/* ============================================================
   Absolute Mobile Home Closings — shared design system
   Type: Newsreader (display serif) + Hanken Grotesk (sans)
   ============================================================ */

:root {
  /* Brand */
  --maroon:        #8e322e;
  --maroon-deep:   #5e211e;
  --maroon-soft:   #a9534e;
  --maroon-wash:   #f4e9e7;
  --maroon-tint:   #fbf4f2;

  /* Neutrals (warm) */
  --ink:           #2b2521;
  --ink-soft:      #4a423c;
  --muted:         #756b62;
  --line:          #e7ded4;
  --line-strong:   #d8cdbf;
  --cream:         #f7f2ea;
  --cream-deep:    #f0e8dc;
  --paper:         #fffdfa;
  --white:         #ffffff;
  --gray-roof:     #8c8c8c;

  /* Type */
  --serif: "Newsreader", Georgia, "Times New Roman", serif;
  --sans:  "Hanken Grotesk", -apple-system, BlinkMacSystemFont, sans-serif;

  /* Layout */
  --maxw: 1180px;
  --radius: 14px;
  --radius-sm: 9px;
  --shadow-sm: 0 1px 2px rgba(43,37,33,.05), 0 2px 8px rgba(43,37,33,.04);
  --shadow-md: 0 4px 14px rgba(43,37,33,.07), 0 14px 40px rgba(43,37,33,.07);
  --shadow-lg: 0 10px 30px rgba(43,37,33,.10), 0 30px 70px rgba(94,33,30,.10);
}

* { box-sizing: border-box; }

/* ---------- Accessibility: skip link ---------- */
.skip-link {
  position: absolute;
  left: 12px;
  top: -60px;
  z-index: 1000;
  background: var(--maroon);
  color: #fff;
  padding: 12px 20px;
  border-radius: 8px;
  font-family: var(--sans);
  font-weight: 600;
  font-size: 14.5px;
  transition: top .15s ease;
}
.skip-link:focus {
  top: 12px;
}

html { scroll-behavior: smooth; }

body {
  margin: 0;
  font-family: var(--sans);
  color: var(--ink);
  background: var(--paper);
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.1;
  letter-spacing: -0.01em;
  color: var(--ink);
  margin: 0;
  text-wrap: balance;
}

p { margin: 0; text-wrap: pretty; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }

.wrap { width: 100%; max-width: var(--maxw); margin: 0 auto; padding: 0 28px; }

.eyebrow {
  font-family: var(--sans);
  font-weight: 700;
  font-size: 12.5px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--maroon);
  margin: 0 0 18px;
  display: inline-flex;
  align-items: center;
  gap: 10px;
}
.eyebrow::before {
  content: "";
  width: 22px; height: 1.5px;
  background: var(--maroon-soft);
  display: inline-block;
}
.eyebrow.center { justify-content: center; }
.eyebrow.center::after {
  content: "";
  width: 22px; height: 1.5px;
  background: var(--maroon-soft);
  display: inline-block;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  font-family: var(--sans);
  font-weight: 600;
  font-size: 15.5px;
  line-height: 1;
  padding: 15px 26px;
  border-radius: 100px;
  border: 1.5px solid transparent;
  cursor: pointer;
  transition: transform .18s ease, background .18s ease, color .18s ease, box-shadow .18s ease, border-color .18s ease;
  white-space: nowrap;
}
.btn svg { width: 17px; height: 17px; }
.btn-primary {
  background: var(--maroon);
  color: #fff;
  box-shadow: 0 6px 18px rgba(142,50,46,.22);
}
.btn-primary:hover { background: var(--maroon-deep); transform: translateY(-2px); box-shadow: 0 10px 26px rgba(142,50,46,.30); }
.btn-ghost {
  background: transparent;
  color: var(--maroon);
  border-color: var(--line-strong);
}
.btn-ghost:hover { border-color: var(--maroon); background: var(--maroon-tint); transform: translateY(-2px); }
.btn-light {
  background: #fff;
  color: var(--maroon);
}
.btn-light:hover { transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-outline-light {
  background: transparent;
  color: #fff;
  border-color: rgba(255,255,255,.4);
}
.btn-outline-light:hover { border-color: #fff; background: rgba(255,255,255,.08); transform: translateY(-2px); }

/* ---------- Header ---------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255,253,250,.86);
  backdrop-filter: saturate(140%) blur(10px);
  border-bottom: 1px solid var(--line);
}
.nav {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 76px;
  gap: 24px;
}
.brand { display: flex; align-items: center; gap: 12px; flex-shrink: 0; }
.brand img { height: 46px; width: auto; }
.nav-links {
  display: flex;
  align-items: center;
  gap: 4px;
  list-style: none;
  margin: 0; padding: 0;
}
.nav-links a {
  font-weight: 500;
  font-size: 15.5px;
  color: var(--ink-soft);
  padding: 9px 15px;
  border-radius: 100px;
  transition: color .15s, background .15s;
  white-space: nowrap;
}
.nav-links a:hover { color: var(--maroon); background: var(--maroon-tint); }
.nav-links a.active { color: var(--maroon); font-weight: 600; }
.nav-cta { display: flex; align-items: center; gap: 14px; }
.nav-phone {
  display: inline-flex; align-items: center; gap: 8px;
  font-weight: 600; font-size: 15.5px; color: var(--ink); white-space: nowrap;
}
.nav-phone svg { width: 16px; height: 16px; color: var(--maroon); }
.nav-toggle { display: none; }
.mobile-menu { display: none; }

