@font-face {
  font-family: "Playfair Display";
  src: url("../fonts/playfair-display-latin-500-normal.woff2") format("woff2");
  font-weight: 500;
  font-style: normal;
  font-display: swap;
}

@font-face {
  font-family: "Playfair Display";
  src: url("../fonts/playfair-display-latin-600-normal.woff2") format("woff2");
  font-weight: 600;
  font-style: normal;
  font-display: swap;
}

@font-face {
  font-family: "Open Sans";
  src: url("../fonts/open-sans-latin-400-normal.woff2") format("woff2");
  font-weight: 400;
  font-style: normal;
  font-display: swap;
}

@font-face {
  font-family: "Open Sans";
  src: url("../fonts/open-sans-latin-500-normal.woff2") format("woff2");
  font-weight: 500;
  font-style: normal;
  font-display: swap;
}

@font-face {
  font-family: "Open Sans";
  src: url("../fonts/open-sans-latin-600-normal.woff2") format("woff2");
  font-weight: 600;
  font-style: normal;
  font-display: swap;
}

:root {
  --evergreen: #1f3d2e;
  --forest: #335c45;
  --gold: #c9a96b;
  --gold-hover: #b89555;
  --cream: #f8f7f2;
  --neutral: #e5e1d9;
  --charcoal: #2d2d2d;
  --muted: #5e5a53;
  --white: #ffffff;
  --line: rgba(31, 61, 46, 0.12);
  --shadow: 0 14px 40px rgba(31, 61, 46, 0.07);
  --serif: "Playfair Display", Georgia, "Times New Roman", serif;
  --sans: "Open Sans", "Segoe UI", sans-serif;
  --container: 1160px;
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--cream);
  color: var(--charcoal);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  overflow-x: clip;
}

img {
  max-width: 100%;
  height: auto;
}

button,
input,
select,
textarea {
  font: inherit;
  color: inherit;
}

h1, h2, h3, p {
  margin-top: 0;
}

h1, h2, h3 {
  font-family: var(--serif);
  font-weight: 600;
  line-height: 1.12;
  letter-spacing: -0.02em;
  color: var(--charcoal);
}

h1 { font-size: clamp(2.4rem, 4.6vw, 4.05rem); margin-bottom: 0.4em; }
h2 { font-size: clamp(1.8rem, 3vw, 2.5rem); margin-bottom: 0.45em; }
h3 { font-size: 1.35rem; margin-bottom: 0.35em; }

a {
  color: var(--evergreen);
}

.container {
  width: min(var(--container), calc(100% - 40px));
  margin-inline: auto;
}

.skip-link {
  position: absolute;
  left: 16px;
  top: -48px;
  z-index: 80;
  background: var(--evergreen);
  color: var(--cream);
  padding: 8px 12px;
  text-decoration: none;
}

.skip-link:focus {
  top: 8px;
}

#main:focus,
#main:focus-visible {
  outline: none;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  border: 0;
}

:focus {
  outline: none;
}

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

.icon {
  width: 24px;
  height: 24px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.7;
  stroke-linecap: round;
  stroke-linejoin: round;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  min-height: 48px;
  padding: 0 18px;
  border-radius: 4px;
  border: 1px solid transparent;
  text-decoration: none;
  font-weight: 600;
  font-size: 0.95rem;
  cursor: pointer;
}

.btn-primary {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--charcoal);
}

.btn-primary:hover {
  background: var(--gold-hover);
  border-color: var(--gold-hover);
}

.btn-secondary {
  background: transparent;
  border-color: var(--evergreen);
  color: var(--evergreen);
}

.btn-secondary:hover {
  background: var(--evergreen);
  color: var(--cream);
}

.text-link {
  color: var(--evergreen);
  font-weight: 600;
  text-decoration: none;
}

.text-link:hover {
  text-decoration: underline;
}

.eyebrow {
  margin-bottom: 10px;
  color: var(--forest);
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.eyebrow--light {
  color: var(--gold);
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 40;
  background: rgba(248, 247, 242, 0.96);
  border-bottom: 1px solid rgba(31, 61, 46, 0.08);
}

.header-inner {
  position: relative;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  min-height: 78px;
  gap: 8px 12px;
}

.nav-check {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
}

.nav-check:focus-visible ~ .header-end .nav-toggle {
  outline: 2px solid var(--evergreen);
  outline-offset: 3px;
}

