/* ==========================================================================
   Jade Harris | Paramount Home Group Real Estate
   Design system — palette sampled directly from the brand card artwork.
   ========================================================================== */

/* ---------- 1. Tokens ---------------------------------------------------- */
:root {
  /* Brand palette (sampled from "Add a subheading - 1/2.png") */
  --cream:      #fbf9f6;
  --cream-2:    #f5f1ea;
  --sand:       #e7ddd1;
  --sand-2:     #f0e8de;
  --blush:      #e6d2c3;

  --sage:       #818871;
  --sage-deep:  #6a7159;
  --sage-ink:   #4e5443;
  --sage-light: #acb19d;
  --sage-pale:  #dcdfd4;
  --sage-wash:  #eceee7;

  --gold:       #cdbaa1;
  --gold-deep:  #b49b7c;
  --terra:      #7b5f4a;

  --ink:        #35372f;
  --ink-2:      #676a5d;
  --ink-3:      #8f9285;
  --line:       #e3e0d8;

  --white:      #ffffff;
  --danger:     #a8503c;

  /* Type */
  --f-display: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --f-brand:   "Josefin Sans", "Futura", "Century Gothic", sans-serif;
  --f-body:    "Jost", "Avenir Next", "Segoe UI", system-ui, sans-serif;
  --f-script:  "Pinyon Script", "Snell Roundhand", cursive;

  /* Space & shape */
  --wrap: 1200px;
  --wrap-narrow: 860px;
  --r-sm: 4px;
  --r-md: 10px;
  --r-lg: 18px;
  --r-arch: 999px 999px 12px 12px;

  --sh-1: 0 1px 2px rgba(53,55,47,.05), 0 4px 16px rgba(53,55,47,.05);
  --sh-2: 0 2px 6px rgba(53,55,47,.06), 0 14px 40px rgba(53,55,47,.09);
  --sh-3: 0 30px 70px rgba(53,55,47,.14);

  --ease: cubic-bezier(.22,.61,.36,1);
  --nav-h: 84px;
}

/* ---------- 2. Reset ----------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
/* The `hidden` attribute must win over any component `display` rule
   (calculator rows are flex, conditional form blocks are grid). */
[hidden] { display: none !important; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--nav-h) + 20px); }
body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font-family: var(--f-body);
  font-size: 17px;
  line-height: 1.65;
  font-weight: 300;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img, svg, video { max-width: 100%; display: block; }
h1, h2, h3, h4, h5 { margin: 0 0 .5em; font-weight: 400; line-height: 1.15; letter-spacing: -.01em; }
h1 { font-family: var(--f-display); font-size: clamp(2.6rem, 6vw, 4.5rem); }
h2 { font-family: var(--f-display); font-size: clamp(2rem, 4vw, 3rem); }
h3 { font-family: var(--f-display); font-size: clamp(1.4rem, 2.4vw, 1.9rem); }
h4 { font-family: var(--f-brand); font-size: 1rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--sage-deep); }
p  { margin: 0 0 1.1em; }
p:last-child { margin-bottom: 0; }
a  { color: var(--sage-deep); text-decoration-color: var(--gold); text-underline-offset: 3px; }
a:hover { color: var(--terra); }
ul, ol { margin: 0 0 1.2em; padding-left: 1.25em; }
li { margin-bottom: .45em; }
hr { border: 0; border-top: 1px solid var(--line); margin: 2.5rem 0; }
strong { font-weight: 500; color: var(--ink); }
:focus-visible { outline: 2px solid var(--sage-deep); outline-offset: 3px; border-radius: 3px; }
::selection { background: var(--sand); color: var(--ink); }

/* ---------- 3. Layout helpers -------------------------------------------- */
.wrap { width: min(100% - 3rem, var(--wrap)); margin-inline: auto; }
.wrap-narrow { width: min(100% - 3rem, var(--wrap-narrow)); margin-inline: auto; }
.section { padding: clamp(4rem, 8vw, 7rem) 0; }
.section--tight { padding: clamp(2.5rem, 5vw, 4rem) 0; }
.section--sand  { background: var(--sand-2); }
.section--cream { background: var(--cream-2); }
.section--sage  { background: var(--sage-wash); }
.section--dark  { background: var(--sage-ink); color: var(--sand-2); }
.section--dark h1, .section--dark h2, .section--dark h3 { color: var(--cream); }
.section--dark a { color: var(--gold); }

.grid { display: grid; gap: 1.75rem; }
.grid-2 { grid-template-columns: repeat(auto-fit, minmax(300px, 1fr)); }
.grid-3 { grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); }
.grid-4 { grid-template-columns: repeat(auto-fit, minmax(230px, 1fr)); }
.center { text-align: center; }
.muted { color: var(--ink-2); }
.tiny  { font-size: .84rem; line-height: 1.55; color: var(--ink-2); }

/* ---------- 4. Ornaments ------------------------------------------------- */
.eyebrow {
  font-family: var(--f-brand);
  font-size: .74rem; font-weight: 600;
  letter-spacing: .3em; text-transform: uppercase;
  color: var(--gold-deep);
  margin: 0 0 1rem;
}
.section--dark .eyebrow { color: var(--gold); }

/* line — mark — line, echoing the business card */
.ornament { display: flex; align-items: center; justify-content: center; gap: 1.1rem; margin: 0 auto 1.6rem; max-width: 340px; }
.ornament::before, .ornament::after { content: ""; flex: 1; height: 1px; background: var(--sage-light); }
.ornament img { width: 46px; height: auto; opacity: .95; }