/* mobile nav */
@media (max-width: 940px) {
  .nav-links, .nav-cta .nav-phone { display: none; }
  .nav-toggle {
    display: inline-flex; align-items: center; justify-content: center;
    width: 44px; height: 44px; border: 1px solid var(--line-strong);
    border-radius: 11px; background: #fff; cursor: pointer; color: var(--ink);
  }
  .mobile-menu {
    display: none;
    border-top: 1px solid var(--line);
    background: var(--paper);
    padding: 12px 0 22px;
  }
  .mobile-menu.open { display: block; }
  .mobile-menu a {
    display: block; padding: 13px 28px; font-weight: 500; font-size: 17px;
    color: var(--ink-soft); border-bottom: 1px solid var(--line);
  }
  .mobile-menu a.active { color: var(--maroon); }
  .mobile-menu .btn { margin: 18px 28px 0; }
}

/* ---------- Section scaffolding ---------- */
section { position: relative; }
.sec { padding: 96px 0; }
.sec-sm { padding: 68px 0; }
.bg-cream { background: var(--cream); }
.bg-cream-deep { background: var(--cream-deep); }
.bg-paper { background: var(--paper); }
.section-head { max-width: 680px; margin-bottom: 52px; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head h2 { font-size: clamp(30px, 4vw, 46px); }
.section-head p { color: var(--muted); font-size: 18.5px; margin-top: 18px; }

/* ---------- Footer ---------- */
.site-footer {
  background: var(--maroon-deep);
  color: #f3ddd9;
  padding: 72px 0 32px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: 48px;
  padding-bottom: 48px;
  border-bottom: 1px solid rgba(255,255,255,.13);
}
.site-footer img.flogo { height: 58px; width: auto; max-width: none; margin-bottom: 20px; }
.site-footer .ftag { color: #e6c3bd; max-width: 320px; font-size: 15.5px; line-height: 1.6; }
.footer-col h4 {
  font-family: var(--sans); color: #fff; font-size: 13px; font-weight: 700;
  letter-spacing: .14em; text-transform: uppercase; margin-bottom: 18px;
}
.footer-col a, .footer-col p { display: block; color: #ecc9c4; font-size: 15.5px; margin-bottom: 11px; transition: color .15s; }
.footer-col a:hover { color: #fff; }
.footer-contact a { display: inline-flex; align-items: center; gap: 9px; }
.footer-contact svg { width: 15px; height: 15px; opacity: .8; }
.footer-bottom {
  display: flex; justify-content: space-between; align-items: center;
  flex-wrap: wrap; gap: 12px; padding-top: 28px;
  color: #d9a9a2; font-size: 13.5px;
}
.footer-bottom .assoc { display: flex; gap: 8px; align-items: center; }
.footer-bottom .assoc span {
  border: 1px solid rgba(255,255,255,.22); padding: 4px 11px; border-radius: 100px;
  font-weight: 600; letter-spacing: .05em; font-size: 12px; color: #f3ddd9;
}
@media (max-width: 820px) {
  .footer-grid { grid-template-columns: 1fr; gap: 36px; }
}

/* ---------- Image placeholders ---------- */
.ph {
  position: relative;
  background:
    radial-gradient(120% 120% at 50% 0%, var(--maroon-tint) 0%, var(--cream-deep) 100%);
  border: 1px solid var(--line-strong);
  border-radius: var(--radius);
  display: flex; flex-direction: column; align-items: center; justify-content: center;
  gap: 16px;
  color: var(--muted);
  overflow: hidden;
}
.ph::after {
  content: "";
  position: absolute; right: -30px; bottom: -40px;
  width: 180px; height: 180px;
  background: no-repeat center/contain url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%238e322e' stroke-width='1' stroke-linecap='round' stroke-linejoin='round'%3E%3Ccircle cx='9' cy='9' r='5'/%3E%3Cpath d='M12.5 12.5 21 21'/%3E%3Cpath d='m16 16 2-2'/%3E%3C/svg%3E");
  opacity: .06;
  transform: rotate(12deg);
  pointer-events: none;
}
.ph .ph-label {
  position: relative;
  font-family: var(--sans);
  font-size: 12px; font-weight: 600; letter-spacing: .07em; text-transform: uppercase;
  color: var(--maroon);
  background: rgba(255,255,255,.7);
  padding: 7px 14px; border-radius: 100px;
  border: 1px solid var(--maroon-wash);
}
.ph .ph-label::before {
  content: "";
  display: inline-block; vertical-align: -3px; margin-right: 8px;
  width: 15px; height: 15px;
  background: no-repeat center/contain url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%238e322e' stroke-width='1.8' stroke-linecap='round' stroke-linejoin='round'%3E%3Crect x='3' y='3' width='18' height='18' rx='2'/%3E%3Ccircle cx='9' cy='9' r='2'/%3E%3Cpath d='m21 15-3.6-3.6a2 2 0 0 0-2.8 0L6 21'/%3E%3C/svg%3E");
}

