line:    var(--ink-3);
  --text:    var(--cream);
  --dim:     var(--muted);
  --heading: var(--cream);

  --font-display: "Fraunces", "Iowan Old Style", Georgia, serif;
  --font-body: "IBM Plex Sans", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;

  --gut: clamp(1.25rem, 4vw, 2.5rem);
  --section: clamp(4rem, 9vw, 7rem);
  --maxw: 1200px;
  --maxw-narrow: 780px;

  --radius: 12px;
  --radius-lg: 20px;
  --ease: cubic-bezier(.22,.61,.36,1);
  --shadow: 0 18px 50px rgba(0,0,0,.35);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--bg);
  color: var(--text);
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

img, svg { max-width: 100%; height: auto; display: block; }
a { color: var(--gold); text-underline-offset: 3px; }
a:hover { color: var(--orange); }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; border-radius: 3px; }

/* ---------------------------------------------------------- Typography --- */
h1, h2, h3 {
  font-family: var(--font-display);
  font-weight: 600;
  color: var(--heading);
  line-height: 1.08;
  letter-spacing: -.02em;
  margin: 0 0 .55em;
  text-wrap: balance;
}
h1 { font-size: clamp(2.5rem, 6.5vw, 4.6rem); font-variation-settings: "SOFT" 0, "WONK" 1; }
h2 { font-size: clamp(1.9rem, 4.4vw, 3rem); }
h3 { font-size: clamp(1.2rem, 2.3vw, 1.5rem); font-weight: 600; }
h4 { font-family: var(--font-body); font-size: 1.05rem; font-weight: 600; margin: 0 0 .5rem; }
p { margin: 0 0 1.15em; }
p:last-child { margin-bottom: 0; }

.eyebrow {
  display: block;
  font-family: var(--font-body);
  font-size: .74rem;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--teal);
  margin-bottom: 1rem;
}
.eyebrow--gold { color: var(--gold); }
.lede { font-size: clamp(1.1rem, 1.9vw, 1.32rem); line-height: 1.6; color: var(--dim); }
.dim { color: var(--dim); }
.num { font-variant-numeric: tabular-nums; }

/* ------------------------------------------------------------- Layout --- */
.wrap { width: 100%; max-width: var(--maxw); margin-inline: auto; padding-inline: var(--gut); }
.section { padding-block: var(--section); position: relative; }
.section--tight { padding-block: clamp(2.5rem, 5vw, 4rem); }
.section--panel { background: var(--panel); }
.section--light { background: var(--cream); color: var(--navy); }
.section--light h2, .section--light h3 { color: var(--navy); }
.section--light .lede, .section--light .dim { color: #4A5A6E; }
.section--light .eyebrow { color: var(--teal-deep); }
.section-head { max-width: 720px; margin-bottom: clamp(2.25rem, 4vw, 3.25rem); }
.section-head.center { margin-inline: auto; text-align: center; }
.narrow { max-width: var(--maxw-narrow); }
.mx-auto { margin-inline: auto; }
.center { text-align: center; }

.grid { display: grid; gap: clamp(1rem, 2.4vw, 1.6rem); }
.grid-2 { grid-template-columns: repeat(auto-fit, minmax(290px, 1fr)); }
.grid-3 { grid-template-columns: repeat(auto-fit, minmax(255px, 1fr)); }
.split { display: grid; gap: clamp(2rem, 5vw, 4rem); align-items: center; }
@media (min-width: 900px) { .split { grid-template-columns: 1.05fr .95fr; } }

.mt-1 { margin-top: .75rem; } .mt-2 { margin-top: 1.5rem; }
.mt-3 { margin-top: 2.25rem; } .mt-4 { margin-top: 3.25rem; }
.mb-0 { margin-bottom: 0; }

/* ------------------------------------------------------------ Buttons --- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .5rem;
  padding: 1rem 1.9rem; border-radius: 4px; border: 1px solid transparent;
  font-weight: 600; font-size: .98rem; letter-spacing: .01em;
  text-decoration: none; cursor: pointer; line-height: 1.2; text-align: center;
  transition: transform .16s var(--ease), background-color .16s, color .16s, border-color .16s;
}
.btn:hover { transform: translateY(-2px); }
.btn--primary { background: var(--orange); color: #fff; }
.btn--primary:hover { background: var(--orange-deep); color: #fff; }
.btn--gold { background: var(--gold); color: var(--ink); }
.btn--gold:hover { background: #ffcf6a; color: var(--ink); }
.btn--outline { border-color: rgba(247,242,232,.35); color: var(--cream); }
.btn--outline:hover { background: var(--cream); color: var(--ink); border-color: var(--cream); }
.btn--dark { border-color: var(--navy); color: var(--navy); }
.btn--dark:hover { background: var(--navy); color: #fff; }
.btn--lg { padding: 1.15rem 2.3rem; font-size: 1.05rem; }
.btn--block { width: 100%; }
.btn-row { display: flex; flex-wrap: wrap; gap: .85rem; }
.btn-row.center { justify-content: center; }

