/* ============================================================
   Jennifer Kirk · The Kirks Realty Group
   Palette: prairie green + limestone + signal clay
   Type: Archivo (display/UI) · Source Serif 4 (body) · IBM Plex Mono (data)
   ============================================================ */

:root{
  --paper:#F4F3EF;
  --paper-2:#E9E9E1;
  --surface:#FFFFFF;
  --text:#17211C;
  --muted:#59635C;
  --faint:#828C85;
  --line:#DAD9D0;
  --line-strong:#C3C3B8;
  --brand:#1D4A38;
  --brand-2:#2E6B50;
  --brand-wash:#E4EBE5;
  --signal:#C24A1C;
  --signal-2:#D4501F;
  --signal-wash:#F7E6DD;
  --shadow:0 1px 2px rgba(16,26,21,.05), 0 8px 24px -12px rgba(16,26,21,.18);

  /* Committed dark band — identical in both themes */
  --band:#12211A;
  --band-2:#1A2E24;
  --band-text:#F0F2EE;
  --band-muted:#A7B6AC;
  --band-line:#2C4437;

  --step--1:clamp(.78rem,.76rem + .1vw,.84rem);
  --step-0:clamp(1rem,.97rem + .16vw,1.09rem);
  --step-1:clamp(1.19rem,1.12rem + .34vw,1.4rem);
  --step-2:clamp(1.42rem,1.29rem + .64vw,1.85rem);
  --step-3:clamp(1.7rem,1.46rem + 1.15vw,2.45rem);
  --step-4:clamp(2.03rem,1.62rem + 1.95vw,3.25rem);
  --step-5:clamp(2.42rem,1.72rem + 3.3vw,4.4rem);

  --wrap:1180px;
  --gut:clamp(1.1rem,4vw,2.5rem);
  --sans:"Archivo","Helvetica Neue",Arial,sans-serif;
  --serif:"Source Serif 4",Georgia,"Times New Roman",serif;
  --mono:"IBM Plex Mono",ui-monospace,SFMono-Regular,Menlo,monospace;
}
@media (prefers-color-scheme:dark){
  :root:not([data-theme="light"]){
    --paper:#0C1310;
    --paper-2:#131E18;
    --surface:#16221B;
    --text:#E4EAE5;
    --muted:#9CA9A1;
    --faint:#7C8A82;
    --line:#243329;
    --line-strong:#33463A;
    --brand:#77B694;
    --brand-2:#96CCAE;
    --brand-wash:#16281F;
    --signal:#F07645;
    --signal-2:#F58A5F;
    --signal-wash:#2A170F;
    --shadow:0 1px 2px rgba(0,0,0,.4), 0 8px 24px -12px rgba(0,0,0,.7);
  }
}
:root[data-theme="dark"]{
  --paper:#0C1310;
  --paper-2:#131E18;
  --surface:#16221B;
  --text:#E4EAE5;
  --muted:#9CA9A1;
  --faint:#7C8A82;
  --line:#243329;
  --line-strong:#33463A;
  --brand:#77B694;
  --brand-2:#96CCAE;
  --brand-wash:#16281F;
  --signal:#F07645;
  --signal-2:#F58A5F;
  --signal-wash:#2A170F;
  --shadow:0 1px 2px rgba(0,0,0,.4), 0 8px 24px -12px rgba(0,0,0,.7);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{
  margin:0;background:var(--paper);color:var(--text);
  font-family:var(--serif);font-size:var(--step-0);line-height:1.65;
  font-synthesis-weight:none;
}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4,.u-sans{font-family:var(--sans);text-wrap:balance}
h1,h2,h3,h4{margin:0;line-height:1.06;letter-spacing:-.022em;font-weight:800}
p{margin:0}
:focus-visible{outline:2.5px solid var(--signal);outline-offset:3px;border-radius:2px}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;transition-duration:.001ms!important}
  html{scroll-behavior:auto!important}
}

/* ---------- primitives ---------- */
.wrap{width:min(100% - var(--gut)*2,var(--wrap));margin-inline:auto}
.wrap-narrow{width:min(100% - var(--gut)*2,720px);margin-inline:auto}
.stack{display:flex;flex-direction:column}
.stack-2{gap:.5rem}.stack-3{gap:.85rem}.stack-4{gap:1.25rem}.stack-6{gap:2rem}.stack-8{gap:3rem}
.sec{padding-block:clamp(3rem,7vw,5.5rem)}
.sec-tight{padding-block:clamp(2.2rem,5vw,3.5rem)}
.sec--alt{background:var(--paper-2)}
.rule{height:1px;background:var(--line);border:0;margin:0}

