@font-face{font-family:'Jost';font-style:normal;font-weight:500;font-display:swap;src:url(/assets/fonts/jost-latin-500-normal.woff2) format('woff2')}
@font-face{font-family:'Jost';font-style:normal;font-weight:600;font-display:swap;src:url(/assets/fonts/jost-latin-600-normal.woff2) format('woff2')}
@font-face{font-family:'Lato';font-style:normal;font-weight:400;font-display:swap;src:url(/assets/fonts/lato-latin-400-normal.woff2) format('woff2')}
@font-face{font-family:'Lato';font-style:normal;font-weight:700;font-display:swap;src:url(/assets/fonts/lato-latin-700-normal.woff2) format('woff2')}
@font-face{font-family:'Lato';font-style:normal;font-weight:900;font-display:swap;src:url(/assets/fonts/lato-latin-900-normal.woff2) format('woff2')}
:root{
  --slate:#26405a; --slate-2:#33506e; --slate-3:#4a6886;
  --ink:#1c2834; --ink-2:#3a4a5c; --muted:#5a6878;
  --paper:#f6f3ee; --white:#fff; --line:#e2dbcf;
  --bronze:#997d4e; --bronze-deep:#7c6438; --bronze-light:#dcc8a0;
  --seller:#e6c26e; --balanced:#a9d3a3;
  --radius:14px;
  --head:'Jost',ui-sans-serif,system-ui,sans-serif;
  --body:'Lato','Helvetica Neue',Arial,sans-serif;
}
*{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;font-family:var(--body);font-size:17px;line-height:1.55;color:var(--ink);background:var(--paper)}
img{max-width:100%;height:auto;display:block}
a{color:var(--slate)}
a:hover{color:var(--ink)}
:focus-visible{outline:3px solid var(--bronze);outline-offset:3px;border-radius:4px}
h1,h2,h3{font-family:var(--head);font-weight:600;line-height:1.08;margin:0;letter-spacing:-.01em}
h1{font-size:clamp(2.3rem,7vw,3.6rem)}
h2{font-size:clamp(1.8rem,5vw,2.5rem)}
h3{font-size:1.25rem}
p{margin:0}
.wrap{width:100%;max-width:1120px;margin:0 auto;padding:0 20px}
.narrow{max-width:760px}
.section{padding:56px 0}
.section.tight{padding:36px 0}
.stack>*+*{margin-top:16px}
.kicker{font-family:var(--head);font-weight:500;font-size:.95rem;color:var(--bronze-deep);letter-spacing:.02em}
.on-dark .kicker{color:var(--bronze-light)}
.lede{font-size:1.1rem;color:var(--ink-2);max-width:60ch}
.on-dark{background:var(--slate);color:#fff}
.on-dark .lede,.on-dark p{color:#dbe5ef}
.on-dark a{color:#fff}
.white{background:var(--white)}
.small{font-size:.85rem;color:var(--muted)}
.on-dark .small{color:#b9c7d6}
.skip{position:absolute;left:-999px;top:0;background:#fff;padding:10px 14px;z-index:99}
.skip:focus{left:10px;top:10px}

