/* Concept: a property survey plat. Navy field, thin lot lines with bearings, one red action color. */
:root{
  --paper:#F3F5F9; --surface:#FFFFFF; --ink:#0B1F44; --muted:#4A5A77; --line:#D2D9E5;
  --navy:#0B2552; --navy-2:#123377; --hero-fg:#FFFFFF; --hero-mute:#B7C5E2;
  --blue:#0A4FD0; --red:#C8102E; --red-ink:#FFFFFF; --focus:#0A4FD0; --chip:#E7ECF5;
  --font-d:'Archivo','Helvetica Neue',Arial,sans-serif;
  --font-i:'Newsreader',Georgia,'Times New Roman',serif;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --paper:#08122B; --surface:#0E1B3C; --ink:#E8EEFA; --muted:#A3B2CF; --line:#22345F;
    --navy:#0A1B42; --navy-2:#102B64; --blue:#86AAFF; --red:#D91F3C; --focus:#86AAFF; --chip:#16264D;
    color-scheme:dark;
  }
}
:root[data-theme="dark"]{
  --paper:#08122B; --surface:#0E1B3C; --ink:#E8EEFA; --muted:#A3B2CF; --line:#22345F;
  --navy:#0A1B42; --navy-2:#102B64; --blue:#86AAFF; --red:#D91F3C; --focus:#86AAFF; --chip:#16264D;
  color-scheme:dark;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{background:var(--paper);color:var(--ink);font-family:var(--font-d);font-size:17px;line-height:1.55;font-weight:400;
  padding-left:max(0px,env(safe-area-inset-left,0px));padding-right:max(0px,env(safe-area-inset-right,0px))}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:60;background:var(--surface)}
img{max-width:100%;display:block}
a{color:var(--blue)}
:focus-visible{outline:3px solid var(--focus);outline-offset:2px;border-radius:4px}
.wrap{max-width:1120px;margin-inline:auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
h1,h2,h3{font-family:var(--font-d);font-variation-settings:"wdth" 112;letter-spacing:-.015em;line-height:1.08;margin:0;text-wrap:balance}
h1{font-weight:800;font-size:clamp(2.4rem,6.4vw,4.6rem)}
h2{font-weight:800;font-size:clamp(1.8rem,4vw,2.7rem)}
h3{font-weight:700;font-size:1.25rem;line-height:1.2}
em,.ital{font-family:var(--font-i);font-style:italic;font-weight:500;font-variation-settings:normal;letter-spacing:0}
p{margin:0}
.eyebrow{font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.mono{font-variant-numeric:tabular-nums}

/* header */
.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:var(--surface);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;gap:20px;padding-block:10px;flex-wrap:wrap}
.brand{display:block;line-height:0;padding-block:6px}
.brand img{height:24px;width:auto}
.brand .on-dark{display:none}
nav{display:flex;gap:4px;align-items:center;margin-left:auto;overflow-x:auto;max-width:100%;scrollbar-width:none}
nav::-webkit-scrollbar{display:none}
nav a{white-space:nowrap;text-decoration:none;color:var(--ink);font-weight:600;font-size:.95rem;padding:10px 12px;border-bottom:3px solid transparent}
nav a:hover{border-bottom-color:var(--line)}
nav a[aria-current="page"]{border-bottom-color:var(--red)}
nav a.cta{background:var(--red);color:var(--red-ink);border-radius:6px;border-bottom-color:transparent;margin-left:6px}
nav a.cta:hover{filter:brightness(1.08)}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:8px;font:700 1rem var(--font-d);text-decoration:none;padding:14px 22px;border-radius:6px;border:2px solid transparent;cursor:pointer;min-height:48px}
.btn.red{background:var(--red);color:var(--red-ink)}
.btn.red:hover{filter:brightness(1.1)}
.btn.ghost{border-color:var(--hero-mute);color:var(--hero-fg);background:transparent}
.btn.ghost:hover{background:rgba(255,255,255,.1)}
.btn.line{border-color:var(--ink);color:var(--ink);background:transparent}
.btn.line:hover{background:var(--chip)}

