:root{
  --ink:#10231f;--muted:#5d6d68;--paper:#fbfaf6;--card:#ffffff;--line:#dbe3df;
  --accent:#1d6b57;--accent2:#d99b45;--soft:#edf5f2;--shadow:0 18px 50px rgba(16,35,31,.08);
  --radius:22px;--max:1160px;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;background:var(--paper);color:var(--ink);line-height:1.65}a{color:inherit}img{max-width:100%}.wrap{width:min(var(--max),calc(100% - 36px));margin:auto}.skip{position:absolute;left:-999px}.skip:focus{left:18px;top:18px;z-index:1000;background:#fff;padding:10px 14px;border-radius:10px}.site-header{position:sticky;top:0;z-index:30;background:rgba(251,250,246,.93);backdrop-filter:blur(14px);border-bottom:1px solid rgba(219,227,223,.8)}.nav{min-height:72px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{text-decoration:none;font-weight:850;letter-spacing:-.025em;font-size:1.12rem}.brand span{color:var(--accent)}.nav-links{display:flex;gap:24px;align-items:center}.nav-links a{text-decoration:none;font-weight:650;font-size:.94rem;color:#2f4640}.nav-links a:hover{color:var(--accent)}.menu-btn{display:none;border:1px solid var(--line);background:#fff;border-radius:12px;padding:9px 12px;font:inherit;font-weight:700}.hero{padding:86px 0 58px}.eyebrow{display:inline-flex;align-items:center;gap:8px;text-transform:uppercase;letter-spacing:.12em;font-weight:800;color:var(--accent);font-size:.76rem}.eyebrow:before{content:"";width:22px;height:2px;background:var(--accent)}h1,h2,h3{line-height:1.12;letter-spacing:-.035em;margin:0 0 16px}h1{font-size:clamp(2.7rem,7vw,5.5rem);max-width:980px}h2{font-size:clamp(2rem,4vw,3.35rem)}h3{font-size:1.28rem}.lead{font-size:clamp(1.1rem,2vw,1.35rem);max-width:800px;color:var(--muted)}.hero-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:36px;align-items:end}.hero-note{background:var(--ink);color:#fff;border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}.hero-note p{color:#cbd7d2;margin-bottom:0}.pills{display:flex;flex-wrap:wrap;gap:10px;margin-top:28px}.pill{background:var(--soft);border:1px solid #dceae5;padding:8px 12px;border-radius:999px;font-size:.9rem;font-weight:700}.section{padding:64px 0}.section.tight{padding:38px 0}.section-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:28px}.section-head p{max-width:620px;color:var(--muted);margin:0}.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:25px;box-shadow:0 8px 28px rgba(16,35,31,.035);text-decoration:none}.card:hover{transform:translateY(-2px);box-shadow:var(--shadow);transition:.2s ease}.card .kicker{font-size:.76rem;font-weight:800;text-transform:uppercase;letter-spacing:.1em;color:var(--accent)}.card p{color:var(--muted);margin-bottom:0}.feature{background:var(--ink);color:white;border-radius:32px;padding:clamp(28px,5vw,58px);display:grid;grid-template-columns:1fr .8fr;gap:44px;align-items:center}.feature p{color:#cbd7d2}.btn{display:inline-flex;align-items:center;justify-content:center;text-decoration:none;background:var(--accent);color:#fff;padding:12px 17px;border-radius:12px;font-weight:800;border:0;cursor:pointer}.btn.alt{background:#fff;color:var(--ink)}.btn.ghost{background:transparent;color:var(--ink);border:1px solid var(--line)}.article{max-width:1040px;margin:auto;padding:58px 0}.article h1{font-size:clamp(2.4rem,6vw,4.4rem)}.article h2{font-size:2rem;margin-top:42px}.article h3{margin-top:30px}.article p,.article li{font-size:1.04rem}.article .lede{font-size:1.22rem;color:var(--muted)}.breadcrumbs{font-size:.88rem;color:var(--muted);margin-bottom:24px}.breadcrumbs a{color:var(--muted)}.note{border-left:4px solid var(--accent);background:var(--soft);padding:18px 20px;border-radius:0 16px 16px 0;margin:28px 0}.source-box{border:1px solid var(--line);border-radius:18px;padding:20px;margin-top:36px;background:#fff}.source-box