/* Missouri Insurance Appraiser — espresso & river-teal design. Bricolage Grotesque (display) + Figtree (body). */
:root{
  --esp:#2A1A0E; --esp-d:#170d06; --esp-2:#3b2617; --bark:#5a3a22;
  --parch:#f6efe5; --sand:#e6d9c6; --cream:#fcfaf6; --white:#fff;
  --teal:#1f7a80; --teal-d:#165c61; --teal-l:#8fd3d5; --rust:#b5652b;
  --ink:#2b2018; --muted:#6c5d50; --line:#e5d9c9;
  --disp:"Bricolage Grotesque",ui-sans-serif,system-ui,sans-serif;
  --body:"Figtree",ui-sans-serif,system-ui,-apple-system,"Segoe UI",sans-serif;
  --r:14px; --r-s:9px; --shadow:0 18px 40px -22px rgba(42,26,14,.45);
  --mast:76px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--cream);color:var(--ink);font:400 17px/1.65 var(--body);overflow-x:hidden}
body.lock{overflow:hidden}
img{max-width:100%;height:auto;display:block}
svg{flex-shrink:0}
a{color:var(--teal-d);text-underline-offset:3px}
a:hover{color:var(--esp)}
h1,h2,h3,h4{font-family:var(--disp);color:var(--esp);line-height:1.12;letter-spacing:-.015em;margin:0 0 .5em;font-weight:700}
h1{font-size:clamp(2.1rem,4.6vw,3.5rem);font-weight:800}
h2{font-size:clamp(1.6rem,3vw,2.35rem)}
h3{font-size:1.25rem}
p{margin:0 0 1em}
.wrap{width:100%;max-width:1220px;margin:0 auto;padding:0 24px}
.wrap>*,.body-grid>*,.two>*,.two-col>*,.fgrid>*{min-width:0}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);border:0}
.skip{position:absolute;left:-9999px;top:8px;z-index:200;background:var(--teal);color:#fff;padding:10px 16px;border-radius:8px}
.skip:focus{left:12px}
.center{text-align:center}
.ic{width:20px;height:20px}
:focus-visible{outline:3px solid var(--teal);outline-offset:2px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;font:700 1rem/1 var(--body);padding:15px 22px;border-radius:999px;border:2px solid transparent;text-decoration:none;cursor:pointer;transition:transform .2s,background .2s,color .2s,border-color .2s;white-space:nowrap}
.btn .ic{width:18px;height:18px}
.btn:hover{transform:translateY(-2px)}
.btn-teal{background:var(--teal);color:#fff}
.btn-teal:hover{background:var(--teal-d);color:#fff}
.btn-dark{background:var(--esp);color:var(--parch)}
.btn-dark:hover{background:var(--esp-d);color:#fff}
.btn-ghost{border-color:rgba(246,239,229,.55);color:var(--parch);background:rgba(23,13,6,.25)}
.btn-ghost:hover{background:var(--parch);color:var(--esp);border-color:var(--parch)}
.btn-line{border-color:var(--esp);color:var(--esp);background:transparent}
.btn-line:hover{background:var(--esp);color:var(--parch)}
.btn-sm{padding:10px 16px;font-size:.92rem}
.btn-block{width:100%}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin:22px 0 0}
.tag{display:inline-block;font:700 .78rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--teal-d);margin:0 0 14px}
.tag::before{content:"";display:inline-block;width:22px;height:2px;background:currentColor;vertical-align:middle;margin-right:10px}
.tag-l{color:var(--teal-l)}

/* masthead */
.mast{position:fixed;top:0;left:0;right:0;z-index:60;height:var(--mast);transition:background .3s,box-shadow .3s,height .3s;background:linear-gradient(180deg,rgba(23,13,6,.6),rgba(23,13,6,0))}
.no-js .mast,.mast.solid{background:var(--esp);box-shadow:0 8px 24px -16px rgba(0,0,0,.7)}
.mast.solid{height:66px}
.mast-in{height:100%;display:flex;align-items:center;gap:22px}
.brand{display:flex;align-items:center;gap:11px;text-decoration:none;color:var(--parch);flex-shrink:0}
.brand .mark{width:44px;height:44px}
.brand-t{display:flex;flex-direction:column;line-height:1}
.brand-t b{font:800 1.2rem/1 var(--disp);letter-spacing:-.01em;color:#fff}
.brand-t small{font:600 .7rem/1.3 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--teal-l);margin-top:3px}
.nav{margin-left:auto}
.nav-l{display:flex;list-style:none;margin:0;padding:0;gap:2px}
.nav-l>li{position:relative}
.nav-l button,.nav-a{display:flex;align-items:center;gap:5px;background:none;border:0;color:var(--parch);font:600 .95rem var(--body);padding:10px 12px;border-radius:8px;cursor:pointer;text-decoration:none}
.nav-l button:hover,.nav-a:hover,.has-dd.open>button{background:rgba(246,239,229,.12);color:#fff}
.chev{width:16px;height:16px;transition:transform .2s}
.has-dd.open .chev{transform:rotate(180deg)}
.dd{position:absolute;top:calc(100% + 8px);left:-8px;min-width:270px;list-style:none;margin:0;padding:10px;background:var(--cream);border-radius:var(--r);box-shadow:0 24px 50px -20px rgba(23,13,6,.55);opacity:0;visibility:hidden;transform:translateY(8px);transition:.2s;border-top:3px solid var(--teal)}
.dd-wide{display:grid;grid-template-columns:1fr 1fr;min-width:520px}
.has-dd.open .dd{opacity:1;visibility:visible;transform:none}
.dd a{display:flex;align-items:center;gap:6px;padding:8px 10px;border-radius:7px;color:var(--ink);text-decoration:none;font-size:.93rem}
.dd a:hover{background:var(--parch);color:var(--esp)}
.dd-all{grid-column:1/-1;border-top:1px solid var(--line);margin-top:6px;padding-top:6px}
.dd-all a{font-weight:700;color:var(--teal-d)}
.dd-all .ic{width:16px;height:16px}
.mast-act{display:flex;align-items:center;gap:10px}
.mast-tel{display:flex;align-items:center;gap:7px;color:var(--parch);text-decoration:none;font-weight:700;font-size:.95rem}
.mast-tel .ic{width:18px;height:18px;color:var(--teal-l)}
.mast-tel:hover{color:#fff}
.mast-cta{padding:11px 18px;font-size:.92rem}
.menu-btn{display:none;width:46px;height:46px;border-radius:12px;border:1px solid rgba(246,239,229,.35);background:rgba(23,13,6,.35);color:#fff;align-items:center;justify-content:center;cursor:pointer}
.menu-btn .ic{width:24px;height:24px}

