/* Home Girl Kyra Real Estate — luxury refresh.
   Palette from the logo: olive #BDB960, black, and white. */

:root {
  --olive: #BDB960;
  --olive-deep: #5E5A1F;
  --olive-dark: #5C5A28;
  --olive-bg: #A09752;
  --olive-soft: #E8E6C8;
  --olive-glow: rgba(189, 185, 96, 0.28);
  --ivory: #F7F4EE;
  --ivory-2: #EFEBE3;
  --paper: #FFFcf8;
  --ink: #0C0B0A;
  --ink-soft: #3F3C37;
  --ink-faint: #5C5852;
  --line: #E2DCD0;
  --line-strong: #D4CEC2;
  --muted-on-dark: #D8D2C6;
  --faint-on-dark: #A8A197;
  --header-bg: #0C0B0A;
  --ticker-bg: #141210;
  --shadow: 0 24px 48px rgba(12, 11, 10, 0.10);
  --shadow-soft: 0 10px 28px rgba(12, 11, 10, 0.06);
  --serif: "Playfair Display", Georgia, "Times New Roman", serif;
  --sans: "Outfit", system-ui, -apple-system, "Segoe UI", sans-serif;
  --header-h: 4.5rem;
  --max: 72rem;
  --narrow: 44rem;
  --radius: 0.4rem;
  --ease: 0.28s ease;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  color: var(--ink);
  background: var(--ivory);
  line-height: 1.65;
  font-size: 1.05rem;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--olive-dark); text-underline-offset: 0.18em; }
a:hover { color: var(--ink); }
a:focus-visible,
button:focus-visible,
input:focus-visible,
select:focus-visible,
.ticker-viewport:focus-visible {
  outline: 2px solid var(--olive);
  outline-offset: 3px;
}
h1, h2, h3, .serif {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.02em;
  line-height: 1.12;
  color: var(--ink);
}
h1 { font-size: clamp(2.5rem, 5.6vw, 4.6rem); margin: 0 0 0.55em; }
h2 { font-size: clamp(1.85rem, 3.2vw, 2.75rem); margin: 0 0 0.5em; }
h3 { font-size: 1.4rem; margin: 0 0 0.35em; }
p { margin: 0 0 1em; }
p:last-child { margin-bottom: 0; }

.skip {
  position: absolute; left: -999px; top: 0;
  background: var(--ink); color: #fff; padding: 0.5rem 1rem; z-index: 100;
}
.skip:focus { left: 0.5rem; top: 0.5rem; }

.eyebrow {
  display: inline-block;
  font-family: var(--sans);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--olive-deep);
  margin-bottom: 0.85rem;
}
.eyebrow::after {
  content: "";
  display: block;
  width: 2.6rem;
  height: 1px;
  background: var(--olive);
  margin-top: 0.75rem;
}
.lede { font-size: 1.15rem; color: var(--ink-soft); max-width: 40rem; line-height: 1.7; }

