/* California Land Appraisal: site styles */

:root {
  --paper: #F6F3EC;
  --paper-2: #FFFDF8;
  --sand: #E7E1D3;
  --line: #DDD7CB;
  --line-2: #C9C2B2;
  --field: #BDB6A6;
  --ink: #1C1F1D;
  --ink-2: #262A27;
  --body: #3F433E;
  --muted: #5E625C;
  --pine: #1F3B33;
  --pine-dk: #16302A;
  --pine-2: #2A4A41;
  --pine-line: #3A574E;
  --pine-line-2: #4A665D;
  --on-pine: #D3CDBE;
  --clay: #A55B3C;
  --gold: #C9A14A;
  --gold-2: #D6B263;
  --err: #9B2C1F;

  --serif: 'Source Serif 4', Georgia, 'Times New Roman', serif;
  --sans: 'IBM Plex Sans', -apple-system, 'Segoe UI', Helvetica, Arial, sans-serif;
  --mono: 'IBM Plex Mono', ui-monospace, Menlo, Consolas, monospace;
  --gutter: 32px;
}

*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { scroll-behavior: smooth; scroll-padding-top: 96px; -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 16px/1.5 var(--sans); -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: var(--pine); text-decoration: none; }
a:hover { color: var(--clay); }
h1, h2, h3 { text-wrap: balance; }
p { text-wrap: pretty; }
input, select, textarea, button { font: inherit; color: inherit; }
summary::-webkit-details-marker { display: none; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 2px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip-link { position: absolute; left: 12px; top: -60px; z-index: 50; background: var(--pine); color: var(--paper); padding: 10px 14px; }
.skip-link:focus { top: 12px; color: var(--paper); }
.mono { font-family: var(--mono); }
.stack-32 { display: grid; gap: 32px; }

.wrap { max-width: 1240px; margin: 0 auto; padding-inline: var(--gutter); }
.wrap-narrow { max-width: 880px; }
.section { padding-block: 96px; }
.section-sm { padding-block: 80px; }
.band-pine { background: var(--pine); }
.band-sand { background: var(--sand); }

/* ------------------------------------------------ type */
.eyebrow { font: 500 12px/1.4 var(--mono); letter-spacing: .14em; color: var(--clay); }
.eyebrow-gold { color: var(--gold); }
.h2 { margin: 0; font: 600 clamp(32px, 4vw, 44px)/1.1 var(--serif); color: var(--pine); }
.h2-sm { font-size: clamp(28px, 3.4vw, 36px); }
.on-pine .h2, .h2.light { color: var(--paper); }
.lede { margin: 0; font: 400 19px/1.55 var(--sans); color: var(--body); max-width: 620px; }
.section-head { display: grid; gap: 14px; max-width: 680px; }
.section-head-row { display: flex; flex-wrap: wrap; gap: 24px; justify-content: space-between; align-items: end; }
.crumbs { font: 400 13px var(--mono); color: var(--muted); }
.crumbs a { color: var(--muted); }
.crumbs a:hover { color: var(--clay); }
.text-link { font: 500 15px var(--sans); color: var(--pine); border-bottom: 1.5px solid var(--gold); padding-bottom: 4px; }

/* ------------------------------------------------ buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; padding: 16px 26px; font: 500 16px/1.2 var(--sans); border: 1.5px solid transparent; cursor: pointer; text-align: center; transition: background-color .15s, color .15s, border-color .15s; }
.btn-sm { padding: 11px 18px; font-size: 15px; }
.btn-md { padding: 14px 22px; font-size: 15px; }
.btn-primary { background: var(--pine); color: var(--paper); border-color: var(--pine); }
.btn-primary:hover { background: var(--pine-dk); border-color: var(--pine-dk); color: var(--paper); }
.btn-outline { color: var(--pine); border-color: var(--pine); background: transparent; }
.btn-outline:hover { background: var(--sand); color: var(--pine); }
.btn-outline-fill:hover { background: var(--pine); color: var(--paper); }
.btn-gold { background: var(--gold); color: var(--ink); border-color: var(--gold); padding: 13px 20px; font-size: 15px; }
.btn-gold:hover { background: var(--gold-2); border-color: var(--gold-2); color: var(--ink); }
.btn-ghost-light { color: var(--paper); border-color: var(--sand); padding: 12px 18px; font-size: 15px; }
.btn-ghost-light:hover { background: var(--pine-2); color: var(--paper); }
.btn[disabled], .btn.is-disabled { background: #8A8F87; border-color: #8A8F87; cursor: not-allowed; }
.btn.is-loading { opacity: .75; cursor: progress; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; }