.site-logo {
  display: flex;
  margin-right: auto;
  line-height: 0;
}

.logo-img {
  height: 54px;
  width: auto;
}

.header-end {
  display: flex;
  align-items: center;
  gap: 8px;
}

.header-phone,
.header-text {
  color: var(--evergreen);
  text-decoration: none;
  font-weight: 600;
}

.header-phone {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  min-width: 44px;
  min-height: 44px;
  justify-content: center;
}

.header-phone__num,
.header-text,
.header-contact {
  display: none;
}

.nav-toggle {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  min-height: 44px;
  min-width: 44px;
  padding: 0 10px;
  border: 1px solid var(--line);
  border-radius: 4px;
  background: var(--white);
  color: var(--evergreen);
  font-weight: 600;
  cursor: pointer;
}

.nav-toggle__bars,
.nav-toggle__bars::before,
.nav-toggle__bars::after {
  display: block;
  width: 18px;
  height: 2px;
  background: var(--evergreen);
  content: "";
  position: relative;
}

.nav-toggle__bars::before { top: -6px; }
.nav-toggle__bars::after { top: 4px; }
.when-open { display: none; }
.nav-check:checked ~ .header-end .when-closed { display: none; }
.nav-check:checked ~ .header-end .when-open { display: inline; }

.site-nav {
  display: none;
  flex-basis: 100%;
  flex-direction: column;
  gap: 4px;
  padding-bottom: 16px;
}

.nav-check:checked ~ .site-nav {
  display: flex;
  max-height: calc(100vh - 78px);
  overflow: auto;
}

.menu-list {
  list-style: none;
  margin: 0;
  padding: 0;
}

.menu-list a {
  display: flex;
  align-items: center;
  min-height: 44px;
  color: var(--charcoal);
  text-decoration: none;
  font-weight: 500;
}

.menu-list a:hover,
.current-menu-item > a,
.current_page_item > a {
  color: var(--evergreen);
}

.site-nav__quick {
  display: flex;
  flex-direction: column;
  gap: 8px;
  margin-top: 8px;
}

.site-nav__quick .btn {
  width: 100%;
}

body:has(.nav-check:checked) {
  overflow: hidden;
}

.hero {
  position: relative;
  background: var(--cream);
  min-height: 0;
  overflow: hidden;
}

.hero__media {
  position: relative;
  height: 280px;
}

.hero__media picture {
  display: block;
  width: 100%;
  height: 100%;
}

.hero__img,
.hero__media img {
  width: 100%;
  height: 100%;
  max-width: none;
  object-fit: cover;
  object-position: 72% center;
  display: block;
}

.hero__veil {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(248, 247, 242, 0) 28%, rgba(248, 247, 242, 0.45) 62%, var(--cream) 100%);
  pointer-events: none;
}

.hero__content {
  position: relative;
  z-index: 1;
  padding: 8px 0 36px;
}

.hero__lead {
  max-width: 34rem;
  font-size: 1.125rem;
  color: var(--charcoal);
}

.hero__actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 22px;
}

.search-band {
  background: var(--evergreen);
  color: var(--cream);
  padding: 22px 0;
}

.search-band h2 {
  color: var(--cream);
  font-family: var(--sans);
  font-size: 1.25rem;
  letter-spacing: 0;
  margin-bottom: 4px;
}

.search-band p {
  margin: 0;
  color: rgba(248, 247, 242, 0.82);
  font-size: 0.95rem;
}

.search-band__intro {
  display: flex;
  gap: 12px;
  align-items: flex-start;
  margin-bottom: 16px;
}

.search-form {
  display: grid;
  gap: 10px;
}

.field {
  display: flex;
  flex-direction: column;
  gap: 4px;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.field span,
.calculator label,
.contact-form label {
  color: inherit;
}

.search-form select,
.contact-form input,
.contact-form textarea,
.calculator input {
  width: 100%;
  min-height: 48px;
  border: 1px solid var(--neutral);
  border-radius: 4px;
  background: var(--white);
  color: var(--charcoal);
  padding: 10px 12px;
  text-transform: none;
  letter-spacing: 0;
  font-weight: 400;
}

.contact-form textarea {
  min-height: 140px;
  resize: vertical;
}

.search-form .btn {
  width: 100%;
}

.section {
  padding: 56px 0;
}

.pathway-grid,
.resource-grid,
.tool-grid,
.town-grid,
.post-grid {
  display: grid;
  gap: 16px;
}

.pathway-card,
.tool-card,
.post-card,
.review-card,
.contact-card,
.notice-panel {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 6px;
  box-shadow: var(--shadow);
  padding: 22px 20px;
}

