/* James Wangelin Real Estate: shared site stylesheet. Linked by every page. */
body{margin:0;background:#ffffff;color:#181715;font-family:'Hanken Grotesk',system-ui,-apple-system,'Segoe UI',sans-serif;-webkit-font-smoothing:antialiased}
*{box-sizing:border-box}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4,p,ul,ol,dl,dd,figure{margin:0}
.serif{font-family:'Newsreader',Georgia,'Times New Roman',serif}

/* Type */
.eyebrow{font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:#85651F}
.h1{font-family:'Newsreader',Georgia,serif;font-weight:500;font-size:clamp(38px,5vw,64px);line-height:1.05;letter-spacing:-.02em;margin-top:16px;text-wrap:balance}
.h2{font-family:'Newsreader',Georgia,serif;font-weight:500;font-size:clamp(32px,4vw,52px);line-height:1.08;letter-spacing:-.015em;margin-top:14px;text-wrap:balance}
.h3{font-family:'Newsreader',Georgia,serif;font-weight:500;font-size:26px;line-height:1.2;letter-spacing:-.01em}
.lead{font-size:18px;line-height:1.65;color:#4A4741;text-wrap:pretty}
.muted{color:#6B665D}
.small{font-size:14px;line-height:1.6;color:#6B665D}

/* Layout */
.sec{padding:clamp(60px,8vw,108px) clamp(20px,4vw,40px)}
.sec-sm{padding:clamp(44px,6vw,72px) clamp(20px,4vw,40px)}
.sec-tint{background:#FAF8F3;border-top:1px solid #E6E2D9;border-bottom:1px solid #E6E2D9}
.sec-dark{background:#181715;color:#ffffff}
.wrap{max-width:1240px;margin:0 auto}
.wrap-n{max-width:820px;margin:0 auto}
.g2,.g3,.g4{display:grid;gap:28px}
.g2{grid-template-columns:repeat(auto-fit,minmax(min(420px,100%),1fr))}
.g3{grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr))}
.g4{grid-template-columns:repeat(auto-fit,minmax(min(240px,100%),1fr))}
.gap40{gap:40px}
.split{display:flex;flex-wrap:wrap;gap:clamp(36px,6vw,88px);align-items:flex-start}
.split>.a{flex:1 1 320px;max-width:440px}
.split>.b{flex:999 1 520px;min-width:0}
.split-even{display:flex;flex-wrap:wrap;gap:clamp(36px,6vw,88px);align-items:center}
.split-even>*{flex:1 1 380px;min-width:0}
.mt8{margin-top:8px}.mt16{margin-top:16px}.mt24{margin-top:24px}.mt32{margin-top:32px}.mt48{margin-top:48px}
.row{display:flex;flex-wrap:wrap;gap:12px 16px;align-items:center}

/* Interior page hero and breadcrumbs */
.page-hero{background:#FAF8F3;border-bottom:1px solid #E6E2D9;padding:clamp(36px,5vw,64px) clamp(20px,4vw,40px) clamp(44px,6vw,80px)}
.page-hero .lead{margin-top:24px;max-width:720px}
.crumbs{display:flex;flex-wrap:wrap;gap:6px 10px;font-size:13px;color:#6B665D;list-style:none;padding:0;margin:0 0 28px}
.crumbs li+li::before{content:"/";margin-right:10px;color:#BDB4A0}
.crumbs a{color:#4A4741;border-bottom:1px solid transparent}
.crumbs a:hover{color:#85651F;border-color:#B08D3E}

/* Buttons and links */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 26px;font-size:13px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;border:1px solid #181715;cursor:pointer;font-family:inherit;transition:background .2s,color .2s,border-color .2s;text-align:center}
.btn-dark{background:#181715;color:#ffffff}
.btn-dark:hover{background:#85651F;border-color:#85651F}
.btn-gold{background:#C6A55C;border-color:#C6A55C;color:#181715}
.btn-gold:hover{background:#D6B976;border-color:#D6B976}
.btn-line{background:transparent;color:#181715}
.btn-line:hover{background:#181715;color:#ffffff}
.btn-block{width:100%}
.tlink{display:inline-flex;align-items:center;gap:10px;font-size:13px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;color:#181715;padding-bottom:6px;border-bottom:1px solid #B08D3E;transition:color .2s,gap .2s}
.tlink:hover{color:#85651F;gap:14px}
.ilink{color:#181715;border-bottom:1px solid #B08D3E;transition:color .15s}
.ilink:hover{color:#85651F}
.badge{display:inline-block;font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:#6B665D;border:1px solid #BDB4A0;padding:5px 10px;line-height:1.2}
.badge-gold{color:#2B2926;border-color:#B08D3E}

