/* Tina Quillen — site styles */
:root{
  --accent:#A9502F;
  --ivory:#F5F0E8;
  --sand:#EBE3D6;
  --ink:#1C1917;
  --body:#4A433C;
  --muted:#6B6259;
  --line:#DCD2C4;
  --serif:'Instrument Serif',Georgia,serif;
  --sans:'Archivo',system-ui,sans-serif;
  --pad:clamp(20px,8vw,120px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);-webkit-font-smoothing:antialiased}
a{color:inherit}
a:hover{opacity:.7}
img{max-width:100%;display:block}
h1,h2,h3,p,blockquote,ul,ol{margin:0}
em{font-style:italic}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}

.label{font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase}
.link{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;text-underline-offset:6px}
.btn{display:inline-block;text-decoration:none;padding:16px 28px;font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;border:0;cursor:pointer}
.btn-white{background:#fff;color:var(--ink)}
.btn-ghost{border:1px solid currentColor;background:transparent;color:inherit}
.btn-ink{background:var(--ink);color:var(--ivory)}
.btn-accent{background:var(--accent);color:#fff}
.serif{font-family:var(--serif);font-weight:400}
.actions{display:flex;flex-wrap:wrap;gap:16px}

/* ---------- Header ---------- */
.site-header{position:relative;min-height:88px;padding:16px clamp(20px,4.5vw,64px);display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:24px;border-bottom:1px solid var(--line);background:var(--paper)}
.site-header nav{display:flex;gap:28px}
.site-header nav a,.header-right>a{font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;white-space:nowrap}
.site-header [aria-current="page"]{text-decoration:underline;text-underline-offset:6px}
.wordmark{font-family:var(--serif);font-size:34px;letter-spacing:.06em;text-transform:uppercase;text-decoration:none;text-align:center;white-space:nowrap}
.header-right{display:flex;justify-content:flex-end;align-items:center;gap:28px}
.header-right .btn-outline{padding:14px 22px;border:1px solid var(--ink)}
.menu-toggle{display:none;width:44px;height:44px;border:0;background:transparent;color:var(--ink);cursor:pointer;padding:10px}
.mobile-menu{position:absolute;left:0;right:0;top:100%;z-index:20;background:var(--paper);border-bottom:1px solid var(--line);padding:16px clamp(20px,4.5vw,64px) 32px;display:flex;flex-direction:column}
.mobile-menu[hidden]{display:none}
.mobile-menu a{padding:14px 0;border-bottom:1px solid var(--line);font-family:var(--serif);font-size:28px;text-decoration:none}
.mobile-menu .btn{margin-top:24px;font-family:var(--sans);font-size:12px;text-align:center;border:0;padding:16px 28px}

/* ---------- Home ---------- */
.hero{min-height:640px;padding:80px var(--pad);background:var(--accent);color:#fff;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:40px;text-align:center}
.hero .label{font-size:12px}
.hero h1{max-width:1080px;font-size:clamp(28px,3.2vw,44px);line-height:1.15;font-weight:800;letter-spacing:.01em;text-transform:uppercase}
.hero .actions{justify-content:center}

.intro{min-height:440px;padding:96px clamp(20px,14vw,200px);display:flex;flex-direction:column;justify-content:center;align-items:center;gap:32px;text-align:center}
.intro p{font-family:var(--serif);font-style:italic;font-size:clamp(30px,3.4vw,48px);line-height:1.15}

.services{display:grid;grid-template-columns:repeat(2,minmax(0,1fr))}
.card{min-height:420px;padding:64px clamp(24px,5vw,72px);display:flex;flex-direction:column;gap:20px}
.card .label{padding-bottom:16px;border-bottom:1px solid currentColor}
.card h2{font-family:var(--serif);font-weight:400;font-size:clamp(38px,3.6vw,52px);line-height:1.05}
.card p{max-width:480px;font-size:16px;line-height:1.6}
.card .link{margin-top:auto;padding-top:12px}
.card-sand{background:var(--sand)}
.card-sand p{color:var(--body)}
.card-accent{background:var(--accent);color:#fff}
.card-ink{background:var(--ink);color:var(--ivory)}
.card-ink p{color:#D6CDBF}

.areas{padding:120px var(--pad) 100px;display:flex;flex-direction:column;gap:48px}
.areas-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:24px}
.areas-head h2{font-family:var(--serif);font-weight:400;font-size:clamp(44px,4.5vw,64px);line-height:1}
.areas-head p{max-width:380px;font-size:16px;line-height:1.6;color:var(--body)}
.area-list{list-style:none;padding:0;border-top:1px solid var(--ink)}
.area-list a{text-decoration:none;min-height:96px;display:grid;grid-template-columns:80px 1fr 200px 40px;align-items:center;border-bottom:1px solid var(--line)}
.area-num,.area-explore{font-size:12px;letter-spacing:.14em;color:var(--muted);text-transform:uppercase}
.area-name{font-family:var(--serif);font-size:clamp(30px,3vw,44px);padding:12px 0}
.area-list .area-tag{display:block;font-family:var(--sans);font-size:15px;color:var(--body);margin-top:4px}

.about{padding:96px var(--pad);background:var(--sand);display:grid;grid-template-columns:360px 1fr;gap:clamp(40px,6.5vw,96px);align-items:center}
.portrait{width:100%;aspect-ratio:36/46;object-fit:cover}
.portrait-placeholder{width:100%;aspect-ratio:36/46;border:1px dashed #8C8175;display:flex;align-items:center;justify-content:center;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.about-text{display:flex;flex-direction:column;gap:28px;align-items:flex-start}
.about-lead{font-family:var(--serif);font-size:clamp(30px,2.8vw,40px);line-height:1.15}
.about-body{max-width:640px;font-size:16px;line-height:1.7;color:var(--body)}
.stats{display:flex;flex-wrap:wrap;gap:32px 64px;padding-top:12px}
.stat{display:flex;flex-direction:column;gap:6px}
.stat b{font-family:var(--serif);font-weight:400;font-size:48px;line-height:1}
.stat span{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}

.testimonial{min-height:560px;padding:96px clamp(20px,14vw,200px);background:var(--accent);color:#fff;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:36px;text-align:center}
.testimonial blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(28px,3.1vw,44px);line-height:1.2}
.testimonial cite,.quote-card cite{font-style:normal;font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase}

.valuation{padding:112px var(--pad);display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(56px,8vw,120px);align-items:center}
.valuation-cta{display:flex;flex-direction:column;align-items:flex-start;gap:24px}
.valuation-cta h2{font-family:var(--serif);font-weight:400;font-size:clamp(40px,3.9vw,56px);line-height:1.05}
.newsletter{display:flex;flex-direction:column;gap:20px}
.newsletter p{font-size:16px;line-height:1.6;color:var(--body)}
.field-row{display:flex;align-items:flex-end;gap:16px;border-bottom:1px solid var(--ink);padding-bottom:10px}
.field-row label{flex-grow:1;display:flex;flex-direction:column;gap:8px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.field-row input{border:0;background:transparent;font-family:var(--sans);font-size:18px;color:var(--ink);padding:6px 0;outline:none;width:100%}
.field-row button{min-height:44px;border:0;background:transparent;font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);cursor:pointer}

/* ---------- Inner pages ---------- */
.page-hero{padding:120px var(--pad) 104px;background:var(--accent);color:#fff;display:flex;flex-direction:column;align-items:flex-start;gap:28px}
.page-hero.sand{background:var(--sand);color:var(--ink)}
.page-hero.ink{background:var(--ink);color:var(--ivory)}
.page-hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(52px,6.5vw,96px);line-height:.98;max-width:1000px}
.page-hero .lead{max-width:640px;font-size:18px;line-height:1.6}
.breadcrumb{font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase}
.breadcrumb a{text-decoration:none}

.section{padding:112px var(--pad)}
.section.sand{background:var(--sand)}
.section.ink{background:var(--ink);color:var(--ivory)}
.section-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:56px}
.section-head h2{font-family:var(--serif);font-weight:400;font-size:clamp(40px,4.5vw,64px);line-height:1}
.section-head p{max-width:420px;font-size:16px;line-height:1.6;color:var(--body)}
.section.ink .section-head p{color:#D6CDBF}

.statement{font-family:var(--serif);font-style:italic;font-size:clamp(30px,3.4vw,48px);line-height:1.15;max-width:1040px}

.steps{list-style:none;padding:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));column-gap:48px;border-top:1px solid var(--ink)}
.steps li{padding:36px 0 40px;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:14px}
.steps h3,.features h3{font-family:var(--serif);font-weight:400;font-size:32px;line-height:1.1}
.steps p,.features p{font-size:16px;line-height:1.6;color:var(--body)}
.section.ink .features p{color:#D6CDBF}
.step-num{font-size:12px;letter-spacing:.14em;color:var(--muted)}

.features{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 64px;border-top:1px solid currentColor}
.features>div{padding:36px 0 40px;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:12px}
.section.ink .features>div{border-bottom-color:#3A3430}
.features.three{grid-template-columns:repeat(3,minmax(0,1fr))}

.two-col{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(48px,8vw,120px);align-items:start}
.prose p{font-size:17px;line-height:1.75;color:var(--body)}
.prose p+p{margin-top:1.2em}
.prose .about-lead{color:var(--ink);margin-bottom:28px}

.checklist{list-style:none;padding:0;border-top:1px solid var(--ink)}
.checklist li{padding:18px 0;border-bottom:1px solid var(--line);font-family:var(--serif);font-size:26px;line-height:1.2}

.placeholder-box{min-height:320px;border:1px dashed #8C8175;display:flex;align-items:center;justify-content:center;padding:32px;text-align:center;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}

.cta-band{padding:112px var(--pad);background:var(--accent);color:#fff;display:flex;flex-direction:column;align-items:center;gap:32px;text-align:center}
.cta-band h2{font-family:var(--serif);font-weight:400;font-size:clamp(44px,5vw,72px);line-height:1}
.cta-band p{max-width:560px;font-size:17px;line-height:1.6}
.cta-band .actions{justify-content:center}

.quote-card{padding:56px clamp(24px,5vw,72px);background:var(--sand);display:flex;flex-direction:column;gap:28px}
.quote-card blockquote{font-family:var(--serif);font-size:clamp(24px,2.4vw,32px);line-height:1.35}

.area-nav{display:flex;flex-wrap:wrap;gap:12px}
.area-nav a{padding:12px 20px;border:1px solid var(--ink);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;text-decoration:none}

/* ---------- Forms ---------- */
.form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 32px}
.form .full{grid-column:1/-1}
.field{display:flex;flex-direction:column;gap:8px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.field input,.field select,.field textarea{border:0;border-bottom:1px solid var(--ink);border-radius:0;background:transparent;font-family:var(--sans);font-size:17px;letter-spacing:0;text-transform:none;color:var(--ink);padding:10px 0;min-height:44px;width:100%}
.field select{appearance:none;background-repeat:no-repeat;background-position:right 4px center;padding-right:24px}
.field textarea{min-height:120px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-bottom:2px solid var(--accent)}
.consent{display:flex;gap:12px;align-items:flex-start;font-size:13px;line-height:1.55;color:var(--body)}
.consent input{margin-top:3px;width:18px;height:18px;accent-color:var(--accent);flex-shrink:0}
.hidden-field{display:none}
.form .btn{justify-self:start}

/* ---------- Mortgage calculator ---------- */
.calc{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:clamp(40px,6vw,96px);align-items:start}
.calc-inputs{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 32px}
.calc-inputs .full{grid-column:1/-1}
.input-affix{position:relative}
.input-affix span{position:absolute;top:50%;transform:translateY(-50%);font-size:17px;letter-spacing:0;color:var(--muted);text-transform:none}
.input-affix .pre{left:0}
.input-affix .post{right:0}
.input-affix .pre+input{padding-left:14px}
.calc-results{position:sticky;top:24px;background:var(--sand);padding:48px clamp(24px,4vw,56px);display:flex;flex-direction:column;gap:24px}
.calc-total{font-family:var(--serif);font-size:clamp(56px,6vw,80px);line-height:1}
.calc-total small{font-size:.35em;color:var(--muted)}
.calc-bar{display:flex;height:14px;width:100%;background:#fff}
.calc-bar span{display:block;height:100%;transition:width .3s}
.breakdown{list-style:none;padding:0;border-top:1px solid var(--ink)}
.breakdown li{display:flex;justify-content:space-between;align-items:center;gap:16px;padding:14px 0;border-bottom:1px solid var(--line);font-size:15px}
.breakdown li span:first-child{display:flex;align-items:center;gap:10px}
.swatch{width:10px;height:10px;display:inline-block}
.calc-meta{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}
.calc-meta div{display:flex;flex-direction:column;gap:6px}
.calc-meta b{font-family:var(--serif);font-weight:400;font-size:28px}
.fine-print{font-size:13px;line-height:1.6;color:var(--muted)}

/* ---------- Footer ---------- */
.site-footer{padding:96px var(--pad) 48px;background:var(--ink);color:var(--ivory);display:flex;flex-direction:column;gap:64px}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:48px}
.footer-cta{display:flex;flex-direction:column;align-items:flex-start;gap:20px}
.footer-cta .serif{font-size:clamp(40px,3.9vw,56px);line-height:1}
.footer-col{display:flex;flex-direction:column;gap:12px;font-size:15px;line-height:1.5}
.footer-col a{text-decoration:none}
.footer-col .label{color:#B5AB9E;letter-spacing:.2em}
.legal{padding-top:24px;border-top:1px solid #3A3430;display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:#B5AB9E}
.legal a{text-decoration:none}

/* ---------- Responsive ---------- */
@media (max-width:1180px){
  .site-header{grid-template-columns:auto 1fr}
  .site-header nav,.header-right>a:not(.btn-outline){display:none}
  .wordmark{text-align:left;font-size:28px}
  .menu-toggle{display:inline-flex;align-items:center;justify-content:center}
  .header-right{gap:12px}
}
@media (max-width:1024px){
  .about{grid-template-columns:260px 1fr}
  .footer-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .steps,.features.three{grid-template-columns:repeat(2,minmax(0,1fr))}
  .calc{grid-template-columns:1fr}
  .calc-results{position:static}
}
@media (max-width:720px){
  .header-right .btn-outline{display:none}
  .wordmark{font-size:22px}
  .hero{min-height:560px}
  .services{grid-template-columns:1fr}
  .card{min-height:0}
  .areas{padding-top:80px;padding-bottom:72px}
  .area-list a{grid-template-columns:44px 1fr 32px}
  .area-explore{display:none}
  .about{grid-template-columns:1fr}
  .about .portrait,.about .portrait-placeholder{max-width:320px}
  .valuation{grid-template-columns:1fr;padding-top:80px;padding-bottom:80px}
  .footer-grid{grid-template-columns:1fr}
  .legal{flex-direction:column}
  .page-hero{padding-top:80px;padding-bottom:72px}
  .section,.cta-band{padding-top:80px;padding-bottom:80px}
  .steps,.features,.features.three,.two-col,.form,.calc-inputs{grid-template-columns:1fr}
}


/* ---------- v2: photos, split heroes, FAQ, facts ---------- */
:root{--taupe:#6B6259;--photo:#CEC2B2}
.hero,.testimonial,.card-accent{background:var(--taupe)}
.site-header nav.mobile-menu:not([hidden]){display:flex}

.photo{position:relative;overflow:hidden;background:var(--photo);display:flex;align-items:flex-end;min-height:120px}
.photo>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.photo-label{position:relative;display:flex;align-items:center;gap:8px;margin:16px;padding:8px 12px;background:rgba(245,240,232,.9);font-size:10px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--body)}
.photo-label svg{flex-shrink:0}
.ar-4-5{aspect-ratio:4/5}.ar-3-4{aspect-ratio:3/4}.ar-4-3{aspect-ratio:4/3}.ar-16-9{aspect-ratio:16/9}.ar-21-9{aspect-ratio:21/9}.ar-1-1{aspect-ratio:1/1}

.split-hero{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);min-height:720px;border-bottom:1px solid var(--line)}
.split-hero.short{min-height:560px}
.split-hero .copy{padding:96px clamp(20px,6vw,96px) 96px var(--pad);display:flex;flex-direction:column;justify-content:center;align-items:flex-start;gap:28px}
.split-hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(48px,5.4vw,80px);line-height:1}
.split-hero .lead{max-width:520px;font-size:18px;line-height:1.6;color:var(--body)}
.split-hero .photo{min-height:100%}
.eyebrow{font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--accent)}

.trust{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-bottom:1px solid var(--line)}
.trust>div{padding:36px var(--pad-sm,32px);display:flex;flex-direction:column;align-items:center;gap:6px;text-align:center;border-right:1px solid var(--line)}
.trust>div:last-child{border-right:0}
.trust b{font-family:var(--serif);font-weight:400;font-size:40px;line-height:1}
.trust span{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}

.svc-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:32px}
.svc{display:flex;flex-direction:column;gap:14px;text-decoration:none}
.svc .photo{margin-bottom:10px}
.svc h3{font-family:var(--serif);font-weight:400;font-size:32px;line-height:1.05}
.svc p{font-size:15px;line-height:1.55;color:var(--body)}
.svc .link{margin-top:4px}

.tiles{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:20px}
.tiles.three{grid-template-columns:repeat(3,minmax(0,1fr));gap:40px 32px}
.tile{display:flex;flex-direction:column;gap:12px;text-decoration:none}
.tile .name{font-family:var(--serif);font-size:28px;line-height:1.05}
.tiles.three .name{font-size:36px}
.tile .tag{font-size:15px;line-height:1.5;color:var(--body)}

.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(48px,7vw,104px);align-items:center}
.split.rev>:first-child{order:2}
.stack{display:flex;flex-direction:column;align-items:flex-start;gap:24px}
.stack h2{font-family:var(--serif);font-weight:400;font-size:clamp(40px,4.2vw,60px);line-height:1.02}
.stack p{max-width:560px;font-size:17px;line-height:1.65;color:var(--body)}

.mini-list{list-style:none;padding:0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 40px;width:100%;border-top:1px solid var(--ink)}
.mini-list li{padding:18px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:4px}
.mini-list b{font-family:var(--serif);font-weight:400;font-size:24px;line-height:1.15}
.mini-list span{font-size:15px;line-height:1.5;color:var(--body)}
.mini-list.one{grid-template-columns:1fr}

.steps.four{grid-template-columns:repeat(4,minmax(0,1fr))}
.steps.four h3{font-size:28px}

.chips{display:flex;flex-wrap:wrap;gap:10px;list-style:none;padding:0}
.chips li{padding:10px 18px;border:1px solid var(--line);background:var(--paper);font-size:14px}

.faq{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2fr);gap:clamp(40px,6vw,96px);align-items:start}
.faq h2{font-family:var(--serif);font-weight:400;font-size:clamp(40px,4.5vw,64px);line-height:1}
.faq-list{border-top:1px solid var(--ink)}
.faq-item{padding:28px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:10px}
.faq-item h3{font-family:var(--serif);font-weight:400;font-size:28px;line-height:1.15}
.faq-item p{font-size:16px;line-height:1.65;color:var(--body);max-width:720px}

.facts{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0 40px;border-top:1px solid var(--ink);margin:0}
.facts>div{padding:22px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:6px}
.facts dt{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.facts dd{margin:0;font-size:16px;line-height:1.5}

.quote-split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.4fr);min-height:560px;background:var(--taupe);color:#fff}
.quote-split .copy{padding:96px var(--pad) 96px clamp(40px,6vw,96px);display:flex;flex-direction:column;justify-content:center;gap:28px}
.quote-split blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(30px,3vw,42px);line-height:1.2}
.quote-split cite{font-style:normal;font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase}

.serving{font-size:13px;line-height:1.6;color:#B5AB9E;max-width:760px}
.skip-link{position:absolute;left:-9999px;top:0;z-index:50;background:var(--ink);color:var(--ivory);padding:12px 20px}
.skip-link:focus{left:16px;top:16px}
.field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%231C1917' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E")}
.input-affix input:has(+.post){padding-right:24px}
.input-affix input::-webkit-inner-spin-button,.input-affix input::-webkit-outer-spin-button{-webkit-appearance:none;margin:0}
.input-affix input[type=number]{-moz-appearance:textfield;appearance:textfield}

@media (max-width:1024px){
  .svc-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .tiles{grid-template-columns:repeat(3,minmax(0,1fr))}
  .tiles.three{grid-template-columns:repeat(2,minmax(0,1fr))}
  .steps.four{grid-template-columns:repeat(2,minmax(0,1fr))}
  .facts{grid-template-columns:repeat(2,minmax(0,1fr))}
  .quote-split{grid-template-columns:1fr}
  .quote-split .photo{min-height:320px}
  .quote-split .copy{padding:72px var(--pad)}
}
@media (max-width:720px){
  .split-hero,.split,.faq{grid-template-columns:1fr}
  .split.rev>:first-child{order:0}
  .split-hero{min-height:0}
  .split-hero .copy{padding:64px var(--pad)}
  .split-hero .photo{min-height:0;aspect-ratio:4/3}
  .svc-grid,.tiles.three,.mini-list,.facts,.steps.four{grid-template-columns:1fr}
  .tiles{grid-template-columns:repeat(2,minmax(0,1fr))}
}
.stack>.photo{align-self:stretch}
.split-hero .actions{width:100%}
.valuation.sand{background:var(--sand)}
.split>.photo.portrait-sm{max-width:520px;width:100%;justify-self:center}
@media (max-width:720px){
  .svc .photo,.tiles.three .photo{aspect-ratio:4/3}
  /* Phones: stack the stats — three columns are too narrow for the labels. */
  .trust{grid-template-columns:1fr}
  .trust>div{padding:22px 20px;border-right:0;border-bottom:1px solid var(--line)}
  .trust>div:last-child{border-bottom:0}
  .split>.photo.portrait-sm{max-width:360px}
}

/* ---------- Hero variants (inner pages alternate B / C; home stays A) ---------- */
/* B: full-bleed photo, text over a scrim */
.split-hero.v-b{grid-template-columns:1fr;min-height:680px;border-bottom:0;position:relative}
.split-hero.v-b.short{min-height:620px}
.split-hero.v-b>*{grid-area:1/1}
.split-hero.v-b .photo{min-height:100%}
.split-hero.v-b .photo-label{position:absolute;top:0;right:0}
.split-hero.v-b .copy{position:relative;z-index:1;justify-content:flex-end;padding:120px var(--pad) 88px;background:rgba(28,25,23,.46);color:#fff}
.split-hero.v-b .lead,.split-hero.v-b .lead em{color:#F5F0E8!important}
.split-hero.v-b .eyebrow{color:#fff}
.split-hero.v-b h1{max-width:900px;font-size:clamp(52px,6.4vw,96px)}
.split-hero.v-b .btn-ink{background:#fff;color:var(--ink)}
.split-hero.v-b .photo-label{z-index:2}
/* C: centered editorial, wide photo below */
.split-hero.v-c{grid-template-columns:1fr;min-height:0;background:var(--sand);border-bottom:0;padding-bottom:var(--pad)}
.split-hero.v-c .copy{align-items:center;text-align:center;padding:112px var(--pad) 64px}
.split-hero.v-c .lead{margin:0 auto}
.split-hero.v-c h1{max-width:1000px}
.split-hero.v-c .actions{justify-content:center}
.split-hero.v-c .photo{min-height:0;aspect-ratio:21/9;margin:0 var(--pad)}
@media (max-width:720px){
  .split-hero.v-b,.split-hero.v-b.short{min-height:560px}
  .split-hero.v-b .photo{aspect-ratio:auto}
  .split-hero.v-b .copy{padding:96px var(--pad) 56px}
  .split-hero.v-c .copy{padding:72px var(--pad) 40px}
  .split-hero.v-c .photo{aspect-ratio:4/3}
}

/* ---------- Blog: The Quill ---------- */
.masthead{padding:112px var(--pad) 96px;display:flex;flex-direction:column;align-items:center;gap:24px;text-align:center;border-bottom:1px solid var(--ink)}
.quill-title{font-family:var(--serif);font-weight:400;font-size:clamp(96px,14vw,200px);line-height:.9;letter-spacing:-.01em}
.masthead .lead{max-width:560px;font-size:18px;line-height:1.6;color:var(--body)}
.quill-form{width:100%;max-width:520px;margin-top:8px;text-align:left}
.featured{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);gap:clamp(40px,6vw,88px);align-items:center}
.featured h2{font-family:var(--serif);font-weight:400;font-size:clamp(40px,4.2vw,60px);line-height:1.02}
.featured h2 a,.post h3 a{text-decoration:none}
.post-meta{display:flex;align-items:center;gap:16px;font-size:13px;color:var(--muted)}
.post-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:56px 32px}
.post{display:flex;flex-direction:column;gap:14px}
.post>a{display:block;margin-bottom:6px}
.post h3{font-family:var(--serif);font-weight:400;font-size:30px;line-height:1.1}
.post p{font-size:15px;line-height:1.55;color:var(--body)}
.topics li.on{background:var(--ink);color:var(--ivory);border-color:var(--ink)}
@media (max-width:1024px){.post-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:720px){.featured,.post-grid{grid-template-columns:1fr}.masthead{padding:72px var(--pad) 64px}}
.site-header nav{gap:22px}
.header-right{gap:22px}
.site-header nav a,.header-right>a{letter-spacing:.12em}
.post>a,.featured>a{text-decoration:none}
@media (max-width:1320px){.site-header{grid-template-columns:auto 1fr}.site-header nav,.header-right>a:not(.btn-outline){display:none}.wordmark{text-align:left;font-size:28px}.menu-toggle{display:inline-flex;align-items:center;justify-content:center}.header-right{gap:12px}}

/* ---------- Brokerage logo ---------- */
.bhe-logo{display:block;height:auto}
.affil{margin-top:24px;padding-top:24px;border-top:1px solid rgba(245,240,232,.35)}
.affil .bhe-logo{width:240px}
.footer-logo{width:220px;margin-top:20px}
@media (max-width:720px){.affil .bhe-logo{width:190px}.footer-logo{width:190px}}

