:root {
  color-scheme: light;
  --ink: #101827;
  --muted: #667080;
  --paper: #f8f7f3;
  --cream: #eeece6;
  --line: #d8d8d4;
  --teal: #e6633a;
  --teal-dark: #16243a;
  --teal-night: #091326;
  --teal-soft: #f3e8df;
  --amber: #f0784e;
  --coral: #e6633a;
  --forest: #24352f;
  --peach: #f1d2c2;
  font-family: "Avenir Next", Avenir, "Helvetica Neue", Helvetica, Arial, sans-serif;
  font-synthesis: none;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; min-width: 320px; background: var(--paper); color: var(--ink); -webkit-font-smoothing: antialiased; }
button, input { font: inherit; }
a { color: inherit; }

.site-header { position: relative; z-index: 20; display: flex; align-items: center; gap: 28px; min-height: 76px; margin: 0; padding: 15px max(30px, calc((100vw - 1160px) / 2)); border-bottom: 1px solid var(--line); background: var(--paper); color: var(--ink); }
.brand { display: inline-flex; align-items: center; gap: 9px; font-size: 19px; font-weight: 800; letter-spacing: -.045em; text-decoration: none; }
.brand-mark { width: 30px; height: 30px; fill: none; stroke: var(--amber); stroke-linecap: round; stroke-linejoin: round; stroke-width: 2; }
.site-nav { display: flex; align-items: center; gap: 24px; margin-left: auto; }
.site-nav a { color: #59636e; font-size: 12px; font-weight: 650; text-decoration: none; }
.site-nav a:hover { color: var(--ink); }
.header-cta { flex: 0 0 auto; padding: 8px 0 6px; border-bottom: 2px solid var(--coral); color: var(--ink); font-size: 11px; font-weight: 800; text-decoration: none; }
.menu-button { display: none; margin-left: auto; border: 1px solid #9fa49f; border-radius: 2px; padding: 8px 11px; background: transparent; color: var(--ink); cursor: pointer; font-size: 11px; font-weight: 850; }

main { overflow: hidden; }
.hero { margin: 0; background: var(--paper); }
.hero-stage { color: var(--ink); }
.hero-shell { width: min(1160px, calc(100% - 60px)); margin: 0 auto; padding: clamp(36px, 3.5vw, 50px) 0 clamp(48px, 4vw, 60px); }
.hero-intro { border-bottom: 1px solid #d0cbc2; }
.hero-copy { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(300px, .68fr); column-gap: clamp(52px, 7vw, 92px); align-items: end; padding: 30px 0 36px; }
.hero-copy::after { content: none; }
.hero-eyebrow { grid-column: 1 / -1; margin: 0 0 20px; color: var(--coral); font-size: 10px; font-weight: 850; letter-spacing: .12em; text-transform: uppercase; }
.hero h1 { max-width: 720px; margin: 0; color: var(--ink); font-size: clamp(50px, 4.3vw, 64px); font-weight: 610; line-height: .95; letter-spacing: -.055em; }
.hero h1 span { display: block; color: #34453f; }
.hero-summary { margin: 0 0 2px; }
.hero-lead { max-width: 390px; margin: 0; color: var(--muted); font-size: 14px; line-height: 1.7; }
.hero-workbench { display: grid; grid-template-columns: minmax(0, .82fr) minmax(590px, 1.18fr); align-items: stretch; margin-top: 30px; }
.hero-property-image { width: 100%; min-height: 500px; margin: 0; overflow: hidden; }
.hero-property-image img { display: block; width: 100%; height: 100%; object-fit: cover; object-position: right center; }

