/* West Property Management — single site stylesheet.
   ALL styling lives here (no inline styles ever).
   Nav collapses at 900px; that value is mirrored in static/js/main.js. */

/* fonts -------------------------------------------------------------- */
@font-face { font-family: "Inter"; src: url("/assets/fonts/inter-400.woff2") format("woff2");
  font-weight: 400; font-style: normal; font-display: swap; }
@font-face { font-family: "Inter"; src: url("/assets/fonts/inter-600.woff2") format("woff2");
  font-weight: 600; font-style: normal; font-display: swap; }
@font-face { font-family: "Montserrat"; src: url("/assets/fonts/montserrat-600.woff2") format("woff2");
  font-weight: 600; font-style: normal; font-display: swap; }
@font-face { font-family: "Montserrat"; src: url("/assets/fonts/montserrat-700.woff2") format("woff2");
  font-weight: 700; font-style: normal; font-display: swap; }

/* tokens ------------------------------------------------------------- */
:root {
  --color-primary: #005d74;
  --color-primary-dark: #00485a;
  --color-primary-darker: #00323f;
  --color-accent: #6a0233;
  --color-accent-dark: #500126;
  --color-accent-light: #d98aab;   /* accent lifted for dark grounds */
  --color-gray: #76838d;
  --color-text: #1b2227;
  --color-muted: #5c6b74;
  --color-light: #f4f6f7;
  --color-line: #dfe5e8;
  --font-body: "Inter", system-ui, -apple-system, "Segoe UI", sans-serif;
  --font-heading: "Montserrat", var(--font-body);
  --container: 1180px;
  --radius: 10px;
  --shadow: 0 1px 3px rgba(0,0,0,.06), 0 8px 24px rgba(0,0,0,.06);
  --shadow-lg: 0 2px 6px rgba(0,0,0,.08), 0 18px 44px rgba(0,0,0,.10);
}

/* base --------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0; font-family: var(--font-body); color: var(--color-text);
  line-height: 1.65; font-size: 17px; background: #fff;
  -webkit-font-smoothing: antialiased;
}
h1, h2, h3, h4, h5 {
  font-family: var(--font-heading); line-height: 1.18;
  margin: 0 0 .5em; font-weight: 700; letter-spacing: -.015em;
  color: var(--color-primary-darker);
}
h1 { font-size: clamp(2rem, 4.4vw, 3rem); }
h2 { font-size: clamp(1.55rem, 2.9vw, 2.125rem); }
h3 { font-size: clamp(1.2rem, 2vw, 1.4rem); font-weight: 600; }
h4 { font-size: 1.05rem; font-weight: 600; }
p { margin: 0 0 1.1em; }
img { max-width: 100%; height: auto; }
a { color: var(--color-primary); text-underline-offset: 2px; }
a:hover { color: var(--color-accent); }
hr { border: 0; border-top: 1px solid var(--color-line); margin: 40px 0; }
:focus-visible { outline: 3px solid var(--color-accent); outline-offset: 2px; }
.tag-ns { display: none; }

.container { max-width: var(--container); margin: 0 auto; padding: 0 22px; }
.container--narrow { max-width: 760px; }
.center { text-align: center; }
.flow > * + * { margin-top: 1em; }
.skip-link {
  position: absolute; left: -9999px; top: 0; background: var(--color-accent);
  color: #fff; padding: 10px 18px; z-index: 100;
}
.skip-link:focus { left: 0; color: #fff; }

/* buttons ------------------------------------------------------------ */
.btn {
  display: inline-block; background: var(--color-accent); color: #fff;
  padding: 13px 30px; border: 2px solid var(--color-accent); border-radius: 6px;
  font-weight: 600; font-family: var(--font-heading); font-size: .95rem;
  text-decoration: none; cursor: pointer; transition: background .15s, border-color .15s;
}
.btn:hover { background: var(--color-accent-dark); border-color: var(--color-accent-dark); color: #fff; }
.btn--ghost { background: transparent; border-color: #fff; color: #fff; }
.btn--ghost:hover { background: #fff; border-color: #fff; color: var(--color-primary-darker); }
.btn--primary { background: var(--color-primary); border-color: var(--color-primary); }
.btn--primary:hover { background: var(--color-primary-dark); border-color: var(--color-primary-dark); color: #fff; }

/* header / nav ------------------------------------------------------- */
.site-header {
  position: sticky; top: 0; z-index: 40;
  background: #fff; border-bottom: 1px solid var(--color-line);
}
.site-header__inner {
  max-width: var(--container); margin: 0 auto; padding: 12px 22px;
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
}
.site-header__logo { display: block; line-height: 0; }
.site-header__logo-img { width: 240px; height: auto; }
.nav-toggle {
  display: none; background: none; border: 0; color: var(--color-primary);
  font-size: 1.6rem; line-height: 1; cursor: pointer; padding: 6px 10px;
}
.site-nav { display: flex; gap: 2px; align-items: center; }
.nav-item { position: relative; }
.nav-top {
  display: block; padding: 10px 13px; color: var(--color-text); text-decoration: none;
  font-weight: 500; font-size: .93rem; border-radius: 5px;
}
.nav-top:hover, .nav-top.is-active { color: var(--color-primary); background: var(--color-light); }
.caret { font-size: .62em; opacity: .75; }
.subnav {
  display: none; position: absolute; top: 100%; left: 0; min-width: 268px;
  margin: 0; padding: 8px 0; list-style: none; background: #fff;
  box-shadow: var(--shadow-lg); border-radius: var(--radius);
  border: 1px solid var(--color-line);
}
.has-sub:hover .subnav, .has-sub.is-open .subnav { display: block; }
.subnav a {
  display: block; padding: 9px 18px; text-decoration: none;
  color: var(--color-text); font-size: .92rem;
}
.subnav a:hover { background: var(--color-light); color: var(--color-primary); }

