/* Erik Flaskerud — Pleasant Hill Real Estate. No external fonts or frameworks: fast + deploy-anywhere. */
:root{
  --ink:#14231c;--ink-2:#24372e;--ink-3:#3a4d43;
  --cream:#f8f4ec;--paper:#fffdf8;--sand:#efe6d6;--sage:#e5ece3;--line:#e2d9c8;
  --gold:#c98a3a;--gold-ink:#7d4f15;--gold-soft:#f5e6cf;
  --muted:#55615a;--ok:#1f6b45;--err:#a3271c;
  --r:18px;--r-sm:12px;--shadow:0 10px 30px -12px rgba(20,35,28,.25);--shadow-lg:0 30px 60px -25px rgba(20,35,28,.45);
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,ui-serif,serif;
  --sans:Inter,"Segoe UI",system-ui,-apple-system,Roboto,"Helvetica Neue",Arial,sans-serif;
  --wrap:1200px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body{margin:0;font-family:var(--sans);font-size:1.0625rem;line-height:1.65;color:var(--ink);background:var(--cream);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--ink);text-decoration-color:var(--gold);text-underline-offset:3px}
a:hover{color:var(--gold-ink)}
h1,h2,h3,h4{font-family:var(--serif);line-height:1.15;margin:0 0 .5em;letter-spacing:-.01em;font-weight:600}
h1{font-size:clamp(2.3rem,5.2vw,4.1rem)}
h2{font-size:clamp(1.8rem,3.4vw,2.7rem)}
h3{font-size:clamp(1.25rem,2vw,1.5rem)}
p{margin:0 0 1em}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:6px}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:.75rem 1rem;z-index:1000}
.skip:focus{left:1rem;top:1rem}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 clamp(1.1rem,4vw,2rem)}
.section{padding:clamp(3.5rem,8vw,6.5rem) 0}
.section.tight{padding:clamp(2.5rem,5vw,4rem) 0}
.bg-paper{background:var(--paper)}.bg-sage{background:var(--sage)}.bg-sand{background:var(--sand)}
.bg-ink{background:var(--ink);color:#eef2ee}.bg-ink a{color:#fff}.bg-ink .eyebrow{color:#e9c48f}.bg-ink .muted{color:#c4cfc8}
.eyebrow{display:inline-block;font-size:.8rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:.8rem}
.lead{font-size:clamp(1.1rem,1.6vw,1.3rem);color:var(--ink-3);max-width:62ch}
.bg-ink .lead{color:#d7e0da}
.muted{color:var(--muted)}.small{font-size:.9rem}.center{text-align:center}.center .lead{margin-inline:auto}
.sec-head{max-width:760px;margin-bottom:2.5rem}.sec-head.center{margin-inline:auto}
.grid{display:grid;gap:clamp(1rem,2.5vw,1.75rem)}
.g2{grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr))}
.g3{grid-template-columns:repeat(auto-fit,minmax(min(100%,300px),1fr))}
.g4{grid-template-columns:repeat(auto-fit,minmax(min(100%,230px),1fr))}
.split{display:grid;gap:clamp(2rem,5vw,4rem);grid-template-columns:1fr;align-items:center}
@media(min-width:900px){.split{grid-template-columns:1.05fr 1fr}.split.rev>:first-child{order:2}}

/* placeholders — intentionally visible so nothing ships unreplaced */
.ph{background:#fff3c4;color:#5c4400;border-radius:4px;padding:0 .3em;font-weight:600;box-decoration-break:clone;-webkit-box-decoration-break:clone}
.bg-ink .ph{background:#4b3d12;color:#ffe9a8}
.badge{display:inline-flex;align-items:center;gap:.35rem;font-size:.75rem;font-weight:700;letter-spacing:.04em;text-transform:uppercase;padding:.3rem .65rem;border-radius:999px;background:var(--gold-soft);color:var(--gold-ink)}
.badge.dark{background:var(--ink);color:#fff}.badge.ok{background:#dcefe3;color:#174f33}.badge.pend{background:#fde7c8;color:#6b3d00}.badge.sold{background:#e9e1f3;color:#43266b}

