/* ============================================================
   TruRate Texas — dual-mode design system
   Mode "res"  : Homestead   — limestone, live-oak ink, bluebonnet
   Mode "com"  : The Desk    — midnight navy, bone, brass
   ============================================================ */
:root{
  --mono:'IBM Plex Mono', ui-monospace, monospace;
  --body:'Instrument Sans', system-ui, sans-serif;
  --ease:cubic-bezier(.22,.8,.28,1);
  --maxw:1180px;
}
html[data-mode="res"]{
  --bg:#F4F2EC;
  --bg-soft:#ECE9E0;
  --card:#FDFCF8;
  --ink:#23251F;
  --ink-soft:#5A5C52;
  --line:#D9D5C8;
  --accent:#2F54A5;          /* bluebonnet */
  --accent-ink:#FDFCF8;
  --gold:#9A7322;            /* harvest gold */
  --signal:#B0512F;          /* over-assessed red */
  --stamp:#2F54A5;
  --display:'Fraunces', serif;
  --display-weight:430;
  --display-track:-0.015em;
  --nav-bg:rgba(244,242,236,.82);
  --shadow:0 18px 50px -22px rgba(35,37,31,.28);
}
html[data-mode="com"]{
  --bg:#0B101A;
  --bg-soft:#101723;
  --card:#121A28;
  --ink:#EAE6DC;
  --ink-soft:#97A0AE;
  --line:rgba(234,230,220,.13);
  --accent:#C9A24B;          /* brass */
  --accent-ink:#0B101A;
  --gold:#C9A24B;
  --signal:#D2694A;
  --stamp:#C9A24B;
  --display:'Archivo', sans-serif;
  --display-weight:640;
  --display-track:-0.025em;
  --nav-bg:rgba(11,16,26,.82);
  --shadow:0 22px 60px -24px rgba(0,0,0,.65);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--body);
  background:var(--bg);
  color:var(--ink);
  line-height:1.55;
  font-size:16.5px;
  transition:background-color .55s var(--ease), color .55s var(--ease);
  -webkit-font-smoothing:antialiased;
}
::selection{background:var(--accent);color:var(--accent-ink)}
img{max-width:100%}
a{color:inherit}
button{font-family:inherit;cursor:pointer}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 28px}
h1,h2,h3{font-family:var(--display);font-weight:var(--display-weight);letter-spacing:var(--display-track);line-height:1.08;transition:font-family .2s}
html[data-mode="com"] h1, html[data-mode="com"] h2{font-stretch:92%}
.mono{font-family:var(--mono)}
.eyebrow{
  font-family:var(--mono);font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;
  color:var(--accent);display:flex;align-items:center;gap:12px;margin-bottom:18px;
}
.eyebrow::before{content:"";width:34px;height:1px;background:var(--accent)}
.m-res,.m-com{transition:opacity .4s}
/* Single unified site (no toggle): commercial is the default inline voice;
   residential inline alternates are hidden. Both deep-dive sections show. */
.m-res{display:none!important}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:10px;border:1px solid var(--ink);
  background:var(--ink);color:var(--bg);padding:14px 26px;border-radius:4px;
  font-size:.95rem;font-weight:600;text-decoration:none;letter-spacing:.01em;
  transition:transform .25s var(--ease), box-shadow .25s, background .25s, color .25s;
}
.btn:hover{transform:translateY(-2px);box-shadow:var(--shadow)}
.btn.primary{background:var(--accent);border-color:var(--accent);color:var(--accent-ink)}
.btn.ghost{background:transparent;color:var(--ink);border-color:var(--line)}
.btn.ghost:hover{border-color:var(--ink)}
.btn:focus-visible, a:focus-visible, .seg:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible{
  outline:2px solid var(--accent);outline-offset:3px;
}

/* ---------- nav ---------- */
nav{
  position:fixed;top:0;left:0;right:0;z-index:60;
  background:var(--nav-bg);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
  border-bottom:1px solid var(--line);transition:background .55s var(--ease);
}
.nav-in{max-width:var(--maxw);margin:0 auto;padding:0 28px;height:68px;display:flex;align-items:center;gap:26px}
.logo{font-family:var(--display);font-size:1.32rem;font-weight:600;text-decoration:none;letter-spacing:-0.01em;display:flex;align-items:baseline;gap:7px}
.logo .tx{font-family:var(--mono);font-size:.62rem;letter-spacing:.24em;color:var(--accent);text-transform:uppercase;transform:translateY(-1px)}
.nav-links{display:flex;gap:24px;margin-left:auto;align-items:center}
.nav-links a{font-size:.88rem;text-decoration:none;color:var(--ink-soft);transition:color .2s}
/* guide dropdown */
.nav-dd{position:relative}
.nav-dd>.dd-top{font-family:inherit;font-size:.88rem;color:var(--ink-soft);background:none;border:0;cursor:pointer;transition:color .2s;display:flex;align-items:center;gap:5px;padding:0}
.nav-dd>.dd-top:hover,.nav-dd:hover>.dd-top{color:var(--ink)}
.nav-dd>.dd-top .caret{font-size:.6rem;transition:transform .25s}
.nav-dd:hover>.dd-top .caret{transform:rotate(180deg)}
.nav-dd-menu{
  position:absolute;top:calc(100% + 14px);left:50%;transform:translateX(-50%) translateY(6px);
  background:var(--card);border:1px solid var(--line);border-radius:8px;padding:8px;min-width:220px;
  box-shadow:var(--shadow);opacity:0;visibility:hidden;transition:opacity .2s,transform .2s;z-index:70;
}
.nav-dd:hover .nav-dd-menu,.nav-dd:focus-within .nav-dd-menu{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.nav-dd-menu::before{content:"";position:absolute;top:-14px;left:0;right:0;height:14px}
.nav-dd-menu a{display:block;padding:11px 14px;border-radius:5px;font-size:.9rem;color:var(--ink);transition:background .2s}
.nav-dd-menu a:hover{background:var(--bg-soft)}
.nav-dd-menu a .dsub{display:block;font-size:.76rem;color:var(--ink-soft);margin-top:2px}
.nav-links a:hover{color:var(--ink)}
/* mode switch */
.mode-switch{
  display:flex;border:1px solid var(--line);border-radius:4px;overflow:hidden;
  font-family:var(--mono);font-size:.68rem;letter-spacing:.14em;
}
.seg{padding:8px 14px;background:transparent;border:0;color:var(--ink-soft);text-transform:uppercase;transition:all .3s var(--ease)}
.seg[aria-pressed="true"]{background:var(--accent);color:var(--accent-ink)}
.hamb{display:none;margin-left:auto;background:none;border:1px solid var(--line);border-radius:4px;color:var(--ink);padding:8px 12px;font-family:var(--mono);font-size:.7rem;letter-spacing:.12em}

