:root {
  --paper: #f2eee5;
  --paper-deep: #e5dfd2;
  --ink: #16251f;
  --ink-soft: #58645f;
  --forest: #173f34;
  --forest-light: #245d4e;
  --orange: #ec7048;
  --line: rgba(22, 37, 31, 0.16);
  --white: #fffdf8;
  --radius: 24px;
  --max: 1240px;
  --sans: "DM Sans", sans-serif;
  --display: "Manrope", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); line-height: 1.55; -webkit-font-smoothing: antialiased; }
body::before { content: ""; position: fixed; inset: 0; z-index: -1; opacity: 0.36; pointer-events: none; background-image: radial-gradient(rgba(22,37,31,.2) .7px, transparent .7px); background-size: 18px 18px; }
a { color: inherit; text-decoration: none; }
button, input { font: inherit; }
button { cursor: pointer; }
[hidden] { display: none !important; }
.skip-link { position: fixed; z-index: 100; top: 12px; left: 12px; padding: 10px 14px; color: white; background: var(--forest); border-radius: 8px; transform: translateY(-180%); }
.skip-link:focus { transform: none; }
a:focus-visible, button:focus-visible, input:focus-visible { outline: 3px solid var(--orange); outline-offset: 3px; }
main:focus { outline: none; }
.site-header { width: min(calc(100% - 40px), var(--max)); min-height: 76px; margin: 0 auto; display: flex; align-items: center; justify-content: space-between; gap: 24px; border-bottom: 1px solid var(--line); }
.brand { font-family: var(--display); font-weight: 800; font-size: 1.16rem; letter-spacing: -.04em; }
.brand span { color: var(--forest-light); font-weight: 600; }
.site-header nav { display: flex; align-items: center; gap: 26px; font-size: .86rem; font-weight: 700; }
.site-header nav a { padding: 8px 0; color: var(--ink-soft); border-bottom: 2px solid transparent; }
.site-header nav a:hover, .site-header nav a.is-current { color: var(--ink); border-color: var(--orange); }
.breadcrumb { width: min(calc(100% - 40px), var(--max)); margin: 22px auto 0; }
.breadcrumb ol { display: flex; gap: 9px; margin: 0; padding: 0; list-style: none; color: var(--ink-soft); font-size: .76rem; font-weight: 700; }
.breadcrumb li + li::before { content: "/"; margin-right: 9px; color: rgba(22,37,31,.35); }
.breadcrumb a:hover { color: var(--forest); text-decoration: underline; }
.property-hero { width: min(calc(100% - 40px), var(--max)); margin: 0 auto; padding: clamp(64px, 9vw, 122px) 0 54px; display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(320px, .65fr); gap: clamp(42px, 7vw, 96px); align-items: end; }
.eyebrow { margin: 0 0 16px; color: var(--orange); font-size: .76rem; font-weight: 800; letter-spacing: .17em; text-transform: uppercase; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--display); letter-spacing: -.045em; line-height: 1.06; }
h1 { max-width: 840px; margin-bottom: 24px; font-size: clamp(3.1rem, 7vw, 7rem); font-weight: 800; }
.hero-intro { max-width: 760px; margin-bottom: 32px; color: var(--ink-soft); font-size: clamp(1.05rem, 1.5vw, 1.24rem); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 10px; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 46px; padding: 0 18px; border: 1px solid var(--forest); border-radius: 999px; font-weight: 800; }
.button.primary { color: white; background: var(--forest); }
.button.secondary { color: var(--forest); background: transparent; }
.button:hover { transform: translateY(-1px); }
.network-card { padding: 28px; color: white; background: var(--forest); border-radius: var(--radius); box-shadow: 12px 12px 0 rgba(23,63,52,.13); }
.network-kicker { margin-bottom: 20px; color: #b9d7cd; font-size: .76rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.stat-grid { display: grid; grid-template-columns: repeat(2, 1fr); border-top: 1px solid rgba(255,255,255,.17); border-left: 1px solid rgba(255,255,255,.17); }
.stat-grid div { padding: 20px 12px 20px 0; border-right: 1px solid rgba(255,255,255,.17); border-bottom: 1px solid rgba(255,255,255,.17); }
.stat-grid div:nth-child(odd) { padding-left: 0; }
.stat-grid div:nth-child(even) { padding-left: 18px; border-right: 0; }
.stat-grid strong, .stat-grid span { display: block; }
.stat-grid strong { color: #ffd0b4; font-family: var(--display); font-size: 2.35rem; line-height: 1; }