/* buttons */
.btn{--b:var(--ink);display:inline-flex;align-items:center;justify-content:center;gap:.55rem;min-height:48px;padding:.8rem 1.4rem;border-radius:999px;border:2px solid var(--b);background:var(--b);color:#fff;font:700 1rem/1.1 var(--sans);text-decoration:none;cursor:pointer;transition:transform .15s ease,box-shadow .2s ease,background .2s}
.btn:hover{color:#fff;transform:translateY(-1px);box-shadow:var(--shadow)}
.btn.gold{--b:var(--gold);color:var(--ink)}.btn.gold:hover{color:var(--ink);background:#d79a4b}
.btn.ghost{background:transparent;color:var(--ink)}.btn.ghost:hover{background:var(--ink);color:#fff}
.btn.light{--b:#fff;color:var(--ink)}.btn.light:hover{color:var(--ink)}
.btn.ghost-light{--b:#fff;background:transparent;color:#fff}.btn.ghost-light:hover{background:#fff;color:var(--ink)}
.btn.sm{min-height:40px;padding:.5rem 1rem;font-size:.92rem}
.btn.block{width:100%}
.btn-row{display:flex;flex-wrap:wrap;gap:.8rem;align-items:center}
.link-arrow{font-weight:700;text-decoration:none;display:inline-flex;gap:.4rem;align-items:center}
.link-arrow::after{content:"→";transition:transform .2s}.link-arrow:hover::after{transform:translateX(4px)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(248,244,236,.88);backdrop-filter:saturate(1.4) blur(12px);-webkit-backdrop-filter:saturate(1.4) blur(12px);border-bottom:1px solid transparent;transition:border-color .2s,box-shadow .2s}
.site-header.scrolled{border-color:var(--line);box-shadow:0 6px 20px -16px rgba(0,0,0,.4)}
.nav-bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:72px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--ink)}
.brand-mark{width:42px;height:42px;flex:none}
.brand-name{font-family:var(--serif);font-size:1.3rem;font-weight:700;line-height:1}
.brand-sub{display:block;font-family:var(--sans);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-top:.25rem}
.nav{display:flex;align-items:center;gap:.25rem}
.nav a{padding:.55rem .8rem;border-radius:999px;text-decoration:none;font-weight:600;font-size:.97rem;color:var(--ink-2)}
.nav a:hover,.nav a[aria-current=page]{background:var(--sand);color:var(--ink)}
.nav .btn{margin-left:.5rem;color:var(--ink)}
.nav-toggle{display:none;background:none;border:0;width:48px;height:48px;border-radius:12px;cursor:pointer;color:var(--ink)}
.nav-toggle svg{width:28px;height:28px}
@media(max-width:1060px){
  .nav-toggle{display:inline-grid;place-items:center}
  .nav{position:fixed;inset:72px 0 auto 0;flex-direction:column;align-items:stretch;gap:.2rem;padding:1rem 1.2rem 1.5rem;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:var(--shadow-lg);transform:translateY(-8px);opacity:0;visibility:hidden;transition:.2s;max-height:calc(100vh - 72px);overflow:auto}
  .nav.open{transform:none;opacity:1;visibility:visible}
  .nav a{padding:.85rem 1rem;font-size:1.05rem}
  .nav .btn{margin:.6rem 0 0}
}

/* hero */
.hero{position:relative;color:#fff;isolation:isolate;overflow:hidden;min-height:min(88vh,780px);display:flex;align-items:flex-end}
.hero picture,.hero>img{position:absolute;inset:0;z-index:-2}
.hero picture img,.hero>img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,20,15,.25) 0%,rgba(10,20,15,.35) 40%,rgba(10,20,15,.82) 100%),linear-gradient(90deg,rgba(10,20,15,.55),transparent 70%)}
.hero .wrap{width:100%;padding-top:7rem;padding-bottom:clamp(2.5rem,6vw,4.5rem)}
.hero h1{max-width:16ch;color:#fff;text-wrap:balance}
.hero .lead{color:#eef3ef;max-width:56ch}
.hero .eyebrow{color:#f2cf9b}
.hero-actions{display:flex;flex-wrap:wrap;gap:.8rem;margin:1.8rem 0 2rem}
.hero-card{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:1px;background:rgba(255,255,255,.18);border:1px solid rgba(255,255,255,.22);border-radius:var(--r);overflow:hidden;max-width:880px;backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px)}
.hero-card>div{background:rgba(12,24,18,.42);padding:1rem 1.2rem}
.hero-card strong{display:block;font-family:var(--serif);font-size:1.15rem}
.hero-card span{font-size:.9rem;color:#dfe7e2}
.page-hero{background:var(--ink);color:#fff;position:relative;isolation:isolate;overflow:hidden}
.page-hero .wrap{padding-top:clamp(3.5rem,8vw,6rem);padding-bottom:clamp(3rem,6vw,4.5rem)}
.page-hero h1{color:#fff;max-width:20ch;text-wrap:balance}.page-hero .lead{color:#dce5df}.page-hero .eyebrow{color:#f2cf9b}
.page-hero.img::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(10,20,15,.88) 0%,rgba(10,20,15,.6) 55%,rgba(10,20,15,.35) 100%)}
.page-hero.img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.crumbs{font-size:.88rem;margin-bottom:1rem;color:#cbd6cf}.crumbs a{color:#fff}
.crumbs ol{list-style:none;display:flex;flex-wrap:wrap;gap:.4rem;margin:0;padding:0}.crumbs li+li::before{content:"/";margin-right:.4rem;opacity:.6}

