/* TomFalcone.com — shared styles */
:root{
  --ink:#0E2A36; --accent:#CC4C17; --accent-dk:#A83C10; --bg:#EEF0EE; --card:#FFFFFF;
  --muted:#4A5860; --body:#3F4D55; --soft:#C9D3D8; --line:#E1E5E3; --tint:#FBE9E2; --tint-ink:#9C3810;
  --peach:#F2A07B; --field:#D5DBD8;
  --r-lg:28px; --r-md:22px; --r-sm:16px;
  --sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,Menlo,monospace;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);background:var(--bg);color:var(--ink);font-size:17px;line-height:1.6;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{margin:0;font-weight:800;letter-spacing:-.035em;line-height:1.04;text-wrap:balance}
p{margin:0}
.wrap{max-width:1320px;margin:0 auto;padding:0 20px}
.section{padding-top:88px}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:12px;top:12px}
:focus-visible{outline:3px solid var(--peach);outline-offset:2px}

/* ticker */
.ticker{background:var(--ink);color:#DCE3E6;font-family:var(--mono);font-size:13px;letter-spacing:.04em;white-space:nowrap;overflow:hidden;height:38px;display:flex;align-items:center}
.ticker__track{display:inline-flex;gap:44px;padding-left:24px;animation:crawl 45s linear infinite}
.ticker__track span b{font-weight:400;color:#8FA0A8}
.ticker__track span i{font-style:normal;color:var(--peach)}
@keyframes crawl{from{transform:translateX(0)}to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.ticker__track{animation:none}html{scroll-behavior:auto}}

/* header */
.site-header{max-width:1320px;margin:0 auto;padding:16px 20px;display:flex;align-items:center;justify-content:space-between;gap:12px 28px;position:relative}
.brand{text-decoration:none;display:flex;align-items:center;gap:10px}
.brand__mark{width:38px;height:38px;border-radius:12px;background:var(--accent);color:#fff;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:16px;flex:none}
.brand__name{display:flex;flex-direction:column;line-height:1.15}
.brand__name strong{font-weight:800;font-size:20px;letter-spacing:-.02em}
.brand__name small{font-size:12px;font-weight:600;color:var(--muted)}
.nav{display:flex;align-items:center;gap:4px;background:var(--card);border-radius:999px;padding:6px}
.nav a{padding:0 16px;min-height:40px;display:inline-flex;align-items:center;font-weight:600;font-size:15px;text-decoration:none;border-radius:999px}
.nav a:hover{text-decoration:underline;text-underline-offset:4px}
.nav a[aria-current=page]{background:var(--bg);font-weight:800}
.nav a.nav__cta{background:var(--accent);color:#fff;font-weight:700}
.nav a.nav__cta:hover{background:var(--accent-dk);text-decoration:none}
.menu-btn{display:none;font:inherit;font-weight:700;font-size:15px;border:0;background:var(--card);color:var(--ink);border-radius:999px;padding:0 18px;min-height:44px;cursor:pointer;align-items:center;gap:8px}
.menu-btn__bars,.menu-btn__bars::before,.menu-btn__bars::after{display:block;width:16px;height:2px;background:currentColor;position:relative;content:""}
.menu-btn__bars::before{position:absolute;top:-5px}.menu-btn__bars::after{position:absolute;top:5px}
@media (max-width:980px){
  .menu-btn{display:inline-flex}
  .nav{display:none;position:absolute;top:100%;left:20px;right:20px;flex-direction:column;align-items:stretch;border-radius:var(--r-md);padding:10px;z-index:50;box-shadow:0 18px 40px rgba(10,20,28,.18)}
  .nav.is-open{display:flex}
  .nav a{min-height:48px;justify-content:flex-start;font-size:17px}
  .nav a.nav__cta{justify-content:center;margin-top:6px}
}

