:root {
  --ink: #0f263a;
  --forest: #1a5d9a;
  --forest-2: #052c50;
  --lake: #578fbf;
  --cream: #eff5fa;
  --paper: #fbfcfe;
  --sand: #d8ebfa;
  --line: rgba(5, 44, 80, 0.16);
  --muted: #52687b;
  --radius: 24px;
  --shadow: 0 24px 70px rgba(5, 44, 80, 0.16);
  --font-sans: "DM Sans", system-ui, sans-serif;
  --font-serif: "Newsreader", Georgia, serif;
}

.legal-content {
  max-width: 820px;
  margin: 0 auto;
  padding: clamp(2.5rem, 7vw, 6rem) clamp(1.25rem, 4vw, 3rem);
}

.legal-content h2 {
  margin: 2rem 0 0.65rem;
  color: var(--forest-2);
  font-family: "Newsreader", Georgia, serif;
  font-size: clamp(1.6rem, 3vw, 2.15rem);
}

.legal-content p,
.legal-content li {
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.75;
}

.legal-content a {
  color: var(--forest);
  font-weight: 700;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--font-sans);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
body.menu-open { overflow: hidden; }
a { color: inherit; }
button, input, textarea { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
img { max-width: 100%; display: block; }

.skip-link {
  position: fixed;
  z-index: 100;
  left: 16px;
  top: 12px;
  padding: 10px 14px;
  background: white;
  transform: translateY(-150%);
}
.skip-link:focus { transform: translateY(0); }

.site-header {
  position: absolute;
  z-index: 20;
  inset: 0 0 auto;
  height: 96px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0 clamp(24px, 5vw, 80px);
  color: white;
  border-bottom: 1px solid rgba(255, 255, 255, 0.24);
}
.brand {
  display: flex;
  align-items: center;
  gap: 13px;
  color: white;
  text-decoration: none;
}
.brand img { width: 54px; height: 44px; object-fit: contain; filter: invert(1); }
.home-page .brand img { width: 68px; height: 56px; }
.brand span { display: grid; line-height: 1.15; }
.brand b { font-family: var(--font-serif); font-size: 1.25rem; font-weight: 600; letter-spacing: 0.01em; }
.brand small { margin-top: 4px; text-transform: uppercase; letter-spacing: 0.16em; font-size: 0.62rem; opacity: 0.76; }
.site-header nav { display: flex; align-items: center; gap: clamp(12px, 1.7vw, 28px); }
.site-header nav a { text-decoration: none; font-size: 0.84rem; font-weight: 600; }
.site-header nav a:not(.nav-cta) { opacity: 0.84; }
.site-header nav a:not(.nav-cta):hover { opacity: 1; }
.nav-cta { border: 1px solid rgba(255,255,255,.72); border-radius: 999px; padding: 10px 17px; }
.nav-cta:hover { background: white; color: var(--forest); }
.menu-toggle { display: none; }

.hero {
  min-height: min(880px, 100svh);
  position: relative;
  display: flex;
  align-items: center;
  color: white;
  background: var(--forest) url("assets/hero.webp") center 34% / cover no-repeat;
  overflow: hidden;
}
.hero-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(3, 34, 62, .91) 0%, rgba(7, 58, 103, .64) 45%, rgba(10, 65, 114, .16) 76%), linear-gradient(0deg, rgba(2, 27, 50, .58) 0%, transparent 40%);
}
.hero-content {
  position: relative;
  z-index: 2;
  width: min(720px, calc(100% - 48px));
  margin-left: clamp(24px, 9vw, 148px);
  padding: 142px 0 130px;
}
.eyebrow {
  margin: 0 0 16px;
  color: var(--lake);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.hero .eyebrow { color: #b8d8f1; }
.hero h1, .section h2 {
  margin: 0;
  font-family: var(--font-serif);
  font-weight: 500;
  line-height: 0.98;
  letter-spacing: -0.035em;
}
.hero h1 { font-size: clamp(4.1rem, 9vw, 8.6rem); }
.hero-copy {
  max-width: 620px;
  margin: 28px 0 34px;
  color: rgba(255,255,255,.84);
  font-size: clamp(1.05rem, 1.55vw, 1.34rem);
  line-height: 1.6;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.button {
  border: 0;
  border-radius: 999px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 52px;
  padding: 0 24px;
  text-decoration: none;
  cursor: pointer;
  font-weight: 700;
  font-size: 0.9rem;
  transition: transform .2s ease, background .2s ease, color .2s ease;
}
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--sand); color: var(--forest-2); }
.button-primary:hover { background: #f2f8fd; }
.button-ghost { color: white; border: 1px solid rgba(255,255,255,.58); background: rgba(255,255,255,.08); backdrop-filter: blur(8px); }
.button-ghost:hover { background: white; color: var(--forest); }
.hero-tool-link {
  width: min(430px, 100%);
  min-height: 66px;
  margin-top: 15px;
  padding: 10px 16px;
  display: grid;
  grid-template-columns: 40px 1fr auto;
  gap: 13px;
  align-items: center;
  border: 1px solid rgba(255,255,255,.34);
  border-radius: 17px;
  color: white;
  background: rgba(5,44,80,.56);
  backdrop-filter: blur(12px);
  text-decoration: none;
  transition: transform .2s ease, background .2s ease, border-color .2s ease;
}
.hero-tool-link:hover { transform: translateY(-2px); border-color: rgba(255,255,255,.68); background: rgba(5,44,80,.76); }
.hero-tool-link > span:nth-child(2) { display: grid; line-height: 1.2; }
.hero-tool-link small { color: #b8d8f1; font-size: .62rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.hero-tool-link b { margin-top: 4px; font-size: .98rem; }
.hero-tool-icon { display: grid; place-items: center; width: 40px; height: 40px; border-radius: 50%; color: var(--forest-2); background: var(--sand); font-family: var(--font-serif); font-size: 1.35rem; }
.text-link {
  display: inline-flex;
  gap: 8px;
  margin-top: 25px;
  text-underline-offset: 5px;
  font-size: 0.86rem;
  color: rgba(255,255,255,.8);
}
.hero-proof {
  position: absolute;
  z-index: 2;
  left: 0; right: 0; bottom: 0;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  margin: 0 clamp(24px, 5vw, 80px);
  border-top: 1px solid rgba(255,255,255,.28);
}
.hero-proof span { padding: 20px 26px 24px; color: rgba(255,255,255,.68); font-size: 0.72rem; letter-spacing: .04em; }
.hero-proof span + span { border-left: 1px solid rgba(255,255,255,.28); }
.hero-proof b { color: white; display: block; margin-bottom: 2px; font-size: 0.86rem; }

.section { padding: clamp(86px, 10vw, 160px) clamp(24px, 7vw, 112px); }
.section-heading { display: grid; grid-template-columns: 1.2fr 1fr; gap: 20px 80px; align-items: end; max-width: 1240px; margin: 0 auto 58px; }
.section-heading .eyebrow { grid-column: 1 / -1; margin-bottom: -2px; }
.section h2 { font-size: clamp(3rem, 5.4vw, 5.5rem); color: var(--forest); }
.section-heading > p:last-child { margin: 0 0 6px; color: var(--muted); font-size: 1.1rem; max-width: 480px; }

.services { background: var(--cream); }
.path-grid { max-width: 1240px; margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.path-card { position: relative; min-height: 540px; padding: clamp(32px, 4vw, 58px); border: 1px solid var(--line); border-radius: var(--radius); background: rgba(255,255,255,.54); overflow: hidden; scroll-margin-top: 20px; }
.path-card::after { content: ""; position: absolute; width: 220px; height: 220px; right: -80px; bottom: -110px; border: 1px solid rgba(26,93,154,.2); border-radius: 50%; box-shadow: 0 0 0 34px rgba(26,93,154,.04), 0 0 0 68px rgba(26,93,154,.025); }
.path-card-dark { background: var(--forest); color: white; border-color: transparent; box-shadow: var(--shadow); }
.path-card-dark::after { border-color: rgba(255,255,255,.18); box-shadow: 0 0 0 34px rgba(255,255,255,.035), 0 0 0 68px rgba(255,255,255,.02); }
.path-number { position: absolute; right: 38px; top: 29px; font-family: var(--font-serif); font-size: 2.2rem; color: rgba(26,93,154,.19); }
.path-card-dark .path-number { color: rgba(255,255,255,.2); }
.path-card h3 { max-width: 480px; margin: 0 0 18px; font-family: var(--font-serif); font-size: clamp(2.5rem, 4vw, 4.2rem); font-weight: 500; line-height: 1; letter-spacing: -.03em; }
.path-card > p:not(.eyebrow) { max-width: 510px; color: var(--muted); }
.path-card-dark > p:not(.eyebrow) { color: rgba(255,255,255,.7); }
.path-card ul { list-style: none; padding: 15px 0 0; margin: 0; display: grid; gap: 10px; }
.path-card li { position: relative; padding-left: 22px; font-size: .94rem; }
.path-card li::before { content: ""; position: absolute; left: 0; top: .72em; width: 8px; height: 8px; border: 1px solid var(--lake); border-radius: 50%; }
.card-actions { position: absolute; z-index: 2; left: clamp(32px, 4vw, 58px); right: clamp(32px, 4vw, 58px); bottom: 46px; display: flex; gap: 20px; align-items: center; flex-wrap: wrap; }
.button-dark { background: var(--forest); color: white; }
.button-dark:hover { background: var(--forest-2); }
.button-light { background: var(--sand); color: var(--forest-2); }
.text-button { border: 0; padding: 8px 0; background: none; color: inherit; cursor: pointer; font-weight: 700; font-size: .88rem; text-decoration: none; }
.text-button span { margin-left: 6px; }

.seller-support {
  max-width: 1240px;
  margin: 28px auto 0;
  padding: clamp(36px, 5vw, 70px);
  display: grid;
  grid-template-columns: .88fr 1.12fr;
  gap: 34px clamp(44px, 6vw, 90px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--paper);
  box-shadow: 0 24px 70px rgba(5, 44, 80, .08);
}
.seller-message { align-self: center; }
.seller-message h2 { max-width: 600px; font-size: clamp(2.8rem, 4.5vw, 4.9rem); }
.seller-message > p:not(.eyebrow) { color: var(--muted); }
.seller-message .seller-promise { margin: 26px 0; padding: 18px 0 18px 22px; border-left: 3px solid var(--lake); font-family: var(--font-serif); font-size: 1.35rem; line-height: 1.3; color: var(--forest-2); }
.seller-resources { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.seller-resources article { padding: 24px; border: 1px solid var(--line); border-radius: 18px; background: white; }
.seller-resources article > span { display: block; margin-bottom: 24px; color: var(--lake); font-family: var(--font-serif); font-size: 1.45rem; }
.seller-resources h3 { margin: 0 0 10px; font-family: var(--font-serif); font-size: 1.45rem; line-height: 1.1; font-weight: 600; }
.seller-resources p { margin: 0; color: var(--muted); font-size: .86rem; line-height: 1.55; }
.seller-path { grid-column: 1 / -1; display: grid; grid-template-columns: repeat(4, 1fr); padding-top: 28px; border-top: 1px solid var(--line); }
.seller-path p { position: relative; margin: 0; padding: 0 24px 0 28px; }
.seller-path p::before { content: ""; position: absolute; left: 0; top: .45em; width: 9px; height: 9px; border: 2px solid var(--lake); border-radius: 50%; background: var(--paper); }
.seller-path p:not(:last-child)::after { content: ""; position: absolute; top: .75em; left: 9px; right: -9px; height: 1px; background: var(--line); }
.seller-path b, .seller-path span { position: relative; z-index: 1; display: block; background: var(--paper); }
.seller-path b { width: fit-content; padding-right: 10px; font-size: .84rem; color: var(--forest); }
.seller-path span { margin-top: 4px; color: var(--muted); font-size: .75rem; line-height: 1.45; }

.testimonial { max-width: 1160px; margin: 90px auto 0; display: grid; grid-template-columns: auto 1fr auto; gap: 24px 34px; align-items: start; }
.quote-mark { font-family: var(--font-serif); font-size: 9rem; line-height: .65; color: var(--lake); opacity: .85; }
.testimonial blockquote { margin: 0; max-width: 850px; font-family: var(--font-serif); font-size: clamp(1.65rem, 2.7vw, 2.55rem); line-height: 1.23; letter-spacing: -.02em; }
.testimonial p { margin: 18px 0 0; font-size: .78rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.quote-controls { display: flex; align-items: center; gap: 12px; margin-top: 4px; }
.quote-controls button { border: 1px solid var(--line); background: transparent; border-radius: 50%; width: 42px; height: 42px; cursor: pointer; }
.quote-controls button:hover { background: white; }
.quote-controls span { font-size: .74rem; color: var(--muted); min-width: 30px; text-align: center; }

.story { background: var(--paper); padding-bottom: 0; }
.story-intro { max-width: 960px; margin: 0 auto 74px; text-align: center; }
.story-intro > p:not(.eyebrow) { max-width: 760px; margin: 26px auto 30px; font-size: 1.1rem; color: var(--muted); }
.area-list { display: flex; justify-content: center; flex-wrap: wrap; gap: 8px; }
.area-list span { border: 1px solid var(--line); border-radius: 999px; padding: 7px 13px; color: var(--forest); font-size: .75rem; font-weight: 600; }
.team-grid { max-width: 1240px; margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
.person-card { display: grid; grid-template-columns: minmax(150px, 43%) 1fr; min-height: 450px; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: white; }
.portrait { min-height: 100%; overflow: hidden; background: #d8d5ca; }
.portrait img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.84); }
.person-copy { padding: 38px 32px; align-self: center; }
.person-copy h3 { margin: 0; font-family: var(--font-serif); font-size: 2rem; font-weight: 500; line-height: 1.1; }
.person-copy .role { margin: 8px 0 22px; color: var(--forest); font-size: .74rem; font-weight: 700; text-transform: uppercase; letter-spacing: .08em; }
.person-copy > p:not(.role) { color: var(--muted); font-size: .88rem; }
.person-copy a { display: block; width: fit-content; margin-top: 6px; font-size: .82rem; font-weight: 700; text-underline-offset: 4px; }

.contact-panel { position: relative; top: 90px; max-width: 1240px; margin: 0 auto; padding: clamp(34px, 5vw, 70px); display: grid; grid-template-columns: 1fr 1fr; gap: clamp(42px, 8vw, 110px); border-radius: 28px; color: white; background: var(--forest); box-shadow: var(--shadow); }
.contact-panel h2 { color: white; font-size: clamp(2.8rem, 4.5vw, 4.5rem); }
.contact-panel > div > p:not(.eyebrow) { color: rgba(255,255,255,.68); max-width: 500px; }
.direct-contact { margin-top: 32px; display: grid; gap: 8px; }
.direct-contact a { display: flex; justify-content: space-between; max-width: 360px; color: white; text-decoration: none; border-bottom: 1px solid rgba(255,255,255,.2); padding-bottom: 8px; font-size: .82rem; }
.direct-contact span { color: rgba(255,255,255,.58); }
form { display: grid; gap: 17px; }
.form-honey { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
form fieldset { border: 0; padding: 0; margin: 0; display: flex; flex-wrap: wrap; gap: 8px; }
form legend, .field { font-size: .7rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: rgba(255,255,255,.72); }
form legend { width: 100%; margin-bottom: 7px; }
form legend small { margin-left: 5px; color: rgba(255,255,255,.48); font-size: inherit; font-weight: 500; letter-spacing: 0; text-transform: none; }
form fieldset label { cursor: pointer; }
form fieldset input { position: absolute; opacity: 0; pointer-events: none; }
form fieldset span { display: block; border: 1px solid rgba(255,255,255,.25); border-radius: 999px; padding: 7px 14px; font-size: .76rem; }
form fieldset input:checked + span { background: var(--sand); color: var(--forest); border-color: var(--sand); }
.field { display: grid; gap: 6px; }
.field input, .field textarea { width: 100%; border: 0; border-bottom: 1px solid rgba(255,255,255,.28); background: transparent; color: white; padding: 8px 0 10px; outline: none; text-transform: none; letter-spacing: 0; border-radius: 0; resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--sand); }
.field input::placeholder, .field textarea::placeholder { color: rgba(255,255,255,.36); }
.contact-fields { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
form .button { justify-self: start; }
.contact-panel form .button[disabled] { opacity: .62; cursor: wait; transform: none; }
.form-note { margin: -6px 0 0; font-size: .72rem; color: rgba(255,255,255,.5); }
.form-note.is-error { color: #ffd2cf; }
.form-note.is-success { color: #d8ebfa; }

footer { padding: 150px clamp(24px, 7vw, 112px) 48px; display: grid; grid-template-columns: 1fr auto auto; gap: 30px; align-items: center; background: #042a4a; color: rgba(255,255,255,.6); font-size: .75rem; }
.footer-brand { color: white; font-family: var(--font-serif); font-size: 1.25rem; text-decoration: none; }
footer p { margin: 0; }
footer > div { display: flex; gap: 18px; }
.footer-affiliation { display: grid; gap: 7px; }
.brokerage-credit { display: grid; padding-left: 11px; border-left: 3px solid #e2231a; line-height: 1.25; }
.brokerage-credit span { color: rgba(255,255,255,.46); font-size: .62rem; letter-spacing: .12em; text-transform: uppercase; }
.brokerage-credit b { color: rgba(255,255,255,.88); font-size: .75rem; font-weight: 600; }

.reveal { opacity: 0; transform: translateY(22px); transition: opacity .7s ease, transform .7s ease; }
.reveal.is-visible { opacity: 1; transform: translateY(0); }
.path-card.is-focused { animation: focusPulse 1.2s ease; }
@keyframes focusPulse { 0%,100% { box-shadow: none; } 42% { box-shadow: 0 0 0 6px rgba(121,180,180,.32); } }

@media (max-width: 980px) {
  .site-header { height: 80px; }
  .site-header nav { position: fixed; inset: 0; z-index: -1; padding: 120px 30px 40px; background: var(--forest-2); display: flex; flex-direction: column; align-items: flex-start; justify-content: flex-start; gap: 24px; transform: translateY(-100%); transition: transform .35s ease; }
  .site-header nav a { font-family: var(--font-serif); font-size: 2.3rem; font-weight: 500; }
  .site-header nav .nav-cta { display: none; }
  .site-header nav:not(.is-open) { display: none; }
  .site-header nav.is-open { transform: translateY(0); }
  .menu-toggle { position: relative; z-index: 2; display: grid; width: 46px; height: 46px; place-content: center; gap: 6px; border: 1px solid rgba(255,255,255,.4); border-radius: 50%; background: rgba(0,0,0,.08); }
  .menu-toggle span { width: 19px; height: 1px; background: white; transition: transform .2s ease; }
  .menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .hero { min-height: 820px; background-position: 62% center; }
  .hero-proof { grid-template-columns: 1fr; bottom: 12px; }
  .hero-proof span { display: none; }
  .hero-proof span:first-child { display: block; border: 0; padding-left: 0; }
  .section-heading, .path-grid, .team-grid, .contact-panel, .seller-support { grid-template-columns: 1fr; }
  .section-heading { gap: 22px; }
  .path-card { min-height: 520px; }
  .testimonial { grid-template-columns: auto 1fr; }
  .quote-controls { grid-column: 2; }
  .seller-path { grid-template-columns: 1fr 1fr; gap: 24px 0; }
  .seller-path p:nth-child(2)::after { display: none; }
  .person-card { min-height: 400px; }
  footer { grid-template-columns: 1fr; gap: 9px; }
}

