/* Layout: one calm column, a charcoal hero band with the consultation form beside the headline; estate services lead, the as-is cash offer follows. */
:root{
  --bg:#f4f5f4; --surface:#ffffff; --ink:#1d2321; --muted:#5a625e; --line:#d7dcd9;
  --band:#3a3d40; --band-ink:#f5f6f6; --band-muted:#c9cbcd;
  --accent:#007f4e; --accent-hover:#006a41; --accent-ink:#ffffff; --tint:#e3f2ea;
  --warn-bg:#f3efe2; --warn-line:#d8cca6; --err:#b3261e;
  --display:"Newsreader",Georgia,"Times New Roman",serif;
  --body:"Public Sans",system-ui,-apple-system,"Segoe UI",sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,Menlo,monospace;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --bg:#101412; --surface:#181d1b; --ink:#e8ecea; --muted:#9ea8a3; --line:#2b3430;
  --band:#1f2427; --band-ink:#f0f3f1; --band-muted:#aab4ae;
  --accent:#3fbf86; --accent-hover:#5ccf9a; --accent-ink:#0a1912; --tint:#18291f;
  --warn-bg:#211f17; --warn-line:#4a4430; --err:#f2b8b5; color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#101412; --surface:#181d1b; --ink:#e8ecea; --muted:#9ea8a3; --line:#2b3430;
  --band:#1f2427; --band-ink:#f0f3f1; --band-muted:#aab4ae;
  --accent:#3fbf86; --accent-hover:#5ccf9a; --accent-ink:#0a1912; --tint:#18291f;
  --warn-bg:#211f17; --warn-line:#4a4430; --err:#f2b8b5; color-scheme:dark}

*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font:16px/1.6 var(--body)}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:10;background:var(--surface)}
a{color:var(--accent)}
:focus-visible{outline:3px solid var(--accent);outline-offset:2px}
.wrap{max-width:1120px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
h1,h2,h3{font-family:var(--display);font-weight:600;line-height:1.15;text-wrap:balance;margin:0}
h1{font-size:clamp(2rem,4.6vw,3.15rem)}
h2{font-size:clamp(1.55rem,3vw,2.1rem)}
h3{font-size:1.25rem}
p{margin:0}
.eyebrow{font-size:.78rem;font-weight:600;letter-spacing:.09em;text-transform:uppercase;color:var(--muted)}
.lede{font-size:1.12rem;color:var(--muted);max-width:62ch}
.stack{display:flex;flex-direction:column;gap:14px}
section.block{padding-block:56px}
.num{font-family:var(--mono);font-variant-numeric:tabular-nums}

header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:9;background:var(--surface);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:12px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink)}
.brand-text{display:flex;flex-direction:column;line-height:1.15}
.brand b{font-family:var(--display);font-size:1.4rem;font-weight:600}
.brand span{font-size:.76rem;color:var(--muted);letter-spacing:.02em}
.bar-right{display:flex;align-items:center;gap:14px}
.phone{font-weight:600;color:var(--ink);white-space:nowrap;user-select:all}
nav.links{overflow-x:auto;border-top:1px solid var(--line)}
nav.links ul{list-style:none;margin:0;padding:0;display:flex;gap:4px}
nav.links a{display:block;padding:10px 12px;text-decoration:none;color:var(--muted);font-weight:500;font-size:.95rem;white-space:nowrap;border-bottom:2px solid transparent}
nav.links a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--accent)}
nav.links a:hover{color:var(--ink)}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:12px 20px;border-radius:6px;border:0;background:var(--accent);color:var(--accent-ink);font:600 1rem var(--body);text-decoration:none;cursor:pointer;white-space:nowrap}
.btn:hover{background:var(--accent-hover)}
.btn.ghost{background:transparent;color:var(--ink);border:1px solid var(--line)}
.btn.ghost:hover{border-color:var(--ink)}
.band .btn.ghost{color:var(--band-ink);border-color:var(--band-muted)}
.btn.small{padding:9px 14px;font-size:.92rem}
.btnrow{display:flex;flex-wrap:wrap;gap:10px}

.band{background:var(--band);color:var(--band-ink)}
.band .eyebrow{color:var(--band-muted)}
.band .lede{color:var(--band-muted)}
.hero{display:grid;grid-template-columns:1.15fr .85fr;gap:40px;align-items:start;padding-block:56px}
.hero > *{min-width:0}
.checks{list-style:none;padding:0;margin:6px 0 0;display:grid;gap:8px}
.checks li{padding-left:26px;position:relative}
.checks li::before{content:"";position:absolute;left:2px;top:.5em;width:12px;height:7px;border-left:2px solid var(--accent);border-bottom:2px solid var(--accent);transform:rotate(-45deg)}
.band .checks li::before{border-color:#8fd0b0}

