/* realestatemcp.org — its own brand: warm paper, ink, one terracotta accent, Geist type. */
:root {
  --bg: #fbfaf7;
  --surface: #ffffff;
  --ink: #0c0e13;
  --ink-2: #353a45;
  --muted: #6b7080;
  --line: #e9e6df;
  --line-2: #f1eee8;
  --accent: #d4480f;
  --accent-ink: #b23b0a;
  --accent-soft: #fbeee6;
  --warn: #9a6200;
  --warn-soft: #fdf5e3;
  --sans: "Geist", ui-sans-serif, system-ui, -apple-system, "Segoe UI", sans-serif;
  --mono: "Geist Mono", ui-monospace, "SF Mono", Menlo, monospace;
  --radius: 12px;
  --gutter: max(20px, env(safe-area-inset-left, 0px));
}
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: 88px; }
body { overflow-x: clip; margin: 0; background: var(--bg); color: var(--ink-2); font: 17px/1.6 var(--sans); -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
a { color: var(--accent-ink); text-decoration: underline; text-decoration-color: color-mix(in srgb, var(--accent-ink) 40%, transparent); text-underline-offset: 3px; text-decoration-thickness: 1px; }
a:hover { color: var(--ink); text-decoration-color: var(--ink); }
img, svg { max-width: 100%; }
.skip { position: absolute; left: -999px; }
.skip:focus { left: 16px; top: 8px; z-index: 50; background: var(--ink); color: #fff; padding: 6px 10px; border-radius: 6px; }

/* Preview banner */
.preview { background: var(--ink); color: #c9ccd4; font: 500 12.5px/1 var(--sans); text-align: center; padding: 9px 16px; letter-spacing: .01em; }
.preview b { color: #fff; font-weight: 600; }

/* Header */
.site-header { position: sticky; top: 0; z-index: 20; background: color-mix(in srgb, var(--bg) 86%, transparent); backdrop-filter: saturate(1.4) blur(12px); -webkit-backdrop-filter: saturate(1.4) blur(12px); border-bottom: 1px solid var(--line); }
.bar { max-width: 1200px; margin: 0 auto; padding: 0 var(--gutter); height: 64px; display: flex; align-items: center; gap: 28px; }
.brand { display: inline-flex; align-items: center; gap: 10px; text-decoration: none; color: var(--ink); font-weight: 650; letter-spacing: -.02em; font-size: 17px; white-space: nowrap; }
.brand:hover { color: var(--ink); }
.brand .tld { color: var(--muted); font-weight: 500; }
.mark-logo { width: 24px; height: 24px; flex: none; color: var(--ink); }
.nav { display: flex; gap: 4px; margin-left: auto; align-items: center; }
.nav a { text-decoration: none; color: var(--ink-2); font-size: 14.5px; padding: 7px 11px; border-radius: 8px; }
.nav a:hover { background: var(--line-2); color: var(--ink); }
.nav a[aria-current="page"] { color: var(--ink); font-weight: 550; }
.btn { display: inline-flex; align-items: center; gap: 8px; background: var(--ink); color: #fff !important; text-decoration: none; font-weight: 600; font-size: 14.5px; padding: 10px 16px; border-radius: 8px; border: 0; cursor: pointer; transition: background .15s, transform .15s; white-space: nowrap; }
.btn:hover { background: #242833; transform: translateY(-1px); }
.btn.accent { background: var(--accent-ink); }
.btn.accent:hover { background: #8f2f08; }
.btn-ghost { display: inline-flex; align-items: center; gap: 8px; color: var(--ink); text-decoration: none; font-weight: 550; font-size: 14.5px; padding: 10px 14px; border-radius: 10px; border: 1px solid var(--line); background: var(--surface); cursor: pointer; }
.btn-ghost:hover { border-color: #d6d2c9; color: var(--ink); }
.nav .btn { margin-left: 10px; padding: 8px 14px; }
.menu-btn { display: none; }
@media (max-width: 860px) {
  .nav { display: none; }
  .menu-btn { display: inline-flex; margin-left: auto; background: none; border: 1px solid var(--line); border-radius: 9px; padding: 7px 11px; font: 500 14px var(--sans); color: var(--ink); cursor: pointer; }
  .nav.open { display: flex; position: absolute; top: 64px; left: 0; right: 0; flex-direction: column; align-items: stretch; background: var(--bg); border-bottom: 1px solid var(--line); padding: 8px var(--gutter) 16px; }
  .nav.open a { padding: 11px 6px; font-size: 16px; }
  .nav.open .btn { margin: 8px 0 0; justify-content: center; }
}

/* Page layout */
.wrap { max-width: 1200px; margin: 0 auto; padding: 0 var(--gutter); }
.page { display: grid; grid-template-columns: minmax(0, 720px) 220px; gap: 72px; justify-content: center; padding: 48px 0 24px; }
.page.solo { grid-template-columns: minmax(0, 860px); }
@media (max-width: 1100px) { .page { grid-template-columns: minmax(0, 720px); } .toc { display: none; } }
.crumbs { font-size: 13.5px; color: var(--muted); margin: 0 0 18px; }
.crumbs a { color: var(--muted); text-decoration: none; }
.crumbs a:hover { color: var(--ink); }
.crumbs span { margin: 0 6px; color: #b7b3aa; }
article h1 { font-size: clamp(32px, 4.6vw, 44px); line-height: 1.08; letter-spacing: -.03em; color: var(--ink); font-weight: 600; margin: 0 0 14px; text-wrap: balance; }
.byline { font-size: 13.5px; color: var(--muted); margin: 0 0 30px; }
.byline a { color: var(--muted); }
article .byline + p, .lede { font-size: 19px; line-height: 1.55; color: var(--ink); letter-spacing: -.005em; }
article h2 { font-size: clamp(23px, 3vw, 28px); line-height: 1.2; letter-spacing: -.02em; color: var(--ink); font-weight: 600; margin: 52px 0 12px; text-wrap: balance; }
article h3 { font-size: 19px; line-height: 1.35; letter-spacing: -.01em; color: var(--ink); font-weight: 600; margin: 30px 0 8px; }
article p { margin: 0 0 14px; }
article ul, article ol { margin: 0 0 16px; padding-left: 1.2em; }
article li { margin: 0 0 7px; padding-left: 2px; }
article li::marker { color: #b9b4aa; }
article strong { color: var(--ink); font-weight: 600; }
code { font: 500 .86em var(--mono); background: var(--line-2); border-radius: 5px; padding: .12em .36em; color: var(--ink); overflow-wrap: anywhere; }
article { min-width: 0; overflow-wrap: break-word; }
pre { background: #0f1117; color: #e6e7ea; border-radius: var(--radius); padding: 16px 18px; overflow-x: auto; font: 13.5px/1.6 var(--mono); }
pre code { background: none; color: inherit; padding: 0; white-space: pre; }
blockquote { margin: 20px 0; padding: 2px 0 2px 18px; border-left: 2px solid var(--accent-ink); color: var(--ink); }
blockquote p { margin: 0; }
.tw { overflow-x: auto; margin: 18px 0 22px; -webkit-overflow-scrolling: touch; }
table { width: 100%; border-collapse: collapse; font-size: 14.5px; line-height: 1.5; }
th { text-align: left; font: 550 12px/1.3 var(--sans); text-transform: uppercase; letter-spacing: .05em; color: var(--muted); padding: 0 12px 10px 0; border-bottom: 1px solid var(--line); white-space: nowrap; }
td { padding: 11px 12px 11px 0; border-bottom: 1px solid var(--line-2); vertical-align: top; }
td:first-child { color: var(--ink); font-weight: 520; }
td.n, th.n { text-align: right; font-variant-numeric: tabular-nums; white-space: nowrap; }
.pending { display: block; margin: 14px 0; padding: 9px 14px; border-left: 2px solid #e2a83a; background: var(--warn-soft); color: var(--warn); font-size: 14px; border-radius: 0 8px 8px 0; }
.pending b { font-weight: 600; }
.sources { margin-top: 48px; padding-top: 18px; border-top: 1px solid var(--line); font-size: 13.5px; color: var(--muted); }
.sources h2 { font-size: 13px; text-transform: uppercase; letter-spacing: .06em; color: var(--muted); margin: 0 0 8px; font-weight: 600; }
.sources ol { columns: 2; column-gap: 32px; padding-left: 1.2em; }
.sources li { break-inside: avoid; margin-bottom: 4px; }
.sources a { color: var(--muted); word-break: break-word; }
@media (max-width: 640px) { .sources ol { columns: 1; } }

