/* Treasured Properties Management — renter-first site
   Type: Atkinson Hyperlegible (body, built for low vision) + Cormorant Garamond (headings, brand)
   Body text never below 21px. */
:root {
  --navy: #1a2744;
  --navy-deep: #111b31;
  --gold: #c8a96e;
  --gold-text: #7a5f22;
  --pine: #2f5245;
  --pine-soft: #e3ece7;
  --sky: #f2f5f7;
  --surface: #ffffff;
  --ink: #18223a;
  --muted: #45506a;
  --line: #d3dbe2;
  --focus: #b8862b;
  --ok: #1f6b45;
  --warn: #8a4b0f;
  color-scheme: light;
  box-sizing: border-box;
  padding-top: env(safe-area-inset-top, 0px);
  padding-bottom: env(safe-area-inset-bottom, 0px);
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --sky: #0f1626; --surface: #172138; --ink: #eef1f6; --muted: #c3cad8;
    --line: #2c3a58; --gold-text: #dcc48e; --pine-soft: #1d3329; --ok: #7fd1a3; --warn: #f0b37a;
    color-scheme: dark;
  }
}
:root[data-theme="dark"] {
  --sky: #0f1626; --surface: #172138; --ink: #eef1f6; --muted: #c3cad8;
  --line: #2c3a58; --gold-text: #dcc48e; --pine-soft: #1d3329; --ok: #7fd1a3; --warn: #f0b37a;
  color-scheme: dark;
}
html { scroll-padding-top: calc(env(safe-area-inset-top, 0px) + 90px); -webkit-text-size-adjust: 100%; }
*, *::before, *::after { box-sizing: border-box; }
body {
  margin: 0; background: var(--sky); color: var(--ink);
  font-family: 'Atkinson Hyperlegible', Verdana, 'Segoe UI', system-ui, sans-serif;
  font-size: 21px; line-height: 1.6;
}
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 10; background: var(--navy-deep); }
img, video { max-width: 100%; display: block; }
a { color: var(--gold-text); text-underline-offset: 3px; }
a[href^="mailto"] { overflow-wrap: anywhere; }
.tool > * { min-width: 0; }
a:focus-visible, button:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible, summary:focus-visible {
  outline: 3px solid var(--focus); outline-offset: 3px;
}
h1, h2, h3 { font-family: 'Cormorant Garamond', Georgia, 'Times New Roman', serif; font-weight: 600; line-height: 1.12; margin: 0 0 .5em; letter-spacing: -.005em; }
h1 { font-size: clamp(44px, 6.4vw, 76px); }
h2 { font-size: clamp(36px, 4.4vw, 52px); }
h3 { font-size: clamp(28px, 2.8vw, 34px); }
p { margin: 0 0 1em; max-width: 68ch; }
.wrap { max-width: 1180px; margin: 0 auto; padding: 0 24px; }
.lede { font-size: 23px; color: var(--muted); }
.small { font-size: 19px; color: var(--muted); }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.skip { position: absolute; left: -999px; top: 8px; background: var(--gold); color: var(--navy); padding: 12px 18px; z-index: 50; }
.skip:focus { left: 8px; }

/* Header */
.site-head { position: sticky; top: env(safe-area-inset-top, 0px); z-index: 20; background: var(--navy-deep); color: #fff; }
.head-row { display: flex; align-items: center; justify-content: space-between; gap: 16px; min-height: 76px; }
.brand { white-space: nowrap; color: #fff; text-decoration: none; display: flex; flex-direction: column; line-height: 1.1; }
.brand b { font-family: 'Cormorant Garamond', Georgia, serif; font-size: 28px; font-weight: 600; }
.brand span { font-size: 16px; color: var(--gold); }
.call-top .num { display: none; }
.call-top { display: none; align-items: center; background: var(--gold); color: var(--navy); font-weight: 700; font-size: 21px; padding: 10px 18px; border-radius: 8px; min-height: 52px; text-decoration: none; }
.nav-toggle { display: none; background: none; border: 2px solid rgba(255,255,255,.5); color: #fff; font: inherit; font-size: 19px; padding: 8px 16px; border-radius: 8px; min-height: 52px; }
.nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 4px; flex-wrap: nowrap; }
.nav a { color: #fff; text-decoration: none; font-size: 19px; padding: 10px 12px; border-radius: 8px; display: block; }
.nav a:hover, .nav a[aria-current="page"] { background: rgba(200,169,110,.18); color: var(--gold); }
.nav .call { background: var(--gold); color: var(--navy); font-weight: 700; }
.nav .call:hover { background: #dcc48e; color: var(--navy); }

/* Buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; min-height: 60px; padding: 14px 28px; border-radius: 12px; font: inherit; font-size: 21px; font-weight: 700; text-decoration: none; border: 2px solid transparent; cursor: pointer; }
.btn-gold { background: var(--gold); color: var(--navy); }
.btn-gold:hover { background: #dcc48e; }
.btn-line { border-color: currentColor; color: inherit; background: transparent; }
.btn-navy { background: var(--navy); color: #fff; }
.btn-navy:hover { background: #243257; }
.btn-pine { background: var(--pine); color: #fff; }
.btn-row { display: flex; gap: 14px; flex-wrap: wrap; }

/* Hero: the one bold move — drone footage in a red-rock arch window */
.hero { background: var(--navy-deep); color: #fff; overflow: hidden; }
.hero-grid { display: grid; grid-template-columns: 1.15fr .85fr; gap: 48px; align-items: center; padding-top: 56px; padding-bottom: 64px; }
.hero h1 { color: #fff; max-width: 13ch; }
.hero p { color: rgba(255,255,255,.92); font-size: 23px; }
.hero .call-note { font-size: 19px; color: rgba(255,255,255,.8); margin-top: 22px; }
.hero .call-note a { color: var(--gold); }
.arch { position: relative; aspect-ratio: 9 / 14; border-radius: 999px 999px 28px 28px; overflow: hidden; border: 3px solid rgba(200,169,110,.55); max-height: 640px; justify-self: center; width: 100%; max-width: 420px; }
.arch video, .arch img { width: 100%; height: 100%; object-fit: cover; }
.arch figcaption { position: absolute; left: 0; right: 0; bottom: 0; padding: 40px 20px 16px; font-size: 17px; color: #fff; background: linear-gradient(transparent, rgba(0,0,0,.65)); }
.page-hero { background: var(--navy-deep); color: #fff; padding: 56px 0 48px; }
.page-hero h1 { color: #fff; font-size: clamp(42px, 5.4vw, 64px); }
.page-hero p { color: rgba(255,255,255,.9); font-size: 23px; }
.page-hero.photo { position: relative; padding: 120px 0 56px; background-size: cover; background-position: center; }
.page-hero.photo::before { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(17,27,49,.35), rgba(17,27,49,.88)); }
.page-hero.photo .wrap { position: relative; }

/* Sections */
.sec { padding: 72px 0; }
.sec.alt { background: var(--surface); }
.sec.pine { background: var(--pine-soft); }
.sec-head { max-width: 760px; margin-bottom: 36px; }

/* Journey rows (rent now / get ready / own next) */
.journey { display: grid; gap: 28px; }
.j-row { display: grid; grid-template-columns: 320px 1fr; gap: 32px; align-items: center; background: var(--surface); border: 1px solid var(--line); border-radius: 20px; overflow: hidden; }
.j-row img { width: 100%; height: 100%; min-height: 240px; object-fit: cover; }
.j-row div { padding: 28px 28px 28px 0; }
.j-row h3 { margin-bottom: .3em; }

/* Quick qualify widget on home */
.quick { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; align-items: center; }
.quick-box { background: var(--navy); color: #fff; border-radius: 24px; padding: 36px; }
.quick-box label { display: block; font-weight: 700; margin-bottom: 8px; }
.quick-out { margin-top: 20px; font-size: 23px; }
.quick-out strong { font-family: 'Cormorant Garamond', Georgia, serif; font-size: 56px; color: var(--gold); display: block; line-height: 1; margin: 6px 0; }

/* Forms */
.field { margin-bottom: 20px; }
.field label, .field legend { display: block; font-weight: 700; margin-bottom: 8px; }
.field .hint { display: block; font-size: 19px; color: var(--muted); margin: -4px 0 8px; font-weight: 400; }
input[type=text], input[type=email], input[type=tel], input[type=number], input[type=month], input[type=date], select, textarea {
  width: 100%; font: inherit; font-size: 21px; padding: 14px 16px; min-height: 60px; border-radius: 10px;
  border: 2px solid var(--line); background: var(--surface); color: var(--ink);
}
.quick-box input { border-color: rgba(255,255,255,.35); background: rgba(255,255,255,.06); color: #fff; }
textarea { min-height: 140px; }
.money { position: relative; }
.money::before { content: "$"; position: absolute; left: 16px; top: 50%; transform: translateY(-50%); color: var(--muted); }
.quick-box .money::before { color: rgba(255,255,255,.7); }
.money input { padding-left: 34px; }
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 0 24px; align-items: end; }
.hp { position: absolute; left: -5000px; }
.form-card { background: var(--surface); border: 1px solid var(--line); border-radius: 20px; padding: 32px; }
.form-msg { margin-top: 16px; font-weight: 700; }
.form-msg.ok { color: var(--ok); }
.form-msg.err { color: var(--warn); }

/* Tool cards */
.tool { display: grid; grid-template-columns: 1fr 1fr; gap: 36px; background: var(--surface); border: 1px solid var(--line); border-radius: 24px; padding: 36px; }
.result { background: var(--sky); border-radius: 18px; padding: 28px; border: 1px solid var(--line); }
.result h3 { margin-bottom: .4em; }
.big { font-family: 'Cormorant Garamond', Georgia, serif; font-size: 54px; font-weight: 600; line-height: 1; color: var(--ink); display: block; margin: 4px 0 12px; }
.check { display: flex; gap: 14px; padding: 14px 0; border-top: 1px solid var(--line); }
.check:first-of-type { border-top: 0; }
.check .mark { flex-shrink: 0; width: 36px; height: 36px; border-radius: 50%; display: grid; place-items: center; font-weight: 700; color: #fff; background: var(--muted); }
.check.pass .mark { background: var(--ok); }
.check.fix .mark { background: var(--warn); }
.note { font-size: 19px; color: var(--muted); margin-top: 18px; }

/* Steps (real sequences only) */
.steps { list-style: none; counter-reset: s; margin: 0; padding: 0; display: grid; gap: 18px; }
.steps li { counter-increment: s; display: grid; grid-template-columns: 64px 1fr; gap: 18px; background: var(--surface); border: 1px solid var(--line); border-radius: 18px; padding: 22px; }
.steps li::before { content: counter(s); width: 56px; height: 56px; border-radius: 50%; background: var(--navy); color: var(--gold); display: grid; place-items: center; font-family: 'Cormorant Garamond', Georgia, serif; font-size: 32px; font-weight: 600; }
.steps h3 { font-size: 28px; margin-bottom: .2em; }
.steps p { margin: 0; }

/* Checklist */
.checklist { list-style: none; padding: 0; margin: 0; }
.checklist li { border-bottom: 1px solid var(--line); }
.checklist label { display: flex; gap: 16px; align-items: flex-start; padding: 16px 4px; cursor: pointer; }
.checklist input { width: 30px; height: 30px; margin-top: 2px; accent-color: var(--pine); flex-shrink: 0; }
.progress { height: 14px; border-radius: 99px; background: var(--line); overflow: hidden; margin: 8px 0 20px; }
.progress span { display: block; height: 100%; background: var(--pine); width: 0; transition: width .3s; }

/* Areas */
.area-strip { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(260px, 1fr); gap: 18px; overflow-x: auto; padding-bottom: 12px; scroll-snap-type: x mandatory; }
.area-tile { position: relative; border-radius: 20px; overflow: hidden; aspect-ratio: 3 / 4; scroll-snap-align: start; color: #fff; text-decoration: none; }
.area-tile img { width: 100%; height: 100%; object-fit: cover; }
.area-tile span { position: absolute; left: 0; right: 0; bottom: 0; padding: 60px 20px 18px; background: linear-gradient(transparent, rgba(10,16,30,.85)); font-family: 'Cormorant Garamond', Georgia, serif; font-size: 32px; font-weight: 600; }
.area { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; align-items: center; padding: 48px 0; border-top: 1px solid var(--line); }
.area:first-of-type { border-top: 0; }
.area:nth-of-type(even) figure { order: 2; }
.area figure { margin: 0; }
.area img { border-radius: 20px; width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.area figcaption { font-size: 17px; color: var(--muted); margin-top: 8px; }
.area ul { padding-left: 1.1em; margin: 0 0 1em; }
.area li { margin-bottom: 6px; }
.photo-band { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 14px; }
.photo-band img { border-radius: 18px; width: 100%; height: 360px; object-fit: cover; }

/* Listings frame */
.listings { background: var(--surface); border: 1px solid var(--line); border-radius: 20px; padding: 12px; min-height: 240px; }
.listings iframe { width: 100%; border: 0; height: 2600px; border-radius: 12px; display: block; }

/* FAQ */
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 16px; padding: 22px 0; font-weight: 700; font-size: 22px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-size: 30px; line-height: 1; color: var(--gold-text); }
.faq details[open] summary::after { content: "–"; }
.faq details p { padding-bottom: 18px; }

