:root {
    --ink: #16233A;
    --paper: #F3EFE7;
    --paper-raise: #EAE4D8;
    --gold: #B8863C;
    --slate: #5B6B7F;
    --card: rgba(22,35,58,0.045);
    --card-border: rgba(22,35,58,0.10);
    --on-ink: #F3EFE7;
  }
  :root[data-theme="dark"] {
    --ink: #ECE7DC;
    --paper: #11151C;
    --paper-raise: #171C25;
    --slate: #8B98AA;
    --card: rgba(236,231,220,0.05);
    --card-border: rgba(236,231,220,0.12);
    --on-ink: #11151C;
  }
  @media (prefers-color-scheme: dark) {
    :root:not([data-theme="light"]) {
      --ink: #ECE7DC;
      --paper: #11151C;
      --paper-raise: #171C25;
      --slate: #8B98AA;
      --card: rgba(236,231,220,0.05);
      --card-border: rgba(236,231,220,0.12);
      --on-ink: #11151C;
    }
  }

  * { box-sizing: border-box; }
  html { -webkit-text-size-adjust: 100%; }

  body {
    margin: 0;
    background: var(--paper);
    color: var(--ink);
    font-family: -apple-system, "SF Pro Text", "Segoe UI", system-ui, sans-serif;
    line-height: 1.5;
  }

  a { color: inherit; }

  .wrap {
    max-width: 980px;
    margin: 0 auto;
    padding: 0 24px;
  }

  /* ---------- header ---------- */

  header {
    border-bottom: 1px solid var(--card-border);
    position: sticky;
    top: 0;
    background: var(--paper);
    z-index: 10;
  }

  .header-row {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 16px;
    padding: 16px 0;
  }

  .brand {
    display: flex;
    align-items: center;
    gap: 10px;
    font-weight: 800;
    font-size: 15px;
    letter-spacing: 0.01em;
    text-decoration: none;
  }
  .brand svg { width: 26px; height: 26px; flex: none; }
  .brand img { width: 34px; height: auto; flex: none; }

  .header-actions {
    display: flex;
    align-items: center;
    gap: 18px;
    font-size: 14px;
  }
  .phone { font-weight: 700; white-space: nowrap; text-decoration: none; display: inline-block; }
  .phone .tz { color: var(--slate); font-weight: 400; display: block; font-size: 11px; }

  .btn {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    background: var(--ink);
    color: var(--on-ink);
    border: none;
    border-radius: 3px;
    padding: 13px 22px;
    font-size: 14px;
    font-weight: 700;
    font-family: inherit;
    cursor: pointer;
    white-space: nowrap;
  }
  .btn:focus-visible { outline: 2px solid var(--gold); outline-offset: 2px; }
  .btn-sm { padding: 9px 16px; font-size: 13px; }

  /* ---------- hero ---------- */

  .hero-banner {
    position: relative;
    width: 100%;
    min-height: 460px;
    display: flex;
    align-items: flex-end;
    overflow: hidden;
  }
  .hero-banner img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    z-index: 0;
  }
  .hero-banner::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(100deg, rgba(15,19,26,0.90) 0%, rgba(15,19,26,0.74) 30%, rgba(15,19,26,0.22) 60%, rgba(15,19,26,0) 78%);
    z-index: 1;
  }
  .hero-content {
    position: relative;
    z-index: 2;
    width: 100%;
    max-width: 980px;
    margin: 0 auto;
    padding: 64px 24px 56px;
  }
  .hero-content .eyebrow { color: var(--gold); }
  .hero-content h1 { color: #F3EFE7; }
  .hero-content .lede { color: #F3EFE7; opacity: 0.88; max-width: 46ch; }
  .hero-content .btn { box-shadow: 0 6px 18px rgba(0,0,0,0.28); }

  .eyebrow {
    font-size: 12px;
    font-weight: 700;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    color: var(--gold);
    margin: 0 0 14px;
  }

  h1 {
    font-size: clamp(30px, 4.2vw, 44px);
    line-height: 1.08;
    font-weight: 800;
    letter-spacing: -0.01em;
    margin: 0 0 18px;
    text-wrap: balance;
  }

  .lede {
    font-size: 17px;
    line-height: 1.6;
    color: var(--slate);
    max-width: 46ch;
    margin: 0 0 28px;
  }

  /* ---------- utp ---------- */

  .utp {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 1px;
    background: var(--card-border);
    border: 1px solid var(--card-border);
    border-radius: 6px;
    overflow: hidden;
    margin: 8px 0 84px;
  }
  .utp-card {
    background: var(--paper);
    padding: 26px 22px;
  }
  .utp-icon {
    width: 34px;
    height: 34px;
    display: block;
    margin: 0 0 16px;
  }
  .utp-num {
    font-size: 12px;
    font-weight: 700;
    color: var(--gold);
    letter-spacing: 0.06em;
    margin: 0 0 12px;
  }
  .utp-card h3 {
    font-size: 16px;
    font-weight: 800;
    margin: 0 0 8px;
    line-height: 1.3;
  }
  .utp-card p {
    font-size: 13.5px;
    color: var(--slate);
    margin: 0;
    line-height: 1.55;
  }

