/* "Federal" system for luxuryhomesgeorgetown.com (approved 2026-10-13): ivory paper, warm ink, brick accent, shutter-green dark sections.
   Newsreader (display serif) + Hanken Grotesk (text). Pill buttons. Gold only on review stars. No eyebrows, badge pills, icon lists or hover lift on cards. */
:root{--ink:#1b1a18;--muted:#5f5b55;--soft:#8d877e;--line:#e3ddd2;--paper:#fbf9f5;--ivory:#f3eee5;--brick:#8a3324;--green:#1e2925;--star:#b8892d;
  --serif:'Newsreader',Georgia,serif;--sans:'Hanken Grotesk',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;--pad:56px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:150px}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.7 var(--sans);-webkit-font-smoothing:antialiased;overflow-wrap:break-word}
h1,h2,h3,p,figure,blockquote,ol,ul{margin:0}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,select{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--brick);outline-offset:3px}[hidden]{display:none!important}
h1,h2{font-family:var(--serif);font-weight:300;letter-spacing:-.02em;line-height:1.04}
h1{font-size:clamp(40px,5.6vw,92px)}h2{font-size:clamp(32px,3.6vw,56px);margin-bottom:40px}
h2 em,h1 em{font-style:italic}
h3{font-family:var(--serif);font-size:24px;font-weight:400;letter-spacing:-.01em;line-height:1.25}
p{color:var(--muted)}.wrap{max-width:1400px;margin-inline:auto;padding-inline:var(--pad)}.section{padding-block:128px}
.head-row{display:flex;justify-content:space-between;align-items:end;gap:32px;margin-bottom:48px}.head-row h2{margin:0;max-width:820px}
.more{font-size:15px;color:var(--brick);border-bottom:1px solid currentColor;padding-bottom:1px;white-space:nowrap}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;background:var(--ink);color:var(--paper);padding:17px 28px;font-size:15px;font-weight:500;letter-spacing:.01em;border:1px solid var(--ink);border-radius:999px;cursor:pointer;text-align:center}
.btn:hover{background:var(--brick);border-color:var(--brick)}.btn-line{background:transparent;color:var(--ink)}.btn-line:hover{color:var(--paper)}
.on-dark .btn{background:var(--paper);color:var(--ink);border-color:var(--paper)}.on-dark .btn:hover{background:#fff}.on-dark .btn-line{background:transparent;color:#fff;border-color:rgba(255,255,255,.45)}
.note{font-size:13px;color:var(--soft)}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:50}.skip:focus{left:12px;top:12px}
.preview-bar{background:var(--ink);color:#fff;text-align:center;padding:8px 16px;font-size:12px}.preview-bar span{opacity:.7;margin-left:12px}
.unbuilt{cursor:default}

/* masthead: utility row, centred wordmark, centred nav */
.util{background:var(--green);color:#cfd6d2;font-size:13px}.util .wrap{display:flex;justify-content:space-between;gap:16px;min-height:38px;align-items:center}.util a{color:#fff}
.top{position:sticky;top:0;z-index:20;background:rgba(251,249,245,.97);border-bottom:1px solid var(--line)}
.top .wrap{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;height:84px}
.logo{grid-column:2;text-align:center;font:400 30px/1 var(--serif);letter-spacing:.01em;white-space:nowrap}.logo small{display:block;font:500 11px/1 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--muted);margin-top:8px}
.top .call{justify-self:end;font-size:14px;border:1px solid var(--ink);border-radius:999px;padding:10px 18px}
.top .call:hover{background:var(--ink);color:var(--paper)}
.nav{display:flex;justify-content:center;gap:40px;font-size:14px;height:48px;align-items:center;border-top:1px solid var(--line)}
.nav details{position:relative}.nav summary{list-style:none;cursor:pointer}.nav summary::-webkit-details-marker{display:none}
.nav summary:after{content:'';display:inline-block;width:5px;height:5px;border:solid var(--ink);border-width:0 1.2px 1.2px 0;transform:rotate(45deg);margin:0 0 4px 9px}
.nav .menu-list{position:absolute;top:34px;left:50%;transform:translateX(-50%);background:var(--paper);border:1px solid var(--line);padding:14px 0;min-width:290px;display:grid}
.nav .menu-list>*{padding:9px 24px}.nav .menu-list a:hover{background:var(--ivory)}.nav .menu-list .unbuilt{color:var(--soft)}
.nav>a:hover,.nav summary:hover{color:var(--brick)}.nav .nav-call{display:none}
.menu-btn{display:none}

/* hero: full-bleed photograph, headline on a soft scrim, credentials band underneath */
.hero{position:relative;min-height:min(calc(100vh - 170px),820px);display:flex;align-items:end;background:#333 center 40%/cover;color:#fff}
.hero:before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,18,16,.05) 20%,rgba(15,18,16,.78)),linear-gradient(90deg,rgba(15,18,16,.35),rgba(15,18,16,0) 65%)}
.hero .wrap{position:relative;width:100%;padding-block:0 80px}
.hero h1{max-width:980px;font-weight:400;font-size:clamp(40px,5vw,80px)}.hero .tagline{font-size:19px;color:rgba(255,255,255,.86);max-width:520px;margin-top:22px}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px}
.credit{position:absolute;right:12px;bottom:8px;font-size:11px;color:rgba(255,255,255,.6);max-width:calc(100% - 24px);text-align:right}
.creds{border-bottom:1px solid var(--line);background:var(--paper)}
.creds .wrap{display:grid;grid-template-columns:1.3fr repeat(4,minmax(0,1fr));align-items:center}
.creds .wrap>div{padding:30px 28px;min-width:0}.creds .wrap>div+div{border-left:1px solid var(--line)}
.creds .agent{display:flex;align-items:center;gap:16px;padding-left:0!important;font-size:15px}.creds .agent strong{display:block;font-weight:500}.creds .agent span{color:var(--muted)}
.creds b{display:block;font:300 36px/1 var(--serif);letter-spacing:-.02em;margin-bottom:8px;font-variant-numeric:lining-nums}.creds .wrap>div>span{font-size:13px;color:var(--muted);display:block;line-height:1.45}
.avatar{width:58px;height:58px;border-radius:50%;background:#d9d2c5;flex:none;display:inline-grid;place-items:center;font:400 18px var(--serif);color:#5f5b55}
.avatar-img{border-radius:50%;object-fit:cover;flex:none}
.stars{color:var(--star);letter-spacing:1px;white-space:nowrap}.stars svg{width:15px;height:15px;fill:var(--star);display:inline-block;vertical-align:-2px}

/* meet */
.meet{display:grid;grid-template-columns:6fr 5fr;gap:104px;align-items:center}
.portrait{aspect-ratio:4/5;background:#e2dbcf;display:grid;place-items:center;color:var(--muted);font-size:14px;order:2;text-align:center;padding:16px}
.portrait img{width:100%;height:100%;object-fit:cover}
.meet p.bio,.about-hero p.bio{font:300 23px/1.55 var(--serif);color:var(--ink);max-width:640px}
.press{margin:40px 0 8px;border-top:1px solid var(--line);padding:0}
.press li{list-style:none;display:grid;grid-template-columns:200px minmax(0,1fr);gap:24px;padding:16px 0;border-bottom:1px solid var(--line);font-size:15px}
.press li b{font-weight:500}.press li span{color:var(--muted)}
.profile-links{display:flex;flex-wrap:wrap;gap:10px 22px;margin:26px 0 32px;font-size:15px}.profile-links a{display:inline-flex;align-items:center;gap:8px}.profile-links svg{width:16px;height:16px;fill:currentColor}

/* selling steps */
.sell{background:var(--ivory)}
.sell .wrap{display:grid;grid-template-columns:5fr 7fr;gap:104px;align-items:start}
.sell aside{position:sticky;top:160px}.sell aside p{font-size:18px;margin-bottom:32px;max-width:440px}.sell aside .more{display:inline-block;margin:24px 0 0}.sell aside .btn{margin-right:24px}
.steps{counter-reset:s;border-top:1px solid var(--ink);padding:0}
.steps li{list-style:none;display:grid;grid-template-columns:96px minmax(0,1fr);padding:34px 0;border-bottom:1px solid var(--line)}
.steps li:before{counter-increment:s;content:counter(s,upper-roman);font:300 30px/1.1 var(--serif);color:var(--brick)}
.steps h3{margin-bottom:10px}

/* reviews */
.quote{max-width:1040px;margin:0 auto 72px;text-align:center}
.quote blockquote{font:300 clamp(26px,2.8vw,42px)/1.3 var(--serif);letter-spacing:-.01em;margin-top:22px}
.quote cite{display:block;font-style:normal;font-size:14px;color:var(--muted);margin-top:26px}
.review-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.review{background:#fff;border:1px solid var(--line);padding:34px 32px;display:flex;flex-direction:column;gap:18px}
.review blockquote{font-size:17px;line-height:1.65;color:#2b2925}.review cite{font-style:normal;font-size:14px;color:var(--muted);margin-top:auto}
.reviews-note{margin-top:22px}.reviews-note .more{font-size:13px;margin-left:6px;white-space:normal}

/* georgetown index */
.index{display:grid;grid-template-columns:5fr 7fr;gap:72px;align-items:start}
.index figure{position:sticky;top:160px}.index figure img{width:100%;aspect-ratio:4/5;object-fit:cover}
.index figcaption,.ph-img figcaption{font-size:12px;color:var(--soft);margin-top:10px}
.index ol{border-top:1px solid var(--ink);padding:0}
.index li{list-style:none}.index li>*{display:grid;grid-template-columns:64px minmax(0,1fr) auto;gap:20px;align-items:baseline;padding:28px 0;border-bottom:1px solid var(--line)}
.index .n{font:300 20px var(--serif);color:var(--brick)}.index h3{font-size:clamp(24px,2vw,32px);font-weight:300}.index p{font-size:15px;margin-top:6px;max-width:560px}
.index .arr{color:var(--brick)}.index li a:hover h3{color:var(--brick)}.index .unbuilt .arr{visibility:hidden}

/* market ledger */
.market-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:88px;align-items:start}
.figs{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);border-top:1px solid var(--ink);margin-bottom:8px}
.figs div{padding:26px 0;border-bottom:1px solid var(--line)}.figs div:nth-child(even){padding-left:28px;border-left:1px solid var(--line)}
.figs b{display:block;font:300 44px/1 var(--serif);letter-spacing:-.02em;margin-bottom:10px;font-variant-numeric:lining-nums tabular-nums}.figs span{font-size:14px;color:var(--muted)}
table{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
th{text-align:left;font-weight:400;color:var(--muted);font-size:13px;padding:0 16px 14px 0;border-bottom:1px solid var(--ink);vertical-align:bottom}
td{border-bottom:1px solid var(--line);padding:14px 16px 14px 0;font-size:16px;vertical-align:top}td small{display:block;font-size:13px;color:var(--muted)}
table.ledger td{padding:18px 0;font-size:17px;vertical-align:middle}table.ledger td:not(:first-child),table.ledger th:not(:first-child){text-align:right;padding-left:12px}
tr.hl td{font-weight:500}tr.hl td:first-child{color:var(--brick)}
.market-grid .note{margin-top:18px}
.chart{margin:40px 0 12px;border-top:1px solid var(--line);padding-top:20px}.chart-head{display:flex;justify-content:space-between;gap:16px;font-size:14px;color:var(--muted);margin-bottom:12px}.chart-head b{color:var(--ink);font-weight:500}
.chart-wide svg,.chart-narrow svg{width:100%;height:auto;display:block;overflow:visible}.chart-narrow{display:none}
.chart .grid line{stroke:var(--line)}.chart text{font-family:var(--sans);font-size:var(--f,12px);fill:var(--soft)}
.chart polyline{fill:none;stroke-width:2}.chart .main{stroke:var(--brick)}.chart .compare{stroke:var(--soft);stroke-dasharray:5 5}
.chart figcaption{font-size:13px;color:var(--soft);padding-top:10px}

/* district */
.district{background:var(--green);color:#fff}.district h2{color:#fff}.district p{color:#b9c3be}.district .more{color:#fff}
.d-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-top:1px solid rgba(255,255,255,.35)}
.d-grid>*{padding:30px 32px 34px 0;border-bottom:1px solid rgba(255,255,255,.16)}
.d-grid>:not(:nth-child(3n+1)){padding-left:32px;border-left:1px solid rgba(255,255,255,.16)}
.d-grid h3{color:#fff;margin-bottom:8px}.d-grid p{font-size:15px}.d-grid a:hover h3{text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
.d-grid .unbuilt h3{color:#cfd6d2}