/* Troy */
.person { display: grid; grid-template-columns: 360px 1fr; gap: 40px; align-items: center; }
.person img { border-radius: 24px; width: 100%; aspect-ratio: 3 / 4; object-fit: cover; }
.disclose-box { border-left: 6px solid var(--gold); background: var(--surface); padding: 20px 24px; border-radius: 0 14px 14px 0; font-size: 19px; color: var(--muted); }

/* Owners band */
.owner-band { background: var(--navy); color: #fff; border-radius: 24px; padding: 40px; display: grid; grid-template-columns: 1fr auto; gap: 28px; align-items: center; }
.owner-band h2 { color: #fff; }
.owner-band p { color: rgba(255,255,255,.9); margin: 0; }
.feature-list { list-style: none; padding: 0; margin: 0 0 28px; }
.feature-list li { padding: 14px 0 14px 34px; border-bottom: 1px solid var(--line); position: relative; }
.feature-list li::before { content: "✓"; position: absolute; left: 0; color: var(--ok); font-weight: 700; }

/* Owner pages */
.hood-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.hood { background: var(--surface); border: 1px solid var(--line); border-radius: 18px; padding: 24px; }
.hood h3 { font-size: 28px; margin-bottom: .3em; }
.hood p { margin: 0; }
.reviews { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; margin-top: 28px; }
.review { margin: 0; background: var(--surface); border: 1px solid var(--line); border-left: 6px solid var(--gold); border-radius: 0 18px 18px 0; padding: 24px; }
.review blockquote { margin: 0 0 12px; font-size: 21px; }
.review figcaption { font-size: 18px; color: var(--muted); }
.rent-table th, .rent-table td { text-align: left; padding: 14px 12px; border-bottom: 1px solid var(--line); }
.rent-table th { background: var(--navy); color: #fff; }
.rent-table td:last-child, .rent-table th:last-child { text-align: right; white-space: nowrap; }
.faq details .feature-list { margin: 0 0 20px; }
.est-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; margin: 8px 0 14px; }
.est-grid div { background: var(--surface); border: 1px solid var(--line); border-radius: 14px; padding: 16px 10px; text-align: center; }
.est-grid .mid { border: 2px solid var(--gold); }
.est-grid strong { display: block; font-family: 'Cormorant Garamond', Georgia, serif; font-size: 40px; line-height: 1.05; }

.pain-grid { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; }
.pain-grid li { background: var(--surface); border: 1px solid var(--line); border-left: 6px solid var(--gold); border-radius: 0 14px 14px 0; padding: 20px 22px; }
.pain-grid.fit li { border-left-color: var(--pine); }
.feature-list.on-dark li { border-bottom-color: rgba(255,255,255,.15); color: rgba(255,255,255,.92); }
.feature-list.on-dark li::before { color: var(--gold); }

.why-broker { grid-template-columns: 1fr 1.4fr; }

.article { max-width: 860px; }
.article h2 { margin-top: 1.4em; }
.plain-ol { margin: 0; padding-left: 1.3em; }
.plain-ol li { margin-bottom: 10px; }
.feature-list.cons li::before { content: "✗"; color: var(--warn); }

.mi-row { border-bottom: 1px solid var(--line); padding: 14px 0; }
.mi-top { display: flex; justify-content: space-between; align-items: center; gap: 16px; }
.mi-top label { font-weight: 700; }
.mi-select { max-width: 260px; }
.mi-select.good { border-color: var(--ok); }
.mi-select.bad { border-color: var(--warn); }
.mi-notes { margin-top: 12px; padding: 14px 16px; border-left: 6px solid var(--gold); background: var(--sky); border-radius: 0 12px 12px 0; }
.mi-notes label { display: block; margin-bottom: 8px; }
.chip-row { display: flex; flex-wrap: wrap; gap: 10px; }
.chip { display: inline-flex; align-items: center; gap: 10px; border: 2px solid var(--line); border-radius: 999px; padding: 10px 18px; cursor: pointer; min-height: 52px; }
.chip input { width: 24px; height: 24px; accent-color: var(--navy); }
.chip:has(input:checked) { border-color: var(--navy); background: var(--sky); }

@media print {
  .site-head, .site-foot, .skip, .btn-row, .arch, .page-hero .btn-row, body::before { display: none !important; }
  body { background: #fff; color: #000; font-size: 12pt; }
  .page-hero { background: #fff !important; color: #000 !important; padding: 0 0 12pt; }
  .page-hero h1, .page-hero p { color: #000 !important; }
  .mi-notes[hidden] { display: none !important; }
  body.print-one * { visibility: hidden !important; }
  body.print-one .print-now, body.print-one .print-now * { visibility: visible !important; }
  body.print-one .print-now { position: absolute; left: 0; top: 0; width: 100%; border: 0; }
}

