:root{
  --ink:#171714;
  --charcoal:#24231f;
  --olive:#6b6a55;
  --stone:#ece8dd;
  --ivory:#faf8f2;
  --white:#ffffff;
  --champagne:#d7bd75;
  --champagne-light:#eee0b8;
  --sage:#a9aa90;
  --rust:#9c7560;
  --gray:#6f6c65;
  --line:#ddd7c9;
  --danger:#a14747;
  --max:1240px;
  --radius:22px;
  --shadow:0 22px 60px rgba(23,23,20,.11);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  color:var(--ink);
  background:var(--ivory);
  font-family:Arial,Helvetica,sans-serif;
  line-height:1.55;
}
button,input,select,textarea{font:inherit}
button{color:inherit}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
h1,h2,h3{margin:0;font-family:Georgia,"Times New Roman",serif;line-height:1.08}
p{margin:0}
.container{width:min(var(--max),calc(100% - 40px));margin:0 auto}
.eyebrow{
  margin-bottom:13px;
  color:#8c7331;
  font-size:11px;
  font-weight:800;
  letter-spacing:.21em;
  text-transform:uppercase;
}
.hidden{display:none!important}
.skip-link{
  position:fixed;left:18px;top:-70px;z-index:999;
  padding:10px 16px;background:var(--champagne);font-weight:700
}
.skip-link:focus{top:18px}
.site-header{
  position:sticky;top:0;z-index:80;
  background:rgba(250,248,242,.96);
  border-bottom:1px solid var(--line);
  backdrop-filter:blur(14px);
}
.nav{
  min-height:84px;display:flex;align-items:center;justify-content:space-between;gap:30px
}
.brand img{width:215px;height:62px;object-fit:contain}
.nav-actions{display:flex;align-items:center;gap:28px;font-size:13px;font-weight:700}
.nav-actions>a:not(.nav-button):hover{color:#8c7331}
.nav-button{padding:11px 18px;border-radius:999px;background:var(--ink);color:var(--white)}
.nav-button:hover{background:var(--champagne);color:var(--ink)}
.hero{
  position:relative;overflow:hidden;padding:94px 0 82px;
  background:
    linear-gradient(120deg,rgba(23,23,20,.98),rgba(36,35,31,.94)),
    radial-gradient(circle at 80% 15%,rgba(215,189,117,.32),transparent 34%);
  color:var(--white);
}
.hero::before{
  content:"";position:absolute;inset:0;
  background:
    linear-gradient(rgba(255,255,255,.025) 1px,transparent 1px),
    linear-gradient(90deg,rgba(255,255,255,.025) 1px,transparent 1px);
  background-size:48px 48px;
}
.hero-orb{
  position:absolute;width:480px;height:480px;right:-150px;top:-230px;
  border:54px solid rgba(215,189,117,.23);border-radius:50%
}
.hero-grid{position:relative;display:grid;grid-template-columns:1.25fr .75fr;gap:80px;align-items:end}
.hero h1{
  max-width:840px;font-size:clamp(50px,6.2vw,78px);
  letter-spacing:-.045em;color:#f5edda
}
.hero-lead{max-width:760px;margin-top:24px;color:#d8d4ca;font-size:18px}
.hero-points{display:flex;flex-wrap:wrap;gap:10px;margin-top:32px}
.hero-points span{
  padding:8px 12px;border:1px solid rgba(238,224,184,.38);
  border-radius:999px;color:var(--champagne-light);font-size:11px;font-weight:700
}
.hero-note{
  padding:26px;border:1px solid rgba(238,224,184,.28);
  background:rgba(255,255,255,.045);border-radius:var(--radius)
}
.note-label{
  display:inline-block;margin-bottom:14px;color:var(--champagne);
  font-size:10px;font-weight:800;letter-spacing:.18em;text-transform:uppercase
}
.hero-note p{color:#d8d4ca;font-size:14px}
.hero-note a{display:inline-block;margin-top:20px;color:var(--champagne);font-weight:700;font-size:13px}
.trust-strip{background:var(--champagne);padding:18px 0}
.trust-inner{display:flex;align-items:center;justify-content:center;gap:34px;font-size:12px}
.trust-inner span{padding-left:34px;border-left:1px solid rgba(23,23,20,.24)}
.calculator-section{padding:86px 0 100px}
.calculator-layout{
  display:grid;grid-template-columns:minmax(0,1.22fr) minmax(355px,.78fr);gap:34px;align-items:start
}
.form-intro{
