:root{
  --teal:#008081;--teal-dark:#015F5D;--teal-deep:#014847;--peppermint:#C3E6D6;--champagne:#F1EBDC;
  --antique:#E6BD6D;--woodland:#B79577;
  --bg:#FFFFFF;--bg-soft:#F1EBDC;--card-bg:#FFFFFF;--text:#1F2E2C;--text-muted:#5E6E69;--border:#E4E0D2;
  --answer-bg:#F7F2E6;--link:#015F5D;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --bg:#0F1B19;--bg-soft:#142522;--card-bg:#172825;--text:#EDF3F1;--text-muted:#9FB4AE;--border:#263A36;--teal-dark:#0B7573;--answer-bg:#1B2E2A;--link:#7FD3C6;}}
:root[data-theme="dark"]{--bg:#0F1B19;--bg-soft:#142522;--card-bg:#172825;--text:#EDF3F1;--text-muted:#9FB4AE;--border:#263A36;--teal-dark:#0B7573;--answer-bg:#1B2E2A;--link:#7FD3C6;}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--bg);color:var(--text);font-family:'Poppins',-apple-system,'Segoe UI',sans-serif;font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:'Fraunces',Georgia,serif;font-weight:700;margin:0;line-height:1.2}
h2{font-size:clamp(24px,3.2vw,31px);margin-bottom:14px}
h3{font-size:19px;margin-bottom:6px}
p{margin:0 0 14px}
a{color:var(--link)}
img{max-width:100%;height:auto;display:block}
:focus-visible{outline:3px solid var(--antique);outline-offset:2px}
.wrap{max-width:1080px;margin:0 auto;padding:0 24px}
.narrow{max-width:760px}
.skip{position:absolute;left:-999px;top:0;background:#fff;color:#000;padding:8px 12px;z-index:100}
.skip:focus{left:8px}

/* Hotspots strip */
.hotspot-bar{display:block;background:var(--teal-deep);color:#F3E3BF;text-align:center;font-size:13.5px;font-weight:500;padding:8px 16px;text-decoration:none}
.hotspot-bar strong{color:var(--antique);font-weight:700}
.hotspot-bar svg{width:14px;height:14px;vertical-align:-2px;margin-right:6px}
.hotspot-bar:hover{background:#013A39}

/* Nav */
.site-nav{position:sticky;top:0;z-index:50;background:var(--teal);padding:10px 24px}
.nav-inner{max-width:1080px;margin:0 auto;display:flex;align-items:center;justify-content:space-between;gap:16px}
.nav-brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:#fff}
.nav-brand img{width:44px;height:44px;border-radius:8px}
.nav-brand .n{font-family:'Fraunces',serif;font-weight:700;font-size:16px;line-height:1.1}
.nav-brand .r{font-size:11px;color:var(--antique);white-space:nowrap}
.nav-links{display:flex;align-items:center;gap:18px}
.nav-links>a,.nav-dd>button{color:#E4F2ED;text-decoration:none;font-size:14px;font-weight:500;white-space:nowrap;background:none;border:0;font-family:inherit;cursor:pointer;padding:0;display:flex;align-items:center;gap:4px}
.nav-links>a:hover,.nav-dd>button:hover,.nav-links>a[aria-current="page"]{color:#fff;text-decoration:underline;text-underline-offset:5px;text-decoration-color:var(--antique)}
.nav-dd{position:relative}
.nav-dd svg{width:12px;height:12px}
.nav-dd-menu{display:none;position:absolute;top:calc(100% + 14px);left:-12px;background:var(--card-bg);border:1px solid var(--border);border-radius:12px;box-shadow:0 12px 30px rgba(1,95,93,.18);min-width:220px;padding:8px}
.nav-dd.open .nav-dd-menu{display:block}
.nav-dd-menu a{display:block;padding:9px 12px;border-radius:8px;color:var(--text);text-decoration:none;font-size:14px}
.nav-dd-menu a:hover{background:var(--bg-soft)}
.nav-links>a.nav-call{background:var(--antique);color:#2E2108!important;padding:9px 16px;border-radius:999px;font-weight:700!important;text-decoration:none!important}
.nav-toggle{display:none;background:none;border:0;color:#fff;font-size:24px;cursor:pointer;line-height:1}
@media (max-width:980px){
  .nav-toggle{display:block}
  .nav-links{display:none}
  .nav-links.open{display:flex;flex-direction:column;align-items:flex-start;position:absolute;top:64px;left:0;right:0;background:var(--teal-dark);padding:18px 24px 22px;gap:14px}
  .nav-dd-menu{position:static;box-shadow:none;border:0;background:transparent;padding:4px 0 0 12px;min-width:0}
  .nav-dd-menu a{color:#E4F2ED;padding:6px 0}
  .nav-dd-menu a:hover{background:none;color:#fff}
}