/* dual path cards */
.paths{margin-top:-3rem;position:relative;z-index:2}
.path{background:var(--paper);border-radius:var(--r);padding:1.6rem;box-shadow:var(--shadow);border:1px solid var(--line);display:flex;flex-direction:column;gap:.6rem;text-decoration:none;color:var(--ink);transition:transform .2s,box-shadow .2s}
.path:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg);color:var(--ink)}
.path .ico{width:48px;height:48px;border-radius:14px;background:var(--gold-soft);display:grid;place-items:center;color:var(--gold-ink)}
.path .ico svg{width:26px;height:26px}
.path h3{margin:0}.path p{margin:0;color:var(--muted)}

/* cards */
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:clamp(1.3rem,2.5vw,2rem);box-shadow:0 1px 0 rgba(0,0,0,.02)}
.card.pad-lg{padding:clamp(1.6rem,3.5vw,2.75rem)}
.card h3{margin-top:0}
.img-card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;text-decoration:none;color:var(--ink);transition:transform .2s,box-shadow .2s}
.img-card:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg);color:var(--ink)}
.img-card img,.img-card .thumb{aspect-ratio:3/2;width:100%;object-fit:cover;background:var(--sand)}
.img-card .body{padding:1.25rem 1.35rem 1.5rem;display:flex;flex-direction:column;gap:.45rem;flex:1}
.img-card h3{margin:0;font-size:1.3rem}.img-card p{margin:0;color:var(--muted);font-size:.98rem}
.img-card .meta{font-size:.82rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-ink)}

/* legacy */
.legacy-art{position:relative;border-radius:calc(var(--r) + 6px);overflow:hidden;box-shadow:var(--shadow-lg)}
.legacy-art img{aspect-ratio:4/5;object-fit:cover;width:100%}
.legacy-art figcaption{position:absolute;left:1rem;right:1rem;bottom:1rem;background:rgba(255,253,248,.95);border-radius:var(--r-sm);padding:1rem 1.2rem;font-size:.95rem}
.legacy-art figcaption strong{font-family:var(--serif);font-size:1.1rem;display:block}
.honors{list-style:none;padding:0;margin:1.5rem 0;display:grid;gap:.8rem}
.honors li{display:flex;gap:.9rem;align-items:flex-start;background:var(--paper);border:1px solid var(--line);border-radius:var(--r-sm);padding:1rem 1.1rem}
.honors svg{flex:none;width:26px;height:26px;color:var(--gold)}
blockquote.pull{margin:1.5rem 0;padding:0 0 0 1.25rem;border-left:4px solid var(--gold);font-family:var(--serif);font-size:1.35rem;line-height:1.4}

/* stats */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,210px),1fr));gap:1rem}
.stat{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:1.3rem 1.4rem}
.bg-ink .stat{background:var(--ink-2);border-color:#33493d}
.stat .k{font-size:.82rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.bg-ink .stat .k{color:#b9c7bf}
.stat .v{font-family:var(--serif);font-size:2rem;font-weight:700;line-height:1.2;margin:.3rem 0}
.stat .d{font-size:.9rem;color:var(--muted)}.bg-ink .stat .d{color:#c4cfc8}

