:root{
  --navy:#14251f; --navy2:#1e3a31; --ink:#1f2724; --muted:#5c6762; --line:#e4dccb; --bg:#f6f1e7; --card:#fffdf8;
  --gold:#b38a4f; --gold2:#9c7640; --goldt:#86601d; --goldt2:#6e4e17; --green:#1f7a4d; --red:#b3261e; --focus:#2f6fde;
  --c1:#1e3a31; --c2:#4f7a68; --c3:#9dbcae; --c4:#b38a4f; --c5:#dcc7a0; --c6:#7d8a84; --c7:#cfdcd4;
  --r:6px; --shadow:0 1px 2px rgba(20,37,31,.05),0 10px 30px -12px rgba(20,37,31,.12);
  --evergreen:#14251f; --evergreen2:#1e3a31; --ivory:#f6f1e7; --paper:#fffdf8; --sand:#ede5d5; --brass:#c4a06a; --brassd:#ad8851; --brassl:#e2c48f;
  --serif:"Cormorant Garamond","Cormorant",Garamond,"Times New Roman",serif; --sans:"Inter","Helvetica Neue",Arial,system-ui,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:128px;-webkit-text-size-adjust:100%}
body{margin:0;font:16px/1.6 var(--sans);color:var(--ink);background:var(--bg)}
img{max-width:100%;display:block}
a{color:var(--navy2)}
h1, h2, h3{line-height:1.15;margin:0}
.wrap{max-width:1180px;margin:0 auto;padding:0 16px}
.skip{position:absolute;left:-999px;top:8px;background:#fff;padding:8px 12px;border-radius:8px;z-index:100}
.skip:focus{left:8px}
:focus-visible{outline:3px solid var(--focus);outline-offset:2px}

/* header */







.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;padding:0 20px;border-radius:12px;font-weight:650;font-size:16px;text-decoration:none;border:0;cursor:pointer;font-family:inherit}
.btn.primary{background:var(--goldt);color:#fff}
.btn.primary:hover{background:var(--goldt2)}
.btn.secondary{background:#fff;color:var(--navy);border:1.5px solid var(--navy)}
.btn:disabled{opacity:.6;cursor:progress}







/* hero */



.eyebrow{font-size:12px;font-weight:700;letter-spacing:1.4px;text-transform:uppercase;color:var(--goldt);margin:0}
.eyebrow.light{color:#e8c98f}




/* tools */
.tool{padding:40px 0 8px}
.tool-head{margin-bottom:16px}
.tool-head h2{font-size:26px;margin:4px 0 6px;color:var(--navy)}
.lede{margin:0;color:var(--muted);max-width:680px}
.grid{display:grid;grid-template-columns:1fr;gap:16px;align-items:start}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow);padding:18px}
.card h3{font-size:13px;letter-spacing:1px;text-transform:uppercase;color:var(--muted);margin:18px 0 10px}
.card h3:first-child{margin-top:0}
.row2, .row3{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.row3{grid-template-columns:1fr 1fr 1fr}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:12px;min-width:0}
.field[hidden]{display:none}
.lbl{font-size:14px;font-weight:600;color:#3b4641}
.inp{position:relative;display:flex;align-items:center}
.inp input, .inp select, .inp textarea, .roll input{width:100%;min-height:50px;font-size:18px;font-family:inherit;color:var(--ink);background:#fffefa;border:1.5px solid #d9cfbc;border-radius:10px;padding:10px 12px;-moz-appearance:textfield;appearance:none}
.inp textarea{min-height:90px;font-size:16px;resize:vertical}
.inp input:focus, .inp select:focus, .inp textarea:focus, .roll input:focus{border-color:var(--focus);background:#fff;outline:none;box-shadow:0 0 0 3px rgba(47,111,222,.18)}
.inp input::-webkit-outer-spin-button, .inp input::-webkit-inner-spin-button, .roll input::-webkit-inner-spin-button{-webkit-appearance:none;margin:0}
.inp.has-pre input{padding-left:28px}
.inp.has-suf input{padding-right:30px}
.affix{position:absolute;color:var(--muted);font-size:17px;pointer-events:none}
.affix.pre{left:12px}.affix.suf{right:12px}
.inp.sel::after{content:"";position:absolute;right:16px;width:8px;height:8px;border-right:2px solid var(--muted);border-bottom:2px solid var(--muted);transform:rotate(45deg) translateY(-3px);pointer-events:none}
.inp.sel select{padding-right:36px;font-size:16px}
.hint{color:var(--muted);font-size:13px;display:block}
.seg{display:flex;background:#efe9dd;border-radius:12px;padding:4px;gap:4px;margin-bottom:14px}
.seg button{flex:1;min-height:42px;border:0;background:transparent;border-radius:9px;font:600 15px/1 inherit;font-family:inherit;color:#3b4641;cursor:pointer;padding:0 8px}
.seg button.on{background:#fff;color:var(--navy);box-shadow:0 1px 3px rgba(0,0,0,.12)}
.seg.presets{overflow-x:auto;scrollbar-width:none}
.seg.presets button{flex:1 0 auto;white-space:nowrap}
.seg.small{max-width:300px}

/* results */
.results{border-top:4px solid var(--gold)}
.kpi{display:flex;flex-direction:column;gap:2px}
.kpi .k{font-size:13px;color:var(--muted);font-weight:600}
.kpi .v{font-size:20px;font-weight:700;color:var(--navy);font-variant-numeric:tabular-nums}
.kpi.big{margin-bottom:12px}
.kpi.big .v{font-size:40px;letter-spacing:-1px;line-height:1.1}
.kpi .v.neg{color:var(--red)} .kpi .v.pos{color:var(--navy)}
.kpis{display:grid;grid-template-columns:1fr 1fr;gap:14px;padding:14px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:12px 0}
.bar{display:flex;height:12px;border-radius:999px;overflow:hidden;background:#efe9dd;margin:4px 0 12px}
.bar span{display:block;height:100%}
.c1{background:var(--c1)}.c2{background:var(--c2)}.c3{background:var(--c3)}.c4{background:var(--c4)}.c5{background:var(--c5)}
.dot{display:inline-block;width:10px;height:10px;border-radius:50%;margin-right:8px;vertical-align:0}
.lines{margin:0}
.ln{display:flex;justify-content:space-between;gap:12px;padding:9px 0;border-bottom:1px dashed var(--line);font-size:15px}
.ln:last-child{border-bottom:0}
.ln dt{color:#3b4641;min-width:0}
.ln dd{margin:0;font-weight:650;font-variant-numeric:tabular-nums;white-space:nowrap}
.ln.strong dt, .ln.strong dd{font-weight:750;color:var(--navy)}
.ln.muted dt, .ln.muted dd{color:var(--muted);font-weight:500}
.src{display:inline-block;font-size:11px;font-weight:600;color:var(--muted);background:#efe9dd;border-radius:6px;padding:1px 6px;margin-left:4px;white-space:nowrap}
.note{font-size:14px;color:#3b4641;background:#f6f1e7;border-left:3px solid var(--gold);padding:10px 12px;border-radius:8px;margin:12px 0 0}
.note:empty{display:none}
.results h3{margin-top:18px}
details.amort{margin-top:14px;border:1px solid var(--line);border-radius:10px}
details.amort summary{cursor:pointer;padding:12px 14px;font-weight:650;color:var(--navy)}
.tablewrap{overflow-x:auto;max-height:340px;overflow-y:auto}
table{width:100%;border-collapse:collapse;font-size:14px;font-variant-numeric:tabular-nums}
th, td{text-align:right;padding:7px 10px;border-top:1px solid var(--line);white-space:nowrap}
th:first-child, td:first-child{text-align:left}
th{position:sticky;top:0;background:#fbf8f1;color:var(--muted);font-weight:650}
tr.tot td{font-weight:700;color:var(--navy)}
.xlink{display:inline-block;margin-top:14px;font-weight:650;text-decoration:none}
.sources{margin-top:16px}
.sources ul{padding-left:18px;margin:8px 0 0}
.sources li{margin-bottom:8px;font-size:14px;color:#3b4641}
.warn{background:#fff6e5;border:1px solid #f0d9a8;border-radius:10px;padding:10px 12px;margin:0;font-size:14px}

/* rent roll */
.roll{display:flex;flex-direction:column;gap:8px;margin-bottom:8px}
.rr{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,.7fr) minmax(0,.9fr) minmax(0,1.1fr) 34px;gap:6px;align-items:center}
.rr-h span{font-size:12px;font-weight:650;color:var(--muted)}
.roll input{min-height:44px;font-size:16px;padding:8px}
.rr-rent{position:relative;display:flex;align-items:center}
.rr-rent input{padding-left:20px}
.rr-rent .affix.pre{left:8px;font-size:15px}
.rr-del{width:34px;height:34px;border:0;border-radius:8px;background:#f3eee4;color:var(--muted);font-size:20px;cursor:pointer}
.ghost{background:transparent;border:1.5px dashed #cfc5b2;border-radius:10px;min-height:44px;width:100%;font:600 15px inherit;font-family:inherit;color:var(--navy2);cursor:pointer;margin-bottom:14px}