/* drawer (outside the header on purpose) */
.scrim{position:fixed;inset:0;z-index:90;background:rgba(23,13,6,.6);opacity:0;transition:opacity .3s}
.drawer-open .scrim{opacity:1}
.drawer{position:fixed;top:0;bottom:0;left:0;z-index:100;width:min(88vw,380px);background:var(--esp);color:var(--parch);display:flex;flex-direction:column;transform:translateX(-102%);transition:transform .32s cubic-bezier(.2,.8,.2,1),visibility 0s .32s;visibility:hidden;overflow-y:auto;overscroll-behavior:contain}
.drawer-open .drawer{transform:none;visibility:visible;box-shadow:12px 0 40px rgba(0,0,0,.45);transition:transform .32s cubic-bezier(.2,.8,.2,1),visibility 0s}
.drawer-top{display:flex;align-items:center;justify-content:space-between;padding:16px 18px;border-bottom:1px solid rgba(246,239,229,.12)}
.drawer-x{width:44px;height:44px;border-radius:10px;border:1px solid rgba(246,239,229,.3);background:none;color:#fff;display:flex;align-items:center;justify-content:center;cursor:pointer}
.drawer-x .ic{width:22px;height:22px}
.drawer-nav ul{list-style:none;margin:0;padding:0}
.drawer-nav>ul{padding:8px 10px}
.drawer-nav>ul>li>a,.acc{display:flex;width:100%;align-items:center;justify-content:space-between;padding:14px 12px;color:var(--parch);text-decoration:none;font:600 1.05rem var(--body);background:none;border:0;border-bottom:1px solid rgba(246,239,229,.08);cursor:pointer;text-align:left}
.acc[aria-expanded="true"] .chev{transform:rotate(180deg)}
.acc-p{display:grid;grid-template-rows:0fr;transition:grid-template-rows .3s}
.acc-p>ul{overflow:hidden;padding:0 0 0 12px}
.acc[aria-expanded="true"]+.acc-p{grid-template-rows:1fr}
.acc-p a{display:block;padding:9px 12px;color:var(--sand);text-decoration:none;font-size:.97rem}
.acc-p a:hover,.drawer-nav a:hover{color:#fff}
.acc-all{font-weight:700;color:var(--teal-l)!important}
.drawer-foot{margin-top:auto;padding:18px;display:grid;gap:10px;border-top:1px solid rgba(246,239,229,.12)}
.drawer-foot small{color:var(--sand);text-align:center}

/* hero */
.lead{position:relative;min-height:min(100vh,860px);display:flex;align-items:center;color:var(--parch);overflow:hidden;padding:calc(var(--mast) + 40px) 0 110px;background:var(--esp-d)}
.lead-ph,.banner-ph{position:absolute;inset:0}
.lead-ph img,.banner-ph img{width:100%;height:100%;object-fit:cover}
.lead-ph img{animation:settle 2.4s cubic-bezier(.2,.7,.2,1) both}
@keyframes settle{from{transform:scale(1.14)}to{transform:scale(1)}}
.lead::after,.banner::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(23,13,6,.94) 0%,rgba(42,26,14,.8) 45%,rgba(42,26,14,.42) 100%)}
.lead-in{position:relative;z-index:2;display:grid;grid-template-columns:1.25fr .75fr;gap:56px;align-items:center}
.lead h1{color:#fff;margin-bottom:20px}
.hl{color:var(--teal-l);font-style:italic}
.lead .lede{font-size:1.15rem;max-width:610px;color:#efe6da}
.ticks-l{list-style:none;padding:0;margin:26px 0 0;display:flex;flex-wrap:wrap;gap:10px 22px}
.ticks-l li{display:flex;align-items:center;gap:8px;font-weight:600;font-size:.96rem}
.ticks-l .ic{color:var(--teal-l);width:18px;height:18px}
.ticket{background:var(--cream);color:var(--ink);border-radius:var(--r);padding:28px;box-shadow:0 30px 60px -25px rgba(0,0,0,.65);display:grid;gap:12px;border-top:6px solid var(--teal);position:relative}
.ticket-t{font:800 1.45rem/1.1 var(--disp);color:var(--esp);margin:0}
.ticket-s{margin:0 0 6px;padding-bottom:14px;border-bottom:2px dashed var(--line);color:var(--muted);font-size:.93rem}
.ticket-f{display:flex;align-items:center;justify-content:center;gap:6px;margin:0;font-size:.85rem;color:var(--muted)}
.ticket-f .ic{width:15px;height:15px}