/* ---------- Page hero (interior pages) — elevated ---------- */
.page-hero {
  position: relative;
  background:
    radial-gradient(70% 90% at 92% 0%, var(--maroon-wash) 0%, rgba(244,233,231,0) 58%),
    linear-gradient(180deg, var(--cream) 0%, var(--paper) 100%);
  border-bottom: 1px solid var(--line);
  padding: 60px 0 56px;
  overflow: hidden;
}
.page-hero::before {
  content: "";
  position: absolute; inset: 0;
  background-image: radial-gradient(var(--line-strong) 1px, transparent 1px);
  background-size: 26px 26px;
  opacity: .3;
  -webkit-mask-image: linear-gradient(180deg, rgba(0,0,0,.5), transparent 75%);
  mask-image: linear-gradient(180deg, rgba(0,0,0,.5), transparent 75%);
  pointer-events: none;
}
.page-hero::after {
  content: "";
  position: absolute; right: -40px; top: 50%; transform: translateY(-50%) rotate(8deg);
  width: 230px; height: 360px;
  background: no-repeat center/contain url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 100 200' fill='none' stroke='%238e322e' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M50 28 C50 28 46 14 33 14 C16 14 16 37 16 37 C16 52 36 56 50 62 C64 56 84 52 84 37 C84 14 67 14 67 14 C54 14 50 28 50 28 Z'/%3E%3Cline x1='50' y1='60' x2='50' y2='168'/%3E%3Cline x1='50' y1='146' x2='68' y2='146'/%3E%3Cline x1='50' y1='164' x2='62' y2='164'/%3E%3C/svg%3E");
  opacity: .05;
  pointer-events: none;
}
.page-hero-grid {
  position: relative;
  display: grid;
  grid-template-columns: 1.45fr 0.9fr;
  gap: 52px;
  align-items: center;
}
.page-hero .eyebrow { margin-bottom: 16px; }
.page-hero h1 { font-size: clamp(38px, 5.2vw, 58px); }
.page-hero .lead { color: var(--muted); font-size: 19px; max-width: 560px; margin-top: 18px; line-height: 1.6; }
.page-hero-meta { display: flex; gap: 12px; margin-top: 26px; flex-wrap: wrap; }
.page-hero-meta .chip {
  display: inline-flex; align-items: center; gap: 8px;
  background: rgba(255,255,255,.7); border: 1px solid var(--line-strong);
  border-radius: 100px; padding: 8px 15px; font-size: 13.5px; font-weight: 600; color: var(--ink-soft);
}
.page-hero-meta .chip svg { width: 15px; height: 15px; color: var(--maroon); }

/* hero aside cards */
.page-hero-aside { position: relative; }
.aside-card {
  background: #fff; border: 1px solid var(--line); border-radius: 16px;
  box-shadow: var(--shadow-md); padding: 26px 26px 24px;
}
.aside-card .ac-label { font-size: 11.5px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--maroon); }
/* For Agents: maroon CTA panel */
.hero-cta-card {
  background: linear-gradient(160deg, var(--maroon) 0%, var(--maroon-deep) 100%);
  color: #fff; border-radius: 18px; padding: 28px; position: relative; overflow: hidden;
  box-shadow: 0 24px 50px rgba(94,33,30,.20);
}
.hero-cta-card .hcc-key { position: absolute; right: -10px; top: -14px; width: 70px; height: 140px; color: rgba(255,255,255,.12); }
.hero-cta-card h3 { color: #fff; font-size: 25px; position: relative; }
.hero-cta-card p { color: #f1cfca; font-size: 15px; margin: 8px 0 20px; position: relative; }
.hero-cta-card .btn { width: 100%; justify-content: center; }
.hero-cta-card .hcc-link { display: inline-block; margin-top: 14px; color: #f3ddd9; font-size: 14px; font-weight: 600; border-bottom: 1px solid rgba(255,255,255,.4); }
/* Fee schedule: price peek */
.price-peek .pp-row { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; padding: 13px 0; border-bottom: 1px solid var(--line); }
.price-peek .pp-row:last-of-type { border-bottom: none; }
.price-peek .pp-row span { font-size: 15px; color: var(--ink-soft); font-weight: 500; }
.price-peek .pp-row b { font-family: var(--serif); font-size: 24px; color: var(--maroon); }
.price-peek .pp-note { font-size: 13px; color: var(--muted); margin-top: 12px; font-style: italic; }
.price-peek .ac-label { display: block; margin-bottom: 8px; }
/* About: creds */
.creds .cred { display: flex; flex-direction: column; padding: 14px 0; border-bottom: 1px solid var(--line); }
.creds .cred:first-of-type { padding-top: 0; }
.creds .cred b { font-family: var(--serif); font-size: 22px; color: var(--maroon); }
.creds .cred span { font-size: 13px; color: var(--muted); margin-top: 2px; }
.creds .memb { margin-top: 14px; font-size: 13px; font-weight: 600; color: var(--ink-soft); letter-spacing: .02em; }

@media (max-width: 860px) {
  .page-hero-grid { grid-template-columns: 1fr; gap: 32px; }
  .page-hero-aside { max-width: 380px; }
}

/* ---------- Filled photos (split sections) ---------- */
.photo-fill { border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line-strong); box-shadow: var(--shadow-md); background: var(--cream-deep); }
.photo-fill img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 22%; display: block; }

/* ---------- Reveal animation ---------- */
@media (prefers-reduced-motion: no-preference) {
  .reveal { opacity: 0; transform: translateY(22px); transition: opacity .7s ease, transform .7s cubic-bezier(.2,.7,.2,1); }
  .reveal.in { opacity: 1; transform: none; }
}