/* buttons, pills */
.btn{text-align:center;font:inherit;font-weight:700;font-size:16px;text-decoration:none;display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:50px;padding:0 24px;border-radius:999px;border:0;cursor:pointer;transition:filter .15s,background .15s}
.btn--lg{min-height:54px;font-size:17px;padding:0 26px}
.btn--accent{background:var(--accent);color:#fff}.btn--accent:hover{background:var(--accent-dk)}
.btn--white{background:#fff;color:var(--ink)}.btn--white:hover{filter:brightness(.95)}
.btn--ghost{background:rgba(255,255,255,.14);color:#fff}.btn--ghost:hover{background:rgba(255,255,255,.22)}
.btn--ink{background:var(--ink);color:#fff}.btn--ink:hover{filter:brightness(1.2)}
.btn--soft{background:var(--bg);color:var(--ink)}.btn--soft:hover{filter:brightness(.96)}
.btn--outline{background:transparent;color:#fff;border:1.5px solid #fff}
.chip{display:inline-block;align-self:flex-start;border-radius:999px;padding:6px 14px;font-size:13px;font-weight:700;background:var(--card)}
.chip--tint{background:var(--tint);color:var(--tint-ink)}
.chip--line{background:transparent;border:1px solid rgba(255,255,255,.35);color:#fff;font-weight:600}
.btn-row{display:flex;flex-wrap:wrap;gap:10px}
.mono{font-family:var(--mono)}

/* cards & layout helpers */
.card{background:var(--card);border-radius:var(--r-lg);padding:44px}
.card--dark{background:var(--ink);color:#fff}
.card--accent{background:var(--accent);color:#fff}
.grid{display:grid;gap:14px}
.grid--auto-280{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}
.grid--auto-240{grid-template-columns:repeat(auto-fit,minmax(240px,1fr))}
.grid--auto-220{grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.grid--auto-200{grid-template-columns:repeat(auto-fit,minmax(200px,1fr))}
.split{display:flex;flex-wrap:wrap;gap:28px 56px}
.split>*{min-width:0}
.sec-head{display:flex;flex-direction:column;gap:10px;max-width:720px;margin-bottom:26px}
.sec-head--row{max-width:none;flex-direction:row;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:16px 40px}
.h-xl{font-size:clamp(40px,6.2vw,72px);line-height:.98;letter-spacing:-.04em}
.h-lg{font-size:clamp(34px,4.6vw,56px)}
.h-md{font-size:clamp(30px,3.8vw,48px)}
.h-sm{font-size:clamp(26px,3vw,36px)}
.lede{font-size:18px;color:var(--soft);max-width:560px}
.muted{color:var(--muted)}
.small{font-size:13px}
.step{background:var(--card);border-radius:24px;padding:26px;display:flex;flex-direction:column;gap:10px}
.step__n{font-family:var(--mono);font-size:15px;color:var(--accent)}
.step__t{font-weight:800;font-size:22px;line-height:1.2}
.step__d{font-size:15px;color:var(--muted)}
.tile{background:rgba(255,255,255,.07);border-radius:20px;padding:20px;display:flex;flex-direction:column;gap:4px}
.tile strong{font-size:18px}
.tile span{font-size:14px;color:var(--soft)}
.photo{width:100%;object-fit:cover;border-radius:var(--r-md)}

/* page hero (inner pages) */
.page-hero{display:flex;flex-wrap:wrap;gap:14px}
.page-hero__text{flex:1 1 520px;min-width:0;background:var(--ink);color:#fff;border-radius:var(--r-lg);padding:48px;display:flex;flex-direction:column;justify-content:space-between;gap:32px;min-height:520px}
.page-hero__text>div{display:flex;flex-direction:column;gap:18px}
.page-hero__img{flex:1 1 420px;min-width:0;min-height:520px;object-fit:cover;border-radius:var(--r-lg)}
@media (max-width:700px){
  .page-hero__text{padding:32px 26px;min-height:0}
  .page-hero__img{min-height:300px}
  .card{padding:30px 24px}
}

/* home hero */
.hero{border-radius:var(--r-lg);overflow:hidden;min-height:700px;display:flex;align-items:flex-end;background:var(--ink) url(../img/hero-holland-walnut.jpg) center 45%/cover no-repeat}
.hero__shade{width:100%;padding:160px 0 56px;background:linear-gradient(180deg,rgba(14,42,54,0) 0%,rgba(14,42,54,.85) 62%)}
.hero__inner{max-width:1240px;margin:0 auto;padding:0 28px;display:flex;flex-direction:column;gap:22px;color:#fff}
.hero h1{max-width:1060px;font-size:clamp(44px,7vw,92px);line-height:.98;letter-spacing:-.04em}
.hero h1 span{color:var(--peach)}
.hero p{max-width:620px;font-size:20px;color:#DCE3E6}
.hero__credit{font-size:13px;color:var(--soft)}
@media (max-width:700px){.hero{min-height:620px}.hero__shade{padding-top:120px}.hero__inner{padding:0 22px}.hero p{font-size:18px}}

/* numbered rows */
.rows{display:flex;flex-direction:column}
.row-link{text-decoration:none;display:grid;grid-template-columns:96px minmax(0,1fr) 56px;gap:24px;align-items:center;border-top:1.5px solid var(--ink);padding:22px 16px;border-radius:4px;transition:background .2s}
.row-link:hover{background:#fff}
.row-link__n{font-family:var(--mono);font-size:36px;color:var(--accent);line-height:1}
.row-link__t{font-weight:800;font-size:32px;line-height:1.15;letter-spacing:-.02em;display:block}
.row-link__d{font-size:17px;color:var(--muted);display:block}
.row-link__go{width:52px;height:52px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center;font-size:22px;transition:background .2s,color .2s}
.row-link:hover .row-link__go{background:var(--accent);color:#fff}
@media (max-width:700px){.row-link{grid-template-columns:52px minmax(0,1fr);gap:14px;padding:18px 6px}.row-link__n{font-size:24px}.row-link__t{font-size:24px}.row-link__d{font-size:15px}.row-link__go{display:none}}

/* market read */
.stat{background:rgba(255,255,255,.07);border-radius:20px;padding:22px;display:flex;flex-direction:column;gap:6px}
.stat strong{font-weight:800;font-size:40px;letter-spacing:-.03em;line-height:1}
.stat span{font-size:14px;color:var(--soft)}
.stat--hot{background:var(--accent)}.stat--hot span{color:#FFE7DC}

/* town cards */
.town-card{position:relative;display:block;border-radius:24px;overflow:hidden;aspect-ratio:3/4;background:#D9DEDC;text-decoration:none}
.town-card img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.town-card:hover img{transform:scale(1.04)}
.town-card__label{position:absolute;left:10px;right:10px;bottom:10px;background:#fff;border-radius:18px;padding:14px 16px;display:flex;flex-direction:column;gap:2px}
.town-card__label strong{font-size:20px;display:flex;justify-content:space-between}
.town-card__label strong i{font-style:normal;color:var(--accent)}
.town-card__label span{font-size:13px;line-height:1.45;color:var(--muted)}
.placeholder{border:1.5px dashed #A9B4B1;border-radius:16px;background:var(--bg);display:flex;align-items:center;justify-content:center;text-align:center;padding:20px;font-size:14px;color:var(--muted)}
.town-card .placeholder{position:absolute;inset:16px 16px auto 16px;padding:14px;font-size:13px}

/* faq / accordions */
.faq{display:flex;flex-direction:column;gap:10px}
.faq details{background:#fff;border-radius:20px;overflow:hidden}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:16px;padding:18px 22px;min-height:64px;font-weight:700;font-size:18px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";flex:none;width:36px;height:36px;border-radius:50%;background:var(--bg);display:flex;align-items:center;justify-content:center;font-size:22px;font-weight:500;transition:background .2s,color .2s}
.faq details[open] summary::after{content:"−";background:var(--accent);color:#fff}
.faq details p{padding:0 22px 20px;color:var(--body);font-size:16px}