/* forms */
label{display:block;font-weight:600;font-size:.9rem;margin-bottom:5px;color:var(--esp)}
input,select,textarea{width:100%;font:500 1rem var(--body);color:var(--ink);background:#fff;border:1.5px solid #d7c8b5;border-radius:var(--r-s);padding:12px 13px;transition:border-color .2s,box-shadow .2s}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--teal);box-shadow:0 0 0 3px rgba(31,122,128,.18)}
textarea{resize:vertical}
.tick{display:flex;gap:10px;align-items:flex-start;font-weight:500;font-size:.88rem;color:var(--muted);line-height:1.45;margin:0}
.tick input{width:18px;height:18px;margin-top:2px;flex-shrink:0;accent-color:var(--teal)}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.form{background:var(--cream);color:var(--ink);border-radius:var(--r);padding:30px;box-shadow:var(--shadow)}
.form-t{font-size:1.5rem}
.form-sub{color:var(--muted);font-size:.95rem}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.fgrid .full{grid-column:1/-1}
.form-msg{margin-top:12px;font-weight:600;font-size:.95rem}
.form-msg:empty{display:none}
.form-msg.ok{color:#1d6a3a;background:#e5f3ea;padding:12px 14px;border-radius:8px}
.form-msg.err{color:#9b2c1d;background:#fbe9e5;padding:12px 14px;border-radius:8px}
.form-msg a{color:inherit}

/* tally (overlapping counters) */
.tally{position:relative;z-index:5;margin-top:-62px}
.tally-in{display:grid;grid-template-columns:repeat(4,1fr);background:var(--cream);border-radius:var(--r);box-shadow:0 26px 50px -28px rgba(23,13,6,.55);overflow:hidden;border:1px solid var(--line)}
.tally-in>div{padding:26px 24px;border-right:1px solid var(--line)}
.tally-in>div:last-child{border-right:0}
.tally b{display:block;font:800 2.5rem/1 var(--disp);color:var(--teal-d);letter-spacing:-.03em}
.tally span{display:block;margin-top:8px;color:var(--muted);font-size:.93rem;line-height:1.35}

/* sections */
.sec{padding:96px 0}
.sec-parch{background:var(--parch)}
.sec-dark{background:var(--esp);color:#e9dfd2}
.sec-dark h2,.sec-dark h3{color:#fff}
.sec-dark a:not(.btn){color:var(--teal-l)}
.sec-h{max-width:760px;margin:0 auto 48px;text-align:center}
.sec-h-l{text-align:left;margin-left:0}
.sec-h p:last-child{color:var(--muted);font-size:1.07rem}
.sec-dark .sec-h p:last-child{color:#d8cbbb}

/* intro */
.intro{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}
.intro-h{position:sticky;top:96px}
.intro-ph{margin:26px 0 0;border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow)}
.intro-b .big{font:600 1.32rem/1.5 var(--body);color:var(--esp)}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin:28px 0}
.fitbox{background:var(--parch);border-radius:var(--r);padding:22px;border-left:4px solid var(--teal)}
.fitbox-no{border-left-color:var(--rust)}
.fitbox h3{display:flex;align-items:center;gap:8px;font-size:1.08rem}
.fitbox h3 .ic{color:var(--teal)}
.fitbox-no h3 .ic{color:var(--rust)}
.fitbox ul{margin:0;padding-left:18px;font-size:.96rem}
.fitbox li{margin:5px 0}

/* service cards */
.sgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.scard{display:flex;flex-direction:column;background:#fff;border-radius:var(--r);overflow:hidden;text-decoration:none;color:var(--ink);box-shadow:0 1px 0 var(--line),0 14px 30px -24px rgba(42,26,14,.5);transition:transform .3s,box-shadow .3s}
.scard:hover{transform:translateY(-5px);box-shadow:0 1px 0 var(--line),0 26px 40px -24px rgba(42,26,14,.55);color:var(--ink)}
.scard-ph{position:relative;aspect-ratio:16/10;overflow:hidden;display:block;background:var(--sand)}
.scard-ph img,.town img,.tcard-ph img,.ncard-ph img,.tile img{width:100%;height:100%;object-fit:cover;transition:transform .6s cubic-bezier(.2,.7,.2,1)}
.scard:hover img,.town:hover img,.tcard:hover img,.ncard:hover img,.tile:hover img{transform:scale(1.07)}
.scard-n{position:absolute;left:16px;bottom:-1px;background:#fff;color:var(--teal-d);font:800 1rem/1 var(--disp);padding:10px 12px 8px;border-radius:10px 10px 0 0}
.scard-b{display:flex;flex-direction:column;flex:1;padding:18px 22px 22px}
.scard h2,.scard h3{font-size:1.22rem;margin-bottom:8px}
.scard-p{color:var(--muted);font-size:.96rem;flex:1}
.scard-cta{background:var(--esp);color:#e6dacb;justify-content:center;padding:34px 30px;background-image:radial-gradient(circle at 85% 15%,rgba(95,193,196,.22),transparent 55%)}
.scard-cta:hover{color:#fff}
.cta-t{display:block;font:800 1.55rem/1.15 var(--disp);color:#fff;margin:10px 0 10px}
.cta-k{font:700 .76rem var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--teal-l)}
.scard-cta .more{color:var(--teal-l)}
.tcard-cta{grid-template-columns:1fr;background:var(--esp);border-color:var(--esp);color:#e6dacb;padding:26px 28px;align-content:center}
.tcard-cta:hover{color:#fff}
.more{display:inline-flex;align-items:center;gap:6px;margin-top:14px;font-weight:700;color:var(--teal-d);font-size:.93rem}
.more .ic{width:16px;height:16px;transition:transform .2s}
.scard:hover .more .ic{transform:translateX(4px)}