/* hero */
.hero{position:relative;background:var(--navy);color:var(--hero-fg);overflow:hidden;isolation:isolate}
.hero .plat{position:absolute;inset:0;width:100%;height:100%;z-index:-1;color:#9FB5E6;opacity:.3}
.hero .glow{position:absolute;right:-10%;bottom:-30%;width:70%;aspect-ratio:1;border-radius:50%;background:radial-gradient(circle,rgba(40,100,230,.55),rgba(40,100,230,0) 65%);z-index:-1}
.hero .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:24px;align-items:end;padding-top:clamp(40px,7vw,84px)}
.hero-copy{padding-bottom:clamp(48px,7vw,92px);min-width:0}
.kick{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:22px}
.kick span{font-size:.74rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase;border:1px solid rgba(183,197,226,.55);padding:6px 10px;border-radius:4px;color:var(--hero-mute)}
.hero h1 em{color:#fff;font-weight:500}
.hero .lede{margin-top:22px;font-size:1.18rem;color:var(--hero-mute);max-width:34rem}
.hero .actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.hero-photo{align-self:end;justify-self:end;width:min(100%,520px);min-width:0}
.hero-photo img{width:100%;height:auto;filter:drop-shadow(0 18px 40px rgba(0,0,0,.35))}

/* proof */
.proof{margin-top:-1px;background:var(--surface);border-bottom:1px solid var(--line)}
.proof .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.stat{padding:26px 18px;border-left:1px solid var(--line);min-width:0}
.stat:first-child{border-left:0;padding-left:0}
.stat b{display:block;font-variation-settings:"wdth" 108;font-weight:800;font-size:clamp(1.7rem,3.4vw,2.5rem);letter-spacing:-.02em;line-height:1}
.stat span{display:block;margin-top:8px;font-size:.9rem;color:var(--muted)}
.foot-note{font-size:.8rem;color:var(--muted);padding:10px 0 14px}

section.band{padding-block:clamp(48px,7vw,88px)}
.head{display:flex;flex-direction:column;gap:12px;margin-bottom:34px;max-width:46rem}
.head p{color:var(--muted);font-size:1.06rem}

/* search */
.search-main{display:flex;gap:16px;flex-wrap:wrap;align-items:center;justify-content:space-between;background:var(--navy);color:var(--hero-fg);border-radius:10px;padding:24px 26px;margin-bottom:22px}
.search-main p{color:var(--hero-mute);max-width:34rem}
.search-main h3{font-size:1.5rem;margin-bottom:4px}
.areas{display:grid;grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:14px}
.area{background:var(--surface);border:1px solid var(--line);border-radius:8px;padding:18px;display:flex;flex-direction:column;gap:8px;min-width:0}
.area p{color:var(--muted);font-size:.95rem;flex:1}
.area a{font-weight:700;text-decoration:none}
.area a:hover{text-decoration:underline}
.lot{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:700}
.mls-note{font-size:.82rem;color:var(--muted);margin-top:14px}

/* buy/sell */
.two{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.panel{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:28px;min-width:0}
.panel h3{font-size:1.6rem;margin-bottom:6px}
.panel .sub{color:var(--muted);margin-bottom:18px}
.steps{list-style:none;margin:0 0 22px;padding:0;display:grid;gap:14px}
.steps li{display:grid;grid-template-columns:auto 1fr;gap:12px}
.steps .n{font-family:var(--font-i);font-style:italic;font-size:1.5rem;line-height:1;color:var(--red);min-width:1.4rem}
.steps b{display:block;font-weight:700}
.steps span{color:var(--muted);font-size:.95rem}
.panel .row{display:flex;gap:10px;flex-wrap:wrap}

/* vets */
.vets{background:var(--navy);color:var(--hero-fg)}
.vets .grid{display:grid;grid-template-columns:1fr 1fr;gap:34px;align-items:start}
.vets p{color:var(--hero-mute)}
.vets ul{list-style:none;margin:0;padding:0;display:grid;gap:14px}
.vets li{border-top:1px solid rgba(183,197,226,.35);padding-top:12px}
.vets li b{display:block;color:#fff}
.vets .eyebrow{color:var(--hero-mute)}
.small{font-size:.82rem;color:var(--hero-mute);margin-top:18px}

/* about */
.about{display:grid;grid-template-columns:.8fr 1.2fr;gap:40px;align-items:start}
.about .pull{font-family:var(--font-i);font-style:italic;font-size:clamp(1.5rem,3vw,2.1rem);line-height:1.2;font-weight:500}
.about p+p{margin-top:14px}
.about .bul{list-style:none;padding:0;margin:22px 0 0;display:grid;gap:12px}
.about .bul li{padding-left:20px;position:relative}
.about .bul li::before{content:"";position:absolute;left:0;top:.62em;width:10px;height:2px;background:var(--red)}

