:root {
  --bg: #f6f6f3;
  --surface: #ffffff;
  --surface-2: #f0f1ee;
  --text: #1b1f24;
  --muted: #5d6670;
  --border: #e1e3df;
  --primary: #1d5c87;
  --primary-ink: #ffffff;
  --primary-soft: #e6f0f7;
  --warn: #9a4a06;
  --warn-soft: #fdf1e3;
  --info: #3d4a59;
  --info-soft: #eef1f4;
  --good: #1f6f3c;
  --good-soft: #e5f4ea;
  --tax: #5b3fa6;
  --tax-soft: #efeafa;
  --mortgage: #0f6b6b;
  --mortgage-soft: #e3f3f2;
  --shadow: 0 1px 2px rgb(20 24 28 / 6%), 0 2px 8px rgb(20 24 28 / 4%);
  --radius: 12px;
  --font: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;
}

@media (prefers-color-scheme: dark) {
  :root {
    --bg: #101317;
    --surface: #171b20;
    --surface-2: #1d2228;
    --text: #e7e9ec;
    --muted: #9aa4ae;
    --border: #2a3037;
    --primary: #78b6e6;
    --primary-ink: #0c1620;
    --primary-soft: #16283a;
    --warn: #f0b072;
    --warn-soft: #2f2113;
    --info: #b9c4d0;
    --info-soft: #1e252d;
    --good: #7fd19b;
    --good-soft: #142a1d;
    --tax: #c2b2f2;
    --tax-soft: #251f38;
    --mortgage: #7fd3d0;
    --mortgage-soft: #132c2c;
    --shadow: none;
  }
}

* { box-sizing: border-box; }
[hidden] { display: none !important; }
html { -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--bg);
  color: var(--text);
  font: 16px/1.5 var(--font);
}
a { color: var(--primary); }
a:hover { text-decoration-thickness: 2px; }
h1, h2, h3 { line-height: 1.2; letter-spacing: -0.01em; }
.num { font-variant-numeric: tabular-nums; }
.muted { color: var(--muted); }
.small { font-size: 0.875rem; }
.block { display: block; margin-top: 2px; }

.wrap { max-width: 1120px; margin: 0 auto; padding: 0 16px; }
.narrow { max-width: 820px; }
.skip { position: absolute; left: -9999px; }
.skip:focus { left: 16px; top: 8px; background: var(--surface); padding: 8px 12px; z-index: 10; }

/* Header and footer */
.site-header { background: var(--surface); border-bottom: 1px solid var(--border); }
.header-inner { display: flex; align-items: center; justify-content: space-between; gap: 16px; min-height: 60px; flex-wrap: wrap; }
.brand { display: inline-flex; align-items: center; gap: 8px; color: var(--text); text-decoration: none; font-weight: 700; font-size: 1.1rem; }
.logo { width: 28px; height: 28px; color: var(--primary); }
.nav { display: flex; gap: 4px; flex-wrap: wrap; }
.nav a { color: var(--muted); text-decoration: none; padding: 6px 10px; border-radius: 8px; font-size: 0.95rem; }
.nav a:hover, .nav a[aria-current="page"] { color: var(--text); background: var(--surface-2); }
.site-footer { margin-top: 56px; border-top: 1px solid var(--border); background: var(--surface); color: var(--muted); font-size: 0.875rem; }
.site-footer .wrap { padding-top: 20px; padding-bottom: 28px; }

/* Hero */
.hero { padding: 36px 0 20px; }
.small-hero { padding-bottom: 8px; }
.past-notice { margin: 0 0 18px; padding: 12px 16px; border-radius: var(--radius); background: var(--warn-soft); color: var(--warn); font-weight: 600; }
.eyebrow { margin: 0 0 6px; color: var(--primary); font-weight: 600; font-size: 0.85rem; text-transform: uppercase; letter-spacing: 0.06em; }
.eyebrow a { text-decoration: none; }
.hero h1 { font-size: clamp(1.7rem, 4vw, 2.5rem); margin: 0 0 10px; }
.lede { font-size: 1.1rem; color: var(--muted); max-width: 720px; margin: 0 0 16px; }
.fresh { font-size: 0.875rem; color: var(--muted); max-width: 760px; margin: 12px 0 0; }
.stats { list-style: none; padding: 0; margin: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.stats li { background: var(--surface); border: 1px solid var(--border); border-radius: 999px; padding: 6px 14px; font-size: 0.9rem; color: var(--muted); }
.stats strong { color: var(--text); font-variant-numeric: tabular-nums; }

