/* O2O Property Law — site styles */
:root{
  --navy:#05315A;
  --navy-deep:#03213D;
  --gold:#C99A3E;
  --gold-soft:#E9D3A3;
  --paper:#F6F7F9;
  --white:#FFFFFF;
  --ink:#16202E;
  --muted:#586476;
  --line:#DCE2EA;
  --ok:#1F6B4A;
  --warn:#8A5A00;
  --display:"Newsreader", "Iowan Old Style", Georgia, serif;
  --body:"Source Sans 3", "Segoe UI", system-ui, -apple-system, sans-serif;
  --label:"Montserrat", "Segoe UI", system-ui, sans-serif;
  --radius:6px;
  --wrap:1120px;
  color-scheme:light;
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:var(--white);color:var(--ink);font:17px/1.6 var(--body);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--navy);text-underline-offset:3px}
a:hover{color:var(--gold)}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
h1,h2,h3{font-family:var(--display);font-weight:600;line-height:1.15;color:var(--navy);text-wrap:balance;margin:0}
h1{font-size:clamp(2.2rem,5vw,3.6rem);letter-spacing:-.01em}
h2{font-size:clamp(1.7rem,3.2vw,2.4rem)}
h3{font-size:1.3rem}
p{margin:0}
.wrap{max-width:var(--wrap);margin:0 auto;padding-inline:20px}
.eyebrow{font:700 .74rem/1.2 var(--label);letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.lede{font-size:1.18rem;color:var(--muted);max-width:60ch}
.stack{display:grid;gap:1rem}
.section{padding-block:clamp(56px,8vw,96px)}
.section--paper{background:var(--paper)}
.section--navy{background:var(--navy);color:#E7ECF3}
.section--navy h2,.section--navy h3{color:#fff}
.skip{position:absolute;left:-999px;top:0;background:var(--gold);color:var(--navy-deep);padding:8px 14px;z-index:100}
.skip:focus{left:12px;top:12px}

/* Header */
.topbar{background:var(--navy-deep);color:#C9D3E0;font:600 .8rem/1 var(--label);letter-spacing:.04em}
.topbar .wrap{display:flex;justify-content:flex-end;gap:12px;flex-wrap:wrap;padding-block:9px}
.topbar a{color:#fff;text-decoration:none}
.topbar a:hover{color:var(--gold-soft)}
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);border-bottom:1px solid var(--line);backdrop-filter:saturate(1.4) blur(6px)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:12px}
.brand img{height:54px;width:auto}
.nav{display:flex;align-items:center;gap:4px}
.nav a{font:600 .82rem/1 var(--label);letter-spacing:.06em;text-transform:uppercase;text-decoration:none;color:var(--navy);padding:10px 12px;border-radius:4px}
.nav a:hover,.nav a[aria-current="page"]{color:var(--gold)}
.nav a.btn{color:#fff;margin-left:6px}
.nav a.btn:hover{color:var(--navy-deep)}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:4px;padding:8px 10px;font:600 .8rem var(--label);color:var(--navy);cursor:pointer}
@media (max-width:900px){
  .brand img{height:44px}
  .menu-btn{display:block}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:stretch;padding:8px 20px 16px;border-bottom:1px solid var(--line)}
  .nav.open{display:flex}
  .nav a{padding:14px 4px;border-bottom:1px solid var(--line)}
  .nav a.btn{margin:10px 0 0;text-align:center}
}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--navy);color:#fff;font:700 .85rem/1 var(--label);letter-spacing:.06em;text-transform:uppercase;text-decoration:none;padding:15px 22px;border-radius:4px;border:2px solid var(--navy);cursor:pointer;transition:background .15s,color .15s,border-color .15s}
.btn:hover{background:var(--gold);border-color:var(--gold);color:var(--navy-deep)}
.btn--gold{background:var(--gold);border-color:var(--gold);color:var(--navy-deep)}
.btn--gold:hover{background:#fff;border-color:#fff;color:var(--navy)}
.btn--ghost{background:transparent;color:var(--navy)}
.btn--ghost:hover{background:var(--navy);border-color:var(--navy);color:#fff}
.btn--ghost-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.5)}
.btn--ghost-light:hover{background:#fff;color:var(--navy);border-color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:12px}