/* media */
.media{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.card{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:22px;display:flex;flex-direction:column;gap:10px;min-width:0;text-decoration:none;color:var(--ink)}
.card:hover{border-color:var(--blue)}
.card p{color:var(--muted);font-size:.95rem;flex:1}
.card .go{font-weight:700;color:var(--blue)}
.ig-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:8px;margin-top:16px}
.ig-grid a{aspect-ratio:1;background:var(--chip);border-radius:6px;overflow:hidden;display:block}
.ig-grid img{width:100%;height:100%;object-fit:cover}

/* learn */
.page-hero{background:var(--navy);color:var(--hero-fg);padding-block:clamp(40px,6vw,72px);position:relative;overflow:hidden;isolation:isolate}
.page-hero .plat{position:absolute;inset:0;width:100%;height:100%;z-index:-1;color:#9FB5E6;opacity:.22}
.page-hero p{color:var(--hero-mute);margin-top:16px;max-width:38rem;font-size:1.12rem}
.page-hero h1{font-size:clamp(2.2rem,5.4vw,3.8rem)}
.chips{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:24px}
.chip{font:600 .92rem var(--font-d);padding:9px 14px;border-radius:999px;border:1px solid var(--line);background:var(--surface);color:var(--ink);cursor:pointer;min-height:40px}
.chip[aria-pressed="true"]{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.qa-group{margin-bottom:34px}
.qa-group h2{font-size:1.5rem;margin-bottom:12px}
details{background:var(--surface);border:1px solid var(--line);border-radius:8px;margin-bottom:8px}
summary{cursor:pointer;font-weight:700;padding:16px 18px;list-style:none;display:flex;justify-content:space-between;gap:16px;align-items:center}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";font-size:1.4rem;line-height:1;color:var(--red);font-weight:500}
details[open] summary::after{content:"\2212"}
details .a{padding:0 18px 18px;color:var(--muted);max-width:46rem}
.gloss{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:12px}
.gloss div{background:var(--surface);border:1px solid var(--line);border-radius:8px;padding:16px}
.gloss b{display:block;margin-bottom:4px}
.gloss span{color:var(--muted);font-size:.93rem}
.disclaimer{font-size:.85rem;color:var(--muted);margin-top:24px;max-width:46rem}

/* events */
.planner{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:22px;margin-bottom:26px}
.planner h3{margin-bottom:4px}
.planner p.s{color:var(--muted);margin-bottom:14px}
.planner form{display:flex;gap:10px;flex-wrap:wrap}
.planner input{flex:1 1 240px;min-width:0}
.out{margin-top:14px;display:grid;gap:8px}
.out p{background:var(--chip);border-radius:6px;padding:10px 12px}
.ev-month{font-size:1.25rem;margin:28px 0 10px}
.ev{display:grid;grid-template-columns:130px 1fr auto;gap:16px;align-items:start;background:var(--surface);border:1px solid var(--line);border-radius:8px;padding:16px 18px;margin-bottom:8px}
.ev .when{font-weight:800;font-variation-settings:"wdth" 108;line-height:1.2}
.ev .when small{display:block;font-weight:600;color:var(--muted);font-variation-settings:normal;margin-top:2px}
.ev h3{font-size:1.08rem;margin-bottom:3px}
.ev p{color:var(--muted);font-size:.93rem}
.tag{font-size:.7rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:4px 8px;border-radius:4px;background:var(--chip);color:var(--ink);white-space:nowrap}
.tag.now{background:var(--red);color:var(--red-ink)}
.ev a{font-size:.88rem}
.concerts{margin-top:30px}
.empty{padding:24px;border:1px dashed var(--line);border-radius:8px;color:var(--muted)}