/* ---------- Utility ---------- */
.key-divider { display:flex; align-items:center; justify-content:center; gap:14px; color: var(--maroon-soft); }
.key-divider::before, .key-divider::after { content:""; height:1px; width:60px; background: var(--line-strong); }

/* ============================================================
   HOME — hero
   ============================================================ */
.hero {
  position: relative;
  background:
    radial-gradient(80% 70% at 92% 8%, var(--maroon-wash) 0%, rgba(244,233,231,0) 60%),
    linear-gradient(180deg, var(--cream) 0%, var(--paper) 100%);
  border-bottom: 1px solid var(--line);
  overflow: hidden;
}
.hero::before {
  content: "";
  position: absolute; inset: 0;
  background-image: radial-gradient(var(--line-strong) 1px, transparent 1px);
  background-size: 26px 26px;
  opacity: .35;
  -webkit-mask-image: linear-gradient(180deg, rgba(0,0,0,.5), transparent 70%);
  mask-image: linear-gradient(180deg, rgba(0,0,0,.5), transparent 70%);
  pointer-events: none;
}
.hero-grid {
  position: relative;
  display: grid;
  grid-template-columns: 1.02fr 0.98fr;
  gap: 60px;
  align-items: center;
  padding-top: 84px;
  padding-bottom: 92px;
}
.hero-copy h1 { font-size: clamp(46px, 6vw, 76px); line-height: 1.0; letter-spacing: -0.02em; }
.hero-copy h1 em {
  font-style: italic; color: var(--maroon); font-weight: 500;
  position: relative;
}
.hero-sub { color: var(--ink-soft); font-size: 20px; line-height: 1.6; margin-top: 28px; max-width: 540px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }

.hero-stats { display: flex; align-items: center; gap: 24px; margin-top: 44px; flex-wrap: wrap; }
.hero-stats > div:not(.hsep) { display: flex; flex-direction: column; }
.hero-stats strong { font-family: var(--serif); font-size: 30px; font-weight: 600; color: var(--maroon); line-height: 1; }
.hero-stats span { font-size: 13px; color: var(--muted); margin-top: 6px; max-width: 130px; line-height: 1.3; }
.hsep { width: 1px; height: 38px; background: var(--line-strong); }

/* Art-directed visual */
.hero-visual { position: relative; }
.hero-frame { position: relative; padding: 26px 26px 0 0; }
.hero-panel {
  position: absolute; right: 0; top: 0; bottom: 38px; left: 70px;
  background: linear-gradient(160deg, var(--maroon) 0%, var(--maroon-deep) 100%);
  border-radius: 20px;
  color: #fff;
  overflow: hidden;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: 30px 30px 30px 96px;
  box-shadow: 0 30px 60px rgba(94,33,30,.22);
}
.hero-keymark { position: absolute; top: -14px; right: 6px; width: 96px; height: 192px; color: rgba(255,255,255,.13); }
.hero-panel-quote { font-family: var(--serif); font-style: italic; font-size: 17px; line-height: 1.5; color: #fbeae7; max-width: 230px; }
.hero-panel-by { font-size: 12.5px; color: #ebcac5; margin-top: 12px; letter-spacing: .03em; }

.hero-photo {
  position: relative;
  aspect-ratio: 4/4.6;
  width: 72%;
  border-radius: 18px;
  box-shadow: var(--shadow-lg);
  border-color: var(--line-strong);
  z-index: 2;
}
.hero-photo--filled { overflow: hidden; border: 1px solid var(--line-strong); background: var(--cream-deep); }
.hero-photo--filled img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 32%; display: block; }
.hero-card {
  position: absolute;
  left: -22px; bottom: 6px;
  z-index: 3;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 14px;
  box-shadow: var(--shadow-md);
  padding: 15px 19px;
  display: flex; align-items: center; gap: 14px;
  max-width: 285px;
}
.hero-card-key {
  width: 44px; height: 44px; flex-shrink: 0;
  border-radius: 11px;
  background: var(--maroon-tint);
  color: var(--maroon);
  display: flex; align-items: center; justify-content: center;
}
.hero-card-key svg { width: 24px; height: 24px; }
.hero-card-name { font-family: var(--serif); font-size: 19px; font-weight: 600; line-height: 1.1; }
.hero-card-role { font-size: 12.5px; color: var(--muted); margin-top: 3px; letter-spacing: .01em; }

@media (max-width: 960px) {
  .hero-grid { grid-template-columns: 1fr; gap: 52px; padding-top: 54px; padding-bottom: 64px; }
  .hero-visual { max-width: 480px; }
  .hero-photo { width: 78%; }
}
@media (max-width: 480px) {
  .hero-stats { gap: 16px; }
  .hsep { display: none; }
}

/* ---------- Trust strip ---------- */
.trust { background: var(--maroon-deep); color: #f3ddd9; padding: 26px 0; }
.trust-inner { display: flex; align-items: center; justify-content: space-between; gap: 28px; flex-wrap: wrap; }
.trust-lead { font-size: 16.5px; color: #f6e6e3; max-width: 640px; font-weight: 500; }
.trust-badges { display: flex; gap: 10px; flex-wrap: wrap; }
.trust-badges span {
  border: 1px solid rgba(255,255,255,.26); border-radius: 100px;
  padding: 7px 15px; font-size: 13px; font-weight: 600; letter-spacing: .04em; color: #fbeae7;
}