.eyebrow{
  font-family:var(--mono);font-size:var(--step--1);font-weight:500;
  letter-spacing:.13em;text-transform:uppercase;color:var(--brand);margin:0;
}
.eyebrow--signal{color:var(--signal)}
.eyebrow--band{color:#93C7A9}
.lede{font-size:var(--step-1);line-height:1.5;color:var(--muted);max-width:62ch}
.prose{max-width:66ch}
.prose p + p{margin-top:.9rem}
.dim{color:var(--muted)}
.num{font-variant-numeric:tabular-nums}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:.5rem;
  font-family:var(--sans);font-weight:700;font-size:.95rem;letter-spacing:-.005em;
  padding:.82rem 1.35rem;border-radius:2px;border:1.5px solid transparent;
  text-decoration:none;cursor:pointer;transition:background .16s,color .16s,border-color .16s,transform .16s;
  line-height:1.2;text-align:center;
}
.btn:hover{transform:translateY(-1px)}
.btn--primary{background:var(--signal);color:#fff;border-color:var(--signal)}
.btn--primary:hover{background:var(--signal-2);border-color:var(--signal-2)}
.btn--solid{background:var(--brand);color:#F4F3EF;border-color:var(--brand)}
.btn--solid:hover{background:var(--brand-2);border-color:var(--brand-2)}
:root[data-theme="dark"] .btn--solid,
:root:not([data-theme="light"]) .btn--solid{color:#0C1310}
@media (prefers-color-scheme:light){:root:not([data-theme="dark"]) .btn--solid{color:#F4F3EF}}
.btn--ghost{background:transparent;color:var(--text);border-color:var(--line-strong)}
.btn--ghost:hover{border-color:var(--text)}
.btn--onband{background:transparent;color:var(--band-text);border-color:rgba(240,242,238,.38)}
.btn--onband:hover{border-color:var(--band-text);background:rgba(240,242,238,.07)}
.btn--sm{padding:.5rem .85rem;font-size:.83rem}
.btn-row{display:flex;flex-wrap:wrap;gap:.7rem}

.tlink{
  font-family:var(--sans);font-weight:700;font-size:.95rem;color:var(--signal);
  text-decoration:none;display:inline-flex;align-items:center;gap:.4rem;
  border-bottom:1.5px solid transparent;transition:border-color .16s;width:fit-content;
}
.tlink:hover{border-color:var(--signal)}
.tlink::after{content:"→";transition:transform .16s}
.tlink:hover::after{transform:translateX(3px)}

/* ---------- chips ---------- */
.chip{
  display:inline-flex;align-items:center;gap:.35rem;
  font-family:var(--mono);font-size:.7rem;font-weight:500;letter-spacing:.06em;text-transform:uppercase;
  padding:.26rem .5rem;border-radius:2px;background:var(--brand-wash);color:var(--brand);
  border:1px solid color-mix(in srgb,var(--brand) 22%,transparent);white-space:nowrap;
}
.chip--signal{background:var(--signal-wash);color:var(--signal);border-color:color-mix(in srgb,var(--signal) 25%,transparent)}
.chip--plain{background:transparent;color:var(--muted);border-color:var(--line-strong)}
.chips{display:flex;flex-wrap:wrap;gap:.35rem}