/* header */
.site-head{position:sticky;top:0;z-index:20;background:var(--slate);color:#fff;box-shadow:0 1px 0 rgba(255,255,255,.06)}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:68px}
.brand{display:flex;align-items:center;gap:12px;color:#fff;text-decoration:none}
.brand img{width:40px;height:40px}
.brand b{display:block;font-family:var(--head);font-weight:600;font-size:1.2rem;line-height:1.1}
.brand span{display:block;font-size:.78rem;color:#d1dce7;letter-spacing:.02em}
.head-actions{display:flex;align-items:center;gap:8px}
.icon-btn{width:46px;height:46px;border-radius:23px;display:inline-flex;align-items:center;justify-content:center;background:var(--bronze);color:#fff;border:0}
.icon-btn:hover{background:var(--bronze-deep);color:#fff}
.menu{position:relative}
.menu summary{list-style:none;cursor:pointer;width:46px;height:46px;border-radius:23px;border:1.5px solid #7f9ab6;display:flex;align-items:center;justify-content:center}
.menu summary::-webkit-details-marker{display:none}
.menu nav{position:absolute;right:0;top:56px;background:#fff;border-radius:var(--radius);box-shadow:0 12px 32px rgba(20,35,50,.25);padding:8px;min-width:250px;display:flex;flex-direction:column}
.menu nav a{color:var(--ink);text-decoration:none;padding:12px 14px;border-radius:10px;font-weight:700}
.menu nav a:hover{background:var(--paper)}
.desk-nav{display:none}
@media(min-width:1180px){
  .menu{display:none}
  .desk-nav{display:flex;gap:22px;margin-right:8px}
  .desk-nav a{color:#e6edf4;text-decoration:none;font-weight:700;font-size:.95rem}
  .desk-nav a:hover{color:#fff;text-decoration:underline}
}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 22px;border-radius:12px;font-weight:900;font-size:1rem;text-decoration:none;border:2px solid transparent;cursor:pointer;font-family:var(--body)}
.btn-primary{background:var(--bronze-deep);color:#fff}
.btn-primary:hover{background:#654f2b;color:#fff}
.btn-ghost{border-color:var(--bronze-light);color:#fff;background:transparent}
.btn-ghost:hover{background:rgba(255,255,255,.08);color:#fff}
.btn-outline{border-color:var(--slate);color:var(--slate);background:#fff}
.btn-outline:hover{background:var(--paper)}
.btn-slate{background:var(--slate);color:#fff}
.btn-slate:hover{background:var(--ink);color:#fff}
.btn-row{display:flex;flex-direction:column;gap:10px}
@media(min-width:600px){.btn-row{flex-direction:row;flex-wrap:wrap}}
.btn-block{width:100%}

/* hero */
.hero{padding:34px 0 46px}
.hero .wrap{display:grid;gap:28px}
.hero-photo{border-radius:20px;overflow:hidden;aspect-ratio:1/1;max-width:420px}
.hero-photo img{width:100%;height:100%;object-fit:cover}
.hero-stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px;margin-top:22px}
.hero-stats div{background:var(--slate-2);border-radius:12px;padding:12px}
.hero-stats b{display:block;font-family:var(--head);font-size:clamp(1.15rem,4.6vw,1.45rem);white-space:nowrap;font-weight:600;color:#fff}
.hero-stats span{font-size:.8rem;color:#d1dce7;line-height:1.3;display:block}
@media(min-width:900px){
  .hero .wrap{grid-template-columns:1.25fr .75fr;align-items:center}
  .hero-photo{max-width:none}
}

/* areas */
.county{display:grid;gap:28px}
.county-map{width:100%;max-width:440px;margin:0 auto}
@media(min-width:900px){.county{grid-template-columns:.8fr 1.2fr;align-items:start}.county-map{position:sticky;top:96px}}
.area-list{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px}
.area-row{display:flex;align-items:center;gap:14px;background:#fff;border-radius:var(--radius);padding:14px 16px;text-decoration:none;color:var(--ink);border:1px solid var(--line)}
.area-row:hover{border-color:var(--slate-3);color:var(--ink)}
.num{width:32px;height:32px;border-radius:16px;color:#fff;font-weight:900;font-size:.9rem;display:inline-flex;align-items:center;justify-content:center;flex-shrink:0}
.area-row .t{flex:1;min-width:0}
.area-row b{display:block;font-size:1.02rem;line-height:1.25}
.area-row small{display:block;font-size:.85rem;color:var(--muted);margin-top:2px}
.chip{font-size:.75rem;font-weight:900;padding:4px 9px;border-radius:12px;color:var(--ink);white-space:nowrap}
.chip.seller{background:var(--seller)}
.chip.balanced{background:var(--balanced)}
.chev{flex-shrink:0;color:var(--muted)}