/* ------------------------------------------------------------- Header --- */
/* A cream rail over the dark page - the logo artwork is navy, so it needs a
   light ground to be legible at all. */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: var(--cream);
  border-bottom: 1px solid rgba(15,42,78,.12);
}
.header-bar { display: flex; align-items: center; gap: .8rem; padding-block: .65rem; min-width: 0; }
.brand { display: flex; align-items: center; margin-right: auto; flex-shrink: 0; }
.brand img { width: clamp(126px, 15vw, 178px); }
.nav { display: none; flex: 0 1 auto; min-width: 0; overflow: hidden; }
.nav ul { display: flex; gap: .1rem; list-style: none; margin: 0; padding: 0; }
.nav a {
  display: block; padding: .5rem .52rem; border-radius: 3px; white-space: nowrap;
  font-size: .88rem; font-weight: 500; color: var(--navy); text-decoration: none;
  transition: background-color .15s, color .15s;
}
.nav a:hover { background: rgba(15,42,78,.07); color: var(--navy); }
.nav a[aria-current="page"] { color: var(--orange-deep); box-shadow: inset 0 -2px 0 var(--orange); }
.header-phone { display: none; font-weight: 600; color: var(--navy); text-decoration: none; font-size: .95rem; white-space: nowrap; flex-shrink: 0; }
.header-phone:hover { color: var(--orange-deep); }
.header-cta { display: none; white-space: nowrap; flex-shrink: 0; }
.nav-toggle {
  display: inline-flex; flex-direction: column; justify-content: center; gap: 5px;
  width: 44px; height: 44px; padding: 0 10px; flex-shrink: 0;
  background: transparent; border: 1px solid rgba(15,42,78,.25); border-radius: 4px; cursor: pointer;
}
.nav-toggle span { display: block; height: 2px; background: var(--navy); border-radius: 2px; transition: transform .25s var(--ease), opacity .2s; }
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

.mobile-nav { display: none; background: var(--cream); border-top: 1px solid rgba(15,42,78,.12); padding: .5rem var(--gut) 1.5rem; }
.mobile-nav.is-open { display: block; }
.mobile-nav ul { list-style: none; margin: 0 0 1rem; padding: 0; }
.mobile-nav a { display: block; padding: .85rem .25rem; border-bottom: 1px solid rgba(15,42,78,.1); color: var(--navy); text-decoration: none; font-weight: 500; }
.mobile-nav a:hover { color: var(--orange-deep); }

@media (min-width: 1010px) {
  .nav { display: block; }
  .header-cta { display: inline-flex; }
  .nav-toggle { display: none; }
  .mobile-nav { display: none !important; }
}
@media (min-width: 1150px) { .header-phone { display: inline-block; } }

/* Measured fit - set by site.js, wins over the queries above. */
.site-header[data-fit] .nav,
.site-header[data-fit] .header-phone,
.site-header[data-fit] .header-cta { display: none; }
.site-header[data-fit] .nav-toggle { display: inline-flex; }
.site-header[data-fit="nophone"] .nav,
.site-header[data-fit="full"] .nav { display: block; }
.site-header[data-fit="cta-only"] .header-cta,
.site-header[data-fit="nophone"] .header-cta,
.site-header[data-fit="full"] .header-cta { display: inline-flex; }
.site-header[data-fit="full"] .header-phone { display: inline-block; }
.site-header[data-fit="nophone"] .nav-toggle,
.site-header[data-fit="full"] .nav-toggle { display: none; }
.site-header[data-fit="nophone"] .mobile-nav,
.site-header[data-fit="full"] .mobile-nav { display: none; }
.site-header[data-fit="compact"] .mobile-nav.is-open,
.site-header[data-fit="cta-only"] .mobile-nav.is-open { display: block !important; }

