/* Schrader public site, 2026 refresh.
   Mobile first: the base rules are the phone layout; two min-width
   breakpoints (48em tablet, 70em desktop) add columns and the desktop nav.
   Cache-busted by mtime through TFEN::App::asset_version (?v=). */

/* ONE red. Every red on the site is --red (Schrader red, #C72127) - no
   pinks, tints or darker shades for labels, links or hovers (Kevin,
   2026-10-07). Hovers change to black or white, not to another red. */
:root {
  --red: #C72127;
  --black: #111111;
  --ink: #1d1d1f;
  --muted: #5f6368;
  --line: #e3e5e8;
  --bg: #ffffff;
  --bg-alt: #f5f6f7;
  --bg-dark: #161616;
  /* Theme-aware roles. --black stays the colour of the deliberately dark
     blocks (buttons, badges, the utility bar) in both themes; text that is
     black on the light site uses --ink-strong so it can turn white. */
  --surface: #ffffff;
  --ink-strong: #111111;
  --accent-text: var(--red);
  --link: var(--red);
  --field-bg: #ffffff;
  --field-border: #bbbbbb;
  /* Source Serif 4 is the primary (headings, titles, figures); Montserrat
     the secondary (body text and the small uppercase labels, buttons, nav).
     Libre Baskerville was the primary until 2026-10-07 - to go back, swap
     the family here and in header.tmpl's Google Fonts link. */
  --font-body: "Montserrat", system-ui, -apple-system, "Segoe UI", Roboto, Arial, sans-serif;
  --font-display: "Source Serif 4", "Source Serif Pro", Georgia, "Times New Roman", serif;
  --font-ui: "Montserrat", system-ui, -apple-system, "Segoe UI", Roboto, Arial, sans-serif;
  --container: 75rem;
  --gutter: clamp(1.25rem, 5vw, 2rem);
  --radius: 6px;
  --shadow: 0 1px 2px rgba(0,0,0,.06), 0 8px 24px rgba(0,0,0,.08);
  --header-h: 64px;
}

/* Dark mode: the header toggle sets data-theme on <html> (site.js), the
   inline script in header.tmpl restores it before first paint, and a
   logged-in contact's choice is saved on the contact record. Not the
   default and not tied to prefers-color-scheme, by request. The page
   goes black; the blocks that are already dark keep their tone. */
[data-theme="dark"] {
  color-scheme: dark;
  --bg: #000000;
  --bg-alt: #121212;
  --surface: #121212;
  --ink: #e4e4e4;
  --ink-strong: #ffffff;
  --muted: #a8a8a8;
  --line: #2b2b2b;
  /* red text on black is too faint for body links, so dark-mode links are
     white with a red underline; labels and accents stay the one red */
  --accent-text: var(--red);
  --link: #ffffff;
  --field-bg: #1a1a1a;
  --field-border: #4a4a4a;
  --shadow: 0 1px 2px rgba(0,0,0,.5), 0 8px 24px rgba(0,0,0,.6);
}
[data-theme="dark"] .btn-outline:hover { background: var(--ink-strong); color: #111; }
[data-theme="dark"] .btn-dark { background: var(--ink-strong); color: #111; border-color: var(--ink-strong); }
[data-theme="dark"] .btn-dark:hover { background: #ddd; color: #111; }
[data-theme="dark"] .badge { background: #3a3a3a; }
[data-theme="dark"] .badge-red { background: var(--red); }
[data-theme="dark"] .badge-green { background: #1e7d3a; }
[data-theme="dark"] .site-header { border-bottom-color: #333; }
[data-theme="dark"] .panel-dark, [data-theme="dark"] .cta-band { background: #1c1c1c; }
[data-theme="dark"] .mode-toggle a.on { background: var(--ink-strong); color: #111; }
[data-theme="dark"] .notice { background: #2a2411; border-color: #5a4a1a; }
[data-theme="dark"] .alert-error { background: transparent; color: #fff; }
[data-theme="dark"] a:not(.btn) { text-decoration-color: var(--red); }
[data-theme="dark"] .alert-ok { background: #0f2a16; border-color: #2a6a3a; color: #b7e2c1; }
[data-theme="dark"] .card-media { background: #0a0a0a; }
[data-theme="dark"] .person img, [data-theme="dark"] .thumbs a { background: #1a1a1a; }
[data-theme="dark"] .steps li::before { color: #fff; }
[data-theme="dark"] .tile img { opacity: .7; }

/* the header logo has black lettering; the footer's white version stands in */
.logo .logo-dark { display: none; }
[data-theme="dark"] .logo .logo-light { display: none; }
[data-theme="dark"] .logo .logo-dark { display: block; }

.theme-toggle {
  display: inline-flex; align-items: center; justify-content: center; width: 44px; height: 44px;
  background: none; border: 0; border-radius: 50%; cursor: pointer; color: var(--ink-strong);
}
.theme-toggle:hover { background: var(--bg-alt); color: var(--accent-text); }
.theme-toggle svg { width: 22px; height: 22px; }
.theme-toggle .ico-sun { display: none; }
[data-theme="dark"] .theme-toggle .ico-sun { display: block; }
[data-theme="dark"] .theme-toggle .ico-moon { display: none; }

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 1rem;
  line-height: 1.55;
  color: var(--ink);
  background: var(--bg);
}
img, svg, video { max-width: 100%; height: auto; display: block; }
a { color: var(--link); text-decoration-thickness: 1px; text-underline-offset: 2px; }
a:hover { color: var(--ink-strong); }
[data-theme="dark"] a:not(.btn):hover { color: var(--red); }
h1, h2, h3, h4 { font-family: var(--font-display); line-height: 1.2; margin: 0 0 .5em; color: var(--ink-strong); font-weight: 700; }
h1 { font-size: clamp(2rem, 4.8vw, 3.1rem); }
h2 { font-size: clamp(1.6rem, 3.3vw, 2.25rem); }
h3 { font-size: clamp(1.25rem, 2.2vw, 1.5rem); }
h4 { font-size: 1.125rem; }
p { margin: 0 0 1em; }
small { font-size: .875em; }
hr { border: 0; border-top: 1px solid var(--line); margin: 2rem 0; }
button { font: inherit; }
:focus-visible { outline: 3px solid #1a73e8; outline-offset: 2px; }

.visually-hidden, .slide-text {
  position: absolute; width: 1px; height: 1px; margin: -1px; padding: 0; border: 0;
  overflow: hidden; white-space: nowrap; clip: rect(0 0 0 0); clip-path: inset(50%);
}
.skip-link { position: absolute; left: -999px; top: 0; background: var(--black); color: #fff; padding: .5rem 1rem; z-index: 200; }
.skip-link:focus { left: .5rem; top: .5rem; }

.container { width: 100%; max-width: var(--container); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
/* top/bottom only: .section often shares an element with .container,
   whose side padding must survive */
.section { padding-top: clamp(2rem, 6vw, 4rem); padding-bottom: clamp(2rem, 6vw, 4rem); }
.section-alt { background: var(--bg-alt); }
.section-dark { background: var(--bg-dark); color: #d8d8d8; }
.section-dark h2, .section-dark h3 { color: #fff; }
.section-head { display: flex; flex-wrap: wrap; align-items: end; justify-content: space-between; gap: .75rem 1.5rem; margin-bottom: 1.5rem; }
.section-head h2 { margin: 0; }
.section-head .more { font-family: var(--font-ui); font-weight: 600; font-size: .875rem; text-transform: uppercase; letter-spacing: .04em; white-space: nowrap; text-decoration: none; }
.section-head .more:hover { text-decoration: underline; }
/* one red for the section labels, on light and dark backgrounds alike (Kevin, 2026-10-07) */
.eyebrow { display: block; font-family: var(--font-ui); font-weight: 700; text-transform: uppercase; letter-spacing: .12em; font-size: .8125rem; color: var(--red); margin-bottom: .35rem; }
/* red on black lacks contrast: a thin white rim, painted outside the glyph so the letterforms keep their weight */
.hero .eyebrow, .project-hero .eyebrow, .section-dark .eyebrow { paint-order: stroke fill; -webkit-text-stroke: .6px rgba(255,255,255,.55); }
.lede { font-size: 1.125rem; color: var(--muted); max-width: 42rem; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .5rem;
  min-height: 44px; padding: .6rem 1.25rem; border-radius: var(--radius);
  font-family: var(--font-ui); font-weight: 600; font-size: .875rem; letter-spacing: .04em; text-transform: uppercase;
  text-decoration: none; border: 2px solid transparent; cursor: pointer; line-height: 1.1;
}
.btn-primary { background: var(--red); color: #fff; border-color: var(--red); }
.btn-primary:hover { background: var(--black); border-color: var(--black); color: #fff; }
.btn-dark { background: var(--black); color: #fff; border-color: var(--black); }
.btn-dark:hover { background: #333; color: #fff; }
.btn-outline { background: transparent; color: var(--ink-strong); border-color: var(--ink-strong); }
.btn-outline:hover { background: var(--black); color: #fff; }
.btn-light { background: #fff; color: #111; border-color: #fff; }
.btn-light:hover { background: #eee; color: #111; }
.btn-sm { min-height: 36px; padding: .35rem .9rem; font-size: .8125rem; }
.btn-block { width: 100%; }
.btn-group { display: flex; flex-wrap: wrap; gap: .75rem; }

