*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

    :root {
      --green: #2D4A3E;
      --gold: #B8956B;
      --cream: #FDFBF7;
      --off-white: #F7F3EC;
      --border: #E5E0D8;
      --muted: #6B6560;
      --light: #9A9490;
      --red: #B04040;
      --white: #ffffff;
      --font-serif: 'Cormorant Garamond', Georgia, serif;
      --font-sans: 'DM Sans', system-ui, sans-serif;
    }

    html, body {
      background: var(--cream);
      color: #2a2520;
      font-family: var(--font-sans);
      font-size: 16px;
      line-height: 1.6;
      min-height: 100vh;
    }

    /* ── HEADER ── */
    .site-header {
      position: sticky;
      top: 0;
      z-index: 100;
      background: var(--white);
      border-bottom: 1px solid var(--border);
      display: flex;
      align-items: center;
      justify-content: space-between;
      padding: 0 24px;
      
      /* height: 60px; */
      height: 120px;

    }
    .logo-wrap {
      display: flex;
      align-items: center;
      gap: 10px;
    }
    .logo-wordmark {
      display: flex;
      flex-direction: column;
      line-height: 1.2;
    }
    .logo-wordmark span {
      font-family: var(--font-sans);
      font-size: 9px;
      font-weight: 600;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: var(--green);
    }
    .header-right {
      font-family: var(--font-sans);
      font-size: 9px;
      font-weight: 500;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: var(--muted);
    }

    /* ── SCREENS ── */
    .screen {
      /* display: none; */
      /* opacity: 0; */
      transform: translateY(10px);
      transition: opacity 0.4s ease, transform 0.4s ease;
    }
    .screen.active {
      display: block;
      opacity: 1;
      transform: translateY(0);
    }
    .screen.fading-in {
      display: block;
      opacity: 0;
      transform: translateY(10px);
    }

    /* ── CENTERED CONTAINER ── */
    .center-wrap {
      max-width: 580px;
      margin: 0 auto;
      padding: 56px 24px 80px;
    }

    /* ── TYPOGRAPHY UTILITIES ── */
    .label-gold {
      font-family: var(--font-sans);
      font-size: 11px;
      font-weight: 600;
      letter-spacing: 0.13em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 16px;
    }
    .serif-headline {
      font-family: var(--font-serif);
      font-size: clamp(28px, 5vw, 40px);
      font-weight: 500;
      color: var(--green);
      line-height: 1.2;
      margin-bottom: 16px;
    }
    .body-text {
      font-family: var(--font-sans);
      font-size: 15px;
      color: var(--muted);
      line-height: 1.65;
      margin-bottom: 32px;
    }

    /* ── CARDS ── */
    .card {
      background: var(--white);
      border: 1px solid var(--border);
      border-radius: 12px;
      padding: 24px;
      margin-bottom: 16px;
    }
    .card-label {
      font-family: var(--font-sans);
      font-size: 11px;
      font-weight: 600;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: var(--muted);
      margin-bottom: 16px;
    }

    /* ── PROPERTY CONFIRMATION CARD ── */
    .property-card {
      display: flex;
      align-items: center;
      gap: 16px;
    }
    .prop-icon {
      width: 48px;
      height: 48px;
      background: var(--green);
      border-radius: 50%;
      display: flex;
      align-items: center;
      justify-content: center;
      flex-shrink: 0;
    }
    .prop-icon svg { width: 24px; height: 24px; }
    .prop-details { flex: 1; }
    .prop-address {
      font-family: var(--font-sans);
      font-weight: 600;
      font-size: 15px;
      color: #2a2520;
      margin-bottom: 4px;
    }
    .prop-sub {
      font-family: var(--font-sans);
      font-size: 13px;
      color: var(--muted);
    }

