/* Buy a Phoenix Historic Home: design system.
   Direction: "Mission tile and limewash". Phoenix's period houses (Spanish Colonial and Mission Revival, Craftsman bungalows)
   read through three materials: cool limewashed stucco walls, cobalt Talavera tile, and the deep palo verde and creosote
   greens of a desert yard. The arch is the one ornament (brand mark, hero, portrait frame, card markers); a diamond tile
   stripe marks the footer; mid-century gets a breeze-block screen. Light theme only. Display: Rokkitt (a 1920s-style slab,
   like Craftsman-era sign lettering). Body: Figtree. No cream, no terracotta, no gold. */
:root {
  --limewash: #f1f2ee;     /* page: cool stucco white */
  --paper: #ffffff;
  --sage: #e3e9e4;         /* alt sections: pale creosote */
  --ink: #1c2321;          /* wrought iron */
  --ink-2: #4b5653;
  --line: #d3d9d4;
  --line-2: #b9c2bc;
  --palo: #2f4a3a;         /* palo verde, dark bands */
  --palo-2: #233a2d;
  --tile: #1d4f91;         /* cobalt Talavera: buttons, links, accents */
  --tile-2: #163e74;
  --tile-soft: #dfe7f2;
  --turq: #2c6f6b;         /* mid-century turquoise */
  --turq-2: #235a57;
  --on-dark: #eef1ec;
  --on-dark-2: #c4cec8;
  --star: #c99a2e;         /* review stars only (core 8) */
  --display: 'Rokkitt', 'Rockwell', Georgia, serif;
  --sans: 'Figtree', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --radius: 4px;
  --arch: 999px 999px 0 0;
  --wrap: 1200px;
  --gutter: 24px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body { margin: 0; background: var(--limewash); color: var(--ink); font: 400 17px/1.65 var(--sans); }
img { max-width: 100%; height: auto; display: block; }
a { color: var(--tile); text-underline-offset: 3px; text-decoration-thickness: 1px; }
a:hover { color: var(--tile-2); }
h1, h2, h3 { font-family: var(--display); font-weight: 600; line-height: 1.12; letter-spacing: -.005em; margin: 0 0 .5em; color: var(--ink); }
h1 { font-size: clamp(38px, 5.2vw, 62px); font-weight: 700; }
h2 { font-size: clamp(28px, 3.2vw, 38px); }
h3 { font-size: 23px; }
h1 em, h2 em { font-style: normal; color: var(--tile); }
p { margin: 0 0 1em; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
section { padding: 80px 0; }
section.alt { background: var(--sage); }
.lede { color: var(--ink-2); max-width: 680px; }
.source { font-size: 14px; color: var(--ink-2); }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; opacity: 0; }
:focus-visible { outline: 2px solid var(--tile); outline-offset: 2px; }

/* buttons: hover belongs here, never on cards */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; min-height: 46px; padding: 0 22px; border-radius: var(--radius);
  font: 600 15.5px/1.2 var(--sans); text-decoration: none; cursor: pointer; border: 1.5px solid transparent; transition: background .15s, color .15s, border-color .15s; }
.btn-primary { background: var(--tile); color: #fff; }
.btn-primary:hover { background: var(--tile-2); color: #fff; }
.btn-quiet { background: transparent; color: var(--ink); border-color: var(--line-2); }
.btn-quiet:hover { border-color: var(--ink); color: var(--ink); }
.btn-light { background: var(--on-dark); color: var(--ink); }
.btn-light:hover { background: #fff; color: var(--ink); }
.btn-ghost { background: transparent; color: var(--on-dark); border-color: rgba(238, 241, 236, .5); }
.btn-ghost:hover { border-color: var(--on-dark); color: #fff; }
.ctas { display: flex; flex-wrap: wrap; gap: 12px; margin: 24px 0; }

/* header and menu: dropdowns on desktop, a drawer below 1100px */
header.nav { position: sticky; top: 0; z-index: 40; background: var(--paper); border-bottom: 1px solid var(--line); border-top: 4px solid var(--palo); }
header.nav .bar { display: flex; align-items: center; gap: 28px; min-height: 70px; }
.brand { display: flex; align-items: center; gap: 10px; text-decoration: none; color: var(--ink); flex: none; }
.brand .mark { width: 26px; height: 30px; fill: var(--tile); }
.brand span { font: 700 20px/1 var(--display); letter-spacing: .005em; }
.brand b { font-weight: 700; }
header.nav nav { display: flex; align-items: center; gap: 26px; margin-left: auto; font-size: 15.5px; font-weight: 500; }
header.nav nav > a, .dd > button { color: var(--ink); text-decoration: none; white-space: nowrap; }
header.nav nav > a[aria-current], header.nav nav > a:hover, .dd:hover > button { color: var(--tile); }
.dd { position: relative; }
.dd > button { background: none; border: 0; padding: 8px 0; cursor: pointer; font: inherit; display: inline-flex; align-items: center; gap: 8px; }
.dd > button::after { content: ""; width: 6px; height: 6px; border-right: 1.5px solid; border-bottom: 1.5px solid; transform: translateY(-2px) rotate(45deg); }
.dd .menu { position: absolute; top: 100%; left: -24px; padding-top: 18px; display: none; z-index: 50; }
.dd:hover .menu, .dd:focus-within .menu { display: block; }
.nav .menu ul, .drawer ul { list-style: none; margin: 0; padding: 0; }
.nav .menu ul { background: var(--paper); border: 1px solid var(--line); border-top: 3px solid var(--tile); padding: 20px 24px; min-width: 280px; display: grid; gap: 10px;
  box-shadow: 0 14px 30px rgba(28, 35, 33, .08); }
.nav .menu ul.cols { grid-template-columns: repeat(2, minmax(0, 1fr)); column-gap: 32px; min-width: 460px; }
.nav .menu li.all { grid-column: 1 / -1; font-weight: 600; padding-bottom: 10px; border-bottom: 1px solid var(--line); }
.nav .menu a { color: var(--ink); text-decoration: none; }
.nav .menu a:hover, .nav .menu a[aria-current] { color: var(--tile); }
.end { display: flex; align-items: center; gap: 14px; }
details.burger { display: none; }
details.burger > summary { list-style: none; cursor: pointer; display: inline-flex; align-items: center; gap: 10px; font-weight: 600; font-size: 15px; padding: 10px 0; }
details.burger > summary::-webkit-details-marker, .drawer summary::-webkit-details-marker { display: none; }
details.burger > summary span, details.burger > summary span::before, details.burger > summary span::after { display: block; width: 20px; height: 2px; background: var(--ink); position: relative; }
details.burger > summary span::before, details.burger > summary span::after { content: ""; position: absolute; }
details.burger > summary span::before { top: -6px; } details.burger > summary span::after { top: 6px; }
details.burger[open] > summary span { background: transparent; }
details.burger[open] > summary span::before { top: 0; transform: rotate(45deg); } details.burger[open] > summary span::after { top: 0; transform: rotate(-45deg); }
.drawer { position: absolute; left: 0; right: 0; top: 100%; height: calc(100svh - 74px); overflow: auto; background: var(--paper); border-top: 1px solid var(--line); padding: 8px var(--gutter) 120px; }
.drawer details { border-bottom: 1px solid var(--line); }
.drawer summary { list-style: none; cursor: pointer; font: 600 24px/1.2 var(--display); padding: 18px 0; display: flex; justify-content: space-between; align-items: center; }
.drawer summary::after { content: "+"; font: 400 24px var(--sans); } .drawer details[open] summary::after { content: "\2013"; }
.drawer ul { display: grid; gap: 12px; padding: 0 0 22px; font-size: 16px; }
.drawer ul a { color: var(--ink); text-decoration: none; }
.drawer li.all { font-weight: 600; }
.drawer a.dl { display: block; font: 600 24px/1.2 var(--display); padding: 18px 0; border-bottom: 1px solid var(--line); color: var(--ink); text-decoration: none; }
.drawer .acts { display: grid; gap: 12px; margin-top: 28px; }
@media (max-width: 1100px) {
  header.nav nav { display: none; }
  .end { margin-left: auto; }
  details.burger { display: block; }
}
@media (max-width: 560px) { .end .call { display: none; } .brand span { font-size: 18px; } }