/* Header */
.site-header { position: sticky; top: 0; z-index: 100; background: var(--surface); border-bottom: 1px solid var(--line); }
.util-bar { display: none; background: var(--black); color: #cfcfcf; font-size: .8125rem; }
.util-bar .container { display: flex; justify-content: space-between; align-items: center; min-height: 34px; gap: 1rem; }
.util-bar ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 1.25rem; align-items: center; }
.util-bar a { color: #fff; text-decoration: none; }
.util-bar a:hover { color: #fff; text-decoration: underline; }
.util-bar .label { color: var(--red); font-weight: 700; text-transform: uppercase; letter-spacing: .06em; font-size: .75rem; }
.util-bar a.pay { color: var(--red); font-weight: 700; }
.util-bar a.pay:hover { color: #fff; }
.main-bar .container { display: flex; align-items: center; justify-content: space-between; gap: 1rem; min-height: var(--header-h); }
/* the logo never shrinks: its height is fixed, so a flex squeeze only
   narrows it and distorts the lettering */
.logo { display: block; flex: 0 0 auto; }
.logo img { height: 34px; width: auto; }
/* the narrowest phones (320px) have no room for the logo plus a worded
   menu button: the button goes to just the bars and the logo steps down */
@media (max-width: 22.49em) {
  .nav-toggle-text { display: none; }
  .logo img { height: 30px; }
}
.header-actions { display: flex; align-items: center; gap: .5rem; }
.nav-toggle {
  display: inline-flex; align-items: center; gap: .5rem; min-height: 44px; padding: 0 .75rem;
  background: none; border: 0; cursor: pointer; font-family: var(--font-ui); font-weight: 600; font-size: .875rem; text-transform: uppercase; color: var(--ink-strong);
}
.nav-toggle .bars { width: 22px; height: 16px; position: relative; display: inline-block; }
.nav-toggle .bars::before, .nav-toggle .bars::after, .nav-toggle .bars span { content: ""; position: absolute; left: 0; width: 100%; height: 2px; background: currentColor; transition: transform .2s, opacity .2s; }
.nav-toggle .bars::before { top: 0; } .nav-toggle .bars span { top: 7px; } .nav-toggle .bars::after { bottom: 0; }
html.nav-open .nav-toggle .bars::before { transform: translateY(7px) rotate(45deg); }
html.nav-open .nav-toggle .bars::after { transform: translateY(-7px) rotate(-45deg); }
html.nav-open .nav-toggle .bars span { opacity: 0; }

.nav { display: none; }
html.nav-open .nav {
  display: block; position: fixed; left: 0; right: 0; top: var(--header-h); bottom: 0;
  background: var(--surface); overflow-y: auto; overscroll-behavior: contain; z-index: 99; padding: 1rem var(--gutter) 3rem;
}
html.nav-open, html.nav-open body { overflow: hidden; }
/* body overflow:hidden makes the body its own scroll box, which pins the
   sticky header to the top of the DOCUMENT - on a scrolled page the header
   and its close button sat above the screen. Fixed keeps it on screen. */
html.nav-open .site-header { position: fixed; left: 0; right: 0; top: 0; }
.nav-list { list-style: none; margin: 0; padding: 0; }
.nav-list > li { border-bottom: 1px solid var(--line); }
.nav-list > li > .nav-row { display: flex; align-items: stretch; }
.nav-list > li > .nav-row > a { flex: 1; display: block; padding: .9rem 0; font-family: var(--font-ui); font-weight: 600; font-size: 1.0625rem; text-transform: uppercase; color: var(--ink-strong); text-decoration: none; }
.sub-toggle { flex: 0 0 48px; display: flex; align-items: center; justify-content: center; background: none; border: 0; cursor: pointer; color: var(--ink-strong); }
.sub-toggle svg { width: 14px; height: 14px; transition: transform .2s; }
li.open > .nav-row .sub-toggle svg { transform: rotate(180deg); }
.sub { list-style: none; margin: 0; padding: 0 0 .75rem 0; display: none; }
li.open > .sub { display: block; }
.sub li a { display: block; padding: .5rem 0 .5rem 1rem; color: var(--ink); text-decoration: none; font-size: 1rem; }
.sub li a:hover { color: var(--accent-text); }
.nav-extra { margin-top: 1.25rem; display: grid; gap: .75rem; }
.nav-extra .btn { width: 100%; }
.nav-extra .meta { font-size: .875rem; color: var(--muted); }
.nav-extra .meta a { display: inline-block; margin: .25rem .75rem .25rem 0; }
.search-form { position: relative; margin: 1rem 0; }
.search-form input { width: 100%; min-height: 44px; padding: .5rem 2.75rem .5rem .75rem; border: 1px solid var(--field-border); border-radius: var(--radius); background: var(--field-bg); color: var(--ink); font: inherit; }
.search-form input::-webkit-search-decoration, .search-form input::-webkit-search-cancel-button { -webkit-appearance: none; }
.search-btn { position: absolute; right: 4px; top: 50%; transform: translateY(-50%); width: 36px; height: 36px; border: 0; border-radius: 4px; background: none; color: var(--muted); cursor: pointer; display: flex; align-items: center; justify-content: center; }
.search-btn:hover, .search-btn:focus-visible { color: var(--accent-text); background: var(--bg-alt); }
.cta-sell { display: none; }

@media (min-width: 70em) {
  /* the whole sticky header: 34px utility bar + 76px main bar + border;
     the sub-menus and anchors stick and scroll relative to this */
  :root { --header-h: 111px; }
  .main-bar .container { min-height: 76px; }
  .util-bar { display: block; }
  .logo img { height: 40px; }
  .nav-toggle { display: none; }
  .nav { display: block; flex: 1; }
  .nav .container-inner { display: flex; align-items: center; justify-content: flex-end; gap: 1rem; }
  .nav-list { display: flex; gap: .25rem; align-items: center; }
  .nav-list > li { border: 0; position: relative; }
  .nav-list > li > .nav-row > a { padding: .75rem .5rem; font-size: .875rem; letter-spacing: .02em; white-space: nowrap; }
  .nav-list > li:hover > .nav-row > a, .nav-list > li:focus-within > .nav-row > a { color: var(--accent-text); }
  .sub-toggle { display: none; }
  .sub {
    position: absolute; top: 100%; left: 0; min-width: 240px; background: var(--surface); border: 1px solid var(--line); border-top: 3px solid var(--red);
    box-shadow: var(--shadow); padding: .5rem 0; display: none;
  }
  .nav-list > li:hover > .sub, .nav-list > li:focus-within > .sub, li.open > .sub { display: block; }
  .sub li a { padding: .5rem 1rem; white-space: nowrap; }
  .nav-extra { display: none; }
  .search-form { margin: 0; }
  .search-form input { min-height: 40px; width: 200px; }
  .search-btn { width: 32px; height: 32px; }
  .cta-sell { display: inline-flex; white-space: nowrap; }
}
/* Montserrat runs wider than the old condensed face: the narrowest desktop
   widths need a shorter search box to keep the bar on one line */
@media (min-width: 70em) and (max-width: 79.99em) {
  .search-form input { width: 150px; }
  .nav-list > li > .nav-row > a { padding-left: .4rem; padding-right: .4rem; font-size: .8125rem; }
  .main-bar .container { gap: .75rem; }
}
@media (max-width: 69.99em) {
  .search-form.desktop { display: none; }
}

