@font-face{font-family:"Fraunces";src:url(assets/fraunces-latin.woff2) format("woff2");font-weight:300 900;font-style:normal;font-display:swap}
@font-face{font-family:"Nunito Sans";src:url(assets/nunito-sans-latin.woff2) format("woff2");font-weight:200 1000;font-style:normal;font-display:swap}
:root{
  /* Tahoe palette: alpine blue, pine green, granite gray, sunset accent */
  --ink:#16304a; --ink-2:#2a4560; --muted:#5f6b77; --line:#dde3e8;
  --bg:#ffffff; --bg-alt:#eef2f4; --copper:#c96f2e; --copper-d:#a85a22; --copper-l:#f8e6d6;
  --alpine:#1f3b57; --lake:#2b6f8f; --pine:#2f5d46; --granite:#6b7480; --granite-l:#e9ecee;
  --gold:#f5b301; --ok:#1f8a5b; --err:#c0392b;
  --r:14px; --shadow:0 10px 30px rgba(29,39,51,.12);
  --font: "Nunito Sans", ui-sans-serif, system-ui, -apple-system, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  --display: "Fraunces", Georgia, "Times New Roman", serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--font);color:var(--ink);background:var(--bg);line-height:1.5;font-size:16px}
img{max-width:100%;display:block}
a{color:var(--copper-d)}
.wrap{max-width:1080px;margin:0 auto;padding:0 18px}
.narrow{max-width:720px}
.center{text-align:center}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.muted{color:var(--muted)}
h1,h2,h3{line-height:1.15;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:2.15rem;font-weight:800}
h2{font-size:1.65rem;font-weight:800}
h3{font-size:1.15rem;font-weight:700}
.eyebrow{text-transform:uppercase;letter-spacing:.09em;font-size:.74rem;font-weight:700;color:var(--copper);margin:0 0 .5rem}
.eyebrow.light{color:#e9b48c}
.accent{color:var(--copper)}

[hidden]{display:none!important}
.draft-bar{background:#c0392b;color:#fff;font-size:.68rem;font-weight:700;letter-spacing:.06em;text-align:center;padding:4px 8px}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.4rem;border:0;border-radius:12px;font:inherit;font-weight:700;cursor:pointer;text-decoration:none;padding:.85rem 1.2rem;transition:transform .08s ease,background .15s ease,box-shadow .15s}
.btn:active{transform:scale(.98)}
.btn-primary{background:var(--copper);color:#fff;box-shadow:0 6px 16px rgba(168,104,60,.35)}
.btn-primary:hover{background:var(--copper-d)}
.btn-lg{font-size:1.06rem;padding:1rem 1.4rem;min-height:54px}
.btn-outline{background:#fff;border:2px solid var(--copper);color:var(--copper-d)}
.btn-ghost{background:transparent;color:var(--muted)}

/* Top bar */
.topbar{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:30}
.topbar-inner{display:flex;align-items:center;justify-content:space-between;height:64px}
.brand img{height:52px;width:auto}
.call-btn{display:inline-flex;align-items:center;gap:.4rem;font-weight:700;color:var(--ink);text-decoration:none;border:1.5px solid var(--line);border-radius:999px;padding:.45rem .8rem;font-size:.92rem}
.call-btn svg{color:var(--copper)}

