/* Sage & Stirling Lettings — stylesheet (no build step) */
:root{
  --forest:#1C2B22;      /* deepest green, text & dark sections */
  --pine:#23362B;        /* brand dark */
  --moss:#3E5546;        /* secondary dark */
  --sage:#8FA382;        /* brand sage */
  --sage-soft:#C9D4BE;
  --mist:#EEF1EA;        /* pale sage background */
  --linen:#F7F5EF;       /* page background */
  --white:#FFFFFF;
  --brass:#A8894F;       /* "sterling" accent, used sparingly */
  --brass-soft:#C2A878;
  --ink:#1E2621;
  --muted:#56645A;
  --line:#DCE2D6;
  --radius:14px;
  --shadow:0 1px 2px rgba(28,43,34,.06),0 12px 32px -12px rgba(28,43,34,.18);
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --max:1180px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;font-family:var(--sans);font-size:1.0625rem;line-height:1.65;color:var(--ink);background:var(--linen)}
img,svg{max-width:100%;display:block}
a{color:var(--moss);text-underline-offset:3px}
a:hover{color:var(--forest)}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;color:var(--forest);line-height:1.15;margin:0 0 .6em;letter-spacing:-.01em}
h1{font-size:clamp(2.3rem,5.2vw,4rem)}
h2{font-size:clamp(1.75rem,3.4vw,2.6rem)}
h3{font-size:1.35rem}
p{margin:0 0 1.1em}
ul,ol{padding-left:1.2em}
:focus-visible{outline:3px solid var(--brass);outline-offset:3px;border-radius:4px}
.skip{position:absolute;left:-9999px;top:0;background:var(--forest);color:#fff;padding:.7em 1em;z-index:100}
.skip:focus{left:1rem;top:1rem}
.wrap{max-width:var(--max);margin:0 auto;padding:0 1.5rem}
.eyebrow{font-family:var(--sans);font-size:.78rem;letter-spacing:.22em;text-transform:uppercase;color:var(--brass);font-weight:600;margin-bottom:1rem;display:inline-flex;align-items:center;gap:.7em}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.lead{font-size:1.2rem;color:var(--muted);max-width:40em}
.center{text-align:center}.center .lead{margin-left:auto;margin-right:auto}.center .eyebrow::after{content:"";width:28px;height:1px;background:currentColor}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* placeholders: deliberately visible until replaced */
.ph{background:#FFF3C4;color:#5A4A12;border:1px dashed #C9A227;border-radius:4px;padding:0 .3em;font-size:.95em}
.dark .ph,.site-footer .ph{background:rgba(255,243,196,.12);color:#F3E2A6;border-color:rgba(243,226,166,.6)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;font:600 1rem/1 var(--sans);padding:1rem 1.5rem;border-radius:999px;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s,transform .2s}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--pine);color:#fff}
.btn-primary:hover{background:var(--forest);color:#fff}
.btn-brass{background:var(--brass-soft);color:var(--forest)}
.btn-brass:hover{background:#D3BC90;color:var(--forest)}
.btn-ghost{border-color:currentColor;color:var(--pine);background:transparent}
.dark .btn-ghost{color:#fff}
.btn-ghost:hover{background:rgba(35,54,43,.06)}
.dark .btn-ghost:hover{background:rgba(255,255,255,.08);color:#fff}
.btn .arr{transition:transform .2s}.btn:hover .arr{transform:translateX(3px)}
.btn-row{display:flex;flex-wrap:wrap;gap:.8rem}

/* header */
.topbar{background:var(--forest);color:#D9E0D3;font-size:.86rem}
.topbar .wrap{display:flex;justify-content:space-between;gap:1rem;padding-top:.5rem;padding-bottom:.5rem;flex-wrap:wrap}
.topbar a{color:#fff;text-decoration:none}.topbar a:hover{text-decoration:underline}
.site-header{position:sticky;top:0;z-index:50;background:rgba(247,245,239,.94);backdrop-filter:saturate(1.2) blur(10px);-webkit-backdrop-filter:saturate(1.2) blur(10px);border-bottom:1px solid var(--line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;height:78px}
.brand{display:flex;align-items:center;gap:.8rem;text-decoration:none;color:var(--forest)}
.brand svg{width:44px;height:44px;flex:none}
.brand-name{font-family:var(--serif);font-size:1.45rem;line-height:1;letter-spacing:.01em;white-space:nowrap}
.brand-name em{color:var(--brass);font-style:italic}
.brand-sub{display:block;font-family:var(--sans);font-size:.62rem;letter-spacing:.34em;text-transform:uppercase;color:var(--muted);margin-top:.35rem}
.nav{display:flex;align-items:center;gap:.2rem}
.nav a{font-size:.95rem;font-weight:500;color:var(--ink);text-decoration:none;padding:.55rem .7rem;border-radius:8px}
.nav a:hover{background:var(--mist)}
.nav a[aria-current="page"]{color:var(--pine);box-shadow:inset 0 -2px 0 var(--brass)}
.nav .btn{margin-left:.6rem;padding:.75rem 1.15rem;color:#fff}
.nav .btn:hover{background:var(--forest)}
.nav-toggle{display:none;background:none;border:1px solid var(--line);border-radius:10px;width:46px;height:46px;cursor:pointer;color:var(--forest)}
.nav-toggle span{display:block;width:20px;height:2px;background:currentColor;margin:4px auto;transition:transform .2s,opacity .2s}
.nav-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}
.nav-toggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}
@media (max-width:1080px){
  .nav-toggle{display:block}
  .nav{position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;background:var(--linen);border-bottom:1px solid var(--line);padding:.8rem 1.5rem 1.4rem;gap:.1rem;display:none;box-shadow:var(--shadow)}
  .nav.open{display:flex}
  .nav a{padding:.8rem .6rem;font-size:1.05rem}
  .nav a[aria-current="page"]{box-shadow:inset 3px 0 0 var(--brass)}
  .nav .btn{margin:.6rem 0 0}
}
@media (max-width:520px){.brand-name{font-size:1.2rem}.brand svg{width:38px;height:38px}}

/* sections */
section{padding:clamp(4rem,8vw,6.5rem) 0}
.bg-white{background:var(--white)}
.bg-mist{background:var(--mist)}
.dark{background:var(--pine);color:#DCE4D6}
.dark h1,.dark h2,.dark h3{color:#fff}
.dark .lead{color:#C5D0BF}
.dark a:not(.btn){color:#fff}
.section-head{max-width:760px;margin-bottom:3rem}
.section-head.center{margin-left:auto;margin-right:auto}

/* hero */
.hero{position:relative;overflow:hidden;background:var(--pine);color:#DCE4D6;padding:clamp(4rem,9vw,7.5rem) 0 clamp(4rem,8vw,6.5rem)}
.hero::before{content:"";position:absolute;inset:0;background:radial-gradient(900px 500px at 85% 20%,rgba(143,163,130,.28),transparent 60%),radial-gradient(700px 500px at 0% 110%,rgba(194,168,120,.14),transparent 60%)}
.hero .wrap{position:relative;display:grid;grid-template-columns:1.15fr .85fr;gap:3.5rem;align-items:center}
.hero h1{color:#fff}
.hero h1 em{font-style:italic;color:var(--brass-soft)}
.hero .lead{color:#C9D4C2;font-size:1.25rem}
.hero .eyebrow{color:var(--brass-soft)}
.hero-points{list-style:none;padding:0;margin:2rem 0 0;display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;font-size:.95rem;color:#C9D4C2}
.hero-points li{display:flex;align-items:center;gap:.5em}
.hero-points li::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--sage)}
.hero-card{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.14);border-radius:22px;padding:2rem;backdrop-filter:blur(4px)}
.hero-card h2{font-size:1.6rem;color:#fff;margin-bottom:.4rem}
.hero-card p{color:#C5D0BF;font-size:.98rem}
.hero-art{margin:-.5rem 0 1.2rem;opacity:.95}
.page-hero{background:var(--pine);color:#DCE4D6;padding:clamp(3.5rem,7vw,5.5rem) 0;position:relative;overflow:hidden}
.page-hero::before{content:"";position:absolute;inset:0;background:radial-gradient(800px 400px at 90% 0%,rgba(143,163,130,.25),transparent 60%)}
.page-hero .wrap{position:relative}
.page-hero h1{color:#fff;font-size:clamp(2.1rem,4.6vw,3.4rem);max-width:18em}
.page-hero .lead{color:#C9D4C2}
.page-hero .eyebrow{color:var(--brass-soft)}
.crumbs{font-size:.85rem;margin-bottom:1.2rem;color:#AFC0A8}
.crumbs a{color:#DCE4D6}
@media (max-width:900px){.hero .wrap{grid-template-columns:1fr;gap:2.5rem}}

/* grids & cards */
.grid{display:grid;gap:1.5rem}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
@media (max-width:960px){.g3,.g4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){.g2,.g3,.g4{grid-template-columns:1fr}}
.card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:2rem;box-shadow:0 1px 2px rgba(28,43,34,.04)}
.card h3{margin-bottom:.5rem}
.card p:last-child{margin-bottom:0}
.card .ico{width:46px;height:46px;border-radius:12px;background:var(--mist);display:grid;place-items:center;margin-bottom:1.2rem;color:var(--pine)}
.card .ico svg{width:24px;height:24px}
.card-link{display:block;text-decoration:none;color:inherit;transition:transform .2s,box-shadow .2s,border-color .2s}
.card-link:hover{transform:translateY(-3px);box-shadow:var(--shadow);border-color:var(--sage-soft);color:inherit}
.card-link .more{display:inline-block;margin-top:1rem;font-weight:600;color:var(--moss)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,5rem);align-items:center}
@media (max-width:900px){.split{grid-template-columns:1fr}}

/* audience panels on home */
.duo{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem}
.panel{position:relative;border-radius:22px;padding:clamp(2rem,4vw,3rem);overflow:hidden;min-height:360px;display:flex;flex-direction:column;justify-content:flex-end;text-decoration:none}
.panel h3{font-size:1.9rem}
.panel .art{position:absolute;right:-10px;top:-10px;width:62%;opacity:.9}
.panel-res{background:var(--mist);color:var(--ink)}
.panel-com{background:var(--forest);color:#DCE4D6}
.panel-com h3{color:#fff}
.panel .more{font-weight:600;margin-top:.4rem}
.panel-res .more{color:var(--moss)}.panel-com .more{color:var(--brass-soft)}
.panel p{max-width:30em;position:relative}
@media (max-width:860px){.duo{grid-template-columns:1fr}.panel{min-height:320px}}

/* steps */
.steps{counter-reset:step;list-style:none;padding:0;display:grid;gap:1.25rem;grid-template-columns:repeat(4,1fr)}
.steps li{position:relative;background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:2.4rem 1.6rem 1.6rem}
.steps li::before{counter-increment:step;content:counter(step,decimal-leading-zero);font-family:var(--serif);font-size:2.1rem;color:var(--brass);display:block;margin-bottom:.6rem;line-height:1}
.steps h3{font-size:1.15rem;margin-bottom:.35rem}
.steps p{font-size:.97rem;color:var(--muted);margin:0}
.dark .steps li{background:rgba(255,255,255,.05);border-color:rgba(255,255,255,.12)}
.dark .steps p{color:#C5D0BF}
@media (max-width:960px){.steps{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.steps{grid-template-columns:1fr}}

/* tiers */
.tiers{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;align-items:stretch}
.tier{background:var(--white);border:1px solid var(--line);border-radius:20px;padding:2.2rem 2rem;display:flex;flex-direction:column}
.tier.featured{border:2px solid var(--pine);box-shadow:var(--shadow);position:relative}
.tier .badge{position:absolute;top:-13px;left:2rem;background:var(--pine);color:#fff;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;padding:.35rem .8rem;border-radius:99px;font-weight:600}
.tier h3{font-size:1.6rem;margin-bottom:.2rem}
.tier .for{color:var(--muted);font-size:.97rem;min-height:3.2em}
.tier .fee{font-family:var(--serif);font-size:1.25rem;color:var(--forest);padding:1rem 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:.6rem 0 1.2rem}
.tier .fee small{display:block;font-family:var(--sans);font-size:.8rem;color:var(--muted);margin-top:.2rem}
.tier ul{list-style:none;padding:0;margin:0 0 1.6rem;flex:1}
.tier li{padding:.42rem 0 .42rem 1.8rem;position:relative;font-size:.97rem}
.tier li::before{content:"";position:absolute;left:0;top:.8rem;width:14px;height:8px;border-left:2px solid var(--sage);border-bottom:2px solid var(--sage);transform:rotate(-45deg)}
.tier li.inc{color:var(--muted)}
.tier li.inc::before{border-color:var(--brass-soft)}
@media (max-width:960px){.tiers{grid-template-columns:1fr;max-width:560px;margin:0 auto}}

/* lists */
.ticks{list-style:none;padding:0;margin:0 0 1.2rem}
.ticks li{padding:.45rem 0 .45rem 2rem;position:relative}
.ticks li::before{content:"";position:absolute;left:.2rem;top:.85rem;width:14px;height:8px;border-left:2px solid var(--sage);border-bottom:2px solid var(--sage);transform:rotate(-45deg)}
.dark .ticks li::before{border-color:var(--brass-soft)}
.cols2{columns:2;column-gap:2.5rem}
@media (max-width:640px){.cols2{columns:1}}

/* table */
.table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius);background:var(--white)}
table{width:100%;border-collapse:collapse;font-size:.97rem;min-width:620px}
th,td{text-align:left;padding:1rem 1.1rem;border-bottom:1px solid var(--line);vertical-align:top}
thead th{background:var(--mist);font-family:var(--sans);font-weight:600;color:var(--forest);font-size:.9rem}
tbody tr:last-child td{border-bottom:0}
td.c,th.c{text-align:center}
.yes{color:var(--moss);font-weight:700}.no{color:#A0A89F}

/* areas */
.area-card h3{display:flex;justify-content:space-between;align-items:baseline;gap:1rem}
.area-card .towns{color:var(--muted);font-size:.97rem}
.map-art{background:var(--forest);border-radius:22px;padding:2rem;color:#C5D0BF}

/* CTA band */
.cta-band{background:var(--forest);color:#DCE4D6;border-radius:26px;padding:clamp(2.5rem,5vw,4rem);display:grid;grid-template-columns:1.4fr auto;gap:2rem;align-items:center;position:relative;overflow:hidden}
.cta-band::after{content:"";position:absolute;right:-120px;bottom:-160px;width:420px;height:420px;border-radius:50%;border:1px solid rgba(194,168,120,.3);box-shadow:0 0 0 40px rgba(194,168,120,.05),0 0 0 80px rgba(194,168,120,.04)}
.cta-band h2{color:#fff;margin-bottom:.4rem}
.cta-band p{margin:0;color:#C5D0BF}
.cta-band .btn-row{position:relative;z-index:1}
@media (max-width:820px){.cta-band{grid-template-columns:1fr}}

/* quote/statement */
.statement{font-family:var(--serif);font-size:clamp(1.5rem,3vw,2.2rem);line-height:1.35;color:var(--forest);max-width:900px;margin:0 auto;text-align:center}
.statement em{color:var(--brass)}

/* forms */
.form{background:var(--white);border:1px solid var(--line);border-radius:20px;padding:clamp(1.5rem,3vw,2.5rem);box-shadow:var(--shadow)}
.form h2{font-size:1.8rem}
.field{margin-bottom:1.1rem}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
@media (max-width:600px){.row2{grid-template-columns:1fr}}
label,.legend{display:block;font-weight:600;font-size:.93rem;margin-bottom:.4rem;color:var(--forest)}
.req{color:#9A3B2E}
input,select,textarea{width:100%;font:inherit;font-size:1rem;color:var(--ink);background:var(--linen);border:1.5px solid var(--line);border-radius:10px;padding:.8rem .9rem;transition:border-color .2s,background .2s}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--moss);background:#fff;box-shadow:0 0 0 3px rgba(62,85,70,.15)}
textarea{min-height:130px;resize:vertical}
fieldset{border:0;padding:0;margin:0 0 1.1rem}
.choice{display:flex;flex-wrap:wrap;gap:.5rem}
.choice label{display:inline-flex;align-items:center;gap:.5rem;font-weight:500;border:1.5px solid var(--line);border-radius:99px;padding:.55rem 1rem;cursor:pointer;background:var(--linen);margin:0}
.choice input{width:auto;accent-color:var(--pine)}
.choice label:has(input:checked){border-color:var(--pine);background:var(--mist)}
.consent{display:flex;gap:.7rem;align-items:flex-start;font-weight:400;font-size:.9rem;color:var(--muted)}
.consent input{width:auto;margin-top:.3rem;accent-color:var(--pine)}
.hp{position:absolute;left:-5000px}
.form-note{font-size:.85rem;color:var(--muted);margin-top:1rem}
.form-status{margin-top:1rem;padding:.9rem 1rem;border-radius:10px;display:none;font-size:.95rem}
.form-status.show{display:block}
.form-status.warn{background:#FFF3C4;color:#5A4A12;border:1px solid #E5CD73}
.form-status.ok{background:var(--mist);color:var(--forest);border:1px solid var(--sage-soft)}
.tabs{display:inline-flex;background:var(--mist);border-radius:99px;padding:.3rem;margin-bottom:1.5rem;flex-wrap:wrap}
.tabs a{text-decoration:none;padding:.6rem 1.2rem;border-radius:99px;font-weight:600;font-size:.95rem;color:var(--moss)}
.tabs a.active{background:var(--pine);color:#fff}