  display:grid;grid-template-columns:1fr .8fr;gap:40px;align-items:end;margin-bottom:25px
}
.form-intro h2{font-size:clamp(34px,4vw,48px);letter-spacing:-.035em}
.form-intro>p{color:var(--gray);font-size:13px}
.form-section{
  margin-bottom:15px;border:1px solid var(--line);border-radius:20px;background:var(--white);overflow:hidden
}
.form-section[open]{box-shadow:0 10px 30px rgba(23,23,20,.045)}
.form-section summary{
  list-style:none;display:flex;align-items:center;gap:17px;padding:20px 22px;cursor:pointer
}
.form-section summary::-webkit-details-marker{display:none}
.form-section summary::after{
  content:"+";margin-left:auto;color:#8c7331;font-size:24px;font-weight:300
}
.form-section[open] summary::after{content:"−"}
.form-section summary .step{
  width:42px;height:42px;display:grid;place-items:center;border-radius:50%;
  background:var(--stone);color:#8c7331;font-size:11px;font-weight:800
}
.form-section summary strong,.form-section summary small{display:block}
.form-section summary strong{font-family:Georgia,"Times New Roman",serif;font-size:19px}
.form-section summary small{margin-top:4px;color:var(--gray);font-size:11px}
.section-body{padding:0 22px 24px;border-top:1px solid var(--line)}
.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:block;margin-top:18px;font-size:12px;font-weight:700}
.field>span{display:flex;justify-content:space-between;gap:10px}
.field em{color:#99958c;font-size:9px;font-style:normal;letter-spacing:.12em;text-transform:uppercase}
.field small{display:block;margin-top:6px;color:var(--gray);font-size:10px;font-weight:400}
.field input,.field select,.field textarea,
.compound-controls select,.value-with-suffix input{
  width:100%;margin-top:7px;border:1px solid #d8d1c2;border-radius:11px;
  background:#fcfbf7;padding:12px 13px;outline:none
}
.field textarea{resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus,
.compound-controls select:focus,.value-with-suffix input:focus{
  border-color:#a58a47;box-shadow:0 0 0 3px rgba(215,189,117,.22)
}
.field-wide{grid-column:1/-1}
.money-input{
  display:flex;align-items:center;margin-top:7px;border:1px solid #d8d1c2;border-radius:11px;background:#fcfbf7
}
.money-input:focus-within{border-color:#a58a47;box-shadow:0 0 0 3px rgba(215,189,117,.22)}
.money-input>span{padding-left:13px;color:#8e897f;font-weight:400}
.money-input input{margin:0;border:0!important;box-shadow:none!important;background:transparent}
.money-input.compact{margin:0;min-width:150px}
.compound-field{
  display:grid;grid-template-columns:1fr 330px;gap:20px;align-items:center;
  margin-top:18px;padding:17px;border:1px solid var(--line);border-radius:15px;background:#fcfbf7
}
.compound-field label{font-size:12px;font-weight:700}
.compound-field small{display:block;margin-top:5px;color:var(--gray);font-size:10px}
.compound-controls{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.compound-controls select{margin:0}
.value-with-suffix{
  display:flex;align-items:center;border:1px solid #d8d1c2;border-radius:11px;background:var(--white)
}
.value-with-suffix input{margin:0;border:0;box-shadow:none;background:transparent}
.value-with-suffix span{padding-right:12px;color:var(--gray);font-size:12px}
.value-with-suffix input:disabled,.money-input input:disabled{opacity:.5;cursor:not-allowed}
.negotiable-note{
  margin-top:18px;padding:12px 15px;border-left:3px solid var(--champagne);
  background:#f7f2e4;color:#625631;font-size:11px;font-weight:700
}
.tax-panel{margin-top:18px;padding:17px;border:1px solid var(--line);border-radius:15px;background:#fcfbf7}
.tax-heading{display:flex;justify-content:space-between;align-items:center;gap:20px}
.tax-heading strong,.tax-heading small{display:block}
