/* =========================================================================
   The Pros Properties: shared components (added Sept 2026)
   ========================================================================= */
[hidden]{display:none !important}
.sec-tight{padding:100px 0}
.sec-dark{background:var(--ink);color:#fff}
.sec-cream{background:var(--cream)}
.sec-dark .lead{color:var(--muted-d)}
.sec-dark .eyebrow{color:var(--lime)}
.sec-dark .eyebrow::before{background:var(--lime)}
.kicker{font:600 13px var(--font);letter-spacing:.14em;text-transform:uppercase;color:var(--teal2)}
.btn-line{border:1.5px solid var(--text);color:var(--text)}
.btn-line:hover{background:var(--text);color:#fff}
.btn-arrow svg{transition:transform .2s}
.btn-arrow:hover svg{transform:translateX(3px)}
.center{text-align:center}
.center h2,.center .lead{margin-left:auto;margin-right:auto}
.pending-note{font-size:14.5px;color:var(--muted);margin-top:14px}
.sec-dark .pending-note{color:var(--muted-d)}

/* nav CTA tweak */
nav.main .navcta .btn-lime{padding:13px 22px}
nav.main .logo{flex:none}
nav.main .links{gap:22px}
@media(max-width:1500px){nav.main .logotxt{display:none}}
@media(max-width:1240px){nav.main .links{gap:16px;font-size:14px}nav.main .navcta .btn-ghost{display:none}}

/* hero stats + secondary link */
.hero .actions .btn-ghost{color:#fff}

/* ---------- audience paths ---------- */
.paths{padding:90px 0 40px;background:#fff}
.paths .pgrid{display:grid;grid-template-columns:1.35fr 1fr 1fr;gap:18px;margin-top:40px}
.path{position:relative;display:flex;flex-direction:column;gap:14px;padding:34px;border-radius:26px;border:1px solid #e1ebeb;background:#fff;transition:transform .25s,box-shadow .25s,border-color .25s;min-height:280px}
.path:hover{transform:translateY(-4px);box-shadow:0 24px 50px -28px rgba(10,15,16,.35);border-color:var(--teal)}
.path .tag{font:700 11.5px var(--font);letter-spacing:.16em;text-transform:uppercase;color:var(--teal2)}
.path h3{font-family:var(--serif);font-weight:600;font-size:clamp(26px,2.4vw,32px);letter-spacing:-.01em}
.path p{color:var(--muted);font-size:15.5px;max-width:40ch}
.path .go{margin-top:auto;font:600 14.5px var(--font);display:inline-flex;align-items:center;gap:8px;color:var(--text)}
.path .go svg{width:18px;height:18px;transition:transform .2s}
.path:hover .go svg{transform:translateX(4px)}
.path.owner{background:radial-gradient(120% 120% at 100% 0%,rgba(61,225,122,.28),transparent 55%),linear-gradient(160deg,#0c2324,#0a0f10 70%);color:#fff;border-color:transparent;min-height:320px}
.path.owner .tag{color:var(--lime)}
.path.owner p{color:#c5d6d7}
.path.owner .go{background:var(--lime);color:#000;padding:14px 22px;border-radius:999px;align-self:flex-start}
.path.owner:hover{box-shadow:0 30px 60px -26px rgba(61,225,122,.45)}
@media(max-width:980px){.paths .pgrid{grid-template-columns:1fr 1fr}.path.owner{grid-column:1/-1}}
@media(max-width:620px){.paths .pgrid{grid-template-columns:1fr}.path{min-height:0}}