.pathway-card p,
.tool-card p,
.post-card p,
.review-card p {
  color: var(--muted);
}

.icon-badge {
  display: inline-grid;
  place-items: center;
  width: 46px;
  height: 46px;
  margin-bottom: 12px;
  border-radius: 50%;
  background: rgba(31, 61, 46, 0.06);
  color: var(--evergreen);
}

.intro-band {
  background: var(--white);
  padding: 56px 0;
}

.intro-grid,
.about-layout,
.layout-prose,
.contact-layout,
.split,
.calculator-layout {
  display: grid;
  gap: 28px;
}

.portrait-frame {
  width: 240px;
  height: 240px;
  margin: 0;
  overflow: hidden;
  border-radius: 4px;
  background: var(--neutral);
  box-shadow: var(--shadow);
}

.portrait-frame img,
.portrait {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.trust-list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  gap: 16px;
}

.trust-list li {
  display: flex;
  gap: 12px;
  align-items: flex-start;
}

.trust-list strong {
  display: block;
  color: var(--charcoal);
}

.trust-list .icon-badge {
  flex: 0 0 auto;
  margin-bottom: 0;
}

.section-heading {
  display: flex;
  flex-wrap: wrap;
  align-items: baseline;
  gap: 12px 18px;
  margin-bottom: 18px;
}

.section-heading h2 {
  margin: 0;
}

.section-heading__rule {
  flex: 1 1 80px;
  height: 1px;
  background: var(--gold);
  align-self: center;
}

.town-card {
  position: relative;
  display: block;
  color: var(--white);
  text-decoration: none;
  border-radius: 6px;
  overflow: hidden;
  min-height: 180px;
}

.town-card__media {
  display: block;
  aspect-ratio: 4 / 3;
  background: var(--evergreen);
}

.town-card__media img,
.town-card__fallback {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.town-card__fallback {
  background:
    linear-gradient(160deg, rgba(248, 247, 242, 0.16), rgba(31, 61, 46, 0.2)),
    var(--forest);
}

.town-card__name {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  padding: 28px 12px 12px;
  background: linear-gradient(180deg, rgba(31, 61, 46, 0), rgba(20, 36, 28, 0.88));
  font-family: var(--serif);
  font-size: 1.25rem;
}

.town-grid {
  grid-template-columns: 1fr 1fr;
}

.review-card blockquote {
  margin: 0;
}

.review-card blockquote p {
  color: var(--charcoal);
  font-size: 1.05rem;
}

.stars {
  margin-bottom: 8px;
  color: var(--gold);
  letter-spacing: 0.08em;
}

.review-card__by,
.review-card__source,
.post-card__meta,
.byline {
  color: var(--muted);
  font-size: 0.92rem;
}

.tool-grid {
  grid-template-columns: 1fr;
}

.final-cta {
  background: var(--evergreen);
  color: var(--cream);
  padding: 56px 0;
}

.final-cta h2,
.final-cta p {
  color: var(--cream);
}

.final-cta__actions {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 14px;
}

.final-cta__phone {
  color: var(--cream);
  font-weight: 600;
  text-decoration: none;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  min-height: 44px;
}

.site-footer {
  background: #183226;
  color: rgba(248, 247, 242, 0.86);
  padding: 36px 0 28px;
}

.site-footer a {
  color: var(--cream);
  text-decoration: none;
}

.site-footer a:hover {
  text-decoration: underline;
}

.footer-top,
.footer-contact,
.footer-base {
  display: grid;
  gap: 16px;
}

.footer-logo {
  display: inline-flex;
  width: fit-content;
  background: var(--cream);
  border-radius: 6px;
  padding: 8px 12px;
  line-height: 0;
}

.footer-logo .logo-img {
  height: 58px;
}

.footer-nav .menu-list a {
  color: var(--cream);
  min-height: 36px;
}

.social-link {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  min-height: 44px;
  width: fit-content;
}

.footer-phone {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-family: var(--serif);
  font-size: 1.4rem;
  color: var(--cream);
}

.footer-office,
.footer-base p,
.footer-disclosure {
  margin: 0;
}

.footer-contact address {
  font-style: normal;
}

.footer-contact address a,
.footer-copy {
  display: inline-block;
  margin-top: 6px;
}

.footer-base {
  margin-top: 22px;
  padding-top: 16px;
  border-top: 1px solid rgba(248, 247, 242, 0.16);
  font-size: 0.92rem;
}