.tax-heading strong{font-size:12px}
.tax-heading small{margin-top:5px;color:var(--gray);font-size:10px}
.tax-heading select{
  min-width:155px;border:1px solid #d8d1c2;border-radius:11px;background:var(--white);padding:11px
}
.results-column{position:sticky;top:105px}
.results-card{
  padding:28px;border-radius:26px;background:var(--ink);color:var(--white);box-shadow:var(--shadow)
}
.result-topline{
  display:flex;justify-content:space-between;gap:20px;color:#aaa79e;
  font-size:9px;font-weight:800;letter-spacing:.15em;text-transform:uppercase
}
.result-label{margin-top:28px;color:var(--champagne);font-size:11px;font-weight:800;letter-spacing:.14em;text-transform:uppercase}
.net-result{
  margin-top:5px;font-family:Georgia,"Times New Roman",serif;
  font-size:clamp(44px,4.4vw,63px);line-height:1;color:#f4ead1;letter-spacing:-.035em
}
.net-result.negative{color:#e5a5a5}
.net-percent{margin-top:10px;color:#bdb9ae;font-size:12px}
.stacked-bar{
  display:flex;height:14px;margin-top:28px;overflow:hidden;border-radius:999px;background:#3d3b35
}
.segment{display:block;height:100%;min-width:0}
.segment.net,.chart-legend i.net{background:var(--champagne)}
.segment.payoff,.chart-legend i.payoff{background:var(--sage)}
.segment.broker,.chart-legend i.broker{background:#7f7566}
.segment.closing,.chart-legend i.closing{background:var(--rust)}
.segment.other,.chart-legend i.other{background:#6a4d4d}
.chart-legend{display:flex;flex-wrap:wrap;gap:8px 13px;margin-top:12px;color:#aaa79e;font-size:9px}
.chart-legend span{display:flex;align-items:center;gap:5px}
.chart-legend i{width:8px;height:8px;border-radius:50%}
.breakdown{margin-top:27px;border-top:1px solid #3b3933}
.breakdown>div{
  display:flex;justify-content:space-between;gap:20px;padding:11px 0;border-bottom:1px solid #35332e;
  color:#bdb9ae;font-size:11px
}
.breakdown strong{color:#f3efe6;font-weight:700;white-space:nowrap}
.breakdown .total-line{padding-top:15px;color:var(--champagne)}
.breakdown .total-line strong{color:var(--champagne)}
.result-actions{margin-top:25px}
.button{
  min-height:50px;display:inline-flex;align-items:center;justify-content:center;
  border:1px solid transparent;border-radius:999px;padding:0 21px;font-weight:800;cursor:pointer
}
.button.primary{background:var(--champagne);color:var(--ink)}
.button.primary:hover{background:#e4cd91}
.button.full{width:100%}
.results-card .button{width:100%;border-radius:13px}
.secondary-actions{display:grid;grid-template-columns:1fr 1fr 1fr;gap:8px;margin-top:10px}
.secondary-actions button{
  border:1px solid #4a4740;border-radius:10px;background:transparent;color:#d2cec4;padding:10px 6px;
  font-size:9px;font-weight:800;cursor:pointer
}
.secondary-actions button:hover{border-color:var(--champagne);color:var(--champagne)}
.result-disclaimer{margin-top:15px;color:#89867d;font-size:9px;text-align:center}
.scenario-section{padding:88px 0;background:var(--stone)}
.section-heading{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:end;margin-bottom:34px}
.section-heading h2{font-size:clamp(36px,4.6vw,54px);letter-spacing:-.04em}
.section-heading>p{color:var(--gray);font-size:14px}
.scenario-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.scenario-card{padding:25px;border:1px solid #d6cfbf;border-radius:20px;background:var(--ivory)}
.scenario-card.expected{background:var(--ink);color:var(--white);box-shadow:var(--shadow)}
.scenario-tag{
  display:inline-block;color:#8c7331;font-size:9px;font-weight:800;letter-spacing:.16em;text-transform:uppercase
}
.expected .scenario-tag{color:var(--champagne)}
.scenario-card label{display:block;margin-top:22px;font-size:11px;font-weight:700}
.expected .money-input{background:#2c2b27;border-color:#4b4941}