.wrap {
  width: min(calc(100% - 2rem), var(--max));
  margin-inline: auto;
}
.wrap-narrow { width: min(calc(100% - 2rem), var(--narrow)); margin-inline: auto; }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: var(--header-bg);
  border-bottom: 1px solid rgba(189, 185, 96, 0.28);
}
.header-inner {
  width: min(calc(100% - 1.5rem), var(--max));
  margin-inline: auto;
  display: flex;
  align-items: center;
  gap: 1rem;
  min-height: var(--header-h);
}
.brand {
  display: flex; align-items: center; gap: 0.7rem;
  text-decoration: none; color: var(--ivory);
  flex: 0 0 auto;
}
.brand:hover { color: #fff; }
.brand:focus-visible { outline-color: var(--olive); }
.brand img { width: 2.85rem; height: 2.85rem; object-fit: contain; }
.brand-text { display: flex; flex-direction: column; line-height: 1.05; }
.brand-name {
  font-family: var(--serif);
  font-size: 1.12rem;
  font-weight: 500;
  letter-spacing: -0.01em;
}
.brand-sub {
  font-size: 0.6rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--olive);
  font-weight: 600;
  margin-top: 0.12rem;
}
.nav-toggle {
  margin-left: auto;
  background: transparent;
  border: 1px solid rgba(247, 244, 238, 0.35);
  border-radius: 999px;
  padding: 0.42rem 0.95rem;
  font: inherit;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  color: var(--ivory);
  transition: border-color var(--ease), background var(--ease), color var(--ease);
}
.nav-toggle:hover,
.nav-toggle[aria-expanded="true"] {
  border-color: var(--olive);
  color: #fff;
}
.site-nav {
  display: none;
  flex-direction: column;
  gap: 0.1rem;
  position: absolute;
  top: 100%;
  left: 0; right: 0;
  background: var(--header-bg);
  border-bottom: 1px solid rgba(189, 185, 96, 0.28);
  padding: 0.85rem 1.25rem 1.2rem;
  box-shadow: 0 16px 32px rgba(0, 0, 0, 0.35);
}
.site-nav.is-open { display: flex; }
.site-nav a {
  text-decoration: none;
  color: var(--muted-on-dark);
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 0.55rem 0.15rem;
  border-bottom: 1px solid transparent;
  transition: color var(--ease), border-color var(--ease);
}
.site-nav a:hover { color: #fff; }
.site-nav a[aria-current="page"] {
  color: #fff;
  border-bottom-color: var(--olive);
}
.site-nav a.nav-review {
  color: var(--olive);
  font-weight: 600;
}
.site-nav a.nav-review:hover { color: #fff; }
.header-phone {
  display: none;
  text-decoration: none;
  color: var(--ivory);
  font-weight: 600;
  font-size: 0.82rem;
  letter-spacing: 0.08em;
  white-space: nowrap;
  transition: color var(--ease);
}
.header-phone:hover { color: var(--olive); }

@media (min-width: 1240px) {
  .nav-toggle { display: none; }
  .site-nav {
    display: flex;
    flex-direction: row;
    align-items: center;
    position: static;
    background: transparent;
    border: 0;
    box-shadow: none;
    padding: 0;
    margin-left: auto;
    gap: 0.15rem 1.15rem;
  }
  .site-nav a { font-size: 0.7rem; padding: 0.25rem 0; letter-spacing: 0.14em; }
  .header-phone { display: inline-flex; margin-left: 1.15rem; }
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  text-decoration: none;
  font-family: var(--sans);
  font-weight: 600;
  font-size: 0.72rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  border-radius: 999px;
  padding: 0.95rem 1.55rem;
  border: 1px solid var(--ink);
  color: var(--ink);
  background: transparent;
  cursor: pointer;
  flex-wrap: nowrap;
  text-align: center;
  transition: background var(--ease), color var(--ease), border-color var(--ease), transform 0.2s ease, box-shadow var(--ease);
}
.btn:hover {
  background: var(--ink);
  color: var(--ivory);
  transform: translateY(-1px);
}
.btn-solid {
  background: var(--ink);
  color: var(--ivory);
  border-color: var(--ink);
}
.btn-solid:hover {
  background: var(--olive);
  border-color: var(--olive);
  color: var(--ink);
}
.btn-olive {
  background: var(--olive);
  border-color: var(--olive);
  color: var(--ink);
}
.btn-olive:hover {
  background: var(--ink);
  border-color: var(--ink);
  color: #fff;
}
.btn-row { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1.75rem; }

/* White / outline buttons on black surfaces — the featured look */
.hero .btn,
.page-hero .btn,
.section-ink .btn,
.site-footer .btn {
  border-color: #fff;
  color: #fff;
  background: transparent;
}
.hero .btn:hover,
.page-hero .btn:hover,
.section-ink .btn:hover,
.site-footer .btn:hover {
  background: #fff;
  color: var(--ink);
  border-color: #fff;
}
.hero .btn-solid,
.page-hero .btn-solid,
.section-ink .btn-solid,
.site-footer .btn-solid {
  background: #fff;
  color: var(--ink);
  border-color: #fff;
}
.hero .btn-solid:hover,
.page-hero .btn-solid:hover,
.section-ink .btn-solid:hover,
.site-footer .btn-solid:hover {
  background: var(--olive);
  border-color: var(--olive);
  color: var(--ink);
}
.hero .btn-olive,
.page-hero .btn-olive,
.section-ink .btn-olive,
.site-footer .btn-olive {
  background: var(--olive);
  border-color: var(--olive);
  color: var(--ink);
}
.hero .btn-olive:hover,
.page-hero .btn-olive:hover,
.section-ink .btn-olive:hover,
.site-footer .btn-olive:hover {
  background: #fff;
  border-color: #fff;
  color: var(--ink);
}