/* Hero */
.hero { position: relative; color: #fff; background: var(--bg-dark); overflow: hidden; }
.hero-media { position: absolute; inset: 0; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; }
.hero-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.35) 0%, rgba(0,0,0,.55) 60%, rgba(0,0,0,.75) 100%); }
.hero-body { position: relative; padding: clamp(2.5rem, 7vw, 5rem) 0 clamp(2rem, 5vw, 3.5rem); max-width: 46rem; }
.hero h1 { color: #fff; font-size: clamp(2.1rem, 6vw, 3.85rem); margin-bottom: .4em; text-wrap: balance; }
.hero .lede { color: #f0f0f0; font-size: clamp(1.0625rem, 2.2vw, 1.25rem); margin-bottom: 1.5rem; }
.hero .btn-group { margin-bottom: 1.5rem; }
.next-up { display: inline-flex; flex-wrap: wrap; align-items: center; gap: .5rem .75rem; padding: .6rem .9rem; background: rgba(255,255,255,.12); backdrop-filter: blur(4px); border-radius: var(--radius); color: #fff; text-decoration: none; font-size: .9375rem; max-width: 100%; }
.next-up .tag { font-family: var(--font-ui); text-transform: uppercase; font-weight: 700; letter-spacing: .08em; color: var(--red); font-size: .8125rem; }
.next-up:hover { background: rgba(255,255,255,.2); color: #fff; }

/* Tabbed hero: the panels stack in one grid cell so the section is as
   tall as the tallest panel and a switch never moves the page. The red
   band below is the tab list; the active tab carries the progress bar
   site.js animates for the auto-advance (--hero-ms is the active panel's
   dwell, set per panel from its word count). */
/* minmax(0, 1fr): an auto track grows to its content's min-content width,
   which pushed the panels (and their pictures) past a phone's viewport */
.hero-tabbed .hero-panels { display: grid; grid-template-columns: minmax(0, 1fr); }
.hero-tabbed .hero-panel { grid-area: 1 / 1; position: relative; opacity: 0; visibility: hidden; transition: opacity .7s ease, visibility 0s linear .7s; }
.hero-tabbed .hero-panel.is-active { opacity: 1; visibility: visible; transition-delay: 0s; }
.hero-tabbed .hero-panel[hidden] { display: block; }
.hero-media video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity 1.2s ease; }
.hero-media.has-video video { opacity: 1; }
.hero-media-black { background: #000; }
.hero-media-black::after { background: none; }
.hero .hero-title { color: #fff; font-size: clamp(1.9rem, 5.2vw, 3.4rem); margin-bottom: .4em; text-wrap: balance; }
.hero-split { display: grid; grid-template-columns: minmax(0, 1fr); gap: 1.5rem; align-items: center; padding-bottom: clamp(2rem, 6vw, 4rem); }
/* the backdrop is absolutely positioned, so unpositioned content would paint under it */
.hero-split > * { position: relative; }
.hero-split .hero-body { padding-bottom: 0; }
.hero-figure img { border-radius: var(--radius); }
@media (min-width: 48em) {
  .hero-split { grid-template-columns: 1fr 1fr; gap: 2.5rem; padding-bottom: 0; }
  .hero-panel-map .hero-split { grid-template-columns: 5fr 6fr; }
}

.hero-tabs { background: linear-gradient(rgba(0,0,0,.18), rgba(0,0,0,.18)), var(--red); color: #fff; }
/* minmax(0, 1fr) so four tabs always share the width; with plain 1fr the
   longest label set a column's minimum and the last tab ran off some iPhones */
.hero-tabs .container { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0; padding-left: .25rem; padding-right: .25rem; }
.hero-tabs button {
  position: relative; display: flex; flex-direction: column; align-items: center; gap: .2rem; min-width: 0;
  padding: .85rem .2rem 1rem; background: none; border: 0; color: #fff; cursor: pointer; text-align: center;
  font: inherit; opacity: .78; transition: opacity .2s, background-color .2s;
}
.hero-tabs button:hover, .hero-tabs button:focus-visible { opacity: 1; background: color-mix(in srgb, var(--red) 55%, transparent); }
.hero-tabs button.is-active { opacity: 1; background: var(--red); }
.hero-tabs strong { display: block; font-family: var(--font-display); font-size: clamp(1.35rem, 5.4vw, 2.5rem); font-weight: 700; line-height: 1.1; }
/* two lines reserved for every label, so the pictures line up across the
   bar when only some labels wrap */
.hero-tabs span { display: block; font-family: var(--font-ui); font-size: .625rem; font-weight: 600; text-transform: uppercase; letter-spacing: .02em; line-height: 1.2; max-width: 9rem; min-height: 2.4em; overflow-wrap: anywhere; }
/* the picture under each tab: a strip of the panel it opens; phones get
   the numbers and labels only */
.hero-tabs .tab-img { display: none; width: 100%; max-width: 11rem; aspect-ratio: 3 / 1; margin-top: .5rem; border-radius: 4px; overflow: hidden; background: #000; box-shadow: 0 1px 3px rgba(0,0,0,.4); opacity: .85; transition: opacity .2s, transform .2s; }
.hero-tabs .tab-img img { width: 100%; height: 100%; object-fit: cover; }
/* the map is drawn dark for the black hero; on the tab it is inverted to
   read as white, with the $10M+ sales as red dots placed the way the panel's are */
.hero-tabs .tab-map-box { position: relative; display: block; height: calc(100% - 4px); aspect-ratio: 975 / 610; margin: 2px auto; }
.hero-tabs .tab-img .tab-map { object-fit: contain; filter: invert(1) brightness(2.2); }
.hero-tabs .tab-dot { position: absolute; width: 4px; height: 4px; margin: -2px 0 0 -2px; border-radius: 50%; background: var(--red); }
.hero-media img.crop-top, .tab-img img.crop-top { object-position: center top; }
.tab-img img.crop-upper { object-position: center 25%; }
/* the 1944 panel fills the hero with the photograph, cropped to keep the
   faces (upper third of the picture) rather than its centre (Kevin, 2026-10-07) */
.hero-media-fit { background: #000; }
.hero-media-fit img { object-fit: cover; object-position: center 25%; }
.hero-tabs button:hover .tab-img, .hero-tabs button.is-active .tab-img { opacity: 1; }
.hero-tabs button.is-active .tab-img { transform: translateY(-2px); box-shadow: 0 0 0 2px #fff; }
.hero-tabs .progress { position: absolute; left: 0; bottom: 0; height: 4px; width: 0; background: #fff; }
.hero-tabs button.is-active.is-playing .progress { animation: hero-progress var(--hero-ms, 9s) linear forwards; }
/* a held tab (pointer over the tab bar, or keyboard focus) freezes its bar;
   as specific as the rule above, whose animation shorthand resets the state */
.hero-tabbed.is-held .hero-tabs button.is-active.is-playing .progress { animation-play-state: paused; }
@keyframes hero-progress { from { width: 0; } to { width: 100%; } }
@media (min-width: 48em) {
  .hero-tabs .container { padding-left: var(--gutter); padding-right: var(--gutter); }
  .hero-tabs button { padding: 1.25rem .5rem 1.4rem; }
  .hero-tabs span { font-size: .75rem; letter-spacing: .06em; overflow-wrap: normal; }
  .hero-tabs .tab-img { display: block; margin-top: .65rem; }
}
@media (prefers-reduced-motion: reduce) {
  .hero-tabbed .hero-panel, .hero-media video { transition: none; }
  .hero-tabs .progress { display: none; }
}