.expected .money-input input{color:var(--white)}
.scenario-result{
  margin-top:22px;font-family:Georgia,"Times New Roman",serif;font-size:36px;letter-spacing:-.03em
}
.expected .scenario-result{color:var(--champagne-light)}
.scenario-card>small{color:var(--gray);font-size:10px}
.expected>small{color:#aaa79e}
.education-section{padding:95px 0}
.education-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.education-grid article{padding:23px;border:1px solid var(--line);border-radius:18px;background:var(--white)}
.education-grid article>span{color:#8c7331;font-size:10px;font-weight:800}
.education-grid h3{margin-top:26px;font-size:22px}
.education-grid p{margin-top:10px;color:var(--gray);font-size:12px}
.cta-section{padding:0 0 95px}
.cta-card{
  display:grid;grid-template-columns:245px 1fr 255px;align-items:center;gap:42px;
  overflow:hidden;border-radius:28px;background:var(--ink);color:var(--white);padding:24px 34px 24px 24px
}
.cta-photo{height:265px;overflow:hidden;border-radius:19px}
.cta-photo img{width:100%;height:100%;object-fit:cover;object-position:center 27%}
.cta-copy h2{font-size:clamp(32px,4vw,48px);color:#f5edda}
.cta-copy>p:not(.eyebrow){margin:15px 0 22px;color:#bdb9ae;font-size:13px}
.cta-contact{padding-left:28px;border-left:1px solid #44413a}
.cta-contact span,.cta-contact a{display:block}
.cta-contact span{color:var(--champagne);font-size:11px;font-weight:800}
.cta-contact a{margin-top:8px;color:#d5d1c7;font-size:12px}
.legal-section{padding:0 0 90px}
.legal-card{padding:28px;border:1px solid var(--line);border-radius:20px;background:#f2eee4}
.legal-card h2{font-size:24px}
.legal-card p{margin-top:12px;color:#5f5c55;font-size:11px}
.source-note{padding-top:10px;border-top:1px solid #d8d1c2}
.hm-footer{background:#050505;color:#f5f5f0;padding:48px 32px 28px}
.hm-footer a{color:#f5f5f0;text-decoration:none}
.hm-footer a:hover{color:var(--champagne)}
.hm-footer-inner{max-width:1400px;margin:0 auto}
.hm-footer-top{
  display:grid;grid-template-columns:1.1fr 1fr 1.2fr;gap:36px;align-items:start;
  padding-bottom:34px;border-bottom:1px solid rgba(212,177,90,.5)
}
.hm-footer-logo-box{background:#fff;border-radius:18px;padding:18px;max-width:330px}
.hm-footer-logo-box img{width:100%;height:auto;display:block}
.hm-footer-heading,.hm-footer-name{
  color:var(--champagne);font-family:Georgia,"Times New Roman",serif;font-size:18px;font-weight:700;
  margin:0 0 14px;letter-spacing:.02em;text-transform:uppercase
}
.hm-footer-name{margin-bottom:8px}
.hm-footer-role{font-size:14px;margin-bottom:16px}
.hm-footer-contact p,.hm-footer-brokerage p{margin:0 0 12px;font-size:14px;line-height:1.5}
.hm-footer-middle{
  display:grid;grid-template-columns:1fr 1fr;gap:36px;align-items:start;
  padding:28px 0;border-bottom:1px solid rgba(212,177,90,.5)
}
.hm-footer-social{display:flex;flex-wrap:wrap;gap:24px}
.hm-footer-social a{font-size:14px;font-weight:500}
.hm-footer-legal-links{display:flex;flex-direction:column;gap:10px}
.hm-footer-legal-links a{font-size:10pt;text-decoration:underline;text-underline-offset:3px;line-height:1.3}
.hm-footer-disclaimer{padding:24px 0;border-bottom:1px solid rgba(212,177,90,.5)}
.hm-footer-disclaimer p{margin:0 0 10px;font-size:13px;line-height:1.6;color:#e2e2dc}
.hm-footer-bottom{display:grid;grid-template-columns:1fr auto;gap:24px;align-items:center;padding-top:26px}
.hm-footer-copyright{font-size:13px;line-height:1.6;color:#e2e2dc}
.hm-footer-badges{display:flex;align-items:center;gap:20px;flex-wrap:wrap;justify-content:flex-end}
.hm-footer-badge{
  display:inline-flex;align-items:center;gap:10px;font-size:12px;font-weight:600;