/* valuation */
.valuation .actions, .contact .actions{display:flex;flex-wrap:wrap;gap:10px;margin:6px 0 10px}
.err{color:var(--red);font-weight:600;margin:0 0 8px;min-height:0}
.err:empty{display:none}
.hp{position:absolute;left:-5000px;width:1px;height:1px;overflow:hidden}
.done{text-align:center;padding:32px 18px}
.done h3{font-size:22px;text-transform:none;letter-spacing:0;color:var(--navy);margin:8px 0}
.check{width:56px;height:56px;border-radius:50%;background:#e6f4ec;color:var(--green);display:inline-flex;align-items:center;justify-content:center;font-size:30px;font-weight:700}

/* reviews */
.zhead{display:flex;flex-wrap:wrap;align-items:center;gap:14px;justify-content:space-between}
.stars{color:var(--goldt);font-size:22px;letter-spacing:2px}
.rating{display:flex;align-items:center;gap:10px;font-weight:700;color:var(--navy);font-size:18px}
.reviews{display:grid;grid-template-columns:1fr;gap:12px;margin-top:14px}
.review{margin:0}
.review blockquote{margin:8px 0 0;color:#3b4641;font-size:15px}
.review .meta{font-size:13px;color:var(--muted)}
.review .stars{font-size:16px}
.listings{display:grid;grid-template-columns:1fr;gap:12px;margin-top:14px}
.listing{display:flex;gap:12px;align-items:center;text-decoration:none;color:inherit;padding:10px}
.listing img{width:96px;height:72px;object-fit:cover;border-radius:8px;flex:none;background:#efe9dd}
.listing b{display:block;color:var(--navy)}
.listing span{font-size:14px;color:var(--muted)}
.zstats{display:grid;grid-template-columns:repeat(2,1fr);gap:12px;margin-top:14px}

/* contact */
.contact{display:flex;gap:18px;align-items:flex-start;margin:40px 0 24px;border-top:4px solid var(--navy)}
.contact h2{color:var(--navy);font-size:24px;margin-bottom:8px}
.contact p{color:#3b4641;margin:0 0 6px}
.headshot{width:96px;height:96px;border-radius:50%;object-fit:cover;flex:none;border:3px solid #fff;box-shadow:0 2px 10px rgba(0,0,0,.15)}
.contact .logo-dark{height:22px;width:auto;margin:10px 0 4px}




@media (max-width:420px){
  .row3{grid-template-columns:1fr 1fr}
  .row3 .field:nth-child(3):last-child{grid-column:1/-1}
  
  
  
  .kpi.big .v{font-size:36px}
}

@media (min-width:720px){
  
  
  .tool-head h2{font-size:30px}
  .reviews, .listings{grid-template-columns:1fr 1fr}
  .zstats{grid-template-columns:repeat(4,1fr)}
  .contact{padding:28px}
  .headshot{width:128px;height:128px}
}
@media (min-width:960px){
  .grid{grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:24px}
  .results{position:sticky;top:132px}
  .card{padding:24px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.sub{font-size:13px;letter-spacing:1px;text-transform:uppercase;color:var(--muted);margin:22px 0 0}
.recent{margin-top:14px}
.zstats .kpi .v{font-size:22px}
.small-contact{font-size:14px;color:var(--muted)!important;margin-top:6px!important}
.row2:has(> .field[hidden]){grid-template-columns:1fr}
.row2:has(> .field[hidden]) > .field:not([hidden]){grid-column:1/-1}

.valuation .row3{grid-template-columns:1fr 1fr 1fr}
@media (max-width:420px){.valuation .row2{grid-template-columns:1fr}.valuation .row3 .field:nth-child(3):last-child{grid-column:auto}}

/* Header: home-worth button + compact contact */





.ico{width:18px;height:18px;fill:currentColor;flex:none}



/* Downloads */
.dl{display:flex;flex-wrap:wrap;align-items:center;gap:8px;margin-top:16px;padding-top:14px;border-top:1px solid var(--line)}
.dl-t{flex-basis:100%;font-size:13px;letter-spacing:.6px;text-transform:uppercase;color:var(--muted);font-weight:650}
.dl-btn{flex:1 1 0;min-width:0;min-height:46px;padding:0 10px;gap:6px;font-size:14.5px;white-space:nowrap;background:#fff;color:var(--navy);border:1.5px solid var(--navy)}
.dl-btn[data-kind="xlsx"]{border-color:#1d6f42;color:#1d6f42}
.dl-btn[data-kind="pdf"]{border-color:#b3261e;color:#b3261e}
.dl-btn:hover{background:#f6f1e7}
@media (max-width:359px){.dl-btn{flex-basis:100%}}
.dl-msg{flex-basis:100%;font-size:13px;color:var(--muted);min-height:0}
.dl-msg:empty{display:none}




/* optional property address (shared across calculators) */
.addr-field .opt{font-weight:400;color:var(--muted)}
.addr-field .inp input{font-size:17px}
.addr-hint{font-size:12.5px;color:var(--muted);line-height:1.35}
.addr-show{display:flex;align-items:flex-start;gap:8px;margin:0 0 14px;padding:10px 12px;background:#f7f1e6;border-left:4px solid var(--gold);border-radius:8px;color:var(--navy);font-weight:700;font-size:16px;line-height:1.3;overflow-wrap:anywhere}
.addr-show[hidden]{display:none}
.addr-show .ico{width:18px;height:18px;flex:none;margin-top:1px;fill:var(--gold)}

/* statewide location picker */
.ratechip{margin:-4px 0 12px;font-size:13px;color:var(--navy2);background:#f1ebdf;border-radius:8px;padding:7px 10px;line-height:1.35}
.ratechip:empty{display:none}
.asof{display:block;margin-top:4px;font-size:13px;color:var(--muted)}
.where .field[hidden]{display:none}
/* address autocomplete */
.ac-wrap{position:relative}
.ac-list{position:absolute;left:0;right:0;top:calc(100% + 4px);z-index:40;margin:0;padding:4px 0;list-style:none;background:#fff;border:1.5px solid #d9cfbc;border-radius:10px;box-shadow:0 10px 28px rgba(20,37,31,.18);max-height:min(320px,46vh);overflow-y:auto;-webkit-overflow-scrolling:touch}
.ac-list[hidden]{display:none}
.ac-list li[data-i]{padding:10px 12px;cursor:pointer;line-height:1.3;border-bottom:1px solid var(--line);min-height:44px}
.ac-list li[data-i]:last-of-type{border-bottom:0}
.ac-list li[data-i] b{display:block;font-size:16px;font-weight:600;color:var(--ink)}
.ac-list li[data-i] span{display:block;font-size:13px;color:var(--muted)}
.ac-list li.on, .ac-list li[data-i]:hover{background:#f1ebdf}
.ac-list .ac-foot{font-size:11px;color:var(--muted);padding:4px 12px 2px;text-align:right}

/* ---------- Land & new construction (Tool 5) ---------- */
.c6{background:var(--c6)} .c7{background:var(--c7)}
.inp .unit{flex:0 0 auto;width:auto;min-height:50px;align-self:stretch;border:1.5px solid #d9cfbc;border-left:0;background-color:#efe9dd;color:#3b4641;font:650 14px/1 inherit;font-family:inherit;padding:0 24px 0 10px;border-radius:0 10px 10px 0;cursor:pointer;-webkit-appearance:none;appearance:none;background-image:linear-gradient(45deg,transparent 50%,#5c6762 50%),linear-gradient(135deg,#5c6762 50%,transparent 50%);background-position:calc(100% - 13px) 52%,calc(100% - 8px) 52%;background-size:5px 5px;background-repeat:no-repeat;max-width:48%}
.inp.has-unit input{border-top-right-radius:0;border-bottom-right-radius:0;min-width:0}
.inp .unit:focus-visible{outline:3px solid var(--focus);outline-offset:-3px}
.tip{display:inline-flex;align-items:center;justify-content:center;width:18px;height:18px;margin-left:6px;padding:0;border:1px solid #cbc2b0;border-radius:50%;background:#fff;color:var(--muted);font:700 11px/1 Georgia,serif;font-style:italic;vertical-align:1px;cursor:help;position:relative}
.tip::before{content:"i"}
.tip::after{content:"";position:absolute;inset:-12px}
.tip:hover, .tip[aria-expanded="true"]{border-color:var(--navy);color:var(--navy)}
.tip:focus-visible{outline:3px solid var(--focus);outline-offset:2px}
.tipbox{position:absolute;z-index:80;max-width:280px;background:var(--navy);color:#fff;font-size:13.5px;line-height:1.45;padding:9px 12px;border-radius:10px;box-shadow:0 6px 24px rgba(20,37,31,.28)}
.tipbox[hidden]{display:none}
.h3v{float:right;color:var(--navy);font-variant-numeric:tabular-nums}
.results .h3v{font-size:inherit}
.cmp table td, .cmp table th{text-align:right;white-space:nowrap}
.cmp table td:first-child, .cmp table th:first-child{text-align:left;white-space:normal;color:#3b4641;width:38%;min-width:7.5em}
.cmp table td, .cmp table th{padding:7px 8px}
.cmp{max-height:none;margin-bottom:4px}
.cmp tr.win td{font-weight:700;color:var(--navy)}
.maxland{display:flex;flex-direction:column;gap:2px;background:#efe9dd;border-radius:12px;padding:12px 14px}
.maxland .k{font-size:13.5px;color:#3b4641;font-weight:600}
.maxland .v{font-size:28px;font-weight:750;color:var(--navy);font-variant-numeric:tabular-nums;letter-spacing:-.5px}
.maxland .v.neg{color:var(--red)}
.note.est{background:#f6f1e7;border-left-color:#a9a08e}
@media (max-width:480px){.row2.hasu{grid-template-columns:1fr}}
/* ---------- Compliance (v7) ---------- */