/* ---------- choice overlay ---------- */
#choice{
  position:fixed;inset:0;z-index:100;display:flex;
  opacity:1;transition:opacity .6s var(--ease);
}
#choice.hide{opacity:0;pointer-events:none}
.choice-half{
  flex:1;display:flex;flex-direction:column;justify-content:center;align-items:flex-start;
  padding:8vh 6vw;cursor:pointer;border:0;text-align:left;position:relative;overflow:hidden;
  transition:flex .55s var(--ease);
}
.choice-half:hover,.choice-half:focus-visible{flex:1.45}
.choice-half .ch-eyebrow{font-family:var(--mono);font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;margin-bottom:20px;display:flex;gap:12px;align-items:center}
.choice-half .ch-eyebrow::before{content:"";width:30px;height:1px;background:currentColor}
.choice-half h2{font-size:clamp(2rem,4.2vw,3.6rem);margin-bottom:16px;max-width:520px}
.choice-half p{max-width:420px;font-size:1.02rem;opacity:.78;margin-bottom:30px}
.choice-half .ch-cta{font-family:var(--mono);font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;border-bottom:1px solid currentColor;padding-bottom:4px}
.ch-res{
  background:
    radial-gradient(ellipse 80% 60% at 85% 0%, rgba(185,138,47,.16), transparent 60%),
    repeating-linear-gradient(0deg, transparent 0 79px, rgba(35,37,31,.07) 79px 80px),
    repeating-linear-gradient(90deg, transparent 0 99px, rgba(35,37,31,.07) 99px 100px),
    #F4F2EC;
  color:#23251F;font-family:'Instrument Sans',sans-serif;
}
.ch-res h2{font-family:'Fraunces',serif;font-weight:430;letter-spacing:-0.015em}
.ch-res .ch-eyebrow,.ch-res .ch-cta{color:#2F54A5}
.ch-com{
  background:
    radial-gradient(ellipse 90% 55% at 50% 105%, rgba(201,162,75,.22), transparent 65%),
    radial-gradient(ellipse 60% 35% at 50% 100%, rgba(201,162,75,.14), transparent 70%),
    repeating-linear-gradient(90deg, transparent 0 71px, rgba(234,230,220,.045) 71px 72px),
    #0B101A;
  color:#EAE6DC;font-family:'Instrument Sans',sans-serif;
}
.ch-com h2{font-family:'Archivo',sans-serif;font-weight:650;letter-spacing:-0.02em;font-stretch:92%}
.ch-com .ch-eyebrow,.ch-com .ch-cta{color:#C9A24B}
.choice-brand{
  position:absolute;top:34px;left:50%;transform:translateX(-50%);z-index:101;
  font-family:'Fraunces',serif;font-size:1.4rem;color:#23251F;mix-blend-mode:difference;color:#fff;
}
.choice-skip{
  position:absolute;bottom:18px;left:50%;transform:translateX(-50%);z-index:101;
  font-family:var(--mono);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;
  color:#C8C8C2;background:rgba(11,16,26,.55);backdrop-filter:blur(8px);
  border:1px solid rgba(234,230,220,.18);border-radius:99px;padding:9px 18px;
}

/* film grain — the invisible thing that makes it feel expensive */
body::after{
  content:"";position:fixed;inset:-50%;z-index:3;pointer-events:none;opacity:.04;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2'/%3E%3C/filter%3E%3Crect width='180' height='180' filter='url(%23n)'/%3E%3C/svg%3E");
  animation:grain 7s steps(10) infinite;
}
@keyframes grain{
  0%,100%{transform:translate(0,0)} 20%{transform:translate(-4%,3%)}
  40%{transform:translate(3%,-4%)} 60%{transform:translate(-3%,-2%)} 80%{transform:translate(2%,4%)}
}

/* ---------- hero ---------- */
header.hero{padding:0;min-height:100vh;min-height:100svh;display:flex;align-items:center;position:relative;overflow:hidden}
.hero .wrap{padding-top:128px;padding-bottom:90px}
.hero-grid{display:grid;grid-template-columns:1.08fr .92fr;gap:64px;align-items:center}
.hero h1{font-size:clamp(2.7rem,6vw,5rem);margin-bottom:24px;line-height:1.02}
.hero h1 em{font-style:italic;color:var(--accent);font-weight:480}
html[data-mode="com"] .hero h1 em{font-style:normal;color:var(--accent)}
html[data-mode="com"] .hero h1{text-shadow:0 2px 40px rgba(0,0,0,.55)}
.hero .lede{font-size:1.13rem;color:var(--ink-soft);max-width:520px;margin-bottom:34px}
html[data-mode="com"] .hero .lede{color:#B7BDC9}
.hero-ctas{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:30px}
.hero-cred{font-family:var(--mono);font-size:.74rem;color:var(--ink-soft);letter-spacing:.04em;display:flex;gap:18px;flex-wrap:wrap}
.hero-cred span{display:flex;align-items:center;gap:8px}
.hero-cred span::before{content:"";width:5px;height:5px;background:var(--accent);border-radius:50%}
html[data-mode="com"] .exhibit{box-shadow:0 30px 90px -28px rgba(201,162,75,.28), var(--shadow)}

/* ---------- hero: success-rate lockup + instant estimate ---------- */
.rate-lockup{display:flex;align-items:baseline;gap:16px;margin-bottom:20px}
.rate-big{font-family:var(--mono);font-weight:600;font-size:clamp(3.4rem,7vw,5.2rem);line-height:.9;color:var(--accent);letter-spacing:-.03em}
.rate-cap{font-family:var(--mono);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);max-width:170px;line-height:1.5}
.rate-cap b{color:var(--ink);display:block;font-size:.92rem;letter-spacing:.02em;text-transform:none;font-family:var(--body);font-weight:600;margin-bottom:2px}