/* ---------- guarantees (featured four) ---------- */
.gtee{background:var(--ink);color:#fff;position:relative;overflow:hidden}
.gtee::before{content:"";position:absolute;inset:auto -20% -60% auto;width:900px;height:900px;border-radius:50%;background:radial-gradient(circle,rgba(34,180,182,.22),transparent 65%)}
.gtee .wrap{position:relative}
.gtee h2{color:#fff;max-width:20ch}
.g4{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:56px;border-top:1px solid rgba(255,255,255,.12)}
.g4 .g{padding:34px 28px 10px 0;border-right:1px solid rgba(255,255,255,.1);margin-right:28px}
.g4 .g:last-child{border-right:0;margin-right:0}
.g4 .num{font-family:var(--serif);font-size:clamp(46px,5vw,66px);line-height:1;background:linear-gradient(100deg,#fff 20%,var(--lime) 120%);-webkit-background-clip:text;background-clip:text;color:transparent}
.g4 h3{font-size:17px;margin:14px 0 10px;color:#fff}
.g4 p{color:var(--muted-d);font-size:15px}
.gtee .foot{display:flex;flex-wrap:wrap;align-items:center;gap:18px 28px;margin-top:48px}
.gtee .foot small{color:var(--muted-d);font-size:13px}
@media(max-width:980px){.g4{grid-template-columns:1fr 1fr}.g4 .g{border-right:0;margin-right:0;padding-right:18px;border-bottom:1px solid rgba(255,255,255,.1)}}
@media(max-width:560px){.g4{grid-template-columns:1fr}}

/* full guarantee list (owner page) */
.gall{display:grid;grid-template-columns:repeat(2,1fr);gap:0 56px;margin-top:48px}
.gall .gi{display:grid;grid-template-columns:110px minmax(0,1fr);gap:20px;padding:26px 0;border-top:1px solid #dfe9e9}
.gall .gi b{font-family:var(--serif);font-size:38px;line-height:1;color:var(--teal2)}
.gall .gi h3{font-size:18px;margin-bottom:6px}
.gall .gi>div{display:block;min-width:0}.gall .gi p{color:var(--muted);font-size:15px;margin:0;display:block}
@media(max-width:860px){.gall{grid-template-columns:minmax(0,1fr)}.gall .gi{grid-template-columns:84px minmax(0,1fr)}}

/* ---------- local / broker ---------- */
.local .wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:center}
.local .photo{position:relative;border-radius:28px;overflow:hidden;aspect-ratio:4/5;background:#000;max-width:100%}
.local .photo img{width:100%;height:100%;object-fit:cover;object-position:top}
.local .photo .cap{position:absolute;left:18px;right:18px;bottom:18px;background:rgba(6,16,17,.78);backdrop-filter:blur(8px);color:#fff;border-radius:18px;padding:16px 18px}
.local .photo .cap b{font:600 17px var(--font);display:block}
.local .photo .cap span{font-size:13.5px;color:#bfe9df}
.lpoints{display:grid;grid-template-columns:1fr 1fr;gap:22px 30px;margin-top:34px}
.lpoints div{padding-top:16px;border-top:2px solid var(--lime)}
.lpoints b{font:600 16px var(--font);display:block;margin-bottom:4px}
.lpoints span{color:var(--muted);font-size:15px}
.broker{margin-top:38px;padding:26px 28px;border-radius:22px;background:var(--cream)}
.broker .kicker{margin-bottom:8px;display:block}
.broker p{color:var(--text);font-size:16px}
@media(max-width:900px){.local .wrap{grid-template-columns:1fr;gap:40px}.local .photo{max-width:420px}}
@media(max-width:520px){.lpoints{grid-template-columns:1fr}}

/* ---------- how it works ---------- */
.how4{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;margin-top:56px;counter-reset:s;position:relative}
.how4::before{content:"";position:absolute;left:0;right:0;top:27px;height:2px;background:linear-gradient(90deg,var(--teal),var(--lime));opacity:.35}
.how4 .s{position:relative;counter-increment:s}
.how4 .s::before{content:counter(s);display:grid;place-items:center;width:56px;height:56px;border-radius:50%;background:#fff;border:2px solid var(--teal);font:700 20px var(--font);color:var(--teal2);margin-bottom:22px;position:relative}
.sec-dark .how4 .s::before{background:var(--ink)}
.how4 h3{font-size:19px;margin-bottom:8px}
.how4 p{color:var(--muted);font-size:15px}
.sec-dark .how4 p{color:var(--muted-d)}
@media(max-width:900px){.how4{grid-template-columns:1fr 1fr}.how4::before{display:none}}
@media(max-width:520px){.how4{grid-template-columns:1fr}}