/* Hero */
.hero{background:linear-gradient(180deg,#fbf8f5 0%,#f3ebe3 100%);padding:26px 0 30px;border-bottom:1px solid var(--line)}
.hero-grid{display:flex;flex-direction:column;gap:18px}
.hero-agent{display:none;align-items:center;gap:14px;background:#fff;border:1px solid var(--line);border-radius:999px;padding:8px 18px 8px 8px;box-shadow:0 4px 14px rgba(29,39,51,.07);align-self:flex-start}
.headshot{width:76px;height:76px;border-radius:50%;object-fit:cover;border:3px solid var(--copper-l)}
.agent-name{margin:0;font-weight:800;font-size:1rem;line-height:1.2}
.agent-meta{margin:.15rem 0 0;font-size:.82rem;color:var(--muted);line-height:1.3}
.agent-row{display:flex;align-items:center;gap:12px;margin:2px 0 14px}
.headshot-sm{width:68px;height:68px;border-radius:50%;object-fit:cover;border:3px solid #fff;box-shadow:0 0 0 2px var(--copper),0 4px 12px rgba(29,39,51,.18);flex:none}
.lead{font-size:1.08rem;color:var(--ink-2);margin:0 0 18px}
.addr-form{display:flex;flex-direction:column;gap:10px;background:#fff;padding:12px;border-radius:var(--r);box-shadow:var(--shadow)}
.addr-field{display:flex;align-items:center;gap:8px;border:1.5px solid var(--line);border-radius:12px;padding:0 12px;background:#fff}
.addr-field:focus-within{border-color:var(--copper)}
.addr-field svg{color:var(--copper);flex:none}
.addr-field input{border:0;outline:0;font:inherit;font-size:1.05rem;padding:15px 0;width:100%;background:transparent;color:var(--ink)}
.hero-chips{list-style:none;display:flex;flex-wrap:wrap;gap:8px 16px;padding:0;margin:14px 0 6px;font-size:.9rem;font-weight:600;color:var(--ink-2)}
.hero-chips li::before{content:"✓";color:var(--ok);font-weight:800;margin-right:5px}
.trust-line{margin:6px 0 0;font-size:.92rem;display:flex;flex-wrap:wrap;align-items:center;gap:4px 8px}
.trust-line a{font-weight:700}
.stars{color:var(--gold);letter-spacing:1px}
.stars.big{font-size:1.4rem}

.area-strip{background:var(--ink);color:#d9dee5;font-size:.86rem;padding:10px 0;text-align:center}
.area-strip p{margin:0}

/* Sections */
.section{padding:52px 0}
.section-alt{background:var(--bg-alt)}
.section-dark{background:var(--ink);color:#eef1f5}
.section-sub{max-width:620px;margin:0 auto 26px;color:var(--muted)}
.steps{list-style:none;padding:0;margin:26px 0 0;display:grid;gap:14px}
.steps li{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:20px;position:relative}
.step-num{display:inline-grid;place-items:center;width:36px;height:36px;border-radius:50%;background:var(--copper-l);color:var(--copper-d);font-weight:800;margin-bottom:10px}
.steps p{margin:0;color:var(--muted)}

.option-grid{display:grid;gap:16px}
.option-card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:22px;box-shadow:0 4px 14px rgba(29,39,51,.05)}
.option-card-alt{border-top:4px solid var(--copper)}
.option-card:first-child{border-top:4px solid var(--ink)}
.option-tag{display:inline-block;font-size:.72rem;font-weight:800;text-transform:uppercase;letter-spacing:.08em;background:var(--bg-alt);color:var(--muted);padding:3px 9px;border-radius:999px;margin-bottom:10px}
.option-card p{color:var(--ink-2)}
.checks{list-style:none;padding:0;margin:0 0 14px}
.checks li{padding:6px 0 6px 28px;position:relative}
.checks li::before{content:"";position:absolute;left:0;top:9px;width:18px;height:18px;border-radius:50%;background:var(--copper-l) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath fill='%238a532d' d='M9 16.2 4.8 12l-1.4 1.4L9 19 21 7l-1.4-1.4z'/%3E%3C/svg%3E") center/13px no-repeat}
.best-for{font-size:.92rem;background:var(--bg-alt);padding:10px 12px;border-radius:10px;margin:0}

.compare{margin:26px 0 8px;background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;font-size:.9rem}
.compare-row{display:grid;grid-template-columns:1.05fr 1fr 1fr;border-top:1px solid var(--line)}
.compare-row:first-child{border-top:0}
.compare-row span{padding:11px 10px}
.compare-row [role=rowheader]{font-weight:700;color:var(--ink-2);background:#fbfaf8}
.compare-head span{font-weight:800;font-size:.8rem;text-transform:uppercase;letter-spacing:.06em;background:var(--ink);color:#fff}
.fine{font-size:.8rem;color:var(--muted);margin:8px 0 20px}

.rating-summary{display:flex;flex-direction:column;align-items:center;gap:4px;margin:0 0 24px}
.review-grid{display:grid;gap:14px;margin-bottom:24px}
.review{margin:0;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:20px}
.review blockquote{margin:8px 0 12px;font-size:1.02rem;color:var(--ink-2)}
.review figcaption{font-size:.84rem;color:var(--muted);font-weight:600}

