/* Fonts (self-hosted, SIL Open Font License; see assets/fonts) */
@font-face { font-family: "Schibsted Grotesk"; font-style: normal; font-weight: 400; font-display: swap; src: url(../fonts/schibsted-grotesk-latin-400-normal.woff2) format("woff2"); }
@font-face { font-family: "Schibsted Grotesk"; font-style: normal; font-weight: 500; font-display: swap; src: url(../fonts/schibsted-grotesk-latin-500-normal.woff2) format("woff2"); }
@font-face { font-family: "Schibsted Grotesk"; font-style: normal; font-weight: 600; font-display: swap; src: url(../fonts/schibsted-grotesk-latin-600-normal.woff2) format("woff2"); }
@font-face { font-family: "Schibsted Grotesk"; font-style: normal; font-weight: 700; font-display: swap; src: url(../fonts/schibsted-grotesk-latin-700-normal.woff2) format("woff2"); }
@font-face { font-family: "Schibsted Grotesk"; font-style: normal; font-weight: 800; font-display: swap; src: url(../fonts/schibsted-grotesk-latin-800-normal.woff2) format("woff2"); }
@font-face { font-family: "Poppins"; font-style: normal; font-weight: 700; font-display: swap; src: url(../fonts/poppins-latin-700-normal.woff2) format("woff2"); }

/* Layout: quiet, left-aligned pages on a 72rem column with generous space between sections.
   Brokerage purple is the only accent, FairFee included. */
:root {
  --paper: #FAF9FB;
  --paper-2: #F1EEF5;
  --ink: #1B1626;
  --muted: #5E5870;
  --line: #DDD8E5;
  --brand: #260E58;
  --brand-ink: #FFFFFF;
  --brand-soft: #E5DFF1;
  --field: #FFFFFF;
  --focus: #6B4FD8;
  --logo: #322C4D;
  --map-land: #F1EFF4;
  --map-park: #D5E6D1;
  --map-water: #C9DCEB;
  --map-road: #FFFFFF;
  --map-case: #D3CEDC;
  --map-label: #5E5870;
  --map-water-label: #4E7090;
  --font: "Schibsted Grotesk", "Helvetica Neue", Arial, sans-serif;
  --step--1: 0.875rem;
  --step-0: 1rem;
  --step-1: 1.2rem;
  --step-2: 1.5rem;
  --step-3: clamp(1.9rem, 1.4rem + 2vw, 2.75rem);
  --step-4: clamp(2.5rem, 1.6rem + 4vw, 4.5rem);
  --space: clamp(4rem, 8vw, 7rem);
  --radius: 12px;
  color-scheme: light;
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --paper: #131019; --paper-2: #1A1622; --ink: #ECE8F4; --muted: #A79FBA; --line: #2E283B;
    --brand: #B9A2F2; --brand-ink: #131019; --brand-soft: #29213D; --field: #1D1927; --focus: #C7B5FF; --logo: #C9C2E6;
    --map-land: #1B1724; --map-park: #1E2A22; --map-water: #1C2B3B; --map-road: #3A3448; --map-case: #2A2436; --map-label: #A79FBA; --map-water-label: #8FB3D4;
    color-scheme: dark;
  }
}
:root[data-theme="dark"] {
  --paper: #131019; --paper-2: #1A1622; --ink: #ECE8F4; --muted: #A79FBA; --line: #2E283B;
  --brand: #B9A2F2; --brand-ink: #131019; --brand-soft: #29213D; --field: #1D1927; --focus: #C7B5FF; --logo: #C9C2E6;
    --map-land: #1B1724; --map-park: #1E2A22; --map-water: #1C2B3B; --map-road: #3A3448; --map-case: #2A2436; --map-label: #A79FBA; --map-water-label: #8FB3D4;
  color-scheme: dark;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; background: var(--paper-2); }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--font); font-size: var(--step-0); line-height: 1.6; }
/* Keep the footer at the bottom of the window on short pages */
body { min-height: 100vh; min-height: 100svh; display: flex; flex-direction: column; }
div.home { display: flex; flex-direction: column; flex: 1 0 auto; }
body > main, div.home > main { flex: 1 0 auto; width: 100%; }
body > main.wrap, div.home > main.wrap { width: auto; }
img { max-width: 100%; height: auto; display: block; }
h1, h2, h3 { margin: 0; line-height: 1.1; text-wrap: balance; letter-spacing: -0.02em; font-weight: 700; }
h1 { font-size: var(--step-4); letter-spacing: -0.035em; line-height: 1.03; }
h2 { font-size: var(--step-3); }
h3, .h3 { font-size: var(--step-1); letter-spacing: -0.01em; font-weight: 700; }
p { margin: 0; }
a { color: inherit; text-underline-offset: 0.2em; text-decoration-thickness: 1px; }
:focus-visible { outline: 3px solid var(--focus); outline-offset: 2px; border-radius: 4px; }
[hidden] { display: none !important; }