.est-label{margin:0 0 10px;font-size:12.5px;font-weight:650;color:var(--muted);letter-spacing:.2px}
.disclaim{font-size:13.5px;color:var(--muted);margin:8px 0 0;max-width:62ch}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:13px;line-height:1.45;color:#3b4641;margin:4px 0 12px;cursor:pointer}
.consent input{flex:none;width:22px;height:22px;margin:1px 0 0;accent-color:var(--navy)}
.consent a{color:var(--navy)}


.logo-link{display:inline-block}
.legal-page{padding-top:24px;padding-bottom:32px}
.legal-page article{max-width:760px}
.legal-page h1{color:var(--navy);font-size:28px;margin:0 0 6px}
.legal-page h2{color:var(--navy);font-size:18px;margin:20px 0 4px}
/* ---------- Forms & disclosures (v7) ---------- */
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.nyc-toggle{display:inline-flex;align-items:center;gap:8px;font-size:14px;font-weight:600;color:#3b4641;margin:0 0 14px;cursor:pointer}
.nyc-toggle input{width:20px;height:20px;accent-color:var(--navy)}
.forms-grid{display:grid;grid-template-columns:1fr;gap:12px}
@media (min-width:720px){.forms-grid{grid-template-columns:1fr 1fr}}
@media (min-width:1100px){.forms-grid{grid-template-columns:1fr 1fr 1fr}}
.form-card{display:flex;flex-direction:column;gap:6px;padding:16px}
.form-card[hidden]{display:none}
.form-card h3{margin:2px 0 0;font-size:16.5px;line-height:1.3;color:var(--navy);text-transform:none;letter-spacing:0}
.form-card p{margin:0;font-size:14.5px;color:#3b4641}
.form-card .fno{font-size:12.5px;color:var(--muted)}
.form-card .law{font-size:12.5px;color:var(--muted)}
.form-card .btn{margin-top:auto;align-self:flex-start;min-height:42px;padding:0 14px;font-size:14.5px}
.ghost-btn{background:#efe9dd;color:var(--navy)}
.ghost-btn:hover{background:#e6dfd1}
.ghost-btn.attorney{cursor:default;background:#f6f1e7;color:#5a4317}
.badges{display:flex;flex-wrap:wrap;gap:5px}
.badge{display:inline-block;font-size:11.5px;font-weight:700;letter-spacing:.3px;padding:2px 8px;border-radius:999px;background:#efe9dd;color:#3b4641}
.badge.nyc{background:var(--navy);color:#fff}
.forms-note{margin-top:16px}
.forms-empty{color:var(--muted);font-size:14px}
.listing .lst-by{display:block;font-size:12px;color:var(--muted);margin-top:2px;font-weight:500}

/* Header brokerage logo (v8): full-size, true aspect ratio, beside/below the name */









/* ---- Search listings (OneKey MLS IDX embed, v9) ---- */
.idx-card{padding:0;overflow:hidden}
.idx-bar{display:flex;flex-wrap:wrap;gap:10px 16px;align-items:center;justify-content:space-between;padding:12px 16px;border-bottom:1px solid var(--line);background:#fbf9f4}
.idx-brand{margin:0;font-size:14px;color:#3b4641;line-height:1.4}
.idx-brand b{color:var(--navy)}
.idx-open{flex:none;font-size:14px;padding:8px 14px}
.idx-wrap{position:relative;background:#efe9dd}
.idx-frame{display:block;width:100%;min-width:100%;border:0;height:clamp(600px,90svh,1000px)}
@supports not (height:1svh){.idx-frame{height:clamp(600px,90vh,1000px)}}
@media (min-width:720px){.idx-frame{height:1200px}}
.idx-hint{margin-top:10px;max-width:72ch}
@media (max-width:420px){.idx-bar{padding:10px 12px}.idx-open{width:100%;text-align:center}}






/* ---------- Zoning (v11) ---------- */
:root{--z-res:#f2d16b;--z-com:#c0392b;--z-ind:#6c4fa3;--z-mix:#f0a04b;--z-oth:#2e7d4f;--z-none:#a39a8a}
.zn-views{max-width:420px}
.zn-form{display:flex;flex-direction:column;gap:4px}
.zn-form .field{margin-bottom:8px}
.zn-form .btn{width:100%}
.zn-result{margin-top:14px}
.zn-result:empty{display:none}
.zn-card h3{font-size:19px;color:var(--navy);margin-bottom:6px}
.zn-card p{margin:0}
.zn-addr{font-weight:650;font-size:15px;color:#3b4641;margin-bottom:12px!important;overflow-wrap:anywhere}
.zn-district{display:flex;align-items:flex-start;gap:12px;margin:8px 0 10px}
.zn-district b{display:block;font-size:17px;color:var(--ink);line-height:1.25}
.zn-desc{display:block;font-size:14px;color:#3b4641;margin-top:2px}
.zn-cat{display:block;font-size:12.5px;color:var(--muted);margin-top:2px;text-transform:uppercase;letter-spacing:.6px;font-weight:700}
.zn-code{flex:none;display:inline-flex;align-items:center;justify-content:center;min-width:64px;min-height:48px;padding:4px 12px;border-radius:12px;font-size:22px;font-weight:800;letter-spacing:.3px;color:#fff;background:var(--z-oth)}
.zc-residential{background:var(--z-res);color:#3d2f00}.zc-commercial{background:var(--z-com)}.zc-industrial{background:var(--z-ind)}.zc-mixed{background:var(--z-mix);color:#3a2100}.zc-other{background:var(--z-oth)}
.zn-src{font-size:13px;color:var(--muted)}
.zn-basis{font-size:13px;color:var(--muted);margin:4px 0!important}
.zn-basis-pt{color:#5a3d00}
.zn-split{font-size:13.5px;color:#5a3d00;background:#fff6e0;border-left:4px solid #e0a526;border-radius:8px;padding:8px 10px;margin:8px 0!important}
.zn-nodist{font-size:15px;color:#3b4641;margin:6px 0 4px!important}
.zn-mh{margin-top:16px!important}
.zn-muni{margin:4px 0 0!important}
.zn-muni b{display:block;font-size:20px;color:var(--navy)}
.zn-place{display:block;font-size:14px;color:var(--muted)}
.zn-btns{display:flex;flex-direction:column;gap:10px;margin-top:16px}
.zn-btns .btn{width:100%;margin:0;align-self:stretch}
.zn-tag{font-size:11.5px;font-weight:700;text-transform:uppercase;letter-spacing:.6px;background:rgba(255,255,255,.22);border-radius:6px;padding:2px 6px}
.zn-none{cursor:default;opacity:.85}
.zn-none .zn-tag{background:rgba(20,37,31,.08)}
.zn-wait{display:flex;align-items:center;gap:10px;color:#3b4641}
.zn-spin{width:18px;height:18px;border-radius:50%;border:3px solid #ddd5c5;border-top-color:var(--goldt);animation:znspin .8s linear infinite}
@keyframes znspin{to{transform:rotate(360deg)}}
@media (prefers-reduced-motion:reduce){.zn-spin{animation:none}}
.zn-err h3{color:var(--red)}
.zn-dirhead{margin-bottom:12px}
.zn-dirhead .field{margin-bottom:6px}
.zn-county{padding:0;margin-bottom:10px;overflow:hidden}
.zn-county summary{display:flex;justify-content:space-between;align-items:center;gap:10px;padding:16px 18px;cursor:pointer;min-height:56px;font-size:17px;color:var(--navy)}
.zn-county summary span{font-size:13px;color:var(--muted)}
.zn-county ul{list-style:none;margin:0;padding:0 18px 8px}
.zn-county li{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:6px 12px;padding:10px 0;border-top:1px solid var(--line)}
.zn-dn{font-weight:600;min-width:0}
.zn-dl{display:flex;gap:8px}
.zn-dl a, .zn-na{display:inline-flex;align-items:center;min-height:40px;padding:0 12px;border-radius:10px;font-size:14px;font-weight:650;text-decoration:none;background:#efe9dd;color:var(--navy)}
.zn-dl a:hover{background:#e6dfd1}
.zn-na{background:transparent;color:var(--muted);font-weight:500;padding:0 4px}
.zn-disclaim{margin-top:14px}
@media (min-width:720px){.zn-form{flex-direction:row;align-items:flex-end;gap:12px}.zn-form .field{flex:1;margin:0}.zn-form .btn{width:auto;min-height:50px}.zn-btns{flex-direction:row}.zn-btns .btn{width:auto}.zn-result{max-width:760px}}
.zn-table{display:inline-block;margin-top:6px;font-size:14px;font-weight:650}
.zn-nomap{font-size:14px;color:#3b4641;background:#efe9dd;border-radius:10px;padding:12px 14px;margin:0!important}
.zn-closest{display:inline-block;font-size:12px;font-weight:600;color:var(--muted);background:#efe9dd;border-radius:6px;padding:1px 6px;margin-left:4px}