/* Table of contents */
.toc { position: sticky; top: 96px; align-self: start; font-size: 13.5px; padding-top: 60px; }
.toc p { font-weight: 600; color: var(--ink); margin: 0 0 10px; font-size: 12px; text-transform: uppercase; letter-spacing: .06em; }
.toc ol { list-style: none; margin: 0; padding: 0; border-left: 1px solid var(--line); }
.toc li { margin: 0; }
.toc a { display: block; padding: 5px 0 5px 14px; margin-left: -1px; border-left: 1px solid transparent; color: var(--muted); text-decoration: none; line-height: 1.4; }
.toc a:hover { color: var(--ink); border-left-color: var(--ink); }

/* End-of-page CTA */
.cta { margin: 64px 0 8px; padding: 40px 0 8px; border-top: 1px solid var(--line); display: flex; flex-direction: column; align-items: center; text-align: center; gap: 16px; }
.cta h2 { color: var(--ink); margin: 0 0 4px !important; font-size: 22px !important; }
.cta p { margin: 0; font-size: 16px; color: var(--muted); }
.cta .btn { background: var(--ink); color: #fff !important; }
.cta .btn:hover { background: #242833; }
.cta a.soft { color: #c9ccd4; font-size: 14px; }

/* Footer */
.site-footer { margin-top: 72px; border-top: 1px solid var(--line); padding: 44px 0 56px; font-size: 14px; color: var(--muted); }
.foot { display: grid; grid-template-columns: 1.3fr repeat(5, 1fr); gap: 24px; }
.foot h4 { margin: 0 0 10px; font-size: 12.5px; text-transform: uppercase; letter-spacing: .06em; color: var(--ink); font-weight: 600; }
.foot ul { list-style: none; margin: 0; padding: 0; }
.foot li { margin: 0 0 7px; }
.foot a { color: var(--muted); text-decoration: none; }
.foot a:hover { color: var(--ink); }
.foot .about { max-width: 260px; }
@media (max-width: 1000px) { .foot { grid-template-columns: repeat(3, 1fr); } } @media (max-width: 640px) { .foot { grid-template-columns: 1fr 1fr; } } @media (max-width: 1000px) { .foot .about { grid-column: 1 / -1; } }

/* ---------- Home ---------- */
.hero { position: relative; overflow-x: clip; display: grid; grid-template-columns: 1.02fr 1fr; gap: 56px; align-items: center; padding: 72px 0 64px; }
.hero h1 { font-size: clamp(40px, 6vw, 64px); line-height: 1.0; letter-spacing: -.04em; color: var(--ink); font-weight: 650; margin: 0 0 20px; text-wrap: balance; }
.hero h1 em { font-style: normal; color: var(--accent); }
.hero .sub { font-size: 19px; line-height: 1.55; color: var(--ink-2); margin: 0 0 30px; max-width: 30em; }
.hero .actions { display: flex; gap: 10px; flex-wrap: wrap; }
.eyebrow { display: inline-flex; align-items: center; gap: 8px; font: 500 13px var(--mono); color: var(--muted); margin-bottom: 22px; letter-spacing: -.01em; }
.eyebrow i { width: 7px; height: 7px; border-radius: 50%; background: var(--accent); box-shadow: 0 0 0 4px var(--accent-soft); }
@media (max-width: 960px) { .hero { grid-template-columns: 1fr; gap: 44px; padding: 44px 0 40px; } }