.sec-head { max-width: 720px; margin: 0 auto clamp(2.5rem, 5vw, 3.5rem); text-align: center; }
.sec-head p { color: var(--ink-2); font-size: 1.06rem; }
.sec-head--left { margin-inline: 0; text-align: left; }
.sec-head--left .ornament { margin-inline: 0; justify-content: flex-start; max-width: 200px; }

/* ---------- 5. Buttons --------------------------------------------------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .6rem;
  font-family: var(--f-brand); font-size: .8rem; font-weight: 600;
  letter-spacing: .16em; text-transform: uppercase; text-decoration: none;
  padding: 1.05rem 2rem; border: 1px solid transparent; border-radius: var(--r-sm);
  cursor: pointer; transition: all .3s var(--ease); line-height: 1; white-space: nowrap;
}
.btn:focus-visible { outline-offset: 4px; }
.btn--primary { background: var(--sage); color: var(--cream); }
.btn--primary:hover { background: var(--sage-ink); color: var(--cream); transform: translateY(-2px); box-shadow: var(--sh-2); }
.btn--outline { background: transparent; color: var(--sage-ink); border-color: var(--sage-light); }
.btn--outline:hover { background: var(--sage); border-color: var(--sage); color: var(--cream); transform: translateY(-2px); }
.btn--gold { background: var(--gold); color: #4a3c2c; }
.btn--gold:hover { background: var(--gold-deep); color: var(--white); transform: translateY(-2px); box-shadow: var(--sh-2); }
.btn--light { background: var(--cream); color: var(--sage-ink); }
.btn--light:hover { background: var(--white); color: var(--sage-ink); transform: translateY(-2px); box-shadow: var(--sh-2); }
.btn--ghost { background: transparent; color: var(--cream); border-color: rgba(251,249,246,.4); }
.btn--ghost:hover { background: var(--cream); color: var(--sage-ink); }
.btn--sm { padding: .7rem 1.25rem; font-size: .7rem; }
.btn--wide { width: 100%; }
.btn-row { display: flex; flex-wrap: wrap; gap: .9rem; }
.btn-row--center { justify-content: center; }

/* ---------- 6. Top bar --------------------------------------------------- */
.topbar {
  background: var(--sage-ink); color: var(--sand-2);
  font-size: .8rem; letter-spacing: .04em;
}
.topbar__in { display: flex; align-items: center; justify-content: space-between; gap: 1rem; min-height: 40px; flex-wrap: wrap; }
.topbar a { color: var(--sand-2); text-decoration: none; display: inline-flex; align-items: center; gap: .45rem; }
.topbar a:hover { color: var(--gold); }
.topbar__links { display: flex; gap: 1.6rem; flex-wrap: wrap; }
.topbar svg { width: 14px; height: 14px; flex: none; opacity: .8; }
.topbar__tag { font-family: var(--f-brand); letter-spacing: .22em; text-transform: uppercase; font-size: .68rem; color: var(--sage-light); }
@media (max-width: 760px) { .topbar__tag { display: none; } .topbar__in { justify-content: center; } }

/* ---------- 7. Header / nav ---------------------------------------------- */
.site-header {
  position: sticky; top: 0; z-index: 200;
  background: rgba(251,249,246,.92);
  backdrop-filter: saturate(180%) blur(14px);
  border-bottom: 1px solid var(--line);
  transition: box-shadow .3s var(--ease);
}
.site-header.is-stuck { box-shadow: 0 4px 24px rgba(53,55,47,.07); }
.nav { display: flex; align-items: center; justify-content: space-between; gap: 2rem; min-height: var(--nav-h); }

.brand { display: flex; align-items: center; gap: .8rem; text-decoration: none; flex: none; }
.brand img { width: 38px; height: auto; }
.brand__txt { display: flex; flex-direction: column; line-height: 1; }
.brand__name { font-family: var(--f-script); font-size: 1.6rem; color: var(--terra); line-height: 1.15; }
.brand__sub {
  font-family: var(--f-brand); font-size: .56rem; font-weight: 500;
  letter-spacing: .26em; text-transform: uppercase; color: var(--sage);
  margin-top: .15rem;
}

.nav__menu { display: flex; align-items: center; gap: .25rem; list-style: none; margin: 0; padding: 0; }
.nav__menu > li { position: relative; margin: 0; }
.nav__link {
  display: inline-flex; align-items: center; gap: .35rem; position: relative;
  font-family: var(--f-brand); font-size: .76rem; font-weight: 600;
  letter-spacing: .13em; text-transform: uppercase; text-decoration: none;
  color: var(--ink); padding: .8rem .85rem; border-radius: var(--r-sm);
  transition: color .2s var(--ease), background .2s var(--ease);
  background: none; border: 0; cursor: pointer;
}
.nav__link:hover, .nav__link[aria-expanded="true"] { color: var(--sage-deep); background: var(--sage-wash); }
.nav__link.is-active { color: var(--terra); }
.nav__link.is-active::after {
  content: ""; position: absolute; left: .85rem; right: .85rem; bottom: .45rem;
  height: 1px; background: var(--gold);
}
.nav__caret { width: 9px; height: 9px; transition: transform .25s var(--ease); }
.nav__link[aria-expanded="true"] .nav__caret { transform: rotate(180deg); }

.nav__panel {
  position: absolute; top: calc(100% + 8px); left: 0; min-width: 268px;
  background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md);
  box-shadow: var(--sh-2); padding: .6rem; list-style: none; margin: 0;
  opacity: 0; visibility: hidden; transform: translateY(-8px);
  transition: all .25s var(--ease);
}
.nav__panel.is-open { opacity: 1; visibility: visible; transform: translateY(0); }
.nav__panel li { margin: 0; }
.nav__panel a {
  display: block; padding: .6rem .8rem; border-radius: var(--r-sm);
  font-size: .93rem; color: var(--ink); text-decoration: none; transition: all .18s var(--ease);
}
.nav__panel a:hover { background: var(--sage-wash); color: var(--sage-ink); padding-left: 1.05rem; }
.nav__panel-note { display: block; font-size: .74rem; color: var(--ink-3); margin-top: .1rem; }

.nav__cta { display: flex; align-items: center; gap: .75rem; flex: none; }
.nav__toggle {
  display: none; width: 46px; height: 46px; border: 1px solid var(--line);
  background: var(--white); border-radius: var(--r-sm); cursor: pointer;
  align-items: center; justify-content: center; flex-direction: column; gap: 5px;
}
.nav__toggle span { display: block; width: 20px; height: 1.5px; background: var(--ink); transition: all .3s var(--ease); }
.nav__toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav__toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav__toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

@media (max-width: 1080px) {
  .nav__menu, .nav__cta .btn { display: none; }
  .nav__toggle { display: flex; }
}

/* Mobile drawer */
.drawer {
  position: fixed; inset: var(--nav-h) 0 0; z-index: 190;
  background: var(--cream); overflow-y: auto;
  transform: translateX(100%); transition: transform .35s var(--ease);
  padding: 1.5rem 0 4rem; visibility: hidden;
}
.drawer.is-open { transform: translateX(0); visibility: visible; }
.drawer ul { list-style: none; margin: 0; padding: 0; }
.drawer li { margin: 0; border-bottom: 1px solid var(--line); }
.drawer > .wrap > ul > li > a,
.drawer__acc {
  display: flex; align-items: center; justify-content: space-between; width: 100%;
  font-family: var(--f-brand); font-size: .88rem; font-weight: 600; letter-spacing: .12em;
  text-transform: uppercase; color: var(--ink); text-decoration: none;
  padding: 1.15rem .25rem; background: none; border: 0; cursor: pointer; text-align: left;
}
.drawer__acc[aria-expanded="true"] { color: var(--sage-deep); }
.drawer__acc[aria-expanded="true"] .nav__caret { transform: rotate(180deg); }
.drawer__sub { display: none; padding: 0 0 1rem .25rem; }
.drawer__sub.is-open { display: block; }
.drawer__sub li { border: 0; }
.drawer__sub a { display: block; padding: .55rem .25rem; font-size: 1rem; color: var(--ink-2); text-decoration: none; }
.drawer__sub a:hover { color: var(--sage-deep); }
.drawer__foot { padding: 2rem .25rem 0; display: grid; gap: .8rem; }
body.nav-open { overflow: hidden; }

/* ---------- 8. Hero ------------------------------------------------------ */
.hero { position: relative; overflow: hidden; background: var(--cream); }
.hero::before {
  content: ""; position: absolute; inset: 0 0 0 auto; width: 46%;
  background: linear-gradient(160deg, var(--sage-pale), var(--sand));
  border-radius: 0 0 0 40%;
  z-index: 0;
}
.hero__in {
  position: relative; z-index: 1;
  display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(2rem, 5vw, 4.5rem);
  align-items: center; padding: clamp(3rem, 6vw, 5.5rem) 0 clamp(3.5rem, 7vw, 6rem);
}
.hero__script { font-family: var(--f-script); font-size: clamp(2rem, 3.4vw, 2.9rem); color: var(--terra); line-height: 1; margin-bottom: .35rem; }
.hero h1 { margin-bottom: 1.1rem; color: var(--sage-ink); }
.hero h1 em { font-style: italic; color: var(--terra); }
.hero__lede { font-size: 1.14rem; color: var(--ink-2); max-width: 46ch; margin-bottom: 2rem; }
.hero__meta { display: flex; flex-wrap: wrap; gap: 1.75rem; margin-top: 2.5rem; padding-top: 1.75rem; border-top: 1px solid var(--line); }
.hero__stat b { display: block; font-family: var(--f-display); font-size: 1.9rem; color: var(--sage-deep); font-weight: 500; line-height: 1.1; }
.hero__stat span { font-family: var(--f-brand); font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-3); }

/* Arch portrait — mirrors the card's arched frame */
.arch {
  position: relative; margin-inline: auto; max-width: 420px; width: 100%;
  padding: 14px; background: var(--cream);
  border-radius: var(--r-arch); box-shadow: var(--sh-3);
}
.arch::after {
  content: ""; position: absolute; inset: 6px; border: 1px solid var(--gold);
  border-radius: var(--r-arch); opacity: .55; pointer-events: none;
}
.arch img { width: 100%; height: auto; border-radius: var(--r-arch); object-fit: cover; }
.arch--sm { max-width: 320px; }

@media (max-width: 900px) {
  .hero::before { width: 100%; height: 55%; top: auto; bottom: 0; border-radius: 40% 40% 0 0; opacity: .5; }
  .hero__in { grid-template-columns: 1fr; text-align: center; }
  .hero__lede { margin-inline: auto; }
  .hero .btn-row, .hero__meta { justify-content: center; }
  .arch { order: -1; max-width: 300px; }
}