/* ------------------------------------------------ mark */
.mark { position: relative; width: 40px; height: 40px; border: 1.5px solid var(--pine); display: grid; place-items: center; flex: none; font: 600 15px var(--serif); color: var(--pine); }
.mark::before, .mark::after { content: ""; position: absolute; width: 5px; height: 5px; background: var(--gold); }
.mark::before { top: -4px; left: -4px; }
.mark::after { bottom: -4px; right: -4px; }
.mark-light { width: 44px; height: 44px; border-color: var(--sand); color: var(--sand); font-size: 16px; }
.mark-light::before, .mark-light::after { width: 6px; height: 6px; }
.corners { position: relative; }
.corners::before, .corners::after { content: ""; position: absolute; width: 10px; height: 10px; background: var(--gold); }
.corners::before { top: -6px; left: -6px; }
.corners::after { bottom: -6px; right: -6px; }

/* ------------------------------------------------ header */
.site-header { position: sticky; top: 0; z-index: 20; background: var(--paper); border-bottom: 1px solid var(--line); }
.header-inner { padding-block: 16px; display: flex; gap: 14px 32px; justify-content: space-between; align-items: center; }
.brand { display: flex; gap: 14px; align-items: center; }
.brand-name { font: 600 19px var(--serif); color: var(--pine); }
.brand:hover .brand-name { color: var(--pine); }
.site-nav { display: flex; flex-wrap: wrap; gap: 8px 28px; align-items: center; font: 500 15px var(--sans); }
.site-nav a:not(.btn) { color: var(--ink); padding: 6px 0; border-bottom: 2px solid transparent; }
.site-nav a:not(.btn):hover { color: var(--clay); }
.site-nav a[aria-current="page"] { border-bottom-color: var(--gold); }
.nav-toggle { display: none; background: none; border: 1.5px solid var(--pine); width: 44px; height: 40px; cursor: pointer; place-items: center; }
.nav-toggle-bars, .nav-toggle-bars::before, .nav-toggle-bars::after { display: block; width: 18px; height: 1.5px; background: var(--pine); position: relative; transition: transform .2s, background-color .2s; }
.nav-toggle-bars::before, .nav-toggle-bars::after { content: ""; position: absolute; left: 0; }
.nav-toggle-bars::before { top: -6px; }
.nav-toggle-bars::after { top: 6px; }
.nav-open .nav-toggle-bars { background: transparent; }
.nav-open .nav-toggle-bars::before { transform: translateY(6px) rotate(45deg); }
.nav-open .nav-toggle-bars::after { transform: translateY(-6px) rotate(-45deg); }

@media (max-width: 940px) {
  .nav-toggle { display: grid; }
  .site-nav { display: none; position: absolute; left: 0; right: 0; top: 100%; background: var(--paper); border-bottom: 1px solid var(--line); flex-direction: column; align-items: stretch; gap: 0; padding: 8px var(--gutter) 24px; }
  .nav-open .site-nav { display: flex; }
  .site-nav a:not(.btn) { padding: 14px 0; border-bottom: 1px solid var(--line); }
  .site-nav a[aria-current="page"] { border-bottom-color: var(--line); color: var(--clay); }
  .site-nav .btn { margin-top: 16px; }
}

/* ------------------------------------------------ home: hero */
.hero { max-width: 1240px; margin: 0 auto; display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 460px), 1fr)); }
.hero-copy { padding: 88px var(--gutter) 80px; display: grid; gap: 28px; align-content: center; }
.hero-kicker { font: 400 13px var(--mono); letter-spacing: .1em; color: var(--clay); }
.hero h1 { margin: 0; font: 600 clamp(44px, 6vw, 72px)/1.02 var(--serif); color: var(--pine); letter-spacing: -.01em; }
.hero-lede { margin: 0; font: 400 19px/1.55 var(--sans); color: var(--body); max-width: 500px; }
.hero-note { font: 400 14px/1.6 var(--sans); color: var(--muted); }
.hero-note a { color: var(--pine); border-bottom: 1px solid var(--gold); }
.hero-img { width: 100%; height: 100%; min-height: 520px; object-fit: cover; object-position: 70% 60%; }
@media (max-width: 700px) { .hero-img { min-height: 320px; max-height: 420px; } .hero-copy { padding-block: 56px 48px; } }

