/* Welland & Rook — estate agency, Stamford & Rutland
   Background language: limestone grain + surveyor's contour linework.
   Palette: ink-green, honey limestone, bronze. */

:root{
  --green:#1B3A2F;
  --green-deep:#14291F;
  --green-mid:#2C5647;
  --green-soft:#E7EDE8;
  --paper:#F6F1E7;
  --stone:#E9DDC6;
  --stone-line:#D8CCB4;
  --slate:#D3DED8;
  --bronze:#9A6B2F;
  --bronze-fill:#7A5322;
  --ink:#20241F;
  --muted:#5C6259;
  --white:#fff;
  --wrap:1200px;
  --r:4px;
  --shadow:0 1px 2px rgba(32,36,31,.06),0 12px 30px -18px rgba(32,36,31,.32);
  --band:clamp(3.4rem,6vw,5.6rem);
  --grain:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='g'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='180' height='180' filter='url(%23g)' opacity='.055'/%3E%3C/svg%3E");
  --contour:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='560' height='400' viewBox='0 0 560 400'%3E%3Cg fill='none' stroke='%23A98F63' stroke-width='1' opacity='.30'%3E%3Cpath d='M-20 60 C120 20 220 120 340 92 C440 68 500 120 580 96'/%3E%3Cpath d='M-20 104 C120 64 224 164 344 136 C444 112 504 164 580 140'/%3E%3Cpath d='M-20 152 C128 108 232 210 348 184 C448 162 508 210 580 188'/%3E%3Cpath d='M-20 214 C140 168 244 268 356 244 C452 224 512 268 580 248'/%3E%3Cpath d='M-20 286 C150 240 252 336 362 314 C456 296 516 334 580 318'/%3E%3Cpath d='M-20 362 C160 318 262 402 368 382 C460 366 520 396 580 384'/%3E%3C/g%3E%3C/svg%3E");
}

*,*::before,*::after{box-sizing:border-box}
html,body{overflow-x:clip}
html{-webkit-text-size-adjust:100%}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:Manrope,system-ui,-apple-system,"Segoe UI",sans-serif;
  font-size:17px;line-height:1.65;
}
img{max-width:100%;height:auto;display:block}
h1,h2,h3,h4{font-family:Spectral,Georgia,serif;font-weight:600;line-height:1.14;letter-spacing:-.012em;margin:0 0 .55em;color:var(--green-deep)}
h1{font-size:clamp(2.15rem,4.5vw,3.5rem)}
h2{font-size:clamp(1.7rem,3vw,2.5rem)}
h3{font-size:1.22rem;line-height:1.28}
p{margin:0 0 1.1em}
a{color:var(--green);text-underline-offset:3px}
a:hover{color:var(--bronze-fill)}
ul,ol{margin:0 0 1.1em;padding-left:1.15em}
li{margin-bottom:.4em}
strong,b{font-weight:700}
.skip{position:absolute;left:-9999px}
.skip:focus{left:12px;top:12px;z-index:99;background:var(--green);color:#fff;padding:.6rem 1rem;border-radius:var(--r)}
:focus-visible{outline:3px solid var(--bronze);outline-offset:2px}

.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:clamp(1.1rem,4vw,2.2rem)}
.eyebrow{font-size:.74rem;letter-spacing:.19em;text-transform:uppercase;font-weight:700;color:var(--bronze);margin:0 0 .8rem}
.lede{font-size:1.16rem;color:#3B4139;max-width:62ch}
.measure{max-width:66ch}
.muted{color:var(--muted)}
.small{font-size:.9rem}

/* ---------------------------------------------------------------- buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;
  font-family:Manrope,sans-serif;font-weight:700;font-size:.95rem;line-height:1;
  padding:.92rem 1.5rem;border-radius:var(--r);border:1.5px solid transparent;
  text-decoration:none;cursor:pointer;transition:background .16s,color .16s,border-color .16s}
.btn-solid{background:var(--green);color:#fff !important;border-color:var(--green)}
.btn-solid:hover{background:var(--green-deep);color:#fff !important}
.btn-bronze{background:var(--bronze-fill);color:#fff !important;border-color:var(--bronze-fill)}
.btn-bronze:hover{background:#66451B;color:#fff !important}
.btn-ghost{background:transparent;color:var(--green) !important;border-color:#B9C3B8}
.btn-ghost:hover{background:var(--green-soft);border-color:var(--green)}
.btn-ghost-light{background:transparent;color:#fff !important;border-color:rgba(255,255,255,.55)}
.btn-ghost-light:hover{background:rgba(255,255,255,.13);color:#fff !important}
.btn-lg{padding:1.05rem 1.9rem;font-size:1rem}
.btn-sm{padding:.62rem 1rem;font-size:.86rem}