@media (max-width: 640px) {
  .brand b { font-size: 1.05rem; }
  .brand small { font-size: .54rem; }
  .brand img { width: 42px; height: 34px; }
  .home-page .brand img { width: 52px; height: 44px; }
  .hero { min-height: 900px; background-position: 58% center; }
  .hero-shade { background: linear-gradient(90deg, rgba(3,34,62,.89), rgba(7,58,103,.44)), linear-gradient(0deg, rgba(2,27,50,.74), transparent 55%); }
  .hero-content { width: calc(100% - 42px); margin-left: 21px; padding-top: 120px; }
  .hero h1 { font-size: clamp(4rem, 20vw, 6rem); }
  .hero-copy { margin-top: 22px; font-size: 1rem; }
  .hero-actions { display: grid; }
  .button { width: 100%; }
  .hero-proof { margin: 0 21px; }
  .section { padding-left: 20px; padding-right: 20px; }
  .section-heading { margin-bottom: 36px; }
  .section h2 { font-size: 3.25rem; }
  .path-card { min-height: 570px; padding: 34px 28px; }
  .path-card h3 { font-size: 3rem; }
  .card-actions { left: 28px; right: 28px; bottom: 30px; display: grid; }
  .card-actions .button { width: 100%; }
  .testimonial { margin-top: 72px; grid-template-columns: 1fr; gap: 8px; }
  .quote-mark { font-size: 6rem; }
  .quote-controls { grid-column: 1; }
  .seller-support { padding: 32px 24px; }
  .seller-resources { grid-template-columns: 1fr; }
  .seller-path { grid-template-columns: 1fr; gap: 22px; }
  .seller-path p { padding-left: 26px; }
  .seller-path p::after { display: none; }
  .person-card { grid-template-columns: 1fr; }
  .portrait { height: 390px; }
  .person-copy { padding: 30px 26px 34px; }
  .contact-panel { top: 72px; margin-inline: -1px; border-radius: 22px; padding: 34px 24px; }
  .direct-contact a { display: grid; }
  .contact-fields { grid-template-columns: 1fr; }
  form .button { width: 100%; }
  footer { padding-top: 126px; }
  footer > div { flex-wrap: wrap; }
}

