:root {
  --coral: #f2505d;
  --coral-dark: #d63d4a;
  --ink: #1a2330;
  --muted: #5e6b78;
  --line: #eadfdc;
  --bg: #f7f3f2;
  --paper: #fff;
  --navy: #123044;
  --footer: #1d2127;
  --shadow: 0 16px 40px rgba(26, 35, 48, 0.08);
  --max: 1120px;
  --font: "Plus Jakarta Sans", "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--font);
  font-size: 18px;
  line-height: 1.55;
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { line-height: 1.12; letter-spacing: -0.02em; }
h1 { font-size: clamp(44px, 5.2vw, 66px); font-weight: 800; }
h2 { font-size: clamp(34px, 3.6vw, 46px); font-weight: 800; }
h3 { font-size: 20px; font-weight: 700; }

.skip {
  position: absolute;
  left: 12px;
  top: -40px;
  background: var(--ink);
  color: #fff;
  padding: 8px 12px;
  z-index: 10;
}
.skip:focus { top: 12px; }

.wrap { width: min(var(--max), calc(100% - 40px)); margin: 0 auto; }
.eyebrow {
  margin: 0 0 12px;
  color: var(--coral);
  font-size: 20px;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}
.eyebrow-light { color: #f3a3aa; }
.lede, .band p, .why p { color: var(--muted); }

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  min-height: 50px;
  padding: 0 20px;
  border-radius: 11px;
  border: 1px solid transparent;
  font: 600 17px/1 var(--font);
  text-decoration: none;
  cursor: pointer;
}
.btn-coral { background: var(--coral); color: #fff; }
.btn-coral:hover { background: var(--coral-dark); }
.btn-ghost { background: #fff; color: var(--ink); border-color: #ddd4d1; }
.btn-ghost:hover { border-color: #c9beba; }
.btn-ghost-light { background: transparent; color: #fff; border-color: rgba(255,255,255,.35); }
.btn-ghost-light:hover { background: rgba(255,255,255,.06); }
.btn-block { width: 100%; }
.text-link { color: var(--coral); font-weight: 700; text-decoration: none; }
.text-link:hover { text-decoration: underline; }

#resources, #why, #about, #consult { scroll-margin-top: 48px; }
.bar {
  position: sticky;
  top: 0;
  z-index: 20;
  background: #fff;
  border-bottom: 1px solid #f0e8e6;
}
.bar-inner {
  width: min(1180px, calc(100% - 32px));
  margin: 0 auto;
  min-height: 78px;
  display: flex;
  align-items: center;
  gap: 20px;
}
.logo { display: block; flex: 0 0 auto; }
.logo img { height: 60px; width: auto; }
.nav { display: flex; align-items: center; gap: 22px; margin-left: auto; }
.nav a { text-decoration: none; color: #3d4854; font-weight: 600; font-size: 17px; }
.nav a[aria-current="page"] { color: var(--coral); box-shadow: inset 0 -2px 0 var(--coral); }
.nav a.btn-coral,
.nav a.btn-coral:hover { color: #fff; box-shadow: none; }
.nav-book { display: none; }
.nav-toggle {
  display: none;
  margin-left: auto;
  border: 1px solid var(--line);
  background: #fff;
  border-radius: 10px;
  min-height: 44px;
  padding: 0 12px;
  font: 700 16px/1 var(--font);
}

.hero {
  position: relative;
  min-height: 700px;
  overflow: hidden;
  background: #f4efe9;
  color: var(--ink);
}
.hero-img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 72% center;
}
.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(90deg, #f7f3f2 0%, #f7f3f2 30%, rgba(247, 243, 242, 0.94) 44%, rgba(247, 243, 242, 0.5) 58%, rgba(247, 243, 242, 0.08) 72%, rgba(247, 243, 242, 0) 84%);
}
.hero-copy {
  position: relative;
  z-index: 2;
  width: min(1180px, calc(100% - 32px));
  margin: 0 auto;
  padding: 88px 0 72px;
}
.hero-copy h1 { max-width: 720px; }
.hero-copy .lede,
.hero-copy .eyebrow,
.hero-copy .hero-actions { max-width: 540px; }
.hero h1 span { color: var(--coral); }
.hero-copy .lede { font-size: 20px; line-height: 1.55; margin-bottom: 0; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin: 56px 0 0; }
.hero-actions .btn { min-height: 56px; padding: 0 24px; font-size: 18px; }