/* Chat mock */
.chat { background: var(--surface); border: 1px solid var(--line); border-radius: 12px; box-shadow: 0 1px 0 rgba(12,14,19,.03), 0 24px 60px -24px rgba(12,14,19,.18); overflow: hidden; font-size: 14px; }
.chat-top { display: flex; align-items: center; gap: 8px; padding: 12px 16px; border-bottom: 1px solid var(--line-2); color: var(--muted); font-size: 12.5px; }
.chat-top .dots { display: flex; gap: 5px; margin-right: 6px; }
.chat-top .dots i { width: 9px; height: 9px; border-radius: 50%; background: #e6e2da; }
.chat-top .tag { margin-left: auto; font: 500 11.5px var(--mono); color: var(--muted); }
.chat-body { padding: 18px 18px 20px; display: flex; flex-direction: column; gap: 14px; }
.msg-user { align-self: flex-end; max-width: 86%; background: var(--line-2); color: var(--ink); padding: 10px 14px; border-radius: 14px 14px 4px 14px; line-height: 1.45; }
.calls { display: flex; flex-direction: column; gap: 6px; }
.call { display: flex; align-items: center; gap: 9px; font: 500 12.5px var(--mono); color: var(--ink-2); opacity: 0; transform: translateY(4px); animation: rise .45s ease forwards; }
.call:nth-child(2) { animation-delay: .5s; } .call:nth-child(3) { animation-delay: 1s; }
.call .ok { width: 16px; height: 16px; border-radius: 50%; background: var(--accent-soft); color: var(--accent); display: grid; place-items: center; font-size: 10px; flex: none; }
.call .srv { color: var(--muted); }
.answer { color: var(--ink); line-height: 1.5; opacity: 0; animation: rise .5s ease 1.45s forwards; }
.answer table { font-size: 12.5px; margin: 10px 0 10px; }
.answer th { font-size: 10.5px; padding-bottom: 7px; }
.answer td { padding: 7px 10px 7px 0; font-weight: 450; }
.answer .pill { display: inline-block; font: 500 11px var(--mono); background: var(--accent-soft); color: var(--accent-ink); padding: 2px 7px; border-radius: 99px; }
.answer .done { display: flex; gap: 8px; align-items: center; margin-top: 4px; font-size: 13.5px; }
.chat-cap { text-align: center; font-size: 12px; color: var(--muted); margin-top: 10px; }
@keyframes rise { to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) { .call, .answer { animation: none; opacity: 1; transform: none; } }
@media (max-width: 520px) { .answer .hide-sm { display: none; } }

/* Home sections */
.section { padding: 68px 0; border-top: 1px solid var(--line); }
.section-head { max-width: 640px; margin-bottom: 36px; }
.section h2 { font-size: clamp(28px, 3.6vw, 38px); line-height: 1.1; letter-spacing: -.035em; color: var(--ink); font-weight: 640; margin: 0 0 12px; text-wrap: balance; }
.section .kicker { font: 500 12.5px var(--mono); color: var(--accent); margin: 0 0 12px; text-transform: uppercase; letter-spacing: .06em; }
.section p.lead { font-size: 18px; color: var(--ink-2); margin: 0; }
.define { display: grid; grid-template-columns: 1fr 1.6fr; gap: 48px; align-items: start; }
.define p { font-size: 22px; line-height: 1.45; color: var(--ink); letter-spacing: -.015em; margin: 0; }
.define p + p { font-size: 16px; color: var(--muted); margin-top: 12px; letter-spacing: 0; }
@media (max-width: 860px) { .define { grid-template-columns: 1fr; gap: 12px; } }

.types { display: grid; grid-template-columns: repeat(2, 1fr); grid-template-rows: repeat(5, auto); grid-auto-flow: column; column-gap: 48px; border-top: 1px solid var(--line); }
.types a { display: grid; grid-template-columns: 34px 1fr auto; gap: 14px; align-items: baseline; padding: 17px 0; border-bottom: 1px solid var(--line); text-decoration: none; color: var(--ink-2); transition: color .15s; }
.types a:hover { color: var(--ink); }
.types a:hover .t { color: var(--accent-ink); }
.types .num { font: 500 13px var(--mono); color: #b0aba1; }
.types .t { color: var(--ink); font-weight: 580; letter-spacing: -.01em; }
.types .d { display: block; font-size: 14.5px; color: var(--muted); font-weight: 400; margin-top: 2px; }
.types .who { font: 500 12px var(--mono); color: var(--muted); text-align: right; }
@media (max-width: 860px) { .types { grid-template-columns: 1fr; grid-template-rows: none; grid-auto-flow: row; } .types .who { display: none; } .types a { grid-template-columns: 30px 1fr; } }