h3{margin-top:0}.source-box a{color:var(--accent);font-weight:650}.cta{margin:46px 0;background:#f4efe5;border-radius:24px;padding:26px}.cta p{color:#5a574f}.cta .btn{margin-top:6px}.table-wrap{overflow:auto;border:1px solid var(--line);border-radius:16px;background:#fff}table{border-collapse:collapse;width:100%;min-width:640px}th,td{text-align:left;padding:14px 16px;border-bottom:1px solid var(--line)}th{background:#f4f7f5;font-size:.9rem}.matcher{background:#fff;border:1px solid var(--line);border-radius:24px;padding:28px;box-shadow:var(--shadow)}.question{margin:22px 0}.question label{display:block;font-weight:800;margin-bottom:8px}.question select{width:100%;padding:12px;border:1px solid #cbd7d2;border-radius:12px;background:#fff;font:inherit}.result{display:none;margin-top:24px;background:var(--soft);border-radius:18px;padding:22px}.result.show{display:block}.site-footer{margin-top:58px;background:#0d1b18;color:#dce5e1;padding:48px 0 26px}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:32px}.site-footer a{color:#dce5e1}.site-footer p{color:#aebdb7}.fine{border-top:1px solid #28413a;margin-top:32px;padding-top:20px;font-size:.82rem;color:#9aaca5}.disclosure{font-size:.88rem;color:var(--muted);background:#f1f4f2;padding:14px 16px;border-radius:12px;margin-top:24px}.list-clean{padding-left:18px}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:26px 0}.stat{background:#fff;border:1px solid var(--line);padding:20px;border-radius:18px}.stat b{display:block;font-size:1.4rem}.callout{display:flex;gap:18px;align-items:flex-start;background:#fff;border:1px solid var(--line);border-radius:18px;padding:20px;margin:22px 0}.feature .callout{color:var(--ink)}.feature .callout p{color:var(--muted)}.icon{width:38px;height:38px;border-radius:12px;background:var(--soft);display:grid;place-items:center;flex:0 0 auto;font-weight:900;color:var(--accent)}
@media(max-width:820px){.hero-grid,.feature,.footer-grid{grid-template-columns:1fr}.grid{grid-template-columns:1fr 1fr}.nav-links{display:none;position:absolute;top:72px;left:0;right:0;background:var(--paper);border-bottom:1px solid var(--line);padding:18px;flex-direction:column;align-items:flex-start}.nav-links.open{display:flex}.menu-btn{display:block}.hero{padding-top:58px}.stats{grid-template-columns:1fr}}
@media(max-width:560px){.wrap{width:min(var(--max),calc(100% - 24px))}.grid{grid-template-columns:1fr}.hero{padding-bottom:38px}.section{padding:48px 0}.card{padding:21px}.article{padding-top:38px}.feature{border-radius:24px}.site-header{position:relative}}

.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}.wide-article{max-width:1040px}.byline{font-size:.88rem;color:var(--muted);background:#f1f4f2;padding:14px 16px;border-radius:12px;margin:24px 0 30px}.tool-grid{grid-template-columns:repeat(2,1fr)}.calculator{background:#fff;border:1px solid var(--line);border-radius:24px;padding:28px;box-shadow:var(--shadow);margin:28px 0}.calc-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px;margin-bottom:20px}.calc-grid.three{grid-template-columns:repeat(3,1fr)}.field label{display:block;font-weight:800;margin-bottom:7px}.field input,.field select{width:100%;padding:12px 13px;border:1px solid #cbd7d2;border-radius:12px;background:#fff;font:inherit;color:var(--ink)}.field small{display:block;color:var(--muted);margin-top:7px;line-height:1.45}.money-input{position:relative}.money-input span{position:absolute;left:13px;top:50%;transform:translateY(-50%);font-weight:800;color:var(--muted)}.money-input input{padding-left:30px}.checkbox-field{display:flex;flex-direction:column;justify-content:center}.checkbox-field label{display:flex;align-items:flex-start;gap:10px}.checkbox-field