/* ===== BASE (shared across 293 pages, e.g. ajax-buyers-agent.html) ===== */
:root{
    --bg:#F3F6F9; --bg-alt:#E4EAF0; --panel:#FFFFFF; --panel-hi:#EAF0F5;
    --line: rgba(28,48,68,0.12); --line-strong: rgba(28,48,68,0.28);
    --text:#1E2B38; --text-muted:#56646F; --text-faint:#8996A1;
    --brass:#A6802E; --brass-light:#C79A45; --teal:#2C6E60;
    --display: 'Fraunces', Georgia, serif;
    --body: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
    --mono: 'IBM Plex Mono', 'Courier New', monospace;
    --max: 1180px;
  }
  *{margin:0;padding:0;box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{background:var(--bg); color:var(--text); font-family:var(--body); line-height:1.6; -webkit-font-smoothing:antialiased; overflow-x:hidden;}
  @media (prefers-reduced-motion: reduce){ html{scroll-behavior:auto;} *{animation-duration:0.01ms !important; transition-duration:0.01ms !important;} }
  a{color:inherit; text-decoration:none;}
  img{max-width:100%; display:block;}
  .wrap{max-width:var(--max); margin:0 auto; padding:0 32px;}
  section{position:relative;}
  .eyebrow{font-family:var(--mono); font-size:12px; letter-spacing:0.14em; text-transform:uppercase; color:var(--brass); display:flex; align-items:center; gap:10px;}
  .eyebrow::before{content:""; width:18px; height:1px; background:var(--brass); display:inline-block;}
  h1,h2,h3,h4{font-family:var(--display); font-weight:500; line-height:1.12; letter-spacing:-0.01em;}
  h2{font-size:clamp(28px,3.6vw,42px); margin-bottom:14px;}
  .section-head{max-width:640px; margin-bottom:52px;}
  .section-head p{color:var(--text-muted); font-size:16.5px; margin-top:12px;}
  ::selection{background:var(--brass); color:#FFFFFF;}
  :focus-visible{outline:2px solid var(--brass-light); outline-offset:3px;}

  header{position:fixed; top:0; left:0; right:0; z-index:100; background:rgba(243,246,249,0.88); backdrop-filter:blur(10px); border-bottom:1px solid var(--line);}
  nav{max-width:var(--max); margin:0 auto; padding:16px 32px; display:flex; align-items:center; justify-content:space-between;}
  .brand{display:flex; flex-direction:column; line-height:1;}
  .brand .name{font-family:var(--display); font-size:19px; letter-spacing:0.01em;}
  .brand .tag{font-family:var(--mono); font-size:9.5px; letter-spacing:0.16em; color:var(--brass); margin-top:4px;}
  .nav-links{display:flex; gap:34px; align-items:center;}
  .nav-links a{font-size:14px; color:var(--text-muted); transition:color .2s;}
  .nav-links a:hover{color:var(--text);}
  .nav-cta{font-family:var(--mono); font-size:12.5px; letter-spacing:0.04em; border:1px solid var(--line-strong); padding:10px 18px; border-radius:2px; color:var(--brass); white-space:nowrap; transition:all .2s;}
  .nav-cta:hover{background:var(--brass); color:#FFFFFF; border-color:var(--brass);}
    .menu-btn{display:none; background:none; border:none; color:var(--text); font-size:22px; cursor:pointer;}
  .nav-dd{position:relative;}
  .nav-dd > a{cursor:pointer; display:flex; align-items:center; gap:4px;}
  .nav-dd-arrow{font-size:9px; color:var(--brass); transition:transform .2s;}
  .nav-dd-menu{position:absolute; top:calc(100% + 14px); left:50%; transform:translateX(-50%); background:var(--panel); border:1px solid var(--line); border-radius:4px; box-shadow:0 12px 32px rgba(28,48,68,0.14); padding:14px; display:grid; grid-template-columns:repeat(4,1fr); gap:2px 18px; width:560px; opacity:0; visibility:hidden; transition:opacity .18s, visibility .18s; margin-top:6px;}
  .nav-dd-menu a{font-size:13px; padding:7px 8px; border-radius:2px; white-space:nowrap; color:var(--text-muted);}
  .nav-dd-menu a:hover{background:var(--panel-hi); color:var(--brass);}
  .nav-dd:hover .nav-dd-menu, .nav-dd:focus-within .nav-dd-menu{opacity:1; visibility:visible;}
  @media (max-width:900px){
    .nav-dd-menu{position:static; transform:none; opacity:1; visibility:visible; display:none; width:auto; grid-template-columns:1fr 1fr; box-shadow:none; border:none; padding:8px 0 8px 14px; background:transparent; margin-top:0;}
    .nav-dd.open .nav-dd-menu{display:grid;}
    .nav-dd > a{justify-content:space-between; width:100%;}
  }
  @media (max-width:900px){
    .nav-links{position:fixed; top:65px; left:0; right:0; background:var(--bg-alt); flex-direction:column; align-items:flex-start; padding:24px 32px; border-bottom:1px solid var(--line); