/* Smart Choice Houses — site.css
   Editorial look: charcoal ink, marigold accent, teal links, square corners, hard offset shadows.
   Serif body, heavy sans headings, monospace labels. No web fonts. */

:root {
  --ink: #1c1b19;
  --ink-2: #3b3934;
  --muted: #6a665d;
  --paper: #ffffff;
  --sand: #f2ede2;
  --line: #dcd5c6;
  --gold: #e8ab30;
  --gold-hi: #f1bb4a;
  --teal: #1e5d68;
  --teal-lt: #e2edef;
  --err: #b42318;
  --sans: "Helvetica Neue", "Arial Nova", "Segoe UI", Roboto, Arial, system-ui, sans-serif;
  --serif: Charter, "Bitstream Charter", "Sitka Text", Cambria, Georgia, serif;
  --mono: ui-monospace, "SF Mono", "Cascadia Mono", Menlo, Consolas, "Liberation Mono", monospace;
  --shadow: 6px 6px 0 var(--ink);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 1.0625rem/1.65 var(--serif); }
img { max-width: 100%; height: auto; display: block; }
[hidden] { display: none !important; }
a { color: var(--teal); text-underline-offset: 3px; }
a:hover { color: var(--ink); }
h1, h2, h3, h4 { font-family: var(--sans); font-weight: 800; letter-spacing: -0.025em; line-height: 1.08; margin: 0 0 .5em; color: var(--ink); }
p { margin: 0 0 1em; }
.wrap { width: 100%; max-width: 1180px; margin: 0 auto; padding: 0 20px; }
@media (min-width: 700px) { .wrap { padding: 0 32px; } }

.skip { position: absolute; left: -9999px; top: 0; z-index: 100; background: var(--gold); color: var(--ink); padding: 10px 14px; font: 700 .95rem/1 var(--sans); }
.skip:focus { left: 12px; top: 12px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
.label { display: block; font: 600 .75rem/1.3 var(--mono); letter-spacing: .12em; text-transform: uppercase; color: var(--muted); margin-bottom: 12px; }

:focus-visible { outline: 3px solid var(--teal); outline-offset: 2px; }

/* ---------- header ---------- */
.site-header { position: sticky; top: 0; z-index: 50; background: var(--paper); border-bottom: 2px solid var(--ink); }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 14px; min-height: 64px; }
.brand { display: inline-flex; align-items: center; gap: 10px; font: 800 1.08rem/1 var(--sans); letter-spacing: -0.02em; color: var(--ink); text-decoration: none; white-space: nowrap; }
.brand:hover { color: var(--ink); }
.brand svg { flex: none; }
.nav { display: flex; align-items: center; gap: 22px; }
.nav a { font: 600 .75rem/1 var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--ink); text-decoration: none; white-space: nowrap; }
.nav a:hover { color: var(--teal); }
.nav .nav-cta { background: var(--gold); border: 2px solid var(--ink); padding: 10px 12px; box-shadow: 3px 3px 0 var(--ink); }
.nav .nav-cta:hover { color: var(--ink); background: var(--gold-hi); }
@media (max-width: 759px) {
  .hide-sm { display: none; }
  .brand { font-size: .95rem; gap: 8px; }
  .nav { gap: 12px; }
  .nav .nav-cta { padding: 9px 9px; letter-spacing: .04em; }
}

/* ---------- buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; padding: 16px 22px; border: 2px solid var(--ink); border-radius: 2px; font: 700 1rem/1 var(--sans); text-decoration: none; cursor: pointer; transition: transform .08s, box-shadow .08s, background-color .15s; }
.btn-primary { background: var(--gold); color: var(--ink); box-shadow: 4px 4px 0 var(--ink); }
.btn-primary:hover { background: var(--gold-hi); color: var(--ink); }
.btn-primary:active { transform: translate(3px, 3px); box-shadow: 1px 1px 0 var(--ink); }
.btn-dark { background: var(--ink); color: #fff; box-shadow: 4px 4px 0 var(--paper); }
.btn-dark:hover { background: var(--ink-2); color: #fff; }
.btn-block { width: 100%; }
.spinner { display: none; width: 16px; height: 16px; border: 2px solid rgba(28, 27, 25, .3); border-top-color: var(--ink); border-radius: 50%; animation: spin .7s linear infinite; }
.btn[aria-busy="true"] { pointer-events: none; opacity: .85; }
.btn[aria-busy="true"] .spinner { display: inline-block; }
@keyframes spin { to { transform: rotate(360deg); } }