/* reviews */
.review{margin:0;background:var(--bg);border-radius:20px;padding:24px;display:flex;flex-direction:column;gap:12px}
.stars{color:var(--accent);letter-spacing:2px}
.review blockquote{margin:0;font-size:16px;color:var(--body)}
.review figcaption{font-weight:700;font-size:15px}

/* tabs */
.tabs{display:flex;flex-wrap:wrap;gap:4px;background:var(--bg);border-radius:999px;padding:4px;align-self:flex-start}
.tabs--loose{background:transparent;padding:0;gap:8px}
.tab{font:inherit;font-size:15px;font-weight:700;border:0;background:transparent;color:var(--muted);padding:0 16px;min-height:44px;border-radius:999px;cursor:pointer}
.tabs--loose .tab{background:#fff;color:var(--ink);padding:0 18px;min-height:46px}
.tab[aria-selected=true]{background:var(--ink);color:#fff}
[hidden]{display:none!important}

/* list rows */
.check-row{display:flex;gap:16px;align-items:flex-start;padding:18px 20px;background:#fff;border-radius:18px}
.check-row__n{flex:none;font-family:var(--mono);font-size:15px;color:var(--accent);padding-top:2px;width:26px}
.check-row strong{display:block;font-size:17px}
.check-row span{display:block;font-size:15px;color:var(--muted)}
.dot-row{display:flex;gap:14px;align-items:center;padding:14px 18px;background:#fff;border-radius:16px;font-weight:600}
.dot-row::before{content:"";flex:none;width:8px;height:8px;border-radius:50%;background:var(--accent)}
.bullet-row{display:flex;gap:14px;align-items:flex-start;border-top:1px solid var(--line);padding-top:12px}
.bullet-row::before{content:"";flex:none;width:10px;height:10px;border-radius:50%;background:var(--accent);margin-top:9px}
.bullet-row strong{display:block}
.bullet-row span{display:block;font-size:15px;color:var(--muted)}
.facts{display:flex;flex-direction:column}
.facts div{display:flex;justify-content:space-between;gap:16px;border-top:1px solid var(--line);padding:11px 0;font-size:15px}
.facts dt{color:var(--muted)}.facts dd{margin:0;font-weight:700;text-align:right}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips span{border-radius:999px;padding:10px 16px;font-size:15px;font-weight:600;background:var(--bg)}
.card--dark .chips span{background:rgba(255,255,255,.08)}

/* forms */
.form{display:flex;flex-direction:column;gap:16px}
.form h3{font-size:28px;letter-spacing:-.02em}
.field{display:flex;flex-direction:column;gap:6px}
.field label,.field legend,.legend{font-weight:700;font-size:15px}
.field .opt{font-weight:500;color:var(--muted)}
.input{font:inherit;font-size:16px;padding:0 16px;min-height:50px;border:1.5px solid var(--field);border-radius:14px;background:#fff;color:var(--ink);width:100%}
textarea.input{padding:12px 16px;min-height:96px;resize:vertical}
.input:focus{outline:3px solid var(--peach);outline-offset:1px;border-color:var(--ink)}
fieldset{border:0;margin:0;padding:0;min-width:0}
fieldset legend{margin-bottom:8px;padding:0}
.choices{display:flex;flex-wrap:wrap;gap:8px}
.choices--stack{flex-direction:column}
.choice{display:flex;gap:12px;align-items:flex-start;padding:12px 14px;border:1.5px solid var(--field);border-radius:14px;background:#fff;cursor:pointer;font-size:16px}
.choice input{width:20px;height:20px;margin:2px 0 0;accent-color:var(--accent);flex:none}
.form-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:12px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-error{color:#A3260F;font-weight:700;font-size:15px}
.form-done{display:flex;flex-direction:column;gap:12px;padding:20px 0}
.form-done__icon{width:56px;height:56px;border-radius:50%;background:var(--accent);color:#fff;display:flex;align-items:center;justify-content:center;font-size:28px;font-weight:800}
.progress{height:8px;border-radius:999px;background:var(--bg);overflow:hidden}
.progress>div{height:100%;background:var(--accent);transition:width .3s}
.qsteps{display:flex;flex-direction:column;gap:8px}
.qsteps li{display:flex;gap:12px;align-items:center;font-weight:600}
.qsteps li span{width:30px;height:30px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center;font-size:13px;font-weight:800;flex:none}
.qsteps li.is-current{font-weight:800}
.qsteps li.is-current span{background:var(--accent);color:#fff}
.qsteps li.is-done span{background:var(--ink);color:#fff}
.form-nav{display:flex;justify-content:space-between;gap:10px;border-top:1px solid var(--line);padding-top:18px}

/* calculators */
.calc{display:flex;flex-wrap:wrap;gap:14px}
.calc__inputs{flex:1.3 1 520px;min-width:0;background:#fff;border-radius:var(--r-lg);padding:32px;display:flex;flex-direction:column;gap:20px}
.calc__out{flex:1 1 380px;min-width:0;background:var(--ink);color:#fff;border-radius:var(--r-lg);padding:32px;display:flex;flex-direction:column;gap:18px}
.range-head{display:flex;justify-content:space-between;gap:12px;font-weight:700}
.range-head output{font-weight:800}
input[type=range]{width:100%;accent-color:var(--accent);height:28px}
.seg{display:flex;gap:8px}
.seg button{font:inherit;font-size:15px;font-weight:600;border:1.5px solid var(--field);background:#fff;color:var(--ink);border-radius:999px;padding:0 16px;min-height:44px;cursor:pointer}
.seg button[aria-pressed=true]{background:var(--ink);color:#fff;border-color:var(--ink)}
.big-num{font-weight:800;font-size:clamp(48px,6vw,72px);line-height:1;letter-spacing:-.04em}
.bar-row{display:flex;flex-direction:column;gap:6px}
.bar-row__lbl{display:flex;justify-content:space-between;font-size:15px}
.bar{height:8px;border-radius:999px;background:rgba(255,255,255,.1);overflow:hidden}
.bar>div{height:100%;border-radius:999px}
.line-items div{display:flex;justify-content:space-between;gap:12px;border-top:1px solid rgba(255,255,255,.12);padding:10px 0;font-size:15px}
.line-items div span:first-child{color:#DCE3E6}
.note{background:var(--bg);border-radius:16px;padding:16px 18px;display:flex;flex-direction:column;gap:6px;font-size:13px;color:var(--body)}
.note strong{font-size:14px;color:var(--ink)}
.static-field{display:flex;align-items:center;background:var(--bg);font-size:16px;padding:0 16px;min-height:50px;border-radius:14px}

/* tables */
.table-wrap{overflow-x:auto}
table{width:100%;min-width:480px;border-collapse:collapse;font-size:16px}
th{text-align:left;padding:12px 10px;border-bottom:2px solid var(--ink);font-size:13px;text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
td{padding:12px 10px;border-bottom:1px solid var(--line)}
td:first-child{font-weight:700}

/* town picker */
.town-panel{background:#fff;border-radius:var(--r-lg);padding:14px;display:flex;flex-wrap:wrap;gap:14px}
.town-panel__photos{flex:1.2 1 480px;min-width:0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}
.town-panel__photos{align-content:start}
.town-panel__photos>*{display:block;width:100%;height:220px;object-fit:cover;border-radius:20px}
.town-panel__photos>:first-child{grid-column:1/-1;height:340px}
.town-panel__text{flex:1 1 400px;min-width:0;padding:22px;display:flex;flex-direction:column;gap:16px}
.fit{background:var(--ink);color:#fff;border-radius:18px;padding:16px 18px;display:flex;flex-direction:column;gap:4px}
.fit small{font-size:13px;font-weight:700;color:var(--peach)}