/* ---------- header ---------- */
.hdr{
  position:sticky;top:0;z-index:60;background:color-mix(in srgb,var(--paper) 88%,transparent);
  backdrop-filter:saturate(1.4) blur(12px);border-bottom:1px solid var(--line);
}
.hdr__in{display:flex;align-items:center;gap:1rem;min-height:62px}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none;flex:0 0 auto}
.brand__mark{
  width:34px;height:34px;flex:0 0 34px;display:grid;place-items:center;background:var(--brand);color:#F4F3EF;
  font-family:var(--sans);font-weight:800;font-size:.8rem;letter-spacing:.02em;border-radius:2px;
}
:root[data-theme="dark"] .brand__mark,:root:not([data-theme="light"]) .brand__mark{color:#0C1310}
@media (prefers-color-scheme:light){:root:not([data-theme="dark"]) .brand__mark{color:#F4F3EF}}
.brand__txt{display:flex;flex-direction:column;line-height:1.12}
.brand__name{font-family:var(--sans);font-weight:800;font-size:.98rem;letter-spacing:-.02em}
.brand__sub{font-family:var(--mono);font-size:.6rem;letter-spacing:.11em;text-transform:uppercase;color:var(--faint)}
.nav{display:flex;align-items:center;gap:.15rem;margin-left:auto;flex-wrap:wrap}
.nav a{
  font-family:var(--sans);font-weight:600;font-size:.86rem;text-decoration:none;color:var(--muted);
  padding:.42rem .58rem;border-radius:2px;transition:color .14s,background .14s;white-space:nowrap;
}
.nav a:hover{color:var(--text);background:var(--paper-2)}
.nav a[aria-current="page"]{color:var(--brand);background:var(--brand-wash)}
.hdr__cta{display:flex;align-items:center;gap:.5rem;flex:0 0 auto}
.hdr__phone{
  font-family:var(--mono);font-size:.82rem;font-weight:500;color:var(--text);text-decoration:none;
  padding:.4rem .5rem;white-space:nowrap;
}
.hdr__phone:hover{color:var(--signal)}
.burger{display:none;background:none;border:1.5px solid var(--line-strong);border-radius:2px;padding:.45rem .6rem;cursor:pointer;color:var(--text);font-family:var(--sans);font-weight:700;font-size:.8rem}
@media (max-width:1080px){
  .nav{display:none;order:99;width:100%;flex-direction:column;align-items:stretch;padding-bottom:.7rem;gap:0}
  .nav.is-open{display:flex}
  .nav a{padding:.6rem .3rem;border-bottom:1px solid var(--line);font-size:.95rem}
  .hdr__in{flex-wrap:wrap}
  .burger{display:block;margin-left:auto}
  .hdr__cta .btn{display:none}
  .hdr__cta{margin-left:0}
}
@media (max-width:520px){.hdr__phone{display:none}}

/* ---------- hero ---------- */
.hero{background:var(--band);color:var(--band-text);position:relative;overflow:hidden}
.hero::after{
  content:"";position:absolute;inset:auto 0 0 0;height:3px;
  background:linear-gradient(90deg,var(--signal) 0 22%,transparent 22%);
}
.hero__in{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(1.5rem,4vw,3.5rem);align-items:center;padding-block:clamp(2.6rem,6vw,4.5rem)}
.hero h1{font-size:var(--step-5);letter-spacing:-.035em;color:var(--band-text)}
.hero h1 em{font-style:normal;color:#8FD0AB}
.hero__lede{font-size:var(--step-1);line-height:1.5;color:var(--band-muted);max-width:48ch}
.hero__portrait{position:relative}
.hero__portrait img{width:100%;border-radius:2px;filter:saturate(1.02)}
.hero__badge{
  position:absolute;left:-14px;bottom:22px;background:var(--signal);color:#fff;padding:.6rem .8rem;border-radius:2px;
  font-family:var(--mono);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;font-weight:600;line-height:1.35;
  box-shadow:0 10px 30px -12px rgba(0,0,0,.6);
}
@media (max-width:860px){
  .hero__in{grid-template-columns:1fr;padding-block:2.2rem}
  .hero__portrait{max-width:340px}
  .hero__badge{left:auto;right:-8px}
}

/* proof strip */
.proof{border-top:1px solid var(--band-line);background:var(--band-2)}
.proof__in{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.proof__item{padding:1.15rem .4rem;border-right:1px solid var(--band-line)}
.proof__item:last-child{border-right:0}
.proof__n{font-family:var(--sans);font-weight:800;font-size:var(--step-2);color:var(--band-text);letter-spacing:-.03em;font-variant-numeric:tabular-nums;line-height:1}
.proof__l{font-family:var(--mono);font-size:.66rem;letter-spacing:.1em;text-transform:uppercase;color:var(--band-muted);margin-top:.4rem;display:block}
@media (max-width:720px){
  .proof__in{grid-template-columns:1fr 1fr}
  .proof__item{border-bottom:1px solid var(--band-line)}
  .proof__item:nth-child(2n){border-right:0}
}

/* ---------- signature: boundary module ---------- */
.boundary{background:var(--surface);border:1px solid var(--line);border-left:3px solid var(--signal);padding:clamp(1.3rem,3.5vw,2.2rem);box-shadow:var(--shadow)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.5rem,4vw,3.2rem);align-items:start}
.split--side{grid-template-columns:1.32fr .84fr}
@media (max-width:860px){.split,.split--side{grid-template-columns:1fr}}
.zonelist{display:flex;flex-direction:column;gap:0;margin-top:.4rem}
.zonelist__row{display:grid;grid-template-columns:auto 1fr;gap:.9rem;align-items:baseline;padding:.7rem 0;border-bottom:1px solid var(--line)}
.zonelist__row:last-child{border-bottom:0}
.zonelist__k{font-family:var(--mono);font-size:.72rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:var(--brand);white-space:nowrap}
.zonelist__v{font-size:.95rem;color:var(--muted);line-height:1.5}