/* ---------- DIY vs The Pros ---------- */
.vs{display:grid;grid-template-columns:1fr 1fr;gap:0;margin-top:56px;border-radius:28px;overflow:hidden;box-shadow:0 30px 70px -40px rgba(10,15,16,.4)}
.vs .col{padding:40px 42px}
.vs .diy{background:#f4f7f7}
.vs .pro{background:var(--ink);color:#fff;position:relative}
.vs .pro::after{content:"";position:absolute;inset:0;background:radial-gradient(80% 60% at 100% 0%,rgba(61,225,122,.2),transparent 60%);pointer-events:none}
.vs h3{font-size:14px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:24px}
.vs .diy h3{color:var(--muted)}
.vs .pro h3{color:var(--lime)}
.vs ul{list-style:none;display:grid;gap:14px;position:relative;z-index:1}
.vs li{display:flex;gap:14px;align-items:flex-start;font-size:16.5px}
.vs .diy li{color:#4a5b5d}
.vs li i{flex:none;width:22px;height:22px;border-radius:50%;margin-top:2px;display:grid;place-items:center;font-style:normal;font-size:13px;font-weight:700}
.vs .diy li i{border:1.5px solid #b8c7c8;color:#8aa0a2}
.vs .pro li i{background:var(--lime);color:#000}
@media(max-width:760px){.vs{grid-template-columns:1fr}.vs .col{padding:32px 26px}}

/* ---------- switch managers ---------- */
.switch .wrap{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}
.switch ul{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:10px}
.switch li{padding:16px 18px;border-radius:16px;background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.1);font:500 15px var(--body);display:flex;gap:10px;align-items:center}
.switch li::before{content:"";width:8px;height:8px;border-radius:50%;background:var(--lime);flex:none}
.sec-cream.switch li,.switch.light li{background:#fff;border-color:#dfe9e9}
@media(max-width:900px){.switch .wrap{grid-template-columns:1fr;gap:34px}}
@media(max-width:480px){.switch ul{grid-template-columns:1fr}}

/* ---------- pricing ---------- */
.price2{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:48px}
.price{padding:38px;border-radius:26px;border:1px solid #dfe9e9;background:#fff}
.price.main{background:var(--ink);color:#fff;border-color:transparent}
.price .k{font:700 12px var(--font);letter-spacing:.16em;text-transform:uppercase;color:var(--teal2)}
.price.main .k{color:var(--lime)}
.price .amt{font-family:var(--serif);font-size:clamp(48px,5vw,64px);line-height:1;margin:16px 0 8px}
.price p{color:var(--muted);font-size:15.5px}
.price.main p{color:var(--muted-d)}
.pchips{display:flex;flex-wrap:wrap;gap:10px;margin-top:22px}
.pchips span{padding:9px 16px;border-radius:999px;background:var(--cream);font:600 13.5px var(--font)}
@media(max-width:760px){.price2{grid-template-columns:1fr}}

/* ---------- owner portal preview ---------- */
.portalp .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:70px;align-items:center}
.browser{border-radius:18px;background:#0f1a1b;box-shadow:0 40px 90px -40px rgba(0,0,0,.7);overflow:hidden;border:1px solid rgba(255,255,255,.08);max-width:100%}
.browser .bar{display:flex;align-items:center;gap:8px;padding:12px 16px;background:#162325}
.browser .bar i{width:11px;height:11px;border-radius:50%;background:#2e4245}
.browser .bar i:nth-child(1){background:#ff6159}.browser .bar i:nth-child(2){background:#ffbd2e}.browser .bar i:nth-child(3){background:#28c941}
.browser .bar span{margin-left:12px;flex:1;height:22px;border-radius:8px;background:#0c1516;font:500 11.5px var(--body);color:#6f8a8c;display:flex;align-items:center;padding:0 10px}
.browser .screen{display:grid;grid-template-columns:150px 1fr;min-height:320px}
.browser .side{background:#0c1516;padding:18px 14px;display:grid;align-content:start;gap:10px}
.browser .side i{display:block;height:10px;border-radius:6px;background:#1f3033}
.browser .side i.on{background:linear-gradient(90deg,var(--teal),var(--lime));width:80%}
.browser .main{padding:22px;display:grid;gap:14px;align-content:start}
.browser .tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.browser .tile{height:74px;border-radius:12px;background:#152225;position:relative;overflow:hidden}
.browser .tile::after{content:"";position:absolute;left:12px;bottom:14px;width:55%;height:10px;border-radius:5px;background:#26393c}
.browser .tile::before{content:"";position:absolute;left:12px;top:14px;width:30%;height:8px;border-radius:4px;background:#1f3033}
.browser .chart{height:130px;border-radius:12px;background:#152225;position:relative;overflow:hidden}
.browser .chart svg{position:absolute;inset:0;width:100%;height:100%}
.browser .rows i{display:block;height:12px;border-radius:6px;background:#1a2a2d;margin-bottom:10px}
.pfeat{list-style:none;display:grid;gap:12px;margin-top:24px}
.pfeat li{display:flex;gap:12px;align-items:center;font-size:16px}
.pfeat li::before{content:"✓";width:24px;height:24px;border-radius:50%;background:rgba(61,225,122,.15);color:var(--lime);display:grid;place-items:center;font-weight:700;font-size:13px;flex:none}
@media(max-width:900px){.portalp .wrap{grid-template-columns:1fr;gap:40px}.browser .screen{grid-template-columns:90px 1fr}}