/* cards & grids */
.grid-2{display:grid;gap:12px}
@media(min-width:700px){.grid-2{grid-template-columns:repeat(2,minmax(0,1fr))}}
.grid-3{display:grid;gap:10px;grid-template-columns:repeat(3,minmax(0,1fr))}
.panel{background:#fff;border-radius:var(--radius);padding:18px;border:1px solid var(--line)}
.panel.dark{background:var(--slate);color:#fff;border-color:var(--slate)}
.panel.dark p{color:#dbe5ef}
.panel.paper{background:var(--paper);border-color:transparent}
.panel h3+p{margin-top:6px}
.stat b{display:block;font-family:var(--head);font-weight:600;font-size:1.6rem;line-height:1.1}
.stat span{font-size:.82rem;color:var(--muted);line-height:1.3;display:block;margin-top:2px}
.big-stat{font-family:var(--head);font-weight:600;font-size:2.2rem;line-height:1}
.dark .big-stat{color:var(--bronze-light)}

/* gauge */
.gauge-top{display:flex;justify-content:space-between;font-weight:900;font-size:.85rem}
.gauge-top span:last-child{color:var(--bronze-deep)}
.gauge{position:relative;margin:10px 0 6px}
.gauge .bar{display:flex;height:16px;border-radius:8px;overflow:hidden}
.gauge .bar i{display:block;height:100%}
.gauge .mark{position:absolute;top:-7px;width:6px;height:30px;border-radius:3px;background:var(--ink);margin-left:-3px}
.gauge-labels{display:grid;grid-template-columns:2fr 1fr 1fr;font-size:.75rem;color:var(--muted)}

/* chips list */
.tags{display:flex;flex-wrap:wrap;gap:8px;list-style:none;margin:0;padding:0}
.tags li{background:var(--paper);border-radius:20px;padding:8px 13px;font-size:.9rem;font-weight:700}

/* reviews */
.reviews{display:grid;gap:12px}
@media(min-width:800px){.reviews{grid-template-columns:repeat(2,minmax(0,1fr))}}
.review{background:#fff;border-radius:var(--radius);padding:20px;border:1px solid var(--line);margin:0}
.review .stars{color:var(--bronze-deep);letter-spacing:2px}
.review blockquote{margin:10px 0 12px;font-size:1rem;line-height:1.6}
.review figcaption{font-size:.9rem;color:var(--muted);font-weight:700}

/* about */
.about{display:grid;gap:24px}
.about img{border-radius:18px;width:100%;max-width:360px}
@media(min-width:860px){.about{grid-template-columns:360px 1fr;align-items:center}}

/* forms */
form{display:flex;flex-direction:column;gap:14px}
label{display:flex;flex-direction:column;gap:6px;font-weight:700;font-size:.95rem}
input[type=text],input[type=email],input[type=tel],select,textarea{font:inherit;font-size:16px;border:1.5px solid #b6c1cc;border-radius:10px;padding:12px;background:#fff;color:var(--ink);width:100%}
input:focus,select:focus,textarea:focus{border-color:var(--slate);outline:2px solid var(--bronze-light);outline-offset:1px}
.check{flex-direction:row;align-items:flex-start;gap:10px;font-weight:400;font-size:.82rem;color:var(--ink-2);line-height:1.45}
.check input{width:20px;height:20px;margin-top:2px;flex-shrink:0}
.hidden{position:absolute;left:-9999px}
.contact-grid{display:grid;gap:28px}
@media(min-width:860px){.contact-grid{grid-template-columns:.9fr 1.1fr}}

/* tables */
.compare{width:100%;border-collapse:collapse;background:#fff;border-radius:var(--radius);overflow:hidden;font-size:.92rem}
.compare th,.compare td{padding:12px;text-align:left;vertical-align:top;border-top:1px solid var(--line)}
.compare thead th{background:var(--slate);color:#fff;border-top:0;font-family:var(--head);font-weight:500}
.compare td.win{background:#eef6ec}
.table-wrap{overflow-x:auto;border-radius:var(--radius)}

