/* Herriman Short Sale, direction A "Oquirrh" (approved 2026-10-14).
   Layout: one calm reading column with a sticky aside on wide screens; full-width bands only for the hero and the closing call. */
:root{
  --bg:#f4f5f1;          /* bench grey */
  --surface:#ffffff;
  --ink:#1f2620;
  --muted:#56605a;
  --line:#dde1da;
  --sage:#46604a;        /* accent: Oquirrh foothill sage */
  --sage-ink:#ffffff;
  --sage-soft:#e6ebe3;
  --juniper:#2c3a30;     /* dark band */
  --juniper-ink:#eef2ec;
  --star:#b8862e;        /* review stars only */
  --photo:#cfd5c8;
  --photo-ink:#4b5548;
  --radius:6px;
  --wrap:1160px;
  --read:720px;
  --serif:"Literata",Georgia,"Times New Roman",serif;
  --sans:"Source Sans 3",system-ui,-apple-system,"Segoe UI",sans-serif;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --bg:#151a16;--surface:#1c221d;--ink:#e5eae3;--muted:#a1aba2;--line:#313a33;
  --sage:#8fb08f;--sage-ink:#122015;--sage-soft:#243028;--juniper:#0f1511;--juniper-ink:#dde6dc;
  --photo:#2f3830;--photo-ink:#a9b5a7;color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#151a16;--surface:#1c221d;--ink:#e5eae3;--muted:#a1aba2;--line:#313a33;
  --sage:#8fb08f;--sage-ink:#122015;--sage-soft:#243028;--juniper:#0f1511;--juniper-ink:#dde6dc;
  --photo:#2f3830;--photo-ink:#a9b5a7;color-scheme:dark}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--bg);color:var(--ink);font:18px/1.65 var(--sans);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--sage);text-underline-offset:2px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:2px solid var(--sage);outline-offset:2px}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.18;margin:0;text-wrap:balance}
h1{font-size:clamp(32px,4.6vw,50px);letter-spacing:-.01em}
h2{font-size:clamp(26px,3vw,34px);margin:56px 0 16px}
h3{font-size:21px;margin:30px 0 8px}
p{margin:0 0 16px}
ul,ol{margin:0 0 16px;padding-left:22px}
li{margin-bottom:6px}
.wrap{max-width:var(--wrap);margin:0 auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}

/* buttons: hover lives here only */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font:600 16px var(--sans);padding:13px 20px;border-radius:var(--radius);text-decoration:none;border:1px solid var(--sage);cursor:pointer;transition:background .15s,color .15s}
.btn-primary{background:var(--sage);color:var(--sage-ink)}
.btn-primary:hover{background:var(--ink);border-color:var(--ink);color:var(--bg)}
.btn-quiet{background:transparent;color:var(--sage)}
.btn-quiet:hover{background:var(--sage-soft)}

/* header */
.site-header{background:var(--bg);border-bottom:1px solid var(--line);position:sticky;top:env(safe-area-inset-top,0px);z-index:10}
.bar{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:68px}
.brand{text-decoration:none;color:var(--ink);font:600 20px var(--serif)}
.nav{display:flex;gap:24px;list-style:none;margin:0;padding:0}
.nav a{color:var(--ink);text-decoration:none;font-size:15px}
.nav a:hover,.nav a[aria-current]{color:var(--sage)}
.bar .btn{padding:9px 14px;font-size:15px}
@media (max-width:920px){.nav{display:none}}

/* page head */
.page-head{padding-block:48px 8px}
.crumbs{font-size:14px;color:var(--muted);margin-bottom:14px}
.crumbs a{color:var(--muted)}
.byline{display:flex;align-items:center;gap:10px;font-size:15px;color:var(--muted);margin-top:16px}
.byline a{color:var(--ink)}

/* layout */
.layout{display:grid;grid-template-columns:minmax(0,var(--read)) minmax(0,340px);gap:56px;justify-content:space-between;padding-block:24px 72px}
.prose{min-width:0}
.aside{position:sticky;top:96px;align-self:start;display:grid;gap:16px}
@media (max-width:980px){.layout{grid-template-columns:minmax(0,1fr)}.aside{position:static}}