/* ---------- FAQ (single column, owner) ---------- */
.ofaq .wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}
.ofaq details p.pending-note{margin-top:0}
@media(max-width:900px){.ofaq .wrap{grid-template-columns:1fr;gap:30px}}

/* ---------- final CTA ---------- */
.final{padding:0 0 120px;background:#fff}
.final .box{position:relative;overflow:hidden;border-radius:34px;padding:clamp(44px,7vw,90px);background:radial-gradient(90% 120% at 100% 0%,rgba(61,225,122,.35),transparent 55%),linear-gradient(150deg,#0e2a2b,#0a0f10 70%);color:#fff;display:grid;grid-template-columns:1.3fr .7fr;gap:40px;align-items:end}
.final h2{color:#fff;font-size:clamp(36px,4.6vw,60px);max-width:16ch}
.final p{color:#c5d6d7;font-size:18px;margin-top:18px}
.final .acts{display:grid;gap:12px;justify-items:stretch}
.final .acts .btn{justify-content:center}
.final .peacock{position:absolute;right:-30px;top:-40px;width:220px;opacity:.12;transform:rotate(8deg);pointer-events:none}
@media(max-width:860px){.final .box{grid-template-columns:1fr;align-items:start}}

/* ---------- page hero (inner pages, lighter variant) ---------- */
.pagehero .actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}
.pagehero .crumbs{font:500 13px var(--font);color:#8fb3b4;margin-bottom:18px;position:relative}
.pagehero .crumbs a{color:#bfe9df}
.pagehero .crumbs a:hover{color:#fff}

/* ---------- forms ---------- */
form .form-ok{display:none;margin-top:16px;padding:14px 16px;border-radius:12px;background:rgba(61,225,122,.14);color:#c9f7d7;font:500 14.5px var(--body)}
form .form-ok.show{display:block}
form .form-ok.err{background:rgba(255,120,120,.14);color:#ffd2d2}
form .f3{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
form .btn{white-space:normal;text-align:center}
.formpage .wrap>*,.loc-intro .wrap>*,.ofaq .wrap>*,.switch .wrap>*,.portalp .wrap>*,.local .wrap>*{min-width:0}
form .fine{font-size:13px;color:var(--muted-d);margin:16px 0 0}
form fieldset{border:0;padding:0;margin:0}
form legend{font:600 13px var(--font);letter-spacing:.14em;text-transform:uppercase;color:var(--lime);margin:26px 0 2px}
@media(max-width:900px){form .f3{grid-template-columns:1fr 1fr}}
@media(max-width:520px){form .f3{grid-template-columns:1fr}}
.formpage .wrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.formpage .aside h2{font-size:clamp(28px,3vw,40px)}
.formpage .aside ul{list-style:none;display:grid;gap:14px;margin-top:26px}
.formpage .aside li{display:flex;gap:12px;align-items:flex-start;color:var(--muted);font-size:15.5px}
.formpage .aside li b{color:var(--text);display:block;font:600 15.5px var(--font)}
.formpage .aside li::before{content:"";width:10px;height:10px;border-radius:50%;background:var(--lime);margin-top:7px;flex:none}
.formpage .aside .callout{margin-top:30px;padding:22px 24px;border-radius:20px;background:var(--cream)}
.formpage .aside .callout a{font:700 22px var(--font);color:var(--text)}
@media(max-width:900px){.formpage .wrap{grid-template-columns:1fr;gap:34px}}