/* --- stacked header -----------------------------------------------------
   Seven menu items cannot sit on one line with the logo on a phone. Rather
   than hiding them behind a hamburger, the bar wraps: logo and the Free
   Valuation button on the first row, the menu items across the second. Every
   item stays visible and tappable at any width, and no menu button is needed.
   ------------------------------------------------------------------------ */
.header-bar { flex-wrap: nowrap; }

.site-header[data-fit="stacked"] .header-bar { flex-wrap: wrap; row-gap: .1rem; }
/* Two rows makes the bar roughly 185px tall. Pinned to the top of a phone
   screen that would permanently cost a fifth of the viewport, so in this state
   the header scrolls away with the page instead of sticking. */
.site-header[data-fit="stacked"] { position: static; }
.site-header[data-fit="stacked"] .nav {
  display: block;
  order: 3;
  flex-basis: 100%;
  overflow: visible;
  border-top: 1px solid rgba(15,42,78,.10);
  margin-top: .35rem;
  padding-top: .3rem;
}
.site-header[data-fit="stacked"] .nav ul {
  flex-wrap: wrap;
  justify-content: center;
  gap: .05rem .1rem;
}
.site-header[data-fit="stacked"] .nav a {
  padding: .45rem .42rem;
  font-size: .78rem;
}
.site-header[data-fit="stacked"] .nav-toggle,
.site-header[data-fit="stacked"] .header-phone { display: none; }
.site-header[data-fit="stacked"] .mobile-nav { display: none; }
.site-header[data-fit="stacked"] .header-cta { display: inline-flex; }

@media (max-width: 400px) {
  .site-header[data-fit="stacked"] .nav a { padding: .45rem .34rem; font-size: .74rem; }
}

/* The Free Valuation button is the primary conversion path, so it stays on
   screen at every width. In the narrow states it becomes compact rather than
   being dropped. */
.site-header[data-fit="stacked"] .header-cta,
.site-header[data-fit="cta-only"] .header-cta,
.site-header[data-fit="compact"] .header-cta {
  display: inline-flex;
  padding: .8rem .85rem;
  font-size: .84rem;
  letter-spacing: 0;
  min-height: 44px;
}
@media (max-width: 400px) {
  .site-header[data-fit="stacked"] .header-cta,
  .site-header[data-fit="cta-only"] .header-cta,
  .site-header[data-fit="compact"] .header-cta { padding: .8rem .68rem; font-size: .8rem; }
  .header-bar { gap: .55rem; }
}

/* --------------------------------------------------------------- Hero --- */
.hero {
  position: relative; overflow: hidden; isolation: isolate;
  border-bottom: 1px solid var(--line);
}
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    radial-gradient(70% 60% at 82% 6%, rgba(255,107,44,.20) 0%, rgba(255,107,44,0) 62%),
    radial-gradient(60% 55% at 8% 92%, rgba(47,168,162,.16) 0%, rgba(47,168,162,0) 65%);
}
.hero-inner { padding-block: clamp(3.5rem, 8vw, 6.5rem); }
.hero h1 { margin-bottom: .35em; }
.hero .lede { max-width: 40rem; }

/* The headline number - the whole argument in one figure. */
.figure-xl {
  font-family: var(--font-display);
  font-size: clamp(4rem, 15vw, 10rem);
  line-height: .85;
  font-weight: 600;
  color: var(--orange);
  font-variant-numeric: tabular-nums;
  letter-spacing: -.04em;
  display: block;
}
.figure-label { font-size: .8rem; letter-spacing: .2em; text-transform: uppercase; color: var(--dim); margin-top: 1rem; }

.rate-strip {
  display: flex; flex-wrap: wrap; gap: 0; margin-top: 2.5rem;
  border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
}
.rate-cell { flex: 1 1 140px; padding: 1.15rem 1.25rem; border-right: 1px solid var(--line); }
.rate-cell:last-child { border-right: 0; }
.rate-cell strong { display: block; font-family: var(--font-display); font-size: 1.6rem; line-height: 1; color: var(--cream); font-variant-numeric: tabular-nums; }
.rate-cell span { font-size: .8rem; color: var(--dim); display: block; margin-top: .4rem; line-height: 1.35; }
.rate-cell--ours { background: rgba(255,107,44,.1); }
.rate-cell--ours strong { color: var(--orange); }

