:root{
  --bg:#f7f5f0; --surface:#ffffff; --ink:#14212b; --muted:#5b6670; --line:#e3ded3;
  --brand:#14324a; --accent:#b8873b; --accent-ink:#ffffff; --good:#2f7a52; --soft:#efe9dc; --bad:#b4442f;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg:#0f161c; --surface:#16212a; --ink:#ecebe6; --muted:#9aa5ae; --line:#26333d;
    --brand:#cfe0ee; --accent:#d4a457; --accent-ink:#14212b; --good:#5cc08a; --soft:#1c2a35; --bad:#e07a62;
  }
}
:root[data-theme="dark"]{
  --bg:#0f161c; --surface:#16212a; --ink:#ecebe6; --muted:#9aa5ae; --line:#26333d;
  --brand:#cfe0ee; --accent:#d4a457; --accent-ink:#14212b; --good:#5cc08a; --soft:#1c2a35; --bad:#e07a62;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--ink);font:16px/1.6 Inter,system-ui,sans-serif;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:Fraunces,Georgia,serif;font-weight:700;line-height:1.1;margin:0 0 .5em;color:var(--brand)}
h1{font-size:clamp(2.2rem,5vw,3.6rem);letter-spacing:-.02em}
h2{font-size:clamp(1.7rem,3.4vw,2.4rem);letter-spacing:-.01em}
h3{font-size:1.15rem;font-family:Inter,sans-serif;font-weight:600}
p{margin:0 0 1em}
a{color:inherit}
.wrap{max-width:1140px;margin:0 auto;padding:0 16px}
.narrow{max-width:820px}
.eyebrow{font-size:.78rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--accent)}
.muted{color:var(--muted)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;border:0;border-radius:10px;padding:.85em 1.4em;font:600 1rem Inter,sans-serif;cursor:pointer;text-decoration:none}
.btn-primary{background:var(--accent);color:var(--accent-ink)}
.btn-primary:hover{filter:brightness(1.06)}
.btn-ghost{background:transparent;color:var(--ink);border:1px solid var(--line)}
.row{display:flex;gap:10px;flex-wrap:wrap}

/* nav */
header{position:sticky;top:0;z-index:10;background:color-mix(in srgb,var(--bg) 88%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:64px}
.logo{display:flex;align-items:center;gap:.6em;font-family:Fraunces,serif;font-weight:700;font-size:1.25rem;color:var(--brand);text-decoration:none}
.logo-mark{width:30px;height:30px;border-radius:7px;background:#14324a;display:grid;place-items:center}
.logo-mark svg{width:18px;height:18px}
.nav-links{display:flex;gap:1.6em;font-size:.95rem;font-weight:500}
.nav-links a{text-decoration:none;color:var(--muted)}
.nav-links a:hover{color:var(--ink)}
.nav-right{display:flex;gap:8px;align-items:center}
.nav .btn{padding:.6em 1em;font-size:.9rem}
.theme-toggle{background:none;border:1px solid var(--line);border-radius:8px;padding:.45em .6em;cursor:pointer;color:var(--ink)}
@media (max-width:860px){.nav-links{display:none}}

/* hero */
.hero{padding:64px 0 48px}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:48px;align-items:start}
.lead{font-size:1.15rem;color:var(--muted);max-width:34em}
.trust{display:flex;flex-wrap:wrap;gap:28px;margin-top:28px}
.trust strong{display:block;font-family:Fraunces,serif;font-size:1.4rem;color:var(--brand)}
.trust span{font-size:.85rem;color:var(--muted)}
@media (max-width:920px){.hero-grid{grid-template-columns:1fr}}
.crumbs{font-size:.85rem;color:var(--muted);margin-bottom:12px}
.crumbs a{text-decoration:none}
.crumbs a:hover{text-decoration:underline}

/* cards and fields */
.card{background:var(--surface);border:1px solid var(--line);border-radius:16px;padding:24px;box-shadow:0 1px 2px rgba(0,0,0,.04),0 12px 32px -16px rgba(20,50,74,.18)}
.card h3{margin-bottom:.2em}
.fields{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:16px 0}
.field{display:flex;flex-direction:column;gap:4px}
.field.full{grid-column:1/-1}
label,.label{font-size:.8rem;font-weight:600;color:var(--muted)}
input,select,textarea{font:inherit;color:var(--ink);background:var(--bg);border:1px solid var(--line);border-radius:8px;padding:.6em .7em;width:100%}
input:focus,select:focus,textarea:focus{outline:2px solid var(--accent);outline-offset:1px}
input.invalid{border-color:var(--bad)}
.err{color:var(--bad);font-size:.82rem;min-height:1.2em;margin-top:6px}
.result{background:var(--soft);border-radius:12px;padding:16px;margin-top:4px}
.result .range{font-family:Fraunces,serif;font-size:1.9rem;font-weight:700;color:var(--brand)}
.result-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:8px;margin-top:10px;font-size:.85rem}
.result-grid b{display:block;font-size:1rem;color:var(--ink)}
.fine{font-size:.75rem;color:var(--muted);margin-top:10px}