/* instant estimate card */
.estimate-card{background:var(--card);border:1px solid var(--line);border-radius:8px;box-shadow:var(--shadow);padding:30px;transition:background .55s var(--ease)}
.estimate-card .ec-head{font-family:var(--mono);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);margin-bottom:18px;display:flex;align-items:center;gap:10px}
.estimate-card .ec-head::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--accent);box-shadow:0 0 0 0 var(--accent);animation:pulse 2s infinite}
@keyframes pulse{0%{box-shadow:0 0 0 0 rgba(201,162,75,.5)}70%{box-shadow:0 0 0 8px rgba(201,162,75,0)}100%{box-shadow:0 0 0 0 rgba(201,162,75,0)}}
.seg-toggle{display:grid;grid-template-columns:1fr 1fr;gap:0;border:1px solid var(--line);border-radius:5px;overflow:hidden;margin-bottom:16px}
.seg-toggle button{padding:11px;background:transparent;border:0;font-family:var(--mono);font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);transition:all .25s var(--ease);border-right:1px solid var(--line)}
.seg-toggle button:last-child{border-right:0}
.seg-toggle button.on{background:var(--accent);color:var(--accent-ink)}
.addr-row{position:relative;margin-bottom:14px}
.addr-row input{width:100%;padding:15px 16px;border:1px solid var(--line);border-radius:5px;background:var(--bg-soft);color:var(--ink);font-family:var(--body);font-size:1rem;transition:border .2s,background .55s}
.addr-row input:focus{border-color:var(--accent);outline:none}
.est-go{width:100%;padding:15px;border:0;border-radius:5px;background:var(--accent);color:var(--accent-ink);font-family:var(--body);font-weight:600;font-size:1rem;cursor:pointer;transition:transform .2s,filter .2s;display:flex;align-items:center;justify-content:center;gap:10px}
.est-go:hover{transform:translateY(-1px);filter:brightness(1.05)}
.est-go:disabled{opacity:.6;cursor:default;transform:none}
.est-fine{font-size:.72rem;color:var(--ink-soft);margin-top:12px;text-align:center}

/* analyzing sequence */
.analyzing{display:none}
.analyzing.on{display:block}
.ana-line{display:flex;align-items:center;gap:12px;padding:9px 0;font-family:var(--mono);font-size:.82rem;color:var(--ink-soft);opacity:.3;transition:opacity .4s,color .4s}
.ana-line.done{opacity:1;color:var(--ink)}
.ana-line .dot{width:16px;height:16px;border-radius:50%;border:2px solid var(--line);flex-shrink:0;position:relative;transition:border-color .4s}
.ana-line.done .dot{border-color:var(--accent)}
.ana-line.done .dot::after{content:"✓";position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-size:.6rem;color:var(--accent)}
.ana-line.active .dot{border-color:var(--accent);border-top-color:transparent;animation:spin .7s linear infinite}
@keyframes spin{to{transform:rotate(360deg)}}

/* result */
.est-result{display:none}
.est-result.on{display:block;animation:fadein .5s var(--ease)}
.er-headline{font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:6px}
.er-big{font-family:var(--display);font-weight:var(--display-weight);font-size:clamp(2.4rem,5vw,3.2rem);color:var(--accent);line-height:1;margin-bottom:6px}
.er-sub{font-size:.9rem;color:var(--ink-soft);margin-bottom:18px}
.er-rows{border-top:1px solid var(--line);margin-bottom:18px}
.er-row{display:flex;justify-content:space-between;padding:9px 0;border-bottom:1px solid var(--line);font-size:.9rem}
.er-row .k{color:var(--ink-soft)}
.er-row .v{font-weight:600;font-family:var(--mono)}
.er-addr{font-family:var(--mono);font-size:.78rem;color:var(--ink);margin-bottom:14px;padding:8px 12px;background:var(--bg-soft);border-radius:5px}
.est-reset{background:none;border:0;color:var(--accent);font-family:var(--mono);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;cursor:pointer;margin-top:4px}

/* exhibit (dossier) card — the signature artifact */
.exhibit{
  background:var(--card);border:1px solid var(--line);border-radius:6px;
  box-shadow:var(--shadow);font-family:var(--mono);font-size:.82rem;
  padding:30px 30px 26px;position:relative;transform:rotate(.4deg);
  transition:background .55s var(--ease), transform .4s var(--ease);
}
.exhibit:hover{transform:rotate(0deg) translateY(-4px)}
.ex-head{display:flex;justify-content:space-between;align-items:baseline;border-bottom:1px solid var(--line);padding-bottom:14px;margin-bottom:18px}
.ex-head .ttl{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--accent)}
.ex-head .pg{font-size:.68rem;color:var(--ink-soft)}
.ex-row{display:flex;justify-content:space-between;padding:9px 0;border-bottom:1px dashed var(--line);gap:14px}
.ex-row .k{color:var(--ink-soft);font-size:.74rem;letter-spacing:.05em;text-transform:uppercase}
.ex-row .v{font-weight:500;text-align:right}
.redact{background:var(--ink);color:var(--ink);border-radius:2px;letter-spacing:-1px;opacity:.85}
.strike{text-decoration:line-through;color:var(--signal);text-decoration-thickness:1.5px}
.ex-final{display:flex;justify-content:space-between;align-items:center;padding-top:16px}
.ex-final .k{font-size:.74rem;letter-spacing:.05em;text-transform:uppercase}
.ex-final .v{font-size:1.5rem;font-weight:600}
.stamp{
  position:absolute;right:22px;top:-16px;transform:rotate(6deg);
  border:2px solid var(--stamp);color:var(--stamp);border-radius:4px;
  font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;padding:7px 12px;
  background:var(--card);font-weight:600;
}
.ex-note{margin-top:14px;font-size:.66rem;color:var(--ink-soft);letter-spacing:.04em}

/* ---------- proof ledger ---------- */
.ledger{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--bg-soft);transition:background .55s var(--ease)}
.ledger-in{display:grid;grid-template-columns:repeat(4,1fr)}
.ledger-cell{padding:34px 26px;border-left:1px solid var(--line)}
.ledger-cell:first-child{border-left:0}
.ledger-cell .n{font-family:var(--mono);font-size:1.9rem;font-weight:600;color:var(--accent)}
.ledger-cell .l{font-size:.84rem;color:var(--ink-soft);margin-top:4px}

/* ---------- sections ---------- */
section{padding:96px 0}
.sec-head{max-width:680px;margin-bottom:54px}
.sec-head h2{font-size:clamp(1.9rem,3.4vw,2.8rem);margin-bottom:16px}
.sec-head p{color:var(--ink-soft);font-size:1.06rem}

/* method — procedural steps (real sequence) */
.method-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:6px;overflow:hidden}
.m-card{background:var(--card);padding:38px 34px;transition:background .55s var(--ease)}
.m-card .step{font-family:var(--mono);font-size:.7rem;letter-spacing:.2em;color:var(--accent);text-transform:uppercase;margin-bottom:14px;display:block}
.m-card h3{font-size:1.34rem;margin-bottom:12px}
.m-card p{color:var(--ink-soft);font-size:.96rem}
.m-card .cite{font-family:var(--mono);font-size:.72rem;color:var(--gold);margin-top:14px;display:block;letter-spacing:.04em}