/* ---------- Savills association band ---------- */
.savills{display:grid;grid-template-columns:160px minmax(0,1.3fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:center;padding:88px var(--pad);background:var(--paper);border-top:1px solid var(--line)}
.savills-logo{width:160px;height:160px;display:block}
.savills-copy{display:flex;flex-direction:column;gap:16px}
.savills-copy h2{font-family:var(--serif);font-weight:400;font-size:clamp(36px,3.6vw,52px);line-height:1.02}
.savills-copy p{font-size:16px;line-height:1.65;color:var(--body);max-width:560px}
.savills-points{list-style:none;padding:0;border-top:1px solid var(--ink)}
.savills-points li{padding:16px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:4px}
.savills-points li:last-child{border-bottom:0;padding-top:20px}
.savills-points b{font-family:var(--serif);font-weight:400;font-size:24px}
.savills-points span{font-size:15px;line-height:1.5;color:var(--body)}
@media (max-width:1024px){.savills{grid-template-columns:120px 1fr}.savills-logo{width:120px;height:120px}.savills-points{grid-column:1/-1}}
@media (max-width:720px){.savills{grid-template-columns:1fr;padding:72px var(--pad)}.savills-logo{width:96px;height:96px}}
.split-hero.v-b h1.h1-long{font-size:clamp(36px,3.9vw,56px);line-height:1.1;max-width:1000px}
.tiles,.tiles.tags{grid-template-columns:repeat(5,minmax(0,1fr));gap:40px 20px}
.tiles.tags .tag{font-size:14px}
@media (max-width:1024px){.tiles,.tiles.tags{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* ---------- Services dropdown ---------- */
.site-header nav{align-items:center}
.nav-drop{position:relative}
.nav-drop-btn{display:inline-flex;align-items:center;gap:6px;min-height:44px;padding:0;border:0;background:transparent;color:var(--ink);cursor:pointer;font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.12em;text-transform:uppercase}
.nav-drop-btn.is-current{text-decoration:underline;text-underline-offset:6px}
.nav-menu{display:none;position:absolute;top:100%;left:-20px;z-index:30;min-width:220px;padding:10px 0;background:var(--paper);border:1px solid var(--line);box-shadow:0 12px 32px rgba(28,25,23,.08);flex-direction:column}
.nav-drop:hover .nav-menu,.nav-drop:focus-within .nav-menu,.nav-drop.open .nav-menu{display:flex}
.nav-menu a{padding:12px 20px;font-size:12px;font-weight:500;letter-spacing:.12em;text-transform:uppercase;text-decoration:none;white-space:nowrap}
.nav-menu a:hover{background:var(--sand);opacity:1}
.nav-menu a[aria-current="page"]{text-decoration:underline;text-underline-offset:6px}
.mobile-menu .mobile-group{padding:18px 0 6px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.mobile-menu a.mobile-sub{padding-left:16px;font-size:24px}
.quill-title{font-size:clamp(56px,7.4vw,108px);line-height:1;max-width:1100px}
.site-header nav.mobile-menu{align-items:stretch;gap:0}
.site-header nav.mobile-menu a{font-family:var(--serif);font-size:26px;font-weight:400;letter-spacing:0;text-transform:none;white-space:normal}
.site-header nav.mobile-menu a.mobile-sub{padding-left:16px;font-size:22px}
.site-header nav.mobile-menu .btn{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase}

/* ---------- Buyer guide sign-up ---------- */
.guide-band{padding:88px var(--pad);background:var(--sand);display:flex;flex-direction:column;align-items:center;gap:20px;text-align:center}
.guide-lead{font-family:var(--serif);font-size:clamp(28px,2.8vw,40px);line-height:1.2;max-width:760px}
.guide-form{width:100%;max-width:560px;text-align:left;margin-top:8px}

/* ---------- Buyer chapters ---------- */
.chapters{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 72px;border-top:1px solid var(--ink)}
.chapter{display:grid;grid-template-columns:88px minmax(0,1fr);gap:24px;padding:48px 0 56px;border-bottom:1px solid var(--line)}
.chapter-num{display:flex;flex-direction:column;gap:6px}
.chapter-num .label{color:var(--accent);font-size:10px}
.chapter-num b{font-family:var(--serif);font-weight:400;font-size:56px;line-height:.9;color:var(--accent)}
.chapter-body{display:flex;flex-direction:column;gap:14px}
.chapter-body h3{font-family:var(--serif);font-weight:400;font-size:34px;line-height:1.05;margin-bottom:4px}
.chapter-lead{font-family:var(--serif);font-size:21px;line-height:1.45;color:var(--ink)}
.chapter-body p:not(.chapter-lead){font-size:15px;line-height:1.7;color:var(--body)}
.chapter-points{list-style:none;padding:16px 0 0;margin-top:6px;border-top:1px solid var(--line);display:flex;flex-direction:column;gap:10px}
.chapter-points li{position:relative;padding-left:20px;font-size:14px;line-height:1.5;color:var(--ink)}
.chapter-points li::before{content:"";position:absolute;left:0;top:.6em;width:6px;height:6px;background:var(--accent)}
@media (max-width:1024px){.chapters{grid-template-columns:1fr}}
@media (max-width:720px){.chapter{grid-template-columns:1fr;gap:12px;padding:36px 0 40px}.chapter-num{flex-direction:row;align-items:baseline;gap:10px}.chapter-num b{font-size:40px}}

/* ---------- Home search (IDX) ---------- */
.search-hero{padding:96px var(--pad) 72px;display:flex;flex-direction:column;align-items:flex-start;gap:20px;border-bottom:1px solid var(--line)}
.search-hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(52px,6vw,88px);line-height:1}
.search-hero .lead{font-size:18px;line-height:1.6;color:var(--body)}
.search-bar{width:100%;margin-top:16px;display:grid;grid-template-columns:minmax(0,2fr) repeat(4,minmax(0,1fr)) auto;gap:24px;align-items:end}
.search-bar .btn{min-height:48px}
.results-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:32px;padding-bottom:16px;border-bottom:1px solid var(--ink)}
.idx-note{font-size:13px;color:var(--muted)}
.listing-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:48px 32px}
.listing{display:flex;flex-direction:column;gap:16px}
.listing-photo{position:relative;display:block;text-decoration:none}
.status{position:absolute;top:16px;left:16px;padding:6px 12px;background:var(--paper);font-size:10px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--ink)}
.status.sold{background:var(--accent);color:#fff}
.listing-body{display:flex;flex-direction:column;gap:6px}
.listing-price{font-family:var(--serif);font-size:30px;line-height:1.1}
.listing-addr{font-size:15px;line-height:1.5;color:var(--body)}
.listing-meta{display:flex;gap:18px;padding-top:10px;margin-top:4px;border-top:1px solid var(--line);font-size:13px;letter-spacing:.06em;color:var(--muted)}
.more-row{display:flex;justify-content:center;margin-top:64px}
@media (max-width:1024px){.search-bar{grid-template-columns:repeat(2,minmax(0,1fr))}.search-bar .field:first-child{grid-column:1/-1}.listing-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:720px){.search-bar,.listing-grid{grid-template-columns:1fr}.search-hero{padding:64px var(--pad) 48px}.results-head{flex-direction:column;align-items:flex-start;gap:6px}}
/* tighter header to fit Home Search */
.site-header{padding-left:40px;padding-right:40px;gap:20px}
.site-header nav,.header-right{gap:18px}
.site-header nav a,.header-right>a,.nav-drop-btn{letter-spacing:.09em}
.wordmark{font-size:30px}
.header-right .btn-outline{padding:12px 18px}

