:root{--navy:#0f2a44;--blue:#1f5f99;--accent:#e8a33d;--bg:#f6f8fb;--text:#1d2733;--muted:#5b6b7c;--card:#fff;--border:#dde3ea;--ok:#2e7d4f}
*{box-sizing:border-box}body{margin:0;font-family:system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;color:var(--text);background:var(--bg);line-height:1.55}
a{color:var(--blue)}.wrap{max-width:1120px;margin:0 auto;padding:0 20px}
.ph{background:#fff3cd;border:1px dashed #c99a2e;padding:0 4px;border-radius:3px;font-weight:600;color:#7a5600}
header.site{background:var(--navy);color:#fff}header.site .wrap{display:flex;align-items:center;justify-content:space-between;padding:14px 20px;gap:12px;flex-wrap:wrap}
.brand{font-weight:800;font-size:1.25rem;letter-spacing:.3px;color:#fff;text-decoration:none}.brand span{color:var(--accent)}
.callbar a{color:#fff;font-weight:600;text-decoration:none}
.hero{background:linear-gradient(135deg,var(--navy),var(--blue));color:#fff;padding:48px 0 56px}
.hero .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:36px;align-items:start}
.hero h1{font-size:2.4rem;line-height:1.15;margin:0 0 14px}.hero p.lead{font-size:1.15rem;opacity:.95;margin:0 0 18px}
.checks{list-style:none;padding:0;margin:0 0 18px}.checks li{padding:4px 0 4px 28px;position:relative}.checks li:before{content:"✓";position:absolute;left:0;color:var(--accent);font-weight:900}
.card{background:var(--card);color:var(--text);border-radius:12px;box-shadow:0 10px 30px rgba(15,42,68,.18);padding:24px;border:1px solid var(--border)}
.card h2{margin:0 0 4px;font-size:1.35rem}.card .sub{color:var(--muted);margin:0 0 14px;font-size:.95rem}
label{display:block;font-weight:600;font-size:.88rem;margin:10px 0 4px}
input,select,textarea{width:100%;padding:10px 12px;border:1px solid #c5cfda;border-radius:8px;font:inherit;background:#fff}
textarea{min-height:80px}.row2{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.btn{display:inline-block;background:var(--accent);color:#1b1b1b;border:0;border-radius:8px;padding:12px 18px;font-weight:700;font-size:1rem;cursor:pointer;text-decoration:none}
.btn.full{width:100%;margin-top:14px}.btn.sec{background:var(--blue);color:#fff}.btn.ghost{background:#fff;border:1px solid var(--border);color:var(--text)}.btn.sm{padding:6px 10px;font-size:.85rem}
.fine{font-size:.78rem;color:var(--muted);margin-top:8px}
section{padding:52px 0}section h2.t{font-size:1.8rem;text-align:center;margin:0 0 8px}section p.st{text-align:center;color:var(--muted);max-width:680px;margin:0 auto 28px}
.grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.tile{background:#fff;border:1px solid var(--border);border-radius:10px;padding:18px}.tile h3{margin:0 0 6px;font-size:1.05rem;color:var(--navy)}.tile p{margin:0;color:var(--muted);font-size:.93rem}
.step .n{width:36px;height:36px;border-radius:50%;background:var(--navy);color:#fff;display:flex;align-items:center;justify-content:center;font-weight:800;margin-bottom:8px}
.alt{background:#fff}table.cmp{width:100%;border-collapse:collapse;background:#fff;border:1px solid var(--border);border-radius:10px;overflow:hidden}
table.cmp th,table.cmp td{padding:12px;border-bottom:1px solid var(--border);text-align:left}table.cmp th{background:#eef3f8}
.faq details{background:#fff;border:1px solid var(--border);border-radius:8px;padding:12px 16px;margin-bottom:10px}.faq summary{font-weight:700;cursor:pointer}
.cta{background:var(--navy);color:#fff;text-align:center}.cta h2{margin:0 0 10px}
footer{background:#0b1e31;color:#b9c6d3;padding:28px 0;font-size:.85rem}footer a{color:#fff}
.notice{padding:12px 14px;border-radius:8px;margin:12px 0}.notice.ok{background:#e5f4ea;border:1px solid #b5dcc2}.notice.err{background:#fde8e8;border:1px solid #f3b9b9}
@media(max-width:860px){.hero .wrap{grid-template-columns:1fr}.hero h1{font-size:1.85rem}.grid{grid-template-columns:1fr 1fr}.grid3{grid-template-columns:1fr}}
@media(max-width:520px){.grid{grid-template-columns:1fr}.row2{grid-template-columns:1fr}}
/* admin */
.admin header.site .wrap{padding:10px 20px}.admin nav a{color:#fff;margin-left:14px;text-decoration:none;font-weight:600}
.admin main{padding:20px 0 40px}.stats{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:10px}
.stat{background:#fff;border:1px solid var(--border);border-radius:10px;padding:10px 14px;min-width:110px}.stat b{display:block;font-size:1.4rem;color:var(--navy)}.stat span{font-size:.8rem;color:var(--muted)}
.statgroup h4{margin:12px 0 6px;font-size:.85rem;text-transform:uppercase;color:var(--muted);letter-spacing:.5px}