/* ---------- hero ---------- */
.hero { background: var(--sand); border-bottom: 2px solid var(--ink); }
.hero-photo { height: clamp(240px, 50vw, 560px); overflow: hidden; margin: 0; border-bottom: 2px solid var(--ink); background: #9fb0bd; }
.hero-photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 42%; }
.hero-grid { display: grid; gap: 32px; padding-bottom: 56px; }
.hero-copy { position: relative; margin-top: -56px; padding: 28px 22px 24px; background: var(--ink); color: #efe9dc; box-shadow: 8px 8px 0 var(--gold); }
.hero-copy .label { color: var(--gold); }
.hero-copy h1 { color: #fff; font-size: clamp(2.15rem, 5.2vw, 3.85rem); letter-spacing: -0.035em; }
.hero-copy h1 em { font-style: normal; color: var(--gold); }
.hero-copy .lede { font-size: 1.14rem; color: #e2dccf; margin-bottom: 0; }
.hero-list { list-style: none; margin: 24px 0 0; padding: 0; border-top: 1px solid rgba(255, 255, 255, .2); font-family: var(--sans); font-size: .96rem; }
.hero-list li { display: grid; grid-template-columns: 2.6em 1fr; gap: 8px; padding: 11px 0; border-bottom: 1px solid rgba(255, 255, 255, .2); }
.hero-list b { font: 700 .8rem/1.6 var(--mono); color: var(--gold); }
@media (min-width: 960px) {
  .hero-grid { grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); align-items: start; gap: 44px; padding-bottom: 80px; }
  .hero-copy { margin-top: -200px; padding: 44px 44px 36px; }
  .hero .card { margin-top: -140px; }
}

/* ---------- form card ---------- */
.card { position: relative; background: var(--paper); border: 2px solid var(--ink); box-shadow: var(--shadow); padding: 26px 20px; scroll-margin-top: 84px; }
@media (min-width: 700px) { .card { padding: 32px 30px; } }
.card h2 { font-size: 1.55rem; margin-bottom: .35em; }
.card .sub { font-size: 1rem; color: var(--muted); margin-bottom: 20px; }
.form-track-label { font: 600 .75rem/1 var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin: 0 0 8px; }
.form-track-label b { color: var(--ink); }
.form-track { display: grid; grid-template-columns: 1fr 1fr; gap: 4px; margin-bottom: 22px; }
.form-track span { height: 6px; background: var(--line); }
.form-track span:first-child, .form-track.on-2 span { background: var(--ink); }

.field { display: flex; flex-direction: column; min-width: 0; margin-bottom: 16px; }
label { font: 700 .88rem/1.3 var(--sans); margin-bottom: 6px; }
input[type="text"], input[type="email"], select, textarea {
  width: 100%; min-height: 50px; padding: 12px; appearance: none; -webkit-appearance: none;
  font: 400 1rem/1.4 var(--sans); color: var(--ink); background: #fff; border: 2px solid var(--ink); border-radius: 0;
}
select { padding-right: 38px; background-repeat: no-repeat; background-position: right 12px center; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='9' viewBox='0 0 14 9'%3E%3Cpath d='M1 1l6 6 6-6' stroke='%231c1b19' stroke-width='2' fill='none'/%3E%3C/svg%3E"); }
textarea { min-height: 120px; resize: vertical; }
::placeholder { color: #9a958a; }
.req { color: var(--err); }
.field-msg { display: none; margin-top: 6px; font: 600 .82rem/1.3 var(--sans); color: var(--err); }
.field.err input, .field.err select { border-color: var(--err); background: #fff6f5; }
.field.err .field-msg, .choices.err .field-msg { display: block; }
.row2 { display: grid; grid-template-columns: 1fr; gap: 0 14px; }
@media (min-width: 520px) { .row2 { grid-template-columns: 1fr 1fr; } }