  /* ---------- valuation method ---------- */

  .valuation-method { margin: 0 0 84px; }
  .valuation-heading { max-width: 760px; margin: 0 0 34px; }
  .valuation-heading h2 {
    font-size: clamp(30px, 4.2vw, 44px);
    line-height: 1.08;
    letter-spacing: -0.02em;
    margin: 0 0 18px;
    text-wrap: balance;
  }
  .valuation-heading > p:last-child { margin: 0; color: var(--slate); font-size: 17px; line-height: 1.6; }
  .valuation-factors {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    border: 1px solid var(--card-border);
    border-radius: 8px;
    overflow: hidden;
    background: var(--paper);
    box-shadow: 0 12px 32px rgba(22,35,58,0.06);
  }
  .valuation-factors article { min-height: 220px; padding: 26px 22px; border-right: 1px solid var(--card-border); }
  .valuation-factors article:last-child { border-right: 0; }
  .valuation-factors span { display: block; margin: 0 0 28px; color: var(--gold); font-size: 12px; font-weight: 800; }
  .valuation-factors h3 { margin: 0 0 8px; font-size: 17px; line-height: 1.25; }
  .valuation-factors p { margin: 0; color: var(--slate); font-size: 13.5px; line-height: 1.55; }
  .valuation-result {
    display: grid;
    grid-template-columns: 1fr auto;
    align-items: center;
    gap: 32px;
    margin-top: 18px;
    padding: 26px 28px;
    border-left: 4px solid var(--gold);
    border-radius: 6px;
    background: var(--paper-raise);
  }
  .valuation-result h3 { margin: 0 0 5px; font-size: 19px; }
  .valuation-result p { margin: 0; color: var(--slate); font-size: 14px; }
  .valuation-result .btn { text-decoration: none; }

  /* ---------- sale comparison ---------- */

  .sale-comparison { margin: 0; }
  .sale-comparison + .city-directory { padding-top: 42px; }
  .sale-comparison-heading { max-width: 760px; margin: 0 0 34px; }
  .sale-comparison-heading h2 {
    margin: 0 0 14px;
    font-size: clamp(30px, 4.2vw, 44px);
    line-height: 1.08;
    letter-spacing: -0.02em;
    text-wrap: balance;
  }
  .sale-comparison-heading > p:last-child { margin: 0; color: var(--slate); font-size: 17px; line-height: 1.6; }
  .comparison-table-wrap {
    overflow: hidden;
    border: 1px solid var(--card-border);
    border-radius: 8px;
    background: var(--paper);
    box-shadow: 0 12px 32px rgba(22,35,58,0.06);
  }
  .comparison-table { width: 100%; border-collapse: collapse; table-layout: fixed; }
  .comparison-table th,
  .comparison-table td { padding: 19px 22px; border-right: 1px solid var(--card-border); border-bottom: 1px solid var(--card-border); text-align: left; vertical-align: top; }
  .comparison-table tr > *:last-child { border-right: 0; }
  .comparison-table tbody tr:last-child > * { border-bottom: 0; }
  .comparison-table thead th { background: var(--ink); color: var(--on-ink); font-size: 14px; }
  .comparison-table thead .buyout-column { background: #253752; color: #fff; }
  .comparison-table tbody th { width: 28%; font-size: 15px; }
  .comparison-table td { color: var(--slate); font-size: 14px; }
  .comparison-table tbody td:last-child { background: rgba(184,134,60,0.07); color: var(--ink); font-weight: 650; }
  .comparison-note { margin-top: 18px; padding: 24px 28px; border-left: 4px solid var(--gold); border-radius: 6px; background: var(--paper-raise); }
  .comparison-note strong { display: block; margin-bottom: 5px; font-size: 18px; }
  .comparison-note p { margin: 0; color: var(--slate); font-size: 14px; line-height: 1.6; }

  /* ---------- section shell ---------- */

  section.block { padding-bottom: 84px; }
  .block h2 {
    font-size: clamp(22px, 3vw, 28px);
    font-weight: 800;
    letter-spacing: -0.01em;
    margin: 0 0 8px;
    text-wrap: balance;
  }
  .block .sub {
    font-size: 15px;
    color: var(--slate);
    margin: 0 0 32px;
    max-width: 56ch;
  }

