:root {
  --ink: #153330;
  --muted: #5d716f;
  --paper: #f6f3eb;
  --surface: #fffdf8;
  --surface-2: #e8f0eb;
  --line: #d8dfd8;
  --teal: #1d6660;
  --teal-dark: #173d3b;
  --mint: #d7e9de;
  --gold: #d89439;
  --gold-soft: #fae7c5;
  --red: #a64638;
  --shadow: 0 18px 55px rgba(19, 51, 48, 0.09);
  --radius: 24px;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}

a { color: inherit; }

button,
input,
select { font: inherit; }

button,
a { -webkit-tap-highlight-color: transparent; }

.skip-link {
  position: fixed;
  top: 8px;
  left: 8px;
  z-index: 100;
  padding: 10px 14px;
  border-radius: 8px;
  color: white;
  background: var(--teal-dark);
  transform: translateY(-150%);
}

.skip-link:focus { transform: none; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: 70px;
  padding: 10px max(24px, calc((100vw - 1180px) / 2));
  border-bottom: 1px solid rgba(255,255,255,.13);
  color: white;
  background: rgba(23, 61, 59, .94);
  backdrop-filter: blur(18px);
}

.brand {
  display: flex;
  align-items: center;
  gap: 10px;
  color: white;
  font-weight: 780;
  text-decoration: none;
  white-space: nowrap;
}

.brand-mark {
  display: grid;
  width: 36px;
  height: 36px;
  place-items: center;
  border-radius: 11px;
  color: var(--teal-dark);
  background: var(--gold-soft);
  font-size: 13px;
  letter-spacing: .04em;
}

nav {
  display: flex;
  align-items: center;
  gap: 24px;
  font-size: 14px;
}

nav a {
  color: rgba(255,255,255,.78);
  text-decoration: none;
}

nav a:hover,
nav a:focus-visible { color: white; }

.hero {
  position: relative;
  overflow: hidden;
  color: white;
  background:
    radial-gradient(circle at 83% 10%, rgba(216,148,57,.34), transparent 26%),
    radial-gradient(circle at 8% 92%, rgba(85,151,132,.45), transparent 30%),
    var(--teal-dark);
}

.hero::after {
  content: "";
  position: absolute;
  right: -140px;
  bottom: -180px;
  width: 500px;
  height: 500px;
  border: 1px solid rgba(255,255,255,.09);
  border-radius: 50%;
  box-shadow: 0 0 0 80px rgba(255,255,255,.025), 0 0 0 160px rgba(255,255,255,.018);
}

.hero-inner {
  position: relative;
  z-index: 1;
  width: min(1180px, calc(100% - 48px));
  margin: 0 auto;
  padding: 82px 0 90px;
}

.eyebrow,
.kicker {
  margin: 0 0 14px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: .13em;
  text-transform: uppercase;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  color: var(--gold-soft);
}

.pulse {
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: #83d4ab;
  box-shadow: 0 0 0 5px rgba(131,212,171,.14);
}

h1,
h2,
h3,
p { margin-top: 0; }

h1 {
  max-width: 820px;
  margin-bottom: 22px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(42px, 6.4vw, 78px);
  font-weight: 500;
  letter-spacing: -.045em;
  line-height: .98;
}

.hero-copy {
  max-width: 710px;
  margin-bottom: 42px;
  color: rgba(255,255,255,.76);
  font-size: clamp(17px, 2vw, 21px);
}

.hero-copy strong { color: white; }

.stats {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  max-width: 860px;
  margin-bottom: 36px;
  border-block: 1px solid rgba(255,255,255,.14);
}

.stats div {
  padding: 20px 24px 20px 0;
}

.stats div + div { border-left: 1px solid rgba(255,255,255,.14); padding-left: 24px; }

.stats strong,
.stats span { display: block; }

.stats strong { font-size: clamp(24px, 3vw, 34px); letter-spacing: -.03em; }
.stats span { color: rgba(255,255,255,.6); font-size: 12px; }