/* ---------- 9. Quick actions -------------------------------------------- */
.actions { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r-md); overflow: hidden; }
.action {
  background: var(--white); padding: 2.2rem 1.6rem; text-align: center; text-decoration: none;
  color: var(--ink); transition: all .3s var(--ease); position: relative;
}
.action:hover { background: var(--sage-wash); color: var(--sage-ink); transform: translateY(-3px); z-index: 2; box-shadow: var(--sh-2); }
.action__ico {
  width: 54px; height: 54px; margin: 0 auto 1.1rem; border-radius: 50%;
  background: var(--sage); color: var(--cream);
  display: grid; place-items: center; transition: all .3s var(--ease);
}
.action:nth-child(even) .action__ico { background: var(--gold); color: #4a3c2c; }
.action:hover .action__ico { transform: scale(1.08) rotate(-4deg); }
.action__ico svg { width: 24px; height: 24px; }
.action h3 { font-size: 1.22rem; margin-bottom: .4rem; }
.action p { font-size: .9rem; color: var(--ink-2); margin: 0; }

/* ---------- 10. Cards ---------------------------------------------------- */
.card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md);
  padding: 2rem; transition: all .3s var(--ease);
}
.card--link { text-decoration: none; color: inherit; display: block; }
.card--link:hover { transform: translateY(-4px); box-shadow: var(--sh-2); border-color: var(--sage-light); color: inherit; }
.card__ico { width: 44px; height: 44px; border-radius: var(--r-sm); background: var(--sage-wash); color: var(--sage-deep); display: grid; place-items: center; margin-bottom: 1.2rem; }
.card__ico svg { width: 20px; height: 20px; }
.card h3 { font-size: 1.32rem; margin-bottom: .5rem; }
.card p { font-size: .95rem; color: var(--ink-2); }
.card__more { font-family: var(--f-brand); font-size: .72rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--sage-deep); display: inline-flex; align-items: center; gap: .4rem; margin-top: 1rem; transition: all .25s var(--ease); }
.card--link:hover .card__more { gap: .75rem; color: var(--terra); }

/* ---------- 11. Listings ------------------------------------------------- */
.listing { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md); overflow: hidden; display: flex; flex-direction: column; transition: all .35s var(--ease); }
.listing:hover { transform: translateY(-5px); box-shadow: var(--sh-2); }
.listing__media { position: relative; aspect-ratio: 4/3; background: linear-gradient(140deg, var(--sage-pale), var(--sand)); overflow: hidden; }
.listing__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s var(--ease); }
.listing:hover .listing__media img { transform: scale(1.05); }
.listing__ph { position: absolute; inset: 0; display: grid; place-items: center; color: var(--sage); opacity: .45; }
.listing__ph svg { width: 64px; height: 64px; }
.badge {
  position: absolute; top: 1rem; left: 1rem; z-index: 2;
  font-family: var(--f-brand); font-size: .64rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase;
  background: var(--cream); color: var(--sage-ink); padding: .45rem .75rem; border-radius: var(--r-sm);
}
.badge--active { background: var(--sage); color: var(--cream); }
.badge--pending { background: var(--gold); color: #4a3c2c; }
.badge--sold { background: var(--terra); color: var(--cream); }
.listing__body { padding: 1.5rem; flex: 1; display: flex; flex-direction: column; }
.listing__price { font-family: var(--f-display); font-size: 1.75rem; color: var(--sage-ink); line-height: 1; font-weight: 500; }
.listing__addr { font-size: .95rem; color: var(--ink); margin: .55rem 0 .2rem; font-weight: 400; }
.listing__city { font-size: .84rem; color: var(--ink-3); }
.listing__facts { display: flex; flex-wrap: wrap; gap: 1.2rem; margin-top: 1.1rem; padding-top: 1.1rem; border-top: 1px solid var(--line); font-size: .84rem; color: var(--ink-2); }
.listing__facts span { display: inline-flex; align-items: center; gap: .35rem; }
.listing__facts svg { width: 15px; height: 15px; color: var(--sage-light); }
.listing__cta { margin-top: 1.2rem; }

/* Search bar */
.searchbar { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md); box-shadow: var(--sh-1); padding: 1.25rem; }
.searchbar__grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(155px, 1fr)); gap: .85rem; align-items: end; }
.searchbar .field { margin-bottom: 0; }
.searchbar .btn { height: 50px; }

/* ---------- 12. Forms ---------------------------------------------------- */
.field { display: flex; flex-direction: column; gap: .4rem; margin-bottom: 1.1rem; }
.field > label, .fieldset__legend {
  font-family: var(--f-brand); font-size: .72rem; font-weight: 600;
  letter-spacing: .13em; text-transform: uppercase; color: var(--sage-deep);
}
.field .req { color: var(--terra); }
.field .hint { font-size: .8rem; color: var(--ink-3); font-family: var(--f-body); letter-spacing: 0; text-transform: none; font-weight: 300; }
input[type="text"], input[type="email"], input[type="tel"], input[type="date"],
input[type="time"], input[type="number"], input[type="search"], select, textarea {
  width: 100%; font-family: var(--f-body); font-size: 1rem; font-weight: 300; color: var(--ink);
  background: var(--white); border: 1px solid var(--line); border-radius: var(--r-sm);
  padding: .82rem .95rem; transition: border-color .2s var(--ease), box-shadow .2s var(--ease);
  -webkit-appearance: none; appearance: none;
}
select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23818871' stroke-width='1.5'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right .95rem center; background-size: 11px; padding-right: 2.4rem;
}
textarea { min-height: 130px; resize: vertical; line-height: 1.6; }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--sage); box-shadow: 0 0 0 3px rgba(129,136,113,.15); }
input::placeholder, textarea::placeholder { color: var(--ink-3); }
input[aria-invalid="true"], select[aria-invalid="true"], textarea[aria-invalid="true"] { border-color: var(--danger); box-shadow: 0 0 0 3px rgba(168,80,60,.12); }
.field__err { font-size: .8rem; color: var(--danger); display: none; }
.field__err.is-shown { display: block; }

fieldset { border: 0; margin: 0 0 1.6rem; padding: 0; }
.fieldset__legend { display: block; margin-bottom: .55rem; }