.about-grid{display:grid;gap:22px;justify-items:start}
.about-photo{width:180px;height:180px;border-radius:24px;object-fit:cover;border:4px solid rgba(255,255,255,.15);box-shadow:0 10px 30px rgba(0,0,0,.35)}
.section-dark p{color:#cfd6de}
.trust-points{list-style:none;padding:0;margin:18px 0 24px;display:grid;gap:10px}
.trust-points li{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:12px;padding:12px 14px;display:flex;flex-direction:column}
.trust-points strong{color:#fff}
.trust-points span{color:#b8c2cd;font-size:.92rem}
.trust-points a{color:#e9b48c}

details{border:1px solid var(--line);border-radius:12px;padding:14px 16px;margin:10px 0;background:#fff}
summary{font-weight:700;cursor:pointer}
details p{margin:.6rem 0 0;color:var(--muted)}

.final-cta{background:linear-gradient(135deg,var(--copper) 0%,var(--copper-d) 100%);color:#fff;padding:48px 0 56px}
.final-cta p{color:#fbeee4;margin:0 0 20px}
.final-cta .btn-primary{background:#fff;color:var(--copper-d);box-shadow:0 8px 20px rgba(0,0,0,.2)}

.footer{background:#141b24;color:#aab4bf;font-size:.84rem;padding:34px 0 110px}
.footer a{color:#e0b18d}
.footer-top{display:flex;flex-wrap:wrap;gap:20px;justify-content:space-between;align-items:flex-start;border-bottom:1px solid #263140;padding-bottom:18px;margin-bottom:18px}
.footer-top p{margin:.15rem 0}
.footer-name{color:#fff;font-weight:800;font-size:1rem}
.eho{display:flex;align-items:center;gap:8px;color:#fff;font-weight:700}
.disclosures p{margin:0 0 10px;line-height:1.55}

/* Sticky CTA */
.sticky-cta{position:fixed;left:0;right:0;bottom:0;z-index:40;display:flex;gap:10px;padding:10px 14px calc(10px + env(safe-area-inset-bottom));background:rgba(255,255,255,.96);border-top:1px solid var(--line);box-shadow:0 -6px 18px rgba(0,0,0,.08);transform:translateY(110%);transition:transform .25s ease}
.sticky-cta.show{transform:none}
.sticky-cta .btn{flex:1;min-height:50px}
.sticky-call{flex:none;width:50px;height:50px;border-radius:12px;display:grid;place-items:center;background:var(--ink);color:#fff}

/* Overlay form */
.overlay{position:fixed;inset:0;z-index:100;background:rgba(15,20,27,.55);display:flex;align-items:flex-end;justify-content:center}
.overlay[hidden]{display:none}
.sheet{background:#fff;width:100%;max-width:560px;height:100%;max-height:100%;overflow-y:auto;-webkit-overflow-scrolling:touch;display:flex;flex-direction:column;animation:up .25s ease}
@keyframes up{from{transform:translateY(30px);opacity:0}to{transform:none;opacity:1}}
.sheet-head{display:flex;align-items:center;gap:10px;padding:14px 16px;border-bottom:1px solid var(--line);position:sticky;top:0;background:#fff;z-index:2}
.sheet-avatar{width:40px;height:40px;border-radius:50%;object-fit:cover}
.sheet-head-text{flex:1;min-width:0}
.sheet-kicker{margin:0;font-weight:800;font-size:.9rem}
.sheet-step{margin:0;font-size:.8rem;color:var(--muted)}
.sheet-close{border:0;background:var(--bg-alt);width:38px;height:38px;border-radius:50%;font-size:1.5rem;line-height:1;cursor:pointer;color:var(--ink)}
.progress{height:5px;background:var(--line)}
.progress span{display:block;height:100%;width:25%;background:var(--copper);transition:width .3s ease}
#leadForm{padding:20px 18px 24px;flex:1;display:flex;flex-direction:column}
.step{border:0;margin:0;padding:0;min-width:0}
.step legend{font-size:1.4rem;font-weight:800;padding:0;margin-bottom:4px}
.step-sub{margin:0 0 18px;color:var(--muted)}
.field{display:block;margin-bottom:16px}
.field > span,.field-label{display:block;font-weight:700;font-size:.92rem;margin-bottom:6px}
.field em{font-weight:400;color:var(--muted);font-style:normal}
.field input{width:100%;font:inherit;font-size:1.05rem;padding:14px;border:1.5px solid var(--line);border-radius:12px;outline:0;color:var(--ink);background:#fff}
.field input:focus{border-color:var(--copper);box-shadow:0 0 0 3px var(--copper-l)}
.field input.invalid{border-color:var(--err)}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips button{font:inherit;font-size:.95rem;border:1.5px solid var(--line);background:#fff;color:var(--ink);border-radius:12px;padding:11px 14px;cursor:pointer;min-height:46px;text-align:left}
.chips button.on{border-color:var(--copper);background:var(--copper-l);color:var(--copper-d);font-weight:700}
.chips.invalid button{border-color:#e7b3ad}
.chips-compact button{flex:1;min-width:52px;text-align:center}
.chips-three button{flex:1;text-align:center;font-weight:700}
.chips-stack{flex-direction:column}
.chips-stack button{width:100%}
.chips-cards{display:grid;grid-template-columns:1fr 1fr}
.chips-cards button{display:flex;flex-direction:column;gap:2px}
.chips-cards small{color:var(--muted);font-size:.78rem;font-weight:400}
.consent-notice{font-size:.85rem;line-height:1.5;color:var(--ink-2);background:var(--bg-alt);border:1px solid var(--line);border-radius:10px;padding:12px 14px;margin:0}
.form-error{color:var(--err);font-weight:600;font-size:.9rem;margin:6px 0 0}
.form-nav{display:flex;gap:10px;margin-top:auto;padding-top:14px}
.form-nav .btn-primary{flex:1;min-height:54px;font-size:1.05rem}
.secure-note{text-align:center;font-size:.8rem;color:var(--muted);margin:12px 0 0}