/* ------------------------------------------------ home: property types */
.types { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 340px), 1fr)); gap: 0 48px; }
.type { padding: 28px 0; border-top: 1px solid var(--pine-line); display: grid; gap: 10px; align-content: start; scroll-margin-top: 110px; }
.type-n { font: 400 12px var(--mono); color: var(--gold); }
.type h3 { margin: 0; font: 600 24px var(--serif); color: var(--paper); }
.type p { margin: 0; font: 400 15px/1.6 var(--sans); color: var(--on-pine); }

/* ------------------------------------------------ home: clients */
.clients { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 220px), 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.client { background: var(--paper); padding: 28px 24px; display: grid; gap: 10px; align-content: start; }
.client h3 { margin: 0; font: 600 20px var(--serif); color: var(--pine); }
.client p { margin: 0; font: 400 14px/1.6 var(--sans); color: var(--body); }

/* ------------------------------------------------ home: process */
.steps { margin: 0; padding: 0; list-style: none; display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 240px), 1fr)); gap: 32px; }
.step { display: grid; gap: 12px; align-content: start; border-top: 2px solid var(--pine); padding-top: 20px; }
.step-top { display: flex; justify-content: space-between; gap: 12px; font: 500 13px var(--mono); color: var(--pine); }
.step-top span:last-child { color: var(--muted); text-align: right; }
.step h3 { margin: 0; font: 600 21px var(--serif); color: var(--ink); }
.step p { margin: 0; font: 400 15px/1.6 var(--sans); color: var(--body); }

/* ------------------------------------------------ home: report */
.report { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 420px), 1fr)); gap: 64px; align-items: center; }
.checklist { margin: 0; padding: 0; list-style: none; display: grid; font: 400 16px/1.5 var(--sans); }
.checklist li { display: flex; gap: 16px; padding: 14px 0; border-bottom: 1px solid var(--line); }
.checklist li::before { content: ""; width: 8px; height: 8px; background: var(--gold); margin-top: 8px; flex: none; }

.report-figure { margin: 0; display: grid; gap: 14px; max-width: 480px; }
.report-figure figcaption { font: 400 12px var(--mono); color: var(--muted); }
.report-mock { position: relative; aspect-ratio: 4 / 5; background: repeating-linear-gradient(135deg, var(--line) 0 12px, var(--sand) 12px 24px); padding: 9% 9% 9% 7%; }
.rm-page { position: absolute; background: var(--paper-2); box-shadow: 0 1px 0 rgba(0,0,0,.04), 0 18px 40px -18px rgba(28,31,29,.45); }
.rm-back { top: 13%; right: 5%; width: 64%; height: 78%; transform: rotate(3deg); padding: 7% 6%; display: grid; align-content: start; gap: 10px; }
.rm-front { top: 7%; left: 7%; width: 66%; height: 84%; display: grid; grid-template-rows: auto auto 1fr auto; }
.rm-label { font: 500 8px var(--mono); letter-spacing: .12em; color: var(--clay); }
.rm-rule { height: 1px; background: var(--line); }
.rm-table { width: 100%; border-collapse: collapse; font: 400 8px/1.3 var(--mono); color: var(--body); }
.rm-table th { text-align: left; font-weight: 500; color: var(--pine); padding: 4px 3px; border-bottom: 1px solid var(--pine); }
.rm-table td { padding: 4px 3px; border-bottom: 1px solid var(--line); }
.rm-table td:last-child, .rm-table th:last-child { text-align: right; }
.rm-bars { display: grid; gap: 5px; margin-top: 6px; }
.rm-bars span { height: 4px; background: var(--line); }
.rm-bars span:nth-child(2) { width: 86%; } .rm-bars span:nth-child(3) { width: 92%; } .rm-bars span:nth-child(4) { width: 64%; }
.rm-head { background: var(--pine); color: var(--paper); padding: 7% 8% 6%; display: flex; gap: 10px; align-items: center; }
.rm-head .mark { width: 26px; height: 26px; font-size: 9px; border-color: var(--sand); color: var(--sand); }
.rm-head .mark::before, .rm-head .mark::after { width: 4px; height: 4px; top: -3px; left: -3px; }
.rm-head .mark::after { top: auto; left: auto; bottom: -3px; right: -3px; }
.rm-head div { font: 500 8px/1.4 var(--mono); letter-spacing: .14em; }
.rm-front img { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; }
.rm-body { padding: 8% 8% 0; display: grid; gap: 8px; align-content: start; }
.rm-title { font: 600 clamp(13px, 1.6vw, 18px)/1.2 var(--serif); color: var(--pine); }
.rm-meta { font: 400 8px/1.6 var(--mono); color: var(--muted); }
.rm-foot { margin: 0 8% 7%; padding-top: 8px; border-top: 1px solid var(--line); font: 400 7px/1.5 var(--mono); color: var(--muted); display: flex; justify-content: space-between; gap: 8px; }