.wrap { width: 100%; max-width: 72rem; margin-inline: auto; padding-inline: max(16px, 4vw); }
.section { padding-block: var(--space); }
.lede { font-size: var(--step-1); color: var(--muted); max-width: 38rem; line-height: 1.5; }
.fine { font-size: var(--step--1); color: var(--muted); max-width: 40rem; }
.link { color: var(--brand); font-weight: 600; }
.skip { position: absolute; left: -999px; top: 0; background: var(--brand); color: var(--brand-ink); padding: 0.5rem 1rem; }
.skip:focus { left: 16px; z-index: 10; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 48px; padding: 0.7rem 1.4rem; border-radius: 999px;
  border: 1.5px solid var(--brand); background: var(--brand); color: var(--brand-ink);
  font: 600 var(--step-0)/1.2 var(--font); text-decoration: none; cursor: pointer;
}
.btn:hover { filter: brightness(1.15); }
.btn-quiet { background: transparent; color: var(--brand); }
.btn-small { min-height: 40px; padding: 0.45rem 1.1rem; font-size: var(--step--1); }
.btn[disabled] { opacity: 0.6; cursor: progress; }

/* Top: no header bar, just the brokerage logo and a menu button that opens the page list */
.top { position: relative; z-index: 5; }
.top-row { display: flex; align-items: center; justify-content: space-between; gap: 1rem; padding-block: 1rem 0; flex-wrap: wrap; }
.brand { display: inline-flex; align-items: flex-end; text-decoration: none; color: var(--logo); line-height: 1; }
.brand-mark {
  display: block; width: 19px; aspect-ratio: 226 / 240; background: currentColor; flex: none;
  -webkit-mask: url("../img/dahrouj-logo.png") center / contain no-repeat;
  mask: url("../img/dahrouj-logo.png") center / contain no-repeat;
}
.brand-text { font-family: "Poppins", var(--font); font-weight: 700; font-size: 0.92rem; letter-spacing: -0.005em; margin-left: 0.06em; margin-bottom: 0.08em; }
.menu-btn {
  position: relative; display: inline-flex; align-items: center; gap: 0.45rem; min-height: 32px; padding: 0.3rem 0.75rem;
  border: 1px solid var(--line); border-radius: 999px; background: var(--field); color: var(--ink);
  font: 600 0.8rem/1 var(--font); cursor: pointer;
}
.menu-btn::after { content: ""; position: absolute; inset: -6px; } /* keeps a 44px tap target */
.menu-btn:hover { border-color: var(--brand); }
.menu-icon, .menu-icon::before, .menu-icon::after { display: block; width: 14px; height: 1.5px; background: currentColor; border-radius: 2px; transition: transform 160ms ease; }
.menu-icon { position: relative; }
.menu-icon::before, .menu-icon::after { content: ""; position: absolute; left: 0; }
.menu-icon::before { top: -4.5px; } .menu-icon::after { top: 4.5px; }
.top.open .menu-icon { background: transparent; }
.top.open .menu-icon::before { transform: translateY(4.5px) rotate(45deg); }
.top.open .menu-icon::after { transform: translateY(-4.5px) rotate(-45deg); }
.nav { display: flex; flex-wrap: wrap; gap: 0.5rem 1.5rem; width: 100%; }
.nav a { text-decoration: none; color: var(--ink); font-weight: 600; }
.nav a[aria-current="page"] { color: var(--brand); }
.nav .ff-word { font-weight: 500; letter-spacing: -0.01em; }
.nav .ff-word b { font-weight: 800; }
.nav sup { font-size: 0.55em; font-weight: 600; margin-left: 0.05em; }
html.js .nav { display: none; }
html.js .top.open .nav {
  display: grid; grid-template-columns: 1fr; column-gap: 2rem;
  margin-top: 0.75rem; padding: 0.5rem 1.25rem; background: var(--field); border: 1px solid var(--line); border-radius: var(--radius);
}
.top.open .nav a { padding-block: 0.9rem; border-bottom: 1px solid var(--line); font-size: var(--step-1); }
@media (min-width: 700px) { html.js .top.open .nav { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 1000px) { html.js .top.open .nav { grid-template-columns: repeat(5, auto); justify-content: space-between; } .top.open .nav a { border-bottom: 0; } }
@media (prefers-reduced-motion: reduce) { .menu-icon, .menu-icon::before, .menu-icon::after { transition: none; } }
[id] { scroll-margin-top: 1rem; }