/* US map with the $10M+ sales: the states are a static SVG, the dots are
   links placed by percentage (TFEN::Auction->landmark_sales projects
   them in the SVG's own Albers USA). --s is the dot diameter. */
.us-map { position: relative; line-height: 0; }
.us-map img { width: 100%; height: auto; }
.us-map .dot {
  position: absolute; width: var(--s, 12px); height: var(--s, 12px); margin: calc(var(--s, 12px) / -2) 0 0 calc(var(--s, 12px) / -2);
  border-radius: 50%; background: var(--red); box-shadow: 0 0 0 2px rgba(0,0,0,.6), 0 0 0 5px rgba(199,33,39,.35);
  text-decoration: none; transition: transform .15s;
}
.us-map .dot::after { content: ""; position: absolute; inset: -8px; border-radius: 50%; }
.us-map .dot:hover, .us-map .dot:focus-visible { transform: scale(1.35); z-index: 2; }
.us-map .tip {
  position: absolute; left: 50%; bottom: calc(100% + 10px); transform: translateX(-50%); width: max-content; max-width: 16rem;
  padding: .45rem .6rem; border-radius: 4px; background: #fff; color: #111; font-size: .8125rem; line-height: 1.3; text-align: left;
  opacity: 0; visibility: hidden; transition: opacity .15s; pointer-events: none; z-index: 3; box-shadow: var(--shadow);
}
.us-map .tip b { display: block; font-family: var(--font-display); font-size: 1.05rem; color: var(--red); }
.us-map .dot:hover .tip, .us-map .dot:focus-visible .tip { opacity: 1; visibility: visible; }
.us-map .dot[style*="top:1"] .tip, .us-map .dot[style*="top:2"] .tip { bottom: auto; top: calc(100% + 10px); }
.us-map-page { background: #000; border-radius: var(--radius); padding: 1rem; }
/* offices: every dot carries its label (custom text, no picture) */
.us-map .label { position: absolute; top: 50%; transform: translateY(-50%); left: calc(100% + 8px); white-space: nowrap; color: #fff; line-height: 1.15; text-align: left; pointer-events: none; text-shadow: 0 1px 3px #000, 0 0 8px #000; }
.us-map .label b { display: block; font-family: var(--font-display); font-size: clamp(.8rem, 1.4vw, 1.125rem); font-weight: 700; }
.us-map .label small { display: block; font-size: clamp(.6rem, 1vw, .8125rem); color: #d0d0d0; }
.us-map .label-left .label { left: auto; right: calc(100% + 8px); text-align: right; }
.us-map .dot.hq { background: #fff; box-shadow: 0 0 0 3px var(--red), 0 0 0 7px rgba(199,33,39,.35); }
.us-map-labelled .dot:hover, .us-map-labelled .dot:focus-visible { transform: none; animation: dot-glow 1.2s ease-in-out infinite; }
.us-map-labelled .dot:hover .label b, .us-map-labelled .dot:focus-visible .label b { color: var(--red); }
@keyframes dot-glow {
  0%, 100% { box-shadow: 0 0 0 2px rgba(0,0,0,.6), 0 0 0 6px rgba(199,33,39,.45), 0 0 14px 4px rgba(199,33,39,.6); }
  50% { box-shadow: 0 0 0 2px rgba(0,0,0,.6), 0 0 0 10px rgba(199,33,39,.25), 0 0 28px 10px rgba(199,33,39,.9); }
}
.us-map-labelled .dot.hq:hover, .us-map-labelled .dot.hq:focus-visible { animation-name: dot-glow-hq; }
@keyframes dot-glow-hq {
  0%, 100% { box-shadow: 0 0 0 3px var(--red), 0 0 0 8px rgba(199,33,39,.35), 0 0 16px 4px rgba(255,255,255,.6); }
  50% { box-shadow: 0 0 0 3px var(--red), 0 0 0 12px rgba(199,33,39,.2), 0 0 30px 10px rgba(255,255,255,.9); }
}
@media (prefers-reduced-motion: reduce) { .us-map-labelled .dot:hover { animation: none; box-shadow: 0 0 0 2px rgba(0,0,0,.6), 0 0 0 8px rgba(199,33,39,.4), 0 0 20px 6px rgba(199,33,39,.8); } }

/* caption drawn in the map's bottom-right corner, where nothing is drawn
   (east of Florida); the offices page titles its map with it */
.us-map .map-title { position: absolute; right: 1.5rem; bottom: 1.25rem; font-family: var(--font-ui); font-weight: 700; font-size: clamp(.75rem, 1.6vw, 1rem); letter-spacing: .14em; text-transform: uppercase; color: #fff; pointer-events: none; }
@media (max-width: 47.99em) { .us-map .label small { display: none; } }
.landmark-table .num { text-align: right; white-space: nowrap; }
.landmark-table .total { font-family: var(--font-display); font-size: 1.125rem; font-weight: 700; color: var(--ink-strong); }
.landmark-table .date { white-space: nowrap; }
.landmark-table .meta { display: block; font-size: .8125rem; color: var(--muted); }
.landmark-table tfoot td { font-weight: 700; border-top: 2px solid var(--ink-strong); border-bottom: 0; }
.project-hero ul.facts-hero { margin-top: 1rem; max-width: 36rem; grid-template-columns: repeat(3, auto); justify-content: start; }
.project-hero .facts-hero li { background: rgba(255,255,255,.1); }
.project-hero .facts-hero span { color: #d0d0d0; }
.project-hero .facts-hero strong { color: #fff; }

/* One row of cards that scrolls sideways (the homepage Land for Sale strip) */
.card-row { display: flex; gap: 1rem; overflow-x: auto; scroll-snap-type: x mandatory; padding: .25rem .25rem 1rem; margin: 0 -.25rem; scrollbar-width: thin; }
/* the looping strip (site.js): copies of the cards wrap round, so there is
   no end to snap to and no scrollbar to mislead */
.card-row[data-card-row="loop"] { scroll-snap-type: none; scrollbar-width: none; }
.card-row[data-card-row="loop"]::-webkit-scrollbar { display: none; }
.row-nav { display: flex; align-items: center; gap: .5rem; }
.row-nav .more { margin-left: .5rem; }
.row-nav button { width: 40px; height: 40px; border-radius: 50%; border: 1px solid var(--line); background: var(--surface); color: var(--ink-strong); font-size: 1.5rem; line-height: 1; cursor: pointer; display: inline-flex; align-items: center; justify-content: center; }
.row-nav button:hover { border-color: var(--red); color: var(--accent-text); }
.card-row > .card { flex: 0 0 min(78vw, 300px); scroll-snap-align: start; }
/* a short row grows to fill the width; a long one keeps 300px cards and scrolls */
@media (min-width: 48em) { .card-row > .card { flex: 1 0 300px; max-width: 400px; } }

/* Category tiles */
.tiles { display: grid; grid-template-columns: repeat(2, 1fr); gap: .75rem; }
.tile { display: block; position: relative; aspect-ratio: 4 / 3; border-radius: var(--radius); overflow: hidden; background: var(--black); color: #fff; text-decoration: none; }
.tile img { width: 100%; height: 100%; object-fit: cover; opacity: .8; transition: transform .3s, opacity .3s; }
/* subject on the right of the photo; the square desktop tile would cut it */
.tile img.tile-img-right { object-position: 80% 50%; }
.tile:hover img { transform: scale(1.04); opacity: .9; }
.tile span { position: absolute; left: 0; right: 0; bottom: 0; padding: .75rem; font-family: var(--font-ui); font-weight: 700; font-size: .875rem; line-height: 1.25; letter-spacing: .03em; text-transform: uppercase; background: linear-gradient(0deg, rgba(0,0,0,.75), rgba(0,0,0,0)); }
@media (min-width: 48em) { .tiles { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 70em) { .tiles { grid-template-columns: repeat(6, 1fr); } .tile { aspect-ratio: 1; } }

/* Cards */
.card-grid { display: grid; gap: 1.25rem; grid-template-columns: 1fr; }
@media (min-width: 48em) { .card-grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 70em) { .card-grid { grid-template-columns: repeat(3, 1fr); } }
.card { display: flex; flex-direction: column; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; transition: box-shadow .2s, transform .2s; }
.card:hover { box-shadow: var(--shadow); transform: translateY(-2px); }
/* Card photos are usually brochure covers with text on them, so they are
   never cropped: the box keeps a 4:3 shape and the cover is letterboxed
   on the grey background. */
.card-media { position: relative; aspect-ratio: 4 / 3; background: var(--bg-alt); }
.card-media a { position: absolute; inset: 0; display: block; }
.card-media img { width: 100%; height: 100%; object-fit: contain; }
.badge { position: absolute; top: .6rem; left: .6rem; z-index: 1; display: inline-block; padding: .25rem .55rem; border-radius: 3px; font-family: var(--font-ui); font-weight: 700; font-size: .6875rem; letter-spacing: .06em; text-transform: uppercase; background: var(--black); color: #fff; }
.badge-red { background: var(--red); }
.badge-green { background: #1e7d3a; }
.badge + .badge { top: 2.4rem; }
.card-body { padding: 1rem; display: flex; flex-direction: column; gap: .4rem; flex: 1; }
.card-date { font-family: var(--font-ui); font-weight: 700; text-transform: uppercase; letter-spacing: .04em; color: var(--accent-text); font-size: .8125rem; }
.card-title { font-family: var(--font-display); font-size: 1.25rem; font-weight: 700; line-height: 1.2; margin: 0; }
.card-title a { color: var(--ink-strong); text-decoration: none; }
.card-title a:hover { color: var(--accent-text); }
.card-meta { color: var(--muted); font-size: .9375rem; margin: 0; }
.card-live { font-size: .875rem; color: var(--ink); background: var(--bg-alt); padding: .5rem .6rem; border-radius: 4px; }
.card-live b { font-weight: 700; }
.card-actions { margin-top: auto; padding-top: .5rem; display: flex; flex-wrap: wrap; gap: .5rem; }
.card-actions .btn { flex: 1 1 auto; }

