:root{
  --ink:#16161d;--ink2:#4a4a57;--muted:#8a8a96;--line:#ececf0;--bg:#ffffff;--soft:#f7f6f3;--warm:#fff4ef;
  --accent:#ff5c39;--accent2:#e8441f;--accent-soft:#ffe6dd;--ok:#14a37f;
  --radius:22px;--radius-sm:14px;--shadow:0 10px 40px rgba(22,22,29,.08);
  --serif:"Playfair Display",Georgia,"Times New Roman",serif;--font:"Plus Jakarta Sans",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Arial,sans-serif;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:84px}
body{margin:0;font-family:var(--font);color:var(--ink);background:var(--bg);line-height:1.6;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--ink)}
h1,h2,h3{line-height:1.12;margin:0 0 .45em;letter-spacing:-.025em;font-weight:800}
h1,h2{font-family:var(--serif);font-weight:500;letter-spacing:-.01em;color:#24242c}
h1 em,h2 em{font-style:italic;color:var(--accent)}
h1{font-size:2.6rem}
h2{font-size:2rem}
h3{font-size:1.2rem;letter-spacing:-.01em}
p{margin:0 0 1em}
.wrap{max-width:1080px;margin:0 auto;padding:0 20px}
.narrow{max-width:740px}
.center{text-align:center}
section{padding:64px 0}
section.soft{background:var(--soft)}
section.warm{background:var(--warm)}
.eyebrow{display:inline-block;font-size:13px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--accent);margin-bottom:12px}
.lede{font-size:1.15rem;color:var(--ink2);max-width:620px}
.center .lede{margin-left:auto;margin-right:auto}
.tbd{background:#fff4c2;border-radius:4px;padding:0 4px}

/* header */
.site-header{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.92);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid transparent;transition:border-color .2s}
.site-header.scrolled{border-bottom-color:var(--line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:68px}
.brand{display:flex;flex-direction:column;text-decoration:none;color:var(--ink);line-height:1.1}
.brand-name{font-weight:800;font-size:1.35rem;letter-spacing:-.03em}
.brand-name b{color:var(--accent)}
.brand-broker{font-size:11.5px;color:var(--muted);font-weight:600;margin-top:3px}
.nav{display:none;gap:28px;font-size:15px;font-weight:600}
.nav a{color:var(--ink2);text-decoration:none}
.nav a:hover{color:var(--accent)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;border:0;border-radius:10px;padding:16px 28px;font:inherit;font-weight:800;font-size:15px;text-transform:uppercase;letter-spacing:.07em;cursor:pointer;text-decoration:none;transition:transform .12s,background .15s,box-shadow .15s;line-height:1.2}
.btn:active{transform:scale(.98)}
.btn-primary{background:var(--accent);color:#fff;box-shadow:0 8px 26px color-mix(in srgb,var(--accent) 35%,transparent)}
.btn-primary:hover{background:var(--accent2)}
.btn-ghost{background:transparent;color:var(--ink);box-shadow:inset 0 0 0 2px var(--ink)}
.btn-ghost:hover{background:var(--ink);color:#fff}
.btn-sm{padding:10px 16px;font-size:12.5px;box-shadow:none;white-space:nowrap;flex:none}
.btn-block{width:100%}
.btn-lg{padding:19px 36px;font-size:15.5px}
.cta-row{display:flex;flex-direction:column;gap:10px;margin:18px 0 6px}
.link-arrow{font-weight:700;color:var(--accent);text-decoration:none}
.link-arrow:after{content:" \2192"}

/* hero */
.hero{padding:44px 0 0;text-align:center;overflow:hidden}
.hero-foot{background:var(--soft);padding:6px 0 30px;text-align:center}
.hero-cta .btn-primary{min-width:268px}
.hero h1{font-size:2.6rem;line-height:1.1;max-width:760px;margin:0 auto .4em}
.hero h1 em{font-style:normal;color:var(--accent)}
.hero .lede{margin-bottom:26px}
.hero-art{position:relative;width:var(--art-w,132%);margin:10px 0 0 var(--art-ml,-14%)}
.hero-cta{display:flex;flex-direction:column;align-items:center;gap:12px}
.hero-note{font-size:14px;color:var(--muted)}
.chips{display:flex;flex-wrap:wrap;justify-content:center;gap:8px;margin:22px auto 0;max-width:640px;padding:0;list-style:none}
.chips li{background:var(--soft);border-radius:999px;padding:8px 14px;font-size:14px;font-weight:600;color:var(--ink2)}
.chips li:before{content:"\2713";color:var(--ok);font-weight:800;margin-right:6px}

/* required fine print */
.fine{font-size:13.5px;color:var(--muted);line-height:1.55;margin:18px auto 0;max-width:620px}
.fine p{margin:0 0 4px}
.fine .negotiable{color:var(--ink2);font-weight:700}
.negotiable{font-weight:700}

/* compare bars */
.compare-card{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);padding:28px 24px;max-width:640px;margin:28px auto 0;text-align:left}
.bar-row{margin:0 0 18px}
.bar-label{display:flex;justify-content:space-between;align-items:baseline;gap:12px;font-weight:600;font-size:15px;margin-bottom:8px;color:var(--ink2)}
.bar-label strong{font-size:1.35rem;color:var(--ink);letter-spacing:-.02em}
.bar{height:16px;border-radius:999px;background:transparent;overflow:hidden}
.bar span{display:block;height:100%;border-radius:999px;background:#8e8e9a}
.bar.ours span{background:var(--accent)}
.savings{display:flex;justify-content:space-between;align-items:center;gap:12px;border-top:1px dashed var(--line);padding-top:16px;margin-top:6px;font-weight:700}
.savings strong{font-family:var(--serif);font-size:2.2rem;font-weight:600;color:var(--ok)}
.source{font-size:13px;color:var(--muted);margin-top:14px}

/* levels */
.levels{display:grid;gap:18px;margin-top:32px}
.level{position:relative;border-radius:var(--radius);padding:28px 24px;background:#fff;box-shadow:inset 0 0 0 1.5px var(--line);display:flex;flex-direction:column}
.level.featured{box-shadow:inset 0 0 0 2.5px var(--accent),var(--shadow)}
.level-badge{position:absolute;top:-12px;left:24px;background:var(--accent);color:#fff;font-size:12px;font-weight:800;letter-spacing:.04em;text-transform:uppercase;border-radius:999px;padding:5px 12px}
.level-rate{font-family:var(--serif);font-size:3.2rem;font-weight:500;letter-spacing:-.02em;line-height:1}
.level-name{font-weight:700;margin:6px 0 4px;font-size:1.1rem}
.level-fee{font-size:14px;color:var(--muted);margin-bottom:16px}
.level-intro{font-size:14px;font-weight:700;color:var(--ink2);margin:0 0 8px}
.level ul{list-style:none;margin:0 0 22px;padding:0;flex:1}
.level li{position:relative;padding:5px 0 5px 28px;font-size:15.5px}
.level li:before{content:"\2713";position:absolute;left:0;top:8px;width:19px;height:19px;border-radius:50%;background:var(--accent-soft);color:var(--accent);font-size:11px;font-weight:800;display:flex;align-items:center;justify-content:center}

/* steps */
.steps{display:grid;gap:28px;margin-top:36px}
.step{text-align:center}
.step-icon{width:76px;height:76px;margin:0 auto 14px;border-radius:24px;background:var(--accent-soft);color:var(--accent);display:flex;align-items:center;justify-content:center}
.step-icon svg{width:38px;height:38px}
.step p{color:var(--ink2);max-width:300px;margin:0 auto}

/* about */
.about{display:grid;gap:24px;align-items:center;background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);padding:28px 24px}
.about img{width:120px;height:120px;border-radius:50%;object-fit:cover}
.facts{list-style:none;padding:0;margin:12px 0 0;display:grid;gap:8px;grid-template-columns:1fr 1fr}
.facts li{background:var(--soft);border-radius:var(--radius-sm);padding:10px 12px;font-size:14px;font-weight:600}
.about-contact{font-size:15px;color:var(--ink2);margin-top:14px}

/* tools */
.tools{display:grid;gap:14px;margin-top:28px}
.tool{display:flex;gap:14px;align-items:center;border-radius:var(--radius-sm);padding:18px;text-decoration:none;color:var(--ink);background:#fff;box-shadow:inset 0 0 0 1.5px var(--line);transition:box-shadow .15s,transform .15s}
.tool:hover{box-shadow:inset 0 0 0 2px var(--accent);transform:translateY(-2px)}
.tool-icon{flex:none;width:46px;height:46px;border-radius:14px;background:var(--warm);display:flex;align-items:center;justify-content:center;font-weight:800;color:var(--accent)}
.tool strong{display:block}
.tool span{display:block;color:var(--muted);font-size:14px}

/* area */
.county-list{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;list-style:none;padding:0;margin:20px 0 0}
.county-list li{border-radius:999px;padding:8px 14px;font-size:14px;font-weight:600;background:#fff;box-shadow:inset 0 0 0 1.5px var(--line)}

/* big CTA band */
.cta-band{background:var(--ink);color:#fff;border-radius:28px;padding:44px 24px;text-align:center}
.cta-band h2{color:#fff}
.cta-band p{color:#c7c7d1}