/* Home: full-width Parliament photo behind the headline; the logo and menu float over it */
.home .top { position: absolute; top: env(safe-area-inset-top, 0px); left: 0; right: 0; background: transparent; border: 0; z-index: 6; }
.home .brand { color: #FFFFFF; }
.home .menu-btn { background: rgba(255,255,255,0.14); border-color: rgba(255,255,255,0.45); color: #FFFFFF; backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px); }
.home .top.open .menu-btn { background: var(--field); color: var(--ink); border-color: var(--line); }
.hero-wrap { padding: 0; max-width: none; }
.hero { position: relative; overflow: hidden; min-height: min(100svh, 52rem); display: flex; align-items: flex-end; color: #FFFFFF; background: #2B2440;
  padding: 7rem max(16px, calc((100% - 72rem) / 2 + 4vw)) clamp(2.5rem, 7vw, 5rem); }
.hero-bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 40%; }
.hero::before { content: ""; position: absolute; inset: 0 0 auto; height: 10rem; z-index: 1; background: linear-gradient(180deg, rgba(20, 14, 38, 0.6), rgba(20, 14, 38, 0)); }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(20, 14, 38, 0.1) 0%, rgba(20, 14, 38, 0.35) 35%, rgba(20, 14, 38, 0.78) 62%, rgba(20, 14, 38, 0.92) 100%); }
.hero-text { position: relative; z-index: 2; display: grid; gap: 1.1rem; max-width: 40rem; }
@media (min-width: 701px) {
  .hero::after { background:
    linear-gradient(90deg, rgba(20, 14, 38, 0.72) 0%, rgba(20, 14, 38, 0.45) 45%, rgba(20, 14, 38, 0) 75%),
    linear-gradient(180deg, rgba(20, 14, 38, 0.05) 0%, rgba(20, 14, 38, 0.25) 45%, rgba(20, 14, 38, 0.75) 100%); }
}
.hero h1 { max-width: 14ch; color: #FFFFFF; text-shadow: 0 2px 18px rgba(0,0,0,0.45); }
.hero .lede { color: rgba(255,255,255,0.94); text-shadow: 0 1px 10px rgba(0,0,0,0.5); }
.actions { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 0.5rem; }
.btn-light { background: #FFFFFF; border-color: #FFFFFF; color: #260E58; }
.btn-ghost-light { background: transparent; border-color: rgba(255,255,255,0.8); color: #FFFFFF; }
.hero-bg { transform-origin: 60% 40%; }
@media (prefers-reduced-motion: no-preference) {
  .hero-bg { animation: hero-drift 24s ease-in-out infinite alternate; }
  @keyframes hero-drift { from { transform: scale(1.02) translate(0, 0); } to { transform: scale(1.12) translate(-2%, -1.5%); } }
}
@media (max-width: 600px) {
  .actions .btn { flex: 1 1 100%; }
  .hero { min-height: calc(100svh - 63px - env(safe-area-inset-bottom, 0px)); padding: 6rem 16px 2rem; }
}

.services { display: grid; grid-template-columns: repeat(auto-fit, minmax(17rem, 1fr)); gap: 3rem; margin-top: 3rem; }
.services article { display: grid; gap: 0.9rem; align-content: start; padding-top: 1.25rem; border-top: 2px solid var(--ink); }
.services p { color: var(--muted); }
.services ul { margin: 0; padding: 0; list-style: none; display: grid; gap: 0.55rem; }
.services li { padding-left: 1.1rem; position: relative; }
.services li::before { content: ""; position: absolute; left: 0; top: 0.7em; width: 0.4rem; height: 0.4rem; border-radius: 50%; background: var(--brand); }

.band { background: var(--paper-2); }
.split-head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: baseline; gap: 1rem 2rem; }
.figures { margin: 2.5rem 0 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(14rem, 1fr)); gap: 2rem; }
.figures div { display: grid; gap: 0.3rem; }
.figures dt { color: var(--muted); }
.figures dd { margin: 0; font-size: var(--step-3); font-weight: 700; letter-spacing: -0.03em; font-variant-numeric: tabular-nums; line-height: 1.1; }
.figures dd.sub { font-size: var(--step--1); font-weight: 400; letter-spacing: 0; color: var(--muted); }

.closing { display: grid; gap: 1.25rem; justify-items: start; }
.closing p { color: var(--muted); font-size: var(--step-1); max-width: 34rem; }

/* Inner pages */
.page-head { padding-block: clamp(3rem, 6vw, 5rem) 0; display: grid; gap: 1.25rem; }
.page-head h1 { font-size: var(--step-3); }

/* Icon tiles (home) */
.tiles { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1rem; margin-top: 2rem; }
.tiles-4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
@media (max-width: 860px) { .tiles, .tiles-4 { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
.tile { display: grid; gap: 0.35rem; align-content: start; padding: 1.25rem; border-radius: var(--radius); background: var(--field); border: 1px solid var(--line); text-decoration: none; color: inherit; }
.tile .ico { width: 34px; height: 34px; padding: 7px; box-sizing: content-box; margin-bottom: 0.4rem; border-radius: 12px; background: var(--brand-soft); fill: none; stroke: var(--brand); stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round; }
.tile h3, .tile .h3 { font-size: 1.05rem; }
.tile p, .tile span:not(.h3) { color: var(--muted); font-size: var(--step--1); }
.tile-link:hover { border-color: var(--brand); }
.fee-strip { display: flex; flex-wrap: wrap; align-items: center; gap: 0.75rem 1.5rem; margin-top: 1rem; padding: 1.1rem 1.4rem; border-radius: var(--radius); background: var(--brand-soft); color: var(--ink); text-decoration: none; }
.fee-strip:hover { outline: 1px solid var(--brand); }
.fee-strip .ff-logo { font-size: 1.4rem; }
.fee-strip-text { flex: 1 1 18rem; }
.fee-strip-text span { color: var(--muted); }
.fee-strip-go { white-space: nowrap; }
@media (max-width: 480px) { .tile { padding: 1rem; } .tile .ico { width: 28px; height: 28px; padding: 6px; } }