.page-hero {
  padding: 28px 0 8px;
}

.lede {
  max-width: 42rem;
  color: var(--muted);
  font-size: 1.125rem;
}

.breadcrumb ol {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  list-style: none;
  margin: 0 0 12px;
  padding: 0;
  color: var(--muted);
  font-size: 0.88rem;
}

.breadcrumb li:not(:last-child)::after {
  content: "/";
  margin-left: 6px;
  color: var(--gold);
}

.breadcrumb a {
  color: var(--forest);
  text-decoration: none;
}

.prose {
  max-width: 72ch;
}

.prose--wide {
  max-width: none;
  margin-bottom: 22px;
}

.prose h2 {
  margin-top: 1.4em;
}

.prose a {
  text-underline-offset: 3px;
}

.prose .btn {
  text-decoration: none;
}

.contact-card,
.about-side {
  display: grid;
  gap: 12px;
  align-content: start;
}

.contact-card .btn,
.contact-action {
  width: 100%;
}

.contact-action {
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-height: 72px;
  padding: 12px 16px;
  border-radius: 6px;
  background: var(--white);
  border: 1px solid var(--line);
  text-decoration: none;
  color: var(--charcoal);
}

.contact-action span {
  color: var(--forest);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.contact-action strong {
  font-family: var(--serif);
  font-size: 1.45rem;
  font-weight: 600;
}

.contact-secondary {
  margin: 0;
  padding-left: 18px;
}

.contact-secondary a,
.contact-methods address {
  font-style: normal;
}

.form-status {
  margin-bottom: 16px;
  padding: 16px 18px;
  border-radius: 6px;
}

.form-status h2 {
  font-size: 1.4rem;
}

.form-status--success {
  background: #eef4ef;
  border: 1px solid rgba(31, 61, 46, 0.2);
}

.form-status--error,
.field-error {
  color: #7a2e24;
}

.form-status--error {
  background: #fbf1ee;
  border: 1px solid rgba(122, 46, 36, 0.25);
}

.field-error {
  margin: 6px 0 0;
  font-size: 0.92rem;
}

.form-grid {
  display: grid;
  gap: 14px;
}

.contact-form,
.form-field {
  display: grid;
  gap: 8px;
}

.contact-form label,
.calculator label {
  display: grid;
  gap: 6px;
  font-weight: 600;
}

.form-note,
.field-help,
.disclaimer {
  color: var(--muted);
  font-size: 0.92rem;
}

.hp {
  position: absolute;
  left: -10000px;
  height: 0;
  width: 0;
  overflow: hidden;
}

.calculator {
  display: grid;
  gap: 18px;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 6px;
  box-shadow: var(--shadow);
  padding: 22px;
}

.calculator__fields {
  display: grid;
  gap: 14px;
}

.calculator__result {
  background: var(--cream);
  border-radius: 6px;
  padding: 18px;
}

.calculator__kicker {
  margin-bottom: 6px;
  color: var(--forest);
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

.calculator__amount {
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 3rem);
  margin-bottom: 8px;
}

.homes-form {
  background: var(--evergreen);
  color: var(--cream);
  border-radius: 6px;
  padding: 16px;
  margin-bottom: 22px;
}

.search-summary {
  white-space: pre-line;
  font-family: var(--sans);
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: 16px;
}

.chip-list {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  list-style: none;
  margin: 0 0 18px;
  padding: 0;
}

.chip-list a {
  display: inline-flex;
  align-items: center;
  min-height: 36px;
  padding: 0 12px;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: var(--white);
  text-decoration: none;
}

.community-photo {
  margin: 0 0 18px;
}

.community-photo img {
  width: 100%;
  border-radius: 6px;
}

.pagination {
  margin-top: 22px;
}

.pagination .nav-links {
  display: flex;
  gap: 12px;
}

@media (min-width: 720px) {
  .hero__media { height: 380px; }
  .town-grid,
  .town-grid--index { grid-template-columns: repeat(3, 1fr); }
  .pathway-grid,
  .resource-grid,
  .tool-grid,
  .post-grid { grid-template-columns: 1fr 1fr; }
  .form-grid { grid-template-columns: 1fr 1fr; }
  .form-grid .form-field:last-child { grid-column: 1 / -1; }
  .footer-contact { grid-template-columns: 1fr 1fr; }
  .search-form { grid-template-columns: 1fr 1fr; }
  .search-form .btn { grid-column: 1 / -1; }
}

@media (min-width: 1100px) {
  .hero {
    min-height: 640px;
    display: flex;
    align-items: center;
  }