/* calculators */
.page-hero{padding:40px 0 8px;text-align:center}
.page-hero h1{font-size:2.3rem;max-width:720px;margin-left:auto;margin-right:auto}
.calc{border-radius:var(--radius);padding:24px 20px;background:#fff;box-shadow:var(--shadow);margin:20px 0}
.field{margin-bottom:16px}
.field label{display:block;font-weight:700;font-size:14.5px;margin-bottom:6px}
.field .hint{font-size:13px;color:var(--muted);margin-top:5px}
.input,select.input{width:100%;font:inherit;font-size:18px;padding:14px 16px;border:0;border-radius:var(--radius-sm);background:var(--soft);color:var(--ink);box-shadow:inset 0 0 0 1.5px transparent;transition:box-shadow .15s,background .15s;-webkit-appearance:none;appearance:none}
select.input{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='%2316161d'%3E%3Cpath d='M5 7l5 6 5-6z'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;background-size:16px;padding-right:40px}
.input:focus{outline:none;background:#fff;box-shadow:inset 0 0 0 2px var(--accent)}
.money{position:relative}
.money:before{content:"$";position:absolute;left:16px;top:50%;transform:translateY(-50%);color:var(--muted);font-size:18px}
.money .input{padding-left:30px}
.check{display:flex;gap:12px;align-items:flex-start;font-size:15px;margin-bottom:12px;color:var(--ink2)}
.check input{width:22px;height:22px;margin-top:1px;flex:none;accent-color:var(--accent)}
.grid2{display:grid;gap:0 14px}
.result{background:var(--warm);border-radius:var(--radius);padding:22px 20px;margin-top:10px}
.result-big{font-family:var(--serif);font-size:2.6rem;font-weight:500;color:var(--ink);letter-spacing:-.04em;line-height:1.05}
.result-label{font-size:13px;color:var(--accent);font-weight:800;text-transform:uppercase;letter-spacing:.06em;margin-bottom:4px}
.lines{width:100%;border-collapse:collapse;margin-top:14px;font-size:15px}
.lines td{padding:9px 0;border-bottom:1px solid rgba(22,22,29,.07);vertical-align:top}
.lines td:last-child{text-align:right;white-space:nowrap;padding-left:12px;font-weight:600}
.lines tr.total td{font-weight:800;border-bottom:0;padding-top:12px;font-size:16px}
.lines .note{display:block;font-size:12.5px;color:var(--muted);font-weight:500}
.compare{margin-top:14px;font-size:15px;background:#fff;border-radius:var(--radius-sm);padding:14px 16px}
.hidden{display:none !important}

/* content */
.table-wrap{overflow-x:auto;-webkit-overflow-scrolling:touch;margin:14px 0;border-radius:var(--radius-sm);box-shadow:inset 0 0 0 1.5px var(--line)}
table.data{border-collapse:collapse;width:100%;font-size:15px;min-width:420px}
table.data th,table.data td{padding:11px 14px;text-align:left;border-bottom:1px solid var(--line)}
table.data tr:last-child td{border-bottom:0}
table.data th{background:var(--soft);font-weight:700;font-size:13px;text-transform:uppercase;letter-spacing:.04em;color:var(--ink2)}
table.data td.num,table.data th.num{text-align:right}
.content h2{margin-top:1.3em;font-size:1.6rem}
.content h3{margin-top:1.2em}
.content ul,.content ol{padding-left:22px}
.content li{margin:6px 0}
.callout{background:var(--warm);padding:16px 18px;border-radius:var(--radius-sm);margin:18px 0;font-weight:600}

/* faq */
.faq details{border-radius:var(--radius-sm);background:#fff;box-shadow:inset 0 0 0 1.5px var(--line);padding:18px 20px;margin-bottom:10px}
.faq summary{font-weight:700;cursor:pointer;list-style:none;position:relative;padding-right:32px}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";position:absolute;right:0;top:-4px;font-size:26px;font-weight:500;color:var(--accent);transition:transform .2s}
.faq details[open] summary:after{transform:rotate(45deg)}
.faq details p{margin:10px 0 0;color:var(--ink2)}

/* footer */
.site-footer{background:var(--soft);color:var(--ink2);padding:48px 0 110px;font-size:14.5px}
.site-footer a{color:var(--ink2);text-decoration:none}
.site-footer a:hover{color:var(--accent)}
.footer-grid{display:grid;gap:26px}
.footer-brand{font-weight:800;font-size:1.3rem;letter-spacing:-.03em;color:var(--ink)}
.footer-brand b{color:var(--accent)}
.footer-broker{font-weight:800;color:var(--ink);margin-top:10px}
.footer-agent{font-weight:800;color:var(--ink)}
.footer-head{font-size:12px;font-weight:800;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-bottom:10px}
.footer-links{list-style:none;padding:0;margin:0;display:grid;gap:8px}
.footer-legal{border-top:1px solid var(--line);margin-top:30px;padding-top:20px;font-size:12.5px;color:var(--muted)}
.footer-legal p{margin:0 0 6px}
.eho{display:inline-flex;align-items:center;gap:6px}