/* Full-width auction rows (homepage and the calendar): photo left, details right */
.card-list { display: grid; gap: 1.25rem; grid-template-columns: 1fr; }
/* A house notice slotted between auction rows (the appraisal line on the
   homepage; the newsletter or a news item later). Thin, tagged and
   dashed so it cannot pass for an auction. Desktop only (owners, 2026-10-08). */
.list-insert { display: none; }
@media (min-width: 48em) {
  .list-insert { display: flex; align-items: center; gap: 1rem 1.5rem; padding: .75rem 1.25rem; border: 1px dashed var(--muted); border-left: 4px solid var(--red); border-radius: var(--radius); background: var(--bg-alt); font-size: .9375rem; color: var(--ink); }
  .list-insert p { margin: 0; flex: 1 1 auto; }
  .list-insert b { color: var(--ink-strong); }
  .list-insert b a { color: inherit; text-decoration: none; }
  .list-insert b a:hover { color: var(--accent-text); }
  .list-insert-kicker { font-family: var(--font-ui); font-weight: 700; font-size: .6875rem; letter-spacing: .1em; text-transform: uppercase; color: var(--red); margin-right: .35rem; }
  .list-insert .btn { flex: 0 0 auto; }
}
.card-wide { flex-direction: column; }
/* wide rows: the cover sets its own height (whole, uncropped) up to a cap */
.card-wide .card-media { aspect-ratio: auto; }
.card-wide .card-media a { position: static; }
.card-wide .card-media img { height: auto; max-height: 520px; }
.card-wide .card-body { gap: .5rem; }
.card-wide .card-highlights { margin: 0; padding-left: 1.1rem; color: var(--ink); font-size: .9375rem; columns: 1; }
.card-wide .card-highlights li { margin: .15rem 0; break-inside: avoid; }
.card-wide .card-actions .btn { flex: 0 1 auto; }
@media (min-width: 48em) {
  .card-wide { display: grid; grid-template-columns: minmax(260px, 2fr) 3fr; }
  .card-wide .card-media { min-height: 260px; display: flex; align-items: center; }
  .card-wide .card-media a { width: 100%; }
  .card-wide .card-media img { max-height: 440px; }
  .card-wide .card-body { padding: 1.25rem 1.5rem; }
  .card-wide .card-highlights { columns: 2; column-gap: 2rem; }
}

/* Listing rows (results pages) */
/* each result is its own card with the site's red left rule (the same mark
   as .highlights and the calendar inserts) so neighbours never run together */
.result { display: grid; grid-template-columns: 5.5rem 1fr; gap: .75rem 1rem; padding: 1.25rem 1.5rem; background: var(--surface); border: 1px solid var(--line); border-left: 4px solid var(--red); border-radius: var(--radius); transition: box-shadow .2s; }
.result + .result { margin-top: 1rem; }
.result:hover { box-shadow: var(--shadow); }
/* cover or photo, boxed like .card-media so a portrait brochure is not cropped */
.result-media { display: block; aspect-ratio: 4 / 3; background: var(--bg-alt); border-radius: 4px; overflow: hidden; }
.result-media img { width: 100%; height: 100%; object-fit: contain; display: block; }
.result > div:last-child { grid-column: 1 / -1; }
.result h3 { margin: 0 0 .25rem; font-size: 1.25rem; }
.result h3 a { color: var(--ink-strong); text-decoration: none; }
.result h3 a:hover { color: var(--accent-text); }
.result .price { font-family: var(--font-display); font-size: 1.5rem; font-weight: 700; color: var(--ink-strong); }
.result .price small { display: block; font-family: var(--font-body); font-size: .8125rem; font-weight: 400; color: var(--muted); text-transform: uppercase; letter-spacing: .06em; }
.bids { width: 100%; border-collapse: collapse; font-size: .875rem; }
.bids td { padding: .3rem 0 .3rem 1rem; vertical-align: top; border-top: 1px solid var(--line); }
.bids td:first-child { width: 100%; padding-left: 0; }
.bids td + td { text-align: right; white-space: nowrap; font-variant-numeric: tabular-nums; }
.bids td:last-child { color: var(--muted); }
.bids td:empty { padding: 0; }
@media (min-width: 48em) { .result { grid-template-columns: 9rem 1fr auto; align-items: start; } .result > div:last-child { grid-column: auto; } .result .price { text-align: right; } }

/* Filter bar */
.filter-bar { background: var(--bg-alt); border: 1px solid var(--line); border-top: 3px solid var(--red); border-radius: var(--radius); padding: 1rem; margin: 0 0 1.5rem; }
.filter-bar .row { display: grid; gap: .75rem; grid-template-columns: 1fr; align-items: end; }
.filter-bar label { display: block; font-family: var(--font-ui); font-weight: 600; text-transform: uppercase; letter-spacing: .06em; font-size: .75rem; color: var(--muted); }
.filter-bar select { display: block; width: 100%; margin-top: .25rem; min-height: 44px; padding: .5rem .6rem; border: 1px solid var(--field-border); border-radius: 4px; background: var(--field-bg); color: var(--ink); font: inherit; }
.filter-bar .summary { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: .5rem 1rem; margin-top: .75rem; padding-top: .75rem; border-top: 1px solid var(--line); font-size: .9375rem; color: var(--muted); }
.filter-bar .pager { display: flex; flex-wrap: wrap; gap: .4rem; }
.filter-bar .spinner { display: none; width: 18px; height: 18px; border: 2px solid var(--line); border-top-color: var(--accent-text); border-radius: 50%; animation: spin .6s linear infinite; }
.filter-bar.is-loading .spinner { display: inline-block; }
@keyframes spin { to { transform: rotate(360deg); } }
@media (min-width: 48em) { .filter-bar .row { grid-template-columns: 1fr 1fr auto auto; } .filter-bar select { min-width: 200px; } }

/* Pagination */
.pager-row { display: flex; flex-wrap: wrap; gap: .5rem; justify-content: center; margin: 2rem 0 0; }

/* Two-column page layout */
.layout { display: grid; gap: 2rem; grid-template-columns: 1fr; }
/* grid items default to min-width:auto, so one long unbreakable string
   (an email address in a person card) widened the column past the phone
   viewport and the whole page scrolled sideways */
.layout > *, .split > *, .card-grid > *, .quote-grid > *, .people-grid > *, .card-wide > * { min-width: 0; }
.person .lines, .agent .lines { overflow-wrap: anywhere; }
@media (min-width: 70em) { .layout { grid-template-columns: minmax(0, 1fr) 320px; } }
.sidebar { display: grid; gap: 1.25rem; align-content: start; }
.panel { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.25rem; }
.panel h3, .panel h2 { font-size: 1.125rem; text-transform: uppercase; letter-spacing: .05em; margin-bottom: .75rem; }
/* corporate clientele: each logo on its own white tile (logos need white, in dark mode too) */
.client-logos { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(2, 1fr); gap: .6rem; }
.client-logos li { background: #fff; border: 1px solid var(--line); border-radius: 4px; height: 64px; padding: .5rem .75rem; display: flex; align-items: center; justify-content: center; }
.client-logos img { max-width: 100%; max-height: 100%; width: auto; height: auto; object-fit: contain; }
[data-theme="dark"] .client-logos li { border-color: #444; }
.panel-dark { background: var(--black); color: #ddd; border-color: var(--black); }
.panel-dark h3, .panel-dark h2 { color: #fff; }
.panel-dark a:not(.btn) { color: #fff; text-decoration-color: #888; }
.panel-dark a:not(.btn):hover { color: var(--red); }
.panel-red { background: var(--red); color: #fff; border-color: var(--accent-text); }
.panel-red h3, .panel-red h2, .panel-red a:not(.btn) { color: #fff; }

/* Project (detail) pages */
.project-hero { background: var(--bg-dark); color: #fff; }
.project-hero .container { display: grid; gap: 1.25rem; padding-top: 1.5rem; padding-bottom: 1.5rem; }
.project-hero h1 { color: #fff; font-size: clamp(1.9rem, 4.9vw, 3rem); margin: .25rem 0 .25rem; }
.project-hero .where { color: #d0d0d0; font-size: 1.0625rem; margin: 0 0 .5rem; }
.project-hero .status { display: inline-flex; flex-wrap: wrap; gap: .5rem; margin-bottom: .5rem; }
.project-hero .status .badge { position: static; }
/* the auction/listing hero is usually the brochure cover: shown whole,
   never cropped, capped in height and letterboxed on black */
.project-media { position: relative; border-radius: var(--radius); overflow: hidden; background: #000; display: flex; align-items: center; justify-content: center; }
.project-media img { width: 100%; height: auto; max-height: 560px; object-fit: contain; }
.project-media .count { position: absolute; right: .6rem; bottom: .6rem; background: rgba(0,0,0,.65); color: #fff; padding: .3rem .6rem; border-radius: 4px; font-size: .8125rem; text-decoration: none; }
@media (min-width: 48em) { .project-hero .container { grid-template-columns: 1.15fr 1fr; align-items: center; padding-top: 2.5rem; padding-bottom: 2.5rem; } }