/* zoning map */
.zm-search{display:flex;gap:8px;margin-bottom:10px}
.zm-search .inp{flex:1;min-width:0}
.zm-search .btn{flex:none;min-height:50px;padding:0 18px;margin:0}
.zm-wrap{position:relative;padding:0;overflow:hidden}
.zm-map{height:clamp(420px,68svh,720px);width:100%;background:#ebe5d9}
.zm-status{position:absolute;left:50%;top:10px;transform:translateX(-50%);margin:0;background:rgba(20,37,31,.88);color:#fff;font-size:13.5px;font-weight:600;padding:7px 12px;border-radius:999px;pointer-events:none;white-space:nowrap;max-width:calc(100% - 100px);overflow:hidden;text-overflow:ellipsis}
.zm-legend{list-style:none;display:flex;flex-wrap:wrap;gap:6px 14px;margin:12px 0 4px;padding:0;font-size:13.5px;color:#3b4641}
.zm-legend li{display:flex;align-items:center;gap:6px}
.zm-legend i{width:16px;height:16px;border-radius:4px;border:1px solid rgba(0,0,0,.25);flex:none}
.zl-res{background:var(--z-res)}.zl-com{background:var(--z-com)}.zl-mix{background:var(--z-mix)}.zl-ind{background:var(--z-ind)}.zl-oth{background:var(--z-oth)}.zl-none{background:#bdb5a5}
.zm-cover{margin-top:6px}
.zm-popup .maplibregl-popup-content{padding:14px 14px 12px;border-radius:12px;box-shadow:0 8px 26px rgba(20,37,31,.25);font:15px/1.4 -apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Arial,sans-serif;color:var(--ink)}
.zm-popup .maplibregl-popup-close-button{font-size:22px;width:36px;height:36px;right:0;top:0}
.zm-pop .zn-district{margin:0 26px 8px 0}
.zm-pop .zn-code{min-width:52px;min-height:40px;font-size:18px}
.zm-pop .zn-district b{font-size:15px}
.zm-pop .zn-btns{margin-top:10px;gap:8px}
.zm-pop .zn-btns .btn{min-height:44px;font-size:14.5px;padding:0 12px}
.zm-pop p{margin:0 0 6px}
.zm-nod{font-size:14px;color:#3b4641;margin-right:26px!important}
.zm-par b{display:block;font-size:14.5px}.zm-par span{display:block;font-size:12.5px;color:var(--muted)}
.zm-muni{font-weight:700;color:var(--navy);font-size:14.5px}
.zn-onmap{width:100%;margin:0}
.maplibregl-ctrl-group button{width:40px;height:40px}
.zm-pop .zn-tag{display:none}

/* ---------- Opportunity Zones (v12) ---------- */
.zn-views{max-width:560px;display:grid;grid-template-columns:1fr 1fr}
.zn-views button{min-height:44px;font-size:14.5px;line-height:1.15;padding:4px 6px}
@media (min-width:720px){.zn-views{grid-template-columns:repeat(4,auto)}}
#zoning .oz-only{display:none}
#zoning.zn-mode-oz .oz-only{display:block}
#zoning.zn-mode-oz ul.oz-only{display:flex}
#zoning.zn-mode-oz .zm-only{display:none}
.oz-head{margin:0 0 12px}
.oz-lede{margin:0 0 10px;font-size:15px;color:#3b4641}
.oz-official{width:100%;margin:0}
@media (min-width:720px){.oz-official{width:auto}}
.oz-asof{margin-top:6px}
.oz-disclaim{margin-top:10px}
.zl-oz{background:rgba(17,163,179,.45);border-color:#0b6670!important;border-width:2px!important}
.zl-plain{background:#f3f4f2}
.zl-ozh{width:16px;height:16px;border-radius:4px;flex:none;border:2px solid #0b6670;background:repeating-linear-gradient(135deg,rgba(11,102,112,.85) 0 2px,transparent 2px 6px)}
.zm-ozt{display:flex;align-items:center;gap:10px;min-height:48px;margin:10px 0 0;padding:6px 14px;background:#fff;border:1px solid var(--line);border-radius:12px;font-weight:650;color:var(--navy);cursor:pointer;width:fit-content}
.zm-ozt input{width:22px;height:22px;margin:0;accent-color:#0b6670}
.zm-ozt i{display:inline-block}
.zm-ozli{display:none!important}
#zoning.zn-ozon .zm-ozli{display:flex!important}
.oz-pop{margin:0 26px 8px 0}
.oz-pop p{margin:0 0 6px}
.oz-pop-h{display:flex;align-items:center;gap:8px;font-size:15.5px;color:var(--navy)}
.oz-badge{flex:none;display:inline-flex;align-items:center;justify-content:center;min-width:34px;height:26px;border-radius:8px;background:#0b6670;color:#fff;font-size:12.5px;font-weight:800;letter-spacing:.5px}
.oz-pop-t{font-size:14px;color:#3b4641}
.oz-pop-x{font-size:13.5px;color:#3b4641;background:#e8f5f6;border-radius:8px;padding:8px 10px}
.oz-pop-no{margin:0 26px 8px 0!important;font-size:15px;color:var(--navy)}
.oz-pop-no span{display:block;font-size:13px;color:var(--muted);font-weight:400}
.zn-oz{margin-top:14px;padding:12px 14px;border-radius:12px;background:#f5f0e6;border-left:4px solid #a59c8b}
.zn-oz.is-oz{background:#e8f5f6;border-left-color:#0b6670}
.zn-oz .eyebrow{color:#0b6670}
.zn-ozans{font-size:16.5px;color:var(--navy);margin:2px 0 4px!important;overflow-wrap:anywhere}
.zn-ozsub{font-size:13.5px;color:#3b4641;margin:0 0 4px!important}
.zn-ozfine{color:var(--muted);font-size:12.5px;margin-top:6px!important}
.zm-wrap:has(.maplibregl-popup) .zm-status{display:none}

/* v13: digitized PDF-only towns (dz.js) */
.dz-conf{display:inline-block;margin-top:4px;padding:2px 8px;border-radius:999px;font-size:12px;font-weight:700;letter-spacing:.2px}
.dz-high{background:#e3f4e8;color:#1d6b38}.dz-medium{background:#fff3d6;color:#7a5200}.dz-low{background:#fde4e1;color:#9b2b1f}
.dz-district .zn-cat{display:block}
.dz-src{font-size:13.5px;color:#3b4641;margin:6px 0 4px!important;overflow-wrap:anywhere}
.dz-src a{color:var(--navy)}
.dz-note{font-size:13.5px;color:#5a3d00;background:#fff6e0;border-left:4px solid #e0a526;border-radius:8px;padding:8px 10px;margin:6px 0!important}
.dz-near{font-size:13px;color:var(--muted);margin:4px 0!important}
.dz-tag{display:inline-block;margin-left:6px;padding:1px 7px;border-radius:999px;background:#fff3d6;color:#7a5200;font-size:11px;font-weight:700;letter-spacing:.2px;text-transform:none;vertical-align:1px}
.zm-legnote{font-size:12.5px;color:var(--muted);margin:6px 0 0}

/* v15 multi-page: each tool's heading is its page's H1; home lists every tool */
.tool-head h1{font-size:26px;margin:4px 0 6px;color:var(--navy)}
.h1-by{display:block;font-size:14px;font-weight:600;color:var(--muted);letter-spacing:0;margin-top:4px}
.zhead h1 .h1-by{display:block}
.contact-head{padding-top:32px;margin-bottom:0}
@media (min-width:720px){.tool-head h1{font-size:30px}}

/* ===================== v17: boutique-brokerage design system ===================== */
@font-face{font-family:"Cormorant Garamond";src:url(/fonts/cormorant-500.woff2) format("woff2");font-weight:500;font-style:normal;font-display:swap}
@font-face{font-family:"Cormorant Garamond";src:url(/fonts/cormorant-600.woff2) format("woff2");font-weight:600 700;font-style:normal;font-display:swap}
@font-face{font-family:"Cormorant Garamond";src:url(/fonts/cormorant-500i.woff2) format("woff2");font-weight:500 600;font-style:italic;font-display:swap}
@font-face{font-family:"Inter";src:url(/fonts/inter-var.woff2) format("woff2");font-weight:100 900;font-style:normal;font-display:swap}
html{scroll-padding-top:150px;font-variant-numeric:lining-nums}
html,body{overflow-x:clip}
body{background:var(--ivory);color:var(--ink);font-feature-settings:"ss01","cv11";-webkit-font-smoothing:antialiased}
a{color:var(--evergreen2);text-decoration-color:rgba(30,58,49,.35);text-underline-offset:3px}
a:hover{text-decoration-color:currentColor}
::selection{background:#e9d6b0;color:var(--evergreen)}
.wrap{max-width:1240px;padding:0 20px}
@media (min-width:720px){.wrap{padding:0 32px}}