/* ---------------------------------------------------------------- chrome */
.topbar{background:var(--green-deep);color:#C6D2C7;font-size:.82rem}
.topbar-in{display:flex;justify-content:space-between;align-items:center;gap:1rem;min-height:38px}
.topbar p{margin:0}
.topbar a{color:#E4EBE2;text-decoration:none}
.topbar a:hover{color:#fff;text-decoration:underline}

.site-head{position:sticky;top:0;z-index:60;background:var(--paper);border-bottom:1px solid var(--stone-line)}
.head-in{display:flex;align-items:center;gap:1.6rem;min-height:78px}
.logo{display:flex;align-items:center;gap:.7rem;text-decoration:none;flex:0 0 auto}
.logo-mark{display:flex;align-items:center;justify-content:center;gap:.5px;width:46px;height:46px;flex:0 0 46px;
  background:var(--green);color:var(--stone);
  font-family:Spectral,serif;font-size:1.05rem;font-weight:600;letter-spacing:.01em;border-radius:2px;
  white-space:nowrap;line-height:1}
.logo-mark i{font-style:normal;color:var(--bronze);padding:0 1px}
.logo-txt{display:flex;flex-direction:column;line-height:1.15}
.logo-txt b{font-family:Spectral,serif;font-size:1.32rem;font-weight:600;color:var(--green-deep);letter-spacing:.005em}
.logo-txt i{font-style:normal;font-size:.7rem;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);margin-top:2px}

.site-nav{margin-left:auto}
.nav-list{display:flex;gap:.3rem;list-style:none;margin:0;padding:0}
.nav-list>li{position:relative;margin:0}
.site-nav a:not(.btn){display:block;padding:.6rem .8rem;font-size:.95rem;font-weight:600;color:var(--ink);text-decoration:none;border-radius:var(--r)}
.site-nav a:not(.btn):hover{color:var(--green);background:var(--green-soft)}
.site-nav a.on{color:var(--green);box-shadow:inset 0 -2px 0 var(--bronze)}
.has-sub::after{content:"";position:absolute;left:0;right:0;top:100%;height:12px;display:none}
.has-sub:hover::after{display:block}
.sub{position:absolute;left:0;top:calc(100% + 12px);min-width:250px;background:#fff;border:1px solid var(--stone-line);
  border-radius:var(--r);box-shadow:var(--shadow);padding:.45rem;list-style:none;margin:0;display:none;z-index:5}
.has-sub:hover .sub,.has-sub:focus-within .sub{display:block}
.sub a{font-weight:500 !important;font-size:.92rem !important;white-space:nowrap}
.head-cta{display:flex;align-items:center;gap:1rem;flex:0 0 auto}
.head-tel{text-decoration:none;font-weight:700;color:var(--green-deep);font-size:1rem;line-height:1.1;text-align:right}
.head-tel span{display:block;font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.nav-foot{display:none}
.burger{display:none;width:46px;height:42px;background:none;border:1px solid var(--stone-line);border-radius:var(--r);
  flex-direction:column;justify-content:center;align-items:center;gap:5px;cursor:pointer}
.burger span{display:block;width:20px;height:2px;background:var(--green-deep)}
.nav-dim{position:fixed;inset:0;background:rgba(20,41,31,.5);z-index:50}

/* ---------------------------------------------------------------- bands */
.band{padding-block:var(--band);position:relative}
.band-paper{background:var(--paper)}
.band-paper::before,.band-stone::before,.band-slate::before{content:"";position:absolute;inset:0;background-image:var(--grain);pointer-events:none}
.band-stone{background:var(--stone)}
.band-stone::after{content:"";position:absolute;inset:0;background-image:var(--contour);background-size:820px auto;opacity:.55;pointer-events:none}
.band-slate{background:var(--slate)}
.band-slate::after{content:"";position:absolute;inset:0;
  background-image:linear-gradient(rgba(27,58,47,.05) 1px,transparent 1px),linear-gradient(90deg,rgba(27,58,47,.05) 1px,transparent 1px);
  background-size:34px 34px;pointer-events:none}
.band>.wrap{position:relative;z-index:1}
.band-tight{padding-block:clamp(2.4rem,4vw,3.6rem)}