/* ------------------------------------------------ home: service area */
.area { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 320px), 1fr)); gap: 48px; align-items: center; }
.area img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.area-copy { display: grid; gap: 14px; }
.area-copy .h2 { font-size: clamp(30px, 3.6vw, 40px); color: var(--paper); }
.area-copy p { margin: 0; font: 400 16px/1.6 var(--sans); color: var(--on-pine); }
.regions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 12px; }
.regions span { border: 1px solid var(--pine-line-2); color: var(--sand); padding: 10px 14px; font: 400 14px var(--sans); }

/* ------------------------------------------------ cards */
.card-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 340px), 1fr)); gap: 48px 32px; }
.card-grid-3 { grid-template-columns: repeat(auto-fit, minmax(min(100%, 320px), 1fr)); gap: 32px; }
.post-card { display: grid; gap: 14px; align-content: start; color: var(--ink); }
.post-card:hover { color: var(--pine); }
.post-card img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; background: var(--sand); transition: opacity .2s; }
.post-card:hover img { opacity: .9; }
.post-card h3 { margin: 0; font: 600 22px/1.25 var(--serif); }
.post-card:hover h3 { text-decoration: underline; text-decoration-color: var(--gold); text-decoration-thickness: 1.5px; text-underline-offset: 4px; }
.card-meta { font: 500 12px var(--mono); letter-spacing: .08em; color: var(--clay); text-transform: uppercase; }
.card-dek { margin: 0; font: 400 15px/1.55 var(--sans); color: var(--body); }
.post-card[hidden] { display: none; }

/* ------------------------------------------------ faq */
.faq { display: grid; border-top: 1px solid var(--pine); }
.faq details { border-bottom: 1px solid var(--line-2); padding: 22px 0; }
.faq-light details { border-bottom-color: var(--line); padding: 20px 0; }
.faq summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 24px; font: 600 19px/1.35 var(--serif); color: var(--ink); }
.faq summary::after { content: "+"; font: 400 20px/1.2 var(--mono); color: var(--clay); flex: none; transition: transform .2s; }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq summary:hover { color: var(--pine); }
.faq p { margin: 14px 0 0; font: 400 16px/1.65 var(--sans); color: var(--body); max-width: 680px; }

/* ------------------------------------------------ cta box */
.cta-box { border: 1.5px solid var(--pine); padding: 56px; display: flex; flex-wrap: wrap; gap: 32px; justify-content: space-between; align-items: center; }
.cta-box h2 { margin: 0; font: 600 36px/1.1 var(--serif); color: var(--pine); }
.cta-box p { margin: 0; font: 400 16px/1.6 var(--sans); color: var(--body); }
.cta-box-copy { display: grid; gap: 10px; max-width: 560px; }
@media (max-width: 600px) { .cta-box { padding: 36px 24px; } .cta-box h2 { font-size: 30px; } }