  /* ---------- situations hero ---------- */

  .situations-hero {
    position: relative;
    width: 100vw;
    left: 50%;
    right: 50%;
    margin-left: -50vw;
    margin-right: -50vw;
    margin-bottom: 84px;
  }
  .situations-hero-top {
    background: linear-gradient(160deg, #16233A 0%, #2E4258 100%);
    padding: 72px 24px 60px;
    text-align: center;
  }
  .situations-hero-text {
    max-width: 720px;
    margin: 0 auto;
  }
  .situations-hero-text h2 {
    font-size: clamp(28px, 4.2vw, 42px);
    font-weight: 800;
    letter-spacing: 0.01em;
    color: #F3EFE7;
    margin: 0 0 18px;
    text-wrap: balance;
  }
  .situations-hero-text .sub {
    font-size: 16px;
    color: rgba(243,239,231,0.78);
    margin: 0 0 30px;
  }
  .situations-hero-text .btn {
    background: var(--gold);
    color: #16233A;
    box-shadow: 0 10px 26px rgba(0,0,0,0.3);
  }

  /* ---------- situation cards ---------- */

  .situation-cards {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 16px;
  }
  .situation-card {
    display: flex;
    flex-direction: column;
    background: var(--paper);
    border: 1px solid var(--card-border);
    border-radius: 8px;
    overflow: hidden;
    text-decoration: none;
    color: var(--ink);
    box-shadow: 0 8px 20px rgba(22,35,58,0.07);
    transition: transform 0.15s ease, box-shadow 0.15s ease;
  }
  .situation-card:hover {
    transform: translateY(-3px);
    box-shadow: 0 14px 28px rgba(22,35,58,0.13);
  }
  .situation-card-photo {
    aspect-ratio: 4 / 3;
    overflow: hidden;
  }
  .situation-card-photo img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    display: block;
  }
  .situation-card-body {
    padding: 16px 16px 18px;
    display: flex;
    flex-direction: column;
    gap: 10px;
    flex: 1;
  }
  .situation-card-text {
    border-left: 3px solid var(--gold);
    padding-left: 12px;
    flex: 1;
  }
  .situation-card-text h3 {
    margin: 0 0 6px;
    font-size: 15px;
    font-weight: 800;
    line-height: 1.25;
  }
  .situation-card-text p {
    margin: 0;
    font-size: 12px;
    color: var(--slate);
    line-height: 1.45;
  }
  .situation-card-arrow {
    flex: none;
    align-self: flex-end;
    width: 32px;
    height: 32px;
    border-radius: 50%;
    background: var(--gold);
    color: #F3EFE7;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 14px;
  }

  /* ---------- process ---------- */

  .steps { display: flex; flex-direction: column; }
  .step {
    display: grid;
    grid-template-columns: 56px 1fr;
    gap: 20px;
    padding: 22px 0;
    border-top: 1px solid var(--card-border);
  }
  .step:last-child { border-bottom: 1px solid var(--card-border); }
  .step-n {
    font-size: 20px;
    font-weight: 800;
    color: var(--gold);
    font-variant-numeric: tabular-nums;
  }
  .step h4 { margin: 0 0 6px; font-size: 16px; font-weight: 800; }
  .step p { margin: 0; font-size: 14.5px; color: var(--slate); max-width: 56ch; }

  /* ---------- safety ---------- */

  .safety-banner {
    position: relative;
    width: 100vw;
    left: 50%;
    right: 50%;
    margin-left: -50vw;
    margin-right: -50vw;
    min-height: 440px;
    display: flex;
    align-items: center;
    overflow: hidden;
    margin-bottom: 84px;
  }
  .safety-banner img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: 70% 45%;
    z-index: 0;
  }
  .safety-banner::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(100deg, rgba(15,19,26,0.92) 0%, rgba(15,19,26,0.80) 30%, rgba(15,19,26,0.30) 58%, rgba(15,19,26,0) 76%);
    z-index: 1;
  }
  .safety-content {
    position: relative;
    z-index: 2;
    width: 100%;
    max-width: 980px;
    margin: 0 auto;
    padding: 40px 24px;
  }
  .safety-content .stamp {
    display: inline-flex; gap: 8px; font-size: 12px; font-weight: 700; letter-spacing: 0.08em;
    text-transform: uppercase; color: var(--gold); margin: 0 0 14px;
  }
  .safety-content h2 { color: #F3EFE7; margin: 0 0 14px; font-size: clamp(20px, 2.6vw, 26px); font-weight: 800; }
  .safety-content p { font-size: 15.5px; line-height: 1.65; color: #F3EFE7; opacity: 0.88; margin: 0; max-width: 52ch; }