.card{background:var(--surface);color:var(--ink);border:1px solid var(--line);border-radius:10px;padding:24px}
form .grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}
form .full{grid-column:1/-1}
label{display:block;font-size:.85rem;font-weight:600;margin-bottom:4px}
label small{font-weight:400;color:var(--muted)}
input,textarea,select{width:100%;padding:11px 12px;border:1px solid var(--line);border-radius:6px;background:var(--bg);color:var(--ink);font:1rem var(--body)}
input:focus,textarea:focus,select:focus{outline:2px solid var(--accent);outline-offset:0;border-color:var(--accent)}
textarea{min-height:92px;resize:vertical}
.err{color:var(--err);font-size:.82rem;margin-top:3px}
.fine{font-size:.78rem;color:var(--muted);line-height:1.5}
.thanks h3{margin-bottom:6px}

.plans{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.plan{border:1px solid var(--line);border-radius:10px;padding:24px;background:var(--surface);display:flex;flex-direction:column;gap:10px}
.plan.featured{border-color:var(--accent)}
.plan .tag{align-self:flex-start;font-size:.74rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:3px 9px;border-radius:99px;background:var(--tint);color:var(--accent)}
.plan ul{margin:0;padding-left:18px;display:grid;gap:4px}
.plan .when{font-size:.9rem;color:var(--muted);border-top:1px solid var(--line);padding-top:12px;margin-top:auto}

.steps{list-style:none;padding:0;margin:24px 0 0;display:grid;grid-template-columns:repeat(4,1fr);gap:24px;counter-reset:s}
.steps li{counter-increment:s;display:flex;flex-direction:column;gap:6px}
.steps li::before{content:"Step " counter(s);font:500 .8rem var(--mono);color:var(--accent);letter-spacing:.04em}

.ways{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.way{display:flex;flex-direction:column;gap:8px;padding:24px;border:1px solid var(--line);border-radius:10px;background:var(--surface);color:var(--ink);text-decoration:none}
.way:hover{border-color:var(--accent)}
.way .tag{align-self:flex-start;font-size:.74rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:3px 9px;border-radius:99px;background:var(--tint);color:var(--accent)}
.way p{color:var(--muted)}
.way .go{margin-top:auto;padding-top:6px;font-weight:600;color:var(--accent)}
.way .go::after{content:" \2192"}
.steps.three{grid-template-columns:repeat(3,1fr)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start}
.split > *{min-width:0}
.tinted{background:var(--tint)}
.svc{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}
.svc div{background:var(--surface);border:1px solid var(--line);border-radius:8px;padding:18px}
.svc h3{font-size:1.08rem;margin-bottom:4px}
.svc p{color:var(--muted);font-size:.95rem}
.areas{display:flex;flex-wrap:wrap;gap:8px;margin-top:6px}
.areas span{border:1px solid var(--line);border-radius:99px;padding:4px 12px;font-size:.9rem;background:var(--surface)}

details{border-bottom:1px solid var(--line);padding-block:14px}
summary{cursor:pointer;font-weight:600}
details p{margin-top:8px;color:var(--muted);max-width:70ch}

.notice{background:var(--warn-bg);border:1px solid var(--warn-line);border-radius:8px;padding:16px 18px;font-size:.9rem;line-height:1.55}
.notice b{display:block;margin-bottom:4px}