/* Filters */
.filters {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(170px, 1fr));
  gap: 12px;
  background: var(--surface);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 16px;
  box-shadow: var(--shadow);
}
.filters label { display: flex; flex-direction: column; gap: 4px; font-size: 0.8rem; font-weight: 600; color: var(--muted); }
.filters .f-wide { grid-column: span 2; }
.filters input, .filters select {
  font: inherit; font-size: 0.95rem; font-weight: 400; color: var(--text);
  background: var(--bg); border: 1px solid var(--border); border-radius: 8px; padding: 8px 10px; min-height: 40px; width: 100%;
}
.filters input:focus, .filters select:focus { outline: 2px solid var(--primary); outline-offset: 1px; }
.checks { grid-column: 1 / -1; display: flex; flex-wrap: wrap; align-items: center; gap: 8px 20px; }
.filters .check { flex-direction: row; align-items: center; gap: 8px; font-size: 0.95rem; font-weight: 500; color: var(--text); }
.check input { width: 18px; height: 18px; min-height: 0; accent-color: var(--primary); }
.link-btn { font: inherit; font-size: 0.9rem; background: none; border: 0; color: var(--primary); cursor: pointer; padding: 4px 0; text-decoration: underline; margin-left: auto; }
.filters-toggle { display: none; }
@media (max-width: 600px) {
  .filters.collapsed .adv { display: none; }
  .filters-toggle:not([hidden]) {
    display: block; grid-column: 1 / -1; font: inherit; font-weight: 600; color: var(--primary);
    background: var(--surface-2); border: 1px solid var(--border); border-radius: 8px; padding: 9px; cursor: pointer;
  }
}
.results { color: var(--muted); font-size: 0.9rem; margin: 16px 2px 8px; }
.empty { padding: 24px; text-align: center; color: var(--muted); }

/* List rows */
.list { display: flex; flex-direction: column; gap: 8px; }
.row {
  display: grid;
  grid-template-columns: minmax(220px, 2fr) minmax(200px, 1.5fr) minmax(200px, 1.7fr) minmax(110px, 0.8fr);
  grid-template-areas: "addr tags facts bid" "flags flags flags flags";
  gap: 6px 16px;
  align-items: center;
  padding: 14px 16px;
  background: var(--surface);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  color: var(--text);
  text-decoration: none;
  box-shadow: var(--shadow);
  transition: border-color 0.15s;
}
.row:hover { border-color: var(--primary); }
.row:focus-visible { outline: 2px solid var(--primary); outline-offset: 2px; }
.row-addr { grid-area: addr; display: flex; flex-direction: column; }
.row-addr strong { font-size: 1.02rem; }
.row-addr .muted { font-size: 0.875rem; }
.row-tags { grid-area: tags; display: flex; flex-wrap: wrap; gap: 6px; }
.row-facts { grid-area: facts; font-size: 0.9rem; color: var(--muted); }
.row-bid { grid-area: bid; display: flex; flex-direction: column; text-align: right; }
.row-flags { grid-area: flags; display: flex; flex-wrap: wrap; gap: 6px; }
.row-flags:empty { display: none; }

.badge, .flag { display: inline-block; font-size: 0.78rem; font-weight: 600; padding: 3px 9px; border-radius: 999px; white-space: nowrap; }
.t-tax { color: var(--tax); background: var(--tax-soft); }
.t-mortgage { color: var(--mortgage); background: var(--mortgage-soft); }
.t-municipal, .t-other { color: var(--info); background: var(--info-soft); }
.s-active { color: var(--good); background: var(--good-soft); }
.s-hold, .s-postponed { color: var(--warn); background: var(--warn-soft); }
.s-off, .s-other { color: var(--info); background: var(--info-soft); }
.flag { font-weight: 500; }
.flag.warn { color: var(--warn); background: var(--warn-soft); }
.flag.info { color: var(--info); background: var(--info-soft); }

@media (max-width: 860px) {
  .row {
    grid-template-columns: 1fr auto;
    grid-template-areas: "addr bid" "tags tags" "facts facts" "flags flags";
  }
  .filters .f-wide { grid-column: 1 / -1; }
}