/* Page head */
.page-head{background:linear-gradient(165deg,var(--teal) 0%,var(--teal-dark) 100%);color:#fff;padding:38px 24px 96px;position:relative;overflow:hidden}
.page-head .skyline{position:absolute;bottom:0;left:0;width:100%;height:60px;opacity:.35}
.page-head .wrap{position:relative;padding:0}
.crumbs{font-size:13px;margin-bottom:14px;color:#CDE7E1}
.crumbs a{color:#fff}
.page-head h1{font-size:clamp(30px,5vw,48px);max-width:820px;letter-spacing:-.01em}
.page-head .lede{font-size:17px;max-width:680px;margin:14px 0 0;color:#E4F2ED}
.home .page-head{padding-top:56px;text-align:left}

/* Gary's honest answer */
.answer{max-width:1080px;margin:-64px auto 0;padding:0 24px;position:relative;z-index:2}
.answer-inner{background:var(--answer-bg);border:1px solid var(--border);border-left:5px solid var(--antique);border-radius:6px 16px 16px 6px;padding:24px 26px;display:grid;grid-template-columns:64px 1fr;gap:18px;box-shadow:0 14px 34px rgba(1,72,71,.14)}
.answer img{width:64px;height:64px;border-radius:50%;border:3px solid #fff;object-fit:cover}
.answer-label{font-size:13px;font-weight:700;color:var(--teal-dark);margin:0 0 4px}
:root[data-theme="dark"] .answer-label{color:var(--antique)}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .answer-label{color:var(--antique)}}
.answer-text{font-family:'Fraunces',Georgia,serif;font-size:19px;line-height:1.55;font-weight:600;margin:0}
.answer-text+.answer-text{margin-top:10px}
.answer .cta-row{margin-top:18px}
@media (max-width:600px){.answer-inner{grid-template-columns:1fr;padding:20px}.answer img{width:52px;height:52px}.answer-text{font-size:17.5px}}

/* Buttons */
.cta-row{display:flex;flex-wrap:wrap;gap:12px}
.btn{display:inline-block;padding:13px 22px;border-radius:999px;font-weight:600;font-size:15px;text-decoration:none;border:2px solid transparent;line-height:1.2}
.btn-primary{background:var(--antique);color:#2E2108}
.btn-primary:hover{background:#DDAE55}
.btn-outline{border-color:var(--teal-dark);color:var(--teal-dark)}
:root[data-theme="dark"] .btn-outline{border-color:var(--peppermint);color:var(--peppermint)}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .btn-outline{border-color:var(--peppermint);color:var(--peppermint)}}
.btn-outline:hover{background:var(--bg-soft)}

/* Sections */
section{padding:56px 0}
section.soft{background:var(--bg-soft)}
.section-intro{color:var(--text-muted);max-width:680px;margin-bottom:26px}
.prose p,.prose li{max-width:72ch}
.prose ul{padding-left:20px;margin:0 0 14px}
.prose li{margin-bottom:6px}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:36px;align-items:start}
@media (max-width:820px){.two-col{grid-template-columns:1fr}}

/* Lists of services etc */
.plain-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:26px 32px}
.plain-grid h3{color:var(--teal-dark)}
:root[data-theme="dark"] .plain-grid h3{color:var(--peppermint)}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .plain-grid h3{color:var(--peppermint)}}
.plain-grid p{color:var(--text-muted);margin:0}
.steps{list-style:none;padding:0;margin:0;counter-reset:s}
.steps li{counter-increment:s;display:grid;grid-template-columns:42px 1fr;gap:14px;padding:14px 0;border-bottom:1px solid var(--border)}
.steps li:last-child{border-bottom:0}
.steps li::before{content:counter(s);width:36px;height:36px;border-radius:50%;background:var(--teal);color:#fff;font-weight:700;display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif}
.steps h3{font-size:17px;margin:4px 0 2px}
.steps p{margin:0;color:var(--text-muted)}