/* hero --------------------------------------------------------------- */
.hero {
  position: relative; background: var(--color-primary);
  color: #fff; padding: 96px 0 88px; overflow: hidden;
}
.hero__bg {
  position: absolute; inset: 0; width: 100%; height: 100%;
  object-fit: cover; opacity: .38;
}
.hero__inner { position: relative; max-width: 800px; }
.hero h1 { color: #fff; margin-bottom: .35em; }
.hero__lede { font-size: 1.16rem; color: #dfe8eb; margin-bottom: 1.6em; max-width: 60ch; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 14px; }
.hero--compact { padding: 64px 0 56px; }
.hero--compact h1 { font-size: clamp(1.8rem, 3.4vw, 2.5rem); }

/* sections ----------------------------------------------------------- */
.section { padding: 72px 0; }
.section--light { background: var(--color-light); }
.section--tight { padding: 48px 0; }
.section__title { margin-bottom: 14px; }
.section__intro { color: var(--color-muted); max-width: 68ch; margin-bottom: 36px; }
.section--center .section__title, .section--center .section__intro,
.section--center .eyebrow { text-align: center; }
.section--center .section__intro { margin-left: auto; margin-right: auto; }
.eyebrow {
  font-family: var(--font-heading); font-weight: 600; font-size: .78rem;
  letter-spacing: .11em; text-transform: uppercase; color: var(--color-accent);
  margin-bottom: 10px;
}
.hero .eyebrow { color: #9fd3e0; }

/* cards / grids ------------------------------------------------------ */
.grid { display: grid; gap: 26px; }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--4 { grid-template-columns: repeat(4, 1fr); }
.card {
  background: #fff; border: 1px solid var(--color-line); border-radius: var(--radius);
  padding: 28px; box-shadow: var(--shadow); display: flex; flex-direction: column;
}
.card h3 { margin-bottom: .4em; }
.card p { color: var(--color-muted); margin-bottom: 1em; }
.card__link { margin-top: auto; font-weight: 600; text-decoration: none; font-size: .94rem; }
.card__icon { width: 56px; height: 56px; border-radius: 8px; object-fit: cover; margin-bottom: 16px; }
.card--flat { box-shadow: none; }

/* post list ---------------------------------------------------------- */
.post-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 26px; grid-template-columns: repeat(3, 1fr); }
.post-card {
  background: #fff; border: 1px solid var(--color-line); border-radius: var(--radius);
  overflow: hidden; display: flex; flex-direction: column; box-shadow: var(--shadow);
}
.post-card__body { padding: 22px 24px 26px; display: flex; flex-direction: column; flex: 1; }
.post-card h3 { font-size: 1.1rem; margin-bottom: .45em; }
.post-card h3 a { text-decoration: none; color: var(--color-primary-darker); }
.post-card h3 a:hover { color: var(--color-accent); }
.post-card p { color: var(--color-muted); font-size: .95rem; margin-bottom: 1em; }
.post-card__meta { margin-top: auto; font-size: .82rem; color: var(--color-gray); }

/* article ------------------------------------------------------------ */
.prose { max-width: 760px; margin: 0 auto; padding: 56px 22px 72px; }
.prose h2 { margin-top: 1.9em; }
.prose h3 { margin-top: 1.5em; }
.prose ul, .prose ol { padding-left: 1.3em; }
.prose li { margin-bottom: .5em; }
.prose blockquote {
  margin: 1.8em 0; padding: 4px 0 4px 22px;
  border-left: 4px solid var(--color-accent); color: var(--color-muted);
}
.prose img { border-radius: var(--radius); margin: 1.6em 0; }
.post-meta { color: var(--color-gray); font-size: .9rem; margin-bottom: 2em; }
.table-wrap { overflow-x: auto; margin: 1.6em 0; }
.table-wrap table { border-collapse: collapse; width: 100%; font-size: .94rem; }
.table-wrap th, .table-wrap td { border: 1px solid var(--color-line); padding: 10px 13px; text-align: left; }
.table-wrap th { background: var(--color-light); font-weight: 600; }

/* download list ------------------------------------------------------ */
.download-grid { display: grid; gap: 26px; grid-template-columns: repeat(3, 1fr); }
.download { text-align: center; }
.download img { border-radius: 8px; box-shadow: var(--shadow); margin-bottom: 16px; }
.download h3 { font-size: 1.05rem; }