    /* ── BUTTONS ── */
    .btn {
      display: block;
      width: 100%;
      padding: 14px 20px;
      border-radius: 8px;
      font-family: var(--font-sans);
      font-size: 15px;
      font-weight: 500;
      cursor: pointer;
      text-align: center;
      transition: opacity 0.2s, background 0.2s;
      border: none;
      text-decoration: none;
    }
    .btn-primary {
      background: var(--green);
      color: var(--white);
      margin-bottom: 12px;
    }
    .btn-primary:hover { opacity: 0.88; }
    .btn-primary:disabled { opacity: 0.45; cursor: not-allowed; }
    .btn-outline {
      background: transparent;
      color: var(--green);
      border: 1.5px solid var(--green);
      margin-bottom: 12px;
    }
    .btn-outline:hover { background: var(--off-white); }
    .btn-gold {
      background: var(--gold);
      color: var(--white);
      margin-bottom: 10px;
    }
    .btn-gold:hover { opacity: 0.88; }
    .btn-outline-subtle {
      background: transparent;
      color: var(--muted);
      border: 1.5px solid var(--border);
      margin-bottom: 10px;
    }
    .btn-outline-subtle:hover { border-color: var(--muted); }

    /* ── REASSURANCE TEXT ── */
    .reassurance {
      font-family: var(--font-sans);
      font-size: 12px;
      color: var(--light);
      text-align: center;
      margin-top: 8px;
      line-height: 1.5;
    }

    /* ── ADDRESS INPUT ── */
    .input-wrap {
      position: relative;
      margin-bottom: 20px;
      width: 100%;
    }
    .input-field {
      width: 100%;
      padding: 13px 16px;
      border: 1.5px solid var(--border);
      border-radius: 8px;
      font-family: var(--font-sans);
      font-size: 15px;
      color: #2a2520;
      background: var(--white);
      outline: none;
      transition: border-color 0.2s;
    }
    .input-field:focus { border-color: var(--green); }
    .input-field::placeholder { color: var(--light); }

    /* ── LOADING SCREEN ── */
    #screen-loading .center-wrap {
      padding-top: 80px;
      padding-bottom: 80px;
      text-align: center;
    }
    .loading-address {
      font-family: var(--font-serif);
      font-style: italic;
      font-size: 18px;
      color: var(--green);
      margin-bottom: 48px;
    }
    .loading-steps { list-style: none; display: inline-block; text-align: left; }
    .loading-step {
      display: flex;
      align-items: center;
      gap: 14px;
      padding: 10px 0;
      font-family: var(--font-sans);
      font-size: 14px;
      color: var(--light);
      transition: color 0.3s;
    }
    .loading-step.active { color: #2a2520; }
    .loading-step.done { color: var(--muted); }
    .step-dot {
      width: 10px;
      height: 10px;
      border-radius: 50%;
      background: var(--border);
      flex-shrink: 0;
      transition: background 0.3s;
    }
    .loading-step.active .step-dot {
      background: var(--gold);
      animation: pulse-dot 0.8s ease-in-out infinite;
    }
    .loading-step.done .step-dot { background: var(--green); animation: none; }

    @keyframes pulse-dot {
      0%, 100% { transform: scale(1); opacity: 1; }
      50% { transform: scale(1.5); opacity: 0.6; }
    }

    /* ── SCREEN 3 — CALCULATOR ── */
    #screen-calc {
      padding-bottom: 60px;
    }
    .property-bar {
      background: var(--green);
      padding: 14px 24px;
      display: flex;
      align-items: center;
      justify-content: space-between;
      gap: 16px;
    }
    .property-bar-left {
      display: flex;
      align-items: center;
      gap: 12px;
    }
    .property-bar-left svg { width: 20px; height: 20px; }
    .property-bar-address {
      font-family: var(--font-sans);
      font-weight: 600;
      font-size: 14px;
      color: var(--white);
    }
    .property-bar-sub {
      font-family: var(--font-sans);
      font-size: 12px;
      color: rgba(255,255,255,0.6);
      margin-top: 2px;
    }
    .property-bar-right a {
      font-family: var(--font-sans);
      font-size: 12px;
      color: rgba(255,255,255,0.7);
      text-decoration: underline;
      cursor: pointer;
      white-space: nowrap;
    }
    .property-bar-right a:hover { color: var(--white); }