/* season chart */
.season{background:#fff;border-radius:var(--r);padding:22px 24px;border:1px solid var(--line)}
.srow{display:grid;grid-template-columns:220px 1fr 260px;gap:18px;align-items:center;padding:10px 0;border-bottom:1px solid var(--line)}
.srow:last-child{border-bottom:0}
.shead{padding-top:0}
.sname{font:700 1rem var(--disp);color:var(--esp)}
.scells{display:grid;grid-template-columns:repeat(12,1fr);gap:4px}
.scells b{font:700 .74rem var(--body);color:var(--muted);text-align:center}
.scells i,.season-key i{display:block;height:26px;border-radius:5px;background:#f1e8dc;transform-origin:left;transition:transform .6s}
.lv1{background:#cfe6e4!important}.lv2{background:#6fb4b5!important}.lv3{background:var(--teal-d)!important}
.js .season:not(.in) .scells i{transform:scaleX(0)}
.snote{font-size:.88rem;color:var(--muted);line-height:1.35}
.season-key{display:flex;align-items:center;gap:8px;justify-content:flex-end;color:var(--muted);font-size:.86rem;margin-top:12px}
.season-key i{width:22px;height:12px;display:inline-block;margin-left:10px}

/* process: stacking cards */
.stack-wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:64px;align-items:start}
.stack-h{position:sticky;top:110px}
.stack-h p{color:#d8cbbb;font-size:1.07rem}
.stack{list-style:none;margin:0;padding:0;display:grid;gap:22px}
.stack-c{position:sticky;top:calc(110px + var(--i) * 18px);background:var(--esp-2);border:1px solid rgba(246,239,229,.12);border-radius:var(--r);padding:30px 32px;box-shadow:0 -14px 30px -18px rgba(0,0,0,.6)}
.stack-c:nth-child(even){background:#47301d}
.stack-n{display:inline-block;font:700 .76rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--teal-l);margin-bottom:12px}
.stack-c p{margin:0;color:#e3d7c8}

/* regions mosaic */
.mosaic{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.tile{position:relative;border-radius:var(--r);overflow:hidden;min-height:330px;display:flex;align-items:flex-end;background:var(--esp)}
.tile img{position:absolute;inset:0}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,13,6,0) 20%,rgba(23,13,6,.92) 85%)}
.tile-b{position:relative;z-index:2;padding:24px;color:#ece2d5}
.tile-b small{color:var(--teal-l);font-weight:700;font-size:.82rem;letter-spacing:.04em}
.tile-b h3{color:#fff;margin:4px 0 8px}
.tile-b p{margin:0;font-size:.95rem}

/* storm ledger */
.ledger-wrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.ledger-h{position:sticky;top:96px}
.ledger-h p{color:var(--muted)}
.ledger-ph{margin:24px 0 0;border-radius:var(--r);overflow:hidden}
.ledger{list-style:none;margin:0;padding:0;border-top:2px solid var(--esp)}
.ledger li{display:grid;grid-template-columns:120px 1fr;gap:24px;padding:22px 0;border-bottom:1px solid #d9cab6}
.ledger .yr{font:800 1.7rem/1 var(--disp);color:var(--teal-d);letter-spacing:-.03em}
.ledger h3{font-size:1.15rem;margin-bottom:4px}
.ledger p{margin:0;color:var(--muted);font-size:.97rem}

/* gap split, question split */
.gapsplit,.qsplit{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.qsplit .sbox{margin-top:24px}

/* tools */
.tgrid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.tcard{display:grid;grid-template-columns:180px 1fr;background:#fff;border-radius:var(--r);overflow:hidden;text-decoration:none;color:var(--ink);border:1px solid var(--line);transition:transform .3s,box-shadow .3s}
.tcard:hover{transform:translateY(-4px);box-shadow:var(--shadow);color:var(--ink)}
.tcard-ph{display:block;overflow:hidden;min-height:150px;background:var(--sand)}
.tcard-b{display:block;padding:18px 22px}
.chip{display:inline-block;background:var(--parch);color:var(--teal-d);font:700 .74rem/1 var(--body);letter-spacing:.08em;text-transform:uppercase;padding:6px 9px;border-radius:999px;margin-bottom:10px}
.tcard h2,.tcard h3{font-size:1.15rem;margin-bottom:6px}
.tcard-p{display:block;color:var(--muted);font-size:.93rem}

/* towns */
.towns{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.town{position:relative;display:block;aspect-ratio:4/3.4;border-radius:var(--r);overflow:hidden;text-decoration:none;background:var(--esp)}
.town::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,13,6,0) 40%,rgba(23,13,6,.88))}
.town img{position:absolute;inset:0}
.town-b{position:absolute;left:18px;right:18px;bottom:16px;z-index:2}
.town-b small{color:var(--teal-l);font-weight:600;font-size:.84rem}
.town h2,.town h3{color:#fff;margin:2px 0 0;font-size:1.3rem}
.center .btn{margin-top:36px}

/* FAQ */
.qa details{background:#fff;border:1px solid var(--line);border-radius:var(--r-s);margin-bottom:10px;transition:border-color .2s}
.qa details[open]{border-color:var(--teal)}
.qa summary{cursor:pointer;list-style:none;padding:18px 52px 18px 20px;font:700 1.03rem/1.4 var(--body);color:var(--esp);position:relative}
.qa summary::-webkit-details-marker{display:none}
.qa summary::after{content:"+";position:absolute;right:18px;top:50%;transform:translateY(-50%);width:26px;height:26px;border-radius:50%;background:var(--parch);color:var(--teal-d);display:flex;align-items:center;justify-content:center;font-size:1.2rem;transition:transform .2s}
.qa details[open] summary::after{transform:translateY(-50%) rotate(45deg)}
.qa-a{padding:0 20px 18px;color:var(--muted)}
.qa-a p{margin:0}

/* notes */
.ngrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.ncard{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);display:flex;flex-direction:column}
.ncard-ph{display:block;aspect-ratio:16/9;overflow:hidden;background:var(--sand)}
.ncard-b{padding:20px 22px 24px}
.meta{font-size:.84rem;color:var(--muted);font-weight:600}
.ncard h2,.ncard h3{font-size:1.18rem;margin:8px 0}
.ncard h2 a,.ncard h3 a{color:var(--esp);text-decoration:none}
.ncard h2 a:hover,.ncard h3 a:hover{color:var(--teal-d)}
.ncard p{color:var(--muted);font-size:.95rem;margin:0}

/* finale (parallax CTA) */
.finale{position:relative;overflow:hidden;padding:120px 0;background:var(--esp-d);color:#eee3d6;text-align:center}
.finale-ph{position:absolute;left:0;right:0;top:-18%;height:136%;width:100%;object-fit:cover;opacity:.42}
.finale::before{content:"";position:absolute;inset:0;z-index:1;background:radial-gradient(ellipse at center,rgba(42,26,14,.55),rgba(23,13,6,.92))}
.finale-in{position:relative;z-index:2;max-width:760px}
.finale h2{color:#fff;font-size:clamp(1.8rem,3.6vw,2.8rem)}
.finale p{font-size:1.1rem}
.finale .btns{justify-content:center}

/* footer */
.foot{background:var(--esp-d);color:#cdbfae;padding:76px 0 30px;font-size:.95rem}
.foot a{color:#e9dfd2;text-decoration:none}
.foot a:hover{color:var(--teal-l)}
.foot-top{display:grid;grid-template-columns:1.3fr 1fr 1.1fr .9fr;gap:40px}
.foot-brand p{margin:18px 0}
.foot-reach{list-style:none;padding:0;margin:0;display:grid;gap:9px}
.foot-reach li{display:flex;align-items:center;gap:10px}
.foot-reach .ic{width:17px;height:17px;color:var(--teal-l)}
.foot-h{font:700 .82rem var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--teal-l);margin:0 0 14px}
.foot-gap{margin-top:24px}
.foot ul{list-style:none;padding:0;margin:0}
.foot-top ul li{margin:6px 0}
.foot-2{columns:2;column-gap:16px}
.foot-base{margin-top:48px;padding-top:24px;border-top:1px solid rgba(246,239,229,.12);font-size:.86rem}
.foot-row{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px}
.foot-row ul{display:flex;flex-wrap:wrap;gap:6px 18px}
.totop{position:fixed;right:20px;bottom:22px;z-index:50;width:48px;height:48px;border-radius:50%;background:var(--teal);color:#fff;display:flex;align-items:center;justify-content:center;opacity:0;visibility:hidden;transform:translateY(10px);transition:.3s;box-shadow:0 10px 24px -10px rgba(0,0,0,.5)}
.totop.show{opacity:1;visibility:visible;transform:none}
.totop:hover{background:var(--teal-d);color:#fff}
.callbar{display:none}

/* interior banner */
.banner{position:relative;color:var(--parch);padding:calc(var(--mast) + 56px) 0 64px;background:var(--esp-d);overflow:hidden}
.banner::after{background:linear-gradient(105deg,rgba(23,13,6,.95) 0%,rgba(42,26,14,.84) 55%,rgba(42,26,14,.55) 100%)}
.banner-in{position:relative;z-index:2;max-width:1220px}
.banner h1{color:#fff;max-width:880px;font-size:clamp(2rem,4.2vw,3.15rem)}
.banner .lede{max-width:720px;font-size:1.12rem;color:#ecdfd0;margin:0}
.crumbs{display:flex;flex-wrap:wrap;align-items:center;gap:8px;font-size:.88rem;margin-bottom:22px;color:var(--sand)}
.crumbs a{color:var(--teal-l);text-decoration:none}
.crumbs a:hover{color:#fff;text-decoration:underline}
.crumbs .sep{opacity:.5}
.facts{display:flex;flex-wrap:wrap;gap:12px;margin:28px 0 0}
.facts>div{background:rgba(246,239,229,.1);border:1px solid rgba(246,239,229,.2);border-radius:10px;padding:11px 16px}
.facts dt{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--teal-l);font-weight:700}
.facts dd{margin:2px 0 0;font-weight:700;color:#fff}
.banner-404{min-height:80vh;display:flex;align-items:center}