.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }

.button {
  display: inline-flex;
  min-height: 48px;
  align-items: center;
  justify-content: center;
  padding: 12px 18px;
  border: 0;
  border-radius: 13px;
  font-weight: 760;
  text-decoration: none;
  cursor: pointer;
}

.button-primary { color: var(--teal-dark); background: var(--gold-soft); }
.button-primary:hover { background: #f4d59c; }
.button-secondary { color: white; background: rgba(255,255,255,.1); box-shadow: inset 0 0 0 1px rgba(255,255,255,.16); }

.decision-strip {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 18px;
  align-items: center;
  width: min(1080px, calc(100% - 48px));
  margin: -34px auto 0;
  padding: 23px 26px;
  position: relative;
  z-index: 2;
  border: 1px solid #ead5ae;
  border-radius: 20px;
  background: #fff4de;
  box-shadow: var(--shadow);
}

.decision-icon {
  display: grid;
  width: 42px;
  height: 42px;
  place-items: center;
  border-radius: 50%;
  color: #6f470f;
  background: var(--gold-soft);
  font-weight: 900;
}

.decision-strip h2 { margin-bottom: 3px; font-size: 17px; }
.decision-strip p { margin: 0; color: #6b5b40; font-size: 14px; }
.decision-strip > a { color: #725017; font-size: 14px; font-weight: 780; text-decoration: none; white-space: nowrap; }

.section {
  width: min(1180px, calc(100% - 48px));
  margin: 0 auto;
  padding: 94px 0 12px;
  scroll-margin-top: 74px;
}

.section-heading {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 36px;
  margin-bottom: 30px;
}

.section-heading h2,
.script-card h2,
.methodology h2 {
  margin-bottom: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(32px, 4vw, 48px);
  font-weight: 500;
  letter-spacing: -.035em;
  line-height: 1.05;
}

.section-heading > p {
  max-width: 470px;
  margin-bottom: 3px;
  color: var(--muted);
  font-size: 14px;
}

.filters {
  display: grid;
  grid-template-columns: 1.35fr repeat(4, 1fr);
  gap: 10px;
  padding: 14px;
  border: 1px solid var(--line);
  border-radius: 18px;
  background: rgba(255,255,255,.58);
}

.filters label span {
  display: block;
  margin: 0 0 5px 3px;
  color: var(--muted);
  font-size: 10px;
  font-weight: 800;
  letter-spacing: .08em;
  text-transform: uppercase;
}

.filters input,
.filters select {
  width: 100%;
  min-height: 45px;
  padding: 9px 12px;
  border: 1px solid var(--line);
  border-radius: 11px;
  color: var(--ink);
  background: var(--surface);
  outline: none;
}

.filters input:focus,
.filters select:focus { border-color: var(--teal); box-shadow: 0 0 0 3px rgba(29,102,96,.12); }

.results-toolbar {
  display: flex;
  justify-content: space-between;
  align-items: center;
  min-height: 55px;
}

.results-toolbar p { margin: 0; color: var(--muted); font-size: 14px; }
.text-button { border: 0; color: var(--teal); background: transparent; font-weight: 750; cursor: pointer; }

.property-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 18px;
}

.property-card {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--surface);
  box-shadow: 0 8px 28px rgba(19,51,48,.045);
}

.card-main { padding: 24px; }

.card-topline,
.card-heading,
.price-row,
.contact-line,
.card-links {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 14px;
}

.card-topline { margin-bottom: 18px; }

.grade,
.route-chip,
.special-chip {
  display: inline-flex;
  align-items: center;
  min-height: 27px;
  padding: 5px 9px;
  border-radius: 99px;
  font-size: 11px;
  font-weight: 800;
}

.grade { color: #1c5d47; background: var(--mint); }
.route-chip { color: var(--teal); background: var(--surface-2); }
.route-chip.institutional { color: #725017; background: var(--gold-soft); }
.special-chip { color: #7d3b2e; background: #f8ded7; }

.rating { color: #70561d; font-size: 13px; font-weight: 760; }
.rating.muted { color: var(--muted); font-weight: 600; }

.card-heading { align-items: flex-start; margin-bottom: 7px; }
.card-heading h3 { margin: 0; font-size: 22px; line-height: 1.12; }
.city { flex: none; color: var(--muted); font-size: 12px; font-weight: 800; text-transform: uppercase; letter-spacing: .06em; }
.address { margin-bottom: 21px; color: var(--muted); font-size: 13px; }

.price-row {
  justify-content: flex-start;
  align-items: baseline;
  margin-bottom: 17px;
}

.price { font-size: 30px; font-weight: 830; letter-spacing: -.04em; }
.price-note { color: var(--muted); font-size: 12px; }

.unit-summary {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  margin-bottom: 18px;
  padding: 14px;
  border-radius: 14px;
  background: var(--surface-2);
}

.unit-summary span { display: block; color: var(--muted); font-size: 10px; text-transform: uppercase; letter-spacing: .07em; }
.unit-summary strong { display: block; margin-top: 2px; font-size: 13px; }

.policy-summary { min-height: 72px; margin-bottom: 16px; font-size: 14px; }
.policy-summary strong { color: var(--teal); }
.special-line { min-height: 28px; margin-bottom: 14px; font-size: 13px; }

.card-links { justify-content: flex-start; flex-wrap: wrap; }
.card-links a { color: var(--teal); font-size: 13px; font-weight: 760; text-decoration: none; }
.card-links a:hover { text-decoration: underline; }

.property-card details { border-top: 1px solid var(--line); }
.property-card summary { padding: 15px 24px; color: var(--teal); background: #fbfaf5; font-size: 13px; font-weight: 780; cursor: pointer; list-style: none; }
.property-card summary::-webkit-details-marker { display: none; }
.property-card summary::after { content: "+"; float: right; font-size: 19px; line-height: 1; }
.property-card details[open] summary::after { content: "–"; }
.details-body { padding: 18px 24px 24px; border-top: 1px solid var(--line); }
.details-body h4 { margin: 18px 0 7px; font-size: 12px; text-transform: uppercase; letter-spacing: .08em; }
.details-body h4:first-child { margin-top: 0; }
.details-body p,
.details-body li { color: #4f6562; font-size: 13px; }
.details-body ul { margin: 0; padding-left: 18px; }
.details-body li + li { margin-top: 7px; }
.contact-line { justify-content: flex-start; flex-wrap: wrap; }
.contact-line a { color: var(--teal); font-weight: 720; }
.contact-line span { min-width: 0; overflow-wrap: anywhere; }

.empty-state { padding: 55px 20px; text-align: center; }
.empty-state h3 { margin-bottom: 5px; }
.empty-state p { color: var(--muted); }

.policy-section { width: 100%; margin-top: 88px; padding: 88px max(24px, calc((100vw - 1180px) / 2)); background: var(--teal-dark); color: white; }
.policy-section .section-heading { width: min(1180px, 100%); }
.policy-section .kicker { color: #9dcab4; }

.policy-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 14px;
}

.policy-grid article {
  display: flex;
  min-height: 360px;
  flex-direction: column;
  padding: 24px;
  border: 1px solid rgba(255,255,255,.13);
  border-radius: 20px;
  background: rgba(255,255,255,.055);
}

.policy-grid article.featured-policy { border-color: rgba(250,231,197,.45); background: rgba(250,231,197,.1); }
.operator { align-self: flex-start; margin-bottom: 22px; padding: 5px 9px; border-radius: 7px; color: var(--teal-dark); background: var(--gold-soft); font-size: 10px; font-weight: 900; letter-spacing: .1em; }
.policy-grid h3 { margin-bottom: 12px; font-size: 20px; }
.policy-grid p { color: rgba(255,255,255,.68); font-size: 13px; }
.policy-grid .rule { color: white; }
.policy-grid .warning { padding-left: 10px; border-left: 2px solid var(--gold); }
.policy-grid a { margin-top: auto; color: var(--gold-soft); font-size: 13px; font-weight: 760; text-decoration: none; }