    .calc-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 20px;
      max-width: 1080px;
      margin: 0 auto;
      padding: 24px;
      align-items: start;
    }
    @media (max-width: 700px) {
      .calc-grid { grid-template-columns: 1fr; }
      .results-card { position: static; }
    }

    /* ── FORM INPUTS ── */
    .form-group { margin-bottom: 20px; }
    .form-label {
      display: block;
      font-family: var(--font-sans);
      font-size: 13px;
      font-weight: 500;
      color: #2a2520;
      margin-bottom: 8px;
    }
    .prefill-badge {
      display: inline-block;
      font-family: var(--font-sans);
      font-size: 11px;
      font-weight: 400;
      color: #2D4A3E;
      background: #EAF0ED;
      border-radius: 4px;
      padding: 4px 10px;
      margin-top: 6px;
    }
    .form-select {
      width: 100%;
      padding: 12px 14px;
      border: 1.5px solid var(--border);
      border-radius: 8px;
      font-family: var(--font-sans);
      font-size: 14px;
      color: #2a2520;
      background: var(--white);
      outline: none;
      appearance: none;
      cursor: pointer;
      transition: border-color 0.2s;
      background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%239A9490' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");
      background-repeat: no-repeat;
      background-position: right 14px center;
      padding-right: 36px;
    }
    .form-select:focus { border-color: var(--green); }

    /* ── TOGGLES ── */
    .toggle-group {
      display: flex;
      border: 1.5px solid var(--border);
      border-radius: 8px;
      overflow: hidden;
    }
    .toggle-btn {
      flex: 1;
      padding: 10px 8px;
      font-family: var(--font-sans);
      font-size: 13px;
      font-weight: 500;
      color: var(--muted);
      background: var(--white);
      border: none;
      cursor: pointer;
      transition: background 0.2s, color 0.2s;
      text-align: center;
    }
    .toggle-btn:not(:last-child) { border-right: 1.5px solid var(--border); }
    .toggle-btn.selected {
      background: var(--green);
      color: var(--white);
    }
    .toggle-row {
      display: flex;
      align-items: center;
      justify-content: space-between;
      margin-bottom: 20px;
      gap: 12px;
    }
    .toggle-row-label {
      font-family: var(--font-sans);
      font-size: 13px;
      font-weight: 500;
      color: #2a2520;
      flex: 1;
    }
    .toggle-row .toggle-group { flex-shrink: 0; }

    /* ── RESULTS CARD ── */
    .results-card {
      background: var(--green);
      border-radius: 12px;
      padding: 24px;
      position: sticky;
      top: 80px;
    }
    .results-section-label {
      font-family: var(--font-sans);
      font-size: 10px;
      font-weight: 600;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.55);
      margin-bottom: 20px;
    }
    .result-row {
      display: flex;
      justify-content: space-between;
      align-items: baseline;
      padding: 7px 0;
      font-family: var(--font-sans);
      font-size: 13px;
    }
    .result-label { color: rgba(255,255,255,0.75); }
    .result-value { font-weight: 600; color: var(--white); }
    .result-value.negative { color: #f0a0a0; }
    .result-divider {
      border: none;
      border-top: 1px solid rgba(255,255,255,0.15);
      margin: 10px 0;
    }
    .net-block {
      background: rgba(0,0,0,0.2);
      border-radius: 8px;
      padding: 20px;
      margin-top: 16px;
      text-align: center;
    }
    .net-label {
      font-family: var(--font-sans);
      font-size: 10px;
      font-weight: 600;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: #A8BFB8;
      margin-bottom: 8px;
    }
    .net-amount {
      font-family: var(--font-serif);
      font-size: 52px;
      font-weight: 600;
      color: #FDFBF7;
      line-height: 1;
    }
    .net-sub {
      font-family: var(--font-sans);
      font-size: 12px;
      color: #A8BFB8;
      margin-top: 8px;
    }