/* hero */
.hero { padding: 72px 0 0; overflow: hidden; }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, .75fr); gap: 56px; align-items: end; }
.hero-copy { padding-bottom: 72px; }
.hero h1 { max-width: 12ch; }
.tagline { font-size: 20px; color: var(--ink-2); max-width: 560px; }
.trust { display: flex; align-items: center; gap: 14px; margin-top: 28px; padding-top: 22px; border-top: 1px solid var(--line); max-width: 520px; }
.trust b { display: block; font-weight: 600; }
.trust span { font-size: 14.5px; color: var(--ink-2); }
.trust .avatar, .who .avatar { color: var(--on-dark); font-size: 17px; }
.avatar { width: 48px; height: 48px; border-radius: 50%; object-fit: cover; flex: none; background: var(--palo); color: var(--on-dark);
  display: inline-flex; align-items: center; justify-content: center; font: 700 17px var(--display); }
.arch { position: relative; height: 460px; border-radius: var(--arch); background: var(--palo); padding: 26px 26px 0; }
.arch-in { height: 100%; border-radius: var(--arch); background: var(--tile); color: var(--on-dark); display: flex; flex-direction: column;
  justify-content: flex-end; padding: 0 30px 64px; position: relative; }
.arch-in::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 22px;
  background: repeating-conic-gradient(from 45deg, var(--on-dark) 0 25%, var(--tile-2) 0 50%) 0 0 / 22px 22px; }
.arch-in b { font: 700 128px/0.9 var(--display); }
.arch-in span { font-size: 16px; line-height: 1.45; max-width: 24ch; margin-top: 10px; color: #dbe4f1; }

/* meet */
.meet, .about-hero { background: var(--paper); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.meet-grid { display: grid; grid-template-columns: minmax(0, 380px) minmax(0, 1fr); gap: 64px; align-items: start; }
.portrait { margin: 0; border-radius: var(--arch); overflow: hidden; aspect-ratio: 4 / 5; background: var(--sage); }
.portrait img { width: 100%; height: 100%; object-fit: cover; }
.portrait.ph { display: flex; align-items: center; justify-content: center; text-align: center; padding: 40px; color: var(--ink-2); font-size: 14px;
  border: 1px dashed var(--line-2); }
.entity-line { font-size: 19px; line-height: 1.55; }
.stats { display: grid; grid-template-columns: repeat(auto-fit, minmax(140px, 1fr)); gap: 20px; margin: 26px 0; padding: 20px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.stats b { display: block; font: 700 34px/1.05 var(--display); color: var(--tile); }
.stats span { font-size: 14px; color: var(--ink-2); }
.profiles { display: flex; flex-wrap: wrap; gap: 8px 18px; margin: 18px 0; font-size: 15px; }
.profiles a { display: inline-flex; align-items: center; gap: 7px; color: var(--ink); text-decoration: none; }
.profiles a:hover { color: var(--tile); }
.profiles-ph { font-size: 14px; color: var(--ink-2); }