.stat-grid span { margin-top: 6px; color: #d6e3df; font-size: .78rem; }
.network-note { margin: 20px 0 0; color: #c3d2cd; font-size: .8rem; }
.region-rail { position: sticky; top: 0; z-index: 20; display: flex; gap: 8px; align-items: center; overflow-x: auto; padding: 12px max(20px, calc((100vw - var(--max)) / 2)); color: white; background: rgba(23,63,52,.97); border-block: 1px solid rgba(255,255,255,.1); scrollbar-width: none; }
.region-rail span { margin-right: 6px; color: #a9c9be; font-size: .7rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.region-rail a { flex: none; padding: 7px 11px; color: #f2eee5; border: 1px solid rgba(255,255,255,.2); border-radius: 999px; font-size: .76rem; font-weight: 700; }
.region-rail a:hover { color: var(--forest); background: #ffd0b4; border-color: #ffd0b4; }
.decision-section, .directory-section, .standards-section { width: min(calc(100% - 40px), var(--max)); margin: 0 auto; padding: clamp(72px, 9vw, 120px) 0; }
.section-heading { display: grid; grid-template-columns: .7fr 1.3fr; gap: 40px; align-items: start; margin-bottom: 40px; }
.section-heading h2, .directory-heading h2, .standards-section h2 { max-width: 820px; margin-bottom: 0; font-size: clamp(2rem, 4.2vw, 4.4rem); }
.decision-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; }
.decision-grid article { min-height: 280px; padding: 26px; display: flex; flex-direction: column; background: var(--white); border: 1px solid var(--line); border-radius: 18px; }
.decision-number { margin-bottom: auto; color: var(--orange); font-family: var(--display); font-weight: 800; }
.decision-grid h3 { margin: 32px 0 12px; font-size: 1.5rem; }
.decision-grid p { color: var(--ink-soft); font-size: .9rem; }
.decision-grid button { width: fit-content; margin-top: 18px; padding: 0; color: var(--forest-light); background: transparent; border: 0; border-bottom: 1px solid currentColor; font-weight: 800; }
.directory-section { width: 100%; max-width: none; padding-inline: max(20px, calc((100vw - var(--max)) / 2)); background: #ded8cb; }
.directory-heading { display: flex; align-items: end; justify-content: space-between; gap: 30px; margin-bottom: 30px; }
.directory-heading > div > p:last-child { max-width: 620px; margin-top: 14px; color: var(--ink-soft); }
.result-count { flex: none; padding: 8px 12px; color: var(--forest); background: rgba(255,255,255,.45); border-radius: 999px; font-size: .78rem; font-weight: 800; }
.directory-tools { display: grid; grid-template-columns: minmax(260px, .75fr) 1.25fr; gap: 20px; align-items: end; padding: 20px; margin-bottom: 28px; background: rgba(255,255,255,.55); border: 1px solid rgba(22,37,31,.12); border-radius: 18px; }
.directory-tools label span { display: block; margin-bottom: 7px; color: var(--ink-soft); font-size: .72rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.directory-tools input { width: 100%; height: 46px; padding: 0 14px; color: var(--ink); background: var(--white); border: 1px solid var(--line); border-radius: 10px; }
.filter-buttons { display: flex; flex-wrap: wrap; gap: 7px; }
.filter-buttons button { min-height: 42px; padding: 0 13px; color: var(--ink-soft); background: transparent; border: 1px solid var(--line); border-radius: 999px; font-size: .8rem; font-weight: 800; }
.filter-buttons button.is-active, .filter-buttons button:hover { color: white; background: var(--forest); border-color: var(--forest); }
.property-region { scroll-margin-top: 72px; padding: 42px 0; border-top: 1px solid var(--line); }
.property-region > header { display: grid; grid-template-columns: 100px 1fr auto; gap: 20px; align-items: baseline; margin-bottom: 22px; }
.property-region > header p, .property-region > header span { color: var(--ink-soft); font-size: .72rem; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.property-region > header h2 { margin: 0; font-size: clamp(1.7rem, 3vw, 2.8rem); }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; }
.property-grid.one-card { grid-template-columns: minmax(280px, 2fr) 1fr 1fr; }
.property-card { min-height: 245px; padding: 22px; display: flex; flex-direction: column; background: var(--white); border: 1px solid var(--line); border-radius: 16px; transition: transform .2s ease, box-shadow .2s ease; }