  .safety {
    background: var(--ink);
    color: var(--on-ink);
    border-radius: 8px;
    padding: 44px;
    display: grid;
    grid-template-columns: 0.8fr 1.2fr;
    gap: 36px;
    align-items: center;
  }
  .safety-art { display: flex; align-items: center; justify-content: center; }
  .safety-art svg { width: 100%; max-width: 180px; }
  .safety h2 { color: var(--on-ink); }
  .safety p { font-size: 15.5px; line-height: 1.65; color: var(--on-ink); opacity: 0.86; margin: 0; max-width: 52ch; }
  .safety .stamp {
    display: inline-flex;
    gap: 8px;
    font-size: 12px;
    font-weight: 700;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--gold);
    margin: 0 0 14px;
  }

  /* ---------- cta ---------- */

  .cta {
    border: 1px solid var(--card-border);
    border-radius: 8px;
    padding: 44px;
    display: grid;
    grid-template-columns: 1fr auto;
    gap: 32px;
    align-items: center;
    background: var(--card);
  }
  .cta h2 { margin: 0 0 8px; }
  .cta p { margin: 0; color: var(--slate); font-size: 14.5px; }
  .cta-form { display: flex; gap: 10px; }
  .cta-form input {
    font-family: inherit;
    font-size: 14px;
    padding: 13px 14px;
    border: 1px solid var(--card-border);
    border-radius: 3px;
    background: var(--paper);
    color: var(--ink);
    width: 180px;
  }
  .cta-form input:focus-visible { outline: 2px solid var(--gold); outline-offset: 1px; }

  footer {
    border-top: 1px solid var(--card-border);
    padding: 28px 0 48px;
    font-size: 12.5px;
    color: var(--slate);
    display: flex;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: 12px;
  }
  footer a { text-decoration: none; }
  footer a:hover { color: var(--ink); }

  @media (max-width: 860px) {
    .hero-banner { min-height: 340px; }
    .hero-content { padding: 40px 20px 34px; }
    .utp { grid-template-columns: 1fr 1fr; }
    .valuation-factors { grid-template-columns: 1fr 1fr; }
    .valuation-factors article:nth-child(2) { border-right: 0; }
    .valuation-factors article:nth-child(-n+2) { border-bottom: 1px solid var(--card-border); }
    .situations-hero-top { padding: 48px 20px 40px; }
    .situation-cards { grid-template-columns: 1fr 1fr; }
    .safety { grid-template-columns: 1fr; padding: 32px 24px; }
    .safety-art svg { max-width: 120px; }
    .cta { grid-template-columns: 1fr; }
    .cta-form { flex-direction: column; }
    .cta-form input { width: 100%; }
    .header-actions .phone .tz { display: none; }
    .header-cta { display: none; }
  }
  @media (max-width: 600px) {
    .wrap { padding-left: 16px; padding-right: 16px; }
    .header-actions .phone { display: none; }
    .utp, .situation-cards { grid-template-columns: 1fr; }
    .valuation-method { margin-bottom: 68px; }
    .valuation-heading h2 { font-size: 31px; }
    .valuation-heading > p:last-child { font-size: 15px; }
    .valuation-factors { grid-template-columns: 1fr; }
    .valuation-factors article { min-height: 0; border-right: 0; border-bottom: 1px solid var(--card-border); padding: 22px 20px; }
    .valuation-factors article:last-child { border-bottom: 0; }
    .valuation-factors span { margin-bottom: 14px; }
    .valuation-result { grid-template-columns: 1fr; gap: 18px; padding: 24px 20px; }
    .valuation-result .btn { width: 100%; }
    .sale-comparison + .city-directory { padding-top: 32px; }
    .sale-comparison-heading h2 { font-size: 31px; }
    .sale-comparison-heading > p:last-child { font-size: 15px; }
    .comparison-table-wrap { overflow: visible; border: 0; background: transparent; box-shadow: none; }
    .comparison-table,
    .comparison-table tbody,
    .comparison-table tr,
    .comparison-table th,
    .comparison-table td { display: block; width: 100%; }
    .comparison-table thead { display: none; }
    .comparison-table tbody { display: grid; gap: 14px; }
    .comparison-table tbody tr { overflow: hidden; border: 1px solid var(--card-border); border-radius: 8px; background: var(--paper); }
    .comparison-table tbody th { width: 100%; padding: 16px 18px; border: 0; border-bottom: 1px solid var(--card-border); background: var(--paper-raise); font-size: 16px; }
    .comparison-table td { position: relative; padding: 42px 18px 16px; border: 0; border-bottom: 1px solid var(--card-border); font-size: 14px; }
    .comparison-table td:last-child { border-bottom: 0; }
    .comparison-table td::before { content: attr(data-label); position: absolute; top: 14px; left: 18px; color: var(--gold); font-size: 10px; font-weight: 850; letter-spacing: 0.1em; text-transform: uppercase; }
    .comparison-note { padding: 22px 20px; }
    .cta { padding: 28px 20px; }
  }