/* resources */
.doc{text-decoration:none;background:#fff;border-radius:22px;padding:24px;display:flex;flex-direction:column;gap:10px;transition:transform .2s,box-shadow .2s}
.doc:hover{transform:translateY(-3px);box-shadow:0 14px 28px rgba(10,20,28,.10)}
.doc__top{display:flex;justify-content:space-between;align-items:center;gap:10px}
.doc__kind{font-family:var(--mono);font-size:12px;letter-spacing:.06em;color:var(--muted)}
.doc__badge{font-size:12px;font-weight:700;border-radius:999px;padding:4px 10px;background:var(--tint);color:var(--tint-ink)}
.doc--soon .doc__badge{background:var(--bg);color:var(--muted)}
.doc__t{font-weight:800;font-size:20px;line-height:1.25}
.doc__d{font-size:15px;color:var(--muted);flex:1}
.doc__cta{font-weight:700;font-size:15px;color:var(--tint-ink)}
.res-group{display:flex;flex-direction:column;gap:14px;margin-bottom:18px}
.res-group[hidden]{display:none}

/* cta band */
.cta-band{background:var(--accent);color:#fff;border-radius:var(--r-lg);padding:52px 48px;display:flex;flex-wrap:wrap;gap:24px 56px;align-items:flex-end;justify-content:space-between}
.cta-band h2{font-size:clamp(48px,7vw,84px);line-height:.95;letter-spacing:-.045em}
.cta-band small{font-size:14px;font-weight:700;color:#FFE7DC}
@media (max-width:700px){.cta-band{padding:36px 26px}}

/* footer */
.site-footer{background:var(--ink);color:#DCE3E6;margin-top:88px}
.site-footer__inner{max-width:1320px;margin:0 auto;padding:52px 20px 44px;display:flex;flex-direction:column;gap:32px}
.foot-cols{display:flex;flex-wrap:wrap;justify-content:space-between;gap:24px 56px;font-size:15px}
.foot-cols div{display:flex;flex-direction:column;gap:6px}
.foot-cols strong{font-weight:800;color:#fff}
.foot-cols a{text-decoration:none}.foot-cols a:hover{text-decoration:underline}
.foot-legal{display:flex;flex-wrap:wrap;align-items:center;gap:14px 28px;border-top:1px solid rgba(255,255,255,.15);padding-top:22px;font-size:13px;color:var(--soft)}
.foot-legal img{height:36px;width:auto}
.foot-legal a{color:#fff}

/* Mobile fixes */
.facts dt{white-space:nowrap}
@media (max-width:700px){
.town-panel__photos{flex-basis:100%}
.town-panel__photos>*{height:140px;border-radius:16px}
.town-panel__photos>:first-child{height:220px}
.town-panel__text{padding:14px 8px 8px}
.tabs:not(.tabs--loose){background:transparent;padding:0;gap:8px;border-radius:0}
.tabs:not(.tabs--loose) .tab{background:var(--bg);color:var(--ink);padding:0 16px}
.tabs:not(.tabs--loose) .tab[aria-selected=true]{background:var(--ink);color:#fff}
.table-wrap{overflow:visible}
.table-wrap table{min-width:0}
.table-wrap thead{display:none}
.table-wrap tr{display:grid;grid-template-columns:1fr auto;gap:2px 12px;padding:12px 0;border-bottom:1px solid var(--line)}
.table-wrap td{border:0;padding:0}
.table-wrap td:nth-child(2){grid-column:1/-1;grid-row:2;color:var(--body)}
.table-wrap td:nth-child(3){grid-row:1;grid-column:2;font-size:13px;color:var(--muted);align-self:center}
.table-wrap td:nth-child(3)::after{content:" County"}
}