/* Hero */
.hero{position:relative;background:var(--navy);color:#DDE5EF;overflow:hidden}
.hero .wrap{position:relative;display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:center;padding-block:clamp(64px,9vw,112px)}
.hero h1{color:#fff}
.hero h1 em{font-style:italic;color:var(--gold-soft)}
.hero .lede{color:#C4D0DE}
.hero-path{position:absolute;inset:0;pointer-events:none;opacity:.9}
.hero-card{background:#fff;color:var(--ink);border-radius:var(--radius);padding:28px;box-shadow:0 24px 60px rgba(0,0,0,.28)}
.hero-card h2{font-size:1.45rem}
.hero-card ul{list-style:none;margin:18px 0 22px;padding:0;display:grid;gap:10px}
.hero-card li{display:flex;gap:10px;align-items:flex-start;font-size:1rem}
.hero-card li::before{content:"";flex:none;width:9px;height:9px;margin-top:.55em;border-radius:50%;background:var(--gold)}
@media (max-width:900px){.hero .wrap{grid-template-columns:1fr}}

/* Credentials strip */
.creds{border-bottom:1px solid var(--line);background:#fff}
.creds .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.cred{padding:22px 18px;border-left:1px solid var(--line)}
.cred:first-child{border-left:0}
.cred b{display:block;font:600 1.5rem/1.1 var(--display);color:var(--navy)}
.cred span{font:600 .72rem/1.3 var(--label);letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
@media (max-width:760px){.creds .wrap{grid-template-columns:1fr 1fr}.cred:nth-child(3){border-left:0}.cred{border-top:1px solid var(--line)}}

/* Section heads */
.sec-head{display:grid;gap:12px;max-width:720px;margin-bottom:40px}

/* Services */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.service{background:#fff;padding:28px;display:grid;gap:10px;align-content:start}
.service p{color:var(--muted);font-size:.98rem}
.service .tag{font:700 .68rem/1 var(--label);letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
@media (max-width:900px){.services{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.services{grid-template-columns:1fr}}

/* Offer-to-ownership path */
.path{position:relative;display:grid;grid-template-columns:repeat(5,1fr);gap:20px;counter-reset:step}
.path::before{content:"";position:absolute;top:22px;left:10%;right:10%;height:3px;background:repeating-linear-gradient(90deg,var(--gold) 0 14px,transparent 14px 22px)}
.step{position:relative;display:grid;gap:10px;justify-items:start}
.step .dot{width:46px;height:46px;border-radius:50%;display:grid;place-items:center;background:var(--navy-deep);border:3px solid var(--gold);color:var(--gold-soft);font:700 .95rem var(--label);counter-increment:step}
.step .dot::before{content:counter(step)}
.step h3{color:#fff;font-size:1.2rem}
.step p{color:#B9C6D6;font-size:.95rem}
@media (max-width:900px){
  .path{grid-template-columns:1fr;gap:26px}
  .path::before{top:10px;bottom:10px;left:22px;right:auto;width:3px;height:auto;background:repeating-linear-gradient(180deg,var(--gold) 0 14px,transparent 14px 22px)}
  .step{grid-template-columns:46px 1fr;column-gap:18px}
  .step .dot{grid-row:span 2}
}

/* Split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:32px}}
.checklist{list-style:none;padding:0;margin:0;display:grid;gap:14px}
.checklist li{display:grid;grid-template-columns:22px 1fr;gap:12px}
.checklist li::before{content:"";width:18px;height:10px;margin-top:.45em;border-left:3px solid var(--gold);border-bottom:3px solid var(--gold);transform:rotate(-45deg)}
.panel{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px}
.quote-block{border-left:3px solid var(--gold);padding-left:20px;font:italic 1.3rem/1.45 var(--display);color:var(--navy)}

/* Page header (inner pages) */
.page-head{background:var(--navy);color:#C9D4E2;padding-block:56px 48px}
.page-head h1{color:#fff;font-size:clamp(2rem,4.4vw,3rem)}
.page-head .lede{color:#C4D0DE;margin-top:12px}