    /* ── CTA SECTION ── */
    .cta-section { margin-top: 28px; }
    .cta-what-eyebrow {
      font-family: var(--font-sans);
      font-size: 10px;
      font-weight: 500;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: #B8956B;
      margin-bottom: 10px;
    }
    .cta-what-headline {
      font-family: var(--font-serif);
      font-size: 26px;
      color: #FDFBF7;
      line-height: 1.25;
      margin-bottom: 10px;
    }
    .cta-what-body {
      font-family: var(--font-sans);
      font-size: 14px;
      color: rgba(253,251,247,0.75);
      line-height: 1.65;
    }
    .cta-callout {
      background: #2D4A3E;
      border-radius: 8px;
      padding: 16px 18px;
      margin: 16px 0 20px;
    }
    .cta-callout-label {
      font-family: var(--font-sans);
      font-size: 10px;
      font-weight: 500;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: #B8956B;
      margin-bottom: 6px;
    }
    .cta-callout-body {
      font-family: var(--font-sans);
      font-size: 13px;
      color: #C8D8D4;
      line-height: 1.6;
    }
    .option-cards { display: flex; flex-direction: column; gap: 8px; margin-bottom: 20px; }
    .option-card {
      background: #ffffff;
      border: 1px solid #E5E0D8;
      border-radius: 8px;
      padding: 14px 16px;
      transition: border-color 0.2s;
      cursor: default;
    }
    .option-card:hover { border-color: #B8956B; }
    .option-card-top {
      display: flex;
      align-items: center;
      justify-content: space-between;
      margin-bottom: 6px;
    }
    .option-card-tag {
      font-family: var(--font-sans);
      font-size: 10px;
      font-weight: 500;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: #B8956B;
    }
    .option-card-badge {
      font-family: var(--font-sans);
      font-size: 11px;
      color: #B8956B;
      background: rgba(184,149,107,0.1);
      padding: 2px 8px;
      border-radius: 20px;
      white-space: nowrap;
    }
    .option-card-question {
      font-family: var(--font-sans);
      font-size: 14px;
      color: #2D4A3E;
      line-height: 1.5;
      font-weight: 400;
    }
    .btn-cta-primary {
      display: block;
      width: 100%;
      background: #B8956B;
      border: none;
      border-radius: 8px;
      padding: 16px;
      font-family: var(--font-sans);
      font-size: 15px;
      font-weight: 500;
      color: #ffffff;
      margin-bottom: 10px;
      letter-spacing: 0.01em;
      cursor: pointer;
      text-align: center;
      transition: background 0.2s;
    }
    .btn-cta-primary:hover { background: #a67f58; }
    .btn-cta-secondary {
      display: block;
      width: 100%;
      background: transparent;
      border: 1px solid rgba(253,251,247,0.3);
      border-radius: 8px;
      padding: 14px;
      font-family: var(--font-sans);
      font-size: 14px;
      font-weight: 400;
      color: rgba(253,251,247,0.65);
      margin-bottom: 12px;
      cursor: pointer;
      text-align: center;
      transition: background 0.2s, color 0.2s;
    }
    .btn-cta-secondary:hover { background: rgba(253,251,247,0.08); color: #FDFBF7; }
    .cta-trust {
      font-family: var(--font-sans);
      font-size: 12px;
      color: #9B9488;
      text-align: center;
      line-height: 1.7;
      margin-bottom: 16px;
    }
    .cta-disclaimer {
      font-family: var(--font-sans);
      font-size: 10px;
      color: rgba(255,255,255,0.3);
      text-align: center;
      margin-top: 10px;
      line-height: 1.5;
    }