.candidate-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 16px; }
.candidate-card { padding: 22px; border: 1px solid #e4d4b8; border-radius: 20px; background: #fff9ed; }
.candidate-card .grade { color: #75501a; background: var(--gold-soft); }
.candidate-card h3 { margin: 16px 0 4px; }
.candidate-card .candidate-price { margin-bottom: 14px; font-size: 24px; font-weight: 820; }
.candidate-card p { color: #6f654f; font-size: 13px; }
.candidate-card a { color: #76531e; font-size: 13px; font-weight: 760; }

.lead-block {
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: 36px;
  margin-top: 46px;
  padding: 30px;
  border: 1px solid var(--line);
  border-radius: 22px;
  background: var(--surface);
}

.lead-block h3 { margin: 0; font-size: 23px; }
.lead-item { display: grid; grid-template-columns: 1fr auto; gap: 6px 14px; padding: 13px 0; border-bottom: 1px solid var(--line); }
.lead-item:first-child { padding-top: 0; }
.lead-item:last-child { padding-bottom: 0; border-bottom: 0; }
.lead-item a { font-weight: 780; text-decoration: none; }
.lead-item strong { color: var(--teal); }
.lead-item p { grid-column: 1 / -1; margin: 0; color: var(--muted); font-size: 12px; }

.coverage-section { padding-bottom: 80px; }
.coverage-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); border-top: 1px solid var(--line); }
.coverage-item { display: grid; grid-template-columns: 120px 1fr; gap: 16px; padding: 19px 16px 19px 0; border-bottom: 1px solid var(--line); }
.coverage-item:nth-child(odd) { padding-right: 28px; border-right: 1px solid var(--line); }
.coverage-item:nth-child(even) { padding-left: 28px; }
.coverage-item h3 { margin: 0; font-size: 15px; }
.coverage-item p { margin: 0; color: var(--muted); font-size: 13px; }

.script-section { width: 100%; padding: 84px max(24px, calc((100vw - 1180px) / 2)); background: #dce9e1; }
.script-card { display: grid; grid-template-columns: 1fr auto; gap: 24px; padding: 36px; border-radius: 26px; background: var(--surface); box-shadow: var(--shadow); }
.script-card > div:first-child p:last-child { max-width: 680px; margin: 12px 0 0; color: var(--muted); }
.script-text { grid-column: 1 / -1; padding: 24px; border-radius: 16px; background: var(--paper); color: #435c59; font-size: 14px; }
.script-text ol { margin-bottom: 0; padding-left: 22px; }
.script-text li + li { margin-top: 8px; }

.methodology {
  display: grid;
  grid-template-columns: 1.2fr .8fr;
  gap: 52px;
  width: min(1180px, calc(100% - 48px));
  margin: 0 auto;
  padding: 82px 0;
}

.methodology h2 { font-size: 34px; }
.methodology p { max-width: 720px; color: var(--muted); font-size: 14px; }
.method-tags { display: flex; flex-wrap: wrap; align-content: center; gap: 8px; }
.method-tags span { padding: 8px 11px; border: 1px solid var(--line); border-radius: 99px; background: var(--surface); color: var(--muted); font-size: 11px; font-weight: 750; }

footer { padding: 34px max(24px, calc((100vw - 1180px) / 2)); color: rgba(255,255,255,.65); background: #102c2a; font-size: 12px; }
footer p { margin: 0; }
footer p + p { margin-top: 5px; }
footer strong { color: white; }