/* ------------------------------------------- The three-column evidence --- */
/* Straight from the brief: what buyers want, what agents provide, what we
   provide. The third column is the point, so it carries the weight. */
.evidence { border-top: 1px solid var(--line); }
.evidence-row {
  display: grid; grid-template-columns: 1fr; gap: .5rem;
  padding: clamp(1.25rem, 3vw, 2rem) 0; border-bottom: 1px solid var(--line);
  align-items: center;
}
@media (min-width: 720px) {
  .evidence-row { grid-template-columns: 1.3fr 1fr 1fr 1.15fr; gap: 1.5rem; }
}
.evidence-head { display: none; }
@media (min-width: 720px) {
  .evidence-head {
    display: grid; grid-template-columns: 1.3fr 1fr 1fr 1.15fr; gap: 1.5rem;
    padding-bottom: .9rem; border-bottom: 1px solid var(--line);
  }
  .evidence-head span {
    font-size: .72rem; letter-spacing: .16em; text-transform: uppercase; color: var(--muted-2);
  }
  .evidence-head span:last-child { color: var(--orange); }
}
.evidence-name { font-family: var(--font-display); font-size: clamp(1.25rem, 2.4vw, 1.7rem); color: var(--cream); }
.evidence-val { font-variant-numeric: tabular-nums; font-size: clamp(1.5rem, 3.4vw, 2.1rem); font-weight: 300; color: var(--muted-2); line-height: 1; }
.evidence-val small { display: block; font-size: .68rem; letter-spacing: .14em; text-transform: uppercase; color: var(--muted-2); margin-top: .35rem; font-weight: 500; }
@media (min-width: 720px) { .evidence-val small { display: none; } }
.evidence-val--ours {
  color: var(--orange); font-weight: 600;
  font-size: clamp(2rem, 5vw, 3rem); font-family: var(--font-display);
}
.evidence-val--ours small { color: var(--orange); }
.evidence-mobile-pair { display: flex; gap: 2rem; }
@media (min-width: 720px) { .evidence-mobile-pair { display: contents; } }

/* ------------------------------------------------------- Then and now --- */
.thennow { display: grid; gap: 1.25rem; grid-template-columns: 1fr; }
@media (min-width: 820px) { .thennow { grid-template-columns: 1fr auto 1fr; align-items: stretch; } }
.thennow-col { border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(1.4rem, 3vw, 2rem); }
.thennow-col--then { background: transparent; }
.thennow-col--now { background: rgba(47,168,162,.08); border-color: rgba(47,168,162,.4); }
.thennow-col h3 { font-size: 1.15rem; margin-bottom: 1rem; }
.thennow-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .7rem; }
.thennow-col li { display: flex; gap: .6rem; font-size: .95rem; color: var(--dim); line-height: 1.5; }
.thennow-arrow { display: grid; place-items: center; color: var(--muted-2); font-size: 1.5rem; }
@media (max-width: 819px) { .thennow-arrow { transform: rotate(90deg); padding: .25rem 0; } }

/* ------------------------------------------------------------ Fee call --- */
.fee-callout {
  border: 1px solid var(--orange); border-radius: var(--radius-lg);
  background: rgba(255,107,44,.07);
  padding: clamp(1.5rem, 4vw, 2.75rem);
}
.fee-list { list-style: none; margin: 1.5rem 0 0; padding: 0; display: grid; gap: .75rem; }
.fee-list li { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; padding-bottom: .75rem; border-bottom: 1px dashed rgba(255,107,44,.3); }
.fee-list li:last-child { border-bottom: 0; padding-bottom: 0; }
.fee-name { color: var(--cream); }
.fee-amt { font-variant-numeric: tabular-nums; color: var(--muted-2); text-decoration: line-through; white-space: nowrap; }
.fee-ours { color: var(--gold); font-weight: 600; }

/* ------------------------------------------------------------- Cards --- */
.card {
  background: var(--panel); border: 1px solid var(--line); border-radius: var(--radius);
  padding: clamp(1.4rem, 2.6vw, 1.9rem); height: 100%;
  transition: transform .2s var(--ease), border-color .2s var(--ease);
}
.card--hover:hover { transform: translateY(-3px); border-color: rgba(47,168,162,.5); }
.card h3 { font-size: 1.15rem; margin-bottom: .5rem; }
.card p { color: var(--dim); font-size: .96rem; margin-bottom: 0; }
.section--light .card { background: #fff; border-color: rgba(15,42,78,.14); }
.section--light .card p { color: #4A5A6E; }

.card-num {
  font-family: var(--font-display); font-size: 2rem; line-height: 1;
  color: var(--teal); font-variant-numeric: tabular-nums; margin-bottom: .75rem;
}