/* interior layout */
.body-grid{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:56px;padding-top:64px;padding-bottom:88px}
.side-in{position:sticky;top:90px;display:grid;gap:18px}
.sbox{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:22px}
.sbox-t{font-size:1.12rem;margin-bottom:12px}
.sbox-call{background:var(--esp);border-color:var(--esp);color:#ddd0c0}
.sbox-call .sbox-t{color:#fff}
.sbox-call p{font-size:.95rem}
.sbox-tel{display:flex;align-items:center;gap:9px;font:800 1.4rem var(--disp);color:#fff;text-decoration:none;margin-bottom:14px}
.sbox-tel .ic{color:var(--teal-l)}
.sbox-tel:hover{color:var(--teal-l)}
.sbox-call small{display:block;text-align:center;margin-top:10px;color:var(--sand)}
.sbox-list{list-style:none;margin:0;padding:0}
.sbox-list a{display:block;padding:8px 0;border-bottom:1px solid var(--line);color:var(--ink);text-decoration:none;font-size:.94rem}
.sbox-list li:last-child a{border-bottom:0}
.sbox-list a:hover,.sbox-list a[aria-current]{color:var(--teal-d);font-weight:600}

/* article copy */
.copy{font-size:1.04rem}
.copy>h2{margin-top:1.7em}
.copy>h2:first-child{margin-top:0}
.copy h3{margin-top:1.4em}
.copy ul,.copy ol{padding-left:22px}
.copy li{margin:6px 0}
.copy .note{background:var(--parch);border-left:4px solid var(--teal);padding:18px 20px;border-radius:0 var(--r-s) var(--r-s) 0;margin:24px 0}
.copy .note p:last-child{margin:0}
.table-wrap{overflow-x:auto;margin:22px 0;border:1px solid var(--line);border-radius:var(--r-s);background:#fff}
table{border-collapse:collapse;width:100%;font-size:.95rem}
th,td{padding:12px 14px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}
thead th{background:var(--parch);font-family:var(--disp);color:var(--esp)}
tbody tr:last-child td,tbody tr:last-child th{border-bottom:0}
.byline{color:var(--muted);font-size:.92rem;font-weight:600}
.lead-img{margin:0 0 30px;border-radius:var(--r);overflow:hidden}
.nextl{display:grid;gap:10px}
.nextl a{display:grid;grid-template-columns:1fr auto;align-items:center;gap:2px 12px;background:#fff;border:1px solid var(--line);border-radius:var(--r-s);padding:14px 18px;text-decoration:none;color:var(--esp);transition:border-color .2s,transform .2s}
.nextl a:hover{border-color:var(--teal);transform:translateX(4px)}
.nextl small{grid-column:1;color:var(--teal-d);font-weight:700;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase}
.nextl span{grid-column:1;font-weight:700}
.nextl .ic{grid-column:2;grid-row:1/3;color:var(--teal)}
.glance{background:var(--parch);border-radius:var(--r);padding:26px;margin-bottom:32px}
.glance-t{font-size:1.35rem}
.glance-g{display:grid;grid-template-columns:1fr 1fr;gap:18px 28px}
.glance-g>*{min-width:0}
.glance-g h3{font-size:.85rem;letter-spacing:.12em;text-transform:uppercase;font-family:var(--body);color:var(--teal-d);margin:0 0 8px}
.glance-g p{margin:0;font-size:.97rem}
.glance-w{grid-column:1/-1}
.chips,.hoods{list-style:none;padding:0!important;margin:0;display:flex;flex-wrap:wrap;gap:8px}
.chips li,.hoods li{margin:0!important;background:#fff;border:1px solid var(--line);border-radius:999px;padding:5px 12px;font-size:.88rem;font-weight:600}
.chips li{background:var(--esp);color:var(--parch);border-color:var(--esp)}
.minilog{list-style:none;padding:0!important}
.minilog li{display:grid;grid-template-columns:96px 1fr;gap:16px;padding:14px 0;border-bottom:1px solid var(--line);margin:0!important}
.minilog .yr{font:800 1.2rem var(--disp);color:var(--teal-d)}
.cols{columns:2;column-gap:28px}
.cols li{break-inside:avoid}
.toc{background:var(--parch);border-radius:var(--r);padding:20px 24px;margin:24px 0}
.toc-t{font:700 1rem var(--disp);color:var(--esp);margin-bottom:8px}
.toc ol,.toc ul{margin:0}
.stage{border-top:1px solid var(--line);padding-top:10px;margin-top:30px;scroll-margin-top:90px}
.stage h2 span{display:block;font:700 .78rem var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--teal-d);margin-bottom:6px}
.copy h2[id]{scroll-margin-top:90px}
.gsearch{background:var(--parch);border-radius:var(--r);padding:20px}
.az{display:flex;flex-wrap:wrap;gap:6px;margin:18px 0}
.az a{width:34px;height:34px;display:flex;align-items:center;justify-content:center;border-radius:8px;background:#fff;border:1px solid var(--line);text-decoration:none;font-weight:700;color:var(--esp)}
.az a:hover{background:var(--teal);color:#fff;border-color:var(--teal)}
.gloss{margin:0}
.term{padding:16px 0;border-bottom:1px solid var(--line);scroll-margin-top:90px}
.term dt{font:700 1.1rem var(--disp);color:var(--esp)}
.term dd{margin:4px 0 0;color:var(--muted)}
.hint{font-size:.86rem;color:var(--muted);margin:5px 0 0}
.steps-l li{margin:8px 0}
.mapgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.mapcol ul{list-style:none;padding:0}
.mapcol li{margin:6px 0}
.credits .thumb{width:110px;height:72px;object-fit:cover;border-radius:6px}
.credits td{font-size:.88rem}
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.reach{list-style:none;padding:0;margin:0 0 30px;display:grid;gap:16px}
.reach li{display:flex;gap:14px;align-items:center}
.reach .ic{width:42px;height:42px;padding:10px;border-radius:12px;background:rgba(143,211,213,.14);color:var(--teal-l)}
.reach small{display:block;color:var(--sand);font-size:.8rem;letter-spacing:.1em;text-transform:uppercase}
.reach a{color:#fff!important;font-weight:700;text-decoration:none}
.sec-dark .ticks-l li{color:#efe6da}