/* key takeaway */
.takeaway{background:var(--surface);border-left:3px solid var(--sage);padding:20px 24px;border-radius:0 var(--radius) var(--radius) 0;margin-bottom:8px}
.takeaway strong{display:block;font:600 18px var(--serif);margin-bottom:6px}
.takeaway p:last-child{margin:0}

/* agent profile */
.profile{display:grid;grid-template-columns:auto minmax(0,1fr);gap:20px;align-items:center;margin:28px 0 8px}
.profile img{width:112px;height:112px;border-radius:50%;object-fit:cover}
.profile b{display:block;font:600 22px var(--serif)}
.profile span{display:block;color:var(--muted);font-size:16px}
.profile .ctas{display:flex;flex-wrap:wrap;gap:10px;margin-top:12px}

/* fact table */
.table-scroll{overflow-x:auto;margin:0 0 16px}
table{border-collapse:collapse;width:100%;font-size:16px;background:var(--surface);border-radius:var(--radius)}
th,td{text-align:left;vertical-align:top;padding:11px 14px;border-bottom:1px solid var(--line)}
th{font-weight:600;width:34%}
tr:last-child th,tr:last-child td{border-bottom:0}
.note{font-size:14px;color:var(--muted)}
.pending{background:var(--sage-soft);padding:0 4px;border-radius:3px;font-size:.92em}

/* aside cards */
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:20px}
.card h3{margin:0 0 6px;font-size:19px}
.card p{font-size:15px;color:var(--muted)}
.enquiry{display:grid;gap:12px}
.enquiry label{display:grid;gap:4px;font-size:14px;font-weight:600}
.enquiry input,.enquiry select{font:16px var(--sans);padding:10px 12px;border:1px solid var(--line);border-radius:var(--radius);background:var(--bg);color:var(--ink);width:100%}
.enquiry .consent{display:grid;grid-template-columns:auto minmax(0,1fr);gap:8px;font-weight:400;font-size:13px;color:var(--muted);line-height:1.45}
.enquiry .consent input{width:auto;margin-top:3px}

/* faq */
.faq details{border-bottom:1px solid var(--line);padding:14px 0}
.faq summary{cursor:pointer;font:600 18px var(--serif);list-style:none}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";float:right;color:var(--sage);font-family:var(--sans)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{margin:10px 0 0}

/* sources */
.sources{font-size:14px;color:var(--muted)}
.sources li{margin-bottom:4px}

/* closing band */
.band{background:var(--juniper);color:var(--juniper-ink)}
.band .wrap{display:flex;flex-wrap:wrap;gap:16px 40px;align-items:center;justify-content:space-between;padding-block:44px}
.band h2{margin:0;color:var(--juniper-ink)}
.band p{margin:6px 0 0;color:var(--juniper-ink);opacity:.85}
.band .btn-primary{background:var(--juniper-ink);color:var(--juniper);border-color:var(--juniper-ink)}
.band .btn-quiet{color:var(--juniper-ink);border-color:var(--juniper-ink)}
.band .btn-quiet:hover{background:transparent;text-decoration:underline}

/* footer */
footer{border-top:1px solid var(--line);font-size:14px;color:var(--muted)}
footer .wrap{padding-block:36px 96px;display:grid;gap:14px}
footer b{color:var(--ink)}
.fine{font-size:13px}

/* mobile call bar */
.mobile-bar{display:none}
@media (max-width:720px){
  body{font-size:17px}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:20;background:var(--bg);border-top:1px solid var(--line);
    padding:10px max(12px,env(safe-area-inset-right,0px)) calc(10px + env(safe-area-inset-bottom,0px)) max(12px,env(safe-area-inset-left,0px))}
  .profile{grid-template-columns:minmax(0,1fr)}
  .bar .btn{display:none}
}