/* steps */
.steps{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:12px;counter-reset:s}
.steps li{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:16px 16px 16px 60px;position:relative;counter-increment:s}
.steps li::before{content:counter(s);position:absolute;left:16px;top:16px;width:30px;height:30px;border-radius:15px;background:var(--slate);color:#fff;font-weight:900;display:flex;align-items:center;justify-content:center;font-size:.9rem}
.steps b{display:block}

.callout{background:var(--bronze-light);color:var(--ink);border-radius:var(--radius);padding:16px 18px}
.callout b{display:block;font-size:1.05rem}

/* area page */
.area-hero{display:grid;gap:22px}
.area-map{width:100%;max-width:380px}
@media(min-width:900px){.area-hero{grid-template-columns:1.1fr .9fr;align-items:center}.area-map{margin-left:auto}}
.crumb{font-weight:700;font-size:.95rem;text-decoration:none}

/* footer */
.site-foot{background:#fff;border-top:1px solid var(--line);padding:40px 0 48px;font-size:.92rem;color:var(--ink-2)}
.site-foot .wrap>*+*{margin-top:18px}
.foot-logo{width:min(340px,100%)}
.foot-cols{display:grid;gap:18px}
@media(min-width:760px){.foot-cols{grid-template-columns:repeat(3,minmax(0,1fr))}}
.foot-cols b{display:block;color:var(--ink);font-size:1rem}
.foot-marks{display:flex;align-items:center;gap:16px}
.foot-marks img{height:44px;width:auto}
.legal{font-size:.8rem;color:var(--muted);max-width:80ch}
/* keep single-column grids from overflowing on phones */
.hero .wrap,.county,.area-hero,.about,.contact-grid,.grid-2,.reviews,.foot-cols{grid-template-columns:minmax(0,1fr)}
@media(min-width:600px){.btn-row .btn{flex:0 0 auto}}
@media(min-width:700px){.grid-2{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(min-width:760px){.foot-cols{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media(min-width:800px){.reviews{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(min-width:860px){.about{grid-template-columns:360px minmax(0,1fr)}.contact-grid{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr)}}
@media(min-width:900px){.hero .wrap{grid-template-columns:minmax(0,1.25fr) minmax(0,.75fr)}.county{grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr)}.area-hero{grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr)}}

/* calculator */
.calc{display:grid;gap:18px;grid-template-columns:minmax(0,1fr)}
@media(min-width:900px){.calc{grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);align-items:start}.calc-inputs{position:sticky;top:90px}}
.breakdown{width:100%;border-collapse:collapse;margin-top:8px;font-size:.95rem}
.breakdown td{padding:9px 0;border-top:1px solid var(--line);vertical-align:top}
.breakdown td:last-child{text-align:right;white-space:nowrap;padding-left:12px;font-weight:700}
.breakdown tr.total td{border-top:2px solid var(--ink);font-weight:900;font-size:1.05rem}
.breakdown tr.strong td{font-weight:700}
@media print{
  .site-head,.site-foot,.calc-inputs,.btn-row,#estForm,.on-dark .crumb{display:none!important}
  body{background:#fff;font-size:12pt}
  .on-dark{background:#fff;color:#000}.on-dark .lede,.on-dark p{color:#000}
  .panel{border:1px solid #ccc;break-inside:avoid}.panel.dark{background:#fff;color:#000}.panel.dark p,.dark .big-stat{color:#000}
  .section{padding:12px 0}
}

.where{display:grid;gap:18px;grid-template-columns:minmax(0,1fr);align-items:center}
.where .area-map{max-width:300px;margin:0 auto}
@media(min-width:760px){.where{grid-template-columns:300px minmax(0,1fr)}.where .area-map{margin:0}}