/* Lake outlines (cottages) */
.lakes { grid-column: 1 / -1; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1rem; margin-top: 0.5rem; }
@media (max-width: 960px) { .lakes { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 520px) { .lakes { grid-template-columns: 1fr; } }
.lake-card { display: grid; gap: 0.9rem; align-content: start; padding: 1.25rem; border: 1px solid var(--line); border-radius: var(--radius); background: var(--field); }
.lake { width: 100%; height: 120px; }
.lake path { fill: color-mix(in srgb, var(--brand) 12%, transparent); stroke: var(--brand); stroke-width: 1.5; stroke-linejoin: round; vector-effect: non-scaling-stroke; }
.lake-card h3 { font-size: 1.1rem; }
.lakes-note { grid-column: 1 / -1; }
.lake-card .lake-name { font-size: 0.8rem; color: var(--brand); font-weight: 600; margin: 0.15rem 0 0.5rem; }
.lake-card p:last-child { color: var(--muted); font-size: var(--step--1); }
@media (max-width: 520px) { .lake-card { grid-template-columns: 96px minmax(0, 1fr); align-items: center; } .lake { height: 96px; } }

/* Topic pages (moving, cottages) */
.topic { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); gap: 1.5rem 4rem; align-items: start; }
.topic-intro { display: grid; gap: 0.9rem; }
.topic-intro p { color: var(--muted); }
.topic .how { margin: 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(14rem, 1fr)); gap: 1.5rem 2rem; }
.topic .how div { padding-top: 0.9rem; border-top: 2px solid var(--ink); }
.topic .how dt { font-weight: 700; font-size: var(--step-1); margin-bottom: 0.3rem; }
.topic .how dd { margin: 0; color: var(--muted); }
@media (max-width: 860px) { .topic { grid-template-columns: 1fr; } }
.checks { margin: 0; padding: 0; list-style: none; display: grid; gap: 0.85rem; }
.checks li { position: relative; padding-left: 1.9rem; }
.checks li::before { content: ""; position: absolute; left: 0.15rem; top: 0.45em; width: 0.75rem; height: 0.4rem; border-left: 2px solid var(--brand); border-bottom: 2px solid var(--brand); transform: rotate(-45deg); }
.faq { display: grid; gap: 1.25rem; }
.faq-item { border-bottom: 1px solid var(--line); padding-block: 0.4rem; max-width: 48rem; }
.faq-item summary { cursor: pointer; font-weight: 600; padding-block: 0.6rem; list-style: none; display: flex; justify-content: space-between; gap: 1rem; }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after { content: "+"; color: var(--brand); font-weight: 700; }
.faq-item[open] summary::after { content: "−"; }
.faq-item p { color: var(--muted); padding-bottom: 0.8rem; max-width: 42rem; }
.help-more { display: grid; gap: 2rem; }
.help-more .next-links { border-top: 0; padding: 0; grid-template-columns: repeat(auto-fit, minmax(15rem, 1fr)); }
@media (min-width: 980px) { .help-more .next-links { grid-template-columns: repeat(4, 1fr); } }

/* Neighbourhoods (on the market page) */
details.area { border-top: 1px solid var(--line); padding: 0; }
details.area:last-child { border-bottom: 1px solid var(--line); }
details.area summary { display: flex; flex-wrap: wrap; align-items: baseline; gap: 0.25rem 0.75rem; padding-block: 0.95rem; cursor: pointer; list-style: none; }
details.area summary::-webkit-details-marker { display: none; }
details.area summary::after { content: "+"; margin-left: auto; color: var(--brand); font-weight: 700; }
details.area[open] summary::after { content: "−"; }
.area-name { font-weight: 700; font-size: var(--step-1); }
details.area p { color: var(--muted); padding-bottom: 0.6rem; max-width: 40rem; }
details.area .area-homes { color: var(--ink); font-size: var(--step--1); padding-bottom: 1rem; }
.neighbourhoods { display: grid; gap: 1rem; border-top: 1px solid var(--line); }
.chips { list-style: none; margin: 2rem 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: 0.6rem; }
.chips a { display: inline-flex; align-items: center; min-height: 44px; padding: 0.5rem 1.1rem; border-radius: 999px; border: 1px solid var(--line); background: var(--field); text-decoration: none; font-weight: 600; }
.chips a:hover { border-color: var(--brand); color: var(--brand); }
.areas { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); column-gap: 3rem; padding-top: 1rem; align-items: start; }
@media (max-width: 760px) { .areas { grid-template-columns: 1fr; } }
.area { display: grid; gap: 0.6rem; align-content: start; padding-top: 1.1rem; border-top: 2px solid var(--ink); }
.area-region { font-size: var(--step--1); color: var(--brand); font-weight: 600; }
.area-top { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: baseline; gap: 0.25rem 1rem; }
.area-metric { font-size: 0.8rem; color: var(--muted); font-variant-numeric: tabular-nums; padding: 0.15rem 0.6rem; border-radius: 999px; background: var(--paper-2); }
.area p:not(.area-region) { color: var(--muted); }
.area .area-homes { color: var(--ink); font-size: var(--step--1); }