/* contact */
.contact{background:var(--surface);border-top:1px solid var(--line)}
.contact .grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:40px;align-items:start}
.contact-card{margin-top:22px;display:grid;gap:14px}
.contact-card div{border-top:1px solid var(--line);padding-top:12px}
.contact-card b{display:block;font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.contact-card span{font-weight:700;font-size:1.1rem;user-select:all}
form.lead{display:grid;gap:16px}
.field{display:grid;gap:6px;min-width:0}
.field label,.legend{font-weight:700;font-size:.92rem}
.field .hint{font-size:.82rem;color:var(--muted)}
input,select,textarea{font:inherit;color:var(--ink);background:var(--paper);border:1.5px solid var(--line);border-radius:6px;padding:12px 12px;width:100%;min-height:48px}
textarea{min-height:120px;resize:vertical}
input:focus,select:focus,textarea:focus{border-color:var(--blue)}
.two-f{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.verify{display:grid;grid-template-columns:1fr auto;gap:8px}
.verify .btn{padding:10px 16px;min-height:48px}
.code-row{display:none;grid-template-columns:1fr auto;gap:8px;margin-top:6px}
.code-row.on{display:grid}
.badge{display:inline-flex;gap:6px;align-items:center;font-size:.82rem;font-weight:700;color:#0A7A3E}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]) .badge{color:#5FE0A0}}
:root[data-theme="dark"] .badge{color:#5FE0A0}
.msg{font-size:.88rem;min-height:1.2em}
.msg.err{color:var(--red)}
.msg.warn{color:var(--muted)}
.consent{display:grid;grid-template-columns:auto 1fr;gap:10px;align-items:start;font-size:.85rem;color:var(--muted)}
.consent input{width:20px;min-height:20px;margin-top:3px}
.preview{border:1px dashed var(--muted);border-radius:6px;padding:10px 12px;font-size:.86rem;color:var(--muted)}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.done{border:1.5px solid var(--blue);border-radius:10px;padding:22px}

footer{background:var(--navy);color:var(--hero-mute);padding-block:40px;font-size:.9rem}
footer .wrap{display:grid;grid-template-columns:auto 1fr;gap:30px;align-items:center}
footer img{width:170px;height:auto}
footer p+p{margin-top:8px}
footer a{color:#fff}

@media (max-width:860px){
  .hero .wrap{grid-template-columns:1fr;gap:0}
  .hero-photo{width:min(92%,400px);margin-top:-8px}
  .proof .wrap{grid-template-columns:1fr 1fr}
  .stat:nth-child(3){border-left:0;padding-left:0}
  .stat:nth-child(n+3){border-top:1px solid var(--line)}
  .two,.vets .grid,.about,.contact .grid{grid-template-columns:1fr}
  .media{grid-template-columns:1fr}
  .ev{grid-template-columns:1fr;gap:6px}
  .two-f{grid-template-columns:1fr}
  footer .wrap{grid-template-columns:1fr}
  nav{margin-left:0;width:100%}
  nav a{padding:10px 9px;font-size:.9rem}
  nav a[data-nav="home"]{display:none}
  .brand img{height:20px}
  nav a.cta{margin-left:2px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