/* forms -------------------------------------------------------------- */
.form { display: grid; gap: 18px; max-width: 560px; }
.form--wide { max-width: 100%; }
.field { display: grid; gap: 6px; }
.field label { font-weight: 600; font-size: .9rem; font-family: var(--font-heading); }
.field input, .field textarea, .field select {
  font: inherit; font-size: .97rem; padding: 11px 13px; border: 1px solid var(--color-line);
  border-radius: 6px; background: #fff; color: var(--color-text); width: 100%;
}
.field input:focus, .field textarea:focus, .field select:focus {
  border-color: var(--color-primary); outline: 2px solid rgba(0,93,116,.18); outline-offset: 0;
}
.field textarea { min-height: 140px; resize: vertical; }
.form__note { font-size: .85rem; color: var(--color-muted); }
.form__status { padding: 13px 16px; border-radius: 6px; font-size: .94rem; display: none; }
.form__status.is-error { display: block; background: #fdecef; border: 1px solid #f3c2cd; color: #7a0b2a; }
.form__status.is-ok { display: block; background: #e8f4f1; border: 1px solid #b9ded6; color: #0b5346; }
.form__status.is-busy { display: block; background: var(--color-light); border: 1px solid var(--color-line); color: var(--color-muted); }

/* CTA band ----------------------------------------------------------- */
.cta-band { background: var(--color-primary); color: #fff; padding: 62px 0; text-align: center; }
.cta-band h2 { color: #fff; }
.cta-band p { color: #d7e9ee; max-width: 62ch; margin: 0 auto 1.6em; }

/* footer ------------------------------------------------------------- */
.site-footer { background: var(--color-light); color: var(--color-muted); margin-top: 0;
  border-top: 1px solid var(--color-line); }
.site-footer__main {
  max-width: var(--container); margin: 0 auto; padding: 58px 22px 42px;
  display: grid; gap: 36px; grid-template-columns: 1.5fr 1fr 1fr 1fr;
}
.site-footer__logo-img { width: 220px; height: auto; margin-bottom: 16px; }
.site-footer h4 { color: var(--color-primary); font-size: .95rem; margin-bottom: .9em; }
.site-footer p { font-size: .92rem; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: .55em; font-size: .92rem; }
.site-footer a { color: var(--color-primary); text-decoration: none; }
.site-footer a:hover { color: var(--color-primary-dark); text-decoration: underline; }
.social { display: flex; gap: 16px; flex-wrap: wrap; }
.social li { margin: 0; }
.footer-addr, .footer-hours { color: var(--color-muted); }
.site-footer__bottom {
  border-top: 1px solid var(--color-line); text-align: center;
  padding: 20px; font-size: .85rem; color: var(--color-muted);
}
.site-footer__bottom p { margin: 0 0 .35em; font-size: .85rem; }
.site-footer__bottom p:last-child { margin-bottom: 0; }
.site-footer__credit a { color: var(--color-muted); text-decoration: underline; }
.site-footer__credit a:hover { color: var(--color-primary); }

/* 404 ---------------------------------------------------------------- */
.error-page { text-align: center; padding: 110px 22px; }
.error-page h1 { font-size: clamp(2.4rem, 6vw, 3.6rem); }

/* author card -------------------------------------------------------- */
.author-card {
  margin-top: 44px; padding: 24px 26px; background: var(--color-light);
  border: 1px solid var(--color-line); border-left: 3px solid var(--color-accent);
  border-radius: var(--radius);
}
.author-card p { margin: 0 0 .4em; }
.author-card p:last-child { margin-bottom: 0; }
.author-card__k {
  font-family: var(--font-heading); font-size: .72rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase; color: var(--color-accent);
}
.author-card__n { font-family: var(--font-heading); font-weight: 700; font-size: 1.05rem; color: var(--color-primary-darker); }
.author-card__b { color: var(--color-muted); font-size: .95rem; }

/* insights search + filters ------------------------------------------ */
.postfilter {
  display: flex; flex-wrap: wrap; gap: 18px 26px; align-items: flex-end;
  justify-content: space-between; padding-bottom: 22px;
  border-bottom: 1px solid var(--color-line); margin-bottom: 22px;
}
.postfilter__search { display: grid; gap: 6px; flex: 1 1 320px; max-width: 420px; }
.postfilter__search label {
  font-family: var(--font-heading); font-size: .72rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase; color: var(--color-accent);
}
.postfilter__search input {
  font: inherit; font-size: .97rem; padding: 11px 14px;
  border: 1px solid var(--color-line); border-radius: 6px; background: #fff; width: 100%;
}
.postfilter__search input:focus {
  border-color: var(--color-primary); outline: 2px solid rgba(0,93,116,.18);
}
.postfilter__cats { display: flex; flex-wrap: wrap; gap: 8px; }
.chip {
  font: inherit; font-family: var(--font-heading); font-size: .87rem; font-weight: 600;
  display: inline-flex; align-items: center; gap: 7px; cursor: pointer;
  padding: 9px 15px; border-radius: 999px; background: #fff;
  border: 1px solid var(--color-line); color: var(--color-primary-darker);
  transition: background .15s, border-color .15s, color .15s;
}
.chip:hover { border-color: var(--color-primary); color: var(--color-primary); }
.chip.is-active { background: var(--color-primary); border-color: var(--color-primary); color: #fff; }
.chip__n { font-size: .78rem; font-weight: 500; opacity: .72; }
.postfilter__count { font-size: .88rem; color: var(--color-gray); margin: 0 0 22px; }
.postfilter__empty { color: var(--color-muted); margin: 0 0 22px; }
.linkish {
  font: inherit; background: none; border: 0; padding: 0; cursor: pointer;
  color: var(--color-primary); text-decoration: underline;
}
.post-card__cats {
  font-family: var(--font-heading); font-size: .7rem; font-weight: 600;
  letter-spacing: .12em; text-transform: uppercase; color: var(--color-accent);
  margin: 0 0 8px;
}
.post-card[hidden] { display: none; }