/* type */
h1,h2,h3,.serif{font-variant-numeric:lining-nums}
h1,h2,.serif{font-family:var(--serif);font-weight:600;letter-spacing:-.01em;line-height:1.08}
h1 em,h2 em{font-style:italic;font-weight:500}
.eyebrow{font-family:var(--sans);font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--goldt);display:flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor;opacity:.7;flex:none}
.eyebrow.light{color:var(--brassl)}
.lede{color:var(--muted);font-size:17px;line-height:1.65}

/* buttons */
.btn{min-height:50px;padding:0 26px;border-radius:2px;font-family:var(--sans);font-weight:600;font-size:14px;letter-spacing:.06em;text-transform:uppercase;transition:background-color .2s ease,color .2s ease,border-color .2s ease,transform .2s ease,box-shadow .2s ease}
.btn.primary{background:var(--brass);color:var(--evergreen)}
.btn.primary:hover{background:var(--brassd);color:var(--evergreen)}
.btn.secondary{background:transparent;color:var(--evergreen);border:1px solid var(--evergreen)}
.btn.secondary:hover{background:var(--evergreen);color:var(--ivory)}
.btn:active{transform:translateY(1px)}
.btn.ghost{background:transparent;color:#fff;border:1px solid rgba(255,255,255,.7)}
.btn.ghost:hover{background:#fff;color:var(--evergreen)}

/* ---------- header ---------- */
.top{position:sticky;top:0;z-index:50;background:rgba(251,248,241,.96);color:var(--evergreen);border-bottom:1px solid var(--line);-webkit-backdrop-filter:saturate(1.2) blur(10px);backdrop-filter:saturate(1.2) blur(10px)}
.util{display:none;background:var(--evergreen);color:#d9d3c4;font-size:12.5px;letter-spacing:.02em}
.util-in{display:flex;justify-content:space-between;align-items:center;min-height:36px;gap:16px}
.util p{margin:0}
.util a{color:#f3ead7;text-decoration:none}
.util a:hover{text-decoration:underline}
.util-sep{display:inline-block;width:1px;height:12px;background:rgba(255,255,255,.25);margin:0 14px;vertical-align:-1px}
.top-in{display:flex;align-items:center;justify-content:space-between;gap:12px;padding-top:10px;padding-bottom:10px}
.brand{display:flex;align-items:center;gap:12px;color:var(--evergreen);text-decoration:none;min-width:0}
.avatar{width:40px;height:40px;border-radius:50%;object-fit:cover;flex:none;box-shadow:0 0 0 1px var(--paper),0 0 0 2px var(--brass);background:#fff}
.brand-t{display:flex;flex-direction:column;min-width:0;line-height:1}
.brand-t b{font-family:var(--serif);font-weight:600;font-size:21px;letter-spacing:.005em;white-space:nowrap;color:var(--evergreen)}
.brand-t .lic{display:none;font-size:10px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-top:6px;white-space:nowrap}
.brand-logo{display:block;line-height:0}
.top .logo{display:block;height:15px;width:auto;margin-top:5px}
.brand-t + .brand-logo{display:none}
.mob-logo{display:block;line-height:0}
.top-actions{display:flex;align-items:center;gap:8px;flex:none}
.btn.hw{min-height:40px;padding:0 14px;font-size:11.5px;letter-spacing:.08em;background:var(--evergreen);color:#fff;white-space:nowrap;gap:4px;border-radius:2px}
.btn.hw:hover{background:var(--evergreen2);color:#fff}
.btn.cta{min-height:40px;width:40px;padding:0;background:transparent;color:var(--evergreen);border:1px solid rgba(20,37,31,.35);border-radius:50%}
.btn.cta:hover{border-color:var(--evergreen);background:var(--evergreen);color:#fff}
.btn.cta .cta-t{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.ico{width:17px;height:17px;fill:currentColor;flex:none}
.tabs{border-top:1px solid var(--line);background:transparent}
.tabs-in{display:flex;gap:2px;overflow-x:auto;scrollbar-width:none;-webkit-overflow-scrolling:touch}
.tabs-in::-webkit-scrollbar{display:none}
.tabs a{flex:none;position:relative;color:#4a554f;text-decoration:none;font-weight:600;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;padding:13px 12px;white-space:nowrap;transition:color .2s ease}
.tabs a::after{content:"";position:absolute;left:12px;right:12px;bottom:-1px;height:2px;background:var(--brass);transform:scaleX(0);transform-origin:left;transition:transform .25s ease}
.tabs a:hover{color:var(--evergreen)}
.tabs a:hover::after{transform:scaleX(1)}
.tabs a.on{color:var(--evergreen)}
.tabs a.on::after{transform:scaleX(1)}
@media (max-width:420px){
  .brand{gap:10px}.avatar{width:36px;height:36px}.brand-t b{font-size:19px}
  .btn.hw{flex-direction:column;gap:0;line-height:1.15;font-size:10.5px;padding:5px 11px}
  .btn.cta{width:38px;min-height:38px}
}
@media (max-width:350px){.brand-t b{font-size:17px}.btn.hw{padding:5px 8px}}
@media (min-width:720px){
  .top{top:-37px}
  .util{display:block}
  .top-in{padding-top:16px;padding-bottom:16px}
  .avatar{width:48px;height:48px}
  .brand-t b{font-size:26px}
  .brand-t .lic{display:block}
  .brand-t + .brand-logo{display:block;padding-left:18px;margin-left:6px;border-left:1px solid var(--line)}
  .top .logo{height:26px;margin:0}
  .mob-logo{display:none}
  .btn.hw{min-height:46px;padding:0 22px;font-size:12px}
  .btn.cta{width:auto;min-height:46px;padding:0 20px;border-radius:2px;font-size:12px;letter-spacing:.08em;text-transform:uppercase}
  .btn.cta .cta-t{position:static;width:auto;height:auto;overflow:visible;clip:auto}
  .tabs-in{justify-content:center}
}
@media (min-width:720px) and (max-width:1100px){.tabs-in{justify-content:flex-start}}
@media (min-width:1180px){.tabs a{padding:15px 14px}}

/* ---------- inner page heads ---------- */
.tool{padding:0 0 8px}
.tool-head{position:relative;isolation:isolate;padding:44px 0 34px;margin-bottom:28px}
.tool-head::before{content:"";position:absolute;inset:0 -100vmax;z-index:-1;background:linear-gradient(180deg,#fbf8f1 0%,var(--ivory) 100%);border-bottom:1px solid var(--line)}
.tool-head h1,.tool-head h2{font-family:var(--serif);font-weight:600;color:var(--evergreen);font-size:38px;line-height:1.05;margin:12px 0 12px;letter-spacing:-.01em;max-width:22ch}
.h1-by{font-family:var(--sans);font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--goldt);margin-top:14px}
.tool-head .lede{font-size:17px;max-width:62ch}
.tool-head:not(:has(.eyebrow)) h1{margin-top:0}
.contact-head{padding-top:44px;margin-bottom:0}
.zhead{display:flex;flex-wrap:wrap;gap:16px;align-items:flex-end;justify-content:space-between}
@media (min-width:720px){.tool-head{padding:64px 0 44px;margin-bottom:36px}.tool-head h1,.tool-head h2{font-size:54px}}
.legal-page{padding-top:48px;padding-bottom:48px}
.legal-page h1{font-family:var(--serif);color:var(--evergreen);font-size:44px;margin:0 0 12px}
.legal-page h2{font-family:var(--sans);color:var(--evergreen);font-size:17px;margin:28px 0 6px}

/* ---------- cards, inputs, segmented controls (every tool) ---------- */
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow)}
.card h3{font-family:var(--sans);font-size:11.5px;letter-spacing:.16em;color:var(--goldt);font-weight:600}
.lbl{font-size:13.5px;font-weight:600;color:#3b4641;letter-spacing:.01em}
.inp input,.inp select,.inp textarea,.roll input{border-radius:4px;border:1px solid #d9cfbc;background:#fffefa;font-size:17px}
.inp input:focus,.inp select:focus,.inp textarea:focus,.roll input:focus{border-color:var(--evergreen2);box-shadow:0 0 0 3px rgba(196,160,106,.28)}
.seg{background:#efe9dd;border-radius:4px}
.seg button{border-radius:3px;font-weight:600}
.seg button.on{background:var(--evergreen);color:#fff;box-shadow:none}
.kpi .v{font-variant-numeric:lining-nums tabular-nums}
.kpi.big .v{font-family:var(--serif);font-weight:600;letter-spacing:-.01em;font-size:48px}
.zstats .kpi .v{font-family:var(--serif);font-weight:600;font-size:30px;font-variant-numeric:lining-nums}
.results{border-top:3px solid var(--brass)}