.filters{display:flex;flex-wrap:wrap;gap:8px;align-items:end;background:#fff;border:1px solid var(--border);border-radius:10px;padding:12px;margin:14px 0}
.filters>div{flex:1 1 150px}.filters label{margin-top:0}
.tbl{width:100%;border-collapse:collapse;background:#fff;border:1px solid var(--border);font-size:.9rem}
.tbl th,.tbl td{padding:8px 10px;border-bottom:1px solid var(--border);text-align:left;vertical-align:top}.tbl th{background:#eef3f8;white-space:nowrap}.tbl th a{color:var(--text);text-decoration:none}
.tbl tr:hover td{background:#fafcff}.tblwrap{overflow-x:auto}
.badge{display:inline-block;padding:2px 8px;border-radius:20px;font-size:.78rem;font-weight:700;background:#e7edf4;white-space:nowrap}
.b-New{background:#dbeafe;color:#1e40af}.b-Contacted{background:#fef3c7;color:#92400e}.b-Appointment{background:#ede9fe;color:#5b21b6}.b-Offer-Made{background:#ffedd5;color:#9a3412}.b-Under-Contract{background:#dcfce7;color:#166534}.b-Dead{background:#f1f5f9;color:#64748b}
.due{color:#b91c1c;font-weight:700}.formgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:0 14px}@media(max-width:760px){.formgrid{grid-template-columns:1fr}}
.notes li{background:#fff;border:1px solid var(--border);border-radius:8px;padding:8px 12px;margin-bottom:6px;list-style:none}.notes{padding:0}.notes small{color:var(--muted)}
/* public nav + content pages */
.pubnav{display:flex;align-items:center;gap:16px;flex-wrap:wrap}
.dd{position:relative}.dd summary{cursor:pointer;color:#fff;font-weight:600;list-style:none}.dd summary::-webkit-details-marker{display:none}.dd summary:after{content:" ▾";opacity:.8}
.ddm{position:absolute;right:0;top:calc(100% + 8px);background:#fff;border:1px solid var(--border);border-radius:10px;box-shadow:0 10px 30px rgba(0,0,0,.18);padding:8px;min-width:220px;z-index:20;display:flex;flex-direction:column}
.ddm a{color:var(--text);text-decoration:none;padding:7px 10px;border-radius:6px}.ddm a:hover{background:#eef3f8}
.hero.sm{padding:30px 0 40px}.hero.sm h1{font-size:2rem}.hero .lead a,.herofocus a{color:#ffd48a}
.herofocus{background:rgba(255,255,255,.1);border-left:4px solid var(--accent);padding:10px 12px;border-radius:6px}
.crumbs{font-size:.85rem;opacity:.9;margin-bottom:10px}.crumbs a{color:#cfe2f5}
.page-grid{display:grid;grid-template-columns:1fr 300px;gap:32px;align-items:start}
.prose h2{color:var(--navy);font-size:1.4rem;margin:28px 0 10px}.prose h2:first-child{margin-top:0}.prose-list{padding-left:20px}.prose-list li{margin-bottom:8px}
.side .tile{margin-bottom:16px}.side ul{padding-left:18px;margin:6px 0 0}.side li{margin:4px 0}
a.tile,a.fcard{text-decoration:none;color:inherit;display:block}a.tile:hover,a.fcard:hover{border-color:var(--blue);box-shadow:0 4px 14px rgba(31,95,153,.12)}
.tile .more,.fcard .more{display:inline-block;margin-top:8px;color:var(--blue);font-weight:700;font-size:.9rem}
.townlist{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.tag{display:inline-block;background:var(--accent);color:#1b1b1b;font-size:.7rem;font-weight:800;text-transform:uppercase;letter-spacing:.4px;padding:2px 8px;border-radius:20px;vertical-align:middle}
.areas{background:#eef3f8}.featured{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-bottom:18px}
.fcard{background:var(--navy);color:#fff!important;border-radius:12px;padding:22px;border:2px solid var(--accent)}.fcard h3{margin:8px 0 6px;font-size:1.4rem;color:#fff}.fcard p{color:#d6e2ee;margin:0}.fcard .more{color:var(--accent)}
.countycols{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.countycols h3 a{color:var(--navy)}
footer .fcols{display:grid;grid-template-columns:2fr 1fr;gap:24px;border-bottom:1px solid #22384f;margin-bottom:14px}footer h4{color:#fff;margin:0 0 6px}
@media(max-width:860px){.page-grid,.featured,.countycols,.townlist,footer .fcols{grid-template-columns:1fr}.pubnav{gap:12px;font-size:.92rem}.ddm{right:auto;left:0}}
a.tel{color:inherit;font-weight:700;text-decoration:underline;text-underline-offset:2px}
.callbar a.tel{color:#fff}.hero a.tel{color:#ffd48a}footer a.tel{color:#fff}
.cta .callbtns .btn.ghost{background:transparent;color:#fff;border-color:#fff}
.mobilebar{display:none}
@media(max-width:860px){.mobilebar{display:grid;grid-template-columns:1fr 1fr 1.2fr;position:fixed;left:0;right:0;bottom:0;z-index:50;background:var(--navy);box-shadow:0 -4px 14px rgba(0,0,0,.25)}
.mobilebar a{color:#fff;text-align:center;padding:14px 6px;font-weight:700;text-decoration:none;border-right:1px solid #22384f}.mobilebar a.offer{background:var(--accent);color:#1b1b1b;border:0}body:not(.admin){padding-bottom:52px}}