/* feature band */
.feature{position:relative;min-height:600px;background:#555 center/cover;display:flex;align-items:center}
.feature .panel{background:var(--paper);max-width:540px;margin-left:var(--pad);padding:48px}
.feature h2{margin-bottom:18px}.feature p{margin-bottom:28px}

/* valuation / private search: the page's one lead form */
.valuation .wrap{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:104px;align-items:start}
.valuation .lede{font-size:19px;max-width:520px}
.valuation ul{list-style:none;padding:0;margin:36px 0 32px;border-top:1px solid var(--line)}.valuation li{padding:17px 0;border-bottom:1px solid var(--line)}
.enquiry{background:#fff;border:1px solid var(--line);padding:44px;color:var(--ink);min-width:0}
.enquiry .who{display:flex;align-items:center;gap:14px;font-size:14px;color:var(--muted);margin-bottom:26px}.enquiry .who strong{display:block;color:var(--ink);font-weight:500;font-size:15px}
.enquiry .step{font-size:13px;color:var(--muted);float:right}
.enquiry label{display:block;font-size:14px;color:var(--muted);margin-bottom:18px}
.enquiry select,.enquiry input{display:block;width:100%;margin-top:7px;border:0;border-bottom:1px solid #c9c2b6;padding:10px 0;background:transparent;font-size:17px;border-radius:0;color:var(--ink)}
.enquiry input::placeholder{color:#a8a197}
.enquiry .btn{width:100%;justify-content:center;margin-top:12px}
.enquiry .form-next{margin-top:14px}
.enquiry .step-two label small{font-size:12px}.enquiry .consent{display:flex;gap:10px;align-items:flex-start;font-size:13px;line-height:1.5}.enquiry .consent input{width:auto;margin-top:3px;flex:none}
.enquiry .consent a{border-bottom:1px solid currentColor}.enquiry .back{background:none;border:0;padding:12px 0 0;font-size:14px;color:var(--muted);cursor:pointer}
.enquiry h2{font-size:28px;margin:0 0 20px}
.success-title{font:400 24px/1.3 var(--serif);color:var(--ink);margin:10px 0}.form-error{color:var(--brick);font-size:14px;margin-top:12px}.form-trap{position:absolute;left:-9999px}

/* hub prose (homepage) and guide prose */
.hub{display:grid;grid-template-columns:320px minmax(0,1fr);gap:104px;align-items:start}
.hub aside{position:sticky;top:160px}.hub aside h2{font-size:clamp(30px,2.6vw,40px);margin-bottom:28px}
.hub aside ol{list-style:none;padding:0;margin:0 0 32px;border-top:1px solid var(--line);font-size:15px}.hub aside li a{display:block;padding:11px 0;border-bottom:1px solid var(--line);color:var(--muted)}.hub aside li a:hover{color:var(--brick)}
.prose{max-width:740px;min-width:0}.prose h2{font-size:clamp(30px,2.6vw,40px);margin:72px 0 22px}.prose h2:first-child{margin-top:0}
.prose h3{margin:34px 0 10px}.prose p{margin-bottom:18px;color:#3b3833;font-size:18px;line-height:1.75}
.prose ul,.prose ol{padding-left:22px;margin:0 0 18px;color:#3b3833;font-size:18px;line-height:1.75}.prose li{margin-bottom:6px}
.prose p a,.prose li a,.prose td a{color:var(--brick);border-bottom:1px solid currentColor}.prose .unbuilt{color:inherit}
.prose strong{font-weight:600;color:var(--ink)}
.takeaway{background:#fff;border:1px solid var(--line);border-left:3px solid var(--brick);padding:28px 32px;margin-bottom:56px}.takeaway strong{display:block;font-size:13px;font-weight:600;margin-bottom:8px}.takeaway p{font:300 22px/1.5 var(--serif);color:var(--ink);margin:0}
.for-reader{margin:-32px 0 56px;padding:18px 22px;background:var(--ivory)}.for-reader strong{display:block;font-size:13px;font-weight:600;margin-bottom:6px}.for-reader p{margin:0;font-size:16px}
.sources{margin-top:56px;border-top:1px solid var(--line);padding-top:20px;font-size:14px}.sources summary{cursor:pointer;font-weight:500}
.source-list{list-style:none;padding:0!important;margin:0;font-size:14px!important;line-height:1.5!important}.source-list li{padding:9px 0;margin:0;border-bottom:1px solid var(--line)}.source-list a{color:var(--muted)!important;border:0!important}.source-list a:hover{color:var(--brick)!important}