/* Calculators */
.jump { display: flex; flex-wrap: wrap; gap: 0.6rem; margin-top: 0.5rem; }
.jump a { padding: 0.45rem 0.95rem; border-radius: 999px; border: 1px solid var(--line); text-decoration: none; font-weight: 600; font-size: var(--step--1); background: var(--field); }
.calc-block { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: 1.5rem 4rem; padding-block: clamp(3rem, 6vw, 4.5rem); border-bottom: 1px solid var(--line); }
.calc-block:last-child { border-bottom: 0; }
.calc-intro { display: grid; gap: 0.75rem; align-content: start; }
.calc-intro h2 { font-size: var(--step-2); }
.calc-intro p { color: var(--muted); }
.calc-form { display: grid; gap: 1rem; padding: clamp(1.25rem, 3vw, 2rem); border: 1px solid var(--line); border-radius: var(--radius); background: var(--field); min-width: 0; }
@media (max-width: 860px) { .calc-block { grid-template-columns: 1fr; } }
.affixed { display: flex; align-items: center; border: 1px solid var(--line); border-radius: 8px; background: var(--field); }
.affixed:focus-within { outline: 3px solid var(--focus); outline-offset: 1px; }
.affixed input { border: 0; min-width: 0; flex: 1; outline: none; background: transparent; }
.affix { padding-inline: 0.8rem; color: var(--muted); }
.affixed .affix:first-child { padding-right: 0; }
.affixed .affix:last-child { padding-left: 0; }
.check { display: flex; align-items: center; gap: 0.6rem; font-size: var(--step-0); font-weight: 500; min-height: 44px; }
.check input { width: 20px; height: 20px; min-height: 0; accent-color: var(--brand); }
.results { margin: 0.5rem 0 0; display: grid; }
.results div { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; padding-block: 0.6rem; border-bottom: 1px solid var(--line); }
.results dt { color: var(--muted); }
.results dd { margin: 0; font-weight: 600; font-variant-numeric: tabular-nums; text-align: right; }
.results .total { border-bottom: 0; padding-top: 0.9rem; }
.results .total dt { color: var(--ink); font-weight: 600; }
.results .total dd { font-size: var(--step-2); font-weight: 700; color: var(--brand); letter-spacing: -0.02em; }
.next-links { display: grid; grid-template-columns: repeat(auto-fit, minmax(16rem, 1fr)); gap: 1rem; border-top: 1px solid var(--line); }
.next { display: grid; gap: 0.35rem; padding: 1.25rem 1.5rem; border: 1px solid var(--line); border-radius: var(--radius); text-decoration: none; background: var(--field); }
.next:hover { border-color: var(--brand); }
.next span:last-child { color: var(--muted); font-size: var(--step--1); }

/* Address suggestions */
.hint { font-size: var(--step--1); color: var(--muted); }
.addr { position: relative; }
.addr-list { position: absolute; top: 100%; left: 0; right: 0; z-index: 10; margin: 0.25rem 0 0; padding: 0.3rem; list-style: none; background: var(--field); border: 1px solid var(--line); border-radius: 10px; box-shadow: 0 8px 24px color-mix(in srgb, var(--ink) 14%, transparent); }
.addr-list li { padding: 0.6rem 0.7rem; border-radius: 6px; cursor: pointer; font-size: var(--step--1); }
.addr-list li:hover, .addr-list li[aria-selected="true"] { background: var(--brand-soft); }
.addr-list li.addr-attrib { cursor: default; padding: 0.4rem 0.7rem 0.2rem; font-size: 0.7rem; color: var(--muted); }
.addr-list li.addr-attrib:hover { background: none; }
.addr-attrib a { color: inherit; }

/* Office map: a simplified, theme-aware SVG drawn from OpenStreetMap data */
.office-map { margin: 1rem 0 0; display: grid; gap: 0.75rem; }
.office-map > a { display: block; border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); }
.office-map-svg { display: block; width: 100%; height: auto; }
.m-land { fill: var(--map-land); }
.m-park { fill: var(--map-park); }
.m-water { fill: var(--map-water); }
.m-canal { fill: none; stroke: var(--map-water); stroke-width: 6; stroke-linecap: round; stroke-linejoin: round; }
.m-sec { fill: none; stroke: var(--map-road); stroke-width: 1.6; stroke-linecap: round; opacity: 0.85; }
.m-pri { fill: none; stroke: var(--map-road); stroke-width: 2.6; stroke-linecap: round; }
.m-hwy-case { fill: none; stroke: var(--map-case); stroke-width: 7; stroke-linecap: round; stroke-linejoin: round; }
.m-hwy { fill: none; stroke: var(--map-road); stroke-width: 4.5; stroke-linecap: round; stroke-linejoin: round; }
.office-map-svg text { font-family: var(--font); paint-order: stroke; stroke: var(--map-land); stroke-width: 4px; stroke-linejoin: round; }
.lbl-place { font-size: 21px; font-weight: 700; fill: var(--ink); letter-spacing: 0.01em; }
.lbl-place-sm { font-size: 16px; font-weight: 700; fill: var(--map-label); }
.m-lm { fill: var(--map-label); stroke: var(--map-land); stroke-width: 2; }
.lbl-water { font-size: 16px; font-style: italic; fill: var(--map-water-label); }
.lbl-poi, .lbl-road { font-size: 15px; font-weight: 600; fill: var(--map-label); }
.m-pin path { fill: var(--brand); stroke: var(--paper); stroke-width: 1.5; }
.m-pin-halo { fill: var(--brand); opacity: 0.15; }
.m-pin-dot { fill: var(--paper); }
.lbl-office { font-size: 18px; font-weight: 700; fill: var(--brand); }
.office-map figcaption { font-size: var(--step--1); color: var(--muted); }
.office-map figcaption strong { color: var(--ink); }
.office-map figcaption a { color: var(--brand); font-weight: 600; }
.attrib { display: block; margin-top: 0.35rem; font-size: 0.75rem; }