input{width:auto;margin-top:5px}.calc-result{display:none;margin-top:24px;background:var(--soft);border-radius:18px;padding:22px}.calc-result.show{display:block}.result-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin:16px 0}.result-item{background:#fff;border:1px solid var(--line);border-radius:16px;padding:16px}.result-item span{display:block;color:var(--muted);font-size:.84rem}.result-item strong{display:block;font-size:1.25rem;margin-top:4px}.calc-warning{background:#fff3df;border:1px solid #e7c582;border-radius:14px;padding:14px;margin-top:16px}.calc-foot{font-size:.86rem;color:var(--muted);margin-top:14px}.tool-promo{display:flex;align-items:center;justify-content:space-between;gap:24px;background:#edf5f2;border:1px solid #dceae5;border-radius:22px;padding:22px;margin:30px 0}.tool-promo h2{font-size:1.6rem;margin:4px 0 8px}.tool-promo p{margin:0;color:var(--muted)}.button-row{display:flex;flex-wrap:wrap;gap:10px}.toc{display:grid;gap:6px;background:#fff;border:1px solid var(--line);border-radius:18px;padding:20px;margin:28px 0}.toc a{color:var(--accent);font-weight:650;text-decoration:none}.compare-table table{min-width:760px}.compare-table th:first-child{width:22%}.check-progress{position:sticky;top:86px;z-index:10;background:#fff;border:1px solid var(--line);border-radius:20px;padding:18px;box-shadow:var(--shadow);margin:28px 0}.check-progress>div:first-child{display:flex;justify-content:space-between;gap:15px}.check-progress span{color:var(--muted);font-size:.86rem}.progress-track{height:10px;background:#e5ece9;border-radius:999px;overflow:hidden;margin:12px 0}.progress-bar{height:100%;background:var(--accent);border-radius:999px;transition:width .2s}.check-actions{display:flex;gap:8px}.check-actions .btn{padding:8px 12px}.check-group{margin:34px 0}.check-item{display:flex;align-items:flex-start;gap:13px;background:#fff;border:1px solid var(--line);border-radius:14px;padding:15px 16px;margin:9px 0;cursor:pointer}.check-item input{width:20px;height:20px;margin-top:2px;accent-color:var(--accent)}.check-item:has(input:checked) span{text-decoration:line-through;color:var(--muted)}.embed-shell{background:#fff;border:1px solid var(--line);border-radius:24px;overflow:hidden;box-shadow:var(--shadow);margin:24px 0}.embed-note{font-size:.9rem;color:var(--muted)}
@media(max-width:820px){.calc-grid.three,.result-grid{grid-template-columns:1fr 1fr}.tool-promo{align-items:flex-start;flex-direction:column}.check-progress{top:12px}.tool-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.calc-grid,.calc-grid.three,.result-grid,.tool-grid{grid-template-columns:1fr}.calculator{padding:20px}.hero-actions .btn{width:100%}.check-progress>div:first-child{display:block}.check-progress span{display:block;margin-top:3px}.embed-shell iframe{height:760px!important}}
@media print{.site-header,.site-footer,.check-actions,.cta,.tool-promo{display:none!important}.check-progress{position:static;box-shadow:none}.check-item{break-inside:avoid}.article{max-width:none;padding:0}.check-item input{appearance:none;border:1px solid #777}}


/* Property Research Toolkit */
.featured-card{border-color:#b9d7ce;background:linear-gradient(145deg,#fff,#f3faf7)}
.research-start{display:grid;grid-template-columns:.9fr 1.1fr;gap:28px;background:#10231f;color:#fff;border-radius:24px;padding:28px;margin:30px 0;align-items:center}
.research-start p{color:#dce7e3}.research-address-form{background:#fff;color:var(--ink);border-radius:18px;padding:20px}.research-address-form label{display:block;font-weight:800;margin-bottom:8px}.research-address-form small{display:block;color:var(--muted);margin-top:9px;line-height:1.45}.research-address-row{display:flex;gap:10px}.research-address-row input{min-width:0;flex:1;padding:12px 13px;border:1px solid #cbd7d2;border-radius:12px;font:inherit;color:var(--ink)}
.research-workspace{margin:32px 0}.research-toolbar{display:flex;justify-content:space-between;align-items:flex-start;gap:24px;background:#fff;border:1px solid var(--line);border-radius:20px;padding:20px;box-shadow:var(--shadow)}.research-toolbar h2{margin:3px 0 4px}.research-toolbar p{margin:0;color:var(--muted)}.research-progress{position:sticky;top:86px;z-index:10;background:#edf5f2;border:1px solid #d8e7e1;border-radius:18px;padding:16px 18px;margin:18px 0 24px}.research-progress>div:first-child{display:flex;justify-content:space-between;gap:16px}.research-progress span{color:var(--muted);font-size:.86rem}.research-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.research-card{background:#fff;border:1px solid var(--line);border-radius:20px;padding:22px;box-shadow:0 10px 30px rgba(16,35,31,.05);display:flex;flex-direction:column}.research-card-head{display:flex;align-items:center;gap:13px;margin-bottom:3px}.research-card-head h2{font-size:1.35rem;margin:2px 0}.research-step{width:38px;height:38px;flex:0 0 38px;border-radius:12px;background:var(--soft);color:var(--accent);display:grid;place-items:center;font-weight:900}.research-card p{color:var(--muted);margin:7px 0}.research-card p strong{color:var(--ink)}.research-official{align-self:flex-start;margin:12px 0 17px}.research-complete{display:flex;align-items:center;gap:10px;font-weight:800;background:#f4f8f6;border-radius:12px;padding:12px;margin-top:auto}.research-complete input{width:19px;height:19px;accent-color:var(--accent)}.research-card:has(.research-complete input:checked){border-color:#91b9ad;background:#fbfefd}.research-notes{display:block;font-weight:750;margin-top:13px}.research-notes textarea{display:block;width:100%;margin-top:7px;border:1px solid #cbd7d2;border-radius:12px;padding:11px 12px;font:inherit;resize:vertical;color:var(--ink);background:#fff}.research-link-row{display:flex;flex-wrap:wrap;gap:12px;margin:12px 0}.research-link-row a{color:var(--accent);font-weight:750}.section-in-article{margin:54px 0}.static-card{display:block}.section-intro{color:var(--muted);margin-top:-8px}.section-intro a{color:var(--accent)}
@media(max-width:820px){.research-start,.research-grid{grid-template-columns:1fr}.research-toolbar{flex-direction:column}.research-progress{top:12px}.research-progress>div:first-child{display:block}.research-progress span{display:block;margin-top:4px}}
@media(max-width:560px){.research-address-row{flex-direction:column}.research-address-row .btn,.research-official{width:100%}.research-toolbar .button-row{width:100%}.research-toolbar .button-row .btn{flex:1}.research-start{padding:21px}}
@media print{.research-start,.research-toolbar .button-row,.research-official,.site-header,.site-footer,.cta{display:none!important}.research-workspace[hidden]{display:none!important}.research-progress{position:static;box-shadow:none}.research-grid{grid-template-columns:1fr}.research-card{break-inside:avoid;box-shadow:none}.research-notes textarea{border:0;min-height:45px}.research-complete input{appearance:none;border:1px solid #777}.research-card:has(.research-complete input:checked) .research-complete:after{content:"Completed";font-size:.85rem;color:#333}}

/* Cross-site lead bridge: keeps this site informational while making the next service step obvious. */
.victoria-expert{margin:46px 0 10px;display:grid;grid-template-columns:128px minmax(0,1fr);gap:24px;align-items:start;background:#fff;border:1px solid var(--line);border-radius:24px;padding:26px;box-shadow:0 12px 34px rgba(16,35,31,.055)}
.victoria-expert-photo{width:128px;height:128px;object-fit:cover;object-position:center top;border-radius:20px;background:var(--soft);border:1px solid #dceae5}
.victoria-expert h2{font-size:clamp(1.7rem,3vw,2.25rem);margin:8px 0 10px}