/* pillars */
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.pillar{border-top:2px solid var(--accent);padding-top:24px}
.pillar h3{font-size:1.18rem;margin-bottom:10px}
.pillar p{color:var(--ink-soft);font-size:.94rem}
.pillar .tag{font-family:var(--mono);font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);display:block;margin-bottom:12px}

/* commercial / residential focus split */
.focus{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}
.focus-list{display:flex;flex-direction:column;gap:0;border-top:1px solid var(--line)}
.focus-item{display:grid;grid-template-columns:34px 1fr;gap:18px;padding:22px 0;border-bottom:1px solid var(--line)}
.focus-item .ix{font-family:var(--mono);font-size:.78rem;color:var(--accent);padding-top:3px}
.focus-item h4{font-size:1.04rem;font-weight:600;margin-bottom:5px;font-family:var(--body)}
.focus-item p{color:var(--ink-soft);font-size:.92rem}

/* estimator */
.est{background:var(--bg-soft);border-top:1px solid var(--line);border-bottom:1px solid var(--line);transition:background .55s var(--ease)}
.est-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.field{margin-bottom:22px}
.field label{display:block;font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:8px}
.field input[type=text],.field input[type=email],.field input[type=tel],.field input[type=number],.field select,.field textarea{
  width:100%;padding:13px 15px;border:1px solid var(--line);border-radius:4px;background:var(--card);
  color:var(--ink);font-family:var(--body);font-size:.98rem;transition:border .2s, background .55s;
}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--accent)}
.field .hint{font-size:.76rem;color:var(--ink-soft);margin-top:6px}
input[type=range]{width:100%;accent-color:var(--accent)}
.est-out{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:6px;overflow:hidden;margin-bottom:18px}
.est-cell{background:var(--card);padding:24px 18px;text-align:center;transition:background .55s}
.est-cell .n{font-family:var(--mono);font-size:1.35rem;font-weight:600;color:var(--accent)}
.est-cell .l{font-size:.76rem;color:var(--ink-soft);margin-top:4px}
.fine{font-size:.76rem;color:var(--ink-soft)}
.visually-hidden{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}

/* ---------- blog / article ---------- */
.article-wrap{max-width:780px;margin:0 auto;padding:140px 28px 100px}
.article-wrap .crumb{font-family:var(--mono);font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:24px}
.article-wrap .crumb a{color:var(--accent);text-decoration:none}
.article-wrap h1{font-size:clamp(2rem,4.6vw,3.1rem);margin-bottom:18px;line-height:1.07}
.article-wrap h1 em{font-style:italic;color:var(--accent)}
html[data-mode="com"] .article-wrap h1 em{font-style:normal}
.article-meta{font-family:var(--mono);font-size:.74rem;letter-spacing:.04em;color:var(--ink-soft);display:flex;gap:16px;flex-wrap:wrap;padding-bottom:28px;margin-bottom:36px;border-bottom:1px solid var(--line)}
.article-body{font-size:1.07rem;line-height:1.72}
.article-body p{margin-bottom:22px;color:var(--ink)}
.article-body .lead{font-size:1.18rem;color:var(--ink-soft);margin-bottom:30px}
.article-body h2{font-size:1.6rem;margin:46px 0 16px;display:flex;align-items:baseline;gap:14px}
.article-body h2 .num{font-family:var(--mono);font-size:1rem;color:var(--accent);font-weight:600}
.article-body h3{font-size:1.18rem;margin:28px 0 10px;font-family:var(--body);font-weight:700}
.article-body ul{margin:0 0 22px 0;padding-left:0;list-style:none}
.article-body li{padding:8px 0 8px 26px;position:relative;color:var(--ink)}
.article-body li::before{content:"→";position:absolute;left:0;color:var(--accent);font-family:var(--mono)}
.article-body strong{color:var(--ink)}
.callout{background:var(--bg-soft);border-left:3px solid var(--accent);border-radius:0 6px 6px 0;padding:20px 24px;margin:30px 0;transition:background .55s}
.callout .ct{font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--accent);display:block;margin-bottom:8px}
.evidence-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin:26px 0}
.evidence-grid .ec{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:20px 22px;transition:background .55s}
.evidence-grid .ec h4{font-family:var(--body);font-size:1rem;margin-bottom:6px}
.evidence-grid .ec p{font-size:.9rem;color:var(--ink-soft);margin:0}
.article-cta{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:38px;margin:48px 0 0;text-align:center;box-shadow:var(--shadow);transition:background .55s}
.article-cta h3{font-size:1.5rem;margin-bottom:10px}
.article-cta p{color:var(--ink-soft);margin-bottom:22px}
.toc{background:var(--bg-soft);border:1px solid var(--line);border-radius:6px;padding:24px 28px;margin:0 0 40px;transition:background .55s}
.toc .tt{font-family:var(--mono);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:14px}
.toc ol{margin:0;padding-left:20px;columns:2;column-gap:30px}
.toc li{padding:5px 0}
.toc a{color:var(--ink);text-decoration:none;font-size:.92rem}
.toc a:hover{color:var(--accent)}
.related{margin-top:40px;padding-top:28px;border-top:1px solid var(--line)}
.related .rl{font-family:var(--mono);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);display:block;margin-bottom:14px}
.related a{display:block;text-decoration:none;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:24px 26px;transition:background .55s,transform .35s var(--ease),border-color .35s}
.related a:hover{transform:translateY(-3px);border-color:var(--accent)}
.related h4{font-size:1.12rem;margin-bottom:6px;color:var(--ink)}
.related p{font-size:.92rem;color:var(--ink-soft);margin:0}

/* pricing */
.price-card{
  display:grid;grid-template-columns:auto 1fr;gap:54px;align-items:center;
  background:var(--card);border:1px solid var(--line);border-radius:6px;padding:54px;box-shadow:var(--shadow);
  transition:background .55s var(--ease);
}
.price-big{font-family:var(--display);font-size:clamp(4rem,8vw,6.4rem);font-weight:var(--display-weight);line-height:1;color:var(--accent)}
.price-big .pct{font-size:.4em}
.price-card h3{font-size:1.5rem;margin-bottom:12px}
.price-card p{color:var(--ink-soft)}
.price-points{display:flex;gap:22px;flex-wrap:wrap;margin-top:22px;font-family:var(--mono);font-size:.74rem;letter-spacing:.04em}
.price-points span{display:flex;gap:8px;align-items:center}
.price-points span::before{content:"";width:5px;height:5px;background:var(--gold);border-radius:50%}