.consent { display: grid; grid-template-columns: 22px 1fr; gap: 10px; align-items: start; margin: 4px 0 18px; padding: 12px; background: var(--sand); border: 2px solid transparent; font: 400 .88rem/1.45 var(--sans); color: var(--ink-2); cursor: pointer; }
.consent input { width: 20px; height: 20px; margin: 1px 0 0; accent-color: var(--ink); }
.consent.err { border-color: var(--err); background: #fff6f5; }
.form-step-intro { margin: 0 0 18px; padding: 10px 12px; background: var(--teal-lt); border-left: 4px solid var(--teal); font: .96rem/1.45 var(--sans); }
.form-step-back { display: block; margin-top: 4px; padding: 14px 0 0; background: none; border: 0; font: 600 .78rem/1 var(--mono); letter-spacing: .06em; text-transform: uppercase; color: var(--teal); cursor: pointer; }
.form-note { margin: 16px 0 0; font: .82rem/1.5 var(--sans); color: var(--muted); }
.form-status { display: none; font-family: var(--sans); }
.form-status.show { display: block; }
.form-status[data-tone="err"].show { margin-top: 14px; padding: 10px 12px; border: 2px solid var(--err); background: #fff6f5; color: var(--err); font-size: .9rem; font-weight: 600; }
.form-status h3 { font-size: 1.45rem; }
.form-status p { font-size: .98rem; color: var(--ink-2); }
.tick { display: grid; place-items: center; width: 50px; height: 50px; margin-bottom: 16px; background: var(--gold); border: 2px solid var(--ink); }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

/* ---------- facts strip ---------- */
.facts { background: var(--paper); border-bottom: 2px solid var(--ink); }
.facts ul { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: 1fr 1fr; }
.facts li { padding: 22px 14px 22px 0; border-bottom: 1px solid var(--line); }
.facts li:nth-child(even) { padding-left: 14px; border-left: 1px solid var(--line); }
.facts li:nth-last-child(-n+2) { border-bottom: 0; }
.facts strong { display: block; margin-bottom: 6px; font: 800 clamp(1.5rem, 3.2vw, 2.3rem)/1 var(--sans); letter-spacing: -0.03em; }
.facts span { display: block; font: .88rem/1.4 var(--sans); color: var(--muted); }
@media (min-width: 900px) {
  .facts ul { grid-template-columns: repeat(4, 1fr); }
  .facts li, .facts li:nth-child(even) { padding: 32px 24px; border-bottom: 0; border-left: 1px solid var(--line); }
  .facts li:first-child { padding-left: 0; border-left: 0; }
}

/* ---------- sections ---------- */
.section { padding: 72px 0; }
@media (min-width: 960px) { .section { padding: 104px 0; } }
.section-sand { background: var(--sand); border-top: 2px solid var(--ink); border-bottom: 2px solid var(--ink); }
.section-sand + .section-sand, .facts + .section-sand { border-top: 0; }
.section-head { max-width: 740px; margin-bottom: 44px; }
.section-head h2 { font-size: clamp(1.9rem, 4vw, 3rem); }
.section-head p { font-size: 1.12rem; color: var(--ink-2); margin: 0; }