/* Credential chips - FAA licensed, ANSI 99.99%, 33 languages */
.chips-row { display: flex; flex-wrap: wrap; gap: .5rem; margin-top: 1.25rem; }
.chip-cred {
  font-size: .74rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase;
  padding: .4rem .8rem; border-radius: 3px;
  background: rgba(47,168,162,.14); color: var(--teal); border: 1px solid rgba(47,168,162,.3);
}

/* ------------------------------------------------------- Include list --- */
.include-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 0; }
.include-list li {
  display: grid; grid-template-columns: auto 1fr; gap: 1rem;
  padding: 1.15rem 0; border-bottom: 1px solid var(--line); align-items: start;
}
.include-list li:first-child { border-top: 1px solid var(--line); }
.include-list strong { display: block; color: var(--cream); font-size: 1.05rem; font-weight: 600; }
.include-list span { color: var(--dim); font-size: .93rem; line-height: 1.5; }
.tick { width: 22px; height: 22px; color: var(--teal); flex-shrink: 0; margin-top: .2rem; }
.section--light .tick { color: var(--teal-deep); }
.section--light .include-list strong { color: var(--navy); }
.section--light .include-list span { color: #4A5A6E; }
.section--light .include-list li { border-color: rgba(15,42,78,.12); }

/* ---------------------------------------------------------- Calculator --- */
.calc { border: 1px solid var(--line); border-radius: var(--radius-lg); overflow: hidden; background: var(--panel); }
.calc-grid { display: grid; grid-template-columns: 1fr; }
@media (min-width: 900px) { .calc-grid { grid-template-columns: 1.05fr .95fr; } }
.calc-controls { padding: clamp(1.5rem, 3.5vw, 2.5rem); }
.calc-results {
  padding: clamp(1.5rem, 3.5vw, 2.5rem);
  background: linear-gradient(170deg, rgba(255,107,44,.14), rgba(245,185,66,.06));
  border-left: 1px solid var(--line);
  display: flex; flex-direction: column; justify-content: center;
}
.calc-field { margin-bottom: 1.75rem; }
.calc-field:last-child { margin-bottom: 0; }
.calc-label { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; margin-bottom: .65rem; }
.calc-label label { font-weight: 600; font-size: .95rem; color: var(--cream); }
.calc-value { font-family: var(--font-display); font-size: 1.45rem; color: var(--teal); font-variant-numeric: tabular-nums; }
.calc-hint { font-size: .82rem; color: var(--muted-2); margin-top: .5rem; line-height: 1.5; }
.calc-hint strong { color: var(--dim); }

input[type="range"] {
  -webkit-appearance: none; appearance: none; width: 100%; height: 6px; border-radius: 100px;
  background: linear-gradient(90deg, var(--teal) var(--pct,40%), var(--ink-3) var(--pct,40%));
  outline: none; margin: 0; cursor: pointer;
}
input[type="range"]::-webkit-slider-thumb {
  -webkit-appearance: none; appearance: none; width: 24px; height: 24px; border-radius: 50%;
  background: var(--cream); border: 3px solid var(--orange); cursor: grab;
  transition: transform .15s var(--ease);
}
input[type="range"]::-webkit-slider-thumb:hover { transform: scale(1.1); }
input[type="range"]::-moz-range-thumb { width: 20px; height: 20px; border-radius: 50%; background: var(--cream); border: 3px solid var(--orange); cursor: grab; }
input[type="range"]::-moz-range-track { height: 6px; border-radius: 100px; background: var(--ink-3); }
.range-ends { display: flex; justify-content: space-between; font-size: .75rem; color: var(--muted-2); margin-top: .5rem; }

.calc-readout { text-align: center; }
.calc-big {
  font-family: var(--font-display); font-weight: 600; line-height: .9;
  font-size: clamp(3rem, 9vw, 4.75rem); color: var(--gold);
  font-variant-numeric: tabular-nums; letter-spacing: -.03em; display: block; margin: .3rem 0 .6rem;
}
.calc-caption { font-size: .95rem; color: var(--dim); }
.calc-breakdown { margin-top: 1.75rem; padding-top: 1.5rem; border-top: 1px solid rgba(247,242,232,.16); display: grid; gap: .7rem; }
.calc-line { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; font-size: .93rem; color: var(--dim); }
.calc-line span:last-child { font-weight: 600; font-variant-numeric: tabular-nums; white-space: nowrap; color: var(--cream); }
.calc-line--total { border-top: 1px solid rgba(247,242,232,.16); padding-top: .75rem; font-size: 1.02rem; color: var(--cream); }
.calc-line--muted span:last-child { color: var(--muted-2); }
.calc-line--credit span:last-child { color: var(--gold); }