/* Yes / No + multi chips */
.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: 1px solid var(--line); border-radius: 999px;
  background: var(--white); font-size: .92rem; cursor: pointer; transition: all .2s var(--ease); user-select: none;
}
.chip span:hover { border-color: var(--sage-light); background: var(--sage-wash); }
.chip input:checked + span { background: var(--sage); border-color: var(--sage); color: var(--cream); }
.chip input:focus-visible + span { outline: 2px solid var(--sage-deep); outline-offset: 3px; }

.form-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 0 1.25rem; }
.form-grid .span-2 { grid-column: 1 / -1; }
.form-card { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(1.75rem, 4vw, 3rem); box-shadow: var(--sh-1); }
.form-step { padding-bottom: .5rem; margin-bottom: 1.75rem; border-bottom: 1px solid var(--line); }
.form-step h3 { font-size: 1.45rem; margin-bottom: .2rem; }
.form-step p { font-size: .92rem; color: var(--ink-2); }
.form-note { font-size: .82rem; color: var(--ink-3); line-height: 1.6; margin-top: 1.25rem; }
.consent { display: flex; gap: .7rem; align-items: flex-start; font-size: .86rem; color: var(--ink-2); line-height: 1.55; }
.consent input { width: 18px; height: 18px; margin-top: .2rem; flex: none; accent-color: var(--sage); }

.form-status { display: none; padding: 1.1rem 1.25rem; border-radius: var(--r-sm); margin-bottom: 1.5rem; font-size: .95rem; }
.form-status.is-shown { display: block; }
.form-status--ok   { background: var(--sage-wash); border: 1px solid var(--sage-light); color: var(--sage-ink); }
.form-status--err  { background: #f8ecea; border: 1px solid #e0b8ae; color: #7d3b2b; }
.form-status--busy { background: var(--sand-2); border: 1px solid var(--sand); color: var(--ink-2); }

/* ---------- 13. Calculators ---------------------------------------------- */
.calc { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--sh-1); }
.calc__head { padding: 1.5rem 1.75rem; border-bottom: 1px solid var(--line); background: var(--cream); }
.calc__head h3 { margin: 0; font-size: 1.4rem; }
.calc__head p { font-size: .88rem; color: var(--ink-2); margin: .25rem 0 0; }
.calc__body { display: grid; grid-template-columns: 1.15fr .85fr; }
.calc__inputs { padding: 1.75rem; }
.calc__out { padding: 1.75rem; background: var(--sage-wash); border-left: 1px solid var(--line); display: flex; flex-direction: column; justify-content: center; }
@media (max-width: 780px) { .calc__body { grid-template-columns: 1fr; } .calc__out { border-left: 0; border-top: 1px solid var(--line); } }

.calc__big { font-family: var(--f-display); font-size: clamp(2.4rem, 5vw, 3.2rem); color: var(--sage-ink); line-height: 1; margin-bottom: .2rem; font-weight: 500; font-variant-numeric: tabular-nums; }
.calc__biglabel { font-family: var(--f-brand); font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-3); margin-bottom: 1.5rem; }
.calc__rows { list-style: none; margin: 0; padding: 0; }
.calc__rows li { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; padding: .6rem 0; border-bottom: 1px dashed var(--sage-light); font-size: .93rem; margin: 0; }
.calc__rows li:last-child { border-bottom: 0; }
.calc__rows li.is-total { border-top: 1px solid var(--sage); border-bottom: 0; margin-top: .5rem; padding-top: .9rem; font-weight: 500; font-size: 1.05rem; color: var(--sage-ink); }
.calc__rows b { font-weight: 400; font-variant-numeric: tabular-nums; white-space: nowrap; }
.calc__rows li > span:first-child { color: var(--ink-2); }

.range-field { margin-bottom: 1.25rem; }
.range-field__top { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; margin-bottom: .35rem; }
.range-field__top label { font-family: var(--f-brand); font-size: .72rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; color: var(--sage-deep); }
.range-field__val { font-size: .95rem; color: var(--ink); font-variant-numeric: tabular-nums; }
input[type="range"] { -webkit-appearance: none; appearance: none; width: 100%; height: 3px; background: var(--sage-pale); border-radius: 3px; padding: 0; border: 0; }
input[type="range"]::-webkit-slider-thumb { -webkit-appearance: none; width: 20px; height: 20px; border-radius: 50%; background: var(--sage); border: 3px solid var(--white); box-shadow: 0 1px 5px rgba(53,55,47,.25); cursor: pointer; }
input[type="range"]::-moz-range-thumb { width: 20px; height: 20px; border-radius: 50%; background: var(--sage); border: 3px solid var(--white); box-shadow: 0 1px 5px rgba(53,55,47,.25); cursor: pointer; }

.input-money { position: relative; }
.input-money::before { content: "$"; position: absolute; left: .95rem; top: 50%; transform: translateY(-50%); color: var(--ink-3); pointer-events: none; z-index: 1; }
.input-money input { padding-left: 1.9rem; }
.input-pct { position: relative; }
.input-pct::after { content: "%"; position: absolute; right: .95rem; top: 50%; transform: translateY(-50%); color: var(--ink-3); pointer-events: none; z-index: 1; }
.input-pct input { padding-right: 2.2rem; }