.property-card:hover { transform: translateY(-3px); box-shadow: 0 14px 30px rgba(22,37,31,.08); }
.property-card.featured { color: white; background: var(--forest); border-color: var(--forest); }
.card-top { display: flex; justify-content: space-between; gap: 10px; color: var(--orange); font-size: .68rem; font-weight: 800; letter-spacing: .06em; text-transform: uppercase; }
.card-top b { color: var(--ink-soft); font-weight: 700; text-align: right; }
.featured .card-top b { color: #acc7be; }
.property-card h3 { margin: 40px 0 12px; font-size: 1.35rem; }
.property-card p { color: var(--ink-soft); font-size: .86rem; }
.featured p { color: #c8d8d2; }
.property-card a { width: fit-content; margin-top: auto; padding-top: 22px; color: var(--forest-light); font-size: .78rem; font-weight: 800; border-bottom: 1px solid transparent; }
.featured a { color: #ffd0b4; }
.property-card a:hover { border-color: currentColor; }
.empty-state { padding: 40px; text-align: center; color: var(--ink-soft); background: rgba(255,255,255,.5); border-radius: 16px; }
.standards-section { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(40px, 7vw, 90px); }
.standards-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px; }
.standards-grid article { padding: 20px; background: rgba(255,255,255,.48); border-top: 3px solid var(--orange); }
.standards-grid strong { font-family: var(--display); }
.standards-grid p { margin: 8px 0 0; color: var(--ink-soft); font-size: .84rem; }
footer { padding: 46px max(20px, calc((100vw - var(--max)) / 2)); display: grid; grid-template-columns: 1fr auto; gap: 14px 30px; color: #c7d6d1; background: #102f28; font-size: .78rem; }
footer .brand { color: white; }
footer nav { display: flex; flex-wrap: wrap; gap: 18px; grid-row: span 2; }
footer nav a:hover { color: white; }
footer button { padding: 0; color: #c7d6d1; background: none; border: 0; }
.consent-banner { position: fixed; z-index: 90; right: 18px; bottom: 18px; left: 18px; max-width: 760px; margin-left: auto; padding: 20px; display: flex; align-items: center; justify-content: space-between; gap: 20px; color: white; background: #102f28; border: 1px solid rgba(255,255,255,.2); border-radius: 16px; box-shadow: 0 15px 50px rgba(0,0,0,.3); }
.consent-banner h2 { margin: 0 0 4px; font-size: 1rem; }
.consent-banner p { margin: 0; color: #c7d6d1; font-size: .78rem; }
.consent-banner a { text-decoration: underline; }
.consent-actions { display: flex; gap: 8px; }
.consent-banner .button { min-height: 40px; color: white; border-color: rgba(255,255,255,.35); background: transparent; }
.consent-banner .button.primary { color: var(--forest); background: #ffd0b4; border-color: #ffd0b4; }

@media (max-width: 920px) {
  .site-header nav { gap: 14px; }
  .property-hero { grid-template-columns: 1fr; }
  .network-card { max-width: 620px; }
  .section-heading, .standards-section { grid-template-columns: 1fr; }
  .decision-grid, .property-grid { grid-template-columns: repeat(2, 1fr); }
  .property-grid.one-card { grid-template-columns: repeat(2, 1fr); }
  .directory-tools { grid-template-columns: 1fr; }
}

@media (max-width: 640px) {
  .site-header { min-height: 64px; }
  .site-header nav a { display: none; }
  .site-header nav a.is-current, .site-header nav a:last-child { display: block; }
  .brand span { display: none; }
  .property-hero { padding-top: 58px; }
  h1 { font-size: clamp(2.75rem, 15vw, 4.6rem); }
  .hero-actions .button { width: 100%; }
  .decision-grid, .property-grid, .property-grid.one-card, .standards-grid { grid-template-columns: 1fr; }
  .decision-grid article { min-height: 235px; }
  .directory-heading { display: block; }
  .result-count { width: fit-content; margin-top: 18px; }
  .directory-tools { padding: 14px; }
  .property-region > header { grid-template-columns: 1fr auto; gap: 6px 16px; }
  .property-region > header p { grid-column: 1 / -1; }
  .property-region > header span { text-align: right; }
  .property-card { min-height: 220px; }
  footer { grid-template-columns: 1fr; }
  footer nav { grid-row: auto; }
  .consent-banner { align-items: stretch; flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}