/* Cards, items, steps */
.card{background:#ffffff;border:1px solid #E6E2D9;transition:border-color .25s,box-shadow .25s,transform .25s}
a.card:hover{border-color:#B08D3E;box-shadow:0 18px 40px rgba(24,23,21,.08);transform:translateY(-3px)}
.card-pad{padding:clamp(24px,3vw,36px)}
.card-top{border-top:3px solid #B08D3E}
.item{border-top:1px solid #C6A55C;padding-top:20px}
.item .t{font-family:'Newsreader',Georgia,serif;font-size:24px;font-weight:500;line-height:1.2}
.item .d{margin-top:10px;font-size:16px;line-height:1.65;color:#4A4741}
.sec-dark .item{border-top-color:rgba(255,255,255,.22)}
.sec-dark .item .t{font-size:22px}
.sec-dark .item .d{font-size:15px;line-height:1.6;color:#CFC9BC;margin-top:8px}
.step{display:flex;gap:18px;padding:22px 0;border-top:1px solid #DDD6C6}
.step .n{font-family:'Newsreader',Georgia,serif;font-size:22px;color:#85651F;min-width:30px}
.step .t{font-size:17px;font-weight:600}
.step .d{margin-top:4px;font-size:15px;line-height:1.55;color:#4A4741}
.rows>div{padding:18px 0;border-bottom:1px solid #E6E2D9}
.rows>div:last-child{border-bottom:0;padding-bottom:4px}
.rows .t{font-family:'Newsreader',Georgia,serif;font-size:22px;font-weight:500}
.rows .d{margin-top:4px;font-size:15px;line-height:1.55;color:#4A4741}
.checks{list-style:none;padding:0;display:grid;gap:12px}
.checks li{position:relative;padding-left:28px;font-size:16px;line-height:1.55;color:#2B2926}
.checks li::before{content:"";position:absolute;left:0;top:.55em;width:14px;height:1px;background:#B08D3E}
.sec-dark .checks li{color:#E9E5DA}

/* Photo placeholder */
.ph{position:relative;display:flex;align-items:center;justify-content:center;background:#EFEBE2;border:1px dashed #BDB4A0;text-align:center;overflow:hidden}
.ph-label{padding:20px;font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:#6B665D;line-height:1.7}
.ph-label strong{display:block;font-weight:600;color:#3A3732;letter-spacing:.06em}

/* Administrator-facing note (subtle) */
.note{border:1px dashed #BDB4A0;background:#FCFBF8;padding:14px 16px;font-size:14px;line-height:1.55;color:#6B665D}

/* Prose (articles, legal, long text) */
.prose{max-width:720px}
.prose h2{font-family:'Newsreader',Georgia,serif;font-size:32px;font-weight:500;line-height:1.15;letter-spacing:-.01em;margin-top:44px}
.prose h2:first-child{margin-top:0}
.prose h3{font-family:'Newsreader',Georgia,serif;font-size:24px;font-weight:500;margin-top:32px}
.prose p{margin-top:18px;font-size:18px;line-height:1.75;color:#2B2926}
.prose ul,.prose ol{margin:18px 0 0;padding-left:22px;display:grid;gap:10px;font-size:17px;line-height:1.65;color:#2B2926}
.meta{display:flex;flex-wrap:wrap;gap:6px 24px;font-size:14px}
.meta dt{color:#6B665D}
.meta dd{color:#2B2926}
.meta>div{display:flex;gap:8px}

/* FAQ accordion */
.faq details{border-top:1px solid #E6E2D9}
.faq details:last-child{border-bottom:1px solid #E6E2D9}
.faq summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:68px;padding:16px 0;cursor:pointer;font-family:'Newsreader',Georgia,serif;font-size:22px;font-weight:500;line-height:1.25}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:'Hanken Grotesk',sans-serif;font-size:24px;font-weight:400;color:#85651F;flex-shrink:0}
.faq details[open] summary::after{content:"\2212"}
.faq details p{padding:0 40px 24px 0;font-size:17px;line-height:1.7;color:#4A4741;max-width:760px}