/* the private home search form */
.search-band { background: var(--palo); color: var(--on-dark); }
.search-band h2 { color: #fff; }
.search-band h2 em { color: #b9cdea; }
.search-band a { color: #fff; }
.search-grid { display: grid; grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); gap: 56px; align-items: start; }
.search-copy p { color: var(--on-dark-2); font-size: 18px; }
form.enquiry { background: var(--paper); color: var(--ink); padding: 30px; border-radius: var(--radius); }
form.enquiry label { display: grid; gap: 6px; font-size: 14.5px; font-weight: 600; margin-bottom: 16px; }
form.enquiry input[type=text], form.enquiry input[type=tel], form.enquiry input[type=email], form.enquiry select, form.enquiry textarea {
  width: 100%; min-height: 46px; padding: 10px 12px; border: 1px solid var(--line-2); border-radius: var(--radius); background: #fff; font: 400 16px var(--sans); color: var(--ink); }
form.enquiry textarea { min-height: 70px; resize: vertical; }
.row, .row3 { display: grid; gap: 0 16px; }
.row { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.row3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
fieldset.districts { border: 0; padding: 0; margin: 0 0 18px; min-width: 0; }
fieldset.districts legend { font-size: 14.5px; font-weight: 600; margin-bottom: 8px; padding: 0; }
.count { font-weight: 400; color: var(--tile); }
.chk-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 2px 14px; max-height: 236px; overflow: auto; padding: 12px 14px;
  border: 1px solid var(--line-2); border-radius: var(--radius); background: var(--limewash); }
form.enquiry label.chk { display: flex; align-items: center; gap: 8px; font-weight: 400; font-size: 14.5px; margin: 0; padding: 4px 0; cursor: pointer; }
label.chk input { width: 16px; height: 16px; accent-color: var(--tile); flex: none; }
form.enquiry label.consent { display: flex; align-items: flex-start; gap: 10px; font-weight: 400; font-size: 13px; line-height: 1.5; color: var(--ink-2); }
label.consent input { margin-top: 3px; accent-color: var(--tile); flex: none; }
.form-acts { display: flex; gap: 12px; flex-wrap: wrap; }
.form-status { margin: 12px 0 0; font-size: 15px; min-height: 1em; }

/* sections and cards */
.sec-head { display: flex; justify-content: space-between; align-items: baseline; gap: 20px; flex-wrap: wrap; margin-bottom: 28px; }
.sec-head h2 { margin: 0; }
.sec-head a { font-weight: 600; text-decoration: none; }
.cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 18px; }
.card { display: block; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px 24px 20px; text-decoration: none; color: var(--ink); }
.card::before { content: ""; display: block; width: 16px; height: 20px; border-radius: var(--arch); background: var(--tile); margin-bottom: 16px; }
.card h3 { font-size: 22px; margin-bottom: 6px; }
.card:hover h3 { color: var(--tile); }
.card p { font-size: 15px; color: var(--ink-2); margin: 0; }
.card.all { background: var(--palo); border-color: var(--palo); color: var(--on-dark); }
.card.all::before { background: var(--on-dark); }
.card.all h3 { color: #fff; } .card.all p { color: var(--on-dark-2); }

/* mid-century band: a breeze-block screen */
.mcm-band { background-color: var(--turq); color: var(--on-dark);
  background-image: radial-gradient(circle at 50% 50%, transparent 0 11px, rgba(238, 241, 236, .14) 11.5px 14px, transparent 14.5px),
    linear-gradient(90deg, rgba(0, 0, 0, .06) 2px, transparent 2px), linear-gradient(rgba(0, 0, 0, .06) 2px, transparent 2px);
  background-size: 44px 44px; }
.mcm-grid > div { max-width: 640px; background: var(--turq-2); padding: 40px; border-radius: var(--radius); }
.mcm-band h2 { color: #fff; }
.mcm-band p { color: var(--on-dark-2); }

/* FAQ */
.faq { max-width: 860px; }
details.q { border-bottom: 1px solid var(--line); }
details.q summary { cursor: pointer; list-style: none; padding: 18px 36px 18px 0; font-weight: 600; font-size: 18px; position: relative; }
details.q summary::-webkit-details-marker { display: none; }
details.q summary::after { content: "+"; position: absolute; right: 4px; top: 14px; font: 400 26px var(--sans); color: var(--tile); }
details.q[open] summary::after { content: "\2013"; }
details.q p { margin: 0 0 18px; color: var(--ink-2); }