.compare2 { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border: 1px solid var(--line); border-radius: 18px; overflow: hidden; background: var(--surface); }
.compare2 > div { padding: 30px 32px; }
.compare2 > div + div { border-left: 1px solid var(--line); background: linear-gradient(180deg, var(--accent-soft), var(--surface) 70%); }
.compare2 h3 { margin: 0 0 16px; font-size: 15px; color: var(--ink); font-weight: 600; display: flex; gap: 10px; align-items: center; }
.compare2 h3 small { font: 500 12px var(--mono); color: var(--muted); font-weight: 500; }
.compare2 ul { list-style: none; margin: 0; padding: 0; }
.compare2 li { padding: 9px 0 9px 28px; position: relative; border-top: 1px solid var(--line-2); font-size: 15.5px; }
.compare2 li:first-child { border-top: 0; }
.compare2 li::before { content: ""; position: absolute; left: 2px; top: 17px; width: 12px; height: 2px; background: #c9c4ba; }
.compare2 .yes li::before { width: 8px; height: 4px; top: 14px; border: solid var(--accent); border-width: 0 0 2px 2px; background: none; transform: rotate(-45deg); }
.note { font-size: 14px; color: var(--muted); margin-top: 14px; }
@media (max-width: 760px) { .compare2 { grid-template-columns: 1fr; } .compare2 > div + div { border-left: 0; border-top: 1px solid var(--line); } }

.bars { display: flex; flex-direction: column; gap: 18px; max-width: 760px; }
.barrow { display: grid; grid-template-columns: 190px 1fr 86px; gap: 16px; align-items: center; }
.barrow .lab { color: var(--ink); font-weight: 550; font-size: 15px; }
.barrow .lab small { display: block; color: var(--muted); font-weight: 400; font-size: 13px; }
.barrow .track { height: 12px; border-radius: 99px; background: var(--line-2); overflow: hidden; }
.barrow .fill { height: 100%; border-radius: 99px; background: #c8c3b8; transform-origin: left; animation: grow 1s cubic-bezier(.2,.7,.2,1) both; }
.barrow.g .fill { background: var(--accent); }
.barrow .amt { font: 600 18px var(--sans); color: var(--ink); text-align: right; font-variant-numeric: tabular-nums; letter-spacing: -.02em; }
@keyframes grow { from { transform: scaleX(0); } }
@media (max-width: 640px) { .barrow { grid-template-columns: 1fr 70px; } .barrow .track { grid-column: 1 / -1; grid-row: 2; } }

.faq { max-width: 760px; }
.faq details { border-bottom: 1px solid var(--line); padding: 4px 0; }
.faq summary { cursor: pointer; list-style: none; padding: 16px 0; font-weight: 580; color: var(--ink); font-size: 17px; display: flex; justify-content: space-between; gap: 16px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; color: var(--muted); font-weight: 400; font-size: 20px; line-height: 1; }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin: 0 0 18px; color: var(--ink-2); max-width: 640px; }

.final { text-align: center; padding: 88px 0 24px; border-top: 1px solid var(--line); }
.final h2 { font-size: clamp(30px, 4vw, 44px); letter-spacing: -.04em; color: var(--ink); margin: 0 0 12px; font-weight: 650; }
.final p { color: var(--muted); margin: 0 0 26px; font-size: 17px; }