.band { padding: 78px 0; background: var(--bg); }
.airbnb-call {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  margin: 32px 0 0;
  padding: 22px 24px;
  background: #fff;
  border: 1px solid var(--line);
  border-left: 6px solid var(--coral);
  border-radius: 18px;
  box-shadow: var(--shadow);
  text-decoration: none;
  color: var(--ink);
}
.airbnb-call .eyebrow { margin-bottom: 6px; }
.airbnb-call strong {
  display: block;
  font-size: clamp(22px, 2.4vw, 30px);
  font-weight: 800;
  letter-spacing: -0.02em;
  line-height: 1.15;
  margin: 0 0 6px;
}
.airbnb-call-dek { display: block; color: var(--muted); max-width: 40em; }
.airbnb-call-go {
  flex: 0 0 auto;
  color: #fff;
  background: var(--coral);
  border-radius: 11px;
  min-height: 50px;
  padding: 0 18px;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-weight: 600;
  font-size: 17px;
}
.airbnb-call:hover .airbnb-call-go { background: var(--coral-dark); }
.airbnb-call:hover strong { text-decoration: underline; text-underline-offset: 3px; }
.band-white { background: #fff; }
.split { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: 42px; align-items: start; }
#resources .wrap { width: min(1260px, calc(100% - 40px)); }
@media (min-width: 981px) {
  #resources .split { grid-template-columns: 0.78fr 1.22fr; }
}
.compare { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.panel-span { grid-column: 1 / -1; }
.panel-span dl { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0 18px; }
.panel-span dl div { flex-direction: column; align-items: flex-start; gap: 4px; border-top: 0; padding: 4px 0 14px; }
.hpi-chart { margin: 0 0 12px; padding: 0; }
.hpi-cap { margin: 0 0 8px; color: var(--muted); font-size: 16px; }
.hpi-plot { position: relative; padding-left: 44px; }
.hpi-scale {
  position: absolute;
  left: 0;
  top: 0;
  width: 40px;
  height: 164px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  align-items: flex-end;
  padding-right: 8px;
  color: var(--muted);
  font-size: 15px;
  line-height: 1;
}
.hpi-scale span:first-child { transform: translateY(-50%); }
.hpi-scale span:last-child { transform: translateY(50%); }
.hpi-cols {
  position: relative;
  height: 164px;
  display: flex;
  align-items: flex-end;
  gap: 6px;
  border-bottom: 1px solid var(--line);
}
.hpi-cols::before,
.hpi-cols::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  border-top: 1px solid #f1e7e4;
  z-index: 0;
}
.hpi-cols::before { bottom: 50%; }
.hpi-cols::after { top: 0; }
.hpi-col {
  position: relative;
  flex: 1 1 0;
  height: 100%;
  display: flex;
  align-items: flex-end;
  justify-content: center;
  min-width: 0;
}
.hpi-bar {
  width: 100%;
  max-width: 46px;
  background: #f3b4b9;
  border-radius: 4px 4px 0 0;
  position: relative;
  z-index: 1;
}
.hpi-bar.is-latest { background: var(--coral); }
.hpi-col > span {
  position: absolute;
  top: calc(100% + 6px);
  left: 0;
  right: 0;
  color: var(--muted);
  font-size: 15px;
  line-height: 1.1;
  text-align: center;
  white-space: nowrap;
}
.hpi-avg {
  position: absolute;
  z-index: 2;
  pointer-events: none;
}
.hpi-avg-10 {
  left: 0;
  right: 0;
  bottom: 27%;
  border-top: 2px dashed #5e6b78;
}
.hpi-avg-5 {
  /* Starts on the 2022 bar: the midpoint plus half of the 6px column gap. */
  left: calc(50% + 3px);
  right: 0;
  bottom: 29%;
  border-top: 3px solid var(--navy);
  box-shadow: 0 -1px 0 #fff, 0 1px 0 #fff;
}
.hpi-legend {
  display: flex;
  flex-wrap: wrap;
  gap: 6px 18px;
  margin: 30px 0 0 44px;
  padding: 0;
  list-style: none;
  color: var(--ink);
  font-size: 16px;
}
.hpi-legend li { display: flex; align-items: center; gap: 8px; }
.hpi-swatch { width: 28px; flex: 0 0 auto; }
.hpi-swatch-5 { border-top: 3px solid var(--navy); }
.hpi-swatch-10 { border-top: 2px dashed #5e6b78; }
.panel, .form-card, .consult-card {
  background: var(--paper);
  border: 1px solid #f1e7e4;
  border-radius: 18px;
  box-shadow: var(--shadow);
}
.panel { padding: 22px 22px 8px; }
.panel h3, .sub { margin-bottom: 8px; }
.panel-head { display: flex; align-items: center; gap: 12px; margin-bottom: 4px; }
.panel-head h3, .panel-head .sub { margin: 0; }
.panel-head .sub { margin-top: 2px; }
.ic-svg { color: var(--coral); flex: 0 0 auto; display: block; }
.ic-str { width: 32px; height: 36px; }
.ic-house { width: 36px; height: 34px; fill: none; stroke: currentColor; stroke-width: 4.6; stroke-linejoin: miter; stroke-linecap: butt; }
.ic-arrow { width: 34px; height: 34px; fill: none; stroke: currentColor; stroke-width: 5; stroke-linecap: round; stroke-linejoin: round; }
.sub { color: var(--muted); font-size: 16px; }
.panel dl { margin: 12px 0 8px; }
.panel dl div {
  display: flex;
  justify-content: space-between;
  gap: 12px;
  padding: 11px 0;
  border-top: 1px solid #f1e7e4;
}
.panel dt { color: var(--muted); }
.panel dd { margin: 0; font-size: 22px; font-weight: 800; letter-spacing: -0.02em; }
.compare-note { grid-column: 1 / -1; margin: 4px 0 0; color: var(--muted); font-size: 15px; line-height: 1.45; }
.ic { color: var(--coral); margin-right: 6px; }