/* section headers */
.shead{display:flex;align-items:flex-end;justify-content:space-between;gap:1.5rem;margin-bottom:2.2rem;flex-wrap:wrap}
.shead h2{margin-bottom:.2em;max-width:22ch}
.shead p{margin:0;color:var(--muted);max-width:52ch}
.shead-link{font-weight:700;font-size:.92rem;white-space:nowrap}

/* ---------------------------------------------------------------- hero */
/* z-index:1 lifts the whole hero above the following band so the docked
   search card visibly straddles the boundary instead of being painted over */
.hero{position:relative;z-index:1;background:var(--green-deep);color:#fff;isolation:isolate}
.hero-img{position:absolute;inset:0;background-size:cover;background-position:center 62%;opacity:.62;z-index:-2}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(100deg,rgba(15,32,25,.94) 0%,rgba(15,32,25,.80) 38%,rgba(15,32,25,.34) 72%,rgba(15,32,25,.42) 100%)}
.hero-in{padding-block:clamp(3.6rem,7vw,6rem) clamp(2rem,3.4vw,2.8rem)}
.hero h1{color:#fff;max-width:19ch;margin-bottom:.5rem}
.nb{white-space:nowrap}
.hero h1 em{font-style:normal;color:#E3B978;display:block}
.hero-sub{font-size:1.13rem;color:#DCE6DC;max-width:56ch;margin-bottom:1.6rem}
.hero-btns{display:flex;flex-wrap:wrap;gap:.8rem;margin-bottom:1.5rem}
.hero-meta{display:flex;flex-wrap:wrap;gap:.55rem 1.6rem;list-style:none;margin:0 0 clamp(2rem,4vw,3rem);padding:0;
  font-size:.9rem;color:#C9D6C9}
.hero-meta li{margin:0;display:flex;align-items:center;gap:.5rem}
.hero-meta li::before{content:"";width:7px;height:7px;background:#E3B978;border-radius:50%;flex:0 0 auto}

/* search bar docked in the hero */
.psearch{background:rgba(255,255,255,.97);border-radius:var(--r);box-shadow:0 10px 26px -18px rgba(10,22,17,.55);
  padding:0;margin-bottom:0;position:relative;z-index:2;max-width:940px}
.psearch-tabs{display:flex;border-bottom:1px solid var(--stone-line)}
.psearch-tabs button{flex:1;background:none;border:0;padding:.95rem .6rem;font-family:Manrope,sans-serif;font-weight:700;
  font-size:.92rem;color:var(--muted);cursor:pointer;border-bottom:3px solid transparent}
.psearch-tabs button[aria-selected="true"]{color:var(--green-deep);border-bottom-color:var(--bronze)}
.psearch-body{padding:1.3rem 1.4rem 1.75rem}
.psearch-row{display:grid;grid-template-columns:1.6fr 1fr 1fr auto;gap:.7rem;align-items:end}
.psearch-row>*{min-width:0}
.field{display:flex;flex-direction:column;gap:.32rem}
.field label{font-size:.74rem;letter-spacing:.13em;text-transform:uppercase;font-weight:700;color:var(--muted)}
.field select,.field input,.field textarea{font-family:Manrope,sans-serif;font-size:.98rem;padding:.78rem .8rem;
  border:1px solid #C9CFC6;border-radius:var(--r);background:#fff;color:var(--ink);width:100%}
.psearch-note{margin:1rem 0 0;font-size:.85rem;color:var(--muted)}
.psearch-val{display:none}
.psearch-val p{margin:0 0 .9rem;font-size:.96rem;color:#3B4139}