.svc-grid { margin-top: 34px; }
.svc-grid .card h3 { font-size: 1.08rem; }

.svc-grid .card ul { margin: 0 0 1em; padding-left: 1.15em; }
.svc-grid .card li { margin-bottom: .35em; color: var(--color-muted); font-size: .95rem; }
.card--wide { grid-column: 1 / -1; }
.svc-grid .card--wide { flex-direction: column; }

.hero__sub {
  font-family: var(--font-heading); font-weight: 600; font-size: 1.05rem;
  color: #cfe4ea; margin: 6px 0 0;
}

/* FAQ accordion ------------------------------------------------------ */
.faq-accordion { border-top: 1px solid var(--color-line); }
.faq-accordion details { border-bottom: 1px solid var(--color-line); }
.faq-accordion summary {
  list-style: none; cursor: pointer; padding: 20px 44px 20px 0; position: relative;
}
.faq-accordion summary::-webkit-details-marker { display: none; }
.faq-accordion summary h2 {
  display: inline; font-size: 1.08rem; margin: 0; line-height: 1.35;
  color: var(--color-primary-darker);
}
.faq-accordion summary:hover h2 { color: var(--color-primary); }
.faq-accordion summary::after {
  content: ""; position: absolute; right: 10px; top: 26px;
  width: 10px; height: 10px; border-right: 2px solid var(--color-accent);
  border-bottom: 2px solid var(--color-accent);
  transform: rotate(45deg); transition: transform .2s ease;
}
.faq-accordion details[open] summary::after { transform: rotate(225deg); top: 30px; }
.faq-a { padding: 0 0 22px; }
.faq-a p { margin: 0; color: var(--color-muted); }

/* long-form page typography (markdown pages) -------------------------- */
.article-body > h2 {
  margin-top: 2.2em; padding-top: .9em; border-top: 1px solid var(--color-line);
  font-size: clamp(1.35rem, 2.4vw, 1.72rem);
}
.article-body > h2:first-child { margin-top: 0; padding-top: 0; border-top: 0; }
.article-body > h3 {
  margin-top: 1.9em; color: var(--color-primary); font-size: 1.08rem;
}
.article-body > h3 + p { margin-top: .5em; }
.article-body ul, .article-body ol { padding-left: 1.25em; margin: 1em 0; }
.article-body li { margin-bottom: .6em; }
.article-body li > strong:first-child { color: var(--color-primary-darker); }
.article-body p > strong { color: var(--color-primary-darker); }
.article-body a { text-decoration: underline; text-underline-offset: 2px; }
.article-body .btn { text-decoration: none; }

.article-body > p:first-of-type {
  font-size: 1.1rem; color: var(--color-text); line-height: 1.6;
}

.ledger-rows--compact {
  display: grid; grid-template-columns: repeat(2, 1fr);
  column-gap: 46px; border-top: 1px solid rgba(255,255,255,.2);
}
.ledger-row--compact { grid-template-columns: 46px minmax(0, 1fr); padding: 16px 0; }
.ledger-row--compact h3 { font-size: 1.02rem; }
.ledger-more { margin: 30px 0 0; }

.faq-intro { color: var(--color-muted); margin: 0 0 34px; }
.faq-group + .faq-group { margin-top: 52px; }
.faq-group__h {
  font-size: clamp(1.2rem, 2.2vw, 1.45rem); margin: 0 0 4px;
  padding-bottom: 12px; border-bottom: 2px solid var(--color-accent);
}
.faq-accordion summary h3 {
  display: inline; font-size: 1.05rem; margin: 0; line-height: 1.35;
  font-family: var(--font-heading); font-weight: 700;
  color: var(--color-primary-darker);
}
.faq-accordion summary:hover h3 { color: var(--color-primary); }
.faq-a p + p { margin-top: .9em; }

/* figures — the $2B / 4,000 stat pair. One size everywhere: these are the
   headline proof points, so they read large on every page that shows them. */
.figures { display: grid; gap: 30px; margin-top: 34px; }
.figures--row { display: flex; flex-wrap: wrap; gap: 30px 56px; }
.figure__n {
  display: block; font-family: var(--font-heading); font-weight: 700;
  font-size: clamp(2.4rem, 5.2vw, 3.4rem); letter-spacing: -.035em;
  line-height: .95; color: var(--color-primary);
}
.figure__l {
  display: block; margin-top: 10px; font-family: var(--font-heading);
  font-weight: 600; font-size: .95rem; color: var(--color-primary-darker);
  max-width: 22ch;
}