[hidden]{display:none!important}
html,body{margin:0}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]) .brand .on-light{display:none}:root:not([data-theme="light"]) .brand .on-dark{display:block}}
:root[data-theme="dark"] .brand .on-light{display:none}
:root[data-theme="dark"] .brand .on-dark{display:block}
.crumbs{font-size:.85rem;color:var(--hero-mute);margin-bottom:14px}
.crumbs a{color:var(--hero-mute)}
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:30px;border-top:1px solid rgba(183,197,226,.35)}
.facts div{padding:14px 16px 0 0;min-width:0}
.facts b{display:block;font-size:.72rem;letter-spacing:.13em;text-transform:uppercase;color:var(--hero-mute);font-weight:700}
.facts span{display:block;font-weight:700;font-size:1.05rem;margin-top:4px}
.tour{list-style:none;margin:0;padding:0;display:grid;gap:0;counter-reset:stop}
.tour li{display:grid;grid-template-columns:64px 1fr;gap:18px;padding:22px 0;border-top:1px solid var(--line)}
.tour li:last-child{border-bottom:1px solid var(--line)}
.tour .n{font-family:var(--font-i);font-style:italic;font-size:2.4rem;line-height:1;color:var(--red)}
.tour h3{margin-bottom:6px}
.tour p{color:var(--muted);max-width:44rem}
.info{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:16px}
.info div{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:22px;min-width:0}
.info h3{font-size:1.1rem;margin-bottom:8px}
.info p{color:var(--muted)}
.intro-p{font-size:1.15rem;max-width:44rem}
.cta-band{background:var(--navy);color:var(--hero-fg);border-radius:12px;padding:30px;display:flex;gap:20px;justify-content:space-between;align-items:center;flex-wrap:wrap}
.cta-band p{color:var(--hero-mute);max-width:36rem;margin-top:6px}
.cta-band .row{display:flex;gap:10px;flex-wrap:wrap}
.near{display:flex;gap:8px;flex-wrap:wrap}
.near a{text-decoration:none;font-weight:700;border:1px solid var(--line);background:var(--surface);color:var(--ink);padding:10px 14px;border-radius:999px}
.near a:hover{border-color:var(--blue)}
.src{font-size:.82rem;color:var(--muted);margin-top:26px}
.area-cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:14px}
.acard{position:relative;background:var(--surface);border:1px solid var(--line);border-radius:10px;overflow:hidden;text-decoration:none;color:var(--ink);display:flex;flex-direction:column;min-width:0}
.acard:hover{border-color:var(--blue)}
.acard .mini{background:var(--navy);color:#9FB5E6;height:110px;position:relative}
.acard .mini svg{position:absolute;inset:0;width:100%;height:100%;opacity:.55}
.acard .mini span{position:absolute;left:16px;bottom:12px;color:#fff;font-weight:800;font-size:1.35rem;font-variation-settings:"wdth" 112;letter-spacing:-.01em}
.acard .body{padding:16px;display:flex;flex-direction:column;gap:8px;flex:1}
.acard p{color:var(--muted);font-size:.95rem;flex:1}
.acard .meta{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:700}
.acard .go{font-weight:700;color:var(--blue)}
@media (max-width:860px){.facts{grid-template-columns:1fr 1fr;gap:12px 0}nav a{padding:10px 7px;font-size:.86rem}.tour li{grid-template-columns:40px 1fr;gap:12px}.cta-band{padding:22px}}
.side-photo{display:block;width:min(100%,280px);height:auto;margin-top:28px;filter:drop-shadow(0 14px 30px rgba(11,37,82,.25))}
.page-hero .cut{position:absolute;right:max(16px,6vw);bottom:0;height:100%;width:auto;max-width:none;z-index:0;filter:drop-shadow(0 14px 30px rgba(0,0,0,.35))}
.page-hero .wrap{position:relative;z-index:1}
@media (max-width:860px){.page-hero .cut{display:none}.side-photo{width:min(70%,240px)}}
.vets .pull{font-family:var(--font-i);font-style:italic;font-size:clamp(1.4rem,2.8vw,2rem);line-height:1.25;font-weight:500}
.info.pair{grid-template-columns:repeat(2,1fr)}
@media (min-width:861px){.page-hero .cut ~ .wrap h1,.page-hero .cut ~ .wrap p{max-width:calc(100% - 340px)}}
@media (max-width:860px){.info.pair{grid-template-columns:1fr}}
.reloc .wrap.two{align-items:start}
.reloc .steps a{color:var(--blue)}
.proof .foot-note{grid-column:1/-1}
.skip{position:absolute;left:-9999px;top:0;z-index:100;background:var(--red);color:#fff;padding:10px 14px}
.skip:focus{left:16px}
.mbar{display:none}
@media (max-width:860px){
  .mbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:55;background:var(--surface);border-top:1px solid var(--line);padding:8px max(12px,env(safe-area-inset-right,0px)) calc(8px + env(safe-area-inset-bottom,0px)) max(12px,env(safe-area-inset-left,0px));gap:8px}
  .mbar a{display:flex;align-items:center;justify-content:center;min-height:46px;border-radius:6px;font-weight:700;text-decoration:none;border:1.5px solid var(--ink);color:var(--ink);font-size:.92rem}
  .mbar a.go{background:var(--red);border-color:var(--red);color:#fff}
  body{padding-bottom:calc(70px + env(safe-area-inset-bottom,0px))}
  nav a.cta{display:none}
}
.page-hero + .vets{border-top:1px solid rgba(183,197,226,.25)}
.top{background:var(--navy);border-bottom:1px solid rgba(255,255,255,.12)}
body::before{background:var(--navy)}
.top nav a{color:#fff}
.top nav a:hover{border-bottom-color:rgba(255,255,255,.45)}
.top nav a[aria-current="page"]{border-bottom-color:var(--red)}
.brand .on-light{display:none!important}
.brand .on-dark{display:block!important}
.match-note{color:var(--muted);font-size:.9rem;margin:-12px 0 18px}
.lived{border-left:3px solid var(--red);padding-left:16px;font-family:var(--font-i);font-style:italic;font-size:1.25rem;max-width:40rem;margin-top:18px}