/* ---------- home: hero ---------- */
.hero-photo{position:relative;isolation:isolate;overflow:hidden;background:#0e1a16;color:#fff;min-height:calc(100svh - 104px);display:flex;align-items:flex-end}
.hero-photo .hero-bg,.hero-photo .hero-bg img{position:absolute;inset:0;width:100%;height:100%}
.hero-photo .hero-bg{z-index:-2}
.hero-photo .hero-bg img{object-fit:cover;object-position:60% 40%;animation:v17zoom 18s ease-out both}
@keyframes v17zoom{from{transform:scale(1.08)}to{transform:scale(1)}}
.hero-photo::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,20,16,.15) 0%,rgba(10,20,16,.05) 25%,rgba(10,20,16,.55) 52%,rgba(10,20,16,.92) 100%)}
.hero-in{position:relative;width:100%;padding-top:120px;padding-bottom:28px}
.hero-copy{max-width:720px}
.hero-kicker{margin:0 0 18px;font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--brassl);display:flex;align-items:center;gap:12px;flex-wrap:wrap}
.hero-kicker::before{content:"";width:28px;height:1px;background:currentColor}
.hero-photo h1{font-family:var(--serif);font-weight:600;font-size:46px;line-height:1.02;letter-spacing:-.015em;margin:0 0 18px;color:#fff;text-wrap:balance}
.hero-photo h1 em{color:var(--brassl);font-weight:500}
.hero-photo .hero-sub{color:rgba(255,255,255,.86);font-size:16.5px;line-height:1.65;max-width:560px;margin:0}
.hero-cta{display:flex;flex-direction:column;gap:10px;margin:26px 0 16px}
.hero-cta .btn{min-height:54px}
.hero-cta .btn.primary:hover{background:#d4b27c}
.hero-tools{background:rgba(255,255,255,.06);color:#fff;border:1px solid rgba(255,255,255,.65);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px)}
.hero-tools:hover{background:#fff;color:var(--evergreen)}
.hero-alt{margin:0;color:rgba(255,255,255,.8);font-size:14.5px}
.hero-alt a{color:#fff;text-decoration-color:rgba(255,255,255,.5)}
.hero-alt-sep{margin:0 8px;opacity:.5}
.hero-id{display:flex;align-items:center;gap:14px;margin:0 0 22px}
.hero-face{width:56px;height:56px;border-radius:50%;object-fit:cover;flex:none;background:#fff;box-shadow:0 0 0 2px rgba(255,255,255,.9),0 0 0 3px var(--brass)}
.hero-id p{margin:0;display:flex;flex-direction:column;line-height:1.3;color:#fff;font-size:13px}
.hero-id b{font-family:var(--serif);font-size:22px;font-weight:600;letter-spacing:.01em}
.hero-id span{color:rgba(255,255,255,.78)}
.legal-strip{margin:22px 0 0;padding-top:16px;border-top:1px solid rgba(255,255,255,.18);font-size:12.5px;line-height:1.6;color:rgba(255,255,255,.7)}
.legal-strip a{color:rgba(255,255,255,.92);text-decoration:underline;text-decoration-color:rgba(255,255,255,.35);text-underline-offset:2px}
.photo-credit{position:absolute;right:12px;bottom:6px;margin:0;font-size:10px;color:rgba(255,255,255,.55);z-index:1}
.photo-credit a{color:inherit}
@media (min-width:720px){
  .hero-id{display:none}
  .hero-photo{min-height:min(820px,calc(100svh - 124px))}
  .hero-in{padding-top:160px;padding-bottom:40px}
  .hero-photo::before{background:linear-gradient(90deg,rgba(10,20,16,.9) 0%,rgba(10,20,16,.72) 38%,rgba(10,20,16,.2) 70%,rgba(10,20,16,.1) 100%),linear-gradient(0deg,rgba(10,20,16,.6) 0%,rgba(10,20,16,0) 40%)}
  .hero-photo h1{font-size:72px}
  .hero-photo .hero-sub{font-size:18px}
  .hero-cta{flex-direction:row;flex-wrap:wrap;gap:12px}
  .hero-cta .btn{padding:0 30px}
}
@media (min-width:1180px){.hero-photo h1{font-size:84px}}
@media (prefers-reduced-motion:reduce){.hero-photo .hero-bg img{animation:none}}

/* trust strip */
.trust{background:var(--paper);border-bottom:1px solid var(--line)}
.trust-in{display:grid;grid-template-columns:1fr 1fr;gap:0}
.trust-i{padding:22px 10px 22px 0;display:flex;flex-direction:column;gap:6px;justify-content:center;border-bottom:1px solid var(--line)}
.trust-i:nth-child(odd){padding-right:16px;border-right:1px solid var(--line)}
.trust-i:nth-child(even){padding-left:16px}
.trust-i:nth-last-child(-n+2){border-bottom:0}
.trust-k{font-variant-numeric:lining-nums;font-family:var(--serif);font-size:22px;font-weight:600;color:var(--evergreen);line-height:1.1}
.trust-v{font-size:12px;letter-spacing:.06em;color:var(--muted);line-height:1.4}
.trust-logo{height:20px;width:auto;margin:3px 0 2px}
@media (min-width:900px){
  .trust-in{grid-template-columns:repeat(4,1fr)}
  .trust-i,.trust-i:nth-child(odd),.trust-i:nth-child(even){padding:30px 28px;border-bottom:0;border-right:1px solid var(--line)}
  .trust-i:first-child{padding-left:0}
  .trust-i:last-child{border-right:0}
  .trust-k{font-size:26px}
  .trust-logo{height:26px}
}

/* sections */
.home-sec{padding:72px 0}
.sec-head{margin:0 0 36px;max-width:760px}
.sec-head h2{font-size:40px;color:var(--evergreen);margin:14px 0 14px}
.sec-head .lede{margin:0}
@media (min-width:900px){
  .home-sec{padding:112px 0}
  .sec-head{margin-bottom:56px}
  .sec-head h2{font-size:58px}
  .sec-head.split{max-width:none;display:grid;grid-template-columns:1.25fr 1fr;gap:64px;align-items:end}
}

/* tools grid */
.tools-grid{display:grid;grid-template-columns:1fr;gap:14px;counter-reset:tool}
.tool-link{position:relative;display:flex;flex-direction:column;text-decoration:none;color:var(--ink);padding:0;overflow:hidden;box-shadow:none;transition:border-color .25s ease,transform .25s ease,box-shadow .25s ease;counter-increment:tool}
.tool-link:hover{border-color:var(--brass);transform:translateY(-3px);box-shadow:0 20px 40px -24px rgba(20,37,31,.35)}
.tool-link .tc{display:flex;flex-direction:column;gap:14px;padding:24px 22px 22px;flex:1}
.tool-link .tc::before{content:counter(tool,decimal-leading-zero);font-variant-numeric:lining-nums;position:absolute;top:20px;right:22px;font-family:var(--serif);font-size:15px;font-weight:600;color:var(--goldt);letter-spacing:.06em}
.tool-link .ti{width:44px;height:44px;border-radius:50%;border:1px solid var(--line);display:grid;place-items:center;color:var(--evergreen2);flex:none;transition:background-color .25s ease,color .25s ease,border-color .25s ease}
.tool-link .ti svg{width:21px;height:21px;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.tool-link:hover .ti{background:var(--evergreen);color:var(--brassl);border-color:var(--evergreen)}
.tool-link h3{font-family:var(--serif);font-size:25px;font-weight:600;line-height:1.1;color:var(--evergreen);letter-spacing:0;text-transform:none;margin:0 0 8px}
.tool-link p{margin:0;color:var(--muted);font-size:14.5px;line-height:1.55}
.tool-link .go{margin-top:auto;font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--goldt);display:flex;align-items:center;gap:8px}
.tool-link .go::before{content:"Open";}
.tool-link:hover .go{color:var(--evergreen)}
.tool-link.feat{background:var(--evergreen);border-color:var(--evergreen);color:#fff}
.tool-link.feat h3{color:#fff}
.tool-link.feat p{color:rgba(255,255,255,.75)}
.tool-link.feat .ti{border-color:rgba(255,255,255,.25);color:var(--brassl)}
.tool-link.feat .go,.tool-link.feat .tc::before{color:var(--brassl)}
.tool-link.feat:hover .ti{background:var(--brass);color:var(--evergreen);border-color:var(--brass)}
.tool-link.map .tc-map{display:block;aspect-ratio:16/7;overflow:hidden;border-bottom:1px solid var(--line);background:#e8e1d2}
.tool-link.map .tc-map img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.tool-link.map:hover .tc-map img{transform:scale(1.04)}
.tool-link.map .tc::before{top:auto;margin-top:0}
@media (min-width:640px){.tools-grid{grid-template-columns:1fr 1fr}.tool-link.map{grid-column:1/-1}}
@media (min-width:1000px){
  .tools-grid{grid-template-columns:repeat(3,1fr);gap:18px}
  .tool-link.map{grid-column:span 2;flex-direction:row}
  .tool-link.map .tc-map{aspect-ratio:auto;width:54%;flex:none;min-height:100%;border-bottom:0;border-right:1px solid var(--line)}
  .tool-link.map .tc{padding:34px 32px 28px}
  .tool-link.map h3{font-size:34px}
  .tool-link .tc{padding:30px 28px 26px}
}