.proceeds { border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; margin-top: 1.5rem; }
.proceeds-row { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; padding: .8rem 1.15rem; font-size: .94rem; border-bottom: 1px solid var(--line); color: var(--dim); }
.proceeds-row:last-child { border-bottom: 0; }
.proceeds-row span:last-child { font-weight: 600; font-variant-numeric: tabular-nums; white-space: nowrap; color: var(--cream); }
.proceeds-row--sub { background: rgba(0,0,0,.15); font-size: .88rem; }
.proceeds-row--net { background: var(--orange); color: #fff; font-size: 1.1rem; font-weight: 600; padding-block: 1.1rem; }
.proceeds-row--net span:last-child { color: #fff; font-family: var(--font-display); font-size: 1.45rem; }
.proceeds-note, .disclosure { font-size: .78rem; color: var(--muted-2); line-height: 1.55; margin-top: 1rem; }
.section--light .disclosure, .section--light .proceeds-note { color: #6A7A8E; }

/* -------------------------------------------------------------- Forms --- */
.form-card { background: var(--panel); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: clamp(1.5rem, 3.5vw, 2.5rem); }
.section--light .form-card { background: #fff; border-color: rgba(15,42,78,.14); }
.field { margin-bottom: 1.15rem; }
.field label, .field .field-label { display: block; font-weight: 600; font-size: .88rem; margin-bottom: .4rem; color: var(--cream); }
.section--light .field label, .section--light .field .field-label { color: var(--navy); }
.field .req { color: var(--orange); }
input[type="text"], input[type="email"], input[type="tel"], input[type="number"], select, textarea {
  width: 100%; padding: .8rem 1rem; border-radius: 4px;
  border: 1px solid var(--line); background: rgba(0,0,0,.22); color: var(--cream);
  font-size: 1rem; transition: border-color .16s, box-shadow .16s;
}
.section--light input[type="text"], .section--light input[type="email"], .section--light input[type="tel"],
.section--light input[type="number"], .section--light select, .section--light textarea {
  background: #fff; color: var(--navy); border-color: rgba(15,42,78,.2);
}
input:focus, select:focus, textarea:focus { border-color: var(--teal); box-shadow: 0 0 0 3px rgba(47,168,162,.2); outline: none; }
input[aria-invalid="true"], select[aria-invalid="true"], textarea[aria-invalid="true"] { border-color: #E4572E; box-shadow: 0 0 0 3px rgba(228,87,46,.18); }
textarea { min-height: 130px; resize: vertical; }
select { appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath fill='%23A9BACB' d='M1 1l5 5 5-5'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 1rem center; background-size: 12px; padding-right: 2.5rem; }
.field-row { display: grid; gap: 1.15rem; grid-template-columns: repeat(auto-fit, minmax(215px, 1fr)); }
.field-error { color: #FF8A63; font-size: .82rem; margin-top: .35rem; display: none; }
.field-error.is-visible { display: block; }
.hp-field { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

.chips { display: flex; flex-wrap: wrap; gap: .55rem; }
.chip { position: relative; }
.chip input { position: absolute; opacity: 0; width: 0; height: 0; }
.chip span {
  display: inline-block; padding: .6rem 1.1rem; border-radius: 3px; cursor: pointer;
  font-size: .9rem; font-weight: 500; border: 1px solid var(--line); color: var(--dim); background: rgba(0,0,0,.18);
  transition: all .15s var(--ease);
}
.section--light .chip span { background: #fff; border-color: rgba(15,42,78,.2); color: var(--navy); }
.chip span:hover { border-color: var(--teal); }
.chip input:checked + span { background: var(--teal); border-color: var(--teal); color: #05202B; font-weight: 600; }
.chip input:focus-visible + span { outline: 3px solid var(--gold); outline-offset: 2px; }

.steps-bar { display: flex; gap: .4rem; margin-bottom: 2rem; }
.step-pip { flex: 1; height: 4px; border-radius: 100px; background: var(--line); transition: background-color .3s var(--ease); }
.step-pip.is-done { background: var(--teal); }
.step-pip.is-active { background: var(--orange); }
.form-step { display: none; }
.form-step.is-active { display: block; animation: fadeSlide .3s var(--ease); }
@keyframes fadeSlide { from { opacity: 0; transform: translateY(8px); } to { opacity: 1; transform: none; } }
.step-head { margin-bottom: 1.5rem; }
.step-count { font-size: .74rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--teal); margin-bottom: .5rem; }
.step-nav { display: flex; gap: .75rem; margin-top: 1.75rem; flex-wrap: wrap; }

/* ------------------------------------------------------------- Quote ---- */
.pullquote {
  font-family: var(--font-display); font-size: clamp(1.5rem, 3.6vw, 2.4rem);
  line-height: 1.25; color: var(--cream); border-left: 3px solid var(--orange);
  padding-left: clamp(1.25rem, 3vw, 2rem); margin: 0;
}
.pullquote cite { display: block; font-family: var(--font-body); font-size: .85rem; font-style: normal; color: var(--muted-2); letter-spacing: .12em; text-transform: uppercase; margin-top: 1.25rem; }

/* ------------------------------------------------------------ IDX slot -- */
.idx-slot { border: 1px dashed rgba(47,168,162,.45); border-radius: var(--radius-lg); background: rgba(47,168,162,.05); padding: clamp(1.75rem, 4vw, 3rem); text-align: center; }
.idx-tag { display: inline-block; font-size: .7rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--teal); background: rgba(47,168,162,.14); padding: .35rem .9rem; border-radius: 3px; margin-bottom: 1rem; }

/* -------------------------------------------------------------- Bio ----- */
.bio { display: grid; gap: clamp(1.5rem, 3vw, 2.5rem); grid-template-columns: 1fr; align-items: start; }
@media (min-width: 720px) { .bio { grid-template-columns: 200px 1fr; } }
.bio-photo { width: 100%; max-width: 200px; aspect-ratio: 1; border-radius: 4px; object-fit: cover; object-position: center top; border: 1px solid var(--line); }
.badge-row { display: flex; flex-wrap: wrap; gap: .5rem; margin-top: 1.25rem; }
.badge { font-size: .76rem; font-weight: 600; padding: .4rem .85rem; border-radius: 3px; background: rgba(247,242,232,.08); color: var(--dim); border: 1px solid var(--line); }

/* ------------------------------------------------------------- Footer --- */
.site-footer { background: #050F1C; border-top: 1px solid var(--line); font-size: .92rem; color: var(--muted); }
.site-footer a { color: var(--muted); text-decoration: none; }
.site-footer a:hover { color: var(--gold); }
.footer-top { display: grid; gap: 2.5rem; padding-block: clamp(3rem, 6vw, 4.5rem); grid-template-columns: 1fr; }
@media (min-width: 760px) { .footer-top { grid-template-columns: 1.5fr 1fr 1fr; } }
@media (min-width: 1040px) { .footer-top { grid-template-columns: 1.6fr 1fr 1fr 1.1fr; } }
.footer-logo { background: var(--cream); border-radius: 6px; padding: .9rem 1.1rem; display: inline-block; margin-bottom: 1.1rem; }
.footer-logo img { width: 190px; }
.footer-col h4 { color: var(--cream); font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; margin-bottom: 1rem; }
.footer-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .6rem; }
.footer-legal { font-size: .79rem; line-height: 1.6; color: var(--muted-2); padding-bottom: 2rem; max-width: 950px; }
.footer-legal p { margin-bottom: .8rem; }
.footer-bottom { border-top: 1px solid var(--line); padding-block: 1.6rem; display: flex; flex-wrap: wrap; gap: 1rem 1.5rem; align-items: center; justify-content: space-between; font-size: .84rem; color: var(--muted-2); }
.equal-housing { display: flex; align-items: center; gap: .9rem; margin-top: 1.25rem; }
.equal-housing span { font-size: .76rem; line-height: 1.4; color: var(--muted-2); }

/* ------------------------------------------------------------- Page hero */
.page-hero { border-bottom: 1px solid var(--line); background: linear-gradient(180deg, rgba(255,107,44,.09), rgba(8,24,43,0)); }
.page-hero-inner { padding-block: clamp(2.75rem, 6vw, 4.5rem); }
.breadcrumb { font-size: .82rem; color: var(--muted-2); margin-bottom: 1.1rem; }
.breadcrumb a { color: var(--dim); text-decoration: none; }
.breadcrumb a:hover { color: var(--gold); }
.breadcrumb span { margin: 0 .45rem; opacity: .5; }