/* steps */
.steps { display: grid; gap: 64px; }
.step { display: grid; gap: 22px; align-items: center; }
.step-num { display: block; margin-bottom: 14px; font: 800 clamp(3.6rem, 9vw, 6.2rem)/.8 var(--sans); letter-spacing: -0.05em; color: var(--gold); -webkit-text-stroke: 2px var(--ink); }
.step h3 { font-size: clamp(1.45rem, 2.6vw, 1.95rem); }
.step p { color: var(--ink-2); }
.step p:last-child { margin-bottom: 0; }
.step figure { margin: 0; border: 2px solid var(--ink); background: var(--line); }
.step figure img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
@media (min-width: 860px) {
  .step { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 64px; }
  .step:nth-child(even) > :last-child { order: -1; }
}

.inbox { background: #fff; border: 2px solid var(--ink); box-shadow: var(--shadow); font-family: var(--sans); }
.inbox-top { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 6px 12px; padding: 12px 16px; background: var(--ink); color: #fff; font: 600 .7rem/1.3 var(--mono); letter-spacing: .1em; text-transform: uppercase; }
.inbox-top span:last-child { color: var(--gold); }
.inbox-body { padding: 20px 18px 8px; }
.inbox-body h4 { font-size: 1.12rem; letter-spacing: -0.01em; }
.inbox-body ul { list-style: none; margin: 0; padding: 0; }
.inbox-body li { display: grid; grid-template-columns: 30px 1fr; gap: 8px; padding: 11px 0; border-top: 1px solid var(--line); font-size: .94rem; line-height: 1.45; }
.inbox-body li b { font: 700 .8rem/1.8 var(--mono); color: var(--teal); }

/* what automated estimates miss */
.miss-grid { display: grid; gap: 40px; }
.miss-photo { margin: 0; border: 2px solid var(--ink); box-shadow: 10px 10px 0 var(--teal); background: var(--line); }
.miss-photo img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
@media (min-width: 960px) {
  .miss-grid { grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); gap: 64px; align-items: start; }
  .miss-photo { position: sticky; top: 96px; }
  .miss-photo img { aspect-ratio: 4 / 5; }
}
.misses { list-style: none; margin: 0; padding: 0; border-top: 2px solid var(--ink); }
.misses li { padding: 20px 0; border-bottom: 1px solid var(--line); }
.misses h3 { font-size: 1.2rem; letter-spacing: -0.015em; margin-bottom: 10px; }
.misses dl { display: grid; gap: 6px; margin: 0; font: .95rem/1.5 var(--sans); }
.misses dl div { display: grid; grid-template-columns: 5.6em 1fr; gap: 10px; }
.misses dt { font: 700 .7rem/2.1 var(--mono); letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.misses dt.agent { color: var(--teal); }
.misses dd { margin: 0; color: var(--ink-2); }

/* gallery */
.gallery { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
@media (min-width: 900px) { .gallery { grid-template-columns: repeat(4, 1fr); gap: 20px; } }
.gallery figure { margin: 0; }
.gallery img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border: 2px solid var(--ink); background: var(--line); }
.gallery figcaption { padding-top: 10px; font: 600 .72rem/1.35 var(--mono); letter-spacing: .08em; text-transform: uppercase; color: var(--ink-2); }

/* monthly update band */
.band { position: relative; overflow: hidden; background: var(--ink); color: #fff; border-bottom: 2px solid var(--ink); }
.band-bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.band .wrap { position: relative; padding-block: 72px; }
@media (min-width: 960px) { .band .wrap { padding-block: 120px; } }
.band-panel { max-width: 560px; padding: 28px 24px; background: rgba(28, 27, 25, .88); border-left: 6px solid var(--gold); }
@media (min-width: 700px) { .band-panel { padding: 36px 36px; } }
.band .label { color: var(--gold); }
.band h2 { color: #fff; font-size: clamp(1.8rem, 4vw, 2.7rem); }
.band p { color: #e6e0d3; }
.band ul { margin: 0; padding: 0 0 0 1.1em; font: .96rem/1.6 var(--sans); color: #e6e0d3; }