/* sticky mobile CTA */
.sticky-cta{position:fixed;left:0;right:0;bottom:0;padding:10px 16px calc(12px + env(safe-area-inset-bottom));z-index:30;background:linear-gradient(180deg,rgba(255,255,255,0),#fff 35%);transform:translateY(110%);transition:transform .25s}
.sticky-cta.show{transform:none}
.sticky-cta .btn{width:100%}

/* chat-style lead modal */
.modal{position:fixed;inset:0;background:rgba(22,22,29,.5);z-index:50;display:flex;align-items:flex-end;justify-content:center}
.modal[hidden]{display:none}
.modal-card{background:#fff;width:100%;max-width:520px;border-radius:26px 26px 0 0;padding:22px 20px 28px;max-height:94vh;overflow-y:auto;position:relative}
.modal-close{position:absolute;right:12px;top:10px;border:0;background:var(--soft);width:36px;height:36px;border-radius:50%;font-size:22px;line-height:1;color:var(--ink2);cursor:pointer}
.progress{height:5px;background:var(--line);border-radius:3px;margin:6px 48px 20px 0;overflow:hidden}
.progress span{display:block;height:100%;background:var(--accent);width:0;transition:width .25s}
.chat{display:flex;gap:10px;align-items:flex-end;margin-bottom:18px}
.chat img{width:40px;height:40px;border-radius:50%;object-fit:cover;flex:none}
.bubble{background:var(--soft);border-radius:20px 20px 20px 6px;padding:13px 16px;font-size:16.5px;line-height:1.45}
.bubble strong{display:block;font-size:18px;letter-spacing:-.01em}
.choices{display:grid;gap:10px}
.choice{display:block;width:100%;text-align:left;font:inherit;font-weight:600;border:0;border-radius:var(--radius-sm);padding:15px 18px;background:#fff;box-shadow:inset 0 0 0 1.5px var(--line);cursor:pointer;color:var(--ink);transition:box-shadow .12s,background .12s}
.choice:hover,.choice:focus{box-shadow:inset 0 0 0 2px var(--accent);background:var(--warm);outline:none}
.form-error{color:#c62828;font-size:14px;margin:6px 0 0;min-height:1em}
.consent{font-size:11.5px;color:var(--muted);margin-top:12px;line-height:1.5}