/* area hero: text left, map right on desktop; map below and compact on phones */
.area-hero .area-map{width:100%;max-width:300px;margin:4px auto 0}
@media(min-width:900px){.area-hero{grid-template-columns:minmax(0,1.3fr) minmax(0,.7fr)}.area-hero .area-map{max-width:340px;margin:0 0 0 auto}}

.area-hero .area-map{max-height:280px;width:auto;max-width:100%}
@media(min-width:900px){.area-hero .area-map{max-height:420px}}

.live-grid{display:grid;gap:12px;grid-template-columns:minmax(0,1fr)}
@media(min-width:900px){.live-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
.picks{list-style:none;margin:10px 0 0;padding:0}
.picks li{padding:10px 0;border-top:1px solid var(--line)}
.picks li:first-child{border-top:0}
.picks b{display:block}
.picks span{display:block;font-size:.92rem;color:var(--ink-2);margin-top:2px}

.chart{display:flex;flex-direction:column;gap:10px;margin:6px 0 4px}
.bar-row{display:grid;grid-template-columns:minmax(0,8.5rem) minmax(0,1fr) 3.6rem;align-items:center;gap:10px;font-size:.92rem}
.bar-row .bt{background:#e6e0d5;border-radius:6px;height:22px;overflow:hidden;display:block}
.bar-row .bt i{display:block;height:100%;border-radius:6px}
.bar-row .bv{font-weight:900;text-align:right}
@media(max-width:420px){.bar-row{grid-template-columns:minmax(0,6.5rem) minmax(0,1fr) 3.2rem;font-size:.85rem}}

/* seller guide */
.sell-hero-grid{display:grid;gap:26px;grid-template-columns:minmax(0,1fr);align-items:center}
@media(min-width:900px){.sell-hero-grid{grid-template-columns:minmax(0,1.3fr) minmax(0,.7fr)}}
.hero-card{background:var(--slate-2);border-radius:18px;padding:8px 20px}
.hero-card div{padding:14px 0;border-top:1px solid #4a6886}
.hero-card div:first-child{border-top:0}
.hero-card b{display:block;font-family:var(--head);font-weight:600;font-size:2rem;color:var(--bronze-light);line-height:1.1}
.hero-card span{font-size:.9rem;color:#d1dce7}
.split{display:flex;margin-top:22px;border-radius:12px;overflow:hidden;font-weight:900;font-size:.9rem;color:#fff}
.split span{padding:14px 12px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.split span:first-child{background:var(--slate)}
.split span:last-child{background:var(--bronze-deep);text-align:center}
.compare-card .big-stat{font-size:2.6rem;margin:6px 0}
.daybar{height:12px;border-radius:6px;background:#3d5c7c;margin:16px 0 6px;overflow:hidden}
.daybar i{display:block;height:100%;background:var(--bronze-light);border-radius:6px}
.daybar.light{background:#e6e0d5}.daybar.light i{background:var(--bronze-deep)}
.two-col{display:grid;gap:26px;grid-template-columns:minmax(0,1fr)}
@media(min-width:900px){.two-col{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);align-items:center}}
.two-col.center{align-items:center}
.chart-card{margin:0;background:#fff;border:1px solid var(--line);border-radius:18px;padding:14px 14px 10px}
.section.white .chart-card{background:var(--paper);border-color:transparent}
.svgchart{width:100%;height:auto;display:block;font-family:var(--body)}
.houses{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px;max-width:360px}
.houses .h svg{width:100%;height:auto}
.houses .sold svg{fill:var(--slate-3)}
.houses .unsold svg{fill:none;stroke:var(--bronze-deep);stroke-width:1.6;stroke-dasharray:2.5 2}
.cost-grid{display:grid;gap:12px;margin-top:20px;grid-template-columns:minmax(0,1fr)}
@media(min-width:700px){.cost-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(min-width:1050px){.cost-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
.cost{display:flex;gap:14px;background:#fff;border:1px solid var(--line);border-radius:16px;padding:18px}
.cost .ic{flex:0 0 46px;height:46px;border-radius:12px;background:var(--paper);color:var(--slate);display:flex;align-items:center;justify-content:center}
.cost h3{font-size:1.05rem}
.cost p{font-size:.92rem;color:var(--ink-2);margin-top:4px}
.cost .amt{display:inline-block;margin-top:10px;font-weight:900;font-size:.85rem;color:var(--bronze-deep);background:#f3ecdf;border-radius:8px;padding:4px 9px}
.area-tiles{display:grid;gap:10px;margin-top:20px;grid-template-columns:repeat(2,minmax(0,1fr))}
@media(min-width:900px){.area-tiles{grid-template-columns:repeat(4,minmax(0,1fr))}}
.area-tile{display:flex;flex-direction:column;gap:6px;background:var(--paper);border-radius:14px;padding:14px;text-decoration:none;color:var(--ink);border:1px solid transparent}
.area-tile:hover{border-color:var(--slate-3);color:var(--ink)}
.area-tile b{font-size:.98rem;line-height:1.25}
.area-tile span:last-child{font-size:.85rem;color:var(--ink-2)}