.hero-calculator { display: flex; min-width: 0; margin: 0; border: 1px solid #bdb7ae; border-top: 5px solid var(--forest); background: #fffdf9; color: var(--ink); flex-direction: column; }
.calculator-heading { display: flex; align-items: baseline; gap: 22px; padding: 16px 27px; border-bottom: 1px solid #c7c3bb; }
.calculator-heading h2 { margin: 0; font-size: 20px; font-weight: 750; line-height: 1.15; letter-spacing: -.025em; }
.calculator-heading > span { color: var(--muted); font-size: 11px; line-height: 1.5; }
.calculator-controls { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px; align-items: end; padding: 20px 27px 22px; }
.hero-fields { display: contents; }
.property-count-field { grid-column: auto; }
label { display: grid; gap: 7px; color: #526158; font-size: 12px; font-weight: 750; }
.input-affix { display: flex; align-items: center; min-height: 46px; overflow: hidden; border: 1px solid #b8b8b2; border-radius: 1px; background: #fff; transition: border-color 140ms ease, box-shadow 140ms ease; }
.input-affix:focus-within { border-color: var(--teal); box-shadow: 0 0 0 3px rgba(230, 99, 58, .13); }
.input-affix > span { padding-left: 14px; color: #687772; font-size: 15px; }
.input-affix input { width: 100%; min-width: 0; height: 44px; border: 0; outline: 0; padding: 8px 11px 8px 7px; background: transparent; color: var(--ink); font-size: 17px; font-weight: 750; }
.input-affix.suffix input { padding-left: 13px; text-align: right; }
.input-affix.suffix > span { padding: 0 14px 0 4px; }
input:focus-visible, .primary-link:focus-visible, a:focus-visible { outline: 3px solid rgba(239, 184, 77, .58); outline-offset: 3px; }
.input-affix input:focus-visible { outline: none; }

.tenure-control { grid-column: 1 / -1; min-width: 0; margin-top: 6px; padding-top: 15px; border-top: 1px solid #d5d1c9; }
.tenure-heading { display: flex; align-items: baseline; gap: 9px; }
.tenure-heading label { color: #526158; }
.tenure-heading output { color: var(--teal-dark); font-size: 12px; font-weight: 800; }
.tenure-control input[type="range"] { --range-progress: 24%; width: 100%; height: 22px; margin: 6px 0 0; appearance: none; border: 0; outline: 0; background: transparent; cursor: pointer; }
.tenure-control input[type="range"]::-webkit-slider-runnable-track { height: 5px; border-radius: 999px; background: linear-gradient(to right, var(--teal) 0 var(--range-progress), #c9cec8 var(--range-progress) 100%); }
.tenure-control input[type="range"]::-moz-range-track { height: 5px; border-radius: 999px; background: #c9cec8; }
.tenure-control input[type="range"]::-moz-range-progress { height: 7px; border-radius: 999px; background: var(--amber); }
.tenure-control input[type="range"]::-webkit-slider-thumb { width: 21px; height: 21px; margin-top: -8px; appearance: none; border: 2px solid var(--teal); border-radius: 50%; background: white; box-shadow: 0 2px 6px rgba(0, 0, 0, .16); }
.tenure-control input[type="range"]::-moz-range-thumb { width: 19px; height: 19px; border: 2px solid var(--teal); border-radius: 50%; background: white; box-shadow: 0 2px 6px rgba(0, 0, 0, .16); }
.tenure-control input[type="range"]:focus-visible { outline: 3px solid rgba(226, 160, 62, 0.48); outline-offset: 4px; }
.range-labels { display: flex; align-items: center; justify-content: space-between; gap: 12px; margin-top: 0; color: #7b857e; font-size: 10px; }

.calculator-result-column { display: grid; grid-template-columns: minmax(210px, .72fr) minmax(300px, 1fr); border-top: 1px solid #c7c3bb; }
.primary-result { padding: 20px 28px 21px; border-left: 1px solid rgba(16, 24, 39, .16); background: var(--peach); color: var(--ink); }
.primary-result > span { display: block; color: var(--coral); font-size: 10px; font-weight: 850; text-transform: uppercase; letter-spacing: .09em; }
.primary-result strong { display: block; margin-top: 6px; color: var(--ink); font-size: clamp(46px, 4.2vw, 61px); font-weight: 640; line-height: .94; letter-spacing: -.065em; }
.primary-result strong.result-updated { animation: result-update 190ms ease-out; }
.primary-result small { display: block; margin-top: 7px; color: #5d514c; font-size: 10px; line-height: 1.45; }
.hero-calculator.negative .primary-result strong { color: #a6382a; }

.compact-breakdown { align-self: center; margin: 0; padding: 18px 29px; }
.compact-breakdown > div { display: flex; align-items: baseline; justify-content: space-between; gap: 20px; padding: 7px 0; color: #68736c; font-size: 11px; }
.compact-breakdown dt, .compact-breakdown dd { margin: 0; }
.compact-breakdown dd { color: var(--ink); font-weight: 800; text-align: right; }
.primary-link { display: inline-flex; border-radius: 1px; padding: 12px 14px; background: var(--forest); color: white; font-size: 11px; font-weight: 850; text-decoration: none; }
.primary-link:hover { background: #31483f; }
.coming-soon { cursor: default; }
.primary-link.coming-soon:hover { background: var(--forest); }
.calculator-links { display: flex; grid-column: 1 / -1; align-items: center; justify-content: flex-end; padding: 14px 22px; border-top: 1px solid #c7c3bb; background: #fffdf9; }