/* Forms */
.field{margin:0}
.field label,.field legend{display:block;font-size:13px;font-weight:600;margin-bottom:6px;color:#2B2926;padding:0}
.field input[type="text"],.field input[type="email"],.field input[type="tel"],.field input[type="number"],.field select,.field textarea{width:100%;min-height:50px;padding:0 14px;border:1px solid #CFC8B8;border-radius:0;font:inherit;font-size:16px;background:#ffffff;color:#181715}
.field textarea{padding:12px 14px;min-height:110px;resize:vertical;line-height:1.5}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid #B08D3E;outline-offset:1px}
.field .hint{margin-top:6px;font-size:13px;line-height:1.5;color:#6B665D}
.field .err{margin-top:6px;font-size:13px;line-height:1.5;color:#8A2A1B;font-weight:600}
.field input.bad,.field select.bad,.field textarea.bad{border-color:#8A2A1B}
.field fieldset{border:0;margin:0;padding:0;min-width:0}
.opt{position:relative;display:block;margin:0}
.opt input{position:absolute;inset:0;width:100%;height:100%;margin:0;opacity:0;cursor:pointer}
.opt span{display:flex;align-items:center;justify-content:center;text-align:center;min-height:52px;padding:6px 10px;border:1px solid #CFC8B8;background:#ffffff;font-size:13px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;color:#181715;transition:background .2s,color .2s,border-color .2s}
.opt:hover span{border-color:#B08D3E}
.opt input:checked+span{background:#181715;border-color:#181715;color:#ffffff}
.opt input:focus-visible+span{outline:2px solid #B08D3E;outline-offset:2px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form{display:grid;gap:18px;background:#ffffff;border:1px solid #E6E2D9;border-top:3px solid #B08D3E;padding:clamp(24px,3vw,40px)}
.status{border:1px solid #B08D3E;background:#FAF8F3;padding:18px 20px;font-size:15px;line-height:1.6;color:#2B2926}
.status strong{display:block;font-family:'Newsreader',Georgia,serif;font-size:22px;font-weight:500;margin-bottom:6px}
.status-bad{border-color:#8A2A1B}

/* Calculator */
.calc{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(420px,100%),1fr));gap:32px;align-items:start}
.fgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(200px,100%),1fr));gap:16px}
.tile{border:1px solid #E6E2D9;background:#ffffff;padding:18px 20px}
.tile .l{font-size:11.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:#6B665D}
.tile .v{margin-top:8px;font-family:'Newsreader',Georgia,serif;font-size:30px;font-weight:500;line-height:1.1;letter-spacing:-.01em}
.tile-key{border-top:3px solid #B08D3E}