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

/* Monthly cost estimator */
.estimator-page { background: #edf4f9; }
.estimator-page .site-header { position: relative; height: 82px; background: #052c50; }
.estimator-home-link { display: inline-flex; align-items: center; gap: 8px; border: 1px solid rgba(255,255,255,.5); border-radius: 999px; padding: 8px 16px; color: white; text-decoration: none; font-size: .82rem; font-weight: 700; }
.estimator-home-link:hover { background: white; color: var(--forest-2); }
.estimator-main { max-width: 1480px; margin: 0 auto; padding: clamp(58px, 7vw, 100px) clamp(20px, 5vw, 76px) clamp(90px, 10vw, 150px); }
.estimator-intro { display: grid; grid-template-columns: minmax(0, 1.3fr) minmax(280px, .7fr); gap: 30px 80px; align-items: end; max-width: 1240px; margin: 0 auto 46px; }
.estimator-intro h1 { max-width: 820px; margin: 0; color: var(--forest); font-family: var(--font-serif); font-size: clamp(3.2rem, 6vw, 6.5rem); font-weight: 500; line-height: .94; letter-spacing: -.04em; }
.estimator-intro > p { margin: 0 0 8px; color: var(--muted); font-size: 1.04rem; }
.estimator-intro > p b { display: block; margin-bottom: 6px; color: var(--forest-2); }
.estimator-layout { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(330px, .65fr); gap: 22px; max-width: 1240px; margin: 0 auto; align-items: start; }
.calculator-card { gap: 0; overflow: hidden; border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); box-shadow: 0 18px 55px rgba(5,44,80,.08); }
.calc-section { padding: clamp(28px, 4vw, 48px); }
.calc-section + .calc-section { border-top: 1px solid var(--line); }
.calc-section-heading { display: grid; grid-template-columns: 42px 1fr; gap: 16px; margin-bottom: 28px; }
.calc-section-heading > span { display: grid; place-items: center; width: 38px; height: 38px; border: 1px solid rgba(26,93,154,.22); border-radius: 50%; color: var(--forest); font-family: var(--font-serif); font-size: 1.1rem; }
.calc-section-heading h2 { margin: 0; color: var(--forest-2); font-family: var(--font-serif); font-size: clamp(1.8rem, 3vw, 2.5rem); font-weight: 500; line-height: 1; }
.calc-section-heading p { margin: 7px 0 0; color: var(--muted); font-size: .88rem; }
.calc-fields { display: grid; gap: 22px; }
.calc-fields-two { grid-template-columns: 1fr 1fr; }
.calc-field { display: grid; gap: 7px; color: var(--forest-2); font-size: .78rem; font-weight: 700; letter-spacing: .04em; }
.calc-field small { color: var(--muted); font-size: .7rem; font-weight: 500; letter-spacing: 0; line-height: 1.4; }
.calc-field input, .calc-field select { width: 100%; min-width: 0; height: 52px; border: 1px solid var(--line); border-radius: 12px; color: var(--ink); background: white; padding: 0 14px; font-size: 1rem; font-weight: 600; outline: none; }
.calc-field select { appearance: auto; }
.calc-field input:focus, .calc-field select:focus { border-color: var(--lake); box-shadow: 0 0 0 3px rgba(87,143,191,.16); }
.money-input, .suffix-input { position: relative; display: flex; align-items: center; }
.money-input b, .suffix-input b { position: absolute; z-index: 1; color: var(--muted); font-size: .86rem; }
.money-input b { left: 15px; }
.suffix-input b { right: 15px; }
.money-input input { padding-left: 32px; }
.suffix-input input { padding-right: 58px; }
.calc-choice, .occupancy-choice { border: 0; padding: 0; margin: 0; }
.calc-choice { display: flex; gap: 8px; margin-bottom: 26px; }
.calc-choice input, .occupancy-choice input { position: absolute; opacity: 0; pointer-events: none; }
.calc-choice label, .occupancy-choice label { cursor: pointer; }
.calc-choice span, .occupancy-choice span { display: block; border: 1px solid var(--line); border-radius: 999px; padding: 8px 14px; color: var(--muted); background: white; font-size: .76rem; font-weight: 700; }
.calc-choice input:checked + span, .occupancy-choice input:checked + span { border-color: var(--forest); color: white; background: var(--forest); }
.occupancy-choice { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 22px; }
.occupancy-choice legend { width: 100%; margin-bottom: 8px; color: var(--forest-2); font-size: .78rem; font-weight: 700; }