/* ---------------------------------------------------------------- page title */
.ptitle{position:relative;background:var(--green-deep);color:#fff;isolation:isolate;
  padding-block:clamp(2.6rem,5vw,4.2rem)}
.ptitle-img{position:absolute;inset:0;background-size:cover;background-position:center 55%;opacity:.66;z-index:-2}
.ptitle::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(96deg,rgba(15,32,25,.90) 0%,rgba(15,32,25,.72) 52%,rgba(15,32,25,.40) 100%)}
.ptitle .eyebrow{color:#E3B978}
.ptitle h1{color:#fff;max-width:20ch;margin-bottom:.35em}
.ptitle-sub{color:#D6E1D6;max-width:60ch;font-size:1.08rem;margin:0}
.crumbs ol{display:flex;flex-wrap:wrap;gap:.4rem;list-style:none;margin:0 0 1rem;padding:0;font-size:.84rem;color:#B7C6B7}
.crumbs li+li::before{content:"›";margin-right:.4rem;color:#7F9280}
.crumbs a{color:#D6E1D6}

/* ---------------------------------------------------------------- cards/grids */
.grid{display:grid;gap:1.5rem}
.grid>*{min-width:0}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}

.card{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);overflow:hidden;
  display:flex;flex-direction:column;box-shadow:var(--shadow)}
.card-img img{width:100%;aspect-ratio:3/2;object-fit:cover}
.card-body{padding:1.4rem 1.35rem 1.5rem;display:flex;flex-direction:column;flex:1}
.card-body h3{margin-bottom:.4rem}
.card-body p{color:#3B4139;font-size:.97rem}
.card-body .more{margin-top:auto;font-weight:700;font-size:.92rem;text-decoration:none}
.card-body .more::after{content:" →"}

/* property cards */
.pcard{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;box-shadow:var(--shadow)}
.pcard-img{display:block;position:relative}
.pcard-img img{width:100%;aspect-ratio:3/2;object-fit:cover}
.pchip{position:absolute;left:0;bottom:0;background:var(--green);color:#fff;font-size:.72rem;font-weight:700;
  letter-spacing:.11em;text-transform:uppercase;padding:.42rem .7rem}
.pchip-new{background:var(--bronze-fill)}
.pchip-sstc{background:#5A5F57}
.pchip-to-let{background:#2C5647}
.pcard-body{padding:1.15rem 1.2rem 1.3rem;display:flex;flex-direction:column;flex:1}
.pcard-price{font-family:Spectral,serif;font-size:1.35rem;font-weight:600;color:var(--green-deep);margin:0 0 .15rem}
.pcard h3{font-size:1.02rem;margin:0 0 .4rem}
.pcard h3 a{text-decoration:none;color:var(--green-deep)}
.pcard h3 a:hover{color:var(--bronze-fill);text-decoration:underline}
.pcard-strap{font-size:.93rem;color:var(--muted);margin:0 0 .8rem}
.pcard-meta{display:flex;flex-wrap:wrap;gap:.15rem .55rem;list-style:none;margin:0 0 .6rem;padding:0;font-size:.86rem;font-weight:600;color:#3B4139}
.pcard-meta li{margin:0;display:flex;align-items:center;gap:.55rem}
.pcard-meta li:not(:last-child)::after{content:"·";color:var(--stone-line);font-weight:400}
.pcard-mi{margin:auto 0 0;font-size:.79rem;color:var(--muted);padding-top:.7rem;border-top:1px dotted var(--stone-line)}

/* audience doors */
.doors{display:grid;grid-template-columns:repeat(4,1fr);gap:1.2rem}
.doors>*{min-width:0}
.door{position:relative;overflow:hidden;border-radius:var(--r);text-decoration:none;display:block;min-height:270px;background:var(--green-deep)}
.door img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.9;transition:transform .5s,opacity .3s}
.door::after{content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(12,26,20,.94) 0%,rgba(12,26,20,.78) 32%,rgba(12,26,20,.16) 68%,rgba(12,26,20,.04) 100%)}
.door:hover img{transform:scale(1.045);opacity:1}
.door-txt{position:absolute;left:0;right:0;bottom:0;padding:1.2rem 1.25rem;z-index:1;color:#fff}
.door-txt b{display:block;font-family:Spectral,serif;font-size:1.28rem;font-weight:600;margin-bottom:.2rem}
.door-txt span{font-size:.9rem;color:#CFDCCF}
.door-txt em{font-style:normal;display:block;margin-top:.6rem;font-size:.84rem;font-weight:700;color:#E3B978}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;border-top:1px solid var(--stone-line);border-bottom:1px solid var(--stone-line);padding-block:1.8rem}
/* directly under the hero's docked search card: the card edge is the divider */
.stats-docked{border-top:0;padding-top:0}
.stat{text-align:left;min-width:0}
.stat b{display:block;font-family:Spectral,serif;font-size:clamp(1.9rem,3.4vw,2.6rem);font-weight:600;color:var(--green-deep);line-height:1}
.stat span{display:block;font-size:.87rem;color:var(--muted);margin-top:.4rem}