/* testimonials — the record */
.rev-head{display:flex;align-items:baseline;gap:18px;flex-wrap:wrap;margin-bottom:44px}
.rev-score{font-family:var(--display);font-weight:var(--display-weight);font-size:clamp(3rem,6vw,4.6rem);line-height:1;color:var(--ink)}
.rev-stars{color:var(--gold);font-size:1.3rem;letter-spacing:.12em}
.rev-meta{font-family:var(--mono);font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.rev-meta a{color:var(--accent);text-decoration:none;border-bottom:1px solid var(--accent)}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.qcard{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:34px 30px;box-shadow:var(--shadow);display:flex;flex-direction:column;transition:background .55s, transform .35s var(--ease)}
.qcard:hover{transform:translateY(-4px)}
.qcard .qm{font-family:var(--display);font-size:3rem;line-height:.6;color:var(--accent);margin-bottom:18px}
.qcard p{font-size:.96rem;color:var(--ink);flex:1}
.qcard .qa{margin-top:22px;padding-top:16px;border-top:1px solid var(--line);display:flex;justify-content:space-between;align-items:baseline;gap:10px}
.qcard .qn{font-family:var(--mono);font-size:.74rem;letter-spacing:.08em}
.qcard .qs{color:var(--gold);font-size:.8rem;letter-spacing:.1em;white-space:nowrap}

/* services — beyond the protest */
.svc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.svc{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:30px 26px;transition:background .55s, transform .35s var(--ease)}
.svc:hover{transform:translateY(-4px)}
.svc .sx{font-family:var(--mono);font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);display:block;margin-bottom:14px}
.svc h3{font-size:1.1rem;margin-bottom:9px}
.svc p{color:var(--ink-soft);font-size:.9rem}

/* commercial contact / portfolio path */
.contact{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:46px;display:grid;grid-template-columns:1fr 1fr;gap:50px;box-shadow:var(--shadow);transition:background .55s}
.contact h2{font-size:clamp(1.7rem,3vw,2.4rem);margin-bottom:14px}
.contact .lede{color:var(--ink-soft);margin-bottom:22px}
.contact .cpoints{display:flex;flex-direction:column;gap:14px;margin-top:4px}
.contact .cpoint{display:grid;grid-template-columns:26px 1fr;gap:12px;font-size:.93rem}
.contact .cpoint .ix{font-family:var(--mono);font-size:.74rem;color:var(--accent);padding-top:2px}

/* market-leader metrics */
.metrics{background:var(--ink);color:var(--bg);transition:background .55s,color .55s}
html[data-mode="com"] .metrics{background:#060A12}
.metrics .sec-head h2{color:var(--bg)}
html[data-mode="com"] .metrics .sec-head h2{color:var(--ink)}
.metrics .eyebrow{color:var(--accent)}
.metrics-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.metric{padding:8px 26px 0;border-left:1px solid rgba(255,255,255,.12)}
html[data-mode="com"] .metric{border-color:var(--line)}
.metric:first-child{border-left:0;padding-left:0}
.metric .big{font-family:var(--mono);font-size:clamp(2.4rem,4.5vw,3.4rem);font-weight:600;color:var(--accent);line-height:1;letter-spacing:-.02em}
.metric .lab{font-size:.96rem;margin-top:10px;opacity:.92}
html[data-mode="com"] .metric .lab{color:var(--ink)}
.metric .sub{font-family:var(--mono);font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;margin-top:8px;opacity:.55}
html[data-mode="com"] .metric .sub{color:var(--ink-soft);opacity:1}
.metrics-foot{margin-top:40px;font-size:.84rem;opacity:.6;max-width:680px}
html[data-mode="com"] .metrics-foot{color:var(--ink-soft);opacity:1}

/* credentials / expertise strip */
.creds{display:grid;grid-template-columns:1.1fr .9fr;gap:54px;align-items:center}
.cred-list{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.cred{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:22px 22px;transition:background .55s,transform .35s var(--ease)}
.cred:hover{transform:translateY(-3px)}
.cred .ci{font-family:var(--mono);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--accent);display:block;margin-bottom:9px}
.cred h4{font-size:1rem;font-family:var(--body);font-weight:700;margin-bottom:5px}
.cred p{font-size:.86rem;color:var(--ink-soft);margin:0}

/* full-process / arbitration ladder */
.ladder{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border:1px solid var(--line);border-radius:6px;overflow:hidden}
.rung{background:var(--card);padding:30px 26px;border-left:1px solid var(--line);position:relative;transition:background .55s}
.rung:first-child{border-left:0}
.rung.peak{background:var(--bg-soft)}
.rung .stage{font-family:var(--mono);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);display:block;margin-bottom:12px}
.rung .stage b{color:var(--accent)}
.rung h4{font-size:1.08rem;margin-bottom:8px}
.rung p{font-size:.88rem;color:var(--ink-soft);margin:0}
.rung .tag-most{position:absolute;top:14px;right:14px;font-family:var(--mono);font-size:.58rem;letter-spacing:.12em;text-transform:uppercase;color:var(--signal);border:1px solid var(--signal);border-radius:3px;padding:3px 7px}