/* Data table */
.table-scroll{overflow-x:auto}
table.data{border-collapse:collapse;width:100%;min-width:420px;font-size:15px}
table.data th,table.data td{text-align:left;padding:11px 14px;border-bottom:1px solid var(--border)}
table.data th{font-weight:600;color:var(--text-muted);font-size:13.5px}
table.data td.num{font-family:'Fraunces',serif;font-weight:700;font-size:18px;white-space:nowrap}
.source{font-size:13px;color:var(--text-muted);margin-top:10px}

/* Sold */
.sold-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:18px}
.sold-card{margin:0;border-radius:12px;overflow:hidden;background:var(--card-bg);border:1px solid var(--border)}
.sold-card img{aspect-ratio:4/3;object-fit:cover;width:100%}
.sold-card figcaption{padding:10px 14px;font-size:14.5px;font-weight:600}
.sold-card figcaption span{display:block;font-weight:500;color:var(--teal-dark);font-size:13.5px}

/* Reviews */
.reviews{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:22px}
.review{margin:0;padding:0 0 0 18px;border-left:3px solid var(--antique)}
.review p{font-style:italic}
.review footer{font-size:14px;font-weight:600}
.review footer span{display:block;font-weight:400;color:var(--text-muted)}

/* Area tools box */
.tools{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media (max-width:700px){.tools{grid-template-columns:1fr}}
.tool{display:block;text-decoration:none;color:inherit;background:var(--card-bg);border:1px solid var(--border);border-radius:14px;padding:22px}
.tool:hover{border-color:var(--teal)}
.tool h3{color:var(--teal-dark);margin-bottom:6px}
:root[data-theme="dark"] .tool h3{color:var(--peppermint)}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .tool h3{color:var(--peppermint)}}
.tool p{margin:0;color:var(--text-muted);font-size:15px}
.tool .go{display:inline-block;margin-top:12px;font-weight:600;color:var(--link)}

/* FAQ */
.faq details{border-bottom:1px solid var(--border);padding:4px 0}
.faq summary{cursor:pointer;font-weight:600;font-size:16.5px;padding:14px 28px 14px 0;list-style:none;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:10px;font-size:22px;color:var(--teal)}
.faq details[open] summary::after{content:"–"}
.faq details p{color:var(--text-muted);margin:0 0 16px}

/* Valuation form */
.val-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:34px;align-items:start}
@media (max-width:860px){.val-grid{grid-template-columns:1fr}.val-grid .form-card{order:-1}}
.form-card{background:var(--card-bg);border:1px solid var(--border);border-radius:16px;padding:26px;box-shadow:0 10px 30px rgba(1,72,71,.10)}
.form-card h2{font-size:24px;margin-bottom:4px}
.form-card .sub{color:var(--text-muted);font-size:14.5px}
.field{margin-bottom:14px}
.field label,.field .lbl{display:block;font-size:14px;font-weight:600;margin-bottom:5px}
.field input,.field textarea{width:100%;padding:12px 14px;border:1.5px solid var(--border);border-radius:10px;font:inherit;background:var(--bg);color:var(--text)}
.field textarea{min-height:80px;resize:vertical}
.field input:focus,.field textarea:focus{border-color:var(--teal);outline:none}
.field .err{display:none;color:#B3261E;font-size:13px;margin-top:4px}
.field.invalid input{border-color:#B3261E}
.field.invalid .err{display:block}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
@media (max-width:520px){.row2{grid-template-columns:1fr}}
.pills{display:flex;flex-wrap:wrap;gap:8px}
.pills label{display:inline-flex;align-items:center;gap:6px;border:1.5px solid var(--border);border-radius:999px;padding:8px 14px;font-size:14px;font-weight:500;cursor:pointer;margin:0}
.pills input{accent-color:var(--teal);width:auto;margin:0}
.pills label:has(input:checked){border-color:var(--teal);background:var(--bg-soft)}
.submit{width:100%;background:var(--teal);color:#fff;border:0;border-radius:999px;padding:15px;font:inherit;font-weight:700;font-size:16px;cursor:pointer;margin-top:4px}
.submit:hover{background:var(--teal-dark)}
.submit:disabled{opacity:.6}
.form-note{font-size:13px;color:var(--text-muted);margin-top:10px}
.form-done{text-align:center;padding:20px 6px}
.includes{list-style:none;padding:0;margin:0 0 16px}
.includes li{padding:9px 0 9px 30px;position:relative;border-bottom:1px solid var(--border)}
.includes li::before{content:"";position:absolute;left:4px;top:15px;width:14px;height:8px;border-left:2.5px solid var(--teal);border-bottom:2.5px solid var(--teal);transform:rotate(-45deg)}