/* ---------------------------------------------------------------- Misc -- */
.faq { border-top: 1px solid var(--line); max-width: 840px; }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; padding: 1.35rem 2.75rem 1.35rem 0; position: relative; font-weight: 600; color: var(--cream); font-size: 1.05rem; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: ""; position: absolute; right: .5rem; top: 50%; width: 11px; height: 11px; border-right: 2px solid var(--teal); border-bottom: 2px solid var(--teal); transform: translateY(-70%) rotate(45deg); transition: transform .22s var(--ease); }
.faq details[open] summary::after { transform: translateY(-20%) rotate(-135deg); }
.faq summary:hover { color: var(--gold); }
.faq-body { padding: 0 2.75rem 1.5rem 0; color: var(--dim); }

.skip-link { position: absolute; left: 50%; transform: translate(-50%,-140%); background: var(--orange); color: #fff; padding: .8rem 1.5rem; border-radius: 0 0 6px 6px; z-index: 200; text-decoration: none; font-weight: 600; transition: transform .2s var(--ease); }
.skip-link:focus { transform: translate(-50%,0); color: #fff; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.prose { max-width: 68ch; }
.prose h2 { margin-top: 2.5rem; } .prose h3 { margin-top: 2rem; }
.prose ul, .prose ol { padding-left: 1.3rem; color: var(--dim); }
.prose li { margin-bottom: .5rem; }
.table-scroll { overflow-x: auto; -webkit-overflow-scrolling: touch; margin-block: 1.5rem; }
.table-scroll table { border-collapse: collapse; width: 100%; min-width: 520px; font-size: .95rem; }
.table-scroll th, .table-scroll td { text-align: left; padding: .8rem 1rem; border-bottom: 1px solid var(--line); }
.table-scroll th { color: var(--cream); font-weight: 600; }
.table-scroll td { color: var(--dim); font-variant-numeric: tabular-nums; }

.reveal { opacity: 0; transform: translateY(16px); transition: opacity .55s var(--ease), transform .55s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1 !important; transform: none !important; transition: none !important; }
  .btn:hover, .card--hover:hover { transform: none !important; }
  .form-step.is-active { animation: none; }
}
@media print { .site-header, .site-footer, .btn { display: none !important; } body { background: #fff; color: #000; } }

/* ------------------------------------------------------- Community cards */
.city-card {
  position: relative; display: flex; flex-direction: column; justify-content: flex-end;
  min-height: 200px; padding: 1.5rem; overflow: hidden;
  border: 1px solid var(--line); border-radius: var(--radius);
  background: linear-gradient(165deg, var(--ink-2) 0%, #0A1E36 100%);
  color: var(--cream); text-decoration: none;
  transition: transform .2s var(--ease), border-color .2s var(--ease);
}
.city-card::before {
  content: ""; position: absolute; inset: 0;
  background: radial-gradient(80% 70% at 85% 0%, rgba(255,107,44,.24) 0%, rgba(255,107,44,0) 62%);
  opacity: .75; transition: opacity .25s var(--ease);
}
.city-card:hover { transform: translateY(-3px); border-color: rgba(255,107,44,.5); color: var(--cream); }
.city-card:hover::before { opacity: 1; }
.city-card h3 { position: relative; color: var(--cream); font-size: 1.25rem; margin-bottom: .2rem; }
.city-card p { position: relative; color: var(--dim); font-size: .87rem; margin: 0; }
.city-card .city-go { position: relative; margin-top: .9rem; font-size: .8rem; font-weight: 600; color: var(--gold); letter-spacing: .04em; }
.city-card .city-county {
  position: relative; font-size: .68rem; letter-spacing: .16em; text-transform: uppercase;
  color: var(--teal); margin-bottom: .5rem;
}

/* Areas list inside a community page */
.areas-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 0; }
.areas-list li { display: grid; grid-template-columns: auto 1fr; gap: .85rem; padding: .9rem 0; border-bottom: 1px solid var(--line); align-items: start; }
.areas-list li:last-child { border-bottom: 0; }
.areas-list strong { display: block; color: var(--cream); font-size: .98rem; }
.areas-list span { color: var(--dim); font-size: .88rem; line-height: 1.45; }

/* Value-driver cards sit in a strict two-up so an odd count never strands a
   single card on its own row. */
.grid-drivers { grid-template-columns: 1fr; }
@media (min-width: 820px) { .grid-drivers { grid-template-columns: 1fr 1fr; } }