.pmi-choice { align-self: start; display: grid; gap: 9px; border: 1px solid var(--line); border-radius: 14px; padding: 14px 16px; background: var(--cream); }
.pmi-choice legend { color: var(--forest-2); font-size: .78rem; font-weight: 700; letter-spacing: .04em; }
.pmi-choice > div { display: flex; gap: 8px; }
.pmi-choice label { cursor: pointer; }
.pmi-choice input { position: absolute; opacity: 0; pointer-events: none; }
.pmi-choice span { display: block; min-width: 68px; border: 1px solid var(--line); border-radius: 999px; padding: 7px 14px; color: var(--muted); background: white; font-size: .76rem; font-weight: 700; text-align: center; }
.pmi-choice input:checked + span { border-color: var(--forest); color: white; background: var(--forest); }
.pmi-choice small { color: var(--muted); font-size: .68rem; line-height: 1.4; }
.taxable-value-card { align-self: start; min-height: 87px; display: grid; align-content: center; border: 1px solid var(--line); border-radius: 14px; padding: 13px 16px; background: var(--cream); }
.taxable-value-card span { color: var(--muted); font-size: .7rem; font-weight: 700; text-transform: uppercase; letter-spacing: .05em; }
.taxable-value-card strong { color: var(--forest); font-family: var(--font-serif); font-size: 1.65rem; font-weight: 500; }
.taxable-value-card small { color: var(--muted); font-size: .66rem; }
.tax-help { margin-top: 24px; padding: 18px 20px; border-left: 3px solid var(--lake); background: var(--cream); }
.tax-help p { margin: 0 0 8px; color: var(--muted); font-size: .79rem; }
.tax-help a { color: var(--forest); font-size: .78rem; font-weight: 700; text-underline-offset: 3px; }
.estimate-card { position: sticky; top: 104px; overflow: hidden; padding: clamp(28px, 3.5vw, 42px); border-radius: var(--radius); color: white; background: linear-gradient(155deg, #0b568e, #052c50 74%); box-shadow: var(--shadow); }
.estimate-card .eyebrow { color: #b8d8f1; }
.estimate-card h2 { display: grid; margin: 0; font-family: var(--font-serif); font-weight: 500; line-height: .95; }
.estimate-card h2 > span { font-size: clamp(3.6rem, 6vw, 5.7rem); letter-spacing: -.045em; }
.estimate-card h2 small { margin-top: 8px; color: rgba(255,255,255,.62); font-family: var(--font-sans); font-size: .76rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.cost-ring { width: 106px; height: 106px; margin: 28px 0; display: grid; place-items: center; border-radius: 50%; background: conic-gradient(var(--lake), var(--forest)); }
.cost-ring span { width: 68px; height: 68px; border-radius: 50%; background: #0a426d; }
.result-instruction { margin: 0 0 9px; color: rgba(255,255,255,.62); font-size: .72rem; }
.cost-breakdown { display: grid; border-top: 1px solid rgba(255,255,255,.18); }
.cost-breakdown label { position: relative; display: grid; grid-template-columns: 1fr auto; gap: 18px; align-items: center; padding: 12px 0; border-bottom: 1px solid rgba(255,255,255,.13); cursor: pointer; }
.cost-breakdown input { position: absolute; opacity: 0; }
.cost-breakdown label > span { display: flex; align-items: center; gap: 9px; color: rgba(255,255,255,.75); font-size: .78rem; }
.cost-breakdown label > span::after { content: "Included"; border: 1px solid rgba(255,255,255,.2); border-radius: 999px; padding: 2px 6px; color: rgba(255,255,255,.55); font-size: .56rem; text-transform: uppercase; }
.cost-breakdown input:not(:checked) + span { opacity: .38; text-decoration: line-through; }
.cost-breakdown input:not(:checked) + span::after { content: "Excluded"; }
.cost-breakdown b { font-size: .82rem; }
.cost-dot { width: 8px; height: 8px; border-radius: 50%; }
.mortgage-dot { background: #1a5d9a; box-shadow: 0 0 0 1px rgba(255,255,255,.4); }
.tax-dot { background: #578fbf; }
.insurance-dot { background: #89b9dc; }
.hoa-dot { background: #d8a24c; }
.pmi-dot { background: #7b87a7; }
.other-dot { background: #9bb0c0; }
.loan-summary { display: grid; gap: 6px; margin: 20px 0; }
.loan-summary span { display: flex; justify-content: space-between; gap: 16px; color: rgba(255,255,255,.58); font-size: .7rem; }
.loan-summary b { color: white; }
.estimate-disclaimer { margin: 22px 0; color: rgba(255,255,255,.48); font-size: .66rem; line-height: 1.55; }
.estimate-card .button { width: 100%; }
.estimator-footer { padding-top: 48px; }