/* ---------- Grids ---------- */
.grid-4 { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
@media (max-width: 900px) { .grid-4 { grid-template-columns: repeat(2, 1fr); } .grid-3 { grid-template-columns: 1fr; } }
@media (max-width: 560px) { .grid-4 { grid-template-columns: 1fr; } }

/* value cards */
.vcard {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 30px 26px 28px;
  box-shadow: var(--shadow-sm);
  transition: transform .2s ease, box-shadow .2s ease, border-color .2s;
}
.vcard:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: var(--line-strong); }
.vcard-icon {
  width: 50px; height: 50px; border-radius: 13px;
  background: var(--maroon-tint); color: var(--maroon);
  display: flex; align-items: center; justify-content: center; margin-bottom: 20px;
}
.vcard-icon svg { width: 26px; height: 26px; }
.vcard h3 { font-size: 22px; margin-bottom: 9px; }
.vcard p { color: var(--muted); font-size: 15.5px; line-height: 1.6; }

/* ---------- Split layouts ---------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.split.reverse .split-media { order: 2; }
.split-copy h2 { font-size: clamp(30px, 3.8vw, 44px); }
.lead-p { font-size: 20px; color: var(--ink-soft); margin: 18px 0 24px; line-height: 1.5; }
@media (max-width: 860px) {
  .split { grid-template-columns: 1fr; gap: 38px; }
  .split.reverse .split-media { order: 0; }
  .split-media { max-width: 460px; }
}

.check-list { list-style: none; margin: 0 0 30px; padding: 0; }
.check-list li {
  position: relative; padding-left: 36px; margin-bottom: 15px;
  color: var(--ink-soft); font-size: 16.5px; line-height: 1.5;
}
.check-list li::before {
  content: "";
  position: absolute; left: 0; top: 2px;
  width: 22px; height: 22px; border-radius: 50%;
  background: var(--maroon-tint);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%238e322e' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='20 6 9 17 4 12'/%3E%3C/svg%3E");
  background-size: 13px; background-repeat: no-repeat; background-position: center;
}

/* ---------- Steps ---------- */
.steps .step {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 34px 30px 32px;
  box-shadow: var(--shadow-sm);
  position: relative;
}
.step-num {
  font-family: var(--serif);
  font-size: 46px; font-weight: 500; color: var(--maroon-soft);
  line-height: 1; display: block; margin-bottom: 18px; opacity: .9;
}
.step h3 { font-size: 23px; margin-bottom: 11px; }
.step p { color: var(--muted); font-size: 15.5px; line-height: 1.6; }
.overview-cta { text-align: center; margin-top: 46px; }

.modal-overlay[hidden] { display: none; }
.modal-overlay { position: fixed; inset: 0; background: rgba(30,20,18,.55); display: flex; align-items: center; justify-content: center; z-index: 200; padding: 20px; }
.modal-box { background: var(--white); border-radius: var(--radius); box-shadow: var(--shadow-md); padding: 32px; max-width: 420px; }
.modal-box h3 { font-family: var(--serif); font-size: 22px; margin-bottom: 12px; }
.modal-box p { color: var(--ink-soft); line-height: 1.6; margin-bottom: 22px; }
.modal-box p a { color: var(--maroon); font-weight: 600; }

/* ---------- Submit a Closing ---------- */
.btn-lg { font-size: 16.5px; padding: 17px 30px; }
.btn-lg svg { width: 19px; height: 19px; }
.submit-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 56px; align-items: center; }
.submit-copy h2 { font-size: clamp(30px, 3.8vw, 44px); }
.submit-lead { color: var(--ink-soft); font-size: 18.5px; line-height: 1.6; margin: 18px 0 30px; max-width: 520px; }
.submit-fallback { color: var(--muted); font-size: 14px; margin-top: 18px; max-width: 460px; line-height: 1.55; }
.submit-fallback a { color: var(--maroon); font-weight: 600; }
@media (max-width: 860px) {
  .submit-grid { grid-template-columns: 1fr; gap: 40px; }
  .submit-preview { max-width: 420px; }
}

/* email preview card */
.email-card { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: var(--shadow-lg); overflow: hidden; }
.email-head { display: flex; gap: 7px; padding: 14px 18px; background: var(--cream-deep); border-bottom: 1px solid var(--line); }
.email-dot { width: 11px; height: 11px; border-radius: 50%; background: var(--line-strong); }
.email-body { padding: 22px 24px 24px; }
.email-line { font-size: 14.5px; color: var(--ink-soft); margin-bottom: 7px; }
.email-k { color: var(--muted); font-weight: 600; display: inline-block; min-width: 56px; }
.email-rule { height: 1px; background: var(--line); margin: 14px 0; }
.email-q { font-size: 14.5px; color: var(--muted); margin-bottom: 9px; }
.email-attach {
  display: inline-flex; align-items: center; gap: 9px; margin-top: 8px;
  font-size: 13.5px; font-weight: 600; color: var(--maroon);
  background: var(--maroon-tint); border: 1px solid var(--maroon-wash);
  border-radius: 100px; padding: 8px 15px;
}
.email-attach svg { width: 15px; height: 15px; }