/* home tab-entry cards */
.paths{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.path{display:block;text-decoration:none;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:28px 26px;transition:background .55s,transform .35s var(--ease),border-color .35s}
.path:hover{transform:translateY(-4px);border-color:var(--accent)}
.path .pn{font-family:var(--mono);font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);display:block;margin-bottom:14px}
.path h3{font-size:1.18rem;margin-bottom:8px;color:var(--ink)}
.path p{font-size:.9rem;color:var(--ink-soft);margin-bottom:14px}
.path .go{font-family:var(--mono);font-size:.74rem;letter-spacing:.06em;color:var(--accent)}
/* inner pages */
.page-head{padding:128px 0 56px}
.page-head h1{font-size:clamp(2.2rem,4.6vw,3.4rem);max-width:820px;margin:0 0 16px}
.page-head p{color:var(--ink-soft);font-size:1.1rem;max-width:680px;margin:0}
.page-head-spacer{height:60px}
.story{max-width:760px}
.story h2{font-size:clamp(1.6rem,2.8vw,2.2rem);margin-bottom:14px}
.story p{color:var(--ink-soft);font-size:1.04rem}
.founder p + p{margin-top:10px}
.cred-wide{grid-template-columns:repeat(4,1fr)}
.ladder.five{grid-template-columns:repeat(5,1fr)}
.svc-block{display:grid;grid-template-columns:1.05fr .95fr;gap:48px;align-items:start;border-top:1px solid var(--line);padding-top:48px}
.svc-block h2{font-size:clamp(1.7rem,3vw,2.4rem);margin:6px 0 14px}
.svc-block p{color:var(--ink-soft)}
.svc-block .btn{margin-top:24px}
.sb-label{color:var(--accent);font-weight:600;font-size:.85rem}
.sb-items{display:grid;gap:12px}
.sb-item{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:20px 22px}
.sb-item h4{font-size:1rem;font-family:var(--body);font-weight:700;margin-bottom:4px}
.sb-item p{font-size:.9rem;margin:0}
.sb-note{margin-top:20px;border-left:2px solid var(--gold);padding:4px 0 4px 16px;color:var(--ink-soft);font-size:.95rem}
.sb-note b{color:var(--ink)}
@media (max-width:980px){.cred-wide{grid-template-columns:1fr 1fr}.ladder.five{grid-template-columns:1fr}.svc-block{grid-template-columns:1fr;gap:28px}.page-head{padding:110px 0 40px}}
@media (max-width:560px){.cred-wide{grid-template-columns:1fr}}
/* founders */
.founders{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.founder{display:grid;grid-template-columns:96px 1fr;gap:24px;align-items:start;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:30px 28px}
.f-mono,.f-photo{width:96px;height:96px;border-radius:50%}
.f-mono{display:grid;place-items:center;border:1px solid var(--accent);color:var(--accent);font-family:var(--display);font-weight:var(--display-weight);font-size:2rem;letter-spacing:.02em;background:var(--bg-soft)}
.f-photo{object-fit:cover;border:1px solid var(--line)}
.founder h3{font-size:1.4rem;margin-bottom:4px}
.founder .f-role{color:var(--accent);font-weight:600;font-size:.95rem;margin-bottom:12px}
.founder p{color:var(--ink-soft);font-size:.95rem}
.f-tags{list-style:none;display:flex;flex-wrap:wrap;gap:8px;margin:16px 0 0;padding:0}
.f-tags li{font-size:.8rem;border:1px solid var(--line);border-radius:999px;padding:4px 12px;color:var(--ink)}
.hero .rate-lockup{margin:28px 0 22px}
.hero .rate-cap{max-width:250px}
@media (max-width:980px){.founders{grid-template-columns:1fr}}
@media (max-width:560px){.founder{grid-template-columns:1fr;gap:18px}.f-mono,.f-photo{width:76px;height:76px}.f-mono{font-size:1.6rem}}
@media (max-width:980px){.paths{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.paths{grid-template-columns:1fr}}

/* counties ledger */
.counties{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:6px;overflow:hidden;font-family:var(--mono)}
.county{background:var(--card);padding:18px 20px;font-size:.8rem;display:flex;justify-content:space-between;transition:background .55s}
.county .cad{color:var(--ink-soft);font-size:.7rem}

/* FAQ */
details{border-bottom:1px solid var(--line)}
details summary{
  cursor:pointer;list-style:none;padding:24px 0;font-size:1.08rem;font-weight:600;
  display:flex;justify-content:space-between;align-items:center;gap:20px;
}
details summary::-webkit-details-marker{display:none}
details summary::after{content:"+";font-family:var(--mono);color:var(--accent);font-size:1.2rem;transition:transform .3s}
details[open] summary::after{transform:rotate(45deg)}
details .ans{padding:0 0 24px;color:var(--ink-soft);max-width:760px;font-size:.97rem}

/* status / concierge */
.concierge{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:46px;display:grid;grid-template-columns:1.1fr .9fr;gap:50px;box-shadow:var(--shadow);transition:background .55s}
.tl{border-left:1px solid var(--line);padding-left:26px;display:flex;flex-direction:column;gap:18px}
.tl-item{position:relative;font-size:.9rem}
.tl-item::before{content:"";position:absolute;left:-31px;top:6px;width:9px;height:9px;border-radius:50%;background:var(--line)}
.tl-item.on::before{background:var(--accent)}
.tl-item .t{font-family:var(--mono);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);display:block}

/* CTA band */
.cta-band{background:var(--ink);color:var(--bg);text-align:center;padding:110px 0;transition:background .55s,color .55s}
html[data-mode="com"] .cta-band{background:var(--accent);color:var(--accent-ink)}
.cta-band h2{font-size:clamp(2rem,4vw,3.2rem);margin-bottom:18px}
.cta-band p{opacity:.75;margin-bottom:34px;font-size:1.05rem}
.cta-band .btn{background:var(--bg);color:var(--ink);border-color:var(--bg)}
html[data-mode="com"] .cta-band .btn{background:var(--accent-ink);color:var(--accent);border-color:var(--accent-ink)}

/* footer */
footer{padding:64px 0 40px;border-top:1px solid var(--line);font-size:.86rem;color:var(--ink-soft)}
.foot-grid{display:flex;justify-content:space-between;gap:40px;flex-wrap:wrap;margin-bottom:36px}
.foot-grid a{text-decoration:none}
.foot-grid a:hover{color:var(--ink)}
.foot-legal{font-size:.74rem;line-height:1.7;max-width:880px}
.foot-cred{font-family:var(--mono);font-size:.7rem;letter-spacing:.08em;margin-top:14px;color:var(--ink-soft)}

/* ---------- views (signup / status) ---------- */
.view{display:none}
.view.active{display:block}
#home.view.active{display:block}
/* full-page views (guides, signup, tabs) sit on a solid backdrop so the
   living background never shows through their text */
.view.page{
  position:relative; z-index:2; background:var(--bg);
  transition:background .55s var(--ease);
}