/* lead-magnet band --------------------------------------------------- */
.guide-band { background: var(--color-primary); color: #eaf1f3; }
.guide-band h2 { color: #fff; font-size: clamp(1.3rem, 2.6vw, 1.75rem); }
.guide-band p { color: #b9cbd1; }
.guide-band .eyebrow { color: #9fd3e0; }
.guide-band .eyebrow::before { background: var(--color-accent-light); }
.guide-band .form__note { color: #8fa9b2; font-size: .85rem; }
.lead-magnet { align-items: center; }
.lead-magnet__card {
  display: inline-block; background: #fff; border-radius: var(--radius);
  padding: 14px 18px; box-shadow: 0 20px 44px -20px rgba(0,0,0,.55);
}
/* The mockup is a transparent PNG with a soft light shadow baked in, which
   reads as a grey smudge straight on the dark band — the card gives that
   shadow a surface to fall on. */
.lead-magnet img { max-width: 300px; display: block; }

/* testimonial slider --------------------------------------------------
   Without JS the track is a normal scroll-snap list; the arrows and dots
   only appear once .is-enhanced is set. */
.quote-slider { position: relative; }
.slider-track {
  display: grid; grid-auto-flow: column; grid-auto-columns: calc((100% - 56px) / 3);
  gap: 28px; overflow-x: auto; scroll-snap-type: x mandatory;
  scroll-behavior: smooth; padding: 4px 4px 18px; margin: 0 -4px;
  scrollbar-width: thin;
}
.slider-track > * { scroll-snap-align: start; margin: 0; height: 100%; }
/* Reviews vary from 280 to 1,400 characters. In the slider every card is
   the same height: first paragraph only, clamped, attribution pinned to
   the bottom. The full text lives on /testimonials/. */
.slider-track .quote { display: flex; flex-direction: column; }
.slider-track .quote p:not(.stars) {
  display: -webkit-box; -webkit-line-clamp: 9; -webkit-box-orient: vertical;
  overflow: hidden; margin: 0;
}
.slider-track .quote p.stars ~ p:not(.stars) ~ p:not(.stars) { display: none; }
.slider-track .quote__by { margin-top: auto; padding-top: 18px; }
.slider-track:focus-visible { outline: 2px solid var(--color-primary); outline-offset: 3px; }
.slider-btn {
  display: none; position: absolute; top: 50%; transform: translateY(-50%); z-index: 2;
  width: 46px; height: 46px; border-radius: 50%; cursor: pointer;
  background: #fff; border: 1px solid var(--color-line); box-shadow: var(--shadow-lg);
  color: var(--color-primary); font-size: 1.5rem; line-height: 1;
}
.is-enhanced .slider-btn { display: block; }
.slider-btn:hover:not(:disabled) { background: var(--color-primary); color: #fff; border-color: var(--color-primary); }
.slider-btn:disabled { opacity: .3; cursor: default; }
.slider-btn--prev { left: -18px; }
.slider-btn--next { right: -18px; }
.slider-dots { display: none; justify-content: center; gap: 9px; margin-top: 10px; }
.is-enhanced .slider-dots { display: flex; }
.slider-dot {
  width: 9px; height: 9px; padding: 0; border-radius: 50%; cursor: pointer;
  background: var(--color-line); border: 0; transition: background .15s, transform .15s;
}
.slider-dot.is-active { background: var(--color-accent); transform: scale(1.3); }

/* split hero (half image, half copy) ---------------------------------- */
.hero--split { padding: 0; overflow: hidden; }
.hero--split .container { max-width: none; padding: 0; }
.hero-grid { display: grid; grid-template-columns: 1fr 1fr; align-items: stretch; min-height: 520px; }
.hero-grid__copy {
  display: flex; flex-direction: column; justify-content: center;
  padding: 74px clamp(26px, 4vw, 60px) 74px;
  margin-left: auto; max-width: calc(var(--container) / 2);
}
.hero--split.hero--compact { padding: 0; }
.hero--compact .hero-grid { min-height: 390px; }
.hero--compact .hero-grid__copy { padding-top: 54px; padding-bottom: 54px; }
.hero-grid__media { position: relative; min-height: 340px; }
.hero-grid__media img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}

/* media split (image + copy) ------------------------------------------ */
.media-split { display: grid; grid-template-columns: 1fr 1fr; gap: 54px; align-items: center; }
.media-split--flip .media-split__media { order: 2; }
.media-split__img {
  display: block; width: 100%; height: 100%; max-height: 430px;
  object-fit: cover; border-radius: var(--radius); box-shadow: var(--shadow-lg);
}
.media-split__body > * + * { margin-top: 1em; }
.media-split__img + h3 { margin-top: 26px; }

/* pull quote ----------------------------------------------------------- */
.pullquote {
  margin: 44px auto 0; max-width: 34ch; text-align: center;
  font-family: var(--font-heading); font-weight: 700; line-height: 1.24;
  font-size: clamp(1.3rem, 2.7vw, 1.95rem); letter-spacing: -.02em;
  color: var(--color-primary); padding-top: 30px;
  border-top: 3px solid var(--color-accent);
}

/* chip list (short scannable items) ------------------------------------ */

/* card icons ----------------------------------------------------------- */
.card__svg { display: block; width: 42px; height: 42px; margin-bottom: 14px; color: var(--color-primary); }
.card__svg--accent { color: var(--color-accent); }