/* ---------- location pages ---------- */
.loc-intro .wrap{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;align-items:start}
.loc-intro .body p{font-size:17.5px;color:#34494c;margin-bottom:18px;max-width:62ch}
.facts{border-radius:24px;background:var(--cream);padding:30px}
.facts h3{font-size:15px;letter-spacing:.14em;text-transform:uppercase;color:var(--teal2);margin-bottom:16px}
.facts dl{display:grid;gap:14px}
.facts dt{font:600 13px var(--font);color:var(--muted)}
.facts dd{font:600 16px var(--font);color:var(--text)}
.facts .btn{margin-top:22px;width:100%;justify-content:center}
.svc-list{display:grid;grid-template-columns:repeat(3,1fr);gap:0 40px;margin-top:40px}
.svc-list div{padding:20px 0;border-top:1px solid #dfe9e9}
.svc-list b{font:600 16.5px var(--font);display:block;margin-bottom:4px}
.svc-list span{color:var(--muted);font-size:15px}
.loc-links{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.loc-links a{padding:10px 16px;border-radius:999px;border:1.5px solid #dbe6e6;font:500 14px var(--font)}
.loc-links a:hover{border-color:var(--teal);color:var(--teal2)}
@media(max-width:900px){.loc-intro .wrap{grid-template-columns:1fr;gap:34px}.svc-list{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.svc-list{grid-template-columns:1fr}}

/* ---------- homes empty state + journey ---------- */
.journey{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:40px}
.journey a{display:flex;align-items:center;gap:16px;padding:22px 24px;border-radius:20px;border:1px solid #dfe9e9;background:#fff;transition:.25s}
.journey a:hover{border-color:var(--teal);transform:translateY(-3px)}
.journey b{display:grid;place-items:center;width:44px;height:44px;border-radius:50%;background:var(--ink);color:var(--lime);font:700 17px var(--font);flex:none}
.journey span{font:600 16px var(--font)}
.journey small{display:block;font:400 13.5px var(--body);color:var(--muted)}
.empty{margin-top:40px;border-radius:30px;padding:clamp(40px,6vw,70px);background:linear-gradient(160deg,#0e2a2b,#0a0f10);color:#fff;display:grid;grid-template-columns:auto 1fr;gap:40px;align-items:center}
.empty img{width:170px}
.empty h3{font-family:var(--serif);font-weight:600;font-size:clamp(28px,3vw,40px);color:#fff}
.empty p{color:#c5d6d7;margin:12px 0 26px;font-size:17px}
.empty .acts{display:flex;flex-wrap:wrap;gap:12px}
@media(max-width:760px){.journey{grid-template-columns:1fr}.empty{grid-template-columns:1fr}.empty img{width:120px}}

/* ---------- resident utility grid ---------- */
.util{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:40px}
.util a{display:flex;gap:16px;align-items:center;padding:22px;border-radius:20px;border:1px solid #dfe9e9;background:#fff;transition:.25s}
.util a:hover{border-color:var(--teal);box-shadow:0 18px 40px -26px rgba(10,15,16,.35);transform:translateY(-3px)}
.util a.hot{background:var(--ink);color:#fff;border-color:transparent}
.util .ic{width:48px;height:48px;border-radius:14px;display:grid;place-items:center;background:var(--mist);color:var(--teal2);flex:none}
.util a.hot .ic{background:var(--lime);color:#000}
.util .ic svg{width:24px;height:24px}
.util b{font:600 16px var(--font);display:block}
.util small{color:var(--muted);font-size:13.5px}
.util a.hot small{color:#b9cfd0}
.emerg{margin-top:26px;padding:22px 26px;border-radius:20px;border:1.5px solid #f3c1a8;background:#fff7f2;display:flex;gap:16px;align-items:center;flex-wrap:wrap}
.emerg b{font:700 16px var(--font);color:#8a3b12}
.emerg a{font:700 18px var(--font);color:#8a3b12}
@media(max-width:900px){.util{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.util{grid-template-columns:1fr}}