/* Market */
.more-opts summary { cursor: pointer; font-weight: 600; color: var(--brand); padding-block: 0.35rem; }
.more-opts[open] summary { margin-bottom: 0.75rem; }
.snapshot .areas-teaser { margin-top: 2.5rem; padding-top: 1.75rem; border-top: 1px solid var(--line); }
.snapshot .areas-teaser .chips { margin-top: 1rem; }
@media (max-width: 600px) {
  .snapshot .figures { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 0.75rem; margin-top: 1.5rem; }
  .snapshot .figures dt { font-size: 0.78rem; line-height: 1.3; }
  .snapshot .figures dd { font-size: 1.3rem; }
  .snapshot .figures dd.sub { font-size: 0.72rem; }
  .snapshot .areas-teaser { margin-top: 1.75rem; padding-top: 1.25rem; }
  .snapshot .chips { gap: 0.45rem; }
  .snapshot .chips a { min-height: 38px; padding: 0.35rem 0.85rem; font-size: 0.9rem; }
}
.more-stats { margin-top: 0.75rem; }
.more-stats summary { cursor: pointer; font-weight: 600; color: var(--brand); padding-block: 0.5rem; }
.market-close, .calc-close { border-top: 1px solid var(--line); }
/* Home value */
.steps { margin: 0.5rem 0 0; padding-left: 1.25rem; display: grid; gap: 0.9rem; color: var(--muted); }
.steps strong { color: var(--ink); }
.tabs.calc-tabs { margin-top: 0.75rem; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); width: min(100%, 30rem); }
.tabs.calc-tabs button { text-align: center; }
.tabs.calc-tabs button { padding-inline: 1rem; }
.tabs.calc-tabs button { white-space: nowrap; min-width: 0; }
.page-head > * { min-width: 0; }
@media (max-width: 480px) { .tabs.calc-tabs { width: 100%; } .tabs.calc-tabs button { padding-inline: 0.25rem; font-size: 0.82rem; } }
@media (max-width: 380px) { .tabs.calc-tabs button { padding-inline: 0.1rem; font-size: 0.76rem; } }
/* Call or text bar (phones) */
.callbar { display: none; }
@media (max-width: 760px) {
  /* Compact floating Call / Text buttons; hidden at the top of the page and while typing */
  .callbar { display: flex; gap: 0.4rem; position: fixed; left: 50%; bottom: calc(12px + env(safe-area-inset-bottom, 0px)); z-index: 20; transform: translateX(-50%);
    padding: 0.3rem; border-radius: 999px; background: color-mix(in srgb, var(--paper) 90%, transparent); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px);
    border: 1px solid var(--line); box-shadow: 0 6px 20px color-mix(in srgb, var(--ink) 14%, transparent); transition: transform 0.25s ease, opacity 0.25s ease; }
  html.js .callbar.is-hidden { transform: translate(-50%, calc(100% + 24px)); opacity: 0; pointer-events: none; }
  .callbar a { display: flex; align-items: center; justify-content: center; gap: 0.4rem; min-height: 40px; padding: 0 1.15rem; border-radius: 999px; border: 1px solid var(--brand); color: var(--brand); background: transparent; font-weight: 600; font-size: 0.95rem; text-decoration: none; }
  .callbar a:first-child { background: var(--brand-soft); }
  .callbar svg { width: 17px; height: 17px; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linejoin: round; }
  body:has(.callbar) .foot { padding-bottom: calc(64px + env(safe-area-inset-bottom, 0px)); }
}
@media (max-width: 760px) and (prefers-reduced-motion: reduce) {
  .callbar { transition: none; }
}
#mk-summary { font-size: 1.05rem; line-height: 1.6; max-width: 44rem; }
.market-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 0.75fr); gap: 3rem; align-items: start; padding-bottom: 2rem; }
@media (max-width: 860px) { .market-grid { grid-template-columns: 1fr; } }
.table-wrap { overflow-x: auto; }
.stats { width: 100%; border-collapse: collapse; font-variant-numeric: tabular-nums; }
.stats th, .stats td { padding: 0.7rem 0.5rem; text-align: right; border-bottom: 1px solid var(--line); white-space: nowrap; }
.stats th:first-child, .stats td:first-child { text-align: left; padding-left: 0; white-space: normal; }
.stats thead th { font-size: var(--step--1); color: var(--muted); font-weight: 600; border-bottom: 1.5px solid var(--ink); }
.stats td:nth-child(2) { font-weight: 700; }
.stats td:nth-child(3) { color: var(--muted); }
.types { display: grid; gap: 1.1rem; }
.bars { list-style: none; margin: 0; padding: 0; display: grid; gap: 1.1rem; }
.bars li { display: grid; gap: 0.3rem; }
.bar-head { display: flex; justify-content: space-between; gap: 1rem; font-variant-numeric: tabular-nums; }
.bar-head > span:last-child { font-weight: 700; }
.bar-head > span:first-child { display: inline-flex; align-items: center; gap: 0.5rem; }
.type-ico { width: 20px; height: 20px; flex: none; fill: none; stroke: var(--brand); stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round; }
.bar-track { height: 8px; background: var(--brand-soft); border-radius: 99px; overflow: hidden; }
.bar-fill { height: 100%; background: var(--brand); border-radius: 99px; }
.bar-change { font-size: var(--step--1); color: var(--muted); font-variant-numeric: tabular-nums; }
.source { font-size: var(--step--1); color: var(--muted); padding-bottom: 1rem; }