/* ------------------------------------------------ footer */
.site-footer { background: var(--pine); color: var(--on-pine); }
.footer-inner { padding-block: 72px 40px; display: grid; gap: 56px; }
.footer-cols { display: grid; grid-template-columns: repeat(auto-fit, minmax(200px, 1fr)); gap: 40px; }
.footer-brand { display: grid; gap: 18px; align-content: start; }
.footer-brand p { margin: 0; font: 400 14px/1.6 var(--sans); }
.footer-logo { display: flex; gap: 14px; align-items: center; font: 600 19px/1.15 var(--serif); color: var(--paper); }
.footer-col { display: grid; gap: 10px; align-content: start; font-size: 15px; }
.footer-col a { color: var(--sand); overflow-wrap: anywhere; }
.footer-col a:hover { color: var(--gold); }
.footer-base { border-top: 1px solid var(--pine-line); padding-top: 24px; display: flex; flex-wrap: wrap; gap: 12px 32px; justify-content: space-between; font: 400 13px var(--mono); }
.footer-base a { color: var(--sand); }
.footer-base a:hover { color: var(--gold); }

/* ------------------------------------------------ page heads */
.page-head { padding-block: 80px 48px; display: grid; gap: 20px; }
.page-head h1 { margin: 0; font: 600 clamp(40px, 5.5vw, 64px)/1.04 var(--serif); color: var(--pine); max-width: 820px; }
.page-head .lede { max-width: 640px; }

/* ------------------------------------------------ insights */
.featured { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 420px), 1fr)); background: var(--pine); color: var(--paper); }
.featured:hover { color: var(--paper); }
.featured img { width: 100%; height: 100%; min-height: 360px; object-fit: cover; }
.featured-copy { padding: 48px; display: grid; gap: 18px; align-content: center; }
.featured-copy h2 { margin: 0; font: 600 clamp(30px, 3.4vw, 40px)/1.12 var(--serif); color: var(--paper); }
.featured-copy p { margin: 0; font: 400 16px/1.6 var(--sans); color: var(--on-pine); }
.featured-link { font: 500 15px var(--sans); color: var(--paper); border-bottom: 1.5px solid var(--gold); justify-self: start; padding-bottom: 4px; }
.featured:hover .featured-link { border-bottom-color: var(--paper); }
@media (max-width: 600px) { .featured-copy { padding: 32px 24px; } .featured img { min-height: 240px; } }

.filters { display: flex; flex-wrap: wrap; gap: 8px; border-bottom: 1px solid var(--line); padding-bottom: 20px; }
.chip { cursor: pointer; border: 1px solid var(--pine); padding: 9px 16px; font: 500 14px var(--sans); background: transparent; color: var(--pine); }
.chip:hover { background: var(--sand); }
.chip.is-on { background: var(--pine); color: var(--paper); }
.empty-note { font: 400 16px var(--sans); color: var(--muted); }

.newsletter { padding-block: 72px; display: flex; flex-wrap: wrap; gap: 32px; justify-content: space-between; align-items: center; }
.newsletter h2 { margin: 0; font: 600 30px/1.15 var(--serif); color: var(--pine); }
.newsletter p { margin: 0; font: 400 16px/1.6 var(--sans); color: var(--body); }
.newsletter-form { display: flex; flex-wrap: wrap; min-width: min(100%, 420px); }
.newsletter-form input[type=email] { flex: 1; min-width: 220px; padding: 15px 16px; border: 1.5px solid var(--pine); background: var(--paper); font-size: 16px; }
.newsletter-form button { border: 1.5px solid var(--pine); background: var(--pine); color: var(--paper); padding: 15px 22px; font: 500 15px var(--sans); cursor: pointer; }
.newsletter-form button:hover { background: var(--pine-dk); }
.newsletter-done { font: 500 16px var(--sans); color: var(--pine); }
.form-error { flex-basis: 100%; margin: 10px 0 0; font: 400 14px/1.5 var(--sans); color: var(--err); }
.form-error a { color: var(--err); text-decoration: underline; }