/* Estimator */
.est{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.05fr);gap:32px;align-items:start}
@media (max-width:960px){.est{grid-template-columns:1fr}}
.seg{display:inline-flex;border:1px solid var(--line);border-radius:5px;padding:3px;background:var(--paper);gap:3px;flex-wrap:wrap}
.seg button{border:0;background:transparent;font:700 .78rem/1 var(--label);letter-spacing:.08em;text-transform:uppercase;color:var(--muted);padding:11px 16px;border-radius:3px;cursor:pointer}
.seg button[aria-pressed="true"]{background:var(--navy);color:#fff}
.field{display:grid;gap:6px}
.field label,.legend{font:700 .74rem/1.2 var(--label);letter-spacing:.1em;text-transform:uppercase;color:var(--navy)}
.field small{color:var(--muted);font-size:.85rem}
.input,select.input,textarea.input{width:100%;font:500 1.05rem var(--body);color:var(--ink);background:#fff;border:1px solid #C5CEDA;border-radius:4px;padding:12px 14px}
.input:focus{outline:none;border-color:var(--navy);box-shadow:0 0 0 3px rgba(201,154,62,.35)}
.money{position:relative}
.money::before{content:"$";position:absolute;left:14px;top:50%;transform:translateY(-50%);color:var(--muted);font-weight:600}
.money .input{padding-left:28px;font-variant-numeric:tabular-nums}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:520px){.grid2{grid-template-columns:1fr}}
.check{display:flex;gap:10px;align-items:flex-start;font-size:.98rem}
.check input{width:18px;height:18px;margin-top:3px;accent-color:var(--navy)}
details.adv{border-top:1px solid var(--line);padding-top:14px}
details.adv summary{cursor:pointer;font:700 .78rem var(--label);letter-spacing:.08em;text-transform:uppercase;color:var(--navy)}
details.adv[open] summary{margin-bottom:14px}
.sheet{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:0 10px 30px rgba(5,49,90,.08)}
.sheet-head{background:var(--navy);color:#fff;padding:20px 24px;display:flex;justify-content:space-between;align-items:flex-end;gap:12px;flex-wrap:wrap}
.sheet-head .eyebrow{color:var(--gold-soft)}
.sheet-head h2{color:#fff;font-size:1.35rem}
.sheet-body{padding:8px 24px 20px}
.ledger{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
.ledger th{text-align:left;font:700 .7rem var(--label);letter-spacing:.12em;text-transform:uppercase;color:var(--gold);padding:18px 0 6px;border-bottom:1px solid var(--line)}
.ledger td{padding:9px 0;border-bottom:1px dotted #D3DAE4;vertical-align:top}
.ledger td:last-child{text-align:right;white-space:nowrap;padding-left:12px}
.ledger td small{display:block;color:var(--muted);font-size:.82rem}
.ledger tr.sub td{font-weight:700;color:var(--navy);border-bottom:2px solid var(--navy)}
.ledger tr.neg td:last-child{color:#7A2E2E}
.totals{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border-top:1px solid var(--line)}
.total{background:var(--paper);padding:16px 24px}
.total span{display:block;font:700 .7rem var(--label);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.total b{font:600 1.7rem/1.2 var(--display);color:var(--navy);font-variant-numeric:tabular-nums}
.fine{font-size:.85rem;color:var(--muted)}
.notice{border:1px solid var(--gold-soft);background:#FBF6EA;border-radius:var(--radius);padding:14px 16px;font-size:.92rem;color:#4B3B17}

/* FAQ */
.faq-nav{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:28px}
.faq-nav a{font:700 .74rem var(--label);letter-spacing:.08em;text-transform:uppercase;text-decoration:none;border:1px solid var(--line);border-radius:30px;padding:9px 14px}
.faq-group{display:grid;gap:10px;margin-bottom:44px;scroll-margin-top:110px}
.faq-group h2{font-size:1.6rem;margin-bottom:8px}
.faq{border:1px solid var(--line);border-radius:var(--radius);background:#fff}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:16px;padding:18px 20px;font-weight:600;color:var(--navy);font-size:1.05rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font:400 1.5rem/1 var(--display);color:var(--gold);flex:none}
.faq[open] summary::after{content:"–"}
.faq .a{padding:0 20px 20px;color:#2D3848;display:grid;gap:10px;max-width:75ch}

/* Blog */
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media (max-width:900px){.posts{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.posts{grid-template-columns:1fr}}
.post-card{display:grid;gap:10px;align-content:start;padding-top:18px;border-top:3px solid var(--navy);text-decoration:none;color:inherit}
.post-card:hover h3{color:var(--gold)}
.post-card p{color:var(--muted);font-size:.98rem}
.meta{font:600 .72rem var(--label);letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.meta .cat{color:var(--gold)}
.article{max-width:720px;margin:0 auto}
.article .body{display:grid;gap:1.1em;font-size:1.1rem;line-height:1.7}
.article .body h2{font-size:1.6rem;margin-top:.6em}
.article .body h3{font-size:1.25rem;margin-top:.4em}
.article .body ul,.article .body ol{margin:0;padding-left:1.3em;display:grid;gap:.4em}
.article .body blockquote{margin:0;border-left:3px solid var(--gold);padding-left:18px;color:var(--navy);font-style:italic}