    /* ── MODAL ── */
    .modal-overlay {
      display: none;
      position: fixed;
      inset: 0;
      background: rgba(0,0,0,0.55);
      z-index: 200;
      align-items: center;
      justify-content: center;
      padding: 20px;
    }
    .modal-overlay.open { display: flex; }
    .modal-box {
      background: var(--white);
      border-radius: 16px;
      padding: 36px 32px;
      max-width: 480px;
      width: 100%;
      position: relative;
    }
    .modal-title {
      font-family: var(--font-serif);
      font-size: 26px;
      font-weight: 500;
      color: var(--green);
      margin-bottom: 10px;
    }
    .modal-sub {
      font-family: var(--font-sans);
      font-size: 14px;
      color: var(--muted);
      line-height: 1.6;
      margin-bottom: 24px;
    }
    .modal-field { margin-bottom: 16px; }
    .modal-field label {
      display: block;
      font-family: var(--font-sans);
      font-size: 12px;
      font-weight: 600;
      letter-spacing: 0.06em;
      text-transform: uppercase;
      color: var(--muted);
      margin-bottom: 6px;
    }
    .modal-dismiss {
      display: block;
      text-align: center;
      font-family: var(--font-sans);
      font-size: 13px;
      color: var(--light);
      cursor: pointer;
      margin-top: 12px;
      text-decoration: underline;
    }
    .modal-dismiss:hover { color: var(--muted); }
    .modal-fine-print {
      font-family: var(--font-sans);
      font-size: 11px;
      color: var(--light);
      margin-top: 14px;
      line-height: 1.55;
      text-align: center;
    }
    .success-state { text-align: center; display: none; }
    .success-state.visible { display: block; }
    .success-icon {
      width: 52px;
      height: 52px;
      background: #e8f0ec;
      border-radius: 50%;
      display: flex;
      align-items: center;
      justify-content: center;
      margin: 0 auto 16px;
    }
    .success-icon svg { width: 26px; height: 26px; }
    .success-heading {
      font-family: var(--font-serif);
      font-size: 26px;
      font-weight: 500;
      color: var(--green);
      margin-bottom: 12px;
    }
    .success-body {
      font-family: var(--font-sans);
      font-size: 14px;
      color: var(--muted);
      line-height: 1.65;
      margin-bottom: 20px;
    }
    .modal-close-link {
      font-family: var(--font-sans);
      font-size: 13px;
      color: var(--light);
      cursor: pointer;
      text-decoration: underline;
    }

    /* ── FOOTER ── */
    .site-footer {
      border-top: 1px solid var(--border);
      padding: 24px;
      text-align: center;
    }
    .site-footer p {
      font-family: var(--font-sans);
      font-size: 12px;
      color: var(--light);
      line-height: 1.7;
    }

    /* pac-container for Google Places */
    .pac-container { z-index: 10000; }

@media (max-width: 768px) {
    .header {
        padding: 1.5rem 1.5rem;
    }

    .hero {
        padding: 3rem 1.5rem;
        min-height: auto;
    }

    .section,
    .steps-section {
        padding: 3rem 1.5rem;
    }

    .cta-container {
        padding: 2rem 1.5rem;
    }

    .steps-grid {
        grid-template-columns: 1fr;
    }
}

.header-logo {
    text-align: center;
}
header img {
    width: 100%;
    max-width: 250px;
}
section.hero {
    padding-top: 0;
}
fieldset {
    border: 1px solid #ccc;
    border-radius: 8px;
    padding: 1em;
    margin-bottom: 1.5em;
}
label.radio-option {
    display: flex;
}

/* first pass for API */
.page-wrap {
    min-height: 100vh;
    display: flex;
    flex-direction: column;
}
.page-wrap > .screen-calc-wrap {
    flex: 1;
}
.first-pass {
    display: none;
}