/* ---------- team bios ---------- */
.tm .bio{font-size:14px;color:var(--muted-d);margin-top:8px}

/* ---------- map: location card ---------- */
.mapcard{position:absolute;right:16px;top:16px;background:rgba(4,20,22,.86);backdrop-filter:blur(6px);border:1px solid rgba(61,225,122,.4);border-radius:16px;padding:14px 16px;color:#fff;max-width:260px;opacity:0;transform:translateY(-6px);transition:.25s;pointer-events:none}
.mapcard.show{opacity:1;transform:none;pointer-events:auto}
.mapcard b{font:600 16px var(--font);display:block}
.mapcard a{display:inline-flex;margin-top:8px;font:600 13.5px var(--font);color:var(--lime)}
.cbtn.haspage::after{content:"→";margin-left:6px;color:var(--teal2)}
@media(max-width:600px){.mapcard{left:10px;right:10px;top:auto;bottom:10px;max-width:none}}

/* ---------- apply QR slot ---------- */
.qr img{width:170px;height:170px;border-radius:12px}

@media(prefers-reduced-motion:reduce){.path,.journey a,.util a{transition:none}}

/* ---------- Real Estate dropdown + top banner (Oct 2026) ---------- */
.links .dd{position:relative}
.ddbtn{background:none;border:0;color:inherit;font:inherit;cursor:pointer;display:inline-flex;align-items:center;gap:5px;padding:6px 0}
.ddbtn svg{width:14px;height:14px;transition:transform .2s}
.ddmenu{position:absolute;left:50%;top:calc(100% + 14px);transform:translate(-50%,6px);min-width:250px;background:#0d1617;border:1px solid rgba(255,255,255,.1);border-radius:16px;padding:10px;box-shadow:0 24px 50px -20px rgba(0,0,0,.7);opacity:0;visibility:hidden;transition:.2s;z-index:80}
.ddmenu::before{content:"";position:absolute;left:0;right:0;top:-16px;height:16px}
.ddmenu a{display:block;padding:11px 14px;border-radius:10px;color:#e6f0f0}
.ddmenu a::after{display:none}
.ddmenu a:hover{background:rgba(34,180,182,.14);color:#fff}
.ddk{display:block;padding:6px 14px 8px;font:600 11px var(--font);letter-spacing:.14em;text-transform:uppercase;color:var(--lime)}
.dd:hover .ddmenu,.dd:focus-within .ddmenu,.dd.open .ddmenu{opacity:1;visibility:visible;transform:translate(-50%,0)}
.dd:hover .ddbtn svg,.dd.open .ddbtn svg{transform:rotate(180deg)}
.topbar .rebar a{color:var(--lime);font-weight:600}

/* hero stats sit to the right so the peeking peacock never covers them */
@media(min-width:1101px){.hero .trust{justify-content:flex-end}}

/* Google review call to action */
.revcta{margin-top:34px;display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap;padding:22px 26px;border-radius:20px;background:var(--cream);border:1px solid #dfe9e9}
.revcta b{display:block;font:700 18px var(--font);color:var(--text)}
.revcta span{color:var(--muted);font-size:15px}
.revcta.dark{background:#121e20;border-color:#22393c}
.revcta.dark b{color:#fff}
.revcta.dark span{color:var(--muted-d)}
.revcta .acts{display:flex;gap:12px;flex-wrap:wrap}

/* ---------- seamless transitions band (subtle) ---------- */
.transition-band{padding:70px 0;background:#fff}
.tband{display:grid;grid-template-columns:1.4fr .9fr;gap:40px;align-items:center;padding:38px 42px;border-radius:26px;background:var(--cream);border:1px solid #dfe9e9}
.tband h2{font-size:clamp(26px,2.8vw,36px);max-width:22ch}
.tband .lead{font-size:16.5px}
.tacts{display:grid;gap:14px;justify-items:start}
.tlink{font:600 14.5px var(--font);color:var(--teal2)}
@media(max-width:860px){.tband{grid-template-columns:1fr;padding:30px 24px}}