@media (min-width:768px){
  h1{font-size:3.4rem}
  h2{font-size:2.5rem}
  section{padding:88px 0}
  .hero{padding:56px 0 0}
  .hero h1{font-size:4.2rem}
  .hero-cta{flex-direction:row;justify-content:center;gap:28px}
  .hero-art{width:100%;max-width:860px;margin:26px auto 0}
  .nav{display:flex}
  .levels{grid-template-columns:repeat(3,1fr);align-items:stretch}
  .steps{grid-template-columns:repeat(3,1fr)}
  .tools{grid-template-columns:repeat(2,1fr)}
  .about{grid-template-columns:140px 1fr;padding:36px}
  .about img{width:140px;height:140px}
  .facts{grid-template-columns:repeat(3,1fr)}
  .grid2{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:2fr 1fr 1fr}
  .sticky-cta{display:none}
  .site-footer{padding-bottom:48px}
  .modal{align-items:center}
  .modal-card{border-radius:26px;padding:28px}
  .page-hero h1{font-size:3rem}
  .calc{padding:32px}
}
.hero-foot .chips li{background:#fff}
.hero-foot .fine{margin-top:16px}
.hero-art{overflow:visible}
.sign-swing{transform-box:fill-box;transform-origin:50% 0;animation:sign-sway 3.4s ease-in-out infinite}
@keyframes sign-sway{0%,100%{transform:rotate(-4.5deg)}28%{transform:rotate(5deg)}52%{transform:rotate(-2deg)}76%{transform:rotate(4deg)}}
@media (prefers-reduced-motion:reduce){.sign-swing{animation:none}}
.hero-art img{display:block;width:100%;height:auto}
.hero-art svg{position:absolute;left:0;top:0;width:100%;height:100%;overflow:visible;pointer-events:none}
.hero-foot{background:#fff;padding:8px 0 36px}
.hero-foot .chips li{background:var(--soft)}
.one{display:inline-block;height:.73em;width:.453em;margin:0 .05em 0 .06em;vertical-align:baseline;fill:var(--accent)}
.sign-hit{pointer-events:auto;cursor:pointer;outline:none}
.sign-hit:focus-visible .sign-swing rect:first-of-type{stroke:#1f1f1f;stroke-width:5}
/* numbers: always the sans font, never the serif (its digits sit at uneven heights) */
h1,h2{font-variant-numeric:lining-nums}
.num{font-family:var(--font);font-weight:700;font-style:normal;letter-spacing:-.035em;font-size:.93em}
.level-rate{font-family:var(--font);font-weight:800;font-size:3rem;letter-spacing:-.05em}
.result-big{font-family:var(--font);font-weight:800;font-size:2.45rem;letter-spacing:-.04em}
.savings strong{font-family:var(--font);font-weight:800;font-size:2rem;letter-spacing:-.04em}
.brand-name{font-size:1.5rem}
.field-label{display:block;font-weight:700;font-size:14.5px;margin-bottom:6px}
.pick{display:grid;grid-template-columns:repeat(5,1fr);gap:6px}
.pick label{position:relative;cursor:pointer}
.pick input{position:absolute;opacity:0;inset:0;margin:0;cursor:pointer}
.pick span{display:block;text-align:center;padding:12px 0;border-radius:var(--radius-sm);background:var(--soft);font-weight:700;font-size:15px;box-shadow:inset 0 0 0 1.5px transparent;transition:background .12s,color .12s}
.pick input:checked+span{background:var(--accent);color:#fff}
.pick input:focus-visible+span{box-shadow:inset 0 0 0 2px var(--ink)}
.tool{gap:16px;padding:16px 18px}
.tool .tool-icon{flex:none;width:48px;height:48px;border-radius:14px;background:var(--accent-soft);color:var(--accent);display:flex;align-items:center;justify-content:center}
.tool .tool-icon svg{width:26px;height:26px}
.tool .tool-text{flex:1;min-width:0;display:block}
.tool .tool-text strong{display:block;color:var(--ink);font-size:16px;line-height:1.3}
.tool .tool-text small{display:block;color:var(--muted);font-size:14px;line-height:1.4;margin-top:2px}
.tool .tool-go{flex:none;color:var(--accent);font-size:28px;line-height:1;font-weight:400}
.pick{align-items:stretch}
.pick label{display:flex}
.pick span{flex:1}
.pick2{grid-template-columns:1fr 1fr}
.pick small{font-size:12px;font-weight:700;opacity:.75;margin-left:4px}
.pct-own{position:relative;margin-top:8px}
.pct-own .input{padding-right:36px}
.pct-own span{position:absolute;right:16px;top:50%;transform:translateY(-50%);color:var(--muted);font-size:18px}
.try2{border:0;background:none;padding:0;font:inherit;font-weight:700;color:var(--accent);cursor:pointer;text-decoration:underline;text-underline-offset:2px}
.levels:has(> .level:only-child){grid-template-columns:1fr;max-width:480px;margin-left:auto;margin-right:auto}
.hero .lede,.page-hero .lede{margin-left:auto;margin-right:auto}
/* feature chips: one row on desktop, tidy 2-column grid on phones */
.chips{max-width:none}
@media (max-width:767px){