/* Calculator */
.calc { margin: 24px 0 8px; }
.calc fieldset { min-width: 0; border: 0; padding: 0; margin: 0 0 22px; display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px 16px; }
.calc legend { font: 600 12px var(--sans); text-transform: uppercase; letter-spacing: .06em; color: var(--muted); margin-bottom: 12px; padding: 0; }
.calc label { display: flex; flex-direction: column; gap: 6px; font-size: 13.5px; color: var(--ink-2); font-weight: 500; }
.calc input, .calc select { font: 500 16px var(--sans); color: var(--ink); background: var(--surface); border: 1px solid var(--line); border-radius: 10px; padding: 10px 12px; width: 100%; font-variant-numeric: tabular-nums; }
.calc input:focus, .calc select:focus { outline: 2px solid color-mix(in srgb, var(--accent) 35%, transparent); border-color: var(--accent); }
.seg { display: flex; background: var(--line-2); border-radius: 11px; padding: 4px; gap: 2px; grid-column: 1 / -1; justify-self: start; max-width: 100%; flex-wrap: wrap; }
.seg button { font: 550 14px var(--sans); border: 0; background: none; color: var(--ink-2); padding: 8px 14px; border-radius: 8px; cursor: pointer; }
.seg button[aria-pressed="true"] { background: var(--surface); color: var(--ink); box-shadow: 0 1px 2px rgba(0,0,0,.08); }
@media (max-width: 760px) { .calc fieldset { grid-template-columns: 1fr 1fr; } }
.totals { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border: 1px solid var(--line); border-radius: 16px; overflow: hidden; background: var(--surface); margin: 8px 0 14px; }
.total { padding: 22px 24px; }
.total + .total { border-left: 1px solid var(--line); }
.total .k { font-size: 13.5px; color: var(--muted); font-weight: 500; }
.total .v { font: 650 40px/1.1 var(--sans); letter-spacing: -.04em; color: var(--ink); margin: 6px 0 4px; font-variant-numeric: tabular-nums; }
.total.g .v { color: var(--accent); }
.total .s { font-size: 13px; color: var(--muted); }
@media (max-width: 560px) { .totals { grid-template-columns: 1fr; } .total + .total { border-left: 0; border-top: 1px solid var(--line); } }
.verdict { font-weight: 550; color: var(--ink); font-size: 16.5px; }
.small { font-size: 13.5px; color: var(--muted); }
.mark { display: inline-block; font: 600 10.5px var(--mono); text-transform: uppercase; letter-spacing: .04em; padding: 2px 6px; border-radius: 5px; background: var(--warn-soft); color: var(--warn); vertical-align: 1px; }
.mark.nomcp { background: var(--line-2); color: var(--muted); }
.hidden-costs ul { padding-left: 1.2em; }
.actions { display: flex; gap: 10px; flex-wrap: wrap; align-items: center; }
.err404 { padding: 120px 0; text-align: center; }

.hero > div:last-child { position: relative; }
.hero > div:last-child::before { content: ""; position: absolute; inset: -60px -40px -40px -60px; z-index: -1; background: radial-gradient(closest-side, color-mix(in srgb, var(--accent) 14%, transparent), transparent 70%); filter: blur(10px); }
.hero-grid { position: absolute; inset: 0; z-index: -2; pointer-events: none; background-image: linear-gradient(var(--line-2) 1px, transparent 1px), linear-gradient(90deg, var(--line-2) 1px, transparent 1px); background-size: 44px 44px; mask-image: radial-gradient(ellipse 70% 60% at 70% 40%, #000 20%, transparent 75%); -webkit-mask-image: radial-gradient(ellipse 70% 60% at 70% 40%, #000 20%, transparent 75%); }

/* Home: numbers and steps */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; }
.stats div { border-top: 1px solid var(--line); padding-top: 16px; }
.stats b { display: block; font-size: clamp(28px, 3.4vw, 40px); line-height: 1.05; letter-spacing: -.035em; color: var(--ink); font-weight: 600; margin-bottom: 8px; }
.stats span { font-size: 15px; color: var(--muted); line-height: 1.45; }
@media (max-width: 860px) { .stats { grid-template-columns: 1fr 1fr; gap: 24px; } }
.steps { list-style: none; counter-reset: s; padding: 0; margin: 0; max-width: 760px; }
.steps li { counter-increment: s; position: relative; padding: 14px 0 14px 44px; border-bottom: 1px solid var(--line); color: var(--ink-2); }
.steps li::before { content: "0" counter(s); position: absolute; left: 0; top: 14px; font: 500 13px/1.9 var(--mono); color: var(--muted); }
.steps li b { color: var(--ink); font-weight: 600; }
.foot .brand { color: var(--ink); }