@media (max-width: 980px) {
  .estimator-intro, .estimator-layout { grid-template-columns: 1fr; }
  .estimator-intro { gap: 18px; }
  .estimator-intro > p { max-width: 680px; }
  .estimate-card { position: static; grid-row: 1; }
  .cost-ring { position: absolute; top: 28px; right: 34px; margin: 0; }
}

@media (max-width: 640px) {
  .estimator-page .site-header { height: 74px; }
  .estimator-page .site-header { padding-inline: 20px; }
  .estimator-home-link { padding: 7px 13px; }
  .estimator-main { padding-top: 42px; }
  .estimator-intro h1 { font-size: clamp(3.2rem, 15vw, 4.7rem); }
  .calc-fields-two { grid-template-columns: 1fr; }
  .calculator-card, .estimate-card { border-radius: 20px; }
  .calc-section { padding: 28px 22px; }
  .calc-choice { display: grid; }
  .calc-choice span { text-align: center; }
  .cost-ring { width: 80px; height: 80px; top: 30px; right: 24px; }
  .cost-ring span { width: 52px; height: 52px; }
  .estimate-card h2 > span { font-size: 3.4rem; }
  .cost-breakdown label > span::after { display: none; }
}

/* Bonus fish album */
.gallery-page { background: var(--cream); }
.gallery-page.menu-open { overflow: hidden; }
.gallery-page .site-header { position: sticky; top: 0; height: 82px; background: rgba(5,44,80,.96); backdrop-filter: blur(14px); }
.gallery-page .site-header nav a { color: white; }
.gallery-hero {
  position: relative;
  overflow: hidden;
  padding: clamp(80px, 11vw, 150px) clamp(24px, 8vw, 130px) clamp(70px, 9vw, 120px);
  color: white;
  background: radial-gradient(circle at 78% 18%, rgba(87,143,191,.5), transparent 34%), linear-gradient(145deg, #052c50, #1a5d9a);
}
.gallery-hero::after { content: ""; position: absolute; width: 480px; height: 480px; right: -180px; bottom: -310px; border: 1px solid rgba(216,235,250,.22); border-radius: 50%; box-shadow: 0 0 0 48px rgba(216,235,250,.035), 0 0 0 96px rgba(216,235,250,.02); }
.gallery-hero > * { position: relative; z-index: 1; }
.gallery-hero .eyebrow { color: #b8d8f1; }
.gallery-hero h1 { max-width: 900px; margin: 0; font-family: var(--font-serif); font-weight: 500; font-size: clamp(4.2rem, 10vw, 9rem); line-height: .9; letter-spacing: -.04em; }
.gallery-hero > p:not(.eyebrow) { max-width: 650px; margin: 30px 0 0; color: rgba(255,255,255,.76); font-size: clamp(1rem, 1.6vw, 1.2rem); }
.gallery-hero .text-link { margin-top: 28px; }
.fish-album { padding: clamp(60px, 8vw, 110px) clamp(16px, 5vw, 78px) clamp(90px, 10vw, 150px); }
.fish-album-heading { max-width: 1180px; margin: 0 auto 34px; display: flex; justify-content: space-between; align-items: end; gap: 24px; }
.fish-album-heading h2 { margin: 0; font-family: var(--font-serif); font-weight: 500; font-size: clamp(2.6rem, 5vw, 4.8rem); line-height: 1; color: var(--forest); }
.fish-album-heading p { max-width: 420px; margin: 0; color: var(--muted); }
.fish-grid { max-width: 1180px; margin: 0 auto; columns: 3 300px; column-gap: 14px; }
.fish-tile { position: relative; display: block; width: 100%; margin: 0 0 14px; padding: 0; break-inside: avoid; overflow: hidden; border: 0; border-radius: 18px; appearance: none; background: var(--forest-2); cursor: zoom-in; box-shadow: 0 12px 30px rgba(5,44,80,.12); isolation: isolate; -webkit-transform: translateZ(0); transform: translateZ(0); }
.fish-tile img { position: relative; z-index: 0; display: block; width: 100%; height: auto; opacity: 1; -webkit-transform: translateZ(0); transform: translateZ(0); -webkit-backface-visibility: hidden; backface-visibility: hidden; transition: transform .45s ease; }
.fish-tile::after { content: "View"; position: absolute; z-index: 2; right: 14px; bottom: 14px; padding: 7px 11px; border: 1px solid rgba(255,255,255,.5); border-radius: 999px; color: white; background: rgba(5,44,80,.84); font-size: .7rem; font-weight: 700; opacity: 0; transform: translateY(5px); transition: opacity .25s ease, transform .25s ease; }
.fish-tile:hover img { transform: translateZ(0) scale(1.025); }
.fish-tile:hover::after, .fish-tile:focus-visible::after { opacity: 1; transform: translateY(0); }
.fish-tile:focus-visible { outline: 3px solid var(--lake); outline-offset: 3px; }
.fish-number { position: absolute; z-index: 2; left: 13px; top: 13px; display: grid; place-items: center; min-width: 34px; height: 34px; padding: 0 8px; border-radius: 999px; color: white; background: rgba(5,44,80,.84); font-size: .68rem; font-weight: 700; }
.fish-lightbox { width: 100vw; max-width: none; height: 100dvh; max-height: none; margin: 0; padding: 28px 74px 22px; border: 0; color: white; background: rgba(2,20,36,.97); }
.fish-lightbox::backdrop { background: rgba(2,20,36,.82); }
.fish-lightbox[open] { display: grid; place-items: center; }
.fish-lightbox figure { display: grid; place-items: center; gap: 12px; margin: 0; width: 100%; height: 100%; }
.fish-lightbox img { max-width: 100%; max-height: calc(100dvh - 110px); object-fit: contain; border-radius: 10px; box-shadow: 0 20px 70px rgba(0,0,0,.35); }
.fish-lightbox figcaption { font-size: .76rem; color: rgba(255,255,255,.62); letter-spacing: .08em; text-transform: uppercase; }
.lightbox-close, .lightbox-arrow { position: fixed; z-index: 2; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.3); color: white; background: rgba(255,255,255,.08); backdrop-filter: blur(10px); cursor: pointer; }
.lightbox-close { top: 18px; right: 18px; width: 44px; height: 44px; border-radius: 50%; font-size: 1.35rem; }
.lightbox-arrow { top: 50%; width: 48px; height: 64px; border-radius: 999px; transform: translateY(-50%); font-size: 1.35rem; }
.lightbox-prev { left: 16px; }
.lightbox-next { right: 16px; }
.lightbox-close:hover, .lightbox-arrow:hover { background: rgba(255,255,255,.18); }

@media (max-width: 980px) {
  .gallery-page .site-header { position: relative; backdrop-filter: none; }
}

@media (max-width: 760px) {
  .gallery-page .site-header { height: 74px; }
  .gallery-hero { padding-top: 76px; }
  .gallery-hero h1 { font-size: clamp(4rem, 20vw, 6.2rem); }
  .fish-album-heading { display: grid; }
  .fish-grid { columns: 1; }
  .fish-tile::after { opacity: 1; transform: none; }
  .fish-lightbox { padding: 70px 14px 54px; }
  .fish-lightbox img { max-height: calc(100dvh - 150px); }
  .lightbox-arrow { top: auto; bottom: 12px; width: 48px; height: 44px; transform: none; }
  .lightbox-prev { left: calc(50% - 58px); }
  .lightbox-next { right: calc(50% - 58px); }
}

/* Privacy-conscious analytics choice */
.analytics-consent {
  position: fixed;
  z-index: 1000;
  left: 50%;
  bottom: 20px;
  width: min(680px, calc(100% - 32px));
  padding: 20px;
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: center;
  gap: 18px;
  border: 1px solid rgba(184,216,241,.28);
  border-radius: 18px;
  color: white;
  background: rgba(5,44,80,.98);
  box-shadow: 0 18px 60px rgba(2,20,36,.32);
  transform: translateX(-50%);
}
.analytics-consent p { margin: 0; line-height: 1.5; }
.analytics-consent p a { color: #d8ebfa; text-decoration: underline; text-underline-offset: 3px; }
.analytics-consent-actions { display: flex; gap: 9px; }
.analytics-consent button {
  min-height: 42px;
  padding: 9px 16px;
  border: 1px solid rgba(255,255,255,.5);
  border-radius: 999px;
  color: white;
  background: transparent;
  font: inherit;
  font-weight: 700;
  cursor: pointer;
}
.analytics-consent button[data-consent="accept"] { color: #052c50; border-color: white; background: white; }
.analytics-consent button:focus-visible { outline: 3px solid #b8d8f1; outline-offset: 3px; }
@media (max-width: 640px) {
  .analytics-consent { bottom: 12px; grid-template-columns: 1fr; gap: 14px; }
  .analytics-consent-actions { width: 100%; }
  .analytics-consent button { flex: 1; }
}