  .chips{display:grid;grid-template-columns:1fr 1fr;gap:8px;max-width:360px;margin-left:auto;margin-right:auto}
  .chips li{text-align:center;padding:9px 10px;font-size:13.5px}
  .chips li:last-child:nth-child(odd){grid-column:1 / -1;justify-self:center;padding-left:18px;padding-right:18px}
}
/* alignment pass 11-11 */
#levels .fine,.content .fine,.calc + .fine{text-align:center}
.county-list{max-width:700px;margin-left:auto;margin-right:auto}
@media (min-width:768px){
  .tools{max-width:900px;margin-left:auto;margin-right:auto}
  .tools > .tool:first-child:nth-last-child(odd){grid-column:1 / -1}
}
/* single-price card */
.levels:has(> .level-solo){max-width:880px}
.level-solo{display:grid;gap:22px}
.level-solo .solo-left .btn{margin-top:18px}
.level-solo ul{margin:0}
@media (max-width:767px){
  .level-solo .solo-left .btn{order:9}
  .level-solo{display:flex;flex-direction:column}
  .level-solo .solo-left{display:contents}
  .level-solo .solo-right{order:5}
}
@media (min-width:768px){
  .level-solo{grid-template-columns:1fr 1.25fr;align-items:center;padding:40px 44px;gap:44px}
  .level-solo .solo-left{border-right:1px solid var(--line);padding-right:44px}
  .level-solo .level-rate{font-size:4.2rem}
  .level-solo .solo-right ul{column-count:1}
}
.levels:has(> .level.level-solo:only-child){max-width:880px}
@media (max-width:767px){.level-solo{gap:0}.level-solo .level-intro{margin-top:14px}}
.facts{display:flex;flex-wrap:wrap;gap:8px}
.facts li{padding:9px 14px}
@media (min-width:768px){.calc .grid2:has(> .field:nth-child(3):last-child){grid-template-columns:repeat(3,1fr)}}
@media (max-width:767px){
  .county-list{display:block;text-align:center;max-width:320px;line-height:1.9}
  .county-list li{display:inline;background:none;box-shadow:none;padding:0;font-size:16px;font-weight:600;color:var(--ink2)}
  .county-list li:not(:last-child):after{content:"\00b7";margin:0 7px;color:var(--accent);font-weight:800}
}
@media (max-width:767px){.county-list li{display:inline-block}}
.why-line{font-weight:800;font-size:1.15rem;margin:34px 0 0;color:var(--ink)}
.wm{font-weight:800;color:var(--ink);letter-spacing:-.03em;white-space:nowrap}
.facts{flex-direction:column;align-items:flex-start}
@media(min-width:760px){.facts{flex-direction:row;flex-wrap:nowrap;align-items:center}.facts li{padding:8px 12px;font-size:13.5px;white-space:nowrap}}
@media (max-width:767px){table.data{min-width:0;font-size:14px}table.data th,table.data td{padding:10px 10px}table.data th{font-size:11.5px;letter-spacing:.02em}}
.q{display:inline-flex;align-items:center;justify-content:center;width:20px;height:20px;margin-left:6px;border-radius:50%;border:1.5px solid var(--line);background:#fff;color:var(--ink2);font:700 12px/1 var(--font);cursor:pointer;vertical-align:1px;padding:0}
.q:hover,.q[aria-expanded="true"]{border-color:var(--accent);color:var(--accent)}
.lines .help{display:block;font-size:13.5px;line-height:1.45;color:var(--ink2);font-weight:500;background:#fff;border-radius:10px;padding:10px 12px;margin-top:8px}
.lines .help[hidden]{display:none}
.payoff{margin-top:18px;background:var(--accent);color:#fff;border-radius:var(--radius);padding:26px 20px 24px;text-align:center}
.payoff-label{font-size:14px;font-weight:800;text-transform:uppercase;letter-spacing:.1em}
.payoff-big{font-family:var(--font);font-weight:800;font-size:3.4rem;letter-spacing:-.04em;line-height:1.05;margin:6px 0 8px}
.payoff p{margin:0;font-size:16px;font-weight:600;line-height:1.4;color:#fff}
.payoff-rows{margin-top:8px}
.payoff-rows tr:last-child td{border-bottom:0}
details.more{margin:4px 0 16px}
details.more summary{cursor:pointer;font-weight:700;font-size:15px;color:var(--accent);list-style:none;display:inline-flex;align-items:center;gap:6px}
details.more summary::-webkit-details-marker{display:none}
details.more summary:after{content:"+";font-weight:800}
details.more[open] summary:after{content:"-"}
details.more[open] summary{margin-bottom:14px}
.center-hint{text-align:center;font-size:14px;color:var(--muted);margin:10px 0 0}
.nw{white-space:nowrap}
.addr-row{display:flex;gap:8px}
.addr-row .input{min-width:0;flex:1}
.addr-row .input.unit{flex:none;width:92px;text-align:center;padding-left:10px;padding-right:10px}
.ac-list{margin-top:8px;border-radius:var(--radius-sm);box-shadow:inset 0 0 0 1.5px var(--line);overflow:hidden;background:#fff}