/* Submit a Closing form */
.closing-form { max-width: 760px; margin: 0 auto; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: var(--shadow-md); padding: 40px; }
.form-fieldset {
  border: none;
  border-top: 1px solid var(--line);
  margin: 0 0 22px;
  padding: 22px 0 0;
}
.form-fieldset:first-of-type { border-top: none; padding-top: 0; }
.form-fieldset legend {
  font-family: var(--sans);
  font-weight: 700;
  font-size: 12px;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--maroon);
  padding: 0 0 14px;
  margin: 0;
}
.form-fieldset .field-row:last-child,
.form-fieldset .field:last-child { margin-bottom: 0; }
.file-field span em { color: var(--muted); font-style: normal; font-weight: 400; }
.file-drop {
  position: relative; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 10px;
  border: 1.5px dashed var(--line-strong); border-radius: 12px; padding: 30px 20px;
  text-align: center; color: var(--muted); font-size: 14px; background: var(--cream);
  transition: border-color .15s, background .15s;
}
.file-drop.drag { border-color: var(--maroon); background: var(--maroon-tint); }
.file-drop.has-file { border-style: solid; border-color: var(--maroon-soft); }
.file-drop svg { width: 26px; height: 26px; color: var(--maroon); }
.file-drop input[type="file"] { position: absolute; inset: 0; opacity: 0; cursor: pointer; }
@media (max-width: 600px) { .closing-form { padding: 26px 20px; } }

/* ---------- Reviews ---------- */
.review {
  background: var(--white); border: 1px solid var(--line);
  border-radius: var(--radius); padding: 30px 28px; box-shadow: var(--shadow-sm);
  display: flex; flex-direction: column;
}
.stars { color: #936e29; font-size: 18px; letter-spacing: 2px; margin-bottom: 16px; }
.review-text { font-family: var(--serif); font-size: 20px; line-height: 1.45; color: var(--ink); font-style: italic; margin-bottom: 24px; flex: 1; }
.review-by { display: flex; align-items: center; gap: 13px; }
.avatar {
  width: 42px; height: 42px; border-radius: 50%; flex-shrink: 0;
  background: var(--maroon-tint); color: var(--maroon-soft);
  display: flex; align-items: center; justify-content: center; font-weight: 700;
}
.review-by strong { display: block; font-size: 15px; color: var(--ink); }
.review-by em { font-size: 13px; color: var(--muted); font-style: normal; }
.reviews-note {
  text-align: center; margin-top: 30px; color: var(--muted); font-size: 14px;
  background: var(--cream); border: 1px dashed var(--line-strong);
  border-radius: 100px; padding: 12px 22px; display: inline-flex; gap: 8px;
  width: auto; margin-left: 50%; transform: translateX(-50%);
}
/* Google reviews summary */
.g-summary {
  display: flex; align-items: center; justify-content: center; gap: 26px; flex-wrap: wrap;
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  box-shadow: var(--shadow-sm); padding: 22px 30px; max-width: 560px; margin: 0 auto 40px;
}
.g-rating { display: flex; align-items: center; gap: 16px; }
.g-score { font-family: var(--serif); font-size: 46px; font-weight: 600; color: var(--maroon); line-height: 1; }
.g-meta { display: flex; flex-direction: column; gap: 4px; }
.g-meta .stars { margin: 0; font-size: 20px; }
.g-source { font-size: 13.5px; color: var(--muted); }
.g-source strong { color: var(--ink); font-weight: 700; }
/* hide sample grid automatically if a widget gets embedded */
#google-reviews-widget:not(:empty) { margin-bottom: 8px; }
#google-reviews-widget:not(:empty) ~ #reviews,
#google-reviews-widget:not(:empty) ~ .reviews-note { display: none; }

/* ---------- CTA band ---------- */
.cta-band {
  background:
    radial-gradient(100% 140% at 12% 0%, var(--maroon) 0%, var(--maroon-deep) 70%);
  color: #fff; padding: 70px 0;
}
.cta-inner { display: flex; align-items: center; justify-content: space-between; gap: 40px; flex-wrap: wrap; }
.cta-inner h2 { color: #fff; font-size: clamp(28px, 3.6vw, 40px); }
.cta-inner p { color: #f2cfc9; font-size: 18px; margin-top: 12px; max-width: 540px; }
.cta-actions { display: flex; gap: 14px; flex-wrap: wrap; }

/* ============================================================
   FOR AGENTS
   ============================================================ */
.expect-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 16px; }
.expect-item {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 24px 20px; box-shadow: var(--shadow-sm); text-align: center;
}
.expect-item svg { width: 30px; height: 30px; color: var(--maroon); margin: 0 auto 14px; display: block; }
.expect-item p { font-size: 14.5px; color: var(--ink-soft); line-height: 1.45; font-weight: 500; }
@media (max-width: 900px) { .expect-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 520px) { .expect-grid { grid-template-columns: 1fr; } }

/* Timeline */
.timeline { display: flex; flex-direction: column; gap: 28px; }
.tl-item { display: grid; grid-template-columns: 70px 1fr; gap: 28px; align-items: start; }
.tl-marker {
  width: 64px; height: 64px; border-radius: 50%;
  border: 2px solid var(--maroon-soft); color: var(--maroon);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif); font-size: 24px; font-weight: 600;
  background: var(--white); flex-shrink: 0; position: sticky; top: 96px;
}
.tl-marker.filled { background: var(--maroon); color: #fff; border-color: var(--maroon); }
.tl-body {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 32px 34px; box-shadow: var(--shadow-sm);
}
.tl-body h3 { font-size: 26px; margin-bottom: 20px; }
.tl-body .check-list { margin-bottom: 0; }
.tl-intro { font-size: 18px; color: var(--ink-soft); font-weight: 500; margin-bottom: 24px; }
.handle-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 30px; margin-bottom: 8px; }
.handle-col h4 { font-family: var(--sans); font-size: 13px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--maroon); margin-bottom: 16px; }
.handle-col.alt h4 { color: var(--muted); }
.tl-foot { font-style: italic; color: var(--muted); margin-top: 22px; padding-top: 20px; border-top: 1px solid var(--line); font-family: var(--serif); font-size: 17px; }
@media (max-width: 720px) {
  .tl-item { grid-template-columns: 1fr; gap: 16px; }
  .tl-marker { position: static; width: 54px; height: 54px; font-size: 20px; }
  .tl-body { padding: 26px 22px; }
  .handle-grid { grid-template-columns: 1fr; gap: 24px; }
}