/* Segmented control */
.seg { display: inline-flex; background: var(--cream-2); border: 1px solid var(--line); border-radius: var(--r-sm); padding: 3px; gap: 3px; flex-wrap: wrap; }
.seg label { position: relative; }
.seg input { position: absolute; opacity: 0; width: 0; height: 0; }
.seg span { display: block; padding: .5rem .95rem; border-radius: 3px; font-size: .82rem; cursor: pointer; transition: all .2s var(--ease); white-space: nowrap; }
.seg input:checked + span { background: var(--white); color: var(--sage-ink); box-shadow: var(--sh-1); }
.seg input:focus-visible + span { outline: 2px solid var(--sage-deep); outline-offset: 2px; }

/* ---------- 14. Accordion / FAQ ------------------------------------------ */
.acc { border-top: 1px solid var(--line); }
.acc__item { border-bottom: 1px solid var(--line); }
.acc__btn {
  width: 100%; display: flex; align-items: flex-start; justify-content: space-between; gap: 1.5rem;
  background: none; border: 0; cursor: pointer; text-align: left;
  padding: 1.3rem .25rem; font-family: var(--f-display); font-size: 1.2rem; color: var(--ink);
  transition: color .2s var(--ease);
}
.acc__btn:hover { color: var(--sage-deep); }
.acc__btn[aria-expanded="true"] { color: var(--sage-ink); }
.acc__sign { flex: none; width: 24px; height: 24px; position: relative; margin-top: .25rem; }
.acc__sign::before, .acc__sign::after { content: ""; position: absolute; background: var(--gold-deep); transition: transform .3s var(--ease); }
.acc__sign::before { top: 11.5px; left: 3px; width: 18px; height: 1.5px; }
.acc__sign::after  { left: 11.5px; top: 3px; height: 18px; width: 1.5px; }
.acc__btn[aria-expanded="true"] .acc__sign::after { transform: rotate(90deg); }
.acc__panel { display: none; padding: 0 3rem 1.6rem .25rem; }
.acc__panel.is-open { display: block; }
.acc__panel p, .acc__panel li { color: var(--ink-2); font-size: .98rem; }

/* Tabs */
.tabs { display: flex; gap: .4rem; flex-wrap: wrap; justify-content: center; margin-bottom: 2.5rem; border-bottom: 1px solid var(--line); padding-bottom: .9rem; }
.tab {
  font-family: var(--f-brand); font-size: .76rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase;
  background: none; border: 1px solid transparent; border-radius: 999px; padding: .6rem 1.2rem;
  color: var(--ink-2); cursor: pointer; transition: all .2s var(--ease);
}
.tab:hover { color: var(--sage-ink); background: var(--sage-wash); }
.tab[aria-selected="true"] { background: var(--sage); color: var(--cream); border-color: var(--sage); }
.tabpanel[hidden] { display: none; }

/* ---------- 15. Timeline ------------------------------------------------- */
.timeline { position: relative; padding-left: 0; list-style: none; margin: 0; }
.timeline::before { content: ""; position: absolute; left: 21px; top: 12px; bottom: 12px; width: 1px; background: var(--sage-light); }
.timeline li { position: relative; padding: 0 0 2rem 4rem; margin: 0; }
.timeline li:last-child { padding-bottom: 0; }
.timeline__num {
  position: absolute; left: 0; top: 0; width: 44px; height: 44px; border-radius: 50%;
  background: var(--cream); border: 1px solid var(--sage-light); color: var(--sage-deep);
  display: grid; place-items: center; font-family: var(--f-display); font-size: 1.15rem; z-index: 1;
}
.timeline li.is-key .timeline__num { background: var(--sage); border-color: var(--sage); color: var(--cream); }
.timeline h4 { color: var(--ink); font-family: var(--f-display); font-size: 1.3rem; text-transform: none; letter-spacing: 0; font-weight: 400; margin-bottom: .3rem; }
.timeline__when { font-family: var(--f-brand); font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold-deep); display: block; margin-bottom: .5rem; }
.timeline p { font-size: .95rem; color: var(--ink-2); margin: 0; }

/* ---------- 16. Testimonials --------------------------------------------- */
.quote { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md); padding: 2.2rem; display: flex; flex-direction: column; }
.quote__mark { font-family: var(--f-display); font-size: 3.4rem; color: var(--gold); line-height: .6; margin-bottom: .6rem; }
.quote p { font-family: var(--f-display); font-size: 1.22rem; line-height: 1.55; color: var(--ink); font-style: italic; flex: 1; }
.quote footer { margin-top: 1.4rem; padding-top: 1.1rem; border-top: 1px solid var(--line); }
.quote cite { font-style: normal; font-family: var(--f-brand); font-size: .76rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; color: var(--sage-deep); display: block; }
.quote small { color: var(--ink-3); font-size: .82rem; }
.stars { color: var(--gold-deep); letter-spacing: .15em; font-size: .9rem; margin-bottom: .8rem; }