.ac-list[hidden]{display:none}
.ac-item{display:block;width:100%;text-align:left;font:inherit;font-size:15.5px;font-weight:600;color:var(--ink);background:#fff;border:0;border-bottom:1px solid var(--line);padding:13px 16px;cursor:pointer}
.ac-item:hover,.ac-item.on{background:var(--warm)}
.ac-by{padding:8px 14px;text-align:right;line-height:0}
.tool-cta{display:none}
.tool.tool-main{background:var(--warm);box-shadow:inset 0 0 0 1.5px var(--accent-soft)}
@media (min-width:768px){
  .tool.tool-main{padding:22px 24px}
  .tool.tool-main .tool-icon{width:56px;height:56px;background:#fff}
  .tool.tool-main .tool-text strong{font-size:19px}
  .tool.tool-main .tool-text small{font-size:15px}
  .tool.tool-main .tool-go{display:none}
  .tool.tool-main .tool-cta{display:inline-flex;flex:none;align-items:center;background:var(--accent);color:#fff;font-weight:800;font-size:13.5px;letter-spacing:.04em;text-transform:uppercase;border-radius:999px;padding:12px 20px}
}
.ac-by img{height:14px;width:auto;display:inline-block}
section:not(.soft):not(.warm):not(.hero):not(.page-hero) + section:not(.soft):not(.warm){padding-top:0}
@media (min-width:768px){.br-m{display:none}}
@media (min-width:768px){.hero h1{max-width:940px}}
.unit-wrap{margin-top:12px}
.unit-wrap[hidden]{display:none}
.unit-wrap label{display:block;font-size:14px;font-weight:700;color:var(--ink2);margin-bottom:6px}
.unit-wrap label span{font-weight:500;color:var(--muted)}
.unit-wrap .input{max-width:180px}
.hero > .wrap > .hero-note{text-align:center;margin:14px auto 0;max-width:340px;font-size:14px;line-height:1.45;color:var(--muted)}
@media (min-width:768px){.hero > .wrap > .hero-note{max-width:none;margin-top:18px}}
.lbl-s{display:none}
@media (max-width:480px){.lbl-l{display:none}.lbl-s{display:inline}}
/* Fee explanations: hover bubble on computers (mouse), tap-to-open line on phones. */
@media (hover:hover) and (pointer:fine){
  .lines td:first-child{position:relative}
  .lines .help,.lines .help[hidden]{display:none !important}
  .lines td:has(.q:hover) .help,.lines td:has(.q:focus-visible) .help{display:block !important;position:absolute;left:0;bottom:calc(100% - 6px);z-index:6;width:max-content;max-width:320px;margin:0;background:var(--ink);color:#fff;font-size:13.5px;line-height:1.45;font-weight:500;padding:10px 13px;border-radius:10px;box-shadow:0 10px 28px rgba(22,22,29,.22);pointer-events:none}
  .lines td:has(.q:hover) .help:after,.lines td:has(.q:focus-visible) .help:after{content:"";position:absolute;left:18px;top:100%;border:6px solid transparent;border-top-color:var(--ink)}
  .q{cursor:help}
}
/* Savings card: white with a pink number so the solid pink button below is the only filled block. */
.payoff{background:#fff;color:var(--ink);box-shadow:inset 0 0 0 2px var(--accent)}
.payoff-label{color:var(--accent)}
.payoff-big{color:var(--accent)}
.payoff p{color:var(--ink2);font-weight:600}
.ok-mark{color:var(--ok);font-weight:800;margin-left:4px}
h1,h2,h3{text-wrap:pretty}
.center h1,.center h2,.center h3,.hero h1{text-wrap:balance}
@media (max-width:767px){.site-header .btn-sm,header .btn-sm{padding:12px 16px}}
.tool .tool-cta{display:none}
@media (min-width:768px){.tool.tool-main .tool-cta{display:inline-flex}}
.about-contact a{white-space:nowrap}
table.data td.num{white-space:nowrap}
.ok-mark{margin-left:3px}
/* Hero v2: one pink accent (the 1%), fee answer in readable type under the buttons. */
.hero .eyebrow{color:var(--muted)}
.hero h1 .num{color:var(--accent)}
.hero .link-arrow{color:var(--ink)}
.hero > .wrap > .hero-fee{text-align:center;margin:18px auto 0;max-width:330px;font-size:15px;line-height:1.45;font-weight:600;color:var(--ink2)}
.hero > .wrap > .hero-fee + .hero-note{margin-top:6px}
@media (min-width:768px){.hero > .wrap > .hero-fee{max-width:none;margin-top:22px}}
.hero-sub{font-family:var(--font);font-weight:700;font-size:1.45rem;line-height:1.25;letter-spacing:-.02em;color:var(--ink);margin:-.15em auto .6em;text-wrap:balance}
@media (min-width:768px){.hero-sub{font-size:1.9rem}}
.hero .lede{text-wrap:balance}
.link-skip{display:block;margin:12px auto 0;background:none;border:0;font:inherit;font-weight:700;font-size:15px;color:var(--ink2);text-decoration:underline;cursor:pointer;padding:6px}
/* Seller reviews: swipe row on phones, three across on desktop. */
#reviews{padding-top:24px}