.facts { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(2, 1fr); gap: .75rem; }
.facts li { background: var(--bg-alt); border-radius: var(--radius); padding: .75rem .9rem; }
.facts span { display: block; font-size: .75rem; text-transform: uppercase; letter-spacing: .08em; color: var(--muted); }
.facts strong { display: block; font-family: var(--font-display); font-size: 1.25rem; font-weight: 700; line-height: 1.15; margin-top: .15rem; }
@media (min-width: 48em) { .facts { grid-template-columns: repeat(4, 1fr); } }
/* the auction/listing hero boxes stay two across at every width: two boxes
   fill the row, four make a 2x2 (Kevin, 2026-10-07) */
.project-hero .facts { grid-template-columns: repeat(2, 1fr); }

.subnav { position: sticky; top: var(--header-h); z-index: 50; background: var(--surface); border-bottom: 1px solid var(--line); }
.subnav .container { position: relative; }
.subnav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: .25rem; overflow-x: auto; scrollbar-width: none; scroll-behavior: smooth; }
.subnav ul::-webkit-scrollbar { display: none; }
.subnav a { display: block; padding: .8rem .75rem; white-space: nowrap; font-family: var(--font-ui); font-weight: 600; font-size: .8125rem; text-transform: uppercase; letter-spacing: .04em; color: var(--ink); text-decoration: none; border-bottom: 3px solid transparent; }
.subnav a:hover, .subnav a[aria-current] { color: var(--accent-text); border-bottom-color: var(--accent-text); }
/* edge fades while tabs are hidden off either side (site.js sets the classes) */
.subnav .container::before, .subnav .container::after { content: ""; position: absolute; top: 0; bottom: 0; width: 2.5rem; pointer-events: none; opacity: 0; transition: opacity .2s; }
.subnav .container::before { left: 0; background: linear-gradient(90deg, var(--surface) 30%, transparent); }
.subnav .container::after { right: 0; background: linear-gradient(270deg, var(--surface) 30%, transparent); }
.subnav.has-more:not(.at-start) .container::before { opacity: 1; }
.subnav.has-more:not(.at-end) .container::after { opacity: 1; }
.anchor { scroll-margin-top: calc(var(--header-h) + 56px); }

.prose { max-width: 48rem; }
.prose h3 { margin-top: 1.75rem; text-transform: uppercase; letter-spacing: .04em; font-size: 1.125rem; }
.prose h3:first-child { margin-top: 0; }
.prose img { border-radius: var(--radius); }
.prose ul { padding-left: 1.25rem; }
.highlights { background: var(--bg-alt); border-left: 4px solid var(--red); padding: 1rem 1.25rem; border-radius: 0 var(--radius) var(--radius) 0; margin: 0 0 1.5rem; }
.highlights ul { margin: 0; padding-left: 1.1rem; }
.highlights li { margin: .2rem 0; }
.notice { background: #fff7e6; border: 1px solid #f2d9a6; border-radius: var(--radius); padding: 1rem 1.25rem; margin: 0 0 1.5rem; }

.file-list { list-style: none; margin: 0; padding: 0; }
.file-list li { display: flex; align-items: center; gap: .75rem; padding: .6rem 0; border-bottom: 1px solid var(--line); }
.file-list li:last-child { border-bottom: 0; }
.file-list .ico { flex: 0 0 34px; height: 34px; border-radius: 4px; background: var(--bg-alt); display: inline-flex; align-items: center; justify-content: center; font-family: var(--font-ui); font-weight: 700; font-size: .625rem; color: var(--link); text-transform: uppercase; }

.map-figure { margin: 0 0 1.5rem; }
.map-figure figcaption { font-size: .875rem; color: var(--muted); margin-top: .35rem; }
.map-frame { position: relative; line-height: 0; border-radius: var(--radius); overflow: hidden; }
.map-frame img { width: 100%; }
.map-frame .overlay { position: absolute; left: 0; top: 0; width: 100%; }
.map-frame .pin { position: absolute; left: 50%; top: 50%; transform: translate(-50%, -100%); }

.thumbs { display: grid; grid-template-columns: repeat(3, 1fr); gap: .5rem; }
.thumbs a { display: block; aspect-ratio: 4 / 3; border-radius: 4px; overflow: hidden; background: var(--bg-alt); }
.thumbs img { width: 100%; height: 100%; object-fit: cover; }
@media (min-width: 48em) { .thumbs { grid-template-columns: repeat(5, 1fr); } }
@media (min-width: 70em) { .thumbs { grid-template-columns: repeat(6, 1fr); } }

.lightbox { border: 0; padding: 0; background: transparent; max-width: 100vw; max-height: 100vh; width: 100vw; height: 100vh; }
.lightbox::backdrop { background: rgba(0,0,0,.92); }
.lightbox .frame { position: relative; width: 100%; height: 100%; display: flex; align-items: center; justify-content: center; }
.lightbox img { max-width: 96vw; max-height: 88vh; width: auto; height: auto; object-fit: contain; }
.lightbox .lb-cap { position: absolute; left: 0; right: 0; bottom: 0; color: #ddd; text-align: center; font-size: .875rem; padding: .75rem; }
.lightbox button { position: absolute; top: 50%; transform: translateY(-50%); width: 48px; height: 48px; border: 0; border-radius: 50%; background: rgba(255,255,255,.15); color: #fff; font-size: 1.5rem; cursor: pointer; }
.lightbox .lb-prev { left: .5rem; } .lightbox .lb-next { right: .5rem; }
.lightbox .lb-close { top: 1.5rem; right: .75rem; transform: none; font-size: 1.25rem; }

.agent { display: flex; gap: 1rem; align-items: center; }
.agent img { width: 72px; height: 72px; border-radius: 50%; object-fit: cover; flex: 0 0 72px; }
.agent .name { font-family: var(--font-display); font-weight: 700; font-size: 1.125rem; margin: 0; }
.agent .name a { color: var(--ink-strong); text-decoration: none; }
.agent .lines { font-size: .9375rem; margin: 0; }
.agent .lines a { display: block; }

.sold-box { border: 2px solid var(--ink-strong); border-radius: var(--radius); padding: 1.25rem; margin-bottom: 1.5rem; }
.sold-box h2 { margin: 0 0 .5rem; }

.cta-band { background: var(--black); color: #ddd; border-radius: var(--radius); padding: 1.5rem; display: grid; gap: 1rem; }
.cta-band h3, .cta-band h2 { color: #fff; margin: 0 0 .25rem; }
.cta-band p { margin: 0; }
.cta-band .actions { display: flex; flex-wrap: wrap; gap: .75rem; align-items: center; }
.cta-band .phone { color: #fff; font-weight: 600; }
@media (min-width: 48em) { .cta-band { grid-template-columns: 1fr auto; align-items: center; } .cta-band-stack { grid-template-columns: 1fr; } }
.cta-band-stack .actions { flex-direction: column; align-items: flex-start; }

.sticky-cta { position: fixed; left: 0; right: 0; bottom: 0; z-index: 90; background: var(--surface); border-top: 1px solid var(--line); box-shadow: 0 -4px 16px rgba(0,0,0,.08); padding: .6rem var(--gutter) calc(.6rem + env(safe-area-inset-bottom)); display: flex; gap: .5rem; }
.sticky-cta .btn { flex: 1; min-height: 44px; font-size: .9375rem; }
body.has-sticky-cta { padding-bottom: 72px; }
@media (min-width: 70em) { .sticky-cta { display: none; } body.has-sticky-cta { padding-bottom: 0; } }