/* ---------- 17. Open house calendar -------------------------------------- */
.cal { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--sh-1); }
.cal__head { display: flex; align-items: center; justify-content: space-between; padding: 1.25rem 1.5rem; border-bottom: 1px solid var(--line); background: var(--cream); gap: 1rem; }
.cal__title { font-family: var(--f-display); font-size: 1.5rem; margin: 0; }
.cal__nav { display: flex; gap: .4rem; }
.cal__nav button { width: 38px; height: 38px; border: 1px solid var(--line); background: var(--white); border-radius: var(--r-sm); cursor: pointer; display: grid; place-items: center; color: var(--sage-deep); transition: all .2s var(--ease); }
.cal__nav button:hover { background: var(--sage); color: var(--cream); border-color: var(--sage); }
.cal__nav svg { width: 15px; height: 15px; }
.cal__grid { display: grid; grid-template-columns: repeat(7, 1fr); }
.cal__dow { padding: .7rem .4rem; text-align: center; font-family: var(--f-brand); font-size: .64rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-3); border-bottom: 1px solid var(--line); }
.cal__day { min-height: 92px; padding: .5rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); position: relative; font-size: .8rem; }
.cal__day:nth-child(7n) { border-right: 0; }
.cal__day.is-out { background: var(--cream-2); color: var(--ink-3); }
.cal__day.is-today .cal__daynum { background: var(--sage); color: var(--cream); }
.cal__daynum { display: inline-grid; place-items: center; width: 26px; height: 26px; border-radius: 50%; font-variant-numeric: tabular-nums; margin-bottom: .2rem; }
.cal__ev {
  display: block; width: 100%; text-align: left; background: var(--sage-wash); border: 0; border-left: 2px solid var(--sage);
  border-radius: 2px; padding: .25rem .35rem; margin-top: .2rem; font-size: .68rem; line-height: 1.3;
  color: var(--sage-ink); cursor: pointer; transition: background .2s var(--ease); font-family: var(--f-body);
}
.cal__ev:hover { background: var(--sage-pale); }
.cal__ev b { display: block; font-weight: 500; }
@media (max-width: 700px) {
  .cal__day { min-height: 58px; padding: .3rem; }
  .cal__ev { font-size: 0; padding: 0; height: 8px; border-left: 0; background: none; margin-top: 3px; }
  .cal__ev b { font-size: 0; }
  .cal__ev::after { content: ""; display: block; width: 6px; height: 6px; border-radius: 50%; background: var(--sage); }
}

.oh-list { display: grid; gap: 1rem; }
.oh {
  display: grid; grid-template-columns: 88px 1fr auto; gap: 1.25rem; align-items: center;
  background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md); padding: 1.1rem 1.35rem;
  transition: all .25s var(--ease);
}
.oh:hover { border-color: var(--sage-light); box-shadow: var(--sh-1); }
.oh__date { text-align: center; background: var(--sage-wash); border-radius: var(--r-sm); padding: .6rem .3rem; }
.oh__date b { display: block; font-family: var(--f-display); font-size: 1.7rem; color: var(--sage-ink); line-height: 1; font-weight: 500; }
.oh__date span { font-family: var(--f-brand); font-size: .62rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-3); }
.oh__addr { font-size: 1.02rem; margin: 0 0 .15rem; }
.oh__meta { font-size: .84rem; color: var(--ink-2); margin: 0; }
.oh__empty { text-align: center; padding: 2.5rem 1rem; color: var(--ink-2); background: var(--white); border: 1px dashed var(--line); border-radius: var(--r-md); }
@media (max-width: 640px) { .oh { grid-template-columns: 70px 1fr; } .oh .btn { grid-column: 1 / -1; } }

/* ---------- 18. Guide / interior pages ----------------------------------- */
.page-head { background: var(--sage-wash); border-bottom: 1px solid var(--line); padding: clamp(2.5rem, 6vw, 4.5rem) 0 clamp(2.5rem, 5vw, 3.5rem); position: relative; overflow: hidden; }
.page-head::after { content: ""; position: absolute; right: -80px; bottom: -120px; width: 320px; height: 320px; border-radius: 50%; background: var(--sand); opacity: .45; }
.page-head__in { position: relative; z-index: 1; max-width: 760px; }
.page-head h1 { color: var(--sage-ink); margin-bottom: .6rem; }
.page-head p { font-size: 1.1rem; color: var(--ink-2); }
.crumbs { font-size: .8rem; color: var(--ink-3); margin-bottom: 1rem; }
.crumbs a { color: var(--ink-2); text-decoration: none; }
.crumbs a:hover { color: var(--sage-deep); }
.crumbs span { margin: 0 .45rem; opacity: .5; }

.prose { max-width: 74ch; }
.prose h2 { font-size: clamp(1.7rem, 3vw, 2.2rem); margin-top: 2.75rem; }
.prose h2:first-child { margin-top: 0; }
.prose h3 { font-size: 1.35rem; margin-top: 2rem; }
.prose ul, .prose ol { padding-left: 1.35em; }
.prose li { color: var(--ink-2); }
.prose > p { color: var(--ink-2); }
.prose table { width: 100%; border-collapse: collapse; margin: 1.5rem 0; font-size: .93rem; }
.prose th, .prose td { text-align: left; padding: .75rem .9rem; border-bottom: 1px solid var(--line); }
.prose th { font-family: var(--f-brand); font-size: .7rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--sage-deep); background: var(--cream-2); }
.prose td { color: var(--ink-2); }
.table-scroll { overflow-x: auto; }

.callout { background: var(--sand-2); border-left: 3px solid var(--gold); border-radius: 0 var(--r-sm) var(--r-sm) 0; padding: 1.35rem 1.5rem; margin: 1.75rem 0; }
.callout h4 { margin-bottom: .4rem; }
.callout p { font-size: .95rem; color: var(--ink-2); margin: 0; }
.callout--sage { background: var(--sage-wash); border-left-color: var(--sage); }

.toc { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-md); padding: 1.5rem; position: sticky; top: calc(var(--nav-h) + 24px); }
.toc h4 { margin-bottom: .8rem; }
.toc ul { list-style: none; margin: 0; padding: 0; }
.toc li { margin-bottom: .1rem; }
.toc a { display: block; padding: .4rem .6rem; border-radius: var(--r-sm); font-size: .9rem; color: var(--ink-2); text-decoration: none; border-left: 2px solid transparent; }
.toc a:hover { background: var(--sage-wash); color: var(--sage-ink); }
.toc a.is-active { border-left-color: var(--sage); color: var(--sage-ink); background: var(--sage-wash); }