/* calculators (colored sections reset text color) */
.tool-sec{padding:56px 0 30px;background:var(--parch)}
.calc{background:#fff;color:var(--ink);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);text-align:left}
.calc label{color:var(--esp)}
.calc-top{display:flex;flex-wrap:wrap;justify-content:space-between;gap:6px 18px;background:var(--esp);padding:14px 22px}
.calc-name{margin:0;font:700 1.08rem var(--disp);color:#fff}
.calc-note{margin:0;color:var(--teal-l);font-size:.85rem;font-weight:600}
.calc-grid{display:grid;grid-template-columns:1.05fr .95fr}
.calc-grid>*{min-width:0}
.calc-in{padding:24px;display:grid;gap:16px;align-content:start}
.calc-out{padding:24px;background:#fbf7f1;border-left:1px solid var(--line)}
.calc-wide .calc-grid{grid-template-columns:1.3fr .7fr}
.calc-mini .calc-grid{grid-template-columns:1fr 1fr}
.two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.tick-wrap{display:flex;align-items:flex-end;padding-bottom:12px}
.slide{display:flex;align-items:center;gap:12px}
.slide input{padding:0;border:0;accent-color:var(--teal);box-shadow:none}
.slide output{min-width:52px;font-weight:800;color:var(--teal-d);text-align:right}
.seg{border:0;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px}
.seg legend{font-weight:600;font-size:.9rem;color:var(--esp);margin-bottom:6px;padding:0}
.seg label{display:flex;align-items:center;gap:7px;background:var(--parch);border-radius:999px;padding:8px 14px;margin:0;cursor:pointer;font-weight:600}
.seg input{width:16px;height:16px;accent-color:var(--teal)}
.headline{border-bottom:1px solid var(--line);padding-bottom:14px;margin-bottom:14px}
.headline small{display:block;color:var(--muted);font-weight:600;font-size:.88rem}
.headline b{display:block;font:800 2.3rem/1.1 var(--disp);color:var(--teal-d);letter-spacing:-.02em;overflow-wrap:anywhere}
.bar{display:flex;height:14px;border-radius:999px;overflow:hidden;background:#efe6da;margin:6px 0 10px}
.bar span{display:block;width:0;transition:width .4s}
.key{display:flex;flex-wrap:wrap;gap:6px 14px;font-size:.8rem;color:var(--muted);margin-bottom:12px}
.key i{display:inline-block;width:10px;height:10px;border-radius:3px;margin-right:5px;vertical-align:middle}
.lines{margin:0}
.lines>div{display:flex;justify-content:space-between;gap:12px;padding:8px 0;border-bottom:1px dashed var(--line);font-size:.93rem}
.lines dt{color:var(--muted)}
.lines dd{margin:0;font-weight:700;color:var(--esp);text-align:right;white-space:nowrap}
.mini-h{font-weight:700;color:var(--esp);margin:16px 0 8px;font-size:.92rem}
.mini-c{text-align:center;color:var(--muted);font-weight:600;margin:6px 0}
.trio{display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.trio>div{background:#fff;border:1px solid var(--line);border-radius:10px;padding:10px;text-align:center;min-width:0}
.trio small{display:block;font-size:.76rem;color:var(--muted)}
.trio b{display:block;color:var(--esp);font-size:.98rem;overflow-wrap:anywhere}
.say{margin:14px 0 0;font-size:.9rem;color:var(--ink);background:var(--parch);padding:12px 14px;border-radius:9px}
.say:empty{display:none}
.rows-table{margin:0}
.rows-table table{min-width:560px}
.rows-table td{padding:6px}
.rows-table input{padding:9px 10px;font-size:.93rem}
.rows-table .num{font-weight:700;color:var(--esp);white-space:nowrap;vertical-align:middle}
.rm{width:34px;height:34px;border-radius:8px;border:1px solid var(--line);background:#fff;color:var(--rust);font-size:1.2rem;cursor:pointer}
.cmp{font-size:.88rem}
.cmp td,.cmp th{padding:8px 10px}
.cmp tr.cur td{background:#e4f2f2;font-weight:700}
.when{list-style:none;margin:0;padding:0;border-left:3px solid var(--teal);}
.when li{position:relative;padding:4px 0 14px 18px;font-size:.92rem}
.when li::before{content:"";position:absolute;left:-8px;top:9px;width:13px;height:13px;border-radius:50%;background:#fff;border:3px solid var(--teal)}
.when li.soon::before{border-color:var(--rust)}
.when li.past{opacity:.6}
.when b{display:flex;flex-wrap:wrap;gap:8px;align-items:center;color:var(--esp)}
.when em{font-style:normal;font-size:.76rem;background:var(--parch);padding:2px 8px;border-radius:999px;color:var(--teal-d)}
.when li.soon em{background:#f8e4d6;color:var(--rust)}
.when span{color:var(--muted)}
.qs{list-style:none;margin:0;padding:0;counter-reset:q}
.qs li{display:flex;justify-content:space-between;align-items:center;gap:14px;padding:12px 0;border-bottom:1px solid var(--line);counter-increment:q}
.q{font-size:.95rem}
.q::before{content:counter(q) ". ";font-weight:800;color:var(--teal-d)}
.yn{display:flex;gap:6px;flex-shrink:0}
.yn button{border:1.5px solid #d7c8b5;background:#fff;border-radius:999px;padding:7px 14px;font:700 .86rem var(--body);cursor:pointer;color:var(--ink)}
.yn .yes[aria-pressed="true"]{background:var(--teal);border-color:var(--teal);color:#fff}
.yn .no[aria-pressed="true"]{background:var(--rust);border-color:var(--rust);color:#fff}
.dial{display:flex;align-items:center;justify-content:center;gap:16px}
.dial svg{width:120px;height:120px}
.dial circle{transition:stroke-dashoffset .6s,stroke .3s}
.dial b{display:block;font:800 2.6rem/1 var(--disp);color:var(--esp)}
.dial small{color:var(--muted)}
.fix{padding-left:20px;margin:0;font-size:.9rem}
.fix li{margin:5px 0}
.calc-mini{box-shadow:0 22px 44px -26px rgba(42,26,14,.55)}