/* ---------- path cards ---------- */
.paths{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border:1px solid var(--line)}
.path{background:var(--surface);padding:clamp(1.4rem,3.5vw,2.1rem);display:flex;flex-direction:column;gap:.75rem;text-decoration:none;transition:background .16s}
.path:hover{background:var(--brand-wash)}
.path h3{font-size:var(--step-2)}
.path p{color:var(--muted);font-size:.97rem;line-height:1.55}
@media (max-width:720px){.paths{grid-template-columns:1fr}}

.minis{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.mini{background:var(--surface);padding:1.25rem 1.1rem;display:flex;flex-direction:column;gap:.45rem;text-decoration:none;transition:background .16s}
.mini:hover{background:var(--brand-wash)}
.mini h4{font-size:1.02rem;letter-spacing:-.015em}
.mini p{font-size:.87rem;color:var(--muted);line-height:1.5}
@media (max-width:900px){.minis{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.minis{grid-template-columns:1fr}}

/* ---------- numbered steps ---------- */
.steps{display:flex;flex-direction:column;gap:0;counter-reset:s}
.step{display:grid;grid-template-columns:auto 1fr;gap:1.1rem;padding:1.4rem 0;border-bottom:1px solid var(--line);align-items:start}
.step:first-child{border-top:1px solid var(--line)}
.step__n{counter-increment:s;font-family:var(--mono);font-size:.8rem;font-weight:600;color:var(--signal);padding-top:.28rem}
.step__n::before{content:counter(s,decimal-leading-zero)}
.step h3{font-size:var(--step-1);margin-bottom:.4rem}
.step p{color:var(--muted);line-height:1.6;max-width:60ch}

/* ---------- area index ---------- */
.areagrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(268px,1fr));gap:1px;background:var(--line);border:1px solid var(--line)}
.area{background:var(--surface);padding:1.15rem 1.15rem 1.25rem;text-decoration:none;display:flex;flex-direction:column;gap:.5rem;transition:background .16s}
.area:hover{background:var(--brand-wash)}
.area__top{display:flex;align-items:baseline;justify-content:space-between;gap:.6rem}
.area__name{font-family:var(--sans);font-weight:800;font-size:1.12rem;letter-spacing:-.02em}
.area__price{font-family:var(--mono);font-size:.8rem;font-weight:500;color:var(--signal);font-variant-numeric:tabular-nums;white-space:nowrap}
.area__isd{font-family:var(--mono);font-size:.68rem;letter-spacing:.05em;text-transform:uppercase;color:var(--faint);line-height:1.5}

/* ---------- data table ---------- */
.tablewrap{overflow-x:auto;border:1px solid var(--line);background:var(--surface)}
table.data{border-collapse:collapse;width:100%;min-width:520px;font-variant-numeric:tabular-nums}
table.data th,table.data td{padding:.72rem .9rem;text-align:left;border-bottom:1px solid var(--line);font-size:.9rem}
table.data th{font-family:var(--mono);font-size:.68rem;letter-spacing:.09em;text-transform:uppercase;color:var(--faint);font-weight:600;background:var(--paper-2)}
table.data td:not(:first-child){font-family:var(--mono);font-size:.85rem}
table.data td:first-child{font-family:var(--sans);font-weight:700}
table.data tr:last-child td{border-bottom:0}

/* ---------- stat callout ---------- */
.statbox{border:1px solid var(--line);background:var(--surface);padding:1.15rem 1.25rem;display:flex;flex-direction:column;gap:.25rem}
.statbox__l{font-family:var(--mono);font-size:.68rem;letter-spacing:.09em;text-transform:uppercase;color:var(--faint)}
.statbox__v{font-family:var(--sans);font-weight:800;font-size:var(--step-3);letter-spacing:-.03em;font-variant-numeric:tabular-nums;line-height:1.05}
.statbox__s{font-family:var(--mono);font-size:.75rem;color:var(--muted);line-height:1.55}