/* listings */
.listing .thumb{position:relative}
.listing .thumb .badge{position:absolute;top:.8rem;left:.8rem}
.listing .sample{position:absolute;right:.8rem;top:.8rem;background:rgba(20,35,28,.85);color:#fff;font-size:.72rem;font-weight:700;padding:.25rem .55rem;border-radius:6px}
.listing .price{font-family:var(--serif);font-size:1.6rem;font-weight:700}
.facts{display:flex;flex-wrap:wrap;gap:.35rem 1rem;font-size:.92rem;color:var(--ink-3);list-style:none;padding:0;margin:.2rem 0 .4rem}
.filters{display:flex;flex-wrap:wrap;gap:.6rem;align-items:end;margin-bottom:1.5rem}
.filters label{font-size:.85rem;font-weight:700}
.chip{border:1.5px solid var(--line);background:var(--paper);border-radius:999px;padding:.5rem 1rem;font:600 .95rem var(--sans);cursor:pointer;color:var(--ink);min-height:44px}
.chip[aria-pressed=true],.chip:hover{background:var(--ink);color:#fff;border-color:var(--ink)}

/* testimonials */
.quote{display:flex;flex-direction:column;gap:1rem}
.quote .stars{color:var(--gold);letter-spacing:.15em;font-size:1.1rem}
.quote p{font-family:var(--serif);font-size:1.15rem;line-height:1.5;margin:0}
.quote footer{font-size:.92rem;color:var(--muted);margin-top:auto}

/* forms */
form{margin:0}
.field{display:flex;flex-direction:column;gap:.35rem;margin-bottom:1rem}
.field label,.legend{font-weight:700;font-size:.93rem}
.field .hint{font-size:.85rem;color:var(--muted)}
input,select,textarea{font:inherit;color:var(--ink);background:#fff;border:1.5px solid #cfc5b3;border-radius:12px;padding:.75rem .9rem;min-height:48px;width:100%;transition:border-color .15s,box-shadow .15s}
textarea{min-height:110px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--ink);box-shadow:0 0 0 4px rgba(201,138,58,.28)}
input[aria-invalid=true],select[aria-invalid=true],textarea[aria-invalid=true]{border-color:var(--err)}
.err{color:var(--err);font-size:.85rem;font-weight:600;min-height:0}
.row2{display:grid;gap:0 1rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr))}
.row3{display:grid;gap:0 1rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,150px),1fr))}
.inline-form{display:flex;flex-wrap:wrap;gap:.6rem}
.inline-form input{flex:1 1 220px}
.inline-form .btn{flex:none}
.consent{font-size:.8rem;color:var(--muted);margin:.6rem 0 0}
.bg-ink .consent{color:#b9c7bf}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.choices{display:grid;gap:.6rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,180px),1fr));margin:.4rem 0 1rem;border:0;padding:0}
.choices legend{margin-bottom:.5rem}
.choice{position:relative}
.choice input{position:absolute;opacity:0;inset:0;width:100%;height:100%;cursor:pointer;margin:0}
.choice span{display:flex;align-items:center;gap:.6rem;min-height:52px;padding:.75rem 1rem;border:1.5px solid #cfc5b3;border-radius:12px;background:#fff;font-weight:600;transition:.15s}
.choice input:checked+span{border-color:var(--ink);background:var(--ink);color:#fff}
.choice input:focus-visible+span{box-shadow:0 0 0 4px rgba(201,138,58,.45)}
.success{display:none;background:#e3f1e8;border:1.5px solid #9ccdb0;color:#123d27;border-radius:var(--r-sm);padding:1.1rem 1.2rem}
.success.show{display:block}
.success strong{display:block;font-family:var(--serif);font-size:1.2rem;margin-bottom:.2rem}
.bg-ink .success{background:#1f3a2c;border-color:#3f7a59;color:#e6f3ea}
form.done>*:not(.success){display:none}

/* multi-step */
.steps-bar{display:flex;gap:.4rem;margin-bottom:1.4rem}
.steps-bar span{flex:1;height:6px;border-radius:9px;background:var(--line);transition:background .3s}
.steps-bar span.on{background:var(--gold)}
.step{display:none}.step.active{display:block;animation:fade .3s ease}
@keyframes fade{from{opacity:0;transform:translateY(6px)}to{opacity:1;transform:none}}
.step-nav{display:flex;justify-content:space-between;gap:.8rem;margin-top:.5rem}
.step-count{font-size:.85rem;font-weight:700;color:var(--muted);letter-spacing:.06em;text-transform:uppercase;margin-bottom:.4rem}