/* responsive --------------------------------------------------------- */
@media (max-width: 900px) {
  .slider-track { grid-auto-columns: calc((100% - 28px) / 2); }
  .slider-btn { display: none !important; }
  .hero-grid { grid-template-columns: 1fr; min-height: 0; }
  .hero-grid__copy { max-width: none; margin: 0; padding: 52px 22px 46px; }
  .hero-grid__media { order: -1; min-height: 240px; height: 240px; }
  .media-split { grid-template-columns: 1fr; gap: 28px; }
  .media-split--flip .media-split__media { order: 0; }
  .media-split__img { max-height: 280px; }
  .nav-toggle { display: block; }
  .site-nav {
    display: none; position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    background: #fff; padding: 8px 12px 18px;
    border-top: 1px solid var(--color-line); box-shadow: var(--shadow-lg);
    max-height: calc(100vh - 76px); overflow-y: auto;
  }
  .site-nav.is-open { display: flex; }
  .nav-top { padding: 12px 10px; font-size: 1rem; }
  .subnav {
    display: none; position: static; box-shadow: none; border: 0;
    background: transparent; padding: 0 0 8px 14px; min-width: 0;
  }
  .has-sub:hover .subnav { display: none; }
  .has-sub.is-open .subnav { display: block; }
  .subnav a { color: var(--color-muted); padding: 8px 10px; }
  .subnav a:hover { background: var(--color-light); color: var(--color-primary); }
  .grid--3, .grid--4, .post-list, .download-grid { grid-template-columns: repeat(2, 1fr); }
  .quotes { columns: 2; }
  .grid--lead { grid-template-columns: 1fr; gap: 24px; }
  .ledger-head { grid-template-columns: 1fr; align-items: start; }
  .ledger-row { grid-template-columns: 46px minmax(0, 1fr); row-gap: 6px; }
  .ledger-rows--compact { grid-template-columns: 1fr; }
  .ledger-row p { grid-column: 2; }
  .router-in { grid-template-columns: 1fr; }
  .router-card { border-left: 0; border-top: 1px solid rgba(255,255,255,.14); }
  .router-card:first-child { border-top: 0; }
  .mkt-grid { grid-template-columns: 1fr; }
  .site-footer__main { grid-template-columns: repeat(2, 1fr); }
  .hero { padding: 68px 0 60px; }
  .section { padding: 54px 0; }
}
@media (max-width: 600px) {
  body { font-size: 16px; }
  .grid--2, .grid--3, .grid--4, .post-list, .download-grid { grid-template-columns: 1fr; }
  .quotes { columns: 1; }
  .site-footer__main { grid-template-columns: 1fr; }
  .site-header__logo-img { width: 190px; }
  .hero__actions .btn { width: 100%; text-align: center; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  * { animation-duration: .01ms !important; transition-duration: .01ms !important; }
}

/* router strip ------------------------------------------------------- */
.router { background: var(--color-primary); }
.router-in { max-width: var(--container); margin: 0 auto; display: grid; grid-template-columns: repeat(3, 1fr); }
.router-card {
  display: block; text-decoration: none; color: #dfe8eb; padding: 38px 30px 34px;
  border-left: 1px solid rgba(255,255,255,.14); transition: background .2s ease;
}
.router-card:first-child { border-left: 0; }
.router-card:hover { background: var(--color-primary-dark); color: #dfe8eb; }
.router-card__kicker {
  font-family: var(--font-heading); font-size: .72rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase; color: #9fd3e0;
}
.router-card h2 { color: #fff; font-size: 1.32rem; margin: 12px 0 10px; }
.router-card p { font-size: .95rem; color: #b9cbd1; margin-bottom: 1em; }
.router-card__link { font-family: var(--font-heading); font-weight: 600; font-size: .9rem; color: #9fd3e0; }

/* coverage ----------------------------------------------------------- */
.mkt-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 26px; margin-top: 36px; }
.mkt {
  background: #fff; border: 1px solid var(--color-line); border-radius: var(--radius);
  padding: 28px 30px 24px; box-shadow: var(--shadow);
}
.mkt h3 { margin-bottom: .6em; }
ul.lnk { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--color-line); }
ul.lnk li { border-bottom: 1px solid var(--color-line); }
ul.lnk a {
  display: block; padding: 11px 0; text-decoration: none; color: var(--color-primary);
  font-family: var(--font-heading); font-weight: 600; font-size: .94rem;
  transition: color .16s, padding-left .16s;
}
ul.lnk a:hover { color: var(--color-accent); padding-left: 6px; }

/* lead grid (heading left, copy right) ------------------------------- */
.grid--lead { grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); gap: 40px; align-items: start; }
.lede-copy { font-size: 1.12rem; color: var(--color-text); }

/* figures ------------------------------------------------------------ */

/* ledger — the seven principles -------------------------------------- */
.ledger { background: var(--color-primary); color: #eaf1f3; padding: 76px 0; }
.ledger h2 { color: #fff; }
.eyebrow--dark { color: #9fd3e0; }
.ledger-head {
  display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr);
  gap: 32px; align-items: end; padding-bottom: 12px;
}
.ledger-note {
  color: #b9cbd1; border-left: 2px solid var(--color-accent);
  padding-left: 20px; margin: 0; font-size: 1.02rem;
}
.ledger-rows { list-style: none; margin: 30px 0 0; padding: 0; border-top: 1px solid rgba(255,255,255,.2); }
.ledger-row {
  display: grid; grid-template-columns: 64px minmax(0, 1fr) minmax(0, 1.35fr);
  gap: 26px; align-items: baseline; padding: 22px 0;
  border-bottom: 1px solid rgba(255,255,255,.2); transition: background .18s ease;
}
.ledger-row:hover { background: rgba(255,255,255,.05); }
.ledger-num {
  font-family: var(--font-heading); font-weight: 700; font-size: .82rem;
  letter-spacing: .1em; color: var(--color-accent-light);
}
.ledger-row h3 { color: #fff; margin: 0; font-size: 1.12rem; }
.ledger-row p { color: #b9cbd1; margin: 0; font-size: .98rem; }