/* ===== audit fixes ===== */
/* consistent left alignment: narrow sections keep the same left edge as wide ones */
.wrap.narrow{max-width:1120px}
.wrap.narrow>*{max-width:760px}
.stack.narrow:not(.wrap){max-width:760px}
/* area list rows */
.area-row small{display:flex;flex-wrap:wrap;align-items:center;gap:6px 8px;margin-top:5px}
.area-row .chip{font-size:.7rem;padding:3px 8px}
/* stat tiles */
.stat b{font-size:clamp(1.2rem,5.2vw,1.6rem);white-space:nowrap}
.grid-3{gap:8px}
@media(min-width:700px){.grid-3{gap:12px}}
/* gauge labels */
.gauge-labels{display:flex;justify-content:space-between;gap:8px;font-size:.72rem}
.gauge-labels span{width:auto!important}
.gauge-top{font-size:.8rem;gap:8px}
/* hero map centered on phones */
.area-hero .area-map{margin-left:auto;margin-right:auto}
@media(min-width:900px){.area-hero .area-map{margin-right:0}}
/* living + trends grids sized to their content */
.live-grid.cols-1{grid-template-columns:minmax(0,1fr)}
@media(min-width:900px){.live-grid.cols-2{grid-template-columns:repeat(2,minmax(0,1fr))}.live-grid.cols-1{max-width:560px}}
.grid-3c{display:grid;gap:12px;grid-template-columns:minmax(0,1fr)}
@media(min-width:900px){.grid-3c{grid-template-columns:repeat(3,minmax(0,1fr))}}
/* reviews as balanced columns */
.reviews{display:block;columns:1;column-gap:12px}
@media(min-width:800px){.reviews{columns:2}}
.review{break-inside:avoid;margin:0 0 12px}
/* about facts */
.facts{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.facts li{background:var(--slate-2);border-radius:10px;padding:10px 14px;color:#dbe5ef;font-size:.92rem}
.facts b{color:var(--bronze-light);font-family:var(--head);font-weight:600;margin-right:4px}
/* seller charts: keep a sensible size on desktop */
.chart-card{max-width:560px;width:100%;justify-self:center}
.cost-grid .cost:last-child:nth-child(2n+1){grid-column:1/-1}
@media(min-width:1050px){.cost-grid .cost:last-child:nth-child(2n+1){grid-column:auto}.cost-grid .cost:last-child:nth-child(3n+1){grid-column:1/-1}}
/* spacing rhythm */
.section h2+.lede{margin-top:10px}
.section>.wrap>h2+*{margin-top:18px}

.houses-svg{display:block;width:100%;max-width:340px;height:auto}