/* calculator */
.calc{display:grid;gap:1.5rem;grid-template-columns:1fr}
@media(min-width:900px){.calc{grid-template-columns:1fr 1fr}}
.calc-out{background:var(--ink);color:#fff;border-radius:var(--r);padding:1.75rem}
.calc-out .big{font-family:var(--serif);font-size:clamp(2.2rem,4vw,3rem);font-weight:700;line-height:1.1;margin:.2rem 0 1rem}
.calc-out dl{display:grid;grid-template-columns:1fr auto;gap:.5rem 1rem;margin:0 0 1.2rem;font-size:.97rem}
.calc-out dt{color:#c8d3cc}.calc-out dd{margin:0;font-weight:700;text-align:right}
.bar{height:12px;border-radius:9px;overflow:hidden;display:flex;background:#33493d;margin:.5rem 0 1rem}
.bar i{display:block;height:100%}
.legend-row{display:flex;flex-wrap:wrap;gap:.4rem 1rem;font-size:.82rem;color:#c8d3cc}
.legend-row b{display:inline-block;width:10px;height:10px;border-radius:3px;margin-right:.35rem;vertical-align:middle}

/* quiz */
.quiz{max-width:760px;margin:0 auto}
.quiz-q{font-family:var(--serif);font-size:clamp(1.3rem,2.4vw,1.7rem);margin:.2rem 0 1rem;line-height:1.3}
.quiz .choices{grid-template-columns:1fr}
.quiz-result .score{font-family:var(--serif);font-size:3rem;font-weight:700;line-height:1}
.tabs{display:inline-flex;background:var(--sand);padding:.3rem;border-radius:999px;gap:.2rem;margin-bottom:1.5rem}
.tabs button{border:0;background:none;padding:.65rem 1.2rem;border-radius:999px;font:700 .97rem var(--sans);cursor:pointer;color:var(--ink);min-height:44px}
.tabs button[aria-selected=true]{background:var(--ink);color:#fff}

/* checklists / steps */
.numbered{counter-reset:n;list-style:none;padding:0;margin:0;display:grid;gap:1rem}
.numbered>li{counter-increment:n;position:relative;padding:1.2rem 1.3rem 1.2rem 4.2rem;background:var(--paper);border:1px solid var(--line);border-radius:var(--r-sm)}
.numbered>li::before{content:counter(n);position:absolute;left:1.1rem;top:1.1rem;width:2.2rem;height:2.2rem;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;font-weight:700;font-family:var(--serif)}
.numbered h3{font-size:1.15rem;margin:0 0 .25rem}.numbered p{margin:0;color:var(--muted)}
.checks{list-style:none;padding:0;margin:0 0 1rem}
.checks li{position:relative;padding-left:1.8rem;margin:.45rem 0}
.checks li::before{content:"";position:absolute;left:0;top:.45em;width:1.05rem;height:1.05rem;border-radius:50%;background:var(--gold-soft) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%237d4f15' stroke-width='3.5'%3E%3Cpath d='M5 12l5 5 9-10'/%3E%3C/svg%3E") center/70% no-repeat}

/* article */
.prose{max-width:720px;margin:0 auto;font-size:1.1rem}
.prose h2{font-size:1.75rem;margin-top:2.2rem}.prose h3{margin-top:1.6rem}
.prose ul,.prose ol{padding-left:1.3rem}.prose li{margin:.35rem 0}
.prose .callout{background:var(--gold-soft);border-radius:var(--r-sm);padding:1.1rem 1.3rem;margin:1.5rem 0}
.article-meta{display:flex;gap:1rem;flex-wrap:wrap;font-size:.92rem;color:#cbd6cf}
.toc{background:var(--paper);border:1px solid var(--line);border-radius:var(--r-sm);padding:1rem 1.3rem;margin-bottom:2rem}
.toc ol{margin:.3rem 0 0}

/* town page */
.facts-list{list-style:none;padding:0;margin:0;display:grid;gap:.7rem}
.facts-list li{display:flex;gap:.8rem;align-items:flex-start}
.facts-list svg{flex:none;width:22px;height:22px;color:var(--gold-ink);margin-top:.2rem}
.src{font-size:.85rem}
.src a{word-break:break-word}