/* media split */
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(1.8rem,4vw,3.4rem);align-items:center}
.split>*{min-width:0}
.split-rev .split-txt{order:2}
.split figure{margin:0}
.split figure img{width:100%;border-radius:var(--r)}
.split figcaption{font-size:.85rem;color:var(--muted);margin-top:.6rem}

/* numbered steps */
.steps{list-style:none;margin:0;padding:0;display:grid;gap:1.4rem}
.steps>li{display:grid;grid-template-columns:auto 1fr;gap:1.3rem;margin:0;align-items:start}
.step-n{font-family:Spectral,serif;font-size:1.5rem;font-weight:600;color:var(--bronze);width:56px;height:56px;
  display:grid;place-items:center;border:1px solid var(--stone-line);background:#fff;border-radius:2px}
.steps h3{margin-bottom:.25rem}
.steps p{margin:0;color:#3B4139}
.stepgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.3rem}
.stepgrid>*{min-width:0}
.stepcard{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow)}
.stepcard img{width:100%;aspect-ratio:3/2;object-fit:cover}
.stepcard-b{padding:1.1rem 1.15rem 1.3rem}
.stepcard-b b{display:block;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);margin-bottom:.4rem}
.stepcard-b h3{font-size:1.06rem;margin-bottom:.35rem}
.stepcard-b p{margin:0;font-size:.93rem;color:#3B4139}

/* fee table */
.fees{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.fees>*{min-width:0}
.feecard{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);padding:1.6rem 1.5rem;display:flex;flex-direction:column}
.feecard.lead{border:2px solid var(--green);box-shadow:var(--shadow)}
.feecard h3{margin-bottom:.2rem}
.fee-n{font-family:Spectral,serif;font-size:2.1rem;font-weight:600;color:var(--green-deep);line-height:1.05;margin:.4rem 0 .1rem}
.fee-sub{font-size:.88rem;color:var(--muted);margin-bottom:1.1rem}
.ticks{list-style:none;margin:0 0 1.2rem;padding:0}
.ticks li{position:relative;padding-left:1.6rem;margin-bottom:.55rem;font-size:.95rem}
.ticks li::before{content:"";position:absolute;left:0;top:.5em;width:9px;height:5px;border-left:2px solid var(--bronze);
  border-bottom:2px solid var(--bronze);transform:rotate(-45deg)}
.feecard .btn{margin-top:auto}

.fee-foot{margin:auto 0 0;padding-top:.9rem;border-top:1px dotted var(--stone-line);font-size:.86rem;color:var(--muted)}

/* the sold ledger */
.ledger{list-style:none;margin:0;padding:0;border-top:2px solid var(--green)}
.ledger-row{display:grid;grid-template-columns:1.5fr repeat(4,.85fr);gap:1rem 1.2rem;align-items:baseline;margin:0;
  padding:1.15rem 0;border-bottom:1px solid rgba(27,58,47,.16)}
.ledger-row>*{min-width:0}
.led-place b{display:block;font-family:Spectral,serif;font-size:1.18rem;font-weight:600;color:var(--green-deep);line-height:1.2}
.led-place span{font-size:.86rem;color:var(--muted)}
.led-fig span{display:block;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:.15rem}
.led-fig b{font-family:Spectral,serif;font-size:1.14rem;font-weight:600;color:var(--ink);font-variant-numeric:tabular-nums}
.led-sold b{color:var(--green-deep)}
.led-up{color:var(--bronze-fill) !important}
.led-note{grid-column:1/-1;margin:.35rem 0 0;font-size:.88rem;color:var(--muted)}

/* plain table */
.tbl-wrap{overflow-x:auto;border:1px solid var(--stone-line);border-radius:var(--r);background:#fff}
table{width:100%;border-collapse:collapse;font-size:.95rem;min-width:520px}
th,td{text-align:left;padding:.85rem 1rem;border-bottom:1px solid var(--stone-line);vertical-align:top}
th{font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);background:var(--paper)}
tbody tr:last-child td{border-bottom:0}
td b{color:var(--green-deep)}