/* sell split */
.sell{background:var(--sand)}
.split2{display:grid;gap:40px;align-items:center}
.split2 figure{margin:0;position:relative}
.split2 figure picture{display:block;position:relative;z-index:1}
.split2 figure img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;border-radius:2px}
.split2 figure::after{content:"";position:absolute;inset:18px -14px -14px 18px;border:1px solid var(--brass);border-radius:2px;z-index:0}
.split2 figcaption{position:relative;z-index:1;font-size:11px;color:var(--muted);margin-top:30px}
.split2 figcaption a{color:inherit}
.split2 h2{font-size:40px;color:var(--evergreen);margin:14px 0 16px}
.split2 .lede{margin:0 0 22px}
.ticks{list-style:none;margin:0 0 30px;padding:0;display:grid;gap:12px}
.ticks li{position:relative;padding-left:30px;color:var(--ink);font-size:15.5px}
.ticks li::before{content:"";position:absolute;left:0;top:7px;width:16px;height:9px;border-left:1.5px solid var(--goldt);border-bottom:1.5px solid var(--goldt);transform:rotate(-45deg)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.text-link{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--evergreen);text-decoration:none;border-bottom:1px solid var(--brass);padding:6px 0}
.text-link:hover{color:var(--goldt)}
@media (min-width:900px){.split2{grid-template-columns:1.05fr 1fr;gap:88px}.split2 h2{font-size:56px}.split2.rev figure{order:2}}

/* zoning spotlight */
.zspot{background:var(--evergreen);color:#e9e4d8;position:relative;overflow:hidden}
.zspot::before{content:"";position:absolute;inset:0;background:radial-gradient(800px 400px at 85% 10%,rgba(196,160,106,.16),transparent 60%);pointer-events:none}
.zspot h2{color:#fff}
.zspot h2 em{color:var(--brassl)}
.zspot .lede{color:rgba(233,228,216,.82)}
.zspot .ticks li{color:#f1ece1}
.zspot .ticks li::before{border-color:var(--brassl)}
.zspot figure::after{border-color:rgba(226,196,143,.55)}
.zspot figure img{aspect-ratio:auto;background:#e8e1d2}
.zspot .zmap{display:block;background:#e8e1d2;border-radius:2px;overflow:hidden}
.zspot .zmap img{aspect-ratio:8/5;object-fit:cover}
.zspot .znote{font-size:12.5px;color:rgba(233,228,216,.62);margin:22px 0 0;max-width:56ch;line-height:1.55}
.zspot .text-link{color:#fff}
.zspot .btn.primary:hover{background:#d4b27c}
.zstats-inline{display:flex;gap:36px;margin:0 0 28px;padding:0;list-style:none}
.zstats-inline b{display:block;font-family:var(--serif);font-size:40px;font-weight:600;color:#fff;line-height:1}
.zstats-inline span{font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:rgba(233,228,216,.7)}

/* about / why */
.about .portrait{position:relative;max-width:380px;margin:0 auto}
.about .portrait{background:#e7dcc6;border-radius:200px 200px 2px 2px}
.about .portrait img{mix-blend-mode:multiply;width:100%;aspect-ratio:5/6;object-fit:cover;object-position:50% 15%;border-radius:200px 200px 2px 2px;position:relative;z-index:1}
.about .portrait::after{content:"";position:absolute;inset:16px -16px -16px 16px;border:1px solid var(--brass);border-radius:200px 200px 2px 2px}
.about .sig{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--evergreen);margin:6px 0 0}
.why-list{list-style:none;margin:28px 0 32px;padding:0;display:grid;gap:0;border-top:1px solid var(--line)}
.why-list li{display:flex;gap:18px;align-items:flex-start;padding:20px 0;border-bottom:1px solid var(--line)}
.why-list .ti{width:40px;height:40px;border-radius:50%;border:1px solid var(--brass);display:grid;place-items:center;color:var(--goldt);flex:none}
.why-list .ti svg{width:19px;height:19px;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.why-list h3{font-family:var(--serif);font-size:23px;font-weight:600;color:var(--evergreen);margin:0 0 4px;line-height:1.15}
.why-list p{margin:0;color:var(--muted);font-size:15px}
@media (min-width:900px){.why-list{grid-template-columns:1fr 1fr;column-gap:36px}.about .portrait{margin:0}}

/* CTA band */
.cta-band{position:relative;isolation:isolate;overflow:hidden;color:#fff;padding:84px 0 40px;text-align:center;background:#1a2a24}
.cta-band .cta-bg,.cta-band .cta-bg img{position:absolute;inset:0;width:100%;height:100%}
.cta-band .cta-bg{z-index:-2}
.cta-band .cta-bg img{object-fit:cover;object-position:50% 50%}
.cta-band::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(12,22,18,.55),rgba(12,22,18,.78))}
.cta-band .eyebrow{justify-content:center}
.cta-band .eyebrow::after{content:"";width:28px;height:1px;background:currentColor;opacity:.7}
.cta-band h2{font-size:40px;color:#fff;margin:16px auto 14px;max-width:18ch}
.cta-band p{color:rgba(255,255,255,.85);margin:0 auto;max-width:54ch;font-size:16.5px}
.cta-btns{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin:30px 0 0}
.cta-btns .btn.primary:hover{background:#d4b27c}
.cta-call{background:transparent;color:#fff;border:1px solid rgba(255,255,255,.7)}
.cta-call:hover{background:#fff;color:var(--evergreen)}
.cta-band .credit{font-size:10.5px;color:rgba(255,255,255,.55);margin:56px auto 0}
@media (min-width:900px){.cta-band{padding:140px 0 44px}.cta-band h2{font-size:64px}}

/* contact card (every page) */
.contact{display:flex;gap:22px;align-items:flex-start;margin:56px 0 64px;border:1px solid var(--line);border-top:3px solid var(--brass);background:var(--paper);padding:26px 22px}
.contact h2{font-family:var(--serif);color:var(--evergreen);font-size:32px;margin:0 0 8px}
.contact p{color:#3b4641}
.headshot{box-shadow:0 0 0 2px var(--paper),0 0 0 3px var(--brass);border:0}
.contact .actions{display:flex;flex-wrap:wrap;gap:10px;margin:16px 0 10px}
@media (min-width:720px){.contact{padding:40px 44px;gap:36px}.contact h2{font-size:40px}.headshot{width:140px;height:140px}}
.home-contact .contact{margin-top:0}

/* footer */
.foot{background:var(--evergreen);color:#cfc9bb;padding:64px 0 36px;font-size:14px;line-height:1.65}
.foot a{color:#f1ead9;text-decoration:none}
.foot a:hover{text-decoration:underline;text-underline-offset:3px}
.foot p{margin:0 0 8px}
.foot-grid{display:grid;gap:36px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.12)}
.foot-name{font-family:var(--serif);font-size:30px;font-weight:600;color:#fff;line-height:1.05;margin:0 0 8px!important}
.foot-title{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brassl)}
.foot-logo{height:28px;width:auto;margin:18px 0 0;opacity:.95}
.foot-h{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--brassl);margin:0 0 14px!important}
.foot-nav ul{list-style:none;margin:0;padding:0;columns:2;column-gap:24px}
.foot-nav li{margin:0 0 8px;break-inside:avoid}
.foot-legal{padding-top:28px}
.foot-legal p{font-size:12.5px;color:#a9a393;max-width:980px}
.foot-legal .foot-id{color:#cfc9bb;font-size:13px}
.foot-links{font-size:13px!important;color:#cfc9bb!important}
.foot-links a{text-decoration:underline;text-decoration-color:rgba(255,255,255,.3);text-underline-offset:3px}
.eho{display:flex;align-items:center;gap:10px;font-size:12px!important;letter-spacing:.14em;text-transform:uppercase;color:#e7e1d2!important;margin:6px 0 14px!important}
.eho svg{width:30px;height:30px;flex:none;fill:none;stroke:currentColor;stroke-width:1.6}
@media (min-width:900px){.foot{padding-top:88px}.foot-grid{grid-template-columns:1.3fr 1fr 1fr;gap:64px}}

/* motion */
@keyframes v17up{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
.hero-copy > *{animation:v17up .9s cubic-bezier(.2,.7,.2,1) both}
.hero-copy > :nth-child(2){animation-delay:.08s}.hero-copy > :nth-child(3){animation-delay:.16s}.hero-copy > :nth-child(4){animation-delay:.24s}.hero-copy > :nth-child(5){animation-delay:.32s}.hero-copy > :nth-child(6){animation-delay:.4s}
@media (prefers-reduced-motion:reduce){.hero-copy > *{animation:none}}