/* ------------------------------------------------ article */
.article-head { padding-block: 72px 40px; display: grid; gap: 20px; }
.article-head h1 { margin: 0; font: 600 clamp(38px, 5vw, 56px)/1.06 var(--serif); color: var(--pine); }
.article-dek { margin: 0; font: 400 20px/1.55 var(--serif); color: var(--body); }
.article-byline { display: flex; flex-wrap: wrap; gap: 8px 24px; font: 400 13px var(--mono); color: var(--muted); border-top: 1px solid var(--line); padding-top: 16px; }
.article-figure { margin: 0 auto; }
.article-figure img { width: 100%; aspect-ratio: 21 / 9; object-fit: cover; background: var(--sand); }
.article-figure figcaption { font: 400 12px var(--mono); color: var(--muted); padding-top: 10px; }
@media (max-width: 700px) { .article-figure img { aspect-ratio: 3 / 2; } }
.article-layout { padding-block: 56px 96px; display: flex; flex-wrap: wrap; gap: 56px; align-items: flex-start; }
.toc { position: sticky; top: 110px; display: grid; gap: 12px; flex: 1 1 220px; max-width: 280px; }
.toc nav { display: grid; gap: 12px; }
.toc a { font: 400 15px/1.4 var(--sans); color: var(--ink); border-left: 2px solid var(--line); padding-left: 14px; }
.toc a:hover, .toc a.is-active { border-left-color: var(--gold); color: var(--pine); }
@media (max-width: 860px) { .toc { position: static; max-width: none; } }

.prose { display: grid; gap: 22px; font: 400 18px/1.75 var(--sans); color: var(--ink-2); max-width: 680px; flex: 3 1 520px; min-width: 0; }
.prose > * { margin: 0; }
.prose h2 { margin-top: 24px; font: 600 30px/1.2 var(--serif); color: var(--pine); scroll-margin-top: 100px; }
.prose h3 { margin-top: 8px; font: 600 22px/1.3 var(--serif); color: var(--ink); }
.prose a { color: var(--pine); border-bottom: 1px solid var(--gold); }
.prose a:hover { color: var(--clay); }
.prose ul, .prose ol { padding-left: 1.2em; display: grid; gap: 8px; }
.prose li::marker { color: var(--clay); }
.prose strong { font-weight: 600; color: var(--ink); }
.prose blockquote { margin: 8px 0; padding: 8px 0 8px 24px; border-left: 3px solid var(--gold); font: italic 400 24px/1.45 var(--serif); color: var(--pine); }
.prose .note { background: var(--paper-2); border: 1px solid var(--line); padding: 22px 24px; font-size: 16px; line-height: 1.65; display: grid; gap: 10px; }
.prose .note > * { margin: 0; }
.prose .note-title { font: 500 12px var(--mono); letter-spacing: .14em; color: var(--clay); }
.table-scroll { overflow-x: auto; border: 1px solid var(--line); background: var(--paper-2); }
.prose table { width: 100%; border-collapse: collapse; font: 400 15px/1.45 var(--sans); min-width: 460px; }
.prose th, .prose td { padding: 11px 14px; border-bottom: 1px solid var(--line); text-align: left; vertical-align: top; }
.prose th { font: 500 12px var(--mono); letter-spacing: .08em; color: var(--pine); background: var(--sand); }
.prose td.num, .prose th.num { text-align: right; font-family: var(--mono); font-size: 14px; white-space: nowrap; }
.prose tr.total td { font-weight: 600; border-top: 1.5px solid var(--pine); border-bottom: 0; }
.prose .table-note { font-size: 14px; color: var(--muted); line-height: 1.55; }
.disclaimer { margin-top: 16px !important; padding-top: 18px; border-top: 1px solid var(--line); font-size: 14px !important; line-height: 1.6 !important; color: var(--muted); }

.cta-card { position: relative; margin-top: 16px; background: var(--pine); padding: 36px; display: grid; gap: 14px; }
.cta-card::before { content: ""; position: absolute; top: -5px; left: -5px; width: 9px; height: 9px; background: var(--gold); }
.cta-card-title { font: 600 24px/1.2 var(--serif); color: var(--paper); }
.cta-card p { margin: 0; font: 400 16px/1.6 var(--sans); color: var(--on-pine); }
.cta-card .btn-row { gap: 12px; }
.prose .cta-card a { border-bottom: 1.5px solid; }
.prose .cta-card a.btn-gold { border-color: var(--gold); color: var(--ink); }
.prose .cta-card a.btn-ghost-light { border-color: var(--sand); color: var(--paper); }

.related-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 320px), 1fr)); gap: 32px; }
.related-card { display: grid; gap: 10px; align-content: start; color: var(--ink); border-top: 2px solid var(--pine); padding-top: 18px; }
.related-card h3 { margin: 0; font: 600 21px/1.3 var(--serif); }
.related-card:hover h3 { color: var(--pine); text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 4px; }