.doc-layout { display: grid; grid-template-columns: 250px 1fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
@media (max-width: 900px) { .doc-layout { grid-template-columns: 1fr; } .toc { position: static; } }

/* ---------- 19. CTA band & footer ---------------------------------------- */
.cta-band { background: var(--sage-ink); color: var(--sand-2); text-align: center; padding: clamp(3.5rem, 7vw, 5.5rem) 0; position: relative; overflow: hidden; }
.cta-band::before, .cta-band::after { content: ""; position: absolute; border-radius: 50%; background: rgba(172,177,157,.12); }
.cta-band::before { width: 380px; height: 380px; top: -160px; left: -120px; }
.cta-band::after  { width: 300px; height: 300px; bottom: -170px; right: -90px; }
.cta-band .wrap { position: relative; z-index: 1; }
.cta-band h2 { color: var(--cream); }
.cta-band p { color: var(--sage-pale); max-width: 56ch; margin-inline: auto; }

.site-footer { background: var(--cream-2); border-top: 1px solid var(--line); padding: clamp(3rem, 6vw, 4.5rem) 0 0; }
.footer__grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 2.5rem; }
@media (max-width: 900px) { .footer__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .footer__grid { grid-template-columns: 1fr; } }
.site-footer h4 { margin-bottom: 1rem; }
.footer__links { list-style: none; margin: 0; padding: 0; }
.footer__links li { margin-bottom: .5rem; }
.footer__links a { font-size: .93rem; color: var(--ink-2); text-decoration: none; }
.footer__links a:hover { color: var(--sage-deep); }
.footer__brand img { width: 52px; margin-bottom: 1rem; }
.footer__name { font-family: var(--f-script); font-size: 2rem; color: var(--terra); line-height: 1; margin-bottom: .2rem; }
.footer__role { font-family: var(--f-brand); font-size: .64rem; letter-spacing: .22em; text-transform: uppercase; color: var(--sage); margin-bottom: 1.2rem; }
.contact-list { list-style: none; margin: 0; padding: 0; }
.contact-list li { display: flex; gap: .75rem; align-items: flex-start; margin-bottom: .75rem; font-size: .92rem; color: var(--ink-2); }
.contact-list svg { width: 17px; height: 17px; color: var(--sage); flex: none; margin-top: .22rem; }
.contact-list a { color: var(--ink-2); text-decoration: none; }
.contact-list a:hover { color: var(--sage-deep); }
.footer__legal { margin-top: 3rem; padding: 1.75rem 0; border-top: 1px solid var(--line); }
.footer__legal p { font-size: .78rem; color: var(--ink-3); line-height: 1.65; margin-bottom: .8rem; }
.footer__bottom { display: flex; justify-content: space-between; gap: 1rem; flex-wrap: wrap; align-items: center; font-size: .78rem; color: var(--ink-3); }
.footer__bottom a { color: var(--ink-3); text-decoration: none; }
.footer__bottom a:hover { color: var(--sage-deep); }
.eho { display: inline-flex; align-items: center; gap: .55rem; font-size: .72rem; letter-spacing: .06em; }
.eho svg { width: 22px; height: 22px; color: var(--ink-3); flex: none; }
.social { display: flex; gap: .5rem; margin-top: 1.25rem; }
.social a { width: 38px; height: 38px; border: 1px solid var(--line); border-radius: 50%; display: grid; place-items: center; color: var(--sage-deep); transition: all .25s var(--ease); }
.social a:hover { background: var(--sage); border-color: var(--sage); color: var(--cream); transform: translateY(-2px); }
.social svg { width: 17px; height: 17px; }

/* ---------- 20. Misc ----------------------------------------------------- */
.skip {
  position: absolute; left: -9999px; top: 0; z-index: 999;
  background: var(--sage-ink); color: var(--cream); padding: .8rem 1.25rem; text-decoration: none;
}
.skip:focus { left: 8px; top: 8px; color: var(--cream); }
.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; }

.reveal { opacity: 0; transform: translateY(22px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }

.pill-list { display: flex; flex-wrap: wrap; gap: .5rem; list-style: none; margin: 0; padding: 0; }
.pill-list li { margin: 0; }
.pill-list a, .pill-list span {
  display: inline-block; padding: .5rem 1rem; border: 1px solid var(--line); border-radius: 999px;
  background: var(--white); font-size: .88rem; color: var(--ink-2); text-decoration: none; transition: all .2s var(--ease);
}
.pill-list a:hover { background: var(--sage); border-color: var(--sage); color: var(--cream); }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
  .reveal { opacity: 1; transform: none; }
}

/* ---------- 21. Print (guides → PDF) ------------------------------------- */
@media print {
  .topbar, .site-header, .drawer, .site-footer, .cta-band, .no-print, .toc { display: none !important; }
  body { font-size: 11pt; background: #fff; color: #000; }
  .page-head { background: none; border-bottom: 2px solid #999; padding: 0 0 1rem; }
  .page-head::after { display: none; }
  .section { padding: 1rem 0; }
  .wrap, .wrap-narrow { width: 100%; }
  .doc-layout { display: block; }
  .prose { max-width: none; }
  .callout { border: 1px solid #bbb; background: #f6f6f4; break-inside: avoid; }
  .card, .calc, .quote { break-inside: avoid; border: 1px solid #ccc; }
  h1, h2, h3 { break-after: avoid; }
  a { color: #000; text-decoration: none; }
  .prose a[href^="http"]::after { content: " (" attr(href) ")"; font-size: 9pt; color: #666; }
  .acc__panel { display: block !important; }
  .print-only { display: block !important; }
}
.print-only { display: none; }