/* ---------- build additions to design/site.css (direction A "Oquirrh"): shell, home, form, data modules ---------- */
:root{--s1:#46604a;--s2:#9aa79c;--grid:#e3e6df}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){--s1:#8fb08f;--s2:#5c6a5f;--grid:#2b332d}}
:root[data-theme="dark"]{--s1:#8fb08f;--s2:#5c6a5f;--grid:#2b332d}

.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.ctas{display:flex;flex-wrap:wrap;gap:10px}
.narrow{max-width:var(--read)}
main > section{padding-block:56px}
main > section.band{padding-block:0}
main > section > .wrap > h2:first-child{margin-top:0}

/* header: grouped menu (desktop) and Menu panel (narrow screens) */
.brand{white-space:nowrap}
.nav > li{position:relative}
.nav summary{cursor:pointer;list-style:none;font-size:15px;color:var(--ink)}
.nav summary::-webkit-details-marker{display:none}
.nav summary::after{content:"";display:inline-block;width:6px;height:6px;margin-left:7px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:translateY(-3px) rotate(45deg)}
.nav summary:hover,.nav summary[aria-current]{color:var(--sage)}
.nav .sub{position:absolute;top:calc(100% + 14px);left:-18px;min-width:300px;list-style:none;margin:0;padding:10px 0;background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);z-index:30}
.nav .sub li{margin:0}
.nav .sub a{display:block;padding:7px 18px}
.menu{display:none}
.menu summary{cursor:pointer;list-style:none;font:600 15px var(--sans);color:var(--sage);border:1px solid var(--sage);border-radius:var(--radius);padding:8px 14px}
.menu summary::-webkit-details-marker{display:none}
.menu-panel{position:absolute;left:0;right:0;top:100%;background:var(--bg);border-bottom:1px solid var(--line);max-height:calc(100vh - 70px);overflow-y:auto}
.menu-panel .wrap{padding-block:12px 24px}
.menu-panel ul{list-style:none;padding:0;margin:0 0 8px}
.menu-panel li{margin:0}
.menu-panel a{display:block;padding:8px 0;color:var(--ink);text-decoration:none}
.menu-h{font:600 15px var(--sans);color:var(--muted);margin:14px 0 2px}
@media (max-width:920px){.menu{display:block}}

/* agent blocks */
.avatar{width:48px;height:48px;border-radius:50%;object-fit:cover;flex:none;background:var(--photo)}
.who{display:flex;align-items:center;gap:12px;margin:12px 0}
.who b{display:block;font:600 17px var(--serif);color:var(--ink)}
.who span{display:block;font-size:14px;color:var(--muted)}
.profiles{display:flex;flex-wrap:wrap;gap:14px;margin-top:12px;font-size:15px}
.profiles a{display:inline-flex;align-items:center;gap:6px}
.portrait{border-radius:50%;object-fit:cover}

/* form */
.enquiry textarea{font:16px var(--sans);padding:10px 12px;border:1px solid var(--line);border-radius:var(--radius);background:var(--bg);color:var(--ink);width:100%;resize:vertical}
.enquiry .btn{width:100%}
.form-status{margin:0;font-size:14px;color:var(--muted)}
.form-status:empty{display:none}
.form-card .note{margin:12px 0 0}
.review-section{background:var(--sage-soft)}
.review-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,440px);gap:48px;align-items:start}
@media (max-width:900px){.review-grid{grid-template-columns:minmax(0,1fr);gap:24px}}