/* Home hero — dramatic black, large serif, B&W portrait */
.hero {
  position: relative;
  overflow: hidden;
  padding: 4.25rem 0 5rem;
  background: var(--ink);
  color: var(--ivory);
  border-bottom: 1px solid rgba(189, 185, 96, 0.22);
}
.hero-grid {
  width: min(calc(100% - 2rem), var(--max));
  margin-inline: auto;
  display: grid;
  gap: 2.75rem;
  align-items: center;
}
.hero-copy .kicker {
  font-size: 0.7rem;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--olive);
  margin-bottom: 1.15rem;
}
.hero-copy .kicker::after {
  content: "";
  display: block;
  width: 3.25rem;
  height: 1px;
  background: var(--olive);
  margin-top: 0.85rem;
}
.hero h1 {
  color: #fff;
  font-size: clamp(3rem, 7.2vw, 5.6rem);
  margin-bottom: 0.35em;
}
.hero h1 span.thin {
  display: block;
  font-size: 0.22em;
  font-family: var(--sans);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
  color: var(--muted-on-dark);
  margin-top: 0.7rem;
}
.hero h1 span.thin.broker {
  margin-top: 0.35rem;
  letter-spacing: 0.16em;
  font-size: 0.185em;
  color: var(--faint-on-dark);
}
.hero .lede { color: var(--muted-on-dark); max-width: 36rem; }
.hero-photo {
  position: relative;
  justify-self: center;
  width: min(100%, 26rem);
}
.hero-photo .ring {
  position: relative;
  border-radius: 50%;
  padding: 0.4rem;
  background: transparent;
  border: 1px solid var(--olive);
  box-shadow:
    0 0 0 0.55rem var(--ink),
    0 0 0 0.6rem rgba(189, 185, 96, 0.45),
    0 30px 60px rgba(0, 0, 0, 0.45);
}
.hero-photo img {
  width: 100%;
  aspect-ratio: 1;
  object-fit: cover;
  object-position: center 18%;
  border-radius: 50%;
  filter: contrast(1.06) grayscale(1);
}
.hero-photo .caption {
  text-align: center;
  margin-top: 1.15rem;
  font-size: 0.68rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--olive);
  font-weight: 600;
}

@media (prefers-reduced-motion: no-preference) {
  .hero-copy { animation: fade-up 0.9s ease both; }
  .hero-photo { animation: fade-up 1s ease 0.15s both; }
  .page-hero .wrap,
  .page-hero .wrap-narrow { animation: fade-up 0.8s ease both; }
}
@keyframes fade-up {
  from { opacity: 0; transform: translateY(1.15rem); }
  to { opacity: 1; transform: none; }
}

@media (max-width: 859px) {
  .hero { padding: 2.6rem 0 3rem; }
}
@media (min-width: 860px) {
  .hero { padding: 5.25rem 0 6.25rem; }
  .hero-grid { grid-template-columns: 1.2fr 0.8fr; gap: 4rem; }
}

/* Inner page heroes */
.page-hero {
  background:
    radial-gradient(ellipse 80% 70% at 90% 0%, rgba(189, 185, 96, 0.10), transparent 55%),
    var(--ink);
  color: var(--ivory);
  padding: 3.75rem 0 3.5rem;
  border-bottom: 1px solid rgba(189, 185, 96, 0.22);
}
.page-hero h1 { color: #fff; margin-bottom: 0.45em; }
.page-hero .eyebrow { color: var(--olive); }
.page-hero .lede { color: var(--muted-on-dark); }
.page-hero .asof,
.page-hero .form-note,
.page-hero p { color: var(--muted-on-dark); }
.page-hero a { color: var(--olive); }
.page-hero a:hover { color: #fff; }
.page-hero .coming-filters { margin-bottom: 0; margin-top: 1.75rem; }