.thanks{padding:30px 22px 34px;text-align:center}
.thanks-photo{width:96px;height:96px;border-radius:50%;object-fit:cover;margin:0 auto 14px;border:4px solid var(--copper-l)}
.thanks h2{font-size:1.5rem}
.thanks p{color:var(--ink-2)}
.next-steps{text-align:left;background:var(--bg-alt);border-radius:12px;padding:14px 16px;margin:18px 0}
.next-title{font-weight:800;margin:0 0 6px}
.next-steps ol{margin:0;padding-left:20px;color:var(--ink-2)}
.next-steps li{margin:4px 0}
.thanks .btn{margin:6px 4px 0}

/* Tablet / desktop */
@media (min-width:760px){
  h1{font-size:3.1rem}
  h2{font-size:2.1rem}
  .hero{padding:56px 0 60px}
  .hero-grid{flex-direction:row;align-items:center;gap:48px}
  .hero-copy{flex:1.35}
  .agent-row{display:none}
  .hero-agent{display:flex;flex:.65;flex-direction:column;text-align:center;border-radius:24px;padding:28px 22px;align-self:center}
  .headshot{width:168px;height:168px;border-width:5px}
  .agent-name{font-size:1.1rem}
  .addr-form{flex-direction:row;flex-wrap:wrap;align-items:stretch}
  .addr-field{flex:1}
  .addr-form .form-error{flex-basis:100%;margin:0}
  .steps{grid-template-columns:repeat(3,1fr)}
  .option-grid{grid-template-columns:1fr 1fr}
  .compare{max-width:760px;margin-left:auto;margin-right:auto;font-size:.95rem}
  .review-grid{grid-template-columns:repeat(3,1fr)}
  .about-grid{grid-template-columns:240px 1fr;align-items:start;gap:40px}
  .about-photo{width:240px;height:240px}
  .trust-points{grid-template-columns:1fr 1fr}
  .overlay{align-items:center;padding:24px}
  .sheet{height:auto;max-height:92vh;border-radius:20px;box-shadow:0 30px 60px rgba(0,0,0,.3)}
  .sticky-cta{display:none}
  .footer{padding-bottom:40px}
}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0}
.req{color:var(--ink);font-weight:700}
.consent-notice a{color:var(--copper-d);font-weight:600;text-decoration:underline}
.btn[disabled]{opacity:.7;cursor:wait}

/* ================= Tahoe overrides ================= */
h1,h2{font-family:var(--display);font-weight:700;letter-spacing:-.015em}
h3{font-family:var(--font);font-weight:800}
.eyebrow{color:var(--lake)}
.eyebrow.light{color:#f2b98a}
.draft-bar{position:relative;z-index:50}
.topbar{background:rgba(255,255,255,.97);backdrop-filter:saturate(1.2) blur(6px)}
.call-btn svg{color:var(--lake)}
.btn-primary{background:var(--copper);box-shadow:0 6px 18px rgba(201,111,46,.35)}
.btn-outline{border-color:var(--alpine);color:var(--alpine)}