/* ------------------------------------------------ pricing */
.tiers { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 270px), 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.tier { background: var(--paper); padding: 36px 28px 32px; display: grid; grid-template-rows: auto 1fr auto auto; gap: 18px; }
.tier h2 { margin: 0; font: 600 23px/1.2 var(--serif); color: var(--pine); }
.tier p { margin: 0; font: 400 15px/1.55 var(--sans); color: var(--body); }
.tier p a { color: var(--pine); border-bottom: 1px solid var(--gold); }
.tier p a:hover { color: var(--clay); }
.tier-price { display: grid; gap: 2px; border-top: 1px solid var(--line); padding-top: 20px; }
.tier-from { font: 400 12px var(--mono); letter-spacing: .12em; color: var(--muted); }
.tier-fee { font: 500 36px/1.1 var(--mono); color: var(--ink); letter-spacing: -.01em; }
.tier .btn { padding: 13px 16px; font-size: 15px; }
.fee-notes { margin-top: 28px; display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 420px), 1fr)); gap: 24px 56px; border-top: 2px solid var(--pine); padding-top: 24px; }
.fee-notes p { margin: 0; font: 400 16px/1.6 var(--sans); }
.fee-notes p + p { font-size: 14px; color: var(--muted); }
.fee-notes strong { font-weight: 600; }
.split { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 420px), 1fr)); gap: 56px; }
.split-copy { display: grid; gap: 16px; align-content: start; }
.split-copy p { margin: 0; font: 400 16px/1.6 var(--sans); color: var(--body); }
.factors { display: grid; border-top: 1px solid var(--pine); }
.factor { display: grid; grid-template-columns: 48px 1fr; gap: 12px; padding: 18px 0; border-bottom: 1px solid var(--line-2); }
.factor-n { font: 400 13px var(--mono); color: var(--clay); padding-top: 3px; }
.factor h3 { margin: 0 0 4px; font: 600 18px var(--serif); }
.factor p { margin: 0; font: 400 15px/1.55 var(--sans); color: var(--body); }

/* ------------------------------------------------ contact */
.contact-layout { padding-block: 72px 96px; display: flex; flex-wrap: wrap; gap: 56px; align-items: flex-start; }
.contact-intro { flex: 1 1 300px; display: grid; gap: 20px; max-width: 400px; }
.contact-intro h1 { margin: 0; font: 600 clamp(38px, 4.6vw, 52px)/1.06 var(--serif); color: var(--pine); }
.contact-intro > p { margin: 0; font: 400 17px/1.6 var(--sans); color: var(--body); }
.facts { display: grid; border-top: 1px solid var(--line); margin-top: 8px; }
.facts > div { display: flex; justify-content: space-between; gap: 16px; padding: 14px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.facts span:first-child { color: var(--muted); }
.facts .mono { font-size: 14px; overflow-wrap: anywhere; text-align: right; }
.contact-steps { margin: 12px 0 0; padding: 0; list-style: none; display: grid; gap: 14px; counter-reset: s; }
.contact-steps li { display: grid; grid-template-columns: 28px 1fr; gap: 10px; font: 400 15px/1.55 var(--sans); color: var(--body); counter-increment: s; }
.contact-steps li::before { content: "0" counter(s); font: 500 12px/1.9 var(--mono); color: var(--clay); }

.panel { flex: 2 1 560px; min-width: 0; background: var(--paper-2); border: 1px solid var(--line); }
#panel-form { padding: 40px; }
@media (max-width: 600px) { #panel-form { padding: 28px 20px; } }