/* faq */
details.faq{background:var(--paper);border:1px solid var(--line);border-radius:var(--r-sm);padding:0 1.2rem;margin-bottom:.7rem}
details.faq summary{cursor:pointer;font-weight:700;padding:1.05rem 0;list-style:none;display:flex;justify-content:space-between;gap:1rem}
details.faq summary::after{content:"+";font-size:1.4rem;line-height:1;color:var(--gold-ink)}
details.faq[open] summary::after{content:"–"}
details.faq summary::-webkit-details-marker{display:none}
details.faq>div{padding-bottom:1.1rem;color:var(--ink-3)}

/* CTA band */
.cta-band{border-radius:calc(var(--r) + 8px);background:linear-gradient(135deg,var(--ink) 0%,#21392d 60%,#2d4a3b 100%);color:#fff;padding:clamp(2rem,5vw,3.5rem);display:grid;gap:1.5rem;align-items:center;position:relative;overflow:hidden}
@media(min-width:860px){.cta-band{grid-template-columns:1.2fr 1fr}}
.cta-band h2{color:#fff}.cta-band p{color:#d5dfd9}
.cta-band::before{content:"";position:absolute;right:-80px;top:-80px;width:280px;height:280px;border-radius:50%;background:radial-gradient(circle,rgba(201,138,58,.45),transparent 70%)}

/* footer */
.site-footer{background:#0f1b15;color:#c9d4cd;padding:4rem 0 7rem;font-size:.95rem}
.site-footer a{color:#fff;text-decoration:none}.site-footer a:hover{text-decoration:underline;color:#f2cf9b}
.foot-grid{display:grid;gap:2rem;grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr))}
.site-footer h2{font-family:var(--sans);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:#f2cf9b;margin-bottom:1rem}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:.5rem}
.legal{border-top:1px solid #2a3a31;margin-top:2.5rem;padding-top:1.5rem;display:grid;gap:.8rem;font-size:.85rem;color:#aebbb3}
.eho{display:inline-flex;align-items:center;gap:.6rem}
.eho svg{width:34px;height:34px;flex:none}
.credits{font-size:.78rem;color:#93a39a}
.credits a{color:#c9d4cd}
@media(min-width:861px){.site-footer{padding-bottom:4rem}}

/* sticky mobile bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:repeat(3,1fr);background:var(--ink);border-top:1px solid #33493d;padding:.4rem .5rem calc(.4rem + env(safe-area-inset-bottom))}
.mbar a{display:flex;flex-direction:column;align-items:center;gap:.15rem;color:#fff;text-decoration:none;font-size:.78rem;font-weight:700;padding:.35rem;min-height:48px;justify-content:center;border-radius:10px}
.mbar a.hl{background:var(--gold);color:var(--ink)}
.mbar svg{width:20px;height:20px}
@media(min-width:861px){.mbar{display:none}}

/* chat widget */
.chat-fab{position:fixed;right:1.25rem;bottom:1.25rem;z-index:70;display:flex;align-items:center;gap:.6rem;background:var(--gold);color:var(--ink);border:0;border-radius:999px;padding:.85rem 1.15rem;font:700 1rem var(--sans);box-shadow:var(--shadow-lg);cursor:pointer;min-height:52px}
.chat-fab svg{width:22px;height:22px}
@media(max-width:860px){.chat-fab{bottom:5.2rem;right:.9rem;padding:.8rem}.chat-fab .lbl{display:none}}
.chat{position:fixed;right:1.25rem;bottom:5.5rem;z-index:71;width:min(380px,calc(100vw - 1.5rem));max-height:min(620px,calc(100vh - 7rem));background:var(--paper);border:1px solid var(--line);border-radius:20px;box-shadow:var(--shadow-lg);display:none;flex-direction:column;overflow:hidden}
.chat.open{display:flex}
@media(max-width:860px){.chat{right:.75rem;bottom:9rem;max-height:calc(100vh - 11rem)}}
.chat-head{background:var(--ink);color:#fff;padding:1rem 1.1rem;display:flex;justify-content:space-between;align-items:center;gap:.8rem}
.chat-head strong{font-family:var(--serif);font-size:1.1rem;display:block}
.chat-head span{font-size:.82rem;color:#c8d3cc}
.chat-head button{background:none;border:0;color:#fff;font-size:1.6rem;cursor:pointer;width:44px;height:44px;border-radius:10px}
.chat-body{padding:1rem;overflow:auto;display:flex;flex-direction:column;gap:.7rem;flex:1}
.msg{max-width:88%;padding:.7rem .9rem;border-radius:16px;font-size:.96rem;line-height:1.5}
.msg.bot{background:var(--sand);border-bottom-left-radius:4px}
.msg.me{background:var(--ink);color:#fff;align-self:flex-end;border-bottom-right-radius:4px}
.msg a{font-weight:700}
.qchips{display:flex;flex-wrap:wrap;gap:.4rem}
.qchips button{border:1.5px solid var(--ink);background:#fff;border-radius:999px;padding:.45rem .8rem;font:600 .88rem var(--sans);cursor:pointer;color:var(--ink);min-height:40px}
.qchips button:hover{background:var(--ink);color:#fff}
.chat form{padding:.2rem 0 0}
.chat .field{margin-bottom:.6rem}.chat input,.chat textarea{min-height:44px;padding:.6rem .8rem}.chat textarea{min-height:70px}