/* reveal */
.js .rv{opacity:0;transform:translateY(26px);transition:opacity .7s ease var(--d,0s),transform .7s cubic-bezier(.2,.7,.2,1) var(--d,0s)}
.js .rv.in{opacity:1;transform:none}

/* responsive */
@media (max-width:1180px){
  .nav,.mast-tel{display:none}
  .menu-btn{display:flex}
  .mast-act{margin-left:auto}
}
@media (max-width:1020px){
  .lead-in,.intro,.stack-wrap,.ledger-wrap,.gapsplit,.qsplit,.contact,.body-grid{grid-template-columns:1fr}
  .intro-h,.stack-h,.ledger-h{position:static}
  .stack-c{position:relative;top:auto}
  .sgrid,.ngrid,.mosaic{grid-template-columns:1fr 1fr}
  .towns{grid-template-columns:repeat(3,1fr)}
  .tgrid{grid-template-columns:1fr}
  .foot-top{grid-template-columns:1fr 1fr}
  .tally-in{grid-template-columns:1fr 1fr}
  .tally-in>div:nth-child(2){border-right:0}
  .tally-in>div:nth-child(-n+2){border-bottom:1px solid var(--line)}
  .srow{grid-template-columns:150px 1fr}
  .snote{grid-column:2;margin-top:-4px}
  .side-in{position:static}
  .calc-grid,.calc-wide .calc-grid{grid-template-columns:1fr}
  .calc-out{border-left:0;border-top:1px solid var(--line)}
  .mapgrid{grid-template-columns:1fr 1fr}
}
@media (max-width:760px){
  body{font-size:16px;padding-bottom:62px}
  .wrap{padding:0 16px}
  .sec{padding:68px 0}
  .mast-cta{display:none}
  .brand-t b{font-size:1.08rem}
  .lead{padding-bottom:96px;min-height:0}
  .ticket{padding:22px}
  .sgrid,.ngrid,.mosaic,.towns,.two-col,.fgrid,.two,.glance-g,.mapgrid,.foot-top{grid-template-columns:1fr}
  .towns{grid-template-columns:1fr 1fr}
  .tcard{grid-template-columns:1fr}
  .tcard-ph{aspect-ratio:16/8;min-height:0}
  .tally b{font-size:2rem}
  .tally-in>div{padding:18px 16px}
  .srow{grid-template-columns:1fr;gap:6px}
  .snote{grid-column:1;margin:0}
  .shead .sname,.shead .snote{display:none}
  .scells{gap:3px}
  .scells i{height:20px}
  .season{padding:16px}
  .season-key{justify-content:flex-start;flex-wrap:wrap}
  .ledger li{grid-template-columns:1fr;gap:4px}
  .minilog li{grid-template-columns:1fr;gap:2px}
  .cols,.foot-2{columns:1}
  .stack-c{padding:24px 22px}
  .tile{min-height:280px}
  .form{padding:22px}
  .calc-in,.calc-out{padding:18px}
  .headline b{font-size:1.9rem}
  .qs li{flex-direction:column;align-items:flex-start;gap:8px}
  .totop{bottom:76px;right:14px}
  .callbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:55;background:var(--esp);box-shadow:0 -6px 20px rgba(0,0,0,.25)}
  .callbar a{display:flex;align-items:center;justify-content:center;gap:8px;padding:16px 8px;color:#fff;text-decoration:none;font-weight:700;font-size:.95rem}
  .callbar a:first-child{background:var(--teal)}
  .callbar .ic{width:18px;height:18px}
  .banner{padding:calc(var(--mast) + 30px) 0 46px}
  .facts>div{flex:1 1 40%}
  .foot-row{flex-direction:column}
}
@media (max-width:420px){
  .towns{grid-template-columns:1fr}
  .btns .btn{width:100%}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .js .rv{opacity:1;transform:none}
  .js .season:not(.in) .scells i{transform:none}
}
@media print{.mast,.drawer,.scrim,.callbar,.totop,.finale,.side{display:none!important}.banner{padding:20px 0;color:#000;background:none}.banner::after,.banner-ph{display:none}.banner h1{color:#000}}