/* faq + closing */
.faq{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.6fr);gap:104px}
.faq details,.faq-list details{border-bottom:1px solid var(--line)}.faq details:first-child,.faq-list details:first-child{border-top:1px solid var(--ink)}
.faq summary,.faq-list summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:24px;padding:24px 0;font:400 23px/1.3 var(--serif)}
.faq summary::-webkit-details-marker,.faq-list summary::-webkit-details-marker{display:none}
.faq summary:after,.faq-list summary:after{content:'+';font:300 26px/1 var(--sans);color:var(--brick)}.faq details[open] summary:after,.faq-list details[open] summary:after{content:'–'}
.faq details p,.faq-list details p{padding:0 0 26px;max-width:720px}.faq-list summary{font-size:20px}
.closing{background:var(--ivory);text-align:center}.closing .wrap{padding-block:140px}
.closing h2{margin:0 auto 22px;font-size:clamp(38px,4.8vw,76px);max-width:960px}.closing p{font-size:19px;margin-bottom:36px}

/* footer */
footer{background:var(--green);color:#cfd6d2;padding-top:96px;font-size:15px}footer p{color:#cfd6d2}footer .logo{color:#fff;text-align:left;display:inline-block}footer .logo small{color:#9fb0a8}
.f-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.3fr;gap:44px;padding-bottom:64px}.f-grid>*{min-width:0}
.f-grid strong{display:block;font-weight:500;color:#fff;margin-bottom:16px}.f-grid a,.f-grid .unbuilt{display:block;padding:4px 0}.f-grid a:hover{color:#fff}.f-grid .unbuilt{color:#8fa199}
.f-grid address{font-style:normal;margin-top:8px;line-height:1.7}
.f-brand p{margin:20px 0 22px;max-width:300px;font-size:15px}.f-brand .profile-links{margin:0;display:grid;gap:8px}.f-grid .profile-links a{display:flex;align-items:center;gap:9px}
.f-map{border-top:1px solid rgba(255,255,255,.16);border-bottom:1px solid rgba(255,255,255,.16);display:grid;grid-template-columns:1fr 2fr;gap:48px;padding-block:40px;align-items:center}
.f-map strong{font-weight:500;color:#fff}.f-map p{font-size:15px;margin:8px 0 14px}.f-map .more{color:#fff}
.map-plate{aspect-ratio:21/7;background:rgba(255,255,255,.06);border:1px dashed rgba(255,255,255,.25);display:grid;place-items:center;font-size:14px;text-align:center;padding:12px}
.gmb-frame{aspect-ratio:16/9;background:var(--ivory)}.gmb-frame iframe{width:100%;height:100%;border:0;display:block}
.fine{padding-block:32px 120px;font-size:13px;color:#9fb0a8;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:32px}.fine a{border-bottom:1px solid #6f807a}

/* calls */
.floating-call{position:fixed;right:28px;bottom:28px;z-index:30;background:var(--ink);color:var(--paper);padding:15px 24px;border-radius:999px;font-size:15px;font-weight:500;box-shadow:0 1px 2px rgba(0,0,0,.1)}
.floating-call:hover{background:var(--brick)}
.mobile-contact{display:none}