.victoria-expert p{color:var(--muted);margin:0 0 14px}
.victoria-expert p strong{color:var(--ink)}
.victoria-expert-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.victoria-expert-actions .btn{margin:0}
.victoria-expert-note{font-size:.82rem!important;margin-top:14px!important;margin-bottom:0!important}
.service-bridge-section{padding-top:30px}
.service-bridge{background:var(--ink);color:#fff;border-radius:32px;padding:clamp(28px,5vw,52px);box-shadow:var(--shadow)}
.service-bridge .eyebrow{color:#8fd0be}.service-bridge .eyebrow:before{background:#8fd0be}
.service-bridge-person{display:grid;grid-template-columns:150px minmax(0,1fr);gap:28px;align-items:center;margin-bottom:30px}
.service-bridge-person img{width:150px;height:150px;object-fit:cover;object-position:center top;border-radius:24px;border:1px solid rgba(255,255,255,.18);background:#fff}
.service-bridge h2{font-size:clamp(2rem,4vw,3rem);margin:8px 0 12px}
.service-bridge p{color:#cbd7d2;margin:0}
.service-choice-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.service-choice{display:flex;flex-direction:column;gap:8px;background:#fff;color:var(--ink);border-radius:18px;padding:20px;text-decoration:none;border:1px solid rgba(255,255,255,.14);transition:transform .18s ease,box-shadow .18s ease}
.service-choice:hover{transform:translateY(-2px);box-shadow:0 14px 34px rgba(0,0,0,.18)}
.service-choice .kicker{font-size:.74rem;text-transform:uppercase;letter-spacing:.1em;font-weight:850;color:var(--accent)}
.service-choice strong{font-size:1.12rem;line-height:1.3}
.service-choice span:last-child{color:var(--muted);font-size:.92rem;line-height:1.5}
.service-bridge-note{margin-top:18px!important;font-size:.84rem!important;color:#9fb2aa!important}
.directory-action{display:inline-flex;align-items:center;gap:5px;color:var(--accent);font-weight:800;text-decoration:none;line-height:1.35}
.directory-action:hover{text-decoration:underline}
.match-pick{background:#fff;border:1px solid var(--line);border-radius:15px;padding:16px;margin:12px 0}
.match-pick h3{margin:4px 0 8px}
.match-pick .directory-action{margin-top:4px}
.matcher-next-actions,.comparison-next-actions{display:flex;flex-wrap:wrap;gap:12px;align-items:center;margin:18px 0}
.comparison-next-actions{padding:16px;background:#fff;border:1px solid var(--line);border-radius:16px}
.table-wrap .directory-action{white-space:nowrap}
.mobile-lead-bar{display:none}
@media(max-width:820px){
  .victoria-expert{grid-template-columns:92px minmax(0,1fr);gap:18px;padding:22px}
  .victoria-expert-photo{width:92px;height:92px;border-radius:17px}
  .service-bridge-person{grid-template-columns:105px minmax(0,1fr);gap:20px}
  .service-bridge-person img{width:105px;height:105px;border-radius:20px}
  .service-choice-grid{grid-template-columns:1fr}
  .mobile-lead-bar{position:fixed;left:12px;right:12px;bottom:12px;z-index:80;display:flex;align-items:stretch;gap:8px;background:#0d1b18;border:1px solid #31564b;border-radius:15px;padding:8px;box-shadow:0 16px 42px rgba(0,0,0,.28);transform:translateY(150%);opacity:0;pointer-events:none;transition:transform .2s ease,opacity .2s ease}
  .mobile-lead-bar.show{transform:translateY(0);opacity:1;pointer-events:auto}
  .mobile-lead-bar a{flex:1;display:flex;align-items:center;justify-content:space-between;gap:10px;color:#fff;text-decoration:none;font-weight:800;font-size:.92rem;padding:9px 10px;line-height:1.3}
  .mobile-lead-bar button{width:40px;min-width:40px;border:0;border-radius:10px;background:rgba(255,255,255,.1);color:#fff;font:inherit;font-size:1.3rem;cursor:pointer}
  body.has-mobile-lead-bar{padding-bottom:82px}
}
@media(max-width:560px){
  .victoria-expert{grid-template-columns:1fr;text-align:left}
  .victoria-expert-photo{width:86px;height:86px}