/* Contact */
.contact-list{list-style:none;padding:0;margin:0}
.contact-list li{padding:14px 0;border-bottom:1px solid var(--border)}
.contact-list .k{display:block;font-size:13px;color:var(--text-muted)}
.contact-list a{font-size:19px;font-weight:600;text-decoration:none}
.social{display:flex;gap:10px;margin-top:16px}
.social a{width:42px;height:42px;border-radius:50%;background:var(--teal);display:flex;align-items:center;justify-content:center}
.social svg{width:20px;height:20px;fill:#fff}

/* About */
.about-photo{width:240px;border-radius:50%;border:6px solid var(--champagne)}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin-top:26px}
.gallery img{border-radius:12px;aspect-ratio:1;object-fit:cover}
@media (max-width:640px){.gallery{grid-template-columns:repeat(2,1fr)}}
.partner-photo{border-radius:16px;max-height:520px;object-fit:cover}

/* CTA band */
.cta-band{background:var(--teal-dark);color:#fff;padding:48px 24px;text-align:center}
.cta-band h2{color:#fff}
.cta-band p{color:#D7ECE7;max-width:600px;margin:0 auto 20px}
.cta-band .cta-row{justify-content:center}
.cta-band .btn-outline{border-color:#fff;color:#fff}
.cta-band .btn-outline:hover{background:rgba(255,255,255,.1)}

/* Footer */
.site-footer{background:#012F2E;color:#C9DDD8;padding:46px 24px 30px;font-size:14.5px}
.site-footer a{color:#fff}
.foot-grid{max-width:1080px;margin:0 auto;display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:30px}
@media (max-width:820px){.foot-grid{grid-template-columns:1fr}}
.site-footer h2{font-size:17px;color:#fff;margin-bottom:10px}
.nap{font-style:normal;line-height:1.8}
.nap strong{color:#fff;font-family:'Fraunces',serif;font-size:17px}
.foot-links{list-style:none;padding:0;margin:0;line-height:2}
.foot-links a{text-decoration:none}
.foot-links a:hover{text-decoration:underline}
.badges{display:flex;flex-wrap:wrap;gap:8px;margin-top:14px}
.badges span{border:1px solid rgba(230,189,109,.5);color:var(--antique);font-size:12px;font-weight:600;padding:5px 11px;border-radius:999px}
.foot-base{max-width:1080px;margin:28px auto 0;padding-top:18px;border-top:1px solid rgba(255,255,255,.12);font-size:13px;opacity:.85}
.instant-tool{display:grid;grid-template-columns:1.4fr 1fr;gap:30px;align-items:center;background:var(--card-bg);border:2px solid var(--teal);border-radius:18px;padding:30px 32px;box-shadow:0 14px 34px rgba(1,72,71,.12)}
.instant-tool .includes{margin-bottom:10px}
.instant-go{text-align:center}
.btn-big{font-size:18px;padding:17px 30px;width:100%;max-width:340px}
@media (max-width:760px){.instant-tool{grid-template-columns:1fr;padding:22px}}

/* Local results cards */
.results{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:18px}
.result{background:var(--card-bg);border:1px solid var(--border);border-left:5px solid var(--antique);border-radius:6px 14px 14px 6px;padding:20px 22px}
.result h3{font-size:20px;margin:2px 0 6px}
.result h2{margin:2px 0 8px}
.result p{margin:0 0 6px;color:var(--text)}
.result-tag{font-size:13px;font-weight:700;color:var(--teal-dark)!important;margin:0!important}
:root[data-theme="dark"] .result-tag{color:var(--antique)!important}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .result-tag{color:var(--antique)!important}}

.result.has-img{padding:0;overflow:hidden;display:flex;flex-direction:column}
.result.has-img img{width:100%;aspect-ratio:4/3;object-fit:cover}
.result-body{padding:18px 22px 20px}