/* faq */
.faq { display: grid; gap: 0 56px; }
@media (min-width: 900px) { .faq { grid-template-columns: 1fr 1fr; } }
.faq details { padding: 18px 0; border-top: 2px solid var(--ink); }
.faq summary { display: flex; justify-content: space-between; gap: 16px; cursor: pointer; list-style: none; font: 700 1.06rem/1.35 var(--sans); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; flex: none; font: 700 1.3rem/1 var(--mono); color: var(--teal); }
.faq details[open] summary::after { content: "\2212"; }
.faq details p { margin: 12px 0 0; color: var(--ink-2); }

/* closing call to action */
.cta { background: var(--gold); border-top: 2px solid var(--ink); }
.cta .wrap { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 22px; padding-block: 52px; }
.cta h2 { max-width: 720px; margin: 0; font-size: clamp(1.6rem, 3.6vw, 2.4rem); }

/* ---------- footer ---------- */
.site-footer { background: var(--ink); color: #cfc8b9; font: .92rem/1.6 var(--sans); }
.site-footer .wrap { padding-block: 56px 28px; }
.footer-grid { display: grid; gap: 32px; }
@media (min-width: 860px) { .footer-grid { grid-template-columns: 1.7fr 1fr 1fr; } }
.site-footer .brand { color: #fff; }
.footer-blurb { max-width: 470px; margin: 16px 0 12px; }
.site-footer address { font-style: normal; }
.site-footer h4 { margin-bottom: 14px; font: 600 .72rem/1 var(--mono); letter-spacing: .12em; text-transform: uppercase; color: var(--gold); }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: 8px; }
.site-footer a { color: #fff; text-decoration: none; }
.site-footer a:hover { color: var(--gold); text-decoration: underline; }
.footer-legal { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px 24px; margin-top: 44px; padding-top: 20px; border-top: 1px solid rgba(255, 255, 255, .18); font-size: .85rem; }
.footer-legal p { margin: 0; }
.footer-legal.flat { margin-top: 0; padding-top: 0; border-top: 0; }

/* ---------- legal pages ---------- */
.legal { padding: 48px 0 88px; }
.doc { max-width: 760px; }
.doc h1 { font-size: clamp(2.1rem, 5vw, 3.2rem); padding-bottom: 16px; margin-bottom: 22px; border-bottom: 2px solid var(--ink); }
.doc h2 { font-size: 1.45rem; margin-top: 2.2em; }
.doc h3 { font-size: 1.12rem; margin-top: 1.7em; }
.doc ol, .doc ul { margin: 0 0 1em; padding-left: 1.3em; }
.doc li { margin-bottom: .45em; }
.doc li ul { margin-top: .45em; }
.updated { margin-bottom: 14px; font: 600 .74rem/1.3 var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }
.lede { font-size: 1.18rem; color: var(--ink-2); }
.table-wrap { overflow-x: auto; margin: 0 0 1em; border: 2px solid var(--ink); }
.table-wrap table { width: 100%; min-width: 620px; border-collapse: collapse; font: .9rem/1.45 var(--sans); }
.table-wrap th, .table-wrap td { padding: 10px 12px; text-align: left; vertical-align: top; border-bottom: 1px solid var(--line); }
.table-wrap th { background: var(--ink); color: #fff; }
.notice { margin: 0 0 1.4em; padding: 14px 16px; background: var(--teal-lt); border-left: 5px solid var(--teal); font: .95rem/1.55 var(--sans); }
.doc .card { margin: 30px 0 10px; }
.doc .card h2 { margin-top: 0; }
.choices { margin: 0 0 20px; padding: 0; border: 0; min-width: 0; }
.choice { display: grid; grid-template-columns: 22px 1fr; gap: 10px; margin: 0; padding: 12px 0; border-bottom: 1px solid var(--line); font: 600 .95rem/1.4 var(--sans); cursor: pointer; }
.choice input { width: 20px; height: 20px; margin: 1px 0 0; accent-color: var(--ink); }
.choice small { display: block; margin-top: 2px; font-size: .85rem; font-weight: 400; color: var(--muted); }