/* tools */
.tool{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);box-shadow:var(--shadow);overflow:hidden}
.tool-head{background:var(--green);color:#fff;padding:1.15rem 1.5rem}
.tool-head h3{color:#fff;margin:0 0 .2rem;font-size:1.2rem}
.tool-head p{margin:0;font-size:.9rem;color:#C8D6C8}
.tool-body{padding:1.5rem}
.tool-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
.tool-grid>*{min-width:0}
.tool-out{margin-top:1.4rem;padding:1.35rem 1.4rem;background:var(--green-soft);border-left:3px solid var(--bronze);border-radius:0 var(--r) var(--r) 0}
.tool-out h4{font-family:Spectral,serif;font-size:1.05rem;margin:0 0 .5rem;color:var(--green-deep)}
.tool-fig{font-family:Spectral,serif;font-size:clamp(1.8rem,3.6vw,2.6rem);font-weight:600;color:var(--green-deep);line-height:1.05;margin:.2rem 0 .5rem}
.tool-work{font-size:.87rem;color:var(--muted);margin:.4rem 0 0;font-variant-numeric:tabular-nums}
.tool-rows{list-style:none;margin:.4rem 0 0;padding:0;font-size:.95rem}
.tool-rows li{display:flex;justify-content:space-between;gap:1rem;padding:.5rem 0;border-bottom:1px dotted var(--stone-line);margin:0}
.tool-rows li:last-child{border-bottom:0;border-top:2px solid var(--green);font-weight:700;margin-top:.3rem;padding-top:.7rem}
.tool-rows span:last-child{font-variant-numeric:tabular-nums;white-space:nowrap}

/* filters */
.filters{display:grid;grid-template-columns:repeat(5,1fr);gap:.9rem;align-items:end}
.filters>*{min-width:0}
.results-count{font-weight:700;color:var(--green-deep);margin:1.6rem 0 1rem}

/* property detail */
.pgal{display:grid;grid-template-columns:2fr 1fr;gap:.7rem}
.pgal>*{min-width:0}
.pgal img{width:100%;height:100%;object-fit:cover;border-radius:var(--r)}
.pgal-side{display:grid;gap:.7rem}
.pfacts{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;list-style:none;margin:0;padding:1.3rem 0;border-block:1px solid var(--stone-line)}
.pfacts li{margin:0;min-width:0}
.pfacts b{display:block;font-family:Spectral,serif;font-size:1.35rem;color:var(--green-deep);line-height:1}
.pfacts span{font-size:.82rem;color:var(--muted)}
.pdetail{display:grid;grid-template-columns:1.6fr .9fr;gap:clamp(1.8rem,4vw,3rem);align-items:start}
.pdetail>*{min-width:0}
.aside-card{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);padding:1.5rem 1.4rem;box-shadow:var(--shadow);position:sticky;top:100px}
.aside-card h3{font-size:1.1rem}
.mi-list{list-style:none;margin:0;padding:0;font-size:.93rem}
.mi-list li{display:flex;justify-content:space-between;gap:1rem;padding:.55rem 0;border-bottom:1px dotted var(--stone-line);margin:0}
.mi-list li:last-child{border-bottom:0}
.mi-list span:first-child{color:var(--muted)}
.mi-list span:last-child{font-weight:600;text-align:right}
.note{background:var(--green-soft);border-left:3px solid var(--bronze);padding:1.1rem 1.2rem;border-radius:0 var(--r) var(--r) 0;margin:1.6rem 0}
.note p:last-child{margin:0}
.note b{color:var(--green-deep)}

/* reviews */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.quotes>*{min-width:0}
.quote{background:#fff;border:1px solid var(--stone-line);border-radius:var(--r);padding:1.5rem 1.4rem;display:flex;flex-direction:column}
.stars{color:var(--bronze);letter-spacing:.13em;font-size:.95rem;margin-bottom:.6rem}
.quote p{font-family:Spectral,serif;font-size:1.03rem;line-height:1.55;color:#2B3129}
.quote footer{margin-top:auto;padding-top:.9rem;font-size:.86rem;color:var(--muted)}
.quote footer b{color:var(--green-deep);display:block}