/* Contact */
.contact-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:40px;align-items:start}
@media (max-width:900px){.contact-grid{grid-template-columns:1fr}}
.form{display:grid;gap:18px}
.hp{position:absolute;left:-5000px}
.info-list{display:grid;gap:18px}
.info-list div{display:grid;gap:2px}
.info-list span{font:700 .7rem var(--label);letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.alert{border-radius:var(--radius);padding:14px 16px;font-weight:600}
.alert--ok{background:#E7F3EC;color:var(--ok);border:1px solid #BFDCCB}
.alert--err{background:#FBECEC;color:#7A2E2E;border:1px solid #EBC5C5}

/* CTA band */
.cta-band{background:var(--gold);color:var(--navy-deep)}
.cta-band .wrap{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap;padding-block:40px}
.cta-band h2{color:var(--navy-deep);font-size:clamp(1.5rem,3vw,2rem)}
.cta-band .btn{background:var(--navy-deep);border-color:var(--navy-deep);color:#fff}
.cta-band .btn:hover{background:#fff;border-color:#fff;color:var(--navy)}

/* Footer */
.site-footer{background:var(--navy-deep);color:#AEBBCB;font-size:.93rem}
.site-footer .wrap{padding-block:56px 28px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:36px}
@media (max-width:900px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.foot-grid{grid-template-columns:1fr}}
.site-footer h4{font:700 .72rem var(--label);letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin:0 0 12px}
.site-footer a{color:#fff;text-decoration:none}
.site-footer a:hover{color:var(--gold-soft)}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.site-footer .logo img{height:58px;width:auto;margin-bottom:14px}
.legal{margin-top:40px;padding-top:22px;border-top:1px solid rgba(255,255,255,.12);display:grid;gap:8px;font-size:.8rem;color:#8C9AAD}

/* Pay deposit */
.topbar-right{margin-left:auto;display:inline-flex;align-items:center;gap:6px;flex-wrap:wrap}
.topbar .pay-link{background:var(--gold);color:var(--navy-deep);padding:6px 12px;border-radius:3px;margin-left:10px;text-transform:uppercase;letter-spacing:.08em;font-size:.72rem}
.topbar .pay-link:hover{background:#fff;color:var(--navy)}
.pay-choices{display:grid;grid-template-columns:1fr 1fr;gap:20px}
@media (max-width:640px){.pay-choices{grid-template-columns:1fr}}
.pay-choice{display:grid;gap:8px;align-content:start;padding:28px;border:2px solid var(--line);border-radius:var(--radius);background:#fff;color:var(--ink);text-decoration:none;transition:border-color .15s,box-shadow .15s}
.pay-choice b{font:600 1.5rem/1.2 var(--display);color:var(--navy)}
.pay-choice span{color:var(--muted)}
a.pay-choice:hover{border-color:var(--gold);box-shadow:0 10px 30px rgba(5,49,90,.1);color:var(--ink)}
.pay-choice .go{margin-top:8px;font:700 .8rem var(--label);letter-spacing:.08em;text-transform:uppercase;color:var(--navy)}
.pay-choice--off{background:var(--paper)}
.pay-choice .eyebrow{color:var(--gold)}
.grid2{align-items:start}
/* Top bar: compact single row on phones */
.tb-link{display:inline-flex;align-items:center;gap:6px}
.tb-ico{width:14px;height:14px;display:none}
.tb-short{display:none}
@media (max-width:600px){
  .topbar .wrap{padding-block:8px}
  .topbar-right{width:100%;justify-content:space-between;flex-wrap:nowrap;gap:10px;margin-left:0}
  .tb-sep,.tb-full{display:none}
  .tb-short{display:inline}
  .tb-ico{display:block}
  .topbar .pay-link{margin-left:0;padding:7px 10px;white-space:nowrap;letter-spacing:.06em}
  .topbar{font-size:.76rem;letter-spacing:.02em}
  .tb-link{white-space:nowrap}
}