/* ---------- management transparency table ---------- */
.mgmt{background:#fff}
.mtable{margin-top:40px;border-radius:22px;overflow:hidden;border:1px solid #dfe9e9;overflow-x:auto}
.mtable table{width:100%;border-collapse:collapse;min-width:560px}
.mtable thead th{background:var(--ink);color:#fff;font:700 12px var(--font);letter-spacing:.14em;text-transform:uppercase;text-align:left;padding:16px 22px}
.mtable tr.grp td{background:var(--teal2);color:#fff;font:700 12px var(--font);letter-spacing:.14em;text-transform:uppercase;padding:10px 22px}
.mtable tbody th{width:32%;text-align:left;vertical-align:top;padding:16px 22px;font:600 15px var(--font);color:var(--text);background:#f6fafa;border-top:1px solid #e3ecec}
.mtable tbody td{padding:16px 22px;color:var(--muted);font-size:15px;line-height:1.55;border-top:1px solid #e3ecec}
.mnote{margin-top:22px;padding:18px 22px;border-left:4px solid var(--teal);background:var(--cream);border-radius:0 14px 14px 0;color:var(--text);font-size:15.5px}
.mnote a{color:var(--teal2);font-weight:600}

/* ---------- Español toggle ---------- */
.langbtn{background:transparent;border:1.5px solid rgba(255,255,255,.3);color:#fff;border-radius:999px;padding:11px 16px;font:600 13.5px var(--font);cursor:pointer;transition:.2s}
.langbtn:hover{border-color:var(--lime);color:var(--lime)}
.topbar .langlink{color:var(--lime) !important;font-weight:700}
@media(max-width:1000px){.navcta .langbtn{padding:9px 12px;font-size:12.5px}}
@media(max-width:440px){.navcta .langbtn{display:none}}
/* hide Google's translate bar/tooltips so the page looks native */
.goog-te-banner-frame,.skiptranslate>iframe,iframe.skiptranslate,#goog-gt-tt,.goog-te-balloon-frame,.goog-tooltip,.VIpgJd-ZVi9od-ORHb-OEVmcd,.VIpgJd-ZVi9od-aZ2wEe-wOHMyf{display:none !important}
body{top:0 !important}
.goog-text-highlight{background:none !important;box-shadow:none !important}
/* tagline */
.tagline{display:inline-block;font-weight:900;font-style:italic;font-size:clamp(22px,2.4vw,30px);line-height:1.2;letter-spacing:-.01em;color:#fff}
.tagline b{color:var(--lime,#b6e33a);font-weight:900}
.btn .notranslate,.portal .notranslate{display:contents}
.tagline .nw{white-space:nowrap}
.transition-band .wrap{display:block!important;grid-template-columns:none!important}
.transition-band .tband{width:100%;max-width:none}
.transition-band .tband>div{min-width:0}
/* ---- nav decluttered (Oct 8) ---- */
nav.main .wrap{gap:28px}
nav.main .links{flex:1;justify-content:center;gap:clamp(14px,1.5vw,26px);white-space:nowrap}
nav.main .links a,nav.main .ddbtn{white-space:nowrap;color:rgba(255,255,255,.9);font-weight:600}
nav.main .links a:hover,nav.main .ddbtn:hover{color:var(--lime)}
nav.main .ddbtn{display:inline-flex;align-items:center;gap:4px}
nav.main .navcta{display:flex;align-items:center;gap:12px;flex:none}
nav.main .logotxt{display:none}
@media(min-width:1760px){nav.main .logotxt{display:block}}
.langbtn{display:inline-flex;align-items:center;gap:7px;background:#ffc83d;border:2px solid #ffc83d;color:#111;font:800 14px var(--font);padding:11px 18px;border-radius:999px;box-shadow:0 6px 22px rgba(255,200,61,.28);cursor:pointer;transition:.2s}
.langbtn svg{width:17px;height:17px;flex:none}
.langbtn:hover{background:#ffd866;border-color:#ffd866;color:#111;transform:translateY(-1px)}
.topbar .langlink{color:#ffc83d !important;font-weight:800}