/* ---------- inner templates ---------- */
.jump{display:flex;flex-wrap:wrap;gap:8px;padding-block:22px 0;font-size:14px;color:var(--soft)}.jump a{color:var(--muted)}.jump a:hover{color:var(--brick)}
/* guide hero: H1 and the review byline beside the page's photograph */
.page-hero{padding-block:40px 72px;border-bottom:1px solid var(--line)}
.page-hero .wrap{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:72px;align-items:end}
.page-hero.no-photo .wrap{grid-template-columns:minmax(0,1fr)}
.page-hero h1{font-size:clamp(38px,4.4vw,72px);max-width:900px;margin-bottom:40px}
.ph-img img{width:100%;aspect-ratio:4/3;object-fit:cover;background:#e2dbcf}
.byline{display:flex;align-items:center;gap:14px;font-size:15px;color:var(--muted);border-top:1px solid var(--line);padding-top:22px}.byline a{color:var(--ink)}.byline a:hover{color:var(--brick)}
.byline .tick{width:14px;height:14px;fill:none;stroke:currentColor;stroke-width:2;vertical-align:-2px;margin-right:5px}
.research-link{display:block;margin-top:4px;font-size:14px;color:var(--muted)!important;text-decoration:underline;text-underline-offset:3px}
.tool-hero{padding-block:56px 40px}.tool-hero h1{font-size:clamp(38px,4.4vw,72px);margin-bottom:32px;max-width:960px}
/* article: sticky contents + prose */
.article{display:grid;grid-template-columns:290px minmax(0,1fr);gap:104px;align-items:start}
.article aside{position:sticky;top:160px;font-size:15px}.article aside .toc-label{display:block;font-size:13px;color:var(--soft);margin-bottom:12px}
.article aside a{display:block;padding:10px 0;border-bottom:1px solid var(--line);color:var(--muted)}.article aside a:first-of-type{border-top:1px solid var(--ink)}.article aside a:hover{color:var(--brick)}
.article aside .btn{margin-top:28px;color:var(--paper);border:1px solid var(--ink);padding:14px 24px}.article aside .btn:hover{color:var(--paper)}
.prose section{margin-bottom:72px}.prose>section>h2{margin:0 0 22px}
.table-scroll{overflow-x:auto;margin:8px 0 24px;-webkit-overflow-scrolling:touch}.table-scroll table{min-width:520px}.table-scroll table.ledger,.table-scroll table.facts{min-width:0}
.prose table td,.prose table th{font-size:15px}
table.facts th{border:0;border-bottom:1px solid var(--line);padding:14px 24px 14px 0;font-size:15px;width:38%;vertical-align:top;color:var(--muted)}table.facts tr:first-child th,table.facts tr:first-child td{border-top:1px solid var(--ink)}
.author-box{display:grid;grid-template-columns:72px minmax(0,1fr);gap:22px;border-top:1px solid var(--ink);padding-top:28px}.author-box h2{font-size:26px!important;margin:0 0 8px!important}
.author-box p{font-size:15px!important;margin-bottom:8px!important}.author-box h2 a:hover{color:var(--brick)}
.related{border-top:1px solid var(--line)}.related h2{margin-bottom:32px}.related ul{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0 32px;border-top:1px solid var(--ink)}
.related li>*{display:block;padding:16px 0;border-bottom:1px solid var(--line);font:400 20px/1.35 var(--serif)}.related li a:hover{color:var(--brick)}.related .unbuilt{color:var(--soft)}
/* about, contact */
.about-hero{display:grid;grid-template-columns:5fr 6fr;gap:104px;align-items:center}.about-hero .portrait{order:0}.about-hero h1{font-size:clamp(40px,5vw,80px);margin-bottom:28px}
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.6fr);gap:104px;align-items:start}.split h2{margin:0}