/* ---------- Utility bar + My Search Portal ---------- */
.utility-bar{display:flex;justify-content:space-between;align-items:center;min-height:40px;padding:0 40px;background:var(--ink);color:#D6CDBF;font-size:11px;letter-spacing:.14em;text-transform:uppercase}
.portal{position:relative}
.portal-btn{display:inline-flex;align-items:center;gap:8px;min-height:40px;padding:0;border:0;background:transparent;color:var(--ivory);cursor:pointer;font-family:var(--sans);font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase}
.portal-panel{display:none;position:absolute;top:100%;right:0;z-index:40;width:360px;padding:28px;background:var(--paper);color:var(--ink);border:1px solid var(--line);box-shadow:0 16px 40px rgba(28,25,23,.14);flex-direction:column;gap:14px;text-transform:none;letter-spacing:0;text-align:left}
.portal:hover .portal-panel,.portal:focus-within .portal-panel,.portal.open .portal-panel{display:flex}
.portal-tabs{display:flex;gap:24px;border-bottom:1px solid var(--line)}
.portal-tabs span{padding-bottom:10px;font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);cursor:pointer}
.portal-tabs span.on{color:var(--ink);box-shadow:inset 0 -2px 0 var(--accent)}
.portal-lead{font-size:14px;line-height:1.5;color:var(--body)}
.sso-btn{min-height:46px;border:1px solid var(--ink);background:#fff;color:var(--ink);font-family:var(--sans);font-size:13px;font-weight:600;cursor:pointer}
.sso-btn:hover{background:var(--sand)}
.portal-or{display:flex;align-items:center;gap:12px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.portal-or::before,.portal-or::after{content:"";flex:1;height:1px;background:var(--line)}
.portal-email{display:flex;flex-direction:column;gap:14px}
.portal-email .btn{width:100%}
.portal-fine{font-size:12px;color:var(--muted)}
/* phone button, bolder than the rest of the nav */
.header-right .btn-phone{font-weight:800;letter-spacing:.06em;font-size:13px;border-width:2px}
@media (max-width:720px){.utility-bar{padding:0 20px}.utility-bar>span{display:none}.utility-bar{justify-content:flex-end}.portal-panel{width:min(360px,calc(100vw - 40px))}}

/* ---------- Newsletter pop-up ---------- */
.nl-popup{position:fixed;inset:0;z-index:100;display:flex;align-items:center;justify-content:center;padding:20px;background:rgba(28,25,23,.55)}
.nl-popup[hidden]{display:none}
.nl-card{position:relative;width:min(880px,100%);display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);background:var(--paper);box-shadow:0 24px 64px rgba(0,0,0,.25)}
.nl-photo .photo{height:100%;min-height:420px}
.nl-copy{padding:56px 48px 40px;display:flex;flex-direction:column;gap:18px}
.nl-copy h2{font-family:var(--serif);font-weight:400;font-size:44px;line-height:1.02}
.nl-copy p{font-size:16px;line-height:1.6;color:var(--body)}
.nl-close{position:absolute;top:10px;right:12px;width:44px;height:44px;border:0;background:transparent;font-size:28px;line-height:1;color:var(--ink);cursor:pointer}
.nl-skip{align-self:flex-start;min-height:44px;padding:0;border:0;background:transparent;font-family:var(--sans);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);text-decoration:underline;text-underline-offset:5px;cursor:pointer}
@media (max-width:720px){.nl-card{grid-template-columns:1fr}.nl-photo{display:none}.nl-copy{padding:48px 24px 28px}.nl-copy h2{font-size:34px}}
.svc-grid{grid-template-columns:repeat(3,minmax(0,1fr))}
@media (max-width:1024px){.svc-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:720px){.svc-grid{grid-template-columns:1fr}}

/* ---------- Blog: wide featured story ---------- */
.featured-wide{padding:96px 0 104px;display:flex;flex-direction:column;gap:40px}
.featured-head,.featured-foot{padding:0 var(--pad);display:flex;flex-direction:column;gap:16px}
.featured-head h2{font-family:var(--serif);font-weight:400;font-size:clamp(44px,5vw,72px);line-height:1}
.featured-head h2 a{text-decoration:none}
.featured-photo{display:block;text-decoration:none}
.featured-photo .photo{width:100%}
.featured-foot{flex-direction:row;justify-content:space-between;align-items:flex-end;gap:48px}
.featured-foot p{max-width:640px;font-size:18px;line-height:1.6;color:var(--body)}
@media (max-width:720px){.featured-wide{padding:64px 0 72px;gap:28px}.featured-photo .photo{aspect-ratio:4/3}.featured-foot{flex-direction:column;align-items:flex-start;gap:16px}}

/* ---------- Header: name at left, menu in line after it ---------- */
.site-header{grid-template-columns:auto minmax(0,1fr) auto;gap:36px}
.wordmark{text-align:left}
.site-header nav{justify-content:flex-start;gap:20px}
@media (max-width:1320px){.site-header{grid-template-columns:auto 1fr}}

/* ---------- Text me ---------- */
.header-right .btn-text{display:inline-flex;align-items:center;min-height:44px;padding:12px 18px;background:var(--accent);color:#fff;font-size:13px;font-weight:800;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;white-space:nowrap}
.header-right .btn-text:hover{opacity:.85}
.header-right{gap:12px}
.text-band{padding:56px var(--pad);background:var(--ink);color:var(--ivory);display:flex;justify-content:space-between;align-items:center;gap:40px}
.text-band p{font-family:var(--serif);font-size:clamp(24px,2.4vw,34px);line-height:1.25;max-width:880px}
.text-band .btn{white-space:nowrap}
@media (max-width:1024px){.text-band{flex-direction:column;align-items:flex-start}}
@media (max-width:720px){.header-right .btn-text{display:none}}
/* fit Text me in the header */
.site-header{padding-left:32px;padding-right:32px;gap:28px}
.wordmark{font-size:28px}
.site-header nav{gap:16px}
.site-header nav a,.nav-drop-btn{font-size:11.5px;letter-spacing:.07em}
.header-right .btn-phone{padding:10px 14px;font-size:12.5px}
.header-right .btn-text{padding:10px 14px;font-size:12.5px}
.header-right{gap:10px}

/* ---------- Instagram feed ---------- */
.ig-handle{display:inline-flex;align-items:center;gap:10px;font-size:15px;font-weight:600;letter-spacing:.04em;text-decoration:none}
.ig-grid{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:12px}
.ig-tile{display:block;text-decoration:none}
.ig-tile .photo-label{font-size:9px;margin:10px;padding:6px 8px}
.ig-section .more-row{margin-top:48px}
@media (max-width:720px){.ig-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:6px}.ig-tile .photo-label{display:none}}

:root{--paper:#FFFFFF}

/* ---------- Sticky top bar + header ---------- */
:root{--util-h:40px}
html{scroll-padding-top:136px}
.utility-bar{position:sticky;top:0;z-index:60;height:var(--util-h);transition:background-color .25s ease}
.site-header{position:sticky;top:var(--util-h);z-index:50;transition:min-height .25s ease,padding .25s ease,background-color .25s ease,border-color .25s ease}
.mobile-menu{max-height:calc(100dvh - 112px);overflow-y:auto}
.calc-results{top:136px}
/* scrolled: translucent, blurred, slightly shorter */
html.is-scrolled .utility-bar{background:rgba(28,25,23,.72);-webkit-backdrop-filter:saturate(160%) blur(14px);backdrop-filter:saturate(160%) blur(14px)}
html.is-scrolled .site-header{min-height:72px;padding-top:10px;padding-bottom:10px;background:rgba(255,255,255,.72);border-bottom-color:rgba(220,210,196,.6);-webkit-backdrop-filter:saturate(160%) blur(14px);backdrop-filter:saturate(160%) blur(14px)}
@supports not ((backdrop-filter:blur(1px)) or (-webkit-backdrop-filter:blur(1px))){
  html.is-scrolled .utility-bar{background:rgba(28,25,23,.95)}
  html.is-scrolled .site-header{background:rgba(255,255,255,.95)}
}
@media (prefers-reduced-motion:reduce){.utility-bar,.site-header{transition:none}}