/* Full-bleed lake hero */
.hero-lake{position:relative;overflow:hidden;background:var(--alpine);border-bottom:0;padding:0;min-height:620px;display:flex;align-items:flex-end}
.hero-bg{position:absolute;inset:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero-lake::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,32,50,.15) 0%,rgba(14,32,50,.35) 35%,rgba(14,32,50,.82) 100%)}
.hero-lake .wrap{position:relative;z-index:2;width:100%;padding-top:120px;padding-bottom:34px}
.hero-lake .eyebrow{color:#ffd3ad;text-shadow:0 1px 8px rgba(0,0,0,.4)}
.hero-lake h1{color:#fff;text-shadow:0 2px 20px rgba(0,0,0,.35);max-width:15ch}
.hero-lake .lead{color:#eef3f7;max-width:560px}
.hero-lake .hero-chips{color:#fff}
.hero-lake .hero-chips li::before{color:#9fe0b9}
.hero-lake .addr-form{max-width:640px}
.agent-chip{display:inline-flex;align-items:center;gap:12px;margin-top:16px;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.25);border-radius:999px;padding:6px 18px 6px 6px;backdrop-filter:blur(6px)}
.agent-chip img{width:56px;height:56px;border-radius:50%;object-fit:cover;border:2px solid #fff}
.agent-chip .agent-name{color:#fff}
.agent-chip .agent-meta{color:#d7e2ea}

.area-strip{background:var(--pine);color:#e5efe8}

.steps li{border-top:4px solid var(--lake)}
.step-num{background:#dceaf1;color:var(--alpine)}
.option-card:first-child{border-top-color:var(--alpine)}
.compare-head span{background:var(--alpine)}
.checks li::before{background-color:#dceaf1}

/* Tahoe tiles */
.tile-grid{display:grid;gap:14px;margin-top:22px}
.tile{background:var(--granite-l);border-radius:var(--r);padding:20px;border-left:5px solid var(--pine)}
.tile:nth-child(3n+2){border-left-color:var(--lake)}
.tile:nth-child(3n){border-left-color:var(--copper)}
.tile p{margin:0;color:var(--ink-2)}

/* Lake living band */
.lake-band{position:relative;overflow:hidden;background:var(--pine);padding:70px 0}
.lake-band-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 35%}
.lake-band::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,45,34,.85) 0%,rgba(20,45,34,.55) 55%,rgba(20,45,34,.15) 100%);z-index:1}
.lake-band-inner{position:relative;z-index:2}
.lake-card{max-width:560px;color:#f2f6f3}
.lake-card .eyebrow{color:#ffd3ad}
.lake-card h2{color:#fff}
.lake-card p{color:#e3ece6}
.season-list{list-style:none;padding:0;margin:18px 0 0;display:grid;grid-template-columns:1fr 1fr;gap:10px}
.season-list li{background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.2);border-radius:12px;padding:10px 12px;display:flex;flex-direction:column}
.season-list strong{color:#fff;font-family:var(--display)}
.season-list span{font-size:.88rem;color:#d5e3da}

.section-dark{background:var(--alpine)}
.final-cta{background:linear-gradient(135deg,var(--lake) 0%,var(--alpine) 100%)}
.final-cta p{color:#dbe9f1}
.final-cta .btn-primary{background:var(--copper);color:#fff}
.footer{background:#0f2133}
.draft-note{background:#fdecea;color:#8c2a1f;border-radius:10px;padding:10px 12px;font-weight:700;font-size:.9rem}
.form-draft{margin:12px 18px 0}
.progress span{background:var(--lake)}
.chips button.on{border-color:var(--lake);background:#dceaf1;color:var(--alpine)}
.field input:focus{border-color:var(--lake);box-shadow:0 0 0 3px #dceaf1}
.addr-field:focus-within{border-color:var(--lake)}
.addr-field svg{color:var(--lake)}

@media (min-width:760px){
  .hero-lake{min-height:700px}
  .hero-lake .wrap{padding-bottom:60px}
  .hero-lake h1{font-size:3.6rem}
  .tile-grid{grid-template-columns:repeat(3,1fr)}
  .season-list{grid-template-columns:repeat(4,1fr)}
  .lake-band{padding:110px 0}
}
.ph{background:#fff3b0;color:#6b4e00;border:1px dashed #c9a400;border-radius:6px;padding:0 6px;font-weight:700}
.draft-bar{font-size:.8rem;padding:7px 10px}