.closing { background: var(--tile); color: var(--on-dark); text-align: center; }
.closing h2 { color: #fff; }
.closing p { color: #d6e0ee; max-width: 620px; margin: 0 auto; }
.closing .ctas { justify-content: center; }

/* article pages */
.page-head { padding: 44px 0 36px; background: var(--paper); border-bottom: 1px solid var(--line); }
.page-head h1 { max-width: 22ch; }
.crumbs { font-size: 14px; color: var(--ink-2); margin-bottom: 18px; }
.crumbs a { color: var(--ink-2); }
.crumbs span { margin: 0 8px; color: var(--line-2); }
.byline { display: flex; flex-wrap: wrap; align-items: center; gap: 6px 14px; font-size: 14.5px; color: var(--ink-2); }
.byline a { color: var(--ink); }
.byline .research { color: var(--tile); }
.tick { width: 16px; height: 16px; color: var(--palo); flex: none; }
.for-reader { margin: 16px 0 0; font-size: 15.5px; color: var(--ink-2); max-width: 760px; }
.kids { padding: 48px 0 8px; }
.article { display: grid; grid-template-columns: minmax(0, 1fr) 300px; gap: 64px; padding-top: 48px; padding-bottom: 72px; }
.prose { max-width: 760px; min-width: 0; }
.prose h2 { margin-top: 1.6em; scroll-margin-top: 96px; }
.prose h3 { margin-top: 1.4em; }
.prose ul, .prose ol { padding-left: 1.2em; }
.prose li { margin-bottom: .4em; }
.takeaway { background: var(--paper); border-left: 4px solid var(--tile); padding: 20px 24px; margin-bottom: 8px; border-radius: 0 var(--radius) var(--radius) 0; }
.takeaway strong { display: block; font: 700 19px var(--display); margin-bottom: 4px; }
.prose table, .facts-table { width: 100%; border-collapse: collapse; font-size: 15.5px; margin: 0 0 1.4em; background: var(--paper); }
.prose th, .prose td, .facts-table th, .facts-table td { text-align: left; padding: 10px 12px; border-bottom: 1px solid var(--line); vertical-align: top; }
.facts-table th { width: 38%; font-weight: 600; }
.table-scroll { overflow-x: auto; }
.district-list { columns: 3 180px; list-style: none; padding: 0 !important; margin: 0 0 12px; }
.district-list li { break-inside: avoid; padding: 3px 0; }
.reviewed-box { display: flex; gap: 10px; align-items: flex-start; margin: 32px 0; padding: 16px 20px; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); font-size: 15px; }
.reviewed-box p { margin: 0; }
.sources { font-size: 14.5px; color: var(--ink-2); }
.sources h2 { font-size: 24px; }
.aside { position: relative; }
.toc { position: sticky; top: 96px; font-size: 14.5px; margin-bottom: 28px; }
.toc b { display: block; font: 700 18px var(--display); margin-bottom: 8px; }
.toc ol { list-style: none; padding: 0; margin: 0; display: grid; gap: 8px; border-left: 2px solid var(--line); }
.toc a { color: var(--ink-2); text-decoration: none; padding-left: 14px; display: block; }
.toc a:hover { color: var(--tile); }
.agent-card { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 22px; display: grid; gap: 10px; }
.agent-card .who { display: flex; gap: 12px; align-items: center; margin-bottom: 4px; }
.agent-card .who b { display: block; }
.agent-card .who span { font-size: 13.5px; color: var(--ink-2); }
.agent-card .more-link { font-size: 14.5px; }
.more { background: var(--sage); }
.where { background: var(--sage); }
.dir { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 14px; }
.dir li { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 16px 18px; display: grid; gap: 4px; }
.dir li a { font-weight: 600; }
.dir li span { font-size: 14.5px; color: var(--ink-2); }
.gmap { aspect-ratio: 16 / 7; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; }
.gmap iframe { width: 100%; height: 100%; border: 0; }
.ways { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 14px; margin-top: 26px; }
.way { display: grid; gap: 4px; padding: 18px 20px; background: var(--limewash); border: 1px solid var(--line); border-radius: var(--radius); text-decoration: none; color: var(--ink); }
.way b { font: 700 20px var(--display); color: var(--tile); }
.way span { font-size: 14.5px; color: var(--ink-2); overflow-wrap: anywhere; }
.fine-addr { margin: 18px 0 0; font-size: 14.5px; color: var(--ink-2); }