  .victoria-expert-actions{display:grid;grid-template-columns:1fr;width:100%}
  .victoria-expert-actions .btn{width:100%}
  .service-bridge-person{grid-template-columns:1fr;text-align:left}
  .service-bridge-person img{width:96px;height:96px}
  .comparison-next-actions{align-items:stretch;flex-direction:column}
  .comparison-next-actions .btn,.comparison-next-actions .directory-action{width:100%;justify-content:center;text-align:center}
}
@media print{.victoria-expert,.service-bridge-section,.mobile-lead-bar{display:none!important}body.has-mobile-lead-bar{padding-bottom:0}}

/* 2026-09-05 lead-support tools */
.tool-intro-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:22px;align-items:stretch;margin:28px 0}.tool-intro-grid>div{background:#fff;border:1px solid var(--line);border-radius:20px;padding:22px}.tool-intro-grid h2{font-size:1.65rem;margin:0 0 10px}.tool-intro-grid p{color:var(--muted);margin:0}.tool-trust-list{display:flex;flex-direction:column;gap:8px;background:var(--soft)!important}.tool-trust-list strong{font-size:1rem}.tool-trust-list span{color:#38534c;font-size:.94rem}.field textarea{width:100%;padding:12px 13px;border:1px solid #cbd7d2;border-radius:12px;background:#fff;font:inherit;color:var(--ink);resize:vertical;min-height:110px}.share-form-actions{margin-top:18px}.share-summary{background:#fff;border:1px solid var(--line);border-radius:16px;padding:16px;margin:14px 0}.share-summary strong{display:block;margin-bottom:5px}.share-summary a{color:var(--accent);overflow-wrap:anywhere}.share-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:16px}.share-actions .btn{margin:0}.share-help{font-size:.87rem;color:var(--muted);margin-bottom:0}.journey-steps{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:22px 0}.journey-steps>a{display:flex;gap:14px;align-items:flex-start;background:#fff;border:1px solid var(--line);border-radius:18px;padding:18px;text-decoration:none}.journey-steps>a:hover{border-color:#a8cbbf;box-shadow:0 10px 28px rgba(16,35,31,.06)}.journey-steps b{display:grid;place-items:center;min-width:38px;height:38px;border-radius:12px;background:var(--soft);color:var(--accent);font-size:.86rem}.journey-steps span{display:flex;flex-direction:column;gap:4px}.journey-steps strong{line-height:1.3}.journey-steps small{color:var(--muted);line-height:1.45}.guide-download-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin:30px 0}.guide-download-card{background:#fff;border:1px solid var(--line);border-radius:22px;padding:24px;box-shadow:0 8px 28px rgba(16,35,31,.035)}.guide-download-card .kicker{font-size:.76rem;font-weight:800;text-transform:uppercase;letter-spacing:.1em;color:var(--accent)}.guide-download-card h2{font-size:1.55rem;margin:8px 0 10px}.guide-download-card p{color:var(--muted)}.guide-download-card .button-row{margin-top:18px}.guide-download-card .btn{font-size:.9rem}.development-dashboard{margin:42px 0}.development-dashboard .section-head h2{font-size:2rem}.update-signup-bridge{margin-top:36px}.related-inline-link{margin:22px 0}.related-inline-link a{color:var(--accent);text-decoration:none}.related-inline-link a:hover{text-decoration:underline}.calc-balance-positive{color:#17644f}.calc-balance-negative{color:#9b3a31}.calc-next-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}.calc-next-actions .btn{margin:0}.local-save-status{font-size:.88rem;color:var(--muted);margin-top:10px}.development-dashboard .card{display:block}.property-share-form .calc-result.show{background:#f4f8f6}.property-share-form .calc-result.error{display:block;background:#fff3df;border:1px solid #e7c582}.property-share-form input:invalid:not(:placeholder-shown){border-color:#b9675a}.property-share-form input:focus,.field textarea:focus,.field select:focus,.field input:focus{outline:3px solid rgba(29,107,87,.12);border-color:#7fb2a4}.download-note{font-size:.84rem;color:var(--muted)}