/* closing statement -------------------------------------------------- */
.statement { background: var(--color-light); padding: 72px 0; border-top: 1px solid var(--color-line); }
.statement__lead {
  font-family: var(--font-heading); font-weight: 700;
  font-size: clamp(1.5rem, 3.4vw, 2.3rem); letter-spacing: -.02em;
  color: var(--color-primary-darker); margin: 10px 0 14px; line-height: 1.2;
}
.statement__sub { color: var(--color-muted); margin: 0; }
.statement .eyebrow { justify-content: center; }

/* statewide note ----------------------------------------------------- */
.statewide {
  margin-top: 26px; padding: 20px 26px; background: #fff;
  border: 1px solid var(--color-line); border-radius: var(--radius);
}
.statewide p { margin: 0; font-size: .95rem; color: var(--color-muted); }
.statewide b { color: var(--color-primary-darker); font-family: var(--font-heading); font-size: .85rem; letter-spacing: .04em; text-transform: uppercase; }

/* homepage FAQ ------------------------------------------------------- */
.faq { margin-top: 34px; border-top: 1px solid var(--color-line); }
.faq h2 {
  font-size: 1.12rem; margin: 0; padding: 24px 0 8px;
  border-top: 1px solid var(--color-line); color: var(--color-primary-darker);
}
.faq > h2:first-child { border-top: 0; padding-top: 8px; }
.faq p { color: var(--color-muted); margin: 0 0 20px; font-size: .98rem; }
.faq-more { margin-top: 32px; }

/* testimonials -------------------------------------------------------
   Column flow, not a grid: these quotes range from one sentence to three
   paragraphs, and a rigid grid leaves huge dead space in the short cells.
   break-inside keeps each quote whole. */
.quotes { columns: 3; column-gap: 26px; margin-top: 36px; }
.quote {
  break-inside: avoid; -webkit-column-break-inside: avoid;
  background: #fff; border: 1px solid var(--color-line);
  border-top: 3px solid var(--color-accent); border-radius: var(--radius);
  padding: 26px 28px 24px; margin: 0 0 26px; box-shadow: var(--shadow);
}
.quote p.stars {
  color: var(--color-accent); font-size: .92rem; letter-spacing: .18em;
  margin: 0 0 12px; line-height: 1;
}
.quote p { font-size: .96rem; color: var(--color-text); margin-bottom: .9em; }
.quote p:last-of-type { margin-bottom: 1.1em; }

.quote__by {
  font-family: var(--font-heading); font-weight: 600; font-size: .85rem;
  letter-spacing: .04em; text-transform: uppercase; color: var(--color-primary);
  padding-top: 14px; border-top: 1px solid var(--color-line);
}
.quote__by span {
  display: block; margin-top: 4px; font-size: .78rem; font-weight: 400;
  letter-spacing: .02em; text-transform: none; color: var(--color-gray);
}

/* post byline in hero ------------------------------------------------ */
.post-meta--hero { color: #dfe8eb; margin: 0; font-size: .95rem; }
.article-body > * + * { margin-top: 1em; }

@media (max-width: 620px) {
  .slider-track { grid-auto-columns: 86%; gap: 16px; }
}

/* teal statement section ---------------------------------------------- */
.section--teal { background: var(--color-primary); color: #fff; }
.section--teal h2, .section--teal .section__title { color: #fff; }
.section--teal .section__intro { color: #e3eef1; font-size: 1.12rem; max-width: 62ch; margin-left: auto; margin-right: auto; }

/* transition process --------------------------------------------------- */
.transition {
  margin-top: 48px; padding: 42px clamp(22px, 4vw, 50px);
  background: var(--color-light); border: 1px solid var(--color-line); border-radius: var(--radius);
}
.transition__head { display: grid; grid-template-columns: 1fr 1.15fr; gap: 20px 44px; align-items: end; margin-bottom: 32px; }
.transition__head .eyebrow { margin-bottom: 8px; }
.transition__head h3 { margin: 0; font-size: clamp(1.3rem, 2.4vw, 1.7rem); line-height: 1.25; color: var(--color-primary-darker); }
.transition__head p { margin: 0; color: var(--color-muted); }
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.step {
  background: #fff; border: 1px solid var(--color-line); border-top: 3px solid var(--color-primary);
  border-radius: var(--radius); padding: 22px 20px 20px; box-shadow: var(--shadow);
}
.step__n { display: block; font-family: var(--font-heading); font-weight: 700; font-size: .78rem; letter-spacing: .14em; color: var(--color-accent); }
.step h4 { margin: 8px 0 14px; font-size: 1.02rem; line-height: 1.3; color: var(--color-primary-darker); }
.transition__foot {
  display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 20px 32px;
  margin-top: 32px; padding-top: 28px; border-top: 1px solid var(--color-line);
}
.transition__foot p { margin: 0; font-family: var(--font-heading); font-weight: 700; font-size: clamp(1.05rem, 2vw, 1.25rem); color: var(--color-primary); }
@media (max-width: 900px) {
  .transition__head { grid-template-columns: 1fr; }
  .steps { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 620px) {
  .steps { grid-template-columns: 1fr; }
  .transition__foot { flex-direction: column; align-items: flex-start; }
}