/* Home extras */
.split { display: grid; gap: 1.5rem; }
@media (min-width: 48em) { .split { grid-template-columns: 1fr 1fr; align-items: center; } }
.split img { border-radius: var(--radius); }
.quote { font-size: 1.125rem; font-style: italic; margin: 0; }
.quote footer { font-style: normal; font-weight: 600; font-size: .9375rem; margin-top: .5rem; color: var(--muted); }
.news-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 1rem; }
.news-list li { border-top: 1px solid var(--line); padding-top: 1rem; }
.news-list a { font-family: var(--font-display); font-weight: 700; font-size: 1.125rem; color: var(--ink-strong); text-decoration: none; }
.news-list a:hover { color: var(--accent-text); }
.news-list p { margin: .25rem 0 0; color: var(--muted); font-size: .9375rem; }
/* inside a sidebar panel the same list is plain navigation: body type a step below the panel heading */
.panel .news-list { gap: .6rem; }
.panel .news-list li { padding-top: .6rem; }
.panel .news-list a { font-family: var(--font-ui); font-weight: 500; font-size: .9375rem; line-height: 1.4; color: var(--ink); }
.panel .news-list a:hover { color: var(--accent-text); text-decoration: underline; }
.panel .news-list p { font-size: .875rem; margin-top: .1rem; }
.checks { list-style: none; padding: 0; margin: 0 0 1.25rem; display: grid; gap: .5rem; }
.checks li { padding-left: 1.75rem; position: relative; }
.checks-2 { gap: .75rem 2rem; }
@media (min-width: 48em) { .checks-2 { grid-template-columns: 1fr 1fr; } }
.checks li::before { content: ""; position: absolute; left: 0; top: .45em; width: 16px; height: 16px; border-radius: 50%; background: var(--red); mask: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 16 16'%3E%3Ccircle cx='8' cy='8' r='8'/%3E%3Cpath d='M4.5 8.5l2.5 2.5 4.5-5' stroke='%23fff' stroke-width='1.8' fill='none'/%3E%3C/svg%3E") center / contain no-repeat; -webkit-mask: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 16 16'%3E%3Ccircle cx='8' cy='8' r='8'/%3E%3Cpath d='M4.5 8.5l2.5 2.5 4.5-5' stroke='%23fff' stroke-width='1.8' fill='none'/%3E%3C/svg%3E") center / contain no-repeat; }

/* Content pages: photo strips, timeline, office cards */
.page-head { padding: clamp(2rem, 5vw, 3.5rem) 0 clamp(1.5rem, 3vw, 2.5rem); border-bottom: 1px solid var(--line); margin-bottom: 2rem; }
.page-head h1 { margin-bottom: .35em; }
.page-head .lede { margin: 0; }
.photo-strip { display: grid; grid-template-columns: repeat(3, 1fr); gap: .75rem; margin: 1.5rem 0; }
.photo-strip img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; border-radius: var(--radius); }
.photo-strip figcaption { font-size: .8125rem; color: var(--muted); margin-top: .35rem; }
.photo-strip figure { margin: 0; }
.timeline { list-style: none; margin: 0; padding: 0; border-left: 3px solid var(--red); }
.timeline li { position: relative; padding: 0 0 2rem 1.5rem; }
.timeline li::before { content: ""; position: absolute; left: -9px; top: .35rem; width: 15px; height: 15px; border-radius: 50%; background: var(--red); border: 3px solid var(--bg); }
.timeline .year { display: block; font-family: var(--font-display); font-weight: 700; font-size: 1.5rem; color: var(--accent-text); line-height: 1; margin-bottom: .35rem; }
.timeline h3 { margin-bottom: .35rem; }
/* history page: the timeline as full-width alternating bands; each .era
   fills its band's height, so the red line runs unbroken from band to band */
.history-bands { list-style: none; margin: 0; padding: 0; }
.history-band .era { position: relative; max-width: 60rem; border-left: 3px solid var(--red); padding: clamp(2rem, 5vw, 3.5rem) 0 clamp(1.5rem, 4vw, 2.5rem) 1.5rem; }
.history-band .era::before { content: ""; position: absolute; left: -9px; top: calc(clamp(2rem, 5vw, 3.5rem) + .35rem); width: 15px; height: 15px; border-radius: 50%; background: var(--red); border: 3px solid var(--bg); }
.history-band.section-alt .era::before { border-color: var(--bg-alt); }
.history-band .year { display: block; font-family: var(--font-display); font-weight: 700; font-size: 1.5rem; color: var(--accent-text); line-height: 1; margin-bottom: .5rem; }
.history-band h3 { margin-bottom: .5rem; }
.history-band .era > :last-child { margin-bottom: 0; }
.office { display: grid; gap: .25rem; }
.office .state { font-family: var(--font-ui); font-weight: 700; text-transform: uppercase; letter-spacing: .06em; font-size: .8125rem; color: var(--accent-text); }
.office .name { font-family: var(--font-display); font-weight: 700; font-size: 1.25rem; margin: 0; }
.office address { font-style: normal; color: var(--muted); margin: 0; }
.office a.tel { font-weight: 600; }
.partner { display: grid; grid-template-columns: 96px 1fr; gap: 1rem; align-items: start; padding: 1.25rem 0; border-top: 1px solid var(--line); }
.partner img { width: 96px; height: auto; }
.partner h3 { margin-bottom: .25rem; font-size: 1.125rem; }
.partner p { margin: 0; font-size: .9375rem; color: var(--muted); }
.partner-wide { grid-template-columns: 1fr; }
.partner-wide img { width: 220px; }
@media (min-width: 48em) { .partner-wide { grid-template-columns: 220px 1fr; } }

/* People grid */
.people-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1rem; }
@media (min-width: 48em) { .people-grid { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 70em) { .people-grid { grid-template-columns: repeat(4, 1fr); } }
.person { text-align: center; padding: 1.25rem 1rem; }
.person img { width: 120px; height: 120px; border-radius: 50%; object-fit: cover; margin: 0 auto .75rem; background: var(--bg-alt); }
.person .name { font-family: var(--font-display); font-weight: 700; font-size: 1.125rem; margin: 0 0 .25rem; color: var(--ink-strong); }
.person .place { font-size: .875rem; color: var(--muted); margin: -.1rem 0 .4rem; }
.person .lines { font-size: .875rem; margin: 0 0 .75rem; }
.person .lines a { display: block; }
.quote-grid { display: grid; gap: 1rem; }
@media (min-width: 48em) { .quote-grid { grid-template-columns: 1fr 1fr; align-items: start; } }
.quote-grid .quote { font-size: 1rem; }

/* Numbered steps */
.steps { list-style: none; margin: 0; padding: 0; counter-reset: step; }
.steps li { position: relative; padding: 0 0 1.75rem 3.5rem; counter-increment: step; }
.steps li::before { content: counter(step); position: absolute; left: 0; top: 0; width: 40px; height: 40px; border-radius: 50%; background: var(--red); color: #fff; font-family: var(--font-display); font-weight: 700; font-size: 1.25rem; display: flex; align-items: center; justify-content: center; }
.steps h3 { margin: .35rem 0 .35rem; text-transform: none; letter-spacing: 0; font-size: 1.25rem; }
.steps p { margin: 0; }

/* Articles (resources, stories) */
.article { max-width: 46rem; font-size: 1.0625rem; line-height: 1.65; }
.article h2 { font-size: 1.6rem; margin: 1.75em 0 .5em; }
.article h3 { font-size: 1.25rem; margin: 1.5em 0 .4em; }
.article p { margin: 0 0 1.1em; }
.article img { border-radius: var(--radius); margin: .5em 0 1em; }
.article ul, .article ol { padding-left: 1.4rem; margin: 0 0 1.1em; }
.article li { margin: .3em 0; }
.article blockquote { margin: 1.5em 0; padding: 1rem 1.25rem; border-left: 4px solid var(--red); background: var(--bg-alt); border-radius: 0 var(--radius) var(--radius) 0; font-style: italic; }
.article table { width: 100%; border-collapse: collapse; margin: 0 0 1.25em; font-size: .9375rem; }
.article th, .article td { text-align: left; padding: .5rem; border-bottom: 1px solid var(--line); vertical-align: top; }
.article figure { margin: .5em 0 1.25em; }
.article figcaption { font-size: .875rem; color: var(--muted); margin-top: .35rem; }
.article a, .prose a { overflow-wrap: anywhere; }
.article-meta { color: var(--muted); font-size: .9375rem; margin: 0; }
.article-meta a { color: inherit; }
.article .article-lead { float: left; width: min(20rem, 45%); margin: .25rem 1.5rem .75rem 0; border-radius: var(--radius); }
@media (max-width: 47.99em) { .article .article-lead { float: none; width: 100%; margin: 0 0 1rem; } }
.prev-next { display: grid; gap: 1rem; margin-top: 2rem; padding-top: 1.5rem; border-top: 1px solid var(--line); }
@media (min-width: 48em) { .prev-next { grid-template-columns: 1fr 1fr; } .prev-next .next { text-align: right; } }
.prev-next span { display: block; font-size: .75rem; text-transform: uppercase; letter-spacing: .08em; color: var(--muted); }
.prev-next a { font-family: var(--font-display); font-weight: 700; font-size: 1.125rem; color: var(--ink-strong); text-decoration: none; }
.prev-next a:hover { color: var(--accent-text); }
.series-list { margin: 0; padding-left: 1.4rem; }
.series-list li { margin: .35rem 0; }
.series-list li a, .series-list li strong { font-size: .9375rem; }