.why { background: var(--navy); color: #fff; padding: 78px 0 28px; }
.why p { color: #d5dee8; }
.why-grid { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 40px; align-items: start; }
.why-points { display: grid; grid-template-columns: 1fr 1fr; gap: 26px 32px; }
.why-link {
  display: grid;
  grid-template-columns: 44px 1fr;
  column-gap: 14px;
  align-items: start;
  color: inherit;
  text-decoration: none;
}
.why-ic { display: block; height: 40px; width: auto; color: #fff; }
.why-ic-hand { height: 36px; flex: 0 0 auto; }
.why-link h3 { margin-bottom: 6px; color: #fff; }
.why-link p { margin: 0; }
.why-link .more { display: inline-block; margin-top: 10px; color: #f3a3aa; font-weight: 700; }
.why-link:hover h3 { text-decoration: underline; }
.notes-lead a {
  display: flex;
  align-items: flex-start;
  gap: 14px;
  text-decoration: none;
}
.notes-lead a span { text-decoration: underline; text-underline-offset: 3px; }
.notes {
  margin-top: 34px;
  display: grid;
  gap: 16px;
}
.notes-lead {
  margin: 0;
  padding: 16px 18px;
  border: 1px solid rgba(255,255,255,.14);
  border-radius: 14px;
  color: #e7eef5;
}
.notes-all { margin: 0; }
.notes a { color: #fff; }
.notes-all a { font-weight: 700; }

.consult { background: var(--navy); }
.consult-grid { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: 22px; align-items: stretch; }
.consult-photo { position: relative; min-height: 520px; border-radius: 22px; overflow: hidden; }
.consult-photo img { width: 100%; height: 100%; object-fit: cover; min-height: 520px; }
.consult-card {
  position: absolute;
  left: 22px;
  right: 22px;
  top: 50%;
  transform: translateY(-50%);
  padding: 26px 24px;
  max-width: 420px;
}
.consult-card h2 { font-size: clamp(30px, 2.6vw, 38px); }
.form-card { padding: 12px 12px 8px; }
.form-card .call-line { margin: 0 4px 8px; }
.form-card .call-line a { color: var(--ink); font-weight: 700; text-decoration: underline; text-underline-offset: 3px; }
.form-card iframe {
  width: 100%;
  min-height: 720px;
  border: 0;
  display: block;
  background: #fff;
  position: relative !important;
  left: auto !important;
  max-width: 100%;
}
.fields { display: grid; grid-template-columns: 1fr 1fr; gap: 14px 16px; }
.fields label, .page label { display: grid; gap: 6px; font-size: 16px; font-weight: 700; }
.fields span, .page label span { color: var(--coral); }
.span-2 { grid-column: 1 / -1; }
input, select {
  width: 100%;
  min-height: 50px;
  border: 1px solid #e4dcd9;
  border-radius: 10px;
  padding: 0 12px;
  font: 500 17px/1.3 var(--font);
  color: var(--ink);
  background: #fff;
}
input:focus, select:focus { outline: 2px solid rgba(242, 80, 93, .35); border-color: var(--coral); }
.fine { color: var(--muted); font-size: 15px; text-align: center; }
.form-ok, .form-err { padding: 14px 16px; border-radius: 12px; }
.form-ok { background: #eef8f1; color: #146133; }
.form-err { background: #fff1f2; color: #9f1239; }
.hp { position: absolute; left: -9999px; height: 0; overflow: hidden; }