.form-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 240px), 1fr)); gap: 22px 20px; }
.form-grid .full { grid-column: 1 / -1; }
.field { display: grid; gap: 8px; font: 500 14px var(--sans); align-content: start; }
.field .opt { font-weight: 400; color: var(--muted); }
.field input, .field select, .field textarea { width: 100%; padding: 13px 14px; border: 1px solid var(--field); background: var(--paper); border-radius: 0; font: 400 16px var(--sans); }
.field select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--pine) 50%), linear-gradient(135deg, var(--pine) 50%, transparent 50%); background-position: calc(100% - 20px) 50%, calc(100% - 15px) 50%; background-size: 5px 5px; background-repeat: no-repeat; padding-right: 36px; }
.field textarea { resize: vertical; min-height: 110px; }
.field input:focus, .field select:focus, .field textarea:focus { outline: 2px solid var(--gold); outline-offset: 1px; }
.field input[aria-invalid="true"] { border-color: var(--err); }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
fieldset.full { border: 0; margin: 0; padding: 0; display: grid; gap: 10px; min-width: 0; }
legend { font: 500 14px var(--sans); padding: 0; margin-bottom: 10px; }
.checks { display: flex; flex-wrap: wrap; gap: 8px; }
.check { display: flex; gap: 8px; align-items: center; border: 1px solid var(--field); background: var(--paper); padding: 9px 12px; font: 400 14px var(--sans); cursor: pointer; }
.check:hover { border-color: var(--pine); }
.check input { accent-color: var(--pine); margin: 0; }
.check:has(input:checked) { border-color: var(--pine); background: var(--sand); }
.form-foot { grid-column: 1 / -1; display: flex; flex-wrap: wrap; gap: 16px; justify-content: space-between; align-items: center; }
.form-foot-note { font: 400 13px/1.55 var(--sans); color: var(--muted); max-width: 420px; }
.form-foot .form-error { margin: 0; }

.more { border: 1px solid var(--line); background: var(--paper); }
.more summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; align-items: center; gap: 16px; padding: 16px 18px; font: 500 15px var(--sans); color: var(--pine); }
.more summary::after { content: "+"; font: 400 20px/1 var(--mono); color: var(--clay); transition: transform .2s; }
.more[open] summary::after { transform: rotate(45deg); }
.more summary:hover { background: var(--paper-2); }
.more-grid { padding: 4px 18px 22px; }


.done { padding: 72px 40px; display: grid; gap: 16px; justify-items: start; }
.done-mark { position: relative; width: 48px; height: 48px; border: 1.5px solid var(--pine); display: grid; place-items: center; font: 600 18px var(--serif); color: var(--pine); }
.done-mark::before, .done-mark::after { content: ""; position: absolute; width: 7px; height: 7px; background: var(--gold); }
.done-mark::before { top: -5px; left: -5px; }
.done-mark::after { bottom: -5px; right: -5px; }
.done h2 { margin: 0; font: 600 32px var(--serif); color: var(--pine); }
.done p { margin: 0; font: 400 17px/1.6 var(--sans); color: var(--body); max-width: 480px; }
.link-btn { cursor: pointer; background: none; border: 0; border-bottom: 1.5px solid var(--gold); padding: 4px 0; font: 500 15px var(--sans); color: var(--pine); }
.link-btn:hover { color: var(--clay); }
@media (max-width: 600px) { .done { padding: 48px 20px; } }

/* ------------------------------------------------ simple pages */
.simple { padding-block: 72px 96px; }
.simple .prose { max-width: 720px; }
.notfound { padding-block: 120px; display: grid; gap: 24px; justify-items: start; }
.notfound h1 { margin: 0; font: 600 clamp(40px, 5.5vw, 64px)/1.04 var(--serif); color: var(--pine); }
.notfound p { margin: 0; font: 400 18px/1.6 var(--sans); color: var(--body); max-width: 560px; }

@media (max-width: 600px) {
  :root { --gutter: 20px; }
  .section { padding-block: 72px; }
  .section-sm { padding-block: 64px; }
  .prose { font-size: 17px; }
  .prose h2 { font-size: 26px; }
  .prose blockquote { font-size: 21px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  * { transition: none !important; }
}

/* ---------------------------------------------------------------- property-type pages */
.svc-facts { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 200px), 1fr)); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.svc-facts > div { display: grid; gap: 4px; padding: 16px 20px 16px 0; }
.svc-facts span { font: 500 11px/1.4 var(--mono); letter-spacing: .12em; color: var(--muted); text-transform: uppercase; }
.svc-facts strong { font: 600 20px/1.3 var(--serif); color: var(--pine); }
.prose figure { margin: 8px 0; display: grid; gap: 10px; }
.prose figure img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; background: var(--sand); }
.prose figcaption { font: 400 12px/1.5 var(--mono); color: var(--muted); }
.prose .faq summary { font-size: 18px; }
.prose .faq p { font-size: 16px; }
.type h3 a { color: inherit; }
.type h3 a::after { content: " →"; color: var(--gold); font-family: var(--sans); font-size: .8em; }
.type h3 a:hover { text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 4px; }