  letter-spacing:.06em;text-transform:uppercase;color:#f5f5f0;white-space:nowrap
}
.hm-footer-badge-icon{flex:none;color:#f5f5f0}
.hm-footer-badge-equal span{line-height:1.15;white-space:normal;max-width:7.5em}
.hm-footer-badge-divider{width:1px;height:36px;background:rgba(245,245,240,.55)}
@media(max-width:980px){
  .hm-footer-top,.hm-footer-middle,.hm-footer-bottom{grid-template-columns:1fr}
  .hm-footer-badges{justify-content:flex-start}
}
.lead-dialog{
  position:relative;
  width:min(680px,calc(100% - 28px));max-height:90vh;overflow:auto;
  border:0;border-radius:24px;padding:31px;background:var(--ivory);box-shadow:0 35px 100px rgba(0,0,0,.35)
}
.lead-dialog::backdrop{background:rgba(15,15,13,.78);backdrop-filter:blur(5px)}
.lead-dialog h2{font-size:37px}
.dialog-intro{margin-top:13px;color:var(--gray);font-size:12px}
.dialog-close{
  position:absolute;right:17px;top:12px;border:0;background:transparent;font-size:30px;cursor:pointer
}
.form-privacy{margin-top:10px;color:var(--gray);font-size:9px;text-align:center}
.form-consent{
  display:flex;align-items:flex-start;gap:12px;
  margin:18px 0 12px;padding:14px 16px;background:#0a0a0a;color:#fff;
  font-size:11px;font-weight:400;line-height:1.45;cursor:pointer
}
.form-consent input[type="checkbox"]{
  flex:none;width:16px;height:16px;margin:2px 0 0;accent-color:var(--champagne);cursor:pointer
}
.form-consent span{flex:1;color:rgba(255,255,255,.92)}
.form-consent a{color:#fff;text-decoration:underline;text-underline-offset:2px;font-weight:600}
.form-consent a:hover{color:var(--champagne)}
.toast{
  position:fixed;right:22px;bottom:22px;z-index:120;max-width:350px;
  transform:translateY(120px);opacity:0;transition:.25s ease;
  padding:13px 16px;border-radius:12px;background:var(--ink);color:var(--white);font-size:11px;box-shadow:var(--shadow)
}
.toast.show{transform:translateY(0);opacity:1}
@media(max-width:1050px){
  .calculator-layout{grid-template-columns:1fr}
  .results-column{position:static}
  .results-card{max-width:720px}
  .hero-grid,.section-heading,.form-intro{grid-template-columns:1fr;gap:20px}
  .scenario-grid,.education-grid{grid-template-columns:1fr 1fr}
  .cta-card{grid-template-columns:210px 1fr}
  .cta-contact{grid-column:1/-1;padding:20px 0 0;border-left:0;border-top:1px solid #44413a}
}
@media(max-width:720px){
  .container{width:min(var(--max),calc(100% - 26px))}
  .site-header{position:relative}
  .nav{min-height:72px}
  .brand img{width:168px;height:52px}
  .nav-actions>a:not(.nav-button){display:none}
  .hero{padding:67px 0 60px}
  .hero h1{font-size:44px}
  .hero-grid{gap:36px}
  .trust-inner{flex-direction:column;gap:5px;text-align:center}
  .trust-inner span{padding:0;border:0}
  .calculator-section{padding:64px 0}
  .field-grid,.compound-field,.compound-controls,.scenario-grid,.education-grid{grid-template-columns:1fr}
  .compound-field{gap:12px}
  .money-input.compact{margin-top:0}
  .tax-heading{align-items:flex-start;flex-direction:column}
  .tax-heading select{width:100%}
  .results-card{padding:23px}
  .secondary-actions{grid-template-columns:1fr}
  .cta-card{grid-template-columns:1fr;padding:20px}
  .cta-photo{height:360px}
}
@media print{
  .site-header,.hero,.trust-strip,.calculator-form,.scenario-section,.education-section,.cta-section,
  .legal-section,.hm-footer,.result-actions,.result-disclaimer{display:none!important}
  body{background:#fff}
  .calculator-section{padding:0}
  .calculator-layout{display:block}
  .results-column{position:static}
  .results-card{box-shadow:none;border:1px solid #bbb;background:#fff;color:#111}
  .net-result,.breakdown strong{color:#111}
  .breakdown>div{color:#444;border-color:#ddd}
  .chart-legend,.result-topline,.net-percent{color:#555}
}