/* ---------- Chat with Tina (bottom right) ---------- */
.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}
.chat{position:fixed;right:20px;bottom:20px;z-index:90;display:flex;flex-direction:column;align-items:flex-end;gap:12px;font-family:var(--sans)}
.chat-launch{display:inline-flex;align-items:center;gap:10px;padding:8px 16px 8px 8px;border:1px solid var(--line);border-radius:999px;background:var(--paper);color:var(--ink);box-shadow:0 8px 24px rgba(28,25,23,.14);cursor:pointer;text-align:left;transition:transform .2s ease,box-shadow .2s ease}
.chat-launch:hover{transform:translateY(-2px);box-shadow:0 12px 28px rgba(28,25,23,.18)}
.chat-icon{display:inline-flex;align-items:center;justify-content:center;width:36px;height:36px;border-radius:50%;background:var(--accent);color:#fff;flex:none}
.chat-label{display:flex;flex-direction:column;line-height:1.2}
.chat-label span{font-size:11px;color:var(--muted)}
.chat-label strong{font-size:13px;font-weight:600;color:var(--accent)}
.chat-panel{width:min(320px,calc(100vw - 40px));background:var(--paper);border:1px solid var(--line);border-radius:14px;box-shadow:0 16px 40px rgba(28,25,23,.18);overflow:hidden}
.chat-panel[hidden],.chat-form[hidden]{display:none}
.chat-head{display:flex;align-items:center;gap:10px;padding:12px 14px;background:var(--accent);color:#fff}
.chat-avatar{display:inline-flex;align-items:center;justify-content:center;width:34px;height:34px;border-radius:50%;background:rgba(255,255,255,.18);font-family:var(--serif);font-size:15px;letter-spacing:.04em;flex:none}
.chat-who{display:flex;flex-direction:column;line-height:1.25;flex:1}
.chat-who strong{font-size:14px;font-weight:600}
.chat-who span{font-size:11px;opacity:.85}
.chat-close{display:inline-flex;padding:6px;border:0;background:transparent;color:#fff;cursor:pointer;border-radius:50%}
.chat-close:hover{background:rgba(255,255,255,.15)}
.chat-body{display:flex;flex-direction:column;gap:8px;padding:14px}
.chat-bubble{max-width:90%;padding:10px 12px;border-radius:12px 12px 12px 4px;background:var(--ivory);font-size:13.5px;line-height:1.45;color:var(--body)}
.chat-form{display:flex;flex-direction:column;gap:8px;padding:0 14px 12px}
.chat-form textarea,.chat-form input{width:100%;padding:9px 11px;border:1px solid var(--line);border-radius:8px;background:#fff;font:inherit;font-size:13.5px;color:var(--ink);resize:none}
.chat-form textarea:focus,.chat-form input:focus{outline:2px solid var(--accent);outline-offset:0;border-color:transparent}
.chat-send{align-self:flex-end;padding:9px 18px;border:0;border-radius:999px;background:var(--accent);color:#fff;font:inherit;font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.chat-send:hover{opacity:.88}
.chat-send:disabled{opacity:.6;cursor:default}
.chat-bubble a{color:var(--accent);font-weight:600}
.chat-alt{padding:10px 14px;border-top:1px solid var(--line);font-size:12px;color:var(--muted)}
.chat-alt a{color:var(--accent);font-weight:600}
.chat.is-open .chat-launch{display:none}
@media (max-width:720px){
  .chat{right:14px;bottom:14px}
  .chat-launch{padding:6px 12px 6px 6px}
  .chat-label span{display:none}
}
@media (prefers-reduced-motion:reduce){.chat-launch{transition:none}.chat-launch:hover{transform:none}}

/* ---------- Blazor host ---------- */
#main:focus,#main h1:focus{outline:none}
#blazor-error-ui{display:none;position:fixed;bottom:0;left:0;right:0;z-index:1000;padding:12px 20px;background:#FBE9E4;color:var(--ink,#1C1917);box-shadow:0 -1px 2px rgba(0,0,0,.2);font-size:14px}
#blazor-error-ui .reload{margin-left:8px}
#blazor-error-ui .dismiss{position:absolute;right:16px;top:10px;cursor:pointer}

/* ---------- Market Update: article page ---------- */
.article{padding:96px 0 104px;display:flex;flex-direction:column;gap:48px}
.article-head,.article-body,.article-foot{width:100%;max-width:calc(760px + 2 * var(--pad));margin:0 auto;padding:0 var(--pad)}
.article-head{display:flex;flex-direction:column;gap:24px}
.article-head h1{font-family:var(--serif);font-weight:400;font-size:clamp(44px,5vw,72px);line-height:1}
.article-head .lead{font-size:20px;line-height:1.6;color:var(--body)}
.article-head .post-meta{flex-wrap:wrap}
.article-photo{width:100%;max-width:1400px;margin:0 auto}
.article-body{font-size:18px;line-height:1.75;color:var(--body)}
.article-body>*+*{margin-top:1.1em}
.article-body h2,.article-body h3{font-family:var(--serif);font-weight:400;color:var(--ink);line-height:1.1;margin-top:1.6em}
.article-body h2{font-size:clamp(32px,3.2vw,44px)}
.article-body h3{font-size:clamp(26px,2.4vw,32px)}
.article-body a{color:var(--accent);text-underline-offset:4px}
.article-body ul,.article-body ol{padding-left:1.4em}
.article-body li+li{margin-top:.4em}
.article-body blockquote{border-left:2px solid var(--accent);padding-left:24px;font-family:var(--serif);font-size:26px;line-height:1.35;color:var(--ink)}
.article-body img{height:auto;margin:1.6em 0}
.article-body .ql-align-center{text-align:center}
.article-body .ql-align-right{text-align:right}
.article-foot{padding-top:24px}
@media (max-width:720px){.article{padding:64px 0 72px;gap:32px}.article-body{font-size:17px}}
.topics li{cursor:pointer}
.empty-note{margin-top:32px;color:var(--body)}