/* button spacing -------------------------------------------------------
   A button that follows body copy always gets breathing room, whatever
   the container does to paragraph margins. */
* + p:has(> .btn), * + p:has(> .card__link) { margin-top: 28px; }
.figures--center { justify-content: center; text-align: center; margin-top: 38px; }
.section__sub {
  margin: -4px auto 34px; max-width: 40ch;
  font-family: var(--font-heading); font-weight: 600; letter-spacing: -.01em;
  font-size: clamp(1.05rem, 2vw, 1.3rem); color: var(--color-accent);
}
.mkt .chiplist { margin-top: 4px; }

/* The earlier 900px rule sits above the base .mkt-grid declaration, so the
   base rule wins; restate the stack after it. */
@media (max-width: 900px) { .mkt-grid { grid-template-columns: 1fr; } }

/* Mobile rules that sat above their base declarations and never applied;
   restated after them so the cascade lets them win. */
@media (max-width: 900px) {
  .quotes { columns: 2; }
  .grid--lead { grid-template-columns: 1fr; gap: 24px; }
  .ledger-head { grid-template-columns: 1fr; align-items: start; }
  .ledger-row { grid-template-columns: 46px minmax(0, 1fr); row-gap: 6px; }
  .router-in { grid-template-columns: 1fr; }
  .router-card { border-left: 0; border-top: 1px solid rgba(255,255,255,.14); }
}
@media (max-width: 600px) {
  .quotes { columns: 1; }
}

/* A button after a grid of cards needs more room than one after a paragraph. */
.post-list + p:has(> .btn), .grid + p:has(> .btn), .download-grid + p:has(> .btn),
.mkt-grid + p:has(> .btn), .quotes + p:has(> .btn) { margin-top: 48px; }

/* Lists: plain type with a check mark. Replaces the pill "chips", which
   read as clickable buttons. Place-name lists flow as dot-separated text. */
.chiplist {
  list-style: none; margin: 18px 0 0; padding: 0;
  display: grid; grid-template-columns: repeat(auto-fill, minmax(min(190px, 100%), 1fr)); gap: 9px 26px;
}
.chiplist li {
  position: relative; margin: 0; padding: 0 0 0 22px;
  background: none; border: 0; border-radius: 0;
  font-size: .95rem; line-height: 1.45; color: var(--color-text);
}
.chiplist li::before {
  content: ""; position: absolute; left: 2px; top: .42em; width: 10px; height: 5px;
  border-left: 2px solid var(--color-primary); border-bottom: 2px solid var(--color-primary);
  transform: rotate(-45deg);
}
.step .chiplist, .svc-grid .card .chiplist { grid-template-columns: 1fr; gap: 7px; }
.step .chiplist { margin: 0; }
.step .chiplist li, .svc-grid .card .chiplist li { font-size: .9rem; color: var(--color-muted); }
.chiplist--places { display: block; line-height: 1.8; }
/* Each town stays whole on one line; the separator trails the town before
   it, so a line never starts with a dot or splits a two-word name. */
.chiplist--places li { display: inline-block; padding: 0; white-space: nowrap; color: var(--color-muted); }
.chiplist--places li::before { display: none; }
.chiplist--places li:not(:last-child)::after {
  content: "\00B7"; margin: 0 .2em 0 .45em; color: var(--color-primary); font-weight: 700;
}
.chiplist--places li:not(:last-child) { margin-right: .25em; }
.quote p.stars--rec { letter-spacing: .08em; text-transform: uppercase; font-size: .7rem; font-weight: 700; }

/* Team approach inside the teal statement section */
.section--teal .section__intro + .section__intro { margin-top: 1em; }
.section--teal .section__intro strong { color: #fff; }
.team-list {
  display: flex; flex-wrap: wrap; justify-content: center; gap: 12px 32px;
  max-width: 880px; margin: 30px auto 32px;
}
.section--teal .team-list li { color: #fff; font-weight: 600; font-size: 1rem; }
.section--teal .team-list li::before { border-color: #fff; }
.team-statement {
  margin: 38px auto 0; padding-top: 30px; max-width: 30ch;
  border-top: 1px solid rgba(255,255,255,.35);
  font-family: var(--font-heading); font-weight: 700; text-transform: uppercase;
  letter-spacing: .04em; line-height: 1.3; font-size: clamp(1.1rem, 2.4vw, 1.5rem); color: #fff;
}

/* thank-you page */
.thank-you__actions { justify-content: center; margin-top: 30px; }
.btn--outline { background: transparent; color: var(--color-primary); border-color: var(--color-primary); }
.btn--outline:hover { background: var(--color-primary); color: #fff; }

/* platform form iframe (HOA guide download) */
.form-embed { display: block; border: 0; width: 100%; max-width: 560px; min-height: 460px; }