/* Search results */
.search-tabs { display: flex; flex-wrap: wrap; gap: .5rem; margin: 0 0 1.5rem; }
.search-tabs a { display: inline-flex; align-items: center; gap: .35rem; padding: .45rem .8rem; border: 1px solid var(--line); border-radius: 999px; text-decoration: none; color: var(--ink-strong); font-weight: 600; font-size: .9375rem; }
.search-tabs a.empty { color: var(--muted); }
.search-tabs a:hover { border-color: var(--accent-text); color: var(--accent-text); }
.search-section { margin: 0 0 2rem; }
.search-section h2 { font-size: 1.35rem; display: flex; align-items: baseline; gap: .5rem; }
.search-section h2 .count { font-family: var(--font-body); font-weight: 400; font-size: .9375rem; color: var(--muted); }
.search-result { padding: .6rem 0; border-bottom: 1px solid var(--line); }
.search-result a { font-weight: 600; color: var(--ink-strong); text-decoration: none; }
.search-result a:hover { color: var(--accent-text); }
.search-result .meta { display: block; color: var(--muted); font-size: .9375rem; }
.search-result .tag { display: inline-block; margin-left: .35rem; font-size: .75rem; text-transform: uppercase; letter-spacing: .06em; color: var(--accent-text); }
.search-empty { color: var(--muted); font-size: .9375rem; }
.search-note { border-left: 4px solid var(--red); background: var(--bg-alt); padding: .75rem 1rem; border-radius: 0 var(--radius) var(--radius) 0; margin: 0 0 1.5rem; }
.search-note h3 { margin: 0 0 .35rem; font-size: 1.125rem; }
.search-note p { margin: .25rem 0; }
.mode-toggle { display: inline-flex; border: 1px solid var(--line); border-radius: 999px; overflow: hidden; font-size: .875rem; }
.mode-toggle a { padding: .35rem .8rem; text-decoration: none; color: var(--ink); }
.mode-toggle a.on { background: var(--black); color: #fff; }

/* Checkbox grids, alerts, message boxes */
.check-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: .5rem 1rem; margin: .5rem 0 1.25rem; }
@media (min-width: 48em) { .check-grid { grid-template-columns: repeat(3, 1fr); } }
.check-grid label { display: flex; align-items: center; gap: .5rem; font-size: .9375rem; }
.check-grid input { width: 18px; height: 18px; accent-color: var(--accent-text); }
.alert { padding: .75rem 1rem; border-radius: var(--radius); margin: 0 0 1rem; font-size: .9375rem; }
.alert-error { background: var(--surface); border: 1px solid var(--red); border-left-width: 4px; color: var(--red); }
.field-flag { color: var(--red); }
.alert-ok { background: #e9f7ec; border: 1px solid #b7e2c1; color: #1e5c2c; }
.pick { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1rem; margin: 1rem 0 1.5rem; }
@media (min-width: 48em) { .pick { grid-template-columns: repeat(4, 1fr); } }
.pick label { display: block; text-align: center; cursor: pointer; }
.pick img { border: 2px solid var(--line); border-radius: var(--radius); margin-bottom: .4rem; }
.pick input:checked + img { border-color: var(--accent-text); }
.pick input { accent-color: var(--accent-text); }
.state-list { display: flex; flex-wrap: wrap; gap: .4rem; }
.state-list .btn { min-height: 34px; padding: .25rem .7rem; font-size: .875rem; }
.state-list .btn small { font-family: var(--font-body); text-transform: none; letter-spacing: 0; margin-left: .35rem; }
.state-list .cnt { display: inline-block; min-width: 1.4em; padding: 0 .35em; border-radius: 999px; }
.state-list .cnt.on { background: #1e7d3a; color: #fff; font-weight: 700; }
.state-panel { display: none; width: 100%; background: var(--bg-alt); border: 1px solid var(--line); border-radius: var(--radius); padding: .75rem; margin: .25rem 0 .5rem; }
.state-panel .cols { display: grid; grid-template-columns: 1fr 1fr; gap: .75rem; }
.state-panel select { width: 100%; font-size: .8125rem; border: 1px solid var(--field-border); background: var(--field-bg); color: var(--ink); border-radius: 4px; }
.state-panel .btn { min-height: 28px; padding: .1rem .6rem; font-size: .75rem; margin-top: .35rem; }
.region-box { background: var(--bg-alt); border-radius: var(--radius); padding: .75rem 1rem; margin: 0 0 1rem; }
.region-box .btn { min-height: 32px; padding: .2rem .6rem; font-size: .8125rem; margin: .15rem 0; }
.btn-re { background: #d97706; border-color: #d97706; color: #fff; }
.btn-pp { background: #1d4ed8; border-color: #1d4ed8; color: #fff; }
.sitemap-grid { display: grid; gap: 1.5rem; grid-template-columns: 1fr; }
@media (min-width: 48em) { .sitemap-grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 70em) { .sitemap-grid { grid-template-columns: repeat(3, 1fr); } }
.sitemap-grid h2 { font-size: 1.25rem; margin-bottom: .5rem; }
.sitemap-grid ul { list-style: none; margin: 0; padding: 0; }
.sitemap-grid li { padding: .25rem 0; }
.toc { columns: 1; padding-left: 1.25rem; margin: 0 0 2rem; }
@media (min-width: 48em) { .toc { columns: 2; column-gap: 2rem; } }
.toc li { break-inside: avoid; margin: .25rem 0; }

/* Forms */
.form-grid { display: grid; gap: 1rem; }
@media (min-width: 48em) { .form-grid { grid-template-columns: 1fr 1fr; } .form-grid .full { grid-column: 1 / -1; } }
.field label { display: block; font-weight: 600; font-size: .9375rem; margin-bottom: .3rem; }
.field input, .field select, .field textarea { width: 100%; min-height: 44px; padding: .55rem .7rem; border: 1px solid var(--field-border); border-radius: 4px; font: inherit; background: var(--field-bg); color: var(--ink); }
.field textarea { min-height: 140px; }
.field .hint { font-size: .8125rem; color: var(--muted); margin-top: .25rem; }
/* checkboxes and radios inside a field keep their native size; the text
   input beside a radio stays inline */
.field input[type="checkbox"], .field input[type="radio"] { width: 18px; height: 18px; min-height: 0; padding: 0; accent-color: var(--accent-text); }
.field .check-grid input[type="text"] { width: auto; min-height: 34px; }
.field .pick label { display: block; }

/* Tables */
.table { width: 100%; border-collapse: collapse; font-size: .9375rem; }
.table th, .table td { text-align: left; padding: .6rem .5rem; border-bottom: 1px solid var(--line); vertical-align: top; }
.table th { font-family: var(--font-ui); font-weight: 600; text-transform: uppercase; letter-spacing: .05em; font-size: .75rem; color: var(--muted); }
.table-wrap { overflow-x: auto; }

/* Footer */
.site-footer { background: var(--bg-dark); color: #c9c9c9; margin-top: 3rem; font-size: .9375rem; }
.site-footer a { color: #fff; text-decoration: none; }
.site-footer a:hover { color: var(--red); }
.footer-grid { display: grid; gap: 2rem; padding: 3rem 0 2rem; }
.site-footer h3 { color: #fff; font-size: 1rem; text-transform: uppercase; letter-spacing: .1em; margin-bottom: .75rem; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin: .3rem 0; }
.footer-logo { width: 150px; margin-bottom: 1rem; }
.social { display: flex; gap: .6rem; margin-top: 1rem; }
.social a { display: inline-flex; width: 40px; height: 40px; border-radius: 50%; background: rgba(255,255,255,.08); align-items: center; justify-content: center; }
.social a:hover { background: var(--red); color: #fff; }
.social svg { width: 18px; height: 18px; fill: currentColor; }
.newsletter img { border: 1px solid #333; max-width: 200px; }
.assoc { display: flex; flex-wrap: wrap; gap: 1rem 1.5rem; align-items: center; padding: 1.5rem 0; border-top: 1px solid #2a2a2a; }
.assoc img { height: 44px; width: auto; filter: grayscale(1) brightness(1.4); opacity: .8; }
.legal { padding: 1.25rem 0 2rem; border-top: 1px solid #2a2a2a; font-size: .8125rem; color: #9a9a9a; display: flex; flex-wrap: wrap; gap: .5rem 1.5rem; justify-content: space-between; }
.legal a { color: #ccc; }
@media (min-width: 48em) { .footer-grid { grid-template-columns: 1.4fr 1fr 1fr 1fr; } }

@media print {
  .site-header, .site-footer, .sticky-cta, .subnav, .btn { display: none !important; }
  body { color: #000; }
}