/* Header */
.skip{position:absolute;left:-9999px;top:0;background:#181715;color:#ffffff;padding:12px 18px;z-index:300;font-size:14px}
.skip:focus{left:12px;top:12px}
.hdr{position:relative;z-index:100;background:#ffffff;border-bottom:1px solid #E6E2D9}
.hdr-in{max-width:1360px;margin:0 auto;padding:0 clamp(16px,2.5vw,32px);height:80px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.brand{display:flex;flex-direction:column;gap:5px;flex-shrink:0}
.brand .n{font-family:'Newsreader',Georgia,serif;font-size:clamp(23px,2.4vw,29px);font-weight:500;letter-spacing:-.015em;line-height:1}
.brand .s{font-size:10px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:#85651F}
.brand .s span{color:#4A4741}
.nav{display:flex;gap:2px;list-style:none;margin:0;padding:0}
.nav-item{position:relative;height:80px}
.nav-btn{height:80px;padding:0 13px;display:inline-flex;align-items:center;gap:7px;background:none;border:0;font-family:inherit;font-size:12.5px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;color:#181715;cursor:pointer;transition:color .2s}
.nav-btn:hover,.nav-item:focus-within .nav-btn{color:#85651F}
.dd{display:none;position:absolute;top:100%;left:0;min-width:340px;background:#ffffff;border:1px solid #E6E2D9;border-top:2px solid #B08D3E;box-shadow:0 22px 44px rgba(24,23,21,.10);padding:10px;z-index:120}
.nav-item:hover .dd,.nav-item:focus-within .dd{display:block}
.dd a{display:block;padding:11px 14px;font-size:15px;color:#2B2926;transition:background .15s,color .15s}
.dd a:hover{background:#F6F3EC;color:#85651F}
.mnav{display:none}
.mnav>summary{list-style:none;display:flex;align-items:center;justify-content:center;width:48px;height:48px;border:1px solid #E6E2D9;cursor:pointer}
.mnav>summary::-webkit-details-marker{display:none}
.mpanel{position:absolute;top:100%;left:0;right:0;background:#ffffff;border-bottom:1px solid #E6E2D9;max-height:calc(100vh - 76px);overflow-y:auto;padding:8px 20px 24px;box-shadow:0 22px 44px rgba(24,23,21,.10)}
.mpanel details{border-bottom:1px solid #E6E2D9}
.mpanel summary{list-style:none;display:flex;align-items:center;justify-content:space-between;min-height:56px;font-size:13px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;cursor:pointer}
.mpanel summary::-webkit-details-marker{display:none}
.mpanel details a{display:block;padding:12px 0 12px 12px;font-size:16px;color:#2B2926}
.mpanel>a.plain{display:flex;align-items:center;min-height:56px;font-size:13px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;border-bottom:1px solid #E6E2D9}
.mpanel details[open]{padding-bottom:10px}

/* Footer */
.ftr{background:#ffffff;border-top:1px solid #E6E2D9;padding:clamp(48px,6vw,80px) clamp(20px,4vw,40px) 32px}
.ftr-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(200px,100%),1fr));gap:40px}
.ftr-col{display:flex;flex-direction:column;gap:12px}
.flink{font-size:15px;color:#4A4741;transition:color .15s}
a.flink:hover{color:#85651F}
.ftr-legal{margin-top:56px;padding-top:28px;border-top:1px solid #E6E2D9;display:flex;flex-direction:column;gap:14px;font-size:13px;line-height:1.65;color:#6B665D}
.ftr-legal a{color:#4A4741;border-bottom:1px solid #CFC8B8}
.ftr-legal a:hover{color:#85651F;border-color:#B08D3E}

/* Dark band and CTA helpers */
.sec-dark .h2{color:#ffffff}
.sec-dark .lead{color:#D9D4C8}
.sec-dark .eyebrow{color:#D6B976}
.cta-split{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:28px 48px}
.cta-split>div:first-child{flex:1 1 440px;min-width:0}
.link-card{display:flex;flex-direction:column;gap:10px;padding:clamp(22px,3vw,30px)}
.link-card .t{font-family:'Newsreader',Georgia,serif;font-size:24px;font-weight:500;line-height:1.2}
.link-card .d{font-size:15px;line-height:1.6;color:#4A4741}
.link-card .tlink{margin-top:auto;align-self:flex-start}
.vid-ph{aspect-ratio:16/9;flex-direction:column;gap:6px}
.play{display:flex;align-items:center;justify-content:center;width:64px;height:64px;border-radius:50%;background:#ffffff;border:1px solid #BDB4A0}
.vsum{list-style:none;display:flex;align-items:center;justify-content:space-between;min-height:48px;font-size:12.5px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;cursor:pointer}
.vsum::-webkit-details-marker{display:none}
.avatar{width:56px;height:56px;border-radius:50%;flex-shrink:0}
.tbl{width:100%;border-collapse:collapse;font-size:15px}
.tbl th,.tbl td{text-align:left;padding:12px 14px;border-bottom:1px solid #E6E2D9;vertical-align:top}
.tbl th{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:#6B665D;font-weight:600}
.tbl-wrap{overflow-x:auto}

/* Motion */
@keyframes rise{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
.rise{animation:rise .8s cubic-bezier(.2,.7,.2,1) both}
.d1{animation-delay:.08s}.d2{animation-delay:.18s}.d3{animation-delay:.28s}.d4{animation-delay:.38s}

@media (max-width:1180px){.nav{display:none}.hdr-cta{display:none}.mnav{display:block}.hdr-in{height:76px}}
@media (prefers-reduced-motion:reduce){.rise{animation:none}.card,.btn,.tlink{transition:none}}