/* Contact */
.contact { display: grid; grid-template-columns: minmax(0, 0.85fr) minmax(0, 1.15fr); grid-template-areas: "head form" "info form"; gap: 2rem 4rem; align-items: start; padding-block: clamp(3rem, 6vw, 5rem) var(--space); }
.contact-head { grid-area: head; display: grid; gap: 1rem; }
.contact-form { grid-area: form; }
.contact-info { grid-area: info; }
.contact h1 { font-size: var(--step-3); }
.contact-info { display: grid; gap: 1.25rem; }
.reach { margin: 0.75rem 0 0; display: grid; gap: 1rem; }
.reach dt { font-size: var(--step--1); color: var(--muted); }
.reach dd { margin: 0; font-weight: 600; overflow-wrap: anywhere; }
.reach a { text-decoration: none; border-bottom: 1px solid var(--line); }
.contact-form { display: grid; gap: 1rem; }
@media (max-width: 860px) { .contact { grid-template-columns: 1fr; grid-template-areas: "head" "form" "info"; } .contact-info { padding-top: 1rem; border-top: 1px solid var(--line); } }

/* Forms */
.field { display: grid; gap: 0.35rem; min-width: 0; }
.field-row { display: grid; grid-template-columns: repeat(auto-fit, minmax(12rem, 1fr)); gap: 1rem; }
label { font-weight: 600; font-size: var(--step--1); }
.opt { font-weight: 400; color: var(--muted); }
input, select, textarea { font: inherit; color: var(--ink); background: var(--field); border: 1px solid var(--line); border-radius: 8px; padding: 0.7rem 0.8rem; min-height: 48px; width: 100%; }
textarea { resize: vertical; }
[aria-invalid="true"] { border-color: #C2413A; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; opacity: 0; }
.form-status { min-height: 1.5em; font-weight: 500; }
form button { justify-self: start; }

/* FairFee: same palette as the site, its own wordmark */
.ff-logo { display: inline-flex; align-items: center; gap: 0; color: var(--brand); font-size: var(--step-2); letter-spacing: -0.02em; line-height: 1; }
.ff-word { font-weight: 500; }
.ff-word b { font-weight: 800; }
.ff-logo sup { font-size: 0.45em; font-weight: 600; align-self: flex-start; margin-left: 0.08em; }
.ff-hero { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); gap: 3rem; padding-block: clamp(3rem, 7vw, 6rem); align-items: start; }
.ff-intro { display: grid; gap: 1.25rem; justify-items: start; }
.ff-intro h1 { font-size: var(--step-3); max-width: 20ch; }
.ff-badge { display: inline-flex; align-items: center; gap: 0.3em; padding: 0.4rem 0.9rem 0.4rem 1rem; border-radius: 999px; background: var(--brand-soft); color: var(--ink); font-weight: 600; font-size: var(--step--1); }
.ff-badge .ff-logo { font-size: 1.15rem; }
@media (max-width: 860px) { .ff-hero { grid-template-columns: 1fr; } }
.ff-small { font-size: var(--step--1); color: var(--muted); padding-block: 1.5rem 3rem; }
@media (max-width: 800px) { .ff-hero { grid-template-columns: 1fr; } }

.fees { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: 2rem 4rem; align-items: start; }
.section-head { display: grid; gap: 1rem; }
.section-head p { color: var(--muted); }
@media (max-width: 900px) { .fees { grid-template-columns: 1fr; } }
.draft-note { border: 1px dashed var(--line); border-radius: 8px; padding: 0.6rem 0.9rem; font-size: var(--step--1); }
.calc { border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(1.25rem, 3vw, 2rem); display: grid; gap: 1.5rem; background: var(--field); min-width: 0; }
.tabs { display: inline-flex; gap: 0.25rem; padding: 0.25rem; background: var(--paper-2); border-radius: 999px; justify-self: start; }
.tabs button { border: 0; background: transparent; color: var(--muted); cursor: pointer; font: 600 var(--step-0)/1 var(--font); padding: 0.7rem 1.2rem; border-radius: 999px; min-height: 44px; }
.tabs button[aria-selected="true"] { background: var(--brand); color: var(--brand-ink); }
.price-input label { display: block; margin-bottom: 0.4rem; }
.price-row { display: flex; align-items: center; gap: 1rem; flex-wrap: wrap; }
.price-row input[type="range"] { flex: 1 1 12rem; accent-color: var(--brand); min-height: 32px; padding: 0; border: 0; background: transparent; }
.price-row output { font-size: var(--step-2); font-weight: 700; font-variant-numeric: tabular-nums; min-width: 8ch; }
.panel { display: grid; gap: 1.25rem; }
.ledger { margin: 0; display: grid; }
.ledger div { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; padding-block: 0.6rem; border-bottom: 1px solid var(--line); }
.ledger dt { color: var(--muted); }
.ledger dt span { white-space: nowrap; }
.ledger dd { margin: 0; font-variant-numeric: tabular-nums; font-weight: 600; white-space: nowrap; }
.ledger .total dt, .ledger .total dd { color: var(--ink); font-weight: 700; }
.keep { display: flex; flex-wrap: wrap; align-items: baseline; gap: 0.25rem 0.75rem; }
.keep-label { font-weight: 600; }
.keep strong { font-size: var(--step-3); letter-spacing: -0.03em; font-variant-numeric: tabular-nums; color: var(--brand); }
.keep-small { flex-basis: 100%; color: var(--muted); font-size: var(--step--1); }