/* Pro box */
.pro-box {
  display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 16px 32px;
  margin: 28px 0 0; padding: 22px 24px;
  background: var(--primary-soft); border: 1px solid var(--border); border-radius: var(--radius);
}
.pro-box h2 { margin: 0 0 6px; font-size: 1.25rem; }
.pro-box p { margin: 0; max-width: 620px; }
.pro-box .eyebrow { margin-bottom: 4px; }
.pro-actions { display: flex; flex-direction: column; gap: 6px; align-items: flex-start; }
.btn {
  display: inline-block; background: var(--primary); color: var(--primary-ink); text-decoration: none;
  font-weight: 600; padding: 10px 18px; border-radius: 10px; border: 1px solid var(--primary);
}
.btn:hover { filter: brightness(1.08); }
.btn.ghost { background: var(--surface); color: var(--primary); border-color: var(--border); padding: 8px 14px; font-size: 0.92rem; }

/* Property page */
.crumbs { margin: 24px 0 8px; font-size: 0.9rem; color: var(--muted); }
.crumbs a { color: var(--muted); }
.addr-title { font-size: clamp(1.6rem, 4vw, 2.2rem); margin: 0 0 4px; }
.sub { margin: 0 0 10px; color: var(--muted); }
.tags { display: flex; flex-wrap: wrap; gap: 6px; margin: 0 0 16px; }
.keyfacts { display: grid; grid-template-columns: repeat(4, 1fr); gap: 10px; margin: 0 0 14px; }
.keyfacts div { background: var(--surface); border: 1px solid var(--border); border-radius: var(--radius); padding: 12px 14px; display: flex; flex-direction: column; gap: 2px; }
.keyfacts span { font-size: 0.8rem; color: var(--muted); font-weight: 600; }
.keyfacts strong { font-size: 1.2rem; }
@media (max-width: 600px) { .keyfacts { grid-template-columns: repeat(2, 1fr); } }
.actions { display: flex; flex-wrap: wrap; gap: 8px; margin: 0 0 18px; }
.card { background: var(--surface); border: 1px solid var(--border); border-radius: var(--radius); padding: 18px 20px; margin: 0 0 14px; box-shadow: var(--shadow); }
.card h2 { font-size: 1.1rem; margin: 0 0 12px; }
.dl { display: grid; grid-template-columns: minmax(150px, 220px) 1fr; gap: 10px 20px; margin: 0; }
.dl dt { color: var(--muted); font-size: 0.9rem; }
.dl dd { margin: 0; }
@media (max-width: 600px) { .dl { grid-template-columns: 1fr; gap: 2px; } .dl dd { margin-bottom: 10px; } }
.notes { list-style: none; padding: 0; margin: 0 0 10px; display: flex; flex-direction: column; gap: 8px; }
.note { padding: 10px 12px; border-radius: 8px; border-left: 4px solid; }
.note.warn { background: var(--warn-soft); border-color: var(--warn); }
.note.info { background: var(--info-soft); border-color: var(--info); }
ul.plain { padding-left: 18px; margin: 0; }
ul.plain li { margin-bottom: 6px; }

/* Text pages */
.prose { padding-top: 28px; }
.prose h1 { font-size: clamp(1.7rem, 4vw, 2.3rem); margin: 0 0 12px; }
.prose h2 { margin-top: 32px; font-size: 1.25rem; }
.prose li { margin-bottom: 8px; }
.glossary { margin-top: 8px; }
.checklist { padding-left: 20px; }
.cta-line { margin-top: 20px; }

/* Waitlist form */
.waitlist {
  display: flex; flex-direction: column; gap: 14px; margin: 28px 0 0; padding: 22px 24px;
  background: var(--surface); border: 1px solid var(--border); border-radius: var(--radius); box-shadow: var(--shadow);
  scroll-margin-top: 16px;
}
.waitlist h2 { margin: 0; font-size: 1.25rem; }
.waitlist label { display: flex; flex-direction: column; gap: 6px; font-weight: 600; font-size: 0.95rem; }
.waitlist label .muted { font-weight: 400; }
.waitlist input, .waitlist select, .waitlist textarea {
  font: inherit; font-weight: 400; color: var(--text); background: var(--bg);
  border: 1px solid var(--border); border-radius: 8px; padding: 10px 12px; width: 100%;
}
.waitlist input:focus, .waitlist select:focus, .waitlist textarea:focus { outline: 2px solid var(--primary); outline-offset: 1px; }
.waitlist .btn { align-self: flex-start; font: inherit; font-weight: 600; cursor: pointer; }
.waitlist .btn[disabled] { opacity: 0.6; cursor: wait; }
.waitlist p { margin: 0; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-msg { padding: 10px 12px; border-radius: 8px; background: var(--good-soft); color: var(--good); font-weight: 600; }
.form-msg.error { background: var(--warn-soft); color: var(--warn); }