.toast {
  position: fixed;
  right: 20px;
  bottom: 20px;
  z-index: 50;
  padding: 12px 16px;
  border-radius: 10px;
  color: white;
  background: #132f2d;
  box-shadow: var(--shadow);
  opacity: 0;
  transform: translateY(12px);
  pointer-events: none;
  transition: .2s ease;
}

.toast.show { opacity: 1; transform: none; }

@media (max-width: 960px) {
  .filters { grid-template-columns: repeat(2, 1fr); }
  .filters label:first-child { grid-column: 1 / -1; }
  .policy-grid { grid-template-columns: repeat(2, 1fr); }
  .candidate-grid { grid-template-columns: 1fr; }
  .policy-grid article { min-height: 320px; }
}

@media (max-width: 760px) {
  .site-header { min-height: 62px; padding-inline: 16px; }
  .brand > span:last-child { display: none; }
  nav { gap: 16px; overflow-x: auto; }
  nav a { font-size: 12px; white-space: nowrap; }
  nav a:nth-child(3) { display: none; }
  .hero-inner { width: min(100% - 32px, 1180px); padding: 62px 0 78px; }
  h1 { font-size: clamp(42px, 13vw, 62px); }
  .hero-copy { font-size: 17px; }
  .stats { grid-template-columns: repeat(2, 1fr); }
  .stats div:nth-child(3) { border-left: 0; border-top: 1px solid rgba(255,255,255,.14); }
  .stats div:nth-child(4) { border-top: 1px solid rgba(255,255,255,.14); }
  .stats div { padding: 15px 13px 15px 0; }
  .stats div + div { padding-left: 13px; }
  .stats div:nth-child(3) { padding-left: 0; }
  .hero-actions .button { flex: 1; }
  .decision-strip { grid-template-columns: auto 1fr; width: calc(100% - 32px); padding: 18px; }
  .decision-strip > a { grid-column: 2; }
  .section { width: calc(100% - 32px); padding-top: 72px; }
  .section-heading { display: block; }
  .section-heading > p { margin-top: 14px; }
  .filters { grid-template-columns: 1fr 1fr; padding: 10px; }
  .filters label:first-child,
  .filters label:last-child { grid-column: 1 / -1; }
  .property-grid { grid-template-columns: 1fr; }
  .card-main { padding: 20px; }
  .policy-summary { min-height: 0; }
  .policy-section { margin-top: 68px; padding: 70px 16px; }
  .policy-grid { grid-template-columns: 1fr; }
  .policy-grid article { min-height: 0; }
  .policy-grid a { margin-top: 12px; }
  .lead-block { grid-template-columns: 1fr; padding: 22px; }
  .coverage-grid { grid-template-columns: 1fr; }
  .coverage-item,
  .coverage-item:nth-child(odd),
  .coverage-item:nth-child(even) { grid-template-columns: 92px 1fr; padding: 17px 0; border-right: 0; }
  .script-section { padding: 68px 16px; }
  .script-card { grid-template-columns: 1fr; padding: 23px; }
  .script-card .button { width: 100%; }
  .script-text { grid-column: auto; padding: 18px; }
  .methodology { grid-template-columns: 1fr; gap: 22px; width: calc(100% - 32px); padding: 62px 0; }
}

@media (max-width: 420px) {
  nav a:nth-child(2) { display: none; }
  .hero-actions { display: grid; }
  .stats span { font-size: 10px; }
  .card-heading { display: block; }
  .card-heading .city { display: inline-block; margin-top: 7px; }
  .unit-summary { padding: 12px 10px; }
  .unit-summary strong { font-size: 12px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; }
}

@media print {
  .site-header, .filters, .results-toolbar, .hero-actions, .decision-strip > a, .toast, #copy-script { display: none !important; }
  .hero, .policy-section { color: black; background: white; }
  .section, .methodology { width: 100%; padding: 24px 0; }
  .property-grid { grid-template-columns: 1fr; }
  .property-card { break-inside: avoid; box-shadow: none; }
}