/* Sections */
.section { padding: 5.25rem 0; }
.section-ink {
  background: var(--ink);
  color: var(--ivory);
  padding: 5.25rem 0;
  border-top: 1px solid rgba(189, 185, 96, 0.18);
  border-bottom: 1px solid rgba(189, 185, 96, 0.18);
}
.section-ink h2, .section-ink h1, .section-ink h3 { color: #fff; }
.section-ink a { color: var(--olive); }
.section-ink a:hover { color: #fff; }
.section-ink .eyebrow { color: var(--olive); }
.section-ink p { color: var(--muted-on-dark); }
.section-olive {
  background: var(--olive);
  color: var(--ink);
  padding: 5rem 0;
}
.section-olive .eyebrow { color: var(--olive-deep); }
.section-paper {
  background: var(--paper);
  padding: 5.25rem 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.section-head { margin-bottom: 2.25rem; }
.section-tools { padding: 2rem 0 1.25rem; }

.card-grid {
  display: grid;
  gap: 1.25rem;
  grid-template-columns: repeat(auto-fit, minmax(16.5rem, 1fr));
}
.card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.55rem 1.45rem 1.65rem;
  box-shadow: none;
  transition: transform 0.35s ease, box-shadow 0.35s ease, border-color 0.35s ease;
}
@media (prefers-reduced-motion: no-preference) {
  .card:hover {
    transform: translateY(-3px);
    box-shadow: var(--shadow-soft);
    border-color: var(--olive);
  }
}
@media (prefers-reduced-motion: reduce) {
  .card:hover { border-color: var(--olive); }
}
.card h3 { margin-top: 0.15rem; }
.card p { color: var(--ink-soft); font-size: 0.98rem; }
.card .card-link {
  margin-top: 1.15rem;
  display: inline-block;
  font-weight: 600;
  font-size: 0.78rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--olive-dark);
  border-bottom: 1px solid transparent;
  transition: color var(--ease), border-color var(--ease);
}
.card .card-link:hover {
  color: var(--ink);
  border-bottom-color: var(--olive);
}

.bio-grid {
  display: grid;
  gap: 3rem;
  align-items: start;
}
@media (min-width: 800px) {
  .bio-grid { grid-template-columns: 1.2fr 0.8fr; gap: 4rem; }
}
.bio-aside {
  background: var(--paper);
  border-radius: var(--radius);
  border: 1px solid var(--line);
  border-top: 1px solid var(--olive);
  padding: 1.85rem 1.7rem;
}
.bio-aside dt {
  font-size: 0.66rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink-faint);
  margin-top: 1.15rem;
  font-weight: 600;
}
.bio-aside dt:first-child { margin-top: 0; }
.bio-aside dd { margin: 0.25rem 0 0; font-weight: 500; }
.bio-aside a { color: inherit; text-decoration: none; border-bottom: 1px solid var(--olive); }
.bio-aside a:hover { color: var(--olive-deep); }

/* Community / sponsor */
.sponsor {
  display: flex;
  flex-wrap: wrap;
  gap: 1.5rem;
  align-items: center;
  justify-content: space-between;
  background: var(--paper);
  border: 1px solid var(--line);
  border-left: 2px solid var(--olive);
  border-radius: var(--radius);
  padding: 1.9rem 2rem;
}
.sponsor h2 { margin: 0 0 0.35rem; font-size: 1.85rem; }
.sponsor p { color: var(--ink-soft); }

/* Review */
.review-grid {
  display: grid;
  gap: 1.1rem;
  grid-template-columns: repeat(auto-fit, minmax(16rem, 1fr));
  margin-top: 2rem;
}
.review-card {
  display: flex;
  flex-direction: column;
  gap: 0.55rem;
  background: transparent;
  border: 1px solid rgba(247, 244, 238, 0.18);
  border-radius: var(--radius);
  padding: 1.45rem 1.35rem 1.5rem;
  text-decoration: none;
  color: var(--ivory);
  transition: background var(--ease), border-color var(--ease), transform 0.3s ease;
}
.review-card strong {
  font-size: 1.35rem;
  font-family: var(--serif);
  font-weight: 500;
  color: #fff;
}
.review-card span { color: var(--muted-on-dark); font-size: 0.92rem; }
.review-card:hover {
  background: rgba(189, 185, 96, 0.12);
  border-color: var(--olive);
  color: #fff;
  transform: translateY(-2px);
}
.review-card.is-placeholder {
  border-style: dashed;
  opacity: 0.95;
  cursor: default;
}
.review-card .flag {
  font-size: 0.64rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--olive);
  font-weight: 600;
}