/* faq */
details{border-bottom:1px solid var(--line);padding:1.1rem 0}
details summary{cursor:pointer;font-family:var(--serif);font-size:1.2rem;color:var(--forest);list-style:none;display:flex;justify-content:space-between;gap:1rem}
details summary::-webkit-details-marker{display:none}
details summary::after{content:"+";font-family:var(--sans);font-size:1.5rem;line-height:1;color:var(--brass);transition:transform .2s}
details[open] summary::after{transform:rotate(45deg)}
details p,details ul{margin-top:.8rem;color:var(--muted)}

/* prose (legal pages) */
.prose{max-width:780px}
.prose h2{font-size:1.6rem;margin-top:2.2rem}
.prose h3{margin-top:1.6rem}
.notice{background:#FFF9E3;border:1px solid #EAD68C;border-radius:12px;padding:1rem 1.2rem;font-size:.95rem;color:#5A4A12;margin-bottom:2rem}
.callout{background:var(--mist);border-left:3px solid var(--sage);border-radius:0 12px 12px 0;padding:1.2rem 1.4rem;margin:1.5rem 0}

/* footer */
.site-footer{background:var(--forest);color:#B9C5B3;font-size:.94rem;padding:4.5rem 0 2rem}
.site-footer a{color:#E4EADF;text-decoration:none}.site-footer a:hover{text-decoration:underline;color:#fff}
.f-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:2.5rem;padding-bottom:3rem;border-bottom:1px solid rgba(255,255,255,.1)}
.f-grid h3{font-family:var(--sans);font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-soft);font-weight:600;margin-bottom:1rem}
.f-grid ul{list-style:none;padding:0;margin:0}.f-grid li{margin-bottom:.5rem}
.site-footer .brand{color:#fff;margin-bottom:1rem}.site-footer .brand-sub{color:#9FB098}
.legal{padding-top:2rem;font-size:.84rem;line-height:1.7;color:#9FAE99}
.legal p{margin:0 0 .7rem}
.legal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin:1.4rem 0}
.legal-grid div{border:1px solid rgba(255,255,255,.1);border-radius:12px;padding:1rem}
.legal-grid strong{display:block;color:#E4EADF;font-weight:600;margin-bottom:.2rem}
.f-bottom{display:flex;justify-content:space-between;flex-wrap:wrap;gap:1rem;padding-top:1.2rem;border-top:1px solid rgba(255,255,255,.1)}
@media (max-width:960px){.f-grid{grid-template-columns:1fr 1fr}.legal-grid{grid-template-columns:1fr}}
@media (max-width:560px){.f-grid{grid-template-columns:1fr}}

/* cookie banner */
.cookie{position:fixed;left:1rem;right:1rem;bottom:1rem;z-index:80;max-width:560px;background:var(--white);border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow);padding:1.2rem 1.3rem;font-size:.92rem;display:none}
.cookie.show{display:block}
.cookie p{margin:0 0 .8rem}
.cookie .btn{padding:.7rem 1.1rem;font-size:.92rem}
.mt0{margin-top:0}.mb0{margin-bottom:0}.mt2{margin-top:2rem}.mt3{margin-top:3rem}
.small{font-size:.9rem;color:var(--muted)}
.dark .small{color:#B9C5B3}
.divider{height:1px;background:var(--line);border:0;margin:3rem 0}

/* --- refinements after visual review --- */
.hero .btn-ghost,.page-hero .btn-ghost{color:#fff}
.hero .btn-ghost:hover,.page-hero .btn-ghost:hover{background:rgba(255,255,255,.08);color:#fff}
.site-footer .btn-brass,.site-footer .btn-brass:hover{color:var(--forest);text-decoration:none}
.panel{justify-content:flex-start;min-height:0}
.panel .art{position:static;width:190px;max-width:55%;align-self:flex-end;margin:-.5rem -.5rem 1.5rem 0;opacity:.85}
.statement-sec{padding-bottom:0}
@media (max-width:520px){.topbar .tb-l{display:none}.topbar .tb-r{display:block}.topbar .wrap{justify-content:center}.hero-card{padding:1.5rem}}
.btn{white-space:nowrap}@media (max-width:380px){.btn{white-space:normal}}