/* today's rates */
.rates-band{padding:28px 0 36px}
.rates-head{display:flex;justify-content:space-between;align-items:baseline;gap:12px;flex-wrap:wrap;margin-bottom:12px}
.rates-head h2{font-size:1.4rem;margin:0}
.rates-head span{font-size:.82rem}
.rates-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px}
@media (max-width:760px){.rates-grid{grid-template-columns:1fr 1fr}}
.rate{background:var(--surface);border:1px solid var(--line);border-radius:12px;padding:14px 16px}
.rate span{display:block;font-size:.8rem;font-weight:600;color:var(--muted)}
.rate b{display:block;font-family:Fraunces,serif;font-size:1.7rem;color:var(--brand);line-height:1.2;font-variant-numeric:tabular-nums}
.rate small{font-size:.78rem;color:var(--muted)}
.rate small.up{color:var(--bad)}
.rate small.down{color:var(--good)}

/* MLS search frame: the MLS widget is fixed-width, so it scrolls sideways on small screens */
.idx-frame{overflow-x:auto;-webkit-overflow-scrolling:touch;border-radius:14px}
.idx-frame iframe{display:block;border:1px solid var(--line);border-radius:14px;background:#fff;margin:0 auto;max-width:none}
.idx-pending{max-width:720px}

/* sections */
section{padding:72px 0}
.alt{background:var(--surface);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
@media (max-width:860px){.grid2,.grid3{grid-template-columns:1fr}.grid4{grid-template-columns:1fr 1fr}}
.step-num{font-family:Fraunces,serif;font-size:2rem;color:var(--accent);font-weight:700}
.sub{display:block;padding:16px;border:1px solid var(--line);border-radius:12px;background:var(--bg);text-decoration:none}
.sub:hover{border-color:var(--accent)}
.sub strong{display:block;color:var(--brand)}
.sub span{font-size:.82rem;color:var(--muted)}
.facts{border:1px solid var(--line);border-radius:14px;background:var(--surface);padding:20px}
.facts dt{font-size:.8rem;font-weight:600;color:var(--muted);margin-top:12px}
.facts dt:first-child{margin-top:0}
.facts dd{margin:2px 0 0}
.prose h2{margin-top:1.4em}
.prose ul{padding-left:1.2em}
.prose li{margin-bottom:.4em}

/* lead form */
.form-wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:48px;align-items:start}
@media (max-width:920px){.form-wrap{grid-template-columns:1fr}}
.progress{display:flex;gap:6px;margin-bottom:18px}
.progress i{flex:1;height:5px;border-radius:9px;background:var(--line)}
.progress i.on{background:var(--accent)}
.step{display:none;border:0;margin:0;padding:0;min-width:0}
.step.active{display:block}
.step legend{padding:0}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:6px}
.chip{position:relative;border:1px solid var(--line);background:var(--bg);border-radius:99px;padding:.5em 1em;cursor:pointer;font:500 .9rem Inter,sans-serif;color:var(--ink)}
.chip input{position:absolute;opacity:0;width:1px;height:1px;pointer-events:none}
.chip:has(input:checked){background:var(--brand);color:var(--bg);border-color:var(--brand)}
.chip:has(input:focus-visible){outline:2px solid var(--accent);outline-offset:2px}
.form-nav{display:flex;justify-content:space-between;margin-top:18px}
.check{display:flex;gap:8px;align-items:flex-start;font-size:.78rem;font-weight:400;color:var(--muted)}
.check input{width:auto;margin-top:3px}
.hidden{position:absolute;left:-9999px}
ul.ticks{list-style:none;padding:0;margin:1em 0}
ul.ticks li{padding-left:1.6em;position:relative;margin-bottom:.5em}
ul.ticks li::before{content:"\2713";position:absolute;left:0;color:var(--accent);font-weight:700}

/* faq */
details{border-bottom:1px solid var(--line);padding:16px 0}
summary{cursor:pointer;font-weight:600;list-style:none;display:flex;justify-content:space-between;gap:12px}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";color:var(--accent);font-size:1.3rem;line-height:1}
details[open] summary::after{content:"\2013"}
details p{margin:.7em 0 0;color:var(--muted)}

footer{padding:40px 0;font-size:.85rem;color:var(--muted);border-top:1px solid var(--line)}
.foot{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:24px}
.foot a{text-decoration:none;display:block;margin:.2em 0}
.foot a:hover{color:var(--ink)}
.foot strong{color:var(--brand)}
@media (max-width:760px){.foot{grid-template-columns:1fr}}
.cta-band{background:#14324a;color:#f7f5f0;border-radius:18px;padding:32px;display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap}
.cta-band h2{color:#f7f5f0;margin:0}