/* Footer */
.foot { border-top: 1px solid var(--line); background: var(--paper-2); }
.foot-row { display: grid; grid-template-columns: 1fr auto; align-items: center; gap: 0.9rem 2rem; padding-block: 2rem calc(1.5rem + env(safe-area-inset-bottom, 0px)); font-size: 0.82rem; color: var(--muted); }
.brokerage { display: flex; gap: 0.85rem; align-items: center; }
.brokerage picture { flex: none; display: block; line-height: 0; }
.rahr-logo { height: 46px; width: auto; }
.brokerage-name { display: grid; gap: 0.1rem; color: var(--ink); line-height: 1.35; text-align: left; font-weight: 500; }
.agent-name { font-weight: 600; }
.foot-meta { display: flex; align-items: center; gap: 1.25rem; }
.foot-link { color: inherit; font-weight: 500; text-decoration: none; }
.foot-link:hover { color: var(--brand); }
.legal-btn { border: 0; background: none; padding: 0; font: inherit; font-weight: 500; cursor: pointer; display: none; align-items: center; gap: 0.3rem; min-height: 32px; }
html.js .legal-btn { display: inline-flex; }
.legal-btn::after { content: ""; width: 0.38rem; height: 0.38rem; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg) translateY(-2px); transition: transform 0.2s; }
.legal-btn[aria-expanded="true"]::after { transform: rotate(-135deg) translateY(-1px); }
.legal-text { grid-column: 1 / -1; display: grid; gap: 0.5rem; line-height: 1.5; font-size: 0.78rem; text-align: left; }
.legal-text p { margin: 0; }
html.js .legal-text:not(.open) { display: none; }
.foot-copy { grid-column: 1 / -1; justify-self: stretch; margin: 0; padding-top: 0.9rem; border-top: 1px solid var(--line); font-size: 0.76rem; }
.social { display: inline-flex; width: 32px; height: 32px; align-items: center; justify-content: center; border-radius: 50%; color: var(--muted); }
.social:hover { color: var(--brand); background: var(--brand-soft); }
.social svg { width: 18px; height: 18px; fill: none; stroke: currentColor; stroke-width: 1.8; }
.social svg .dot { fill: currentColor; stroke: none; }
@media (max-width: 760px) {
  .foot-row { grid-template-columns: 1fr; justify-items: center; text-align: center; gap: 1rem; padding-block: 1.75rem 1rem; }
  .brokerage-name { font-size: 0.82rem; }
}

/* Icons added Oct 2026 */
.topic-head { display: flex; align-items: center; gap: 0.9rem; }
.topic-ico { flex: none; width: 26px; height: 26px; padding: 8px; box-sizing: content-box; border-radius: 13px; background: var(--brand-soft); fill: none; stroke: var(--brand); stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; }
.li-ico { position: absolute; left: 0; top: -0.2em; width: 20px; height: 20px; padding: 6px; box-sizing: content-box; border-radius: 10px; background: var(--brand-soft); fill: none; stroke: var(--brand); stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round; }
.icon-checks { gap: 1.1rem; }
.icon-checks li { padding-left: 2.9rem; min-height: 32px; }
.icon-checks li::before { display: none; }
.icon-steps { list-style: none; padding-left: 0; gap: 1.1rem; }
.icon-steps li { position: relative; padding-left: 2.9rem; min-height: 32px; }
.stat-name { display: inline-flex; align-items: center; gap: 0.6rem; }
.tab-ico { width: 18px; height: 18px; flex: none; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }
.tabs.calc-tabs button { display: inline-flex; align-items: center; justify-content: center; gap: 0.45rem; }
@media (max-width: 520px) { .tabs.calc-tabs button { flex-direction: column; gap: 0.25rem; padding-block: 0.55rem; font-size: var(--step--1); border-radius: 18px; } .tabs.calc-tabs { border-radius: 22px; } }
.form-privacy { margin: 0; font-size: var(--step--1); color: var(--muted); }
.form-privacy a { color: inherit; }
.prose { max-width: 44rem; display: grid; gap: 0.9rem; padding-bottom: 4rem; }
.section.prose { padding-top: 1.5rem; }
.prose h2 { font-size: var(--step-1); margin-top: 1.25rem; }
.prose p, .prose ul { margin: 0; color: var(--muted); }
.prose ul { padding-left: 1.2rem; display: grid; gap: 0.4rem; }
.prose strong { color: var(--ink); }
.page-head .updated { margin-top: -0.6rem; }