/* Forms */
.form-page { padding: 3.25rem 0 5rem; }
.form-frame-wrap {
  margin-top: 1.75rem;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow-soft);
  min-height: 70vh;
}
.form-frame-wrap iframe {
  width: 100%;
  min-height: 85vh;
  border: 0;
  background: #fff;
}
.form-note { font-size: 0.92rem; color: var(--ink-faint); margin-top: 1rem; }

/* Coming */
.coming-filters {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin: 0 0 2rem;
}
.chip {
  border: 1px solid var(--line-strong);
  background: var(--paper);
  color: var(--ink-soft);
  border-radius: 999px;
  padding: 0.45rem 0.95rem;
  font: inherit;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background var(--ease), color var(--ease), border-color var(--ease);
}
.chip.is-active, .chip:hover {
  background: var(--ink);
  color: var(--ivory);
  border-color: var(--ink);
}
.page-hero .chip {
  background: transparent;
  border-color: rgba(247, 244, 238, 0.28);
  color: var(--muted-on-dark);
}
.page-hero .chip.is-active,
.page-hero .chip:hover {
  background: var(--olive);
  border-color: var(--olive);
  color: var(--ink);
}
.status {
  display: inline-block;
  font-size: 0.64rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  font-weight: 650;
  padding: 0.22rem 0.55rem;
  border-radius: 999px;
  background: var(--olive-soft);
  color: var(--olive-dark);
}
.status-review { background: #F3E4D6; color: #8A4B22; }
.status-open { background: #E1EDE3; color: #2A5A34; }
.status-future { background: #E4E7F2; color: #2C3A6E; }
.item-card { margin-bottom: 0.9rem; }
.item-card header { display: flex; flex-wrap: wrap; gap: 0.4rem 0.8rem; align-items: baseline; justify-content: space-between; }
.item-meta { font-size: 0.92rem; color: var(--ink-soft); margin: 0.15rem 0 0.5rem; }
.sources { font-size: 0.85rem; margin-top: 0.7rem; }
.sources a { margin-right: 0.8rem; }
.asof { font-size: 0.8rem; color: var(--ink-faint); }
.coming-cat { margin: 0 0 2.75rem; }
.coming-cat .section-head { margin-bottom: 1.25rem; }

/* Vendors / newsletters */
.placeholder-flag {
  display: inline-block;
  font-size: 0.64rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 700;
  color: #8A4B22;
  background: #F3E4D6;
  padding: 0.18rem 0.5rem;
  border-radius: 999px;
  margin-bottom: 0.45rem;
}
.newsletter-card {
  display: grid;
  gap: 1.25rem;
  grid-template-columns: 1fr;
  align-items: start;
}
@media (min-width: 700px) {
  .newsletter-card.has-image { grid-template-columns: 10.5rem 1fr; }
}
.newsletter-card img {
  width: 100%;
  border-radius: 0.25rem;
  border: 1px solid var(--line);
  background: #fff;
}
.draft-banner {
  background: #F3E4D6;
  color: #6A3416;
  padding: 0.7rem 1rem;
  border-radius: 0.25rem;
  font-size: 0.9rem;
  font-weight: 600;
  margin-bottom: 1rem;
}

/* Guide */
.guide-toolbar {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin: 0 0 1.2rem;
  align-items: end;
}
.field { display: flex; flex-direction: column; gap: 0.25rem; font-size: 0.72rem; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--ink-faint); }
.field input, .field select {
  font: inherit;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: none;
  color: var(--ink);
  border: 1px solid var(--line-strong);
  background: var(--paper);
  border-radius: 0.25rem;
  padding: 0.6rem 0.75rem;
  min-width: 12rem;
}
.field input:hover, .field select:hover { border-color: var(--olive-dark); }
.guide-table-wrap { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); }
table.guide {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.92rem;
}
table.guide th, table.guide td {
  text-align: left;
  padding: 0.75rem 0.85rem;
  border-bottom: 1px solid var(--line);
  vertical-align: top;
}
table.guide th {
  font-size: 0.66rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ink-faint);
  background: var(--ivory-2);
  position: sticky; top: 0;
  font-weight: 600;
  border-bottom: 1px solid var(--olive);
}
table.guide tr:hover td { background: #FBF8F1; }
table.guide .amt { font-weight: 650; white-space: nowrap; }
.muted { color: var(--ink-faint); }