/* v17 mobile refinements */
@media (max-width:719px){
  .avatar{display:none}
  .hero-alt{line-height:1.9}
  .hero-alt-sep{display:none}
  .hero-alt a#hero-call{margin-left:4px}
  .hero-alt .hero-alt-2{display:block}
  .tool-link .tc{display:grid;grid-template-columns:44px minmax(0,1fr);column-gap:16px;row-gap:0;padding:20px 18px;align-items:start}
  .tool-link .tc::before{top:16px;right:16px;font-size:13px}
  .tool-link h3{font-size:22px;margin-bottom:4px;padding-right:24px}
  .tool-link .go{display:none}
  .tools-grid{gap:10px}
  .about .portrait{max-width:300px}
  .contact{flex-direction:column;align-items:flex-start;gap:16px}
  .contact .headshot{width:88px;height:88px}
  .contact .actions .btn{width:100%}
  .cta-band::before{background:linear-gradient(180deg,rgba(12,22,18,.42),rgba(12,22,18,.72))}
  .sec-head h2,.split2 h2{font-size:38px}
}
.cta-band::before{background:linear-gradient(180deg,rgba(12,22,18,.38),rgba(12,22,18,.7))}
@media (min-width:900px){.seg.zn-views{max-width:none;display:inline-flex}.seg.zn-views button{white-space:nowrap;padding:4px 18px}}
@media (max-width:719px){.tool-head{padding:32px 0 26px;margin-bottom:22px}.tool-head h1,.tool-head h2{font-size:34px}.tool-head .lede{font-size:16px}.contact-head{padding-top:32px}}
@media (min-width:1000px){
  .tool-head::after{content:"";position:absolute;top:0;bottom:0;right:calc((100% - 100vw) / 2);width:calc(44% + (100vw - 100%) / 2);z-index:-1;background:url(/img/v17-zoning-800.webp) center/cover no-repeat;opacity:.16;-webkit-mask-image:linear-gradient(90deg,transparent,#000 45%);mask-image:linear-gradient(90deg,transparent,#000 45%);filter:grayscale(.3)}
}
.card.form-card h3{font-family:var(--serif);font-size:21px;font-weight:600;line-height:1.2;color:var(--evergreen);text-transform:none;letter-spacing:0}
.form-card .badge{border-radius:2px;letter-spacing:.04em}

/* v17.1 fixes (Avrum, Oct 17): logos keep their proportions, header logo never overlaps, office number on one line */
.trust-logo,.foot-logo,.logo-dark,.top .logo{align-self:flex-start;flex:none;width:auto;max-width:none;object-fit:contain}
.trust-logo{max-width:100%}
.brand-t,.brand-logo{flex:none}
.util a{white-space:nowrap}
.util p:last-child{white-space:nowrap;flex:none}
.util p:first-child{min-width:0;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
@media (min-width:720px) and (max-width:1199px){
  .brand-t + .brand-logo{display:none}
  .mob-logo{display:block;margin-top:8px}
  .top .mob-logo .logo{height:18px}
}

/* v15 statewide zoning (legend swatch + coverage tags) */
.zl-noz{background:#d9cfa8}
.zn-lv{display:inline-block;margin-left:6px;padding:1px 7px;border-radius:999px;font-size:11px;font-weight:700;vertical-align:1px;background:#e8f3ec;color:#1e5b38}
.zn-lv-n{background:#f3eedb;color:#6b5a1e}

/* v17.2: all tabs visible on tablet/desktop (Avrum, Oct 18) */
@media (min-width:720px){.tabs-in{flex-wrap:wrap;justify-content:center;overflow-x:visible}}

/* v17.3: three hero buttons on one row on wide screens (Avrum, Oct 18) */
@media (min-width:1000px){.hero-cta{flex-wrap:nowrap;width:max-content;max-width:none}.hero-cta .btn{padding:0 24px}}

/* v17.4: no offset gold frames behind images (Avrum, Oct 18) */
.split2 figure::after,.zspot figure::after,.about .portrait::after{display:none}

/* v17.5: "Property address" label on the map / OZ search (Avrum, Oct 18) */
.zm-search{align-items:flex-end}
.zm-search .field{flex:1;min-width:0;margin:0}
.zm-search.zn-form{margin-bottom:14px}
@media (min-width:720px){.zm-search.zn-form .btn{padding:0 28px}}

/* v18: lot popup (address, town/ZIP, land use, acres, tax map, Lot Dimensions link) */
.zm-par{margin:0 0 6px}.zm-par a.zm-lotdims{display:inline-block;margin-top:6px;font-size:14px;font-weight:600;color:var(--goldt);text-decoration:underline;text-underline-offset:2px;min-height:28px;line-height:28px}
.zm-par .zm-dimnote{font-size:11.5px;line-height:1.35}

/* v19: New Jersey on the closing-cost calculator (state picker, NJ county, seller checkboxes) */
#closing .chk-field{display:flex;gap:10px;align-items:flex-start;font-size:14px;line-height:1.4;color:#3b4641;margin:2px 0 12px;cursor:pointer}
#closing .chk-field input{flex:none;width:20px;height:20px;margin:1px 0 0;accent-color:var(--evergreen)}
#closing .chk-field small{display:block;color:var(--muted);font-size:12.5px}
#closing .nj-only .field{margin-bottom:12px}
#closing .ny-only[hidden],#closing .nj-only[hidden],#closing .sources[hidden]{display:none}
#closing .state-field{margin-bottom:14px}

/* v23: Request a Full Zoning Analysis (zreq.js) */
.zr-cta{margin-top:14px;padding-top:14px;border-top:1px solid rgba(0,0,0,.08)}
.zr-cta .zr-open{width:100%;min-height:52px;font-size:15px;background:var(--evergreen);color:#fff;line-height:1.3}
.zr-cta .zr-open:hover{background:#22382f;color:#fff}
.zn-card .zr-sub{font-size:13px;color:var(--muted);margin:8px 0 0}
.zr-panel[hidden]{display:none}
.zr-cta .zr-open[hidden],.zr-cta.zr-on .zr-open,.zr-cta.zr-on .zr-sub{display:none}
.zr-form{margin-top:4px}
.zn-card .zr-title{font-weight:700;color:var(--navy);font-size:17px;margin:0 0 10px}
.zr-form .field{margin-bottom:10px}
.zr-form .lbl i{font-style:normal;color:var(--red)}
.zr-form .row2{display:grid;grid-template-columns:1fr;gap:0 12px}
.zr-form textarea{width:100%;resize:vertical;min-height:72px;font:inherit}
.zr-form .consent{margin:4px 0 10px}
.zr-actions{display:flex;flex-direction:column;gap:8px;margin:4px 0 10px}
.zr-actions .btn{width:100%;min-height:48px}
.zn-card .zr-form .hint{font-size:12.5px;color:var(--muted);margin:0}
.zr-done{display:flex;gap:12px;align-items:flex-start;background:#eef6f1;border-radius:10px;padding:12px 14px;margin-top:4px}
.zr-done .check{flex:none;width:40px;height:40px;font-size:22px}
.zn-card .zr-done p{margin:0;line-height:1.5}
.zr-done a{color:var(--navy);font-weight:600;white-space:nowrap}
.zr-form .err a{color:inherit;text-decoration:underline}
@media (min-width:560px){.zr-form .row2{grid-template-columns:1fr 1fr}.zr-actions{flex-direction:row}.zr-actions .btn{width:auto}.zr-cta .zr-open{width:auto}}

/* v24: outage + backup-map notes on the zoning card; the request button on the map popup and its modal form */
.zn-fallback{font-size:13.5px;color:#5a3d00;background:#fff6e0;border-left:4px solid #e0a526;border-radius:8px;padding:8px 10px;margin:8px 0!important}
.zr-pop{margin:8px 0 10px}
.zr-pop .zr-popopen{width:100%;min-height:44px;font-size:14px;line-height:1.25;padding:8px 12px;background:var(--evergreen);color:#fff;white-space:normal}
.zr-pop .zr-popopen:hover{background:#22382f;color:#fff}
.zr-modal{position:fixed;inset:0;z-index:10000;background:rgba(20,28,25,.55);display:flex;align-items:flex-start;justify-content:center;padding:16px 10px;overflow-y:auto;-webkit-overflow-scrolling:touch}
.zr-modal .zr-modal-box{position:relative;width:100%;max-width:560px;margin:auto 0;padding:20px 16px 16px;background:#fff;border-radius:14px;box-shadow:0 18px 50px rgba(0,0,0,.3)}
.zr-modal .zr-x{position:absolute;top:6px;right:8px;width:40px;height:40px;border:0;background:transparent;font-size:28px;line-height:1;color:var(--muted);cursor:pointer}
.zr-modal .zr-title{padding-right:36px}
html.zr-noscroll,html.zr-noscroll body{overflow:hidden}
@media (min-width:560px){.zr-modal{padding:40px 16px}.zr-modal .zr-modal-box{padding:24px 24px 18px}}

/* v25: town zoned by its villages */
.zn-zb{font-size:13.5px;color:var(--muted);margin:2px 0 10px!important}