/* Resources */
.resource {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 30px 28px; box-shadow: var(--shadow-sm); display: flex; flex-direction: column;
  transition: transform .2s ease, box-shadow .2s ease, border-color .2s;
}
.resource:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: var(--maroon-soft); }
.resource-icon {
  width: 52px; height: 52px; border-radius: 13px; background: var(--maroon-tint); color: var(--maroon);
  display: flex; align-items: center; justify-content: center; margin-bottom: 20px;
}
.resource-icon svg { width: 27px; height: 27px; }
.resource h3 { font-size: 22px; margin-bottom: 8px; }
.resource p { color: var(--muted); font-size: 15px; flex: 1; margin-bottom: 22px; }
.resource-dl {
  display: inline-flex; align-items: center; gap: 9px;
  font-weight: 600; font-size: 14.5px; color: var(--maroon);
  letter-spacing: .02em;
}
.resource-dl svg { width: 16px; height: 16px; }

/* FAQ */
.faq-wrap { max-width: 860px; }
.faq-list { display: flex; flex-direction: column; gap: 14px; }
.faq-item { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: var(--shadow-sm); overflow: hidden; }
.faq-q {
  width: 100%; text-align: left; background: none; border: none; cursor: pointer;
  font-family: var(--serif); font-size: 20px; font-weight: 500; color: var(--ink);
  padding: 24px 28px; display: flex; align-items: center; justify-content: space-between; gap: 18px;
}
.faq-plus { position: relative; width: 18px; height: 18px; flex-shrink: 0; }
.faq-plus::before, .faq-plus::after {
  content: ""; position: absolute; background: var(--maroon); border-radius: 2px;
  transition: transform .25s ease;
}
.faq-plus::before { left: 0; top: 8px; width: 18px; height: 2px; }
.faq-plus::after { left: 8px; top: 0; width: 2px; height: 18px; }
.faq-item.open .faq-plus::after { transform: rotate(90deg); opacity: 0; }
.faq-a { max-height: 0; overflow: hidden; transition: max-height .3s ease; }
.faq-item.open .faq-a { max-height: 400px; }
.faq-a p { padding: 0 28px 26px; color: var(--ink-soft); font-size: 16.5px; line-height: 1.65; }

/* ============================================================
   FEE SCHEDULE
   ============================================================ */
.fees-wrap { max-width: 900px; }
.fee-block { margin-bottom: 54px; }
.fee-block-head { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; margin-bottom: 22px; padding-bottom: 16px; border-bottom: 2px solid var(--maroon); }
.fee-block-head h2 { font-size: clamp(26px, 3.4vw, 36px); }
.fee-tag { font-size: 12.5px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--maroon); background: var(--maroon-tint); padding: 6px 13px; border-radius: 100px; white-space: nowrap; }
.fee-rows { display: flex; flex-direction: column; }
.fee-row {
  display: flex; align-items: center; justify-content: space-between; gap: 28px;
  padding: 22px 4px; border-bottom: 1px solid var(--line);
}
.fee-row.featured { background: var(--maroon-tint); border-radius: var(--radius); padding: 22px 24px; margin: 6px 0; border-bottom: none; }
.fee-name h3 { font-size: 19px; font-weight: 600; margin-bottom: 5px; }
.fee-name p { color: var(--muted); font-size: 14.5px; line-height: 1.5; max-width: 560px; }
.fee-price {
  font-family: var(--serif); font-size: 26px; font-weight: 600; color: var(--maroon);
  white-space: nowrap; flex-shrink: 0;
}
.fees-disclaimer { color: var(--muted); font-size: 14px; font-style: italic; max-width: 640px; margin-top: 8px; }
@media (max-width: 600px) {
  .fee-row { flex-direction: column; align-items: flex-start; gap: 8px; }
  .fee-price { font-size: 23px; }
}

/* ============================================================
   ABOUT
   ============================================================ */
.cred-strip { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin-top: 16px; }
.cred-strip > div {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius-sm);
  padding: 16px 18px; box-shadow: var(--shadow-sm);
}
.cred-num { display: block; font-family: var(--serif); font-size: 22px; font-weight: 600; color: var(--maroon); }
.cred-label { font-size: 12.5px; color: var(--muted); line-height: 1.35; display: block; margin-top: 3px; }

.local-band { text-align: center; max-width: 820px; margin: 0 auto; }
.local-band h2 { font-size: clamp(30px, 4vw, 44px); }
.local-copy { color: var(--ink-soft); font-size: 18px; line-height: 1.65; margin: 20px auto 40px; max-width: 720px; }
.assoc-row { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; max-width: 660px; margin: 0 auto; }
.assoc-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 26px 22px; box-shadow: var(--shadow-sm);
}
.assoc-card strong { display: block; font-family: var(--serif); font-size: 28px; color: var(--maroon); margin-bottom: 8px; }
.assoc-card span { font-size: 13.5px; color: var(--muted); line-height: 1.45; }
@media (max-width: 700px) { .assoc-row { grid-template-columns: 1fr; } }