.about-grid {
  display: grid;
  grid-template-columns: 200px 1.2fr 0.9fr;
  gap: 28px;
  align-items: center;
}
.about-grid img { width: 100%; height: auto; aspect-ratio: 1; object-fit: cover; object-position: center; border-radius: 16px; }
.about-points { list-style: none; margin: 0; padding: 0; display: grid; gap: 14px; }
.about-points li { padding-left: 28px; position: relative; font-weight: 600; }
.about-points li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 6px;
  width: 14px;
  height: 14px;
  border-radius: 4px;
  background: var(--coral);
}

.news-band { background: var(--bg); border-top: 1px solid var(--line); padding: 72px 0; }
.news-inner { display: grid; grid-template-columns: minmax(0, 1fr) minmax(280px, 460px); gap: 40px; align-items: center; }
.news-band h2 { font-size: clamp(32px, 3.2vw, 42px); margin-bottom: 8px; }
.news-band p { margin: 0; color: var(--muted); max-width: 520px; }
p.eyebrow { color: var(--coral); }
.news-band a { color: var(--coral); font-weight: 700; }
.news-form iframe {
  width: 100%;
  height: 200px;
  min-height: 168px;
  border: 0;
  display: block;
  background: transparent;
  position: relative !important;
  left: auto !important;
  max-width: 100%;
}

.foot { background: var(--footer); color: #d7dde4; padding: 28px 0 22px; }
.foot a { text-decoration: none; }
.foot-top, .foot-bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
}
.foot-nav { display: flex; flex-wrap: wrap; gap: 12px 22px; max-width: 100%; }
.end-contact { background: var(--bg); padding: 48px 0 8px; }
.end-contact-copy {
  max-width: 760px;
  margin-right: auto;
  text-align: left;
  background: #fff;
  border-radius: 20px;
  padding: 28px 28px 12px;
}
.end-contact h2 { font-size: clamp(32px, 3.2vw, 42px); margin-bottom: 8px; }
.end-contact p { margin: 0 0 12px; color: var(--muted); max-width: 640px; }
.end-contact p.eyebrow { color: var(--coral); }
.end-contact .call-line { margin-top: 0; }
.end-contact .call-line a { color: var(--ink); font-weight: 700; text-decoration: underline; text-underline-offset: 3px; }
.end-contact iframe {
  width: 100%;
  min-height: 720px;
  border: 0;
  display: block;
  background: #fff;
  position: relative !important;
  left: auto !important;
  max-width: 100%;
}
.foot-nav a:hover, .legal-links a:hover, .legal a:hover { color: #fff; }
.foot-bottom { margin-top: 22px; padding-top: 16px; border-top: 1px solid rgba(255,255,255,.08); font-size: 16px; flex-wrap: wrap; }
.disclosures { flex: 1 1 100%; display: grid; gap: 8px; }
.broker { margin: 0; font-weight: 600; color: #fff; }
.broker a { color: #fff; text-decoration: underline; text-underline-offset: 3px; white-space: nowrap; }
.legal { display: flex; flex-wrap: wrap; gap: 8px 18px; }
.legal a { color: #fff; font-size: 15px; font-weight: 600; }
.legal a.trec-notice { font-size: 16px; }
.legal-links { display: flex; gap: 14px; }
.foot p { margin: 0; }