@media(max-width:820px){.tool-intro-grid,.journey-steps,.guide-download-grid{grid-template-columns:1fr}.development-dashboard .section-head{display:block}.development-dashboard .section-head p{margin-top:10px}.share-actions{display:grid;grid-template-columns:1fr 1fr}.share-actions .btn{width:100%}}
@media(max-width:560px){.share-actions{grid-template-columns:1fr}.guide-download-card{padding:20px}.journey-steps>a{padding:16px}.tool-intro-grid>div{padding:19px}.update-signup-bridge .btn{width:100%}}
@media print{.tool-intro-grid,.journey-steps,.guide-download-grid,.development-dashboard,.property-share-form,.update-signup-bridge{box-shadow:none}.share-actions,.calc-next-actions{display:none!important}}


/* 2026-09-05 seller proceeds + Research This Address + site-wide Ask Victoria */
.address-research-note{margin:18px 0 28px;background:#f4f8f6;border:1px solid #d8e6e1;border-radius:18px;padding:18px 20px}.address-research-note .kicker{display:block;font-size:.74rem;text-transform:uppercase;letter-spacing:.1em;font-weight:850;color:var(--accent);margin-bottom:5px}.address-research-note strong{display:block;font-size:1.05rem}.address-research-note p{margin:5px 0 0;color:var(--muted);font-size:.95rem}.ask-victoria-trigger{position:fixed;right:18px;bottom:18px;z-index:74;border:0;border-radius:999px;background:var(--accent);color:#fff;padding:12px 18px;font:inherit;font-weight:850;box-shadow:0 12px 32px rgba(13,27,24,.22);cursor:pointer}.ask-victoria-trigger:hover{transform:translateY(-1px)}.ask-victoria-modal[hidden]{display:none}.ask-victoria-modal{position:fixed;inset:0;z-index:120;display:grid;place-items:center;padding:18px}.ask-victoria-backdrop{position:absolute;inset:0;background:rgba(8,20,17,.56);backdrop-filter:blur(3px)}.ask-victoria-panel{position:relative;z-index:1;width:min(620px,100%);max-height:min(88vh,760px);overflow:auto;background:#fff;border:1px solid var(--line);border-radius:24px;padding:28px;box-shadow:0 24px 70px rgba(0,0,0,.26)}.ask-victoria-panel h2{font-size:2rem;margin:8px 0 10px}.ask-victoria-intro{color:var(--muted);margin:0 42px 18px 0}.ask-victoria-close{position:absolute;right:14px;top:14px;width:40px;height:40px;border-radius:12px;border:1px solid var(--line);background:#fff;color:var(--ink);font-size:1.6rem;line-height:1;cursor:pointer}.ask-victoria-panel .field{margin:14px 0}.ask-contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}.ask-consent{display:flex;align-items:flex-start;gap:9px;color:#41554f;font-size:.9rem;margin:15px 0}.ask-consent input{margin-top:5px}.ask-status{min-height:24px;font-size:.91rem;margin:8px 0}.ask-status.success{background:#edf7f2;color:#175c49;border:1px solid #c9e4da;border-radius:12px;padding:10px 12px}.ask-status.error{background:#fff3df;color:#754728;border:1px solid #e7c582;border-radius:12px;padding:10px 12px}.ask-status a{font-weight:800}.ask-submit{width:100%}.ask-privacy{font-size:.78rem!important;color:var(--muted);margin:10px 0 0!important}.lead-honeypot{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}.ask-modal-open{overflow:hidden}.seller-net-summary{background:var(--soft);border-radius:18px}.has-mobile-lead-bar .ask-victoria-trigger{bottom:92px}
@media(max-width:560px){.ask-victoria-trigger{right:12px;bottom:12px;padding:10px 15px;font-size:.9rem}.ask-victoria-panel{padding:22px 18px;border-radius:20px;max-height:92vh}.ask-victoria-panel h2{font-size:1.75rem}.ask-contact-grid{grid-template-columns:1fr}.ask-victoria-intro{margin-right:34px}.has-mobile-lead-bar .ask-victoria-trigger{bottom:88px}}
@media print{.ask-victoria-trigger,.ask-victoria-modal{display:none!important}}