/* home */
.hero{padding-block:48px 32px}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:48px;align-items:center}
.hero .ctas{margin-top:28px}
.hero-photo{margin:0}
.ph{display:flex;align-items:center;justify-content:center;text-align:center;padding:20px;background:var(--photo);color:var(--photo-ink);border-radius:var(--radius);font-size:15px;aspect-ratio:4/3}
figcaption{font-size:13px;color:var(--muted);margin-top:8px}
@media (max-width:900px){.hero-grid{grid-template-columns:minmax(0,1fr);gap:28px}}
.rec-card{display:grid;grid-template-columns:auto minmax(0,1fr);gap:32px;align-items:center;padding:28px}
.rec-card h2{margin:0 0 10px}
.rec-card p{font-size:17px;color:var(--ink)}
.rec-card img{width:160px;height:160px}
@media (max-width:640px){.rec-card{grid-template-columns:minmax(0,1fr);gap:18px;padding:22px}.rec-card img{width:112px;height:112px}}
.recommend{padding-top:24px}
.where-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,240px),1fr));gap:20px 32px}
.where-grid > div{border-top:1px solid var(--line);padding-top:14px}
.where-grid h3{margin:0 0 8px}
.where-grid p{font-size:16px;margin-bottom:8px}
.group-h{margin:32px 0 14px}
.group-h:first-of-type{margin-top:8px}
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,260px),1fr));gap:14px}
a.card{display:block;text-decoration:none;color:var(--ink)}
a.card b{display:block;font:600 18px/1.3 var(--serif);margin-bottom:6px;color:var(--sage)}
a.card span{display:block;font-size:15px;color:var(--muted)}
.market .ledger{margin-top:8px}
.hub{background:var(--surface);border-block:1px solid var(--line)}
.long{display:grid;grid-template-columns:minmax(0,260px) minmax(0,var(--read));gap:56px}
.long .sticky{position:sticky;top:96px;align-self:start;font-size:15px}
.long .sticky ol{padding-left:18px;margin-top:8px}
.long .prose > h2:first-child{margin-top:0}
@media (max-width:900px){.long{grid-template-columns:minmax(0,1fr);gap:16px}.long .sticky{position:static}}

/* guide pages */
.prose > h2:first-child{margin-top:0}
.prose .table-scroll{margin:16px 0 20px}
.form-card h3{margin-bottom:0}
.more{padding-block:8px 48px}
.more h2{font-size:24px;margin:0 0 12px}
.more ul{columns:2 280px;column-gap:40px}
.more li{break-inside:avoid}
.band .ctas .btn{white-space:normal;text-align:center}

/* market ledger */
.ledger{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr));gap:16px 28px;margin:8px 0 12px}
.ledger div{border-top:1px solid var(--line);padding-top:10px}
.ledger span{display:block;font-size:14px;color:var(--muted)}
.ledger b{font:600 26px var(--serif)}
table.data th{width:auto}
table.data td{white-space:nowrap}

/* chart */
.chart{margin:24px 0 28px;position:relative}
.chart svg{width:100%;height:auto;display:block}
.chart .grid{stroke:var(--grid);stroke-width:1}
.chart .ax{font:12px var(--sans);fill:var(--muted)}
.chart .lab{font:600 13px var(--sans);fill:var(--ink)}
.chart polyline{fill:none;stroke-width:2.5;stroke-linejoin:round;stroke-linecap:round}
.chart .s1{stroke:var(--s1)}.chart .s2{stroke:var(--s2)}
.chart .hit{fill:transparent;cursor:crosshair}
.legend{font-size:14px;color:var(--muted);margin-bottom:8px;display:flex;flex-wrap:wrap;gap:10px;align-items:center}
.legend .k{display:inline-block;width:18px;height:3px;border-radius:1px}
.legend .s1{background:var(--s1)}.legend .s2{background:var(--s2);margin-left:10px}
.tip{position:absolute;pointer-events:none;background:var(--surface);color:var(--ink);border:1px solid var(--line);border-radius:var(--radius);padding:6px 10px;font-size:13px;white-space:nowrap}
.data-table{margin-top:10px}
.data-table summary{cursor:pointer;font:600 14px var(--sans);color:var(--sage)}

/* footer */
.foot-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:24px 32px}
.foot-grid ul{list-style:none;padding:0;margin:0}
.foot-grid li{margin-bottom:6px}
.foot-grid a{color:var(--muted)}
.foot-h{font-weight:600;color:var(--ink);margin:0 0 8px}
@media (max-width:900px){.foot-grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}}
@media (max-width:480px){.foot-grid{grid-template-columns:minmax(0,1fr)}}
.hero-photo img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;border-radius:var(--radius)}
.hero-photo figcaption{font-size:13px;color:var(--muted);margin-top:8px}
.hero-photo figcaption a{color:var(--muted)}