/* signup */
.signup-wrap{max-width:840px;margin:0 auto;padding:140px 28px 100px}
.steps-bar{display:flex;gap:8px;margin-bottom:44px;font-family:var(--mono);font-size:.68rem;letter-spacing:.1em;text-transform:uppercase}
.steps-bar .st{flex:1;border-top:2px solid var(--line);padding-top:10px;color:var(--ink-soft)}
.steps-bar .st.on{border-color:var(--accent);color:var(--accent)}
.fstep{display:none}
.fstep.active{display:block;animation:fadein .4s var(--ease)}
@keyframes fadein{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.doc{
  background:var(--card);border:1px solid var(--line);border-radius:6px;padding:34px;max-height:380px;overflow-y:auto;
  font-size:.86rem;color:var(--ink-soft);margin-bottom:26px;line-height:1.65;
}
.doc h4{font-family:var(--mono);font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);margin-bottom:16px}
.doc p{margin-bottom:12px}
.doc strong{color:var(--ink)}
.sigbox{border:1px dashed var(--accent);border-radius:6px;background:var(--card);position:relative;margin-bottom:10px}
.sigbox canvas{display:block;width:100%;height:150px;touch-action:none;cursor:crosshair}
.sigbox .clear{position:absolute;top:8px;right:10px;background:none;border:0;font-family:var(--mono);font-size:.66rem;letter-spacing:.12em;color:var(--ink-soft);text-transform:uppercase}
.signed-ok{font-family:var(--mono);font-size:.72rem;color:var(--accent);letter-spacing:.06em;min-height:20px;margin-bottom:20px}
.fnav{display:flex;justify-content:space-between;margin-top:30px;gap:14px}
.err{color:var(--signal);font-size:.84rem;min-height:20px;margin-top:10px;font-family:var(--mono)}
.done-card{text-align:center;padding:30px 0}
.done-card .stamp-big{display:inline-block;border:2px solid var(--accent);color:var(--accent);border-radius:4px;font-family:var(--mono);font-size:.8rem;letter-spacing:.22em;text-transform:uppercase;padding:10px 18px;transform:rotate(-3deg);margin-bottom:28px}
.done-card h2{font-size:2.1rem;margin-bottom:14px}
.done-card p{color:var(--ink-soft);max-width:520px;margin:0 auto 26px}
.dl-row{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* veil for mode transitions */
#veil{position:fixed;inset:0;background:var(--bg);opacity:0;pointer-events:none;z-index:90;transition:opacity .3s var(--ease)}
#veil.flash{opacity:.65}

/* ---------- living background ---------- */
#bgfx{position:fixed;inset:0;z-index:0;pointer-events:none}
nav{z-index:60}
.view{position:relative;z-index:1}
/* hero shows the living background; everything after sits on a solid backdrop
   so generative plat/terrain marks can never bleed into body copy */
header.hero{background:transparent}
/* soft scrim keeps hero text legible over the living background, esp. on mobile */
header.hero::before{
  content:"";position:absolute;inset:0;z-index:0;pointer-events:none;
  background:radial-gradient(ellipse 90% 70% at 28% 42%, var(--bg) 0%, rgba(244,242,236,.72) 42%, rgba(244,242,236,0) 78%);
}
html[data-mode="com"] header.hero::before{
  background:radial-gradient(ellipse 90% 70% at 28% 42%, var(--bg) 0%, rgba(11,16,26,.72) 42%, rgba(11,16,26,0) 78%);
}
header.hero .wrap{position:relative;z-index:1}
.below-hero{position:relative;z-index:2;background:var(--bg);transition:background .55s var(--ease)}
section{position:relative}

/* mode-exclusive sections */
/* both deep-dive sections show in the unified site */
.sec-com,.sec-res{display:block}

/* underwriting pro-forma (commercial only) */
.uw-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:60px;align-items:center}
.proforma{
  background:var(--card);border:1px solid var(--line);border-radius:6px;box-shadow:var(--shadow);
  font-family:var(--mono);font-size:.84rem;padding:30px;position:relative;transition:background .55s;
}
.pf-head{display:flex;justify-content:space-between;border-bottom:1px solid var(--line);padding-bottom:13px;margin-bottom:14px;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase}
.pf-head .l{color:var(--accent)}
.pf-head .r{color:var(--ink-soft)}
.pf-row{display:flex;justify-content:space-between;padding:9px 0;border-bottom:1px dashed var(--line)}
.pf-row .k{color:var(--ink-soft);font-size:.76rem}
.pf-row .v{font-weight:500}
.pf-row.major .k,.pf-row.major .v{color:var(--ink);font-weight:600}
.pf-delta{display:flex;justify-content:space-between;align-items:center;padding-top:16px}
.pf-delta .k{font-size:.72rem;letter-spacing:.06em;text-transform:uppercase;color:var(--ink-soft)}
.pf-delta .v{font-size:1.5rem;font-weight:600;color:var(--accent)}
.pf-bar{height:5px;border-radius:3px;background:var(--bg-soft);margin-top:18px;overflow:hidden}
.pf-bar i{display:block;height:100%;width:0;background:var(--accent);transition:width 1.4s var(--ease)}
.pf-bar i.go{width:82.9%}

/* homestead file (residential only) */
.hcards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.hcard{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:34px 30px;box-shadow:var(--shadow);transition:background .55s, transform .35s var(--ease)}
.hcard:hover{transform:translateY(-4px)}
.hcard .hx{font-family:var(--mono);font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);display:block;margin-bottom:14px}
.hcard h3{font-size:1.22rem;margin-bottom:10px}
.hcard p{color:var(--ink-soft);font-size:.93rem}
.hcard .free{display:inline-block;margin-top:16px;font-family:var(--mono);font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);border:1px solid var(--accent);border-radius:3px;padding:5px 10px}

/* reveal on scroll */
.js .rv{opacity:0;transform:translateY(22px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.js .rv.in{opacity:1;transform:none}

@media (prefers-reduced-motion: reduce){
  *{transition:none!important;animation:none!important;scroll-behavior:auto!important}
  .js .rv{opacity:1;transform:none}
}

/* ---------- responsive ---------- */
@media (max-width:980px){
  .hero-grid,.focus,.est-grid,.concierge{grid-template-columns:1fr;gap:44px}
  .ledger-in{grid-template-columns:repeat(2,1fr)}
  .ledger-cell:nth-child(3){border-left:0}
  .ledger-cell{border-top:1px solid var(--line)}
  .ledger-cell:nth-child(-n+2){border-top:0}
  .method-grid{grid-template-columns:1fr}
  .pillars{grid-template-columns:1fr}
  .counties{grid-template-columns:repeat(2,1fr)}
  .price-card{grid-template-columns:1fr;gap:24px;padding:38px;text-align:left}
  .nav-in{gap:12px;padding:0 18px}
  .logo{font-size:1.12rem}
  .mode-switch{margin-left:auto}
  .seg{padding:7px 11px;font-size:.62rem}
  .nav-links{display:none;position:absolute;top:68px;left:0;right:0;background:var(--nav-bg);backdrop-filter:blur(14px);flex-direction:column;padding:24px 28px;border-bottom:1px solid var(--line);align-items:flex-start;margin-left:0}
  .nav-links.open{display:flex}
  .hamb{display:block;margin-left:0}
  /* dropdown becomes inline on mobile */
  .nav-dd{width:100%}
  .nav-dd-menu{display:none}
  .nav-dd-menu a{padding:6px 0}
  .nav-dd-menu a .dsub{display:none}
  #choice{flex-direction:column}
  .choice-brand{display:none}
  .choice-half{padding:6vh 8vw;justify-content:center}
  .choice-half.ch-com{padding-bottom:calc(6vh + 58px)}
  .choice-half h2{font-size:clamp(1.5rem,6.5vw,2.2rem)}
  .choice-half p{font-size:.92rem;margin-bottom:18px}
  .choice-half:hover,.choice-half:focus-visible{flex:1.25}
  .frow{grid-template-columns:1fr}
  header.hero{min-height:auto}
  /* stronger scrim on mobile — the living background is busiest here */
  header.hero::before{background:linear-gradient(180deg, var(--bg) 0%, var(--bg) 55%, rgba(244,242,236,.82) 100%)}
  html[data-mode="com"] header.hero::before{background:linear-gradient(180deg, var(--bg) 0%, var(--bg) 55%, rgba(11,16,26,.82) 100%)}
  .hero .wrap{padding-top:104px;padding-bottom:48px}
  .hero h1{font-size:clamp(2.2rem,8.5vw,3rem);line-height:1.08}
  .hero .lede{font-size:1.04rem;line-height:1.6}
  .rate-lockup{gap:14px;align-items:center}
  .rate-big{font-size:3.2rem}
  .rate-cap{max-width:none;font-size:.78rem;line-height:1.55}
  .rate-cap b{font-size:1rem}
  .hero-cred{font-size:.78rem;gap:10px 16px}
  .estimate-card{padding:24px}
  .ec-head{font-size:.74rem}
  .addr-row input{font-size:1rem;padding:14px}
  .est-go{font-size:1rem;padding:15px}
  .exhibit{padding:22px 20px 20px;font-size:.74rem}
  .ex-final .v{font-size:1.2rem}
  .stamp{right:12px;font-size:.62rem;padding:6px 9px}
  section{padding:72px 0}
  .price-big{font-size:4rem}
  .proforma{padding:22px;font-size:.76rem}
  .pf-delta .v{font-size:1.2rem}
  .concierge{padding:30px}
  .uw-grid{grid-template-columns:1fr;gap:40px}
  .hcards{grid-template-columns:1fr}
  .quotes{grid-template-columns:1fr}
  .svc-grid{grid-template-columns:1fr}
  .contact{grid-template-columns:1fr;gap:32px;padding:32px}
  .evidence-grid{grid-template-columns:1fr}
  .toc ol{columns:1}
  .article-wrap{padding-top:118px}
  .metrics-grid{grid-template-columns:1fr 1fr;gap:24px 0}
  .metric{padding:8px 18px 0}
  .metric:nth-child(odd){border-left:0;padding-left:0}
  .metric:nth-child(n+3){border-top:1px solid rgba(255,255,255,.12);padding-top:24px}
  html[data-mode="com"] .metric:nth-child(n+3){border-color:var(--line)}
  .creds{grid-template-columns:1fr;gap:32px}
  .ladder{grid-template-columns:1fr}
  .rung{border-left:0;border-top:1px solid var(--line)}
  .rung:first-child{border-top:0}
}

/* ===== multi-page additions ===== */
.doc h5{font-family:var(--body);font-size:.95rem;font-weight:700;margin:20px 0 8px;color:var(--ink)}

.skip{position:absolute;left:-9999px;top:0;z-index:200;background:var(--accent);color:var(--accent-ink);padding:10px 16px;border-radius:4px;text-decoration:none}
.skip:focus{left:12px;top:12px}
.nav-links a[aria-current="page"]{color:var(--ink)}
a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.page-head .crumb{font-family:var(--mono);font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:22px}
.page-head .crumb a{color:var(--accent);text-decoration:none}
.page-head p a,.note a,.prose a{color:var(--accent)}
.page-cta{display:flex;align-items:center;gap:18px;flex-wrap:wrap;margin-top:28px}
.page-cta span{color:var(--ink-soft);font-size:.9rem}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:6px;overflow:hidden;margin:0}
.facts>div{background:var(--card);padding:22px 24px}
.facts dt{font-family:var(--mono);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin-bottom:8px}
.facts dd{margin:0;font-size:.95rem;color:var(--ink)}
.facts dd a{color:var(--ink)}
.prose{max-width:760px}
.prose h2{font-size:clamp(1.7rem,3vw,2.3rem);margin-bottom:18px}
.prose p{color:var(--ink-soft);font-size:1.04rem;margin:0 0 16px}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chip{display:inline-block;border:1px solid var(--line);border-radius:999px;padding:8px 16px;font-size:.9rem;color:var(--ink);text-decoration:none;background:var(--card);transition:border-color .2s}
a.chip:hover{border-color:var(--accent)}
.chip.ghost{background:none;color:var(--accent)}
.chip.static{background:none;color:var(--ink-soft)}
.note{color:var(--ink-soft);margin-top:28px;font-size:.95rem}
a.county{color:var(--ink);text-decoration:none}
a.county:hover{background:var(--bg-soft)}
.post-list{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.post{display:block;text-decoration:none;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:30px 28px;transition:border-color .3s,transform .3s var(--ease)}
.post:hover{border-color:var(--accent);transform:translateY(-3px)}
.post .pn{font-family:var(--mono);font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);display:block;margin-bottom:12px}
.post h2{font-size:1.3rem;margin-bottom:10px;color:var(--ink)}
.post p{color:var(--ink-soft);font-size:.92rem;margin-bottom:14px}
.post .go{font-family:var(--mono);font-size:.74rem;color:var(--accent)}
.as-h2{font-size:clamp(1.9rem,3.4vw,2.8rem);margin-bottom:16px}
.foot-nap p{margin:0;line-height:1.7}
.foot-nap a{color:var(--ink-soft)}
.foot-cols{display:flex;gap:56px;flex-wrap:wrap}
.foot-cols>div{display:flex;flex-direction:column;gap:8px}
.foot-cols .fh{font-family:var(--mono);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--accent);margin-bottom:4px}
  .nav-links.open{background:var(--bg)}
@media (max-width:980px){.facts{grid-template-columns:1fr 1fr}.post-list{grid-template-columns:1fr}}
@media (max-width:560px){.facts{grid-template-columns:1fr}.foot-cols{gap:32px}}