@media(min-width:1001px){.topbar .langlink,.topbar .langsep{display:none}}
@media(max-width:1000px){.navcta .langbtn{padding:9px 13px;font-size:13px}}
@media(max-width:440px){.navcta .langbtn{display:inline-flex;padding:8px 11px;font-size:12.5px}.navcta .langbtn svg{display:none}}
.topbar .langlink,.topbar .langsep{display:none!important}
@media(max-width:600px){nav.main .navcta{gap:8px}nav.main .navcta .btn-lime{padding:10px 14px;font-size:13px}}
@media(max-width:400px){nav.main .navcta .btn-lime{display:none}}
/* DIY vs Pros table */
.vtable{margin-top:44px;border-radius:24px;overflow:hidden;border:1px solid #dfe9e9;background:#fff;box-shadow:0 30px 60px -40px rgba(0,0,0,.35)}
.vhead,.vrow{display:grid;grid-template-columns:.75fr 1.1fr 1.25fr}
.vhead>div{padding:18px 24px;font:700 12.5px var(--font);letter-spacing:.12em;text-transform:uppercase}
.vhead>div:nth-child(1){background:var(--ink);color:#fff}
.vhead>div:nth-child(2){background:#eef3f3;color:var(--muted)}
.vhead>div:nth-child(3){background:var(--lime);color:#000}
.vrow{border-top:1px solid #e6eeee}
.vrow>div{padding:20px 24px;font-size:15.5px;line-height:1.55}
.vlab{font:700 16.5px var(--font);color:var(--ink);background:#fbfcfc}
.vdiy{color:#5b6b6d;background:#f6f9f9}
.vdiy .vm{display:none}
.vpro{background:#0d1214;color:#e9f3f1}
.vpro b{display:block;color:var(--lime);font:700 16px var(--font);margin-bottom:4px}
.vfoot{display:flex;align-items:center;gap:22px;flex-wrap:wrap;margin-top:30px}
.vcost{display:grid;grid-template-columns:1.2fr 1fr;gap:40px;align-items:center;margin-top:60px;padding:42px;border-radius:24px;background:var(--cream,#f2f7f6);border:1px solid #dfe9e9}
.vcost h3,.vclose h3{font-size:clamp(26px,2.8vw,38px);line-height:1.1;margin:6px 0 14px}
.vcost p{font-size:16.5px;color:#4a5b5d;margin-top:10px;line-height:1.6}
.vquote{font:800 clamp(20px,2vw,26px)/1.35 var(--font);color:var(--ink);border-left:5px solid var(--lime);padding-left:22px}
.vquote em{font-style:normal;color:var(--teal2)}
.vclose{display:grid;grid-template-columns:1.3fr auto;gap:36px;align-items:center;margin-top:28px;padding:42px;border-radius:24px;background:var(--ink);color:#fff}
.vclose p{color:#c9d6d5;font-size:16.5px;line-height:1.6}
.vacts{display:flex;flex-direction:column;gap:12px}
@media(max-width:860px){
 .vhead{display:none}
 .vrow{grid-template-columns:1fr}
 .vlab{background:var(--ink);color:#fff;padding:14px 20px!important}
 .vdiy .vm{display:block;font:700 11.5px var(--font);letter-spacing:.12em;text-transform:uppercase;color:#8aa0a2;margin-bottom:4px}
 .vrow{border-top:0;margin-bottom:0}
 .vcost,.vclose{grid-template-columns:1fr;padding:28px 22px;gap:22px}
 .vacts{flex-direction:row;flex-wrap:wrap}
}
/* map: town links + bigger card */
.cbtns a.cbtn{text-decoration:none;cursor:pointer}
.mapcard{max-width:300px;padding:16px 18px}
.mapcard #mapcardl.btn{margin-top:10px;padding:11px 16px;font-size:14px;color:#000}
.mapcard{z-index:30}.maphint{pointer-events:none}
.setx .hit{fill:transparent;pointer-events:all;cursor:pointer}
.setx .co,.setx .lake,.setx .water,.setx .scan,.setx .hqglow,.setx .ring,.setx .shadow{pointer-events:none}
.setx .pin{cursor:pointer}
@media(max-width:860px){.vtable{background:transparent;border:0;box-shadow:none;border-radius:0;overflow:visible}.vrow{border-radius:18px;overflow:hidden;margin-bottom:14px;border:1px solid #dfe9e9}.vlab{background:var(--lime)!important;color:#000!important}}