/* Footer */
.site-footer {
  background: var(--ink);
  color: var(--muted-on-dark);
  padding: 4rem 0 2.25rem;
  font-size: 0.9rem;
  border-top: 1px solid rgba(189, 185, 96, 0.3);
}
.footer-grid {
  display: grid;
  gap: 2.25rem;
  grid-template-columns: 1fr;
}
@media (min-width: 800px) {
  .footer-grid { grid-template-columns: 1.3fr 1fr 1fr; gap: 3rem; }
}
.site-footer a { color: var(--olive); text-decoration: none; }
.site-footer a:hover { color: #fff; }
.site-footer .footer-heading,
.site-footer h2.footer-heading {
  color: var(--ivory);
  font-family: var(--sans);
  font-weight: 600;
  font-size: 0.7rem;
  margin: 0 0 1rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  line-height: 1.3;
}
.site-footer address { font-style: normal; line-height: 1.7; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin: 0.4rem 0; }
.legal {
  margin-top: 2.75rem;
  padding-top: 1.4rem;
  border-top: 1px solid rgba(189, 185, 96, 0.18);
  font-size: 0.78rem;
  color: var(--faint-on-dark);
  max-width: 52rem;
  line-height: 1.65;
}

/* Newsletter typography page (printed-issue preview; keep its own look) */
.nl-body { background: #f7f4ee; color: #1d2a33; }
.nl-sheet {
  width: min(calc(100% - 1.5rem), 42rem);
  margin: 2rem auto 3rem;
  background: #fff;
  border: 3px solid #1f4e5f;
  padding: 1.6rem 1.5rem 2rem;
  box-shadow: var(--shadow);
}
.nl-sheet header {
  background: #1f4e5f;
  color: #fff;
  text-align: center;
  padding: 1.1rem 1rem;
  border-radius: 8px;
  margin-bottom: 1.1rem;
}
.nl-sheet header small {
  display: block;
  letter-spacing: 0.18em;
  color: #f2c14e;
  font-weight: 700;
  font-size: 0.75rem;
}
.nl-sheet header h1 { font-size: 1.8rem; margin: 0.3rem 0 0; color: #fff; }
.nl-sheet h2 {
  font-size: 1.15rem;
  color: #1f4e5f;
  border-bottom: 2px solid #f2c14e;
  padding-bottom: 0.2rem;
  margin: 1.4rem 0 0.7rem;
  letter-spacing: 0.04em;
  font-family: var(--sans);
  font-weight: 700;
}
.nl-back { width: min(calc(100% - 1.5rem), 42rem); margin: 1.2rem auto 0; }

@media (max-width: 600px) {
  .hero { padding: 2.2rem 0 2.8rem; }
  .page-hero { padding: 2.6rem 0 2.4rem; }
  .section, .section-paper, .section-ink, .section-olive { padding: 3rem 0; }
  .form-page { padding: 2.4rem 0 3.25rem; }
}

@media (max-width: 600px) {
  .form-page .btn-row .btn-solid { width: 100%; }
  .form-page .btn-row { flex-direction: column; align-items: stretch; }
  .form-page .btn-row .btn { width: 100%; }
  .page-hero .btn-row { flex-direction: column; align-items: stretch; }
  .page-hero .btn-row .btn { width: 100%; }
}
.review-grid { grid-template-columns: repeat(auto-fit, minmax(13rem, 1fr)); }

/* Year groups on the newsletters archive */
.year-group { margin: 2.25rem 0 0; }
.year-group > h2 {
  font-size: 1.45rem;
  margin-bottom: 1rem;
  padding-bottom: 0.5rem;
  border-bottom: 1px solid var(--line);
}
.year-group .card-grid { display: grid; gap: 1.15rem; grid-template-columns: 1fr; }
.newsletter-card img { width: 100%; height: auto; object-fit: cover; background: var(--ivory-2); }