.reviews{display:flex;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;margin:26px -16px 0;padding:4px 16px 14px;scrollbar-width:none}
.reviews::-webkit-scrollbar{display:none}
.review{flex:0 0 84%;scroll-snap-align:center;margin:0;background:#fff;border-radius:var(--radius);box-shadow:inset 0 0 0 1.5px var(--line);padding:22px 20px;display:flex;flex-direction:column}
.review .stars{color:#f2a20c;font-size:17px;letter-spacing:2px;line-height:1}
.review blockquote{margin:12px 0 16px;font-size:15.5px;line-height:1.55;color:var(--ink);flex:1}
.review figcaption{font-size:14px;color:var(--ink2)}
.review figcaption span{display:block;color:var(--muted);font-size:13px;margin-top:2px}
.reviews-more{margin-top:14px}
@media (min-width:768px){
  .reviews{display:grid;grid-template-columns:repeat(3,1fr);overflow:visible;margin:30px 0 0;padding:0}
  .review{flex:none}
}
/* Sold homes: swipe row on phones, four across on desktop. */
.sold-row{display:flex;gap:12px;overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;margin:22px -16px 0;padding:4px 16px 14px;scrollbar-width:none}
.sold-row::-webkit-scrollbar{display:none}
.sold-card{flex:0 0 62%;scroll-snap-align:start;background:#fff;border-radius:var(--radius);box-shadow:0 1px 0 rgba(22,22,29,.04),inset 0 0 0 1.5px var(--line);padding:18px 18px 20px}
.sold-pill{display:inline-block;background:var(--ink);color:#fff;font-size:11.5px;font-weight:800;letter-spacing:.08em;text-transform:uppercase;border-radius:999px;padding:4px 10px}
.sold-price{font-family:var(--font);font-weight:800;font-size:1.6rem;letter-spacing:-.03em;color:var(--ink);margin-top:12px;line-height:1.1}
.sold-town{font-weight:700;color:var(--ink);margin-top:6px}
.sold-specs{font-size:14px;color:var(--muted);margin-top:2px}
@media (min-width:768px){
  .sold-row{display:grid;grid-template-columns:repeat(4,1fr);overflow:visible;margin:26px 0 0;padding:0;gap:14px}
  .sold-card{flex:none}
}
.sold-row{scroll-padding:0 16px}
/* Sold row v2: photo cards in one swipe row on every screen; arrows on desktop. */
.scroller{position:relative}
.sold-row{display:flex !important;overflow-x:auto !important;gap:14px;scroll-snap-type:x mandatory;scroll-padding:0 16px;margin:22px -16px 0 !important;padding:4px 16px 14px !important}
.sold-card{flex:0 0 74% !important;padding:0 !important;overflow:hidden;scroll-snap-align:start}
.sold-photo{position:relative;aspect-ratio:4/3;background:var(--soft)}
.sold-photo img{width:100%;height:100%;object-fit:cover;display:block}
.sold-photo .sold-pill{position:absolute;left:12px;top:12px}
.sold-body{padding:14px 16px 16px}
.sold-body .sold-price{margin-top:0;font-size:1.4rem}
.scroll-btn{display:none}
@media (min-width:768px){
  .sold-row{margin:26px 0 0 !important;padding:4px 2px 14px !important;scroll-padding:0}
  .sold-card{flex:0 0 calc((100% - 42px)/4) !important}
  .scroll-btn{display:flex;align-items:center;justify-content:center;position:absolute;top:calc(50% - 30px);z-index:2;width:44px;height:44px;border-radius:50%;border:0;background:#fff;box-shadow:0 4px 16px rgba(22,22,29,.16);font-size:28px;line-height:1;color:var(--ink);cursor:pointer}
  .scroll-btn.prev{left:-20px}
  .scroll-btn.next{right:-20px}
  .scroll-btn[disabled]{opacity:0;pointer-events:none}
}
.sold-addr{font-weight:700;color:var(--ink);margin-top:6px;line-height:1.3}
.sold-addr + .sold-town{margin-top:1px;font-weight:500;color:var(--ink2)}
@media (min-width:760px){.facts{gap:6px}.facts li{padding:7px 11px;font-size:13px}}
/* Solid white under the phone sticky button so iOS Safari tints its toolbar white, not pink. */
.sticky-cta{background:#fff;padding-top:12px}
.sticky-cta:before{content:"";position:absolute;left:0;right:0;bottom:100%;height:22px;background:linear-gradient(180deg,rgba(255,255,255,0),#fff);pointer-events:none}

.btn-ghost.btn-sm{box-shadow:inset 0 0 0 2px var(--ink)}
.how1{max-width:560px;margin:22px auto 0;font-size:16px;line-height:1.5;color:var(--ink2);text-wrap:pretty}
.how1 strong{color:var(--ink)}
@media (max-width:480px){.cta-band .btn-lg{padding-left:16px;padding-right:16px;font-size:14.5px;white-space:nowrap;width:100%}}
@media (max-width:400px){main .btn,.modal .btn,.sticky-cta .btn{padding-left:14px;padding-right:14px;letter-spacing:.04em}main .btn-lg{font-size:14.5px}}
@media (max-width:360px){main .btn,main .btn-lg{font-size:13px;letter-spacing:.03em}}