.rv-wrap { min-height: 520px; }
.rv-loading { padding: 40px 20px; text-align: center; }
.rv-fallback { margin-top: 12px; }

/* Footer */
.site-foot { background: var(--navy-deep); color: rgba(255,255,255,.88); padding: 56px 0 40px; font-size: 19px; }
.site-foot a { color: var(--gold); }
.foot-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 36px; }
.site-foot h2 { color: #fff; font-size: 30px; }
.site-foot ul { list-style: none; padding: 0; margin: 0; }
.site-foot li { margin-bottom: 8px; }
.eho { display: flex; gap: 14px; align-items: center; margin-top: 28px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.15); }
.eho svg { flex-shrink: 0; }
.legal { font-size: 17px; color: rgba(255,255,255,.72); margin-top: 18px; max-width: 100ch; }

/* Responsive */
@media (max-width: 980px) {
  .hero-grid, .quick, .tool, .area, .person, .foot-grid, .owner-band { grid-template-columns: 1fr; }
  .area:nth-of-type(even) figure { order: 0; }
  .hood-grid, .reviews { grid-template-columns: 1fr; }
  .pain-grid { grid-template-columns: 1fr 1fr; }
  .j-row { grid-template-columns: 1fr; }
  .j-row img { min-height: 220px; max-height: 280px; }
  .j-row div { padding: 0 24px 26px; }
  .photo-band { grid-template-columns: 1fr 1fr; }
  .photo-band img:first-child { grid-column: 1 / -1; }
  .person img { max-width: 380px; }
}
@media all {
  .head-row { flex-wrap: wrap; row-gap: 0; min-height: 0; padding-top: 10px; }
  .nav { order: 3; width: 100%; margin: 0 -24px; width: calc(100% + 48px); position: relative; }
  .nav ul { flex-wrap: nowrap; overflow-x: auto; scroll-snap-type: x proximity; -webkit-overflow-scrolling: touch; scrollbar-width: none; padding: 6px 24px 10px; gap: 8px;
    -webkit-mask-image: linear-gradient(90deg, transparent 0, #000 18px, #000 calc(100% - 36px), transparent); mask-image: linear-gradient(90deg, transparent 0, #000 18px, #000 calc(100% - 36px), transparent); }
  .nav ul::-webkit-scrollbar { display: none; }
  .nav li { flex: 0 0 auto; scroll-snap-align: start; }
  .nav a { font-size: 21px; padding: 12px 16px; min-height: 52px; white-space: nowrap; border: 1px solid rgba(255,255,255,.25); }
  .nav li:has(.call) { display: none; }
  .call-top { display: inline-flex; }
}
@media (min-width: 1181px) {
  .nav { margin: 0; width: 100%; }
  .nav ul { -webkit-mask-image: none; mask-image: none; padding: 4px 0 12px; }
  .nav ul { gap: 2px; justify-content: space-between; }
  .nav a { font-size: 19px; padding: 10px 12px; border-color: transparent; }
  .call-top .num { display: inline; }
}
@media (max-width: 640px) {
  .wrap { padding: 0 18px; }
  .nav { margin: 0 -18px; width: calc(100% + 36px); }
  .nav ul { padding: 6px 18px 10px; }
  .call-top { font-size: 19px; padding: 10px 14px; }
  .brand b { font-size: 25px; }
  .hero-grid { padding-top: 0; gap: 0; }
  .hero-media { order: -1; margin: 0 -18px 28px; }
  .arch { max-width: none; border-radius: 0 0 40px 40px; border: 0; aspect-ratio: 4 / 5; max-height: 62vh; }
  .grid-2 { grid-template-columns: 1fr; }
  .tool, .form-card, .quick-box, .owner-band { padding: 24px; border-radius: 18px; }
  .sec { padding: 52px 0; }
  .btn-row .btn { width: 100%; }
  .steps li { grid-template-columns: 1fr; }
  .photo-band img { height: 240px; }
  .est-grid, .pain-grid { grid-template-columns: 1fr; }
  .mi-top { flex-direction: column; align-items: stretch; }
  .mi-select { max-width: none; }
}
@media (prefers-reduced-motion: reduce) {
  * { transition: none !important; animation: none !important; scroll-behavior: auto !important; }
}