/* Current-market ticker */
:root { --ticker-h: 2.55rem; }
.market-ticker {
  position: sticky;
  top: var(--header-h);
  z-index: 40;
  background: var(--ticker-bg);
  color: var(--ivory);
  border-bottom: 1px solid rgba(189, 185, 96, 0.28);
  min-height: var(--ticker-h);
}
.ticker-bar {
  width: min(calc(100% - 1rem), var(--max));
  margin-inline: auto;
  display: flex;
  align-items: center;
  gap: 0.75rem;
  min-height: var(--ticker-h);
}
.ticker-kicker,
.ticker-asof {
  flex: 0 0 auto;
  font-size: 0.64rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  text-decoration: none;
  white-space: nowrap;
}
.ticker-kicker { color: var(--olive); }
.ticker-kicker:hover { color: #fff; }
.ticker-asof { color: var(--muted-on-dark); letter-spacing: 0.06em; text-transform: none; font-weight: 500; }
.ticker-viewport {
  flex: 1 1 auto;
  overflow: hidden;
  min-width: 0;
  mask-image: linear-gradient(to right, transparent, #000 0.75rem, #000 calc(100% - 0.75rem), transparent);
}
.ticker-viewport:focus-visible {
  outline: 2px solid var(--olive);
  outline-offset: -2px;
}
.ticker-track {
  display: flex;
  align-items: center;
  gap: 0.15rem;
  width: max-content;
  animation: ticker-scroll 70s linear infinite;
  font-size: 0.8rem;
  line-height: 1.25;
  white-space: nowrap;
}
.ticker-item { padding: 0 0.55rem; }
.ticker-item strong { font-weight: 650; color: #fff; }
.ticker-label { color: var(--muted-on-dark); }
.ticker-change { color: var(--olive); font-weight: 600; }
.ticker-period { color: var(--faint-on-dark); font-size: 0.72rem; }
.ticker-gap { color: var(--olive); padding: 0 0.35rem; }
@keyframes ticker-scroll {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}
.market-ticker:hover .ticker-track,
.market-ticker:focus-within .ticker-track,
.market-ticker.is-paused .ticker-track {
  animation-play-state: paused;
}
.ticker-toggle {
  flex: 0 0 auto;
  background: transparent;
  color: var(--ivory);
  border: 1px solid rgba(189, 185, 96, 0.4);
  border-radius: 999px;
  font: inherit;
  font-size: 0.64rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 0.22rem 0.7rem;
  cursor: pointer;
  transition: border-color var(--ease), color var(--ease), background var(--ease);
}
.ticker-toggle:hover, .ticker-toggle:focus-visible {
  border-color: var(--olive);
  color: #fff;
  background: rgba(189, 185, 96, 0.12);
}
.market-ticker.is-static .ticker-track { animation: none; }
.market-ticker.is-static .ticker-viewport { overflow-x: auto; mask-image: none; }
@media (prefers-reduced-motion: reduce) {
  .ticker-track { animation: none; }
  .ticker-viewport { overflow-x: auto; mask-image: none; }
  .hero-copy, .hero-photo, .page-hero .wrap, .page-hero .wrap-narrow { animation: none; }
  html { scroll-behavior: auto; }
}
@media (max-width: 700px) {
  .ticker-asof { display: none; }
  .ticker-bar { gap: 0.45rem; }
  .ticker-track { font-size: 0.76rem; }
}

/* Market data page */
.market-table-wrap { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); margin: 0 0 2.5rem; }
table.market {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.95rem;
}
table.market th, table.market td {
  text-align: left;
  padding: 0.75rem 0.9rem;
  border-bottom: 1px solid var(--line);
  vertical-align: top;
}
table.market th {
  font-size: 0.66rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ink-faint);
  background: var(--ivory-2);
  font-weight: 600;
  border-bottom: 1px solid var(--olive);
}
table.market .num { font-weight: 650; white-space: nowrap; }
table.market tr:hover td { background: #FBF8F1; }
.market-block h2 { margin-top: 0.25rem; }

/* Scroll reveal for below-the-fold sections (JS adds .will-reveal) */
@media (prefers-reduced-motion: no-preference) {
  .will-reveal {
    opacity: 0;
    transform: translateY(1.1rem);
  }
  .will-reveal.is-visible {
    opacity: 1;
    transform: none;
    transition: opacity 0.85s ease, transform 0.85s ease;
  }
}


/* Utah Lake + mountain silhouettes in the home hero (graphic / travel-poster) */
.hero-landscape {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 17.5rem;
  pointer-events: none;
  z-index: 0;
  overflow: hidden;
}
.hero-landscape .hero-scene {
  display: block;
  width: 100%;
  height: 100%;
}
.hero-grid {
  position: relative;
  z-index: 1;
}
@media (min-width: 860px) {
  .hero { padding: 5.25rem 0 9rem; }
  .hero-landscape { height: 12.5rem; }
}
@media (max-width: 859px) {
  .hero { padding: 2.6rem 0 3.4rem; }
  .hero-landscape { height: 15rem; }
}