.page { padding: 48px 0 72px; background: var(--bg); }
.page article:not(.note-card) {
  width: min(740px, calc(100% - 40px));
  margin: 0 auto;
  background: #fff;
  border-radius: 18px;
  padding: 32px 28px;
  box-shadow: var(--shadow);
}
.page h1 { font-size: 40px; margin-bottom: 12px; }
.page h2 { font-size: clamp(26px, 3vw, 32px); margin: 1.5em 0 0.45em; }
.page h3 { font-size: 22px; margin: 1.25em 0 0.4em; }
.page ul { margin: 0 0 1em; padding-left: 1.2em; }
.page li { margin: 0.4em 0; }
.page a { color: var(--coral); }
.page a.btn-coral { color: #fff; }
.article-cta { margin: 22px 0 0; }
.notes-index .wrap { width: min(1260px, calc(100% - 40px)); }
.notes-index h1 { font-size: clamp(44px, 5.2vw, 66px); }
.notes-index .wrap > p { max-width: 920px; }
@media (min-width: 1100px) {
  .notes-index .guide-grid { grid-template-columns: repeat(4, minmax(0, 1fr)); }
}
.guide-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(240px, 1fr));
  gap: 12px;
  margin: 8px 0 22px;
}
.guide-card {
  display: flex;
  flex-direction: column;
  gap: 6px;
  text-decoration: none;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 16px;
  padding: 16px 18px;
  color: var(--ink);
}
.guide-card:hover { border-color: var(--coral); }
.page a.guide-card,
.why a.guide-card { color: var(--ink); text-decoration: none; }
.guide-card strong { font-size: 18px; letter-spacing: -0.02em; color: var(--navy); }
.guide-card span { color: var(--muted); font-size: 18px; font-weight: 500; }
.note-card {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 16px;
  padding: 16px 18px;
}
.note-card:hover { border-color: var(--coral); }
.note-card[hidden] { display: none !important; }
.note-card-link {
  display: flex;
  flex-direction: column;
  gap: 6px;
  text-decoration: none;
  color: var(--ink);
}
.page a.note-card-link { color: var(--ink); text-decoration: none; }
.note-card-link strong { font-size: 18px; letter-spacing: -0.02em; color: var(--navy); }
.note-card-link .dek { color: var(--muted); font-size: 18px; font-weight: 500; }
.note-tags { display: flex; flex-wrap: wrap; gap: 8px; margin: 12px 0 0; }
.note-tags .tag {
  margin: 0;
  border: 0;
  cursor: pointer;
  font: 700 16px/1.2 var(--font);
  padding: 6px 12px;
  border-radius: 999px;
  background: #fff0f1;
  color: var(--coral-dark);
}
.note-filters {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 12px;
  margin: 8px 0 8px;
}
.note-filters label {
  display: flex;
  flex-direction: column;
  gap: 6px;
  font-size: 16px;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--muted);
}
.note-filters input,
.note-filters select {
  width: 100%;
  border: 1px solid var(--line);
  background: #fff;
  border-radius: 12px;
  padding: 12px 14px;
  color: var(--ink);
  text-transform: none;
  letter-spacing: 0;
  font: 600 18px/1.3 var(--font);
}
.note-count { margin: 0 0 12px; color: var(--muted); font-weight: 700; }
.note-empty { margin: 12px 0; }
#note-reset {
  border: 0;
  background: none;
  padding: 0;
  color: var(--coral);
  font: inherit;
  font-weight: 700;
  text-decoration: underline;
  text-underline-offset: 3px;
  cursor: pointer;
}

@media (max-width: 1180px) {
  .logo img { height: 52px; }
}
@media (max-width: 980px) {
  .logo img { height: 46px; }
  .nav-toggle { display: inline-flex; }
  .bar-book { display: none; }
  .nav {
    display: none;
    position: absolute;
    left: 0;
    right: 0;
    top: 78px;
    background: #fff;
    border-bottom: 1px solid var(--line);
    padding: 12px 18px 18px;
    flex-direction: column;
    align-items: flex-start;
    gap: 14px;
  }
  .nav.open { display: flex; }
  .nav-book { display: inline-flex; }
  .hero { min-height: 640px; }
  .hero-img { object-position: center 40%; }
  .hero::before { background: linear-gradient(180deg, #f7f3f2 0%, rgba(247, 243, 242, 0.96) 24%, rgba(247, 243, 242, 0.55) 46%, rgba(247, 243, 242, 0) 68%); }
  .hero-copy { width: min(1180px, calc(100% - 40px)); padding: 32px 0 0; }
  .split, .why-grid, .consult-grid, .about-grid, .notes { grid-template-columns: 1fr; }
  .airbnb-call { flex-direction: column; align-items: flex-start; }
  .consult-photo, .consult-photo img { min-height: 280px; }
  .compare { grid-template-columns: 1fr; }
  .panel-span dl { grid-template-columns: 1fr; }
  .panel-span dl div {
    flex-direction: row;
    justify-content: space-between;
    align-items: center;
    gap: 12px;
    border-top: 1px solid #f1e7e4;
    padding: 11px 0;
  }
  .consult-card { position: static; transform: none; max-width: none; margin: 16px; }
  .consult-photo { display: flex; flex-direction: column; }
  .foot-top, .foot-bottom { align-items: flex-start; flex-direction: column; }
  .foot-nav, .legal-links, .legal { width: 100%; }
  .note-filters { grid-template-columns: 1fr; }
  .fields { grid-template-columns: 1fr; }
  .span-2 { grid-column: auto; }
  .about-grid img { height: auto; max-width: 200px; }
  .news-band { padding: 48px 0; }
  .news-inner { grid-template-columns: 1fr; gap: 18px; }
}

@media (max-width: 640px) {
  .eyebrow { font-size: 17px; letter-spacing: 0.06em; }
  .why-points { grid-template-columns: 1fr; }
  h1 { font-size: 40px; }
}