/* ---------- reviews ---------- */
.quotes{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:1px;background:var(--line);border:1px solid var(--line)}
.quote{background:var(--surface);padding:1.5rem 1.4rem;display:flex;flex-direction:column;gap:.9rem}
.quote__stars{color:var(--signal);font-size:.85rem;letter-spacing:.14em}
.quote__t{font-size:1.03rem;line-height:1.55}
.quote__m{font-family:var(--mono);font-size:.72rem;letter-spacing:.04em;color:var(--faint);line-height:1.6;margin-top:auto}
.quote__m strong{color:var(--text);font-weight:600}

/* ---------- lead form ---------- */
.form{display:flex;flex-direction:column;gap:.85rem}
.field{display:flex;flex-direction:column;gap:.3rem}
.field label{font-family:var(--mono);font-size:.7rem;letter-spacing:.09em;text-transform:uppercase;color:var(--faint);font-weight:500}
.field input,.field select,.field textarea{
  font-family:var(--sans);font-size:.95rem;padding:.68rem .75rem;border:1.5px solid var(--line-strong);
  border-radius:2px;background:var(--surface);color:var(--text);width:100%;
}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--brand);outline:none}
.field textarea{min-height:96px;resize:vertical;font-family:var(--serif)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:.85rem}
@media (max-width:560px){.row2{grid-template-columns:1fr}}
.formnote{font-family:var(--mono);font-size:.7rem;color:var(--faint);line-height:1.6}

/* widget slot */
.slot{border:1.5px dashed var(--line-strong);background:var(--paper-2);padding:1.5rem;text-align:center;border-radius:2px}
.slot__t{font-family:var(--mono);font-size:.72rem;letter-spacing:.09em;text-transform:uppercase;color:var(--faint)}
.slot__d{font-size:.95rem;color:var(--muted);margin-top:.5rem;max-width:44ch;margin-inline:auto}

/* ---------- CTA band ---------- */
.ctaband{background:var(--band);color:var(--band-text)}
.ctaband h2{color:var(--band-text);font-size:var(--step-4);letter-spacing:-.03em}
.ctaband p{color:var(--band-muted);font-size:var(--step-1);max-width:52ch;line-height:1.5}

/* ---------- footer ---------- */
.ftr{background:var(--band);color:var(--band-muted);font-size:.88rem;border-top:1px solid var(--band-line)}
.ftr a{color:var(--band-muted);text-decoration:none}
.ftr a:hover{color:var(--band-text);text-decoration:underline}
.ftr__cols{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:2rem;padding-block:clamp(2.2rem,5vw,3.2rem)}
@media (max-width:900px){.ftr__cols{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.ftr__cols{grid-template-columns:1fr}}
.ftr h4{font-family:var(--mono);font-size:.68rem;letter-spacing:.11em;text-transform:uppercase;color:#8FD0AB;font-weight:600;margin-bottom:.7rem}
.ftr ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:.42rem}
.ftr__legal{border-top:1px solid var(--band-line);padding-block:1.4rem;font-family:var(--mono);font-size:.7rem;line-height:1.9;color:#8B9A91}
.ftr__trec{display:flex;flex-wrap:wrap;gap:1.1rem;margin-bottom:.7rem}
.ftr__trec a{text-decoration:underline;font-size:10.5pt}
.eho{display:flex;align-items:center;gap:.55rem;margin-top:.8rem}
.eho svg{flex:0 0 auto}

/* ---------- misc page bits ---------- */
.pagehead{background:var(--paper-2);border-bottom:1px solid var(--line);padding-block:clamp(2rem,5vw,3.4rem)}
.pagehead h1{font-size:var(--step-4);letter-spacing:-.032em;max-width:20ch}
.crumb{font-family:var(--mono);font-size:.72rem;letter-spacing:.07em;text-transform:uppercase;color:var(--faint);margin-bottom:.9rem}
.crumb a{color:var(--brand);text-decoration:none}
.crumb a:hover{text-decoration:underline}
.bullets{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:.55rem}
.bullets li{position:relative;padding-left:1.15rem;color:var(--muted);line-height:1.55;font-size:.96rem}
.bullets li::before{content:"";position:absolute;left:0;top:.62em;width:6px;height:6px;background:var(--signal);border-radius:50%}
.tagrow{display:flex;flex-wrap:wrap;gap:.4rem}

/* SPA routing (preview build only) */
[data-route]{display:none}
[data-route].is-active{display:block}
.skip{position:absolute;left:-9999px}
.skip:focus{left:1rem;top:1rem;z-index:200;background:var(--signal);color:#fff;padding:.6rem 1rem;border-radius:2px}