/* Search Homes + valuation links in the hero (keep the graphic untouched) */
.hero-links {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 0.55rem 1.35rem;
  margin-top: 1.35rem;
}
.hero-links a {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--olive);
  border-bottom: 1px solid rgba(189, 185, 96, 0.55);
  padding-bottom: 0.12rem;
}
.hero .hero-links a:hover,
.page-hero .hero-links a:hover {
  color: #fff;
  border-bottom-color: #fff;
}

.site-nav a.nav-search { color: var(--olive); font-weight: 600; }
.site-nav a.nav-search:hover { color: #fff; }

@media (min-width: 1240px) {
  .site-nav { gap: 0.1rem 0.85rem; }
  .site-nav a { font-size: 0.66rem; letter-spacing: 0.12em; }
}

/* Visible breadcrumbs */
.crumbs {
  margin: 0 0 1.35rem;
}
.crumbs ol {
  list-style: none;
  margin: 0;
  padding: 0;
  display: flex;
  flex-wrap: wrap;
  gap: 0.25rem 0;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.crumbs li { display: inline-flex; align-items: center; }
.crumbs li:not(:last-child)::after {
  content: "/";
  margin: 0 0.55rem;
  color: var(--faint-on-dark);
  font-weight: 500;
}
.page-hero .crumbs li:not(:last-child)::after { color: var(--faint-on-dark); }
.crumbs a { text-decoration: none; }
.page-hero .crumbs a { color: var(--olive); }
.page-hero .crumbs a:hover { color: #fff; }
.page-hero .crumbs [aria-current="page"] { color: var(--muted-on-dark); }

/* FAQ */
.faq-section { padding: 4.5rem 0; }
.faq-list { margin-top: 1.5rem; }
.faq-list details {
  border-bottom: 1px solid var(--line);
  padding: 1.05rem 0;
}
.faq-list summary {
  cursor: pointer;
  font-weight: 600;
  font-size: 1.05rem;
  letter-spacing: -0.01em;
  color: var(--ink);
  list-style: none;
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  align-items: baseline;
}
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after {
  content: "+";
  font-weight: 400;
  color: var(--olive-dark);
  font-size: 1.2rem;
  line-height: 1;
}
.faq-list details[open] summary::after { content: "–"; }
.faq-list details p {
  margin: 0.75rem 0 0.25rem;
  color: var(--ink-soft);
  max-width: 42rem;
}

/* Mortgage calculator */
.calc-grid {
  display: grid;
  gap: 2rem;
  align-items: start;
}
@media (min-width: 860px) {
  .calc-grid { grid-template-columns: 1.1fr 0.9fr; gap: 3rem; }
}
.calc-fields {
  display: grid;
  gap: 0.9rem;
  grid-template-columns: 1fr 1fr;
}
.calc-fields .field { min-width: 0; }
.calc-fields .field input {
  width: 100%;
  min-width: 0;
}
.calc-fields .field-span { grid-column: 1 / -1; }
.calc-result {
  background: var(--paper);
  border: 1px solid var(--line);
  border-top: 1px solid var(--olive);
  border-radius: var(--radius);
  padding: 1.75rem 1.6rem;
}
.calc-result .eyebrow { margin-bottom: 0.5rem; }
.calc-total {
  font-family: var(--serif);
  font-size: clamp(2.1rem, 4vw, 3rem);
  font-weight: 500;
  letter-spacing: -0.02em;
  line-height: 1.1;
  margin: 0 0 0.25rem;
}
.calc-total-label { font-size: 0.8rem; color: var(--ink-faint); margin-bottom: 1.1rem; }
.calc-breakdown { list-style: none; margin: 0; padding: 0; }
.calc-breakdown li {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  padding: 0.45rem 0;
  border-top: 1px solid var(--line);
  font-size: 0.95rem;
}
.calc-disclaimer {
  margin-top: 1.25rem;
  font-size: 0.85rem;
  color: var(--ink-faint);
}
.sources-list {
  margin: 0.6rem 0 0;
  padding-left: 1.15rem;
  font-size: 0.88rem;
  color: var(--ink-soft);
}
.sources-list li { margin: 0.25rem 0; }

@media (max-width: 600px) {
  .calc-fields { grid-template-columns: 1fr; }
}