/* team */
.people{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.people>*{min-width:0}
.person img{width:100%;aspect-ratio:3/4;object-fit:cover;border-radius:var(--r);margin-bottom:.9rem}
.person h3{margin-bottom:.15rem;font-size:1.1rem}
.person .role{font-size:.92rem;color:var(--bronze-fill);font-weight:700;margin:0 0 .35rem}
.person .creds{font-size:.82rem;color:var(--muted);margin:0 0 .7rem}
.person p{font-size:.95rem;color:#3B4139}

/* areas */
.arealist{display:grid;grid-template-columns:repeat(4,1fr);gap:1.3rem}
.arealist>*{min-width:0}
.area-card{position:relative;display:block;text-decoration:none;border-radius:var(--r);overflow:hidden;background:var(--green-deep);min-height:230px}
.area-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.92;transition:transform .5s}
.area-card::after{content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(12,26,20,.94) 0%,rgba(12,26,20,.74) 38%,rgba(12,26,20,.12) 76%,rgba(12,26,20,0) 100%)}
.area-card:hover img{transform:scale(1.05)}
.area-txt{position:absolute;left:0;bottom:0;right:0;padding:1.1rem 1.15rem;z-index:1;color:#fff}
.area-txt b{display:block;font-family:Spectral,serif;font-size:1.2rem;font-weight:600}
.area-txt span{font-size:.83rem;color:#CADACA}
.area-txt em{font-style:normal;display:block;font-size:.8rem;color:#E3B978;margin-top:.35rem;font-weight:700}

/* faq */
.faq{border-top:1px solid var(--stone-line)}
.faq-item{border-bottom:1px solid var(--stone-line)}
.faq-item summary{cursor:pointer;padding:1.1rem 2.2rem 1.1rem 0;font-weight:700;font-size:1.03rem;color:var(--green-deep);position:relative;list-style:none}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";position:absolute;right:.3rem;top:.95rem;font-size:1.4rem;color:var(--bronze);font-weight:400}
.faq-item[open] summary::after{content:"–"}
.faq-a{padding:0 0 1.2rem;color:#3B4139}
.faq-a p:last-child{margin:0}

/* article */
.article-body{max-width:none}
.article-body h2{margin-top:2.2em}
.article-body h3{margin-top:1.8em}
.article-body figure{margin:2rem 0}
.article-body figure img{width:100%;border-radius:var(--r)}
.article-body figcaption{font-size:.85rem;color:var(--muted);margin-top:.55rem}
.article-meta{display:flex;flex-wrap:wrap;gap:.4rem 1.2rem;font-size:.88rem;color:var(--muted);margin-bottom:1.6rem}

/* CTA band */
.cta-band{position:relative;background:var(--green-mid);color:#fff;isolation:isolate;padding-block:clamp(3.4rem,5.5vw,5rem);text-align:center;
  border-top:3px solid var(--bronze)}
.cta-img{position:absolute;inset:0;background-size:cover;background-position:center 58%;opacity:.55;z-index:-2}
.cta-band::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(22,46,35,.72),rgba(22,46,35,.86))}
.cta-band h2{color:#fff;max-width:20ch;margin-inline:auto}
.cta-in p{color:#DBE6DB;max-width:58ch;margin-inline:auto}
.cta-btns{display:flex;gap:.9rem;justify-content:center;flex-wrap:wrap;margin-top:1.6rem}

/* footer */
.site-foot{background:var(--green-deep);color:#B6C4B6;position:relative;padding-block:clamp(3rem,5vw,4.2rem) 1.6rem;font-size:.92rem}
.site-foot::before{content:"";position:absolute;inset:0;background-image:var(--grain);opacity:.9;pointer-events:none}
.site-foot .wrap{position:relative;z-index:1}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:2rem}
.foot-grid>*{min-width:0}
.site-foot h3{color:#fff;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-family:Manrope,sans-serif;font-weight:700;margin-bottom:1rem}
.site-foot ul{list-style:none;margin:0;padding:0}
.site-foot li{margin-bottom:.5rem}
.site-foot a{color:#CFDCCF;text-decoration:none}
.site-foot a:hover{color:#fff;text-decoration:underline}
.foot-brand .logo-mark{margin-bottom:1rem}
.foot-blurb{max-width:36ch}
.foot-rating b{color:#E3B978}
.foot-office{margin-bottom:1rem;line-height:1.5}
.foot-office b{color:#fff}
.foot-legal{margin-top:2.6rem;padding-top:1.6rem;border-top:1px solid rgba(255,255,255,.14);font-size:.79rem;line-height:1.6;color:#93A493}
.foot-mini{display:flex;flex-wrap:wrap;gap:.5rem 1.3rem;list-style:none;margin:1rem 0 0;padding:0}
.foot-mini li{margin:0}