.timeline{list-style:none;padding:0;margin:0;counter-reset:t;border-top:1px solid var(--ink)}.timeline li{counter-increment:t;display:grid;grid-template-columns:72px minmax(0,1fr);padding:22px 0;border-bottom:1px solid var(--line);color:#3b3833}
.timeline li:before{content:counter(t,upper-roman);font:300 26px/1 var(--serif);color:var(--brick)}.timeline strong{display:block;font-weight:500;color:var(--ink);margin-bottom:4px}
.contact-hero{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:80px;align-items:start;padding-block:56px 112px}.contact-hero h1{font-size:clamp(40px,5vw,80px);margin-bottom:32px}
.directory{list-style:none;margin:0;padding:0;border-top:1px solid var(--ink)}.directory li{display:flex;justify-content:space-between;gap:20px;padding:14px 0;border-bottom:1px solid var(--line)}.directory a{font-weight:500}.directory span{color:var(--muted);font-size:14px;text-align:right}
/* calculator page */
.calculator{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:64px;padding-block:24px 112px}
.calc-fields h2{font-size:32px;margin-bottom:10px}.calc-fields>p{margin-bottom:28px}
.calc-fields label,.tax-calc label{display:block;font-size:14px;color:var(--muted);margin-bottom:18px}
.calc-fields input,.calc-fields select,.tax-calc input,.tax-calc select{display:block;width:100%;margin-top:7px;border:0;border-bottom:1px solid #c9c2b6;padding:10px 0;background:transparent;font-size:18px;border-radius:0;color:var(--ink)}
.calc-fields small,.tax-calc small{display:block;font-size:12px;color:var(--soft);margin-top:6px}
label.check{display:flex;gap:10px;align-items:flex-start;color:var(--ink);font-size:15px}label.check input{width:auto;margin:4px 0 0;flex:none;accent-color:var(--brick)}
.calc-result{background:var(--green);color:#fff;padding:44px;position:sticky;top:160px}.calc-result output{display:block;font:300 clamp(44px,4.6vw,68px)/1 var(--serif);letter-spacing:-.02em}
.calc-result>p{color:#b9c3be;margin:14px 0 28px}.calc-result dl{margin:0;border-top:1px solid rgba(255,255,255,.3)}.calc-result dl div{display:flex;justify-content:space-between;gap:16px;padding:13px 0;border-bottom:1px solid rgba(255,255,255,.14);font-variant-numeric:tabular-nums}
.calc-result dt{color:#cfd6d2}.calc-result dd{margin:0;text-align:right}.calc-result dl div:first-child{font-weight:500}.calc-result dl div:first-child dt{color:#fff}
.calc-result .tool-verdict{margin-top:22px;background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.16);color:#fff}
.calc-result small{display:block;margin-top:20px;color:#9fb0a8;font-size:12px}
/* inline tools inside guides */
.tax-calc{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:4px 32px;background:var(--ivory);padding:28px;margin:8px 0 12px}.tax-calc label.check{grid-column:1/-1}
.tool-result{grid-column:1/-1;border-top:1px solid #d6cebf;padding-top:22px;margin-top:4px}
.tax-out{margin:0 0 18px!important;font-size:15px!important;color:var(--muted)}.tax-out output{font:300 44px/1 var(--serif);letter-spacing:-.02em;color:var(--ink);margin-right:6px}
.tool-breakdown{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));margin:0;background:#fff;border:1px solid var(--line)}
.tool-breakdown div{padding:14px 18px;border-right:1px solid var(--line)}.tool-breakdown div:last-child{border-right:0}
.tool-breakdown dt{font-size:13px;color:var(--muted);margin-bottom:4px}.tool-breakdown dd{margin:0;font-size:18px;font-weight:500;color:var(--ink);font-variant-numeric:tabular-nums}
.tool-verdict{margin:0;padding:14px 18px;background:#fff;border:1px solid var(--line);font-size:15px;color:var(--ink)}