.market-note { margin: auto 0 0; padding: 12px 29px 14px; border-top: 1px solid #c7c3bb; color: #6f7973; font-size: 10px; line-height: 1.5; }

.section-heading { max-width: 1160px; margin: 0 auto; }
.section-heading h2, .how-section h2, .stakeholder-section h2 { margin: 0; font-size: clamp(34px, 4vw, 50px); font-weight: 610; letter-spacing: -.05em; line-height: 1.04; }
.narrow-heading { max-width: 1050px; text-align: left; }
.split-heading { display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(320px, .72fr); gap: clamp(38px, 8vw, 105px); align-items: end; }
.split-heading > p { margin: 0; color: var(--muted); font-size: 14px; line-height: 1.72; }

.how-section { max-width: 1160px; margin: 0 auto; padding: clamp(86px, 10vw, 132px) 28px; }
.process-grid { margin: 54px 0 0; padding: 0; border-bottom: 1px solid var(--line); list-style: none; }
.process-grid li { display: grid; grid-template-columns: 80px minmax(230px, .72fr) minmax(0, 1.28fr); gap: 28px; align-items: baseline; padding: 23px 0 24px; border-top: 1px solid var(--line); }
.process-grid > li > span { color: var(--coral); font-size: 12px; font-weight: 800; letter-spacing: .08em; }
.process-grid h3 { margin: 0; font-size: 17px; }
.process-grid p { margin: 0; color: var(--muted); font-size: 13px; line-height: 1.62; }

.services-section { padding: clamp(86px, 10vw, 136px) max(28px, calc((100vw - 1160px) / 2)); background: var(--forest); color: white; }
.services-layout { max-width: 1160px; }
.services-overview { display: grid; grid-template-columns: minmax(0, 1.16fr) minmax(320px, .84fr); gap: clamp(55px, 9vw, 120px); align-items: end; }
.services-overview h2 { max-width: 680px; margin: 0; color: white; font-size: clamp(39px, 4.3vw, 56px); font-weight: 620; letter-spacing: -.05em; line-height: 1.02; }
.services-overview > div p { max-width: 470px; margin: 0; color: #c3cec8; font-size: 14px; line-height: 1.72; }
.services-overview > div p + p { margin-top: 14px; color: white; }
.service-list { margin-top: 54px; border-top: 1px solid rgba(255,255,255,.28); }
.service-list article { display: grid; grid-template-columns: 90px minmax(220px, .72fr) minmax(0, 1.28fr); gap: 24px; align-items: start; padding: 22px 0; border-bottom: 1px solid rgba(255,255,255,.28); }
.service-list article > span { padding-top: 4px; color: var(--amber); font-size: 9px; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.service-list h3 { margin: 0; color: white; font-size: 17px; font-weight: 700; line-height: 1.3; }
.service-list p { margin: 0; color: #b9c6bf; font-size: 12px; line-height: 1.62; }

.stakeholder-section { padding: clamp(86px, 10vw, 132px) max(28px, calc((100vw - 1160px) / 2)); background: var(--paper); }
.stakeholder-grid { max-width: 1160px; margin-top: 50px; border-bottom: 1px solid var(--line); }
.stakeholder-grid article { display: grid; grid-template-columns: 100px minmax(250px, .7fr) minmax(0, 1.3fr); gap: 30px; align-items: start; padding: 27px 0 29px; border-top: 1px solid var(--line); }
.stakeholder-grid article > span { padding-top: 6px; color: var(--teal); font-size: 10px; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.stakeholder-grid h3 { margin: 0; font-size: 21px; line-height: 1.3; }
.stakeholder-grid ul { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 9px 26px; margin: 0; padding-left: 18px; color: var(--muted); font-size: 13px; line-height: 1.55; }