/* sticky mobile action bar */
.actionbar{display:none;position:fixed;left:0;right:0;bottom:0;z-index:70;background:var(--green-deep);
  padding:.6rem .8rem;gap:.6rem;box-shadow:0 -6px 20px rgba(10,22,17,.3)}
.actionbar a{flex:1;text-align:center;padding:.8rem .5rem;border-radius:var(--r);text-decoration:none;font-weight:700;
  font-size:.94rem;color:#fff;border:1.5px solid rgba(255,255,255,.4)}
.actionbar .ab-solid{background:var(--bronze-fill);border-color:var(--bronze-fill)}

/* reveal */
.reveal{opacity:0;transform:translateY(14px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
  *{scroll-behavior:auto !important}
}

/* forms */
.form-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.1rem}
.form-grid>*{min-width:0}
.form-grid .full{grid-column:1/-1}
.err{color:#8C2F1F;font-size:.85rem;margin:.3rem 0 0;display:none}
.field.bad select,.field.bad input,.field.bad textarea{border-color:#8C2F1F;background:#FDF6F4}
.field.bad .err{display:block}
.form-ok{display:none;background:var(--green-soft);border-left:3px solid var(--green);padding:1.2rem 1.3rem;border-radius:0 var(--r) var(--r) 0}
.form-ok.on{display:block}

/* ---------------------------------------------------------------- responsive */
@media (max-width:1080px){
  .g4,.doors,.stepgrid,.arealist,.tool-grid,.filters{grid-template-columns:repeat(2,1fr)}
  .g3,.quotes,.people,.fees{grid-template-columns:repeat(2,1fr)}
  .stats{grid-template-columns:repeat(2,1fr);gap:1.4rem}
  .foot-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:900px){
  .head-cta{display:none}
  .burger{margin-left:auto}
  .site-nav{position:fixed;inset:0 0 0 auto;width:min(90vw,360px);background:var(--paper);z-index:55;
    transform:translateX(100%);transition:transform .28s;padding:1.4rem 1.2rem 6rem;overflow-y:auto;display:block;
    border-left:1px solid var(--stone-line)}
  .site-nav.open{transform:none}
  .nav-list{flex-direction:column;gap:0}
  .nav-list>li{border-bottom:1px solid var(--stone-line)}
  .site-nav a:not(.btn){padding:.85rem .2rem;font-size:1.02rem}
  .sub{position:static;display:block;border:0;box-shadow:none;padding:0 0 .7rem .8rem;min-width:0;background:none}
  .sub a{font-size:.94rem !important;padding:.42rem .2rem !important;color:var(--muted) !important}
  .has-sub::after{display:none !important}
  .nav-foot{display:block;margin-top:1.6rem}
  .nav-foot .btn{width:100%;margin-bottom:.9rem}
  .nav-tel{display:block;text-align:center;font-weight:700;text-decoration:none}
  .burger{display:flex}
  .actionbar{display:flex}
  body{padding-bottom:64px}
  .sl-float{bottom:76px !important}
  body.nav-open .sl-float,body.nav-open .sl-drawer,body.nav-open .actionbar{display:none !important}
  .split,.pdetail,.pgal{grid-template-columns:1fr}
  .ledger-row{grid-template-columns:1fr 1fr;gap:.8rem 1rem}
  .led-place{grid-column:1/-1}
  .split-rev .split-txt{order:0}
  .aside-card{position:static}
  .psearch-row{grid-template-columns:1fr 1fr}
  .psearch-row .btn{grid-column:1/-1}
  .pfacts{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:640px){
  body{font-size:16px}
  .tb-hide{display:none}
  .topbar-in{justify-content:center}
  .g2,.g3,.g4,.doors,.quotes,.people,.fees,.stepgrid,.arealist,.tool-grid,.filters,.form-grid,.psearch-row{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .logo-txt i{display:none}
  .logo-txt b{font-size:1.15rem}
  .head-in{min-height:66px;gap:.8rem}
  .door{min-height:220px}
  .steps>li{grid-template-columns:1fr;gap:.6rem}
  .shead{margin-bottom:1.6rem}
}