@media (max-width:1080px){
  :root{--pad:28px}html{scroll-padding-top:90px}.nav{display:none}.util .wrap span:first-child{display:none}.util .wrap{justify-content:center}
  .top .wrap{grid-template-columns:auto 1fr auto;height:72px}.logo{grid-column:1;text-align:left;font-size:26px}.top .call{display:none}
  .menu-btn{display:block;grid-column:3;background:none;border:1px solid var(--line);border-radius:999px;padding:9px 16px;font-size:14px;cursor:pointer}
  .nav.is-open{display:flex;position:absolute;top:100%;left:0;right:0;height:calc(100vh - 72px);border-top:1px solid var(--line);background:var(--paper);flex-direction:column;align-items:stretch;justify-content:flex-start;gap:0;padding:12px var(--pad) 120px;overflow:auto;font-size:18px;z-index:40}
  .nav.is-open>a,.nav.is-open>.unbuilt,.nav.is-open details{display:block;border-bottom:1px solid var(--line);padding:16px 0}
  .nav.is-open .menu-list{position:static;transform:none;border:0;padding:8px 0 0;min-width:0;background:none}.nav.is-open .menu-list>*{padding:9px 0;font-size:16px;color:var(--muted)}
  .nav.is-open .nav-call{display:block;text-align:center;margin-top:24px;border:1px solid var(--ink);border-radius:999px;padding:14px}
  .creds .wrap{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}.creds .agent{grid-column:span 2;border-bottom:1px solid var(--line)}.creds .wrap>div:nth-child(2),.creds .wrap>div:nth-child(4){border-left:0;padding-left:0}.creds .wrap>div:nth-child(n+4){border-top:1px solid var(--line)}
  .meet,.sell .wrap,.index,.market-grid,.valuation .wrap,.hub,.faq,.article,.about-hero,.split,.contact-hero,.calculator,.page-hero .wrap{grid-template-columns:minmax(0,1fr);gap:56px}.portrait{order:0}
  .sell aside,.hub aside,.index figure,.article aside,.calc-result{position:static}.index figure img{aspect-ratio:16/10}
  .review-grid,.d-grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}.d-grid>:not(:nth-child(3n+1)){padding-left:0;border-left:0}.d-grid>:nth-child(even){padding-left:28px;border-left:1px solid rgba(255,255,255,.16)}
  .f-grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}.f-brand{grid-column:span 2}.f-map{grid-template-columns:minmax(0,1fr)}
  .page-hero h1{margin-bottom:28px}.related ul{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
}
@media (max-width:680px){
  :root{--pad:20px}body{font-size:16px}.section{padding-block:84px}h2{margin-bottom:32px}
  .head-row{flex-direction:column;align-items:start;gap:16px}.hero{min-height:620px}.hero .wrap{padding-bottom:56px}.hero .tagline{font-size:17px}
  .creds .wrap>div{padding:22px 16px}.creds b{font-size:28px}
  .press li{grid-template-columns:minmax(0,1fr);gap:2px}.steps li{grid-template-columns:56px minmax(0,1fr)}.meet p.bio,.about-hero p.bio{font-size:20px}
  .review-grid,.d-grid,.figs,.related ul,.fine{grid-template-columns:minmax(0,1fr)}.d-grid>:nth-child(even){padding-left:0;border-left:0}.figs div:nth-child(even){padding-left:0;border-left:0}
  .figs b{font-size:38px}.review{padding:28px 24px}
  .index li>*{grid-template-columns:40px minmax(0,1fr)}.index .arr{display:none}
  .feature{min-height:520px;align-items:end}.feature .panel{margin:0 var(--pad) var(--pad);padding:28px}.enquiry{padding:28px 22px}
  .f-grid{grid-template-columns:minmax(0,1fr)}.f-brand{grid-column:auto}
  .floating-call{display:none}.mobile-contact{display:grid;grid-template-columns:1fr 2fr;position:fixed;inset:auto 0 0;z-index:30;background:var(--green)}
  .mobile-contact a{color:#fff;text-align:center;padding:17px 10px;font-weight:500;font-size:15px}.mobile-contact a+a{background:var(--paper);color:var(--ink);border-top:1px solid var(--line)}
  table.ledger td{font-size:15px}.chart-wide{display:none}.chart-narrow{display:block}
  .page-hero{padding-block:24px 48px}.article aside{display:none}.calc-result{padding:28px 22px}.author-box{grid-template-columns:minmax(0,1fr)}
  .tax-calc{grid-template-columns:minmax(0,1fr);padding:20px}.tax-out output{display:block;font-size:34px;margin:0 0 2px}
  .tool-breakdown{grid-template-columns:minmax(0,1fr)}.tool-breakdown div{border-right:0;border-bottom:1px solid var(--line)}.tool-breakdown div:last-child{border-bottom:0}
  .directory li{flex-direction:column;gap:2px}.directory span{text-align:left}.byline{align-items:flex-start}
  .takeaway{padding:22px 20px}.takeaway p{font-size:20px}.closing .wrap{padding-block:96px}
}

/* entity card: the brand's single source of truth on every guide */
.entity-card .entity-line{font:400 20px/1.5 var(--serif);color:var(--ink);margin:6px 0 18px}
.entity-card .stamp{font-size:14px;color:var(--muted);margin-bottom:10px}
.entity-creds{list-style:none;padding:0;margin:0 0 18px;display:grid;grid-template-columns:repeat(auto-fit,minmax(130px,1fr));border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.entity-creds li{padding:14px 12px 14px 0}.entity-creds b{display:block;font:300 26px/1.1 var(--serif)}.entity-creds span{font-size:13px;color:var(--muted)}
.entity-recog{margin:0 0 14px;padding-left:18px;font-size:15px;color:var(--muted)}
.entity-card .entity-legal{font-size:13px;color:var(--soft)}
.f-brand p a{border-bottom:1px solid currentColor}
.steps .proof{margin:16px 0 0;padding-left:16px;border-left:2px solid var(--brick);font:300 18px/1.5 var(--serif);color:var(--ink)}
.steps .proof cite{display:block;font:400 13px/1.4 var(--sans);color:var(--muted);margin-top:6px;font-style:normal}
.portrait img{width:100%;height:100%;object-fit:cover;display:block}