/* footer */
.site-footer { background: var(--ink); color: var(--on-dark-2); padding: 0 0 100px; font-size: 15px; }
.site-footer .tiles { height: 16px; background: repeating-conic-gradient(from 45deg, var(--tile) 0 25%, var(--ink) 0 50%) 0 0 / 16px 16px; margin-bottom: 56px; }
.foot-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px; }
.site-footer h3 { color: #fff; font-size: 20px; }
.site-footer ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 8px; }
.site-footer a { color: var(--on-dark); }
.site-footer .fine { font-size: 13.5px; margin-top: 32px; padding-top: 20px; border-top: 1px solid rgba(238, 241, 236, .15); }
.site-footer .fine.entity { font-size: 14.5px; color: var(--on-dark); }
.float-call { position: fixed; right: 24px; bottom: 24px; z-index: 30; box-shadow: 0 6px 18px rgba(28, 35, 33, .18); }
.mobile-bar { display: none; }

@media (max-width: 960px) {
  section { padding: 60px 0; }
  .hero-grid, .meet-grid, .search-grid, .article { grid-template-columns: minmax(0, 1fr); gap: 36px; }
  .hero { padding-top: 48px; }
  .hero-copy { padding-bottom: 0; }
  .arch { height: 300px; max-width: 420px; }
  .arch-in b { font-size: 92px; }
  .arch-in { padding-bottom: 46px; }
  .portrait { max-width: 340px; }
  .aside { display: none; }
  .ways { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .foot-grid { grid-template-columns: minmax(0, 1fr); }
}
@media (max-width: 760px) {
  :root { --gutter: 16px; }
  body { font-size: 16.5px; }
  .chk-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .row, .row3 { grid-template-columns: minmax(0, 1fr); }
  form.enquiry { padding: 20px; }
  .mcm-grid > div { padding: 28px 22px; }
  .float-call { display: none; }
  .mobile-bar { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 35;
    padding: 10px 16px calc(10px + env(safe-area-inset-bottom)); background: var(--paper); border-top: 1px solid var(--line); }
  .ways { grid-template-columns: minmax(0, 1fr); }
  .btn { white-space: normal; text-align: center; }
}
@media (max-width: 420px) {
  .chk-grid { grid-template-columns: minmax(0, 1fr); }
  .brand span { font-size: 15.5px; }
  .brand .mark { width: 20px; height: 24px; }
  header.nav .bar { gap: 12px; }
  details.burger > summary { font-size: 0; gap: 0; }
  .arch { height: 240px; padding: 18px 18px 0; }
  .arch-in { padding: 0 22px 40px; }
  .arch-in b { font-size: 72px; }
  .portrait { max-width: 260px; }
  .stats { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px; }
  .stats b { font-size: 28px; }
}
.portrait.ph .initials { font-family: var(--display, serif); font-size: clamp(56px, 9vw, 96px); letter-spacing: .04em; color: var(--ink-2); line-height: 1; }
.table-scroll { max-width: 100%; margin: 0 0 1.4em; }
.table-scroll > table { margin: 0; }
.prose .table-scroll > table:not(.facts-table) { min-width: 520px; }