.faq-section { padding: clamp(82px, 9vw, 118px) 28px; background: var(--cream); }
.faq-list { max-width: 880px; margin: 46px auto 0; border-top: 1px solid #cfd6d2; }
.faq-list details { border-bottom: 1px solid #cfd6d2; }.faq-list summary { position: relative; padding: 21px 38px 21px 0; cursor: pointer; font-size: 14px; font-weight: 850; list-style: none; }.faq-list summary::-webkit-details-marker { display: none; }.faq-list summary::after { content: "+"; position: absolute; right: 5px; top: 17px; color: var(--teal); font-size: 23px; font-weight: 400; }.faq-list details[open] summary::after { content: "−"; }.faq-list details p { max-width: 760px; margin: -5px 0 22px; color: var(--muted); font-size: 13px; line-height: 1.68; }.faq-list details p a { color: var(--teal-dark); font-weight: 750; }

footer { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding: 28px max(28px, calc((100vw - 1160px) / 2)); background: var(--cream); color: #53625f; font-size: 11px; }
footer strong, footer div > span { display: block; }footer strong { color: var(--ink); font-size: 14px; }footer div > span { margin-top: 4px; }footer nav { display: flex; flex-wrap: wrap; gap: 18px; }footer nav a { text-decoration: none; }footer nav a:hover { color: var(--teal); }

@media (max-width: 930px) {
  .site-header { flex-wrap: wrap; }
  .menu-button { display: inline-flex; }
  .site-nav { display: none; order: 4; width: 100%; align-items: stretch; flex-direction: column; gap: 0; margin: 0; padding: 8px 0 2px; border-top: 1px solid var(--line); }
  .site-nav.open { display: flex; }.site-nav a { padding: 10px 2px; }
  .header-cta { margin-left: 0; }
  .hero-copy { display: block; width: 100%; padding: 34px 0 30px; }
  .hero h1 { max-width: 760px; }
  .hero-summary { max-width: 640px; margin-top: 20px; }
  .hero-workbench { display: block; margin-top: 24px; }
  .hero-property-image { width: 100%; height: 320px; min-height: 0; margin: 0; }
  .hero-calculator { width: 100%; margin: 0; }
  .tenure-control { width: 100%; }
  .split-heading { grid-template-columns: 1fr; gap: 22px; }
  .services-overview { grid-template-columns: 1fr; gap: 28px; }
  .services-overview > div p { max-width: 660px; }
}

@media (max-width: 700px) {
  .site-header { padding: 16px 18px; }
  .header-cta { display: none; }
  .hero-shell { width: calc(100% - 36px); padding: 28px 0 50px; }
  .hero-copy { width: 100%; padding: 23px 0 27px; }
  .hero-eyebrow { margin-bottom: 13px; }
  .hero-workbench { margin-top: 20px; }
  .hero-property-image { display: block; width: 100%; height: 225px; margin: 0; }
  .hero-calculator { width: 100%; margin: 0; }
  .hero h1 { font-size: clamp(39px, 11vw, 46px); line-height: .96; }
  .hero-summary { display: block; }
  .calculator-heading { display: block; padding: 18px 20px; }
  .calculator-heading h2 { font-size: 18px; }
  .calculator-heading > span { display: block; margin-top: 7px; text-align: left; }
  .calculator-controls { display: block; padding: 22px 20px 24px; }
  .hero-fields { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 12px; }
  .hero-fields label:first-child { grid-column: 1 / -1; }
  .tenure-control { display: block; width: auto; margin-top: 20px; padding-top: 18px; }
  .tenure-heading { display: flex; align-items: baseline; gap: 12px; }
  .tenure-heading output { display: inline; margin-top: 0; font-size: 12px; }
  .tenure-control input[type="range"] { width: 100%; margin-top: 11px; }
  .range-labels { margin-top: 1px; }
  .calculator-result-column { display: block; }
  .compact-breakdown { padding: 17px 20px; }
  .primary-result { padding: 20px; }
  .primary-result strong { font-size: 53px; }
  .calculator-links { justify-content: flex-start; padding: 16px 20px; }
  .market-note { padding: 12px 20px 14px; }
  .services-section, .faq-section { padding-inline: 18px; }
  .process-grid li { grid-template-columns: 46px minmax(0, 1fr); gap: 8px 16px; }
  .process-grid p { grid-column: 2; }
  .service-list article { grid-template-columns: 1fr; gap: 7px; }
  .stakeholder-section { padding-inline: 18px; }
  .stakeholder-grid article { grid-template-columns: 1fr; gap: 9px; }
  .stakeholder-grid article > span { padding-top: 0; }
  .stakeholder-grid ul { grid-template-columns: 1fr; margin-top: 6px; }
  footer { align-items: flex-start; flex-direction: column; padding: 25px 18px; }footer nav { gap: 13px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .primary-result strong.result-updated { animation: none; }
}

@keyframes result-update {
  from { opacity: .58; transform: translateY(4px); }
  to { opacity: 1; transform: translateY(0); }
}