/* popup */
dialog.pop{border:0;padding:0;border-radius:24px;max-width:min(560px,calc(100vw - 2rem));width:100%;box-shadow:var(--shadow-lg);background:var(--paper);color:var(--ink)}
dialog.pop::backdrop{background:rgba(10,20,15,.55);backdrop-filter:blur(3px)}
.pop-top{background:linear-gradient(135deg,var(--ink),#2d4a3b);color:#fff;padding:1.7rem 1.7rem 1.4rem;position:relative}
.pop-top h2{color:#fff;font-size:1.7rem;margin:0 0 .4rem;padding-right:2.5rem}.pop-top p{margin:0;color:#d5dfd9}
.pop-x{position:absolute;right:.8rem;top:.8rem;background:rgba(255,255,255,.12);border:0;color:#fff;width:44px;height:44px;border-radius:50%;font-size:1.5rem;cursor:pointer}
.pop-body{padding:1.5rem 1.7rem 1.7rem}

/* reveal on scroll */
.reveal{opacity:0;transform:translateY(16px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}
.no-js .reveal{opacity:1;transform:none}

/* misc */
.headshot{aspect-ratio:4/5;border-radius:calc(var(--r) + 6px);background:linear-gradient(160deg,var(--sand),var(--sage));display:grid;place-items:center;text-align:center;color:var(--muted);border:2px dashed #c9bda7;padding:2rem}
.headshot svg{width:90px;height:90px;margin:0 auto .8rem;color:#b3a68f}
.table{width:100%;border-collapse:collapse;background:var(--paper);border-radius:var(--r-sm);overflow:hidden;font-size:.97rem}
.table th,.table td{text-align:left;padding:.8rem 1rem;border-bottom:1px solid var(--line)}
.table thead th{background:var(--ink);color:#fff;font-size:.82rem;letter-spacing:.06em;text-transform:uppercase}
.table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:var(--r-sm)}
.notice{background:#fff3c4;border:1px solid #ecd27a;border-radius:var(--r-sm);padding:.9rem 1.1rem;font-size:.93rem;color:#4a3800}
.tag-row{display:flex;flex-wrap:wrap;gap:.5rem;margin-bottom:1.5rem}
.hidden{display:none!important}
.town-nav{display:flex;flex-wrap:wrap;gap:.5rem}
.mt0{margin-top:0}.mt1{margin-top:1rem}.mt2{margin-top:2rem}.mb0{margin-bottom:0}
figure{margin:0}
.bg-ink .card{color:var(--ink)}
.bg-ink .card a{color:var(--ink)}
.bg-ink .card .consent,.bg-ink .card .muted{color:var(--muted)}
.cta-band .consent{color:#c4cfc8}.cta-band .consent a{color:#fff}
.cta-band form .field label{color:#fff}
.ico-inline{width:1.1em;height:1.1em;display:inline-block;vertical-align:-.15em;color:var(--gold-ink)}
@media print{.mbar,.chat-fab,.chat,dialog{display:none!important}}
@media(max-width:600px){.hero-card{grid-template-columns:1fr}.hero-card>div{padding:.7rem 1rem}.hero{min-height:auto}.hero .wrap{padding-top:5rem}}
.path h2.h3{font-size:clamp(1.25rem,2vw,1.5rem);margin:0}
.legal a,.consent a,.prose a,.src{text-decoration:underline}
.calc-out label{color:#fff}.calc-out .field .muted{color:#c8d3cc}
.calc-out .consent{color:#c8d3cc}.calc-out a{color:#fff}
.calc-out input{background:#fff}