/* ---------- Home Search: results + map ---------- */
.search-bar{grid-template-columns:minmax(0,2fr) repeat(5,minmax(0,1fr)) auto}
.search-results{padding:40px var(--pad) 96px}
.search-results .results-head{gap:16px;flex-wrap:wrap}
.results-tools{display:flex;align-items:center;gap:20px}
.results-sort{display:flex;align-items:center;gap:10px;font-size:11px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.results-sort select{border:0;border-bottom:1px solid var(--ink);background:transparent;font-family:var(--sans);font-size:14px;letter-spacing:0;text-transform:none;color:var(--ink);padding:6px 4px;cursor:pointer}
.view-toggle{display:none;border:1px solid var(--ink)}
.view-toggle button{border:0;background:transparent;padding:8px 16px;font-family:var(--sans);font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;cursor:pointer;color:var(--ink)}
.view-toggle button.on{background:var(--ink);color:var(--ivory)}
.results-layout{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:40px;align-items:start}
.results-list .listing-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:28px 14px}
/* Medium laptops: four beside the map would be too narrow for prices and addresses. */
@media (min-width:1025px) and (max-width:1319px){.results-list .listing-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
/* Compact result cards: about half the size of the site's standard listing cards. */
.results-list .listing{gap:10px}
.results-list .listing .photo{min-height:0} /* the site-wide 120px minimum would force 4:3 photos wider than a narrow card */
.results-list .listing .status{top:8px;left:8px;padding:4px 8px;font-size:9px}
.results-list .listing-price{font-size:21px}
.results-list .listing-addr{font-size:13px;line-height:1.45}
.results-list .listing-meta{gap:10px;padding-top:6px;font-size:11.5px;letter-spacing:.03em}
.results-message{padding:48px 0;font-size:17px;line-height:1.6;color:var(--body);display:flex;flex-direction:column;gap:8px}
.results-message a{color:var(--accent)}
.results-map{position:sticky;top:calc(var(--util-h) + 88px);height:calc(100vh - var(--util-h) - 120px);min-height:420px}
.listings-map{position:relative;width:100%;height:100%;background:var(--sand)}
.listings-map-canvas{position:absolute;inset:0}
.listings-map-note{height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;padding:24px;text-align:center;color:var(--muted);font-size:15px}
.map-search-toggle{position:absolute;top:12px;left:12px;z-index:1;display:flex;align-items:center;gap:8px;padding:9px 14px;background:var(--paper);box-shadow:0 2px 10px rgba(28,25,23,.18);font-size:13px;font-weight:500;cursor:pointer}
.map-search-toggle input{width:16px;height:16px;accent-color:var(--accent)}
.listing.is-highlighted .listing-price{color:var(--accent)}
.listing-addr a{text-decoration:none}
.listing-courtesy{font-size:11px;line-height:1.5;color:var(--muted)}
.listing-grid.three{grid-template-columns:repeat(3,minmax(0,1fr))}
.idx-notice{margin-top:48px;padding-top:16px;border-top:1px solid var(--line);display:flex;flex-direction:column;gap:8px;font-size:11.5px;line-height:1.6;color:var(--muted)}
/* Map pins and the pin preview live inside Google's map, outside any Blazor component. */
.tq-pin{padding:5px 9px;background:var(--paper);color:var(--ink);border:1px solid rgba(28,25,23,.18);border-radius:999px;box-shadow:0 1px 4px rgba(28,25,23,.25);font-family:var(--sans);font-size:12px;font-weight:600;white-space:nowrap;transition:transform .15s ease,background-color .15s ease}
.tq-pin:hover,.tq-pin.is-active{background:var(--accent);color:#fff;border-color:var(--accent);transform:scale(1.08)}
.tq-map-card{display:flex;flex-direction:column;width:220px;text-decoration:none;color:var(--ink);font-family:var(--sans)}
.tq-map-card img{width:220px;height:140px;object-fit:cover}
.tq-map-card-body{display:flex;flex-direction:column;gap:2px;padding:10px 2px 2px;font-size:13px;line-height:1.4}
.tq-map-card-body b{font-family:var(--serif);font-weight:400;font-size:22px}
.tq-map-card-meta{color:var(--muted);font-size:12px}
@media (max-width:1320px){.search-bar{grid-template-columns:repeat(3,minmax(0,1fr))}.search-bar .field:first-child{grid-column:1/-1}}
@media (max-width:1024px){
  .view-toggle{display:flex}
  .results-layout{grid-template-columns:1fr}
  .results-map{display:none;position:relative;top:0;height:70vh}
  .results-layout.show-map .results-map{display:block}
  .results-layout.show-map .results-list{display:none}
  .listing-grid.three{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media (max-width:720px){.search-bar{grid-template-columns:1fr 1fr}.results-list .listing-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px 14px}.listing-grid.three{grid-template-columns:1fr}.search-results{padding:32px var(--pad) 72px}}

/* ---------- Home Search: listing page ---------- */
.listing-gallery{padding:32px var(--pad) 0;display:flex;flex-direction:column;gap:16px}
.gallery-main{position:relative;background:var(--sand)}
.gallery-main .photo{max-height:72vh}
.gallery-nav{position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;border:0;border-radius:50%;background:rgba(255,255,255,.9);color:var(--ink);font-size:28px;line-height:1;cursor:pointer;box-shadow:0 2px 10px rgba(28,25,23,.2)}
.gallery-nav.prev{left:16px}
.gallery-nav.next{right:16px}
.gallery-count{position:absolute;right:16px;bottom:16px;padding:6px 12px;background:rgba(28,25,23,.7);color:#fff;font-size:12px;letter-spacing:.1em}
.gallery-thumbs{display:flex;gap:8px;overflow-x:auto;padding-bottom:4px}
.gallery-thumbs button{flex:0 0 auto;width:112px;height:76px;padding:0;border:2px solid transparent;background:none;cursor:pointer;opacity:.75}
.gallery-thumbs button.on{border-color:var(--accent);opacity:1}
.gallery-thumbs img{width:100%;height:100%;object-fit:cover}
.listing-detail{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);gap:clamp(40px,6vw,88px);align-items:start;padding-top:56px}
.listing-main{display:flex;flex-direction:column;gap:20px}
.listing-main h2{font-family:var(--serif);font-weight:400;font-size:clamp(30px,3vw,40px);margin-top:28px}
.listing-title{font-family:var(--serif);font-weight:400;font-size:clamp(48px,5vw,72px);line-height:1}
.listing-address{font-size:18px;line-height:1.5;color:var(--body)}
.listing-facts{list-style:none;padding:20px 0;display:flex;flex-wrap:wrap;gap:12px 48px;border-top:1px solid var(--ink);border-bottom:1px solid var(--line)}
.listing-facts li{display:flex;flex-direction:column;gap:4px}
.listing-facts b{font-family:var(--serif);font-weight:400;font-size:32px;line-height:1}
.listing-facts span{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.listing-remarks{font-size:17px;line-height:1.75;color:var(--body);white-space:pre-line}
.listing-dl{display:grid;grid-template-columns:1fr 1fr;gap:0 40px;margin:0}
.listing-dl>div{display:flex;flex-direction:column;gap:4px;padding:14px 0;border-bottom:1px solid var(--line)}
.listing-dl dt{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.listing-dl dd{margin:0;font-size:15px;line-height:1.5}
.listing-attribution{margin-top:24px;font-size:13px;line-height:1.6;color:var(--body)}
.listing-aside{position:sticky;top:calc(var(--util-h) + 96px);display:flex;flex-direction:column;gap:24px}
.listing-contact{display:flex;flex-direction:column;align-items:stretch;gap:14px;padding:32px;background:var(--sand)}
.listing-contact p{font-size:16px;line-height:1.6;color:var(--body)}
.listing-contact .btn{text-align:center}
.listing-contact .link{align-self:center;margin-top:4px}
.listing-map{height:300px}
@media (max-width:1024px){.listing-detail{grid-template-columns:1fr}.listing-aside{position:static}}
@media (max-width:720px){.listing-dl{grid-template-columns:1fr}.gallery-thumbs button{width:88px;height:60px}}