  .hero__media {
    position: absolute;
    top: 0;
    right: 0;
    bottom: 0;
    width: 68%;
    height: auto;
  }

  .hero__veil {
    background: linear-gradient(
      90deg,
      var(--cream) 0%,
      var(--cream) 30%,
      rgba(248, 247, 242, 0.94) 41%,
      rgba(248, 247, 242, 0.68) 52%,
      rgba(248, 247, 242, 0.22) 64%,
      rgba(248, 247, 242, 0) 76%
    );
  }

  .hero__content {
    padding-top: 72px;
    padding-bottom: 80px;
  }

  .hero__copy {
    max-width: 31rem;
  }

  .search-band__inner {
    display: grid;
    grid-template-columns: minmax(220px, 0.8fr) 2.4fr;
    gap: 22px;
    align-items: center;
  }

  .search-band__intro { margin-bottom: 0; }

  .search-form {
    grid-template-columns: 1.2fr 1fr 1.1fr 0.7fr auto;
    align-items: end;
  }

  .search-form .btn {
    width: auto;
    grid-column: auto;
  }

  .pathway-grid { grid-template-columns: repeat(4, 1fr); }
  .intro-grid {
    grid-template-columns: 240px minmax(0, 1fr) 280px;
    align-items: center;
    gap: 42px;
  }
  .split { grid-template-columns: 1fr 1fr; gap: 36px; align-items: start; }
  .tool-grid { grid-template-columns: 1fr; }
  .town-grid { grid-template-columns: repeat(6, 1fr); }
  .town-grid--index { grid-template-columns: repeat(4, 1fr); }
  .town-grid--related { grid-template-columns: repeat(4, 1fr); }
  .about-layout,
  .layout-prose,
  .contact-layout {
    grid-template-columns: minmax(0, 720px) 280px;
    justify-content: space-between;
    align-items: start;
  }
  .contact-layout { grid-template-columns: 0.85fr 1.15fr; gap: 40px; padding-bottom: 64px; }
  .calculator {
    grid-template-columns: 1.2fr 0.8fr;
    align-items: center;
    padding: 28px;
  }
  .final-cta__inner {
    display: flex;
    justify-content: space-between;
    align-items: center;
    gap: 28px;
  }
  .final-cta__actions { align-items: flex-end; }
  .footer-top {
    grid-template-columns: auto 1fr auto;
    align-items: center;
  }
  .footer-nav .menu-list {
    display: flex;
    flex-wrap: wrap;
    gap: 8px 16px;
    justify-content: center;
  }
  .resource-grid,
  .post-grid { grid-template-columns: repeat(3, 1fr); }
  .section,
  .intro-band { padding: 80px 0; }
}

@media (min-width: 1100px) and (max-width: 1280px) {
  .hero__copy { max-width: 24rem; }
  .hero__veil {
    background: linear-gradient(
      90deg,
      var(--cream) 0%,
      var(--cream) 36%,
      rgba(248, 247, 242, 0.92) 48%,
      rgba(248, 247, 242, 0.35) 62%,
      rgba(248, 247, 242, 0) 76%
    );
  }
}

@media (min-width: 1200px) {
  .header-inner {
    flex-wrap: nowrap;
    min-height: 96px;
    gap: 18px;
  }

  .site-logo { order: 1; margin-right: 0; }
  .site-nav { order: 2; }
  .header-end { order: 3; }
  .logo-img { height: 72px; }
  .footer-logo .logo-img { height: 58px; }

  .header-contact,
  .header-text,
  .header-phone__num {
    display: inline-flex;
  }

  .header-phone {
    gap: 8px;
    min-width: 0;
  }

  .header-text {
    min-height: 44px;
    align-items: center;
  }

  .nav-check,
  .nav-toggle,
  .site-nav__quick {
    display: none;
  }

  .site-nav,
  .nav-check:checked ~ .site-nav {
    display: block;
    flex: 1 1 auto;
    max-height: none;
    overflow: visible;
    padding: 0;
  }

  .menu-list {
    display: flex;
    justify-content: flex-end;
    gap: 16px;
  }

  .menu-list a {
    min-height: 44px;
    font-size: 0.94rem;
  }

  body:has(.nav-check:checked) {
    overflow: auto;
  }
}

@media (max-width: 719px) {
  .container { width: min(var(--container), calc(100% - 32px)); }
  .logo-img { height: 48px; max-width: 46vw; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *,
  *::before,
  *::after {
    transition: none !important;
    animation: none !important;
  }
}