/* ============================================================
   CONTACT
   ============================================================ */
.contact-grid { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: 56px; align-items: start; }
@media (max-width: 880px) { .contact-grid { grid-template-columns: 1fr; gap: 40px; } }

.contact-info { display: flex; flex-direction: column; gap: 14px; }
.contact-card {
  display: flex; align-items: center; gap: 16px;
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 20px 22px; box-shadow: var(--shadow-sm);
  transition: transform .2s, box-shadow .2s, border-color .2s;
}
.contact-card:not(.static):hover { transform: translateY(-3px); box-shadow: var(--shadow-md); border-color: var(--maroon-soft); }
.contact-card.primary { background: var(--maroon); border-color: var(--maroon); }
.contact-card.primary .contact-ic { background: rgba(255,255,255,.16); color: #fff; }
.contact-card.primary .contact-label { color: #f0cfca; }
.contact-card.primary .contact-value { color: #fff; }
.contact-ic { width: 48px; height: 48px; border-radius: 12px; background: var(--maroon-tint); color: var(--maroon); display: flex; align-items: center; justify-content: center; flex-shrink: 0; }
.contact-ic svg { width: 24px; height: 24px; }
.contact-label { display: block; font-size: 12.5px; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.contact-value { display: block; font-family: var(--serif); font-size: 20px; font-weight: 600; color: var(--ink); margin-top: 2px; word-break: break-word; }

.counties { margin-top: 14px; background: var(--cream); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; }
.counties h4 { font-family: var(--sans); font-size: 13px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--maroon); margin-bottom: 16px; }
.county-tags { display: flex; flex-wrap: wrap; gap: 8px; }
.county-tags span { background: var(--white); border: 1px solid var(--line-strong); border-radius: 100px; padding: 6px 13px; font-size: 13.5px; font-weight: 500; color: var(--ink-soft); }
.county-note { font-size: 13.5px; color: var(--muted); margin-top: 14px; font-style: italic; }

.contact-form-wrap {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  box-shadow: var(--shadow-md); padding: 40px;
}
.contact-form h2 { font-size: 30px; }
.form-intro { color: var(--muted); margin: 8px 0 26px; font-size: 16px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
@media (max-width: 480px) { .field-row { grid-template-columns: 1fr; } .contact-form-wrap { padding: 28px 22px; } }
.field { display: block; margin-bottom: 18px; }
.field span { display: block; font-size: 13.5px; font-weight: 600; color: var(--ink-soft); margin-bottom: 7px; }
.field input, .field select, .field textarea {
  width: 100%; font-family: var(--sans); font-size: 15.5px; color: var(--ink);
  background: var(--paper); border: 1.5px solid var(--line-strong); border-radius: 10px;
  padding: 13px 15px; transition: border-color .15s, box-shadow .15s; resize: vertical;
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--maroon); box-shadow: 0 0 0 3px var(--maroon-wash);
}
.field input::placeholder, .field textarea::placeholder { color: #817363; }
.form-status { margin-top: 18px; border-radius: 10px; padding: 13px 16px; font-size: 14.5px; line-height: 1.5; }
.form-status.ok { background: #eef6ef; border: 1px solid #cfe6d2; color: #2c5d36; }
.form-status.warn { background: var(--maroon-tint); border: 1px solid var(--maroon-wash); color: var(--maroon-deep); }
.form-status.err { background: #fbeeec; border: 1px solid #f2d3cd; color: #8a2a22; }
.form-note a { color: var(--maroon); font-weight: 600; }

/* ============================================================
   PRINT
   ============================================================ */
.print-btn { display: inline-flex; }
@media print {
  /* Hide navigation, forms, decorative chrome, and anything not useful on paper */
  .site-header, .mobile-menu, .skip-link, .hero, .trust, .cta-band,
  .site-footer, .closing-form, .contact-form-wrap, .modal-overlay,
  #google-reviews-widget, .reviews, .reviews-note, .g-summary,
  .print-btn, .page-hero::before, .page-hero::after, .page-hero-aside {
    display: none !important;
  }

  * { box-shadow: none !important; text-shadow: none !important; animation: none !important; transition: none !important; }
  .reveal { opacity: 1 !important; transform: none !important; }

  body { background: #fff; color: #000; font-size: 12pt; }
  .wrap { max-width: 100% !important; padding: 0 !important; }
  .page-hero { padding: 0 0 18px; background: none !important; border-bottom: 2px solid #000; }
  .page-hero h1 { font-size: 22pt; }
  .sec { padding: 18px 0; }

  a { color: #000 !important; text-decoration: none !important; }
  a[href]:after { content: ""; }

  .fee-block { page-break-inside: avoid; margin-bottom: 26px; }
  .fee-row { break-inside: avoid; border-bottom: 1px solid #ccc; }
  .fee-row.featured { background: #f2f2f2 !important; }
  .fee-price, .fee-tag, h1, h2, h3 { color: #000 !important; }
  .fees-disclaimer { color: #444 !important; }
}
.form-note { text-align: center; margin-top: 18px; color: var(--muted); font-size: 14px; }