.calc{display:grid;grid-template-columns:.9fr 1.1fr;gap:28px;align-items:start}
.calc > *{min-width:0}
.field{display:grid;gap:4px}
.inrow{display:flex;align-items:center;border:1px solid var(--line);border-radius:6px;background:var(--bg)}
.inrow span{padding:0 10px;color:var(--muted);font-family:var(--mono);font-size:.9rem}
.inrow input{border:0;background:transparent;font-family:var(--mono);font-variant-numeric:tabular-nums}
.inrow:focus-within{outline:2px solid var(--accent)}
.inrow input:focus{outline:0}
.calc-fields{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.calc-fields .full{grid-column:1/-1}
.hint{font-size:.78rem;color:var(--muted)}
.result{display:grid;gap:18px}
.big{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.big div{border:1px solid var(--line);border-radius:8px;padding:16px;background:var(--bg)}
.big .v{font:500 1.6rem var(--mono);font-variant-numeric:tabular-nums}
.big .k{font-size:.82rem;color:var(--muted)}
.bars{display:grid;gap:14px}
.barrow .lbl{display:flex;justify-content:space-between;font-size:.85rem;margin-bottom:4px;gap:8px}
.track{display:flex;height:22px;border-radius:4px;overflow:hidden;background:var(--bg);border:1px solid var(--line)}
.track .net{background:var(--accent)}
.track .cost{background:repeating-linear-gradient(135deg,var(--muted) 0 3px,transparent 3px 7px);opacity:.55}
table.breakdown{width:100%;border-collapse:collapse;font-size:.9rem}
table.breakdown th,table.breakdown td{padding:7px 4px;border-bottom:1px solid var(--line);text-align:right}
table.breakdown th:first-child,table.breakdown td:first-child{text-align:left}
table.breakdown td{font-family:var(--mono);font-variant-numeric:tabular-nums}
table.breakdown tr.tot td{font-weight:600;border-bottom:0}
.verdict{border-left:3px solid var(--accent);padding:10px 14px;background:var(--tint);border-radius:0 6px 6px 0}

.people{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:20px}
.person{border:1px solid var(--line);border-radius:10px;padding:22px;background:var(--surface)}
.mono-badge{width:52px;height:52px;border-radius:50%;display:grid;place-items:center;background:var(--band);color:var(--band-ink);font-family:var(--display);font-size:1.3rem;margin-bottom:12px}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:24px}
.stats div{border-top:2px solid var(--accent);padding-top:8px}
.stats b{display:block;font:500 1.5rem var(--mono)}
.stats span{font-size:.88rem;color:var(--muted)}

footer{border-top:1px solid var(--line);background:var(--surface);padding-block:36px;font-size:.88rem;color:var(--muted)}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:28px}
.foot > *{min-width:0}
.foot h4{margin:0 0 8px;color:var(--ink);font-size:.85rem;letter-spacing:.06em;text-transform:uppercase}
.foot ul{list-style:none;padding:0;margin:0;display:grid;gap:4px}
.foot a{color:var(--muted);text-decoration:none}
.foot a:hover{color:var(--ink);text-decoration:underline}
.legal{margin-top:28px;padding-top:18px;border-top:1px solid var(--line);font-size:.8rem}

.mobile-cta{display:none}
@media (max-width:900px){
  .hero,.split,.calc,.foot,.people,.plans{grid-template-columns:1fr}
  .steps,.steps.three{grid-template-columns:1fr 1fr}
  .ways{grid-template-columns:1fr}
  .phone{display:none}
  .mobile-cta{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:9;gap:8px;background:var(--surface);border-top:1px solid var(--line);padding:10px max(16px,env(safe-area-inset-right,0px)) calc(10px + env(safe-area-inset-bottom,0px)) max(16px,env(safe-area-inset-left,0px))}
  .mobile-cta .btn{flex:1}
  footer{padding-bottom:96px}
}
@media (max-width:560px){
  form .grid,.calc-fields,.big,.svc,.steps,.steps.three,.stats{grid-template-columns:1fr}
  .brand span{display:none}
}
@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}

/* Guides */
.crumbs{font-size:.85rem;color:var(--muted);display:flex;flex-wrap:wrap;gap:6px}
.crumbs a{color:var(--muted)}
.article{max-width:720px}
.article h2{font-size:clamp(1.4rem,2.6vw,1.75rem);margin-top:40px;margin-bottom:10px;scroll-margin-top:120px}
.article h3{font-size:1.15rem;margin-top:22px;margin-bottom:6px}
.article p,.article li{font-size:1.05rem;line-height:1.7}
.article p{margin-bottom:12px}
.article ul{padding-left:22px;display:grid;gap:6px;margin:0 0 12px}
.byline{font-size:.88rem;color:var(--muted)}
.callout{background:var(--tint);border-radius:8px;padding:18px 20px;margin:8px 0 8px}
.callout b{display:block;margin-bottom:6px}
.callout ul{margin:0}
.toc{border:1px solid var(--line);border-radius:8px;padding:16px 18px;background:var(--surface)}
.toc ol{margin:6px 0 0;padding-left:20px;display:grid;gap:4px}
.sources{font-size:.88rem;color:var(--muted)}
.sources ul{padding-left:18px;display:grid;gap:4px}
.guide-layout{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:48px;align-items:start}
.guide-side{position:sticky;top:calc(env(safe-area-inset-top,0px) + 120px)}
.guides-list{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
@media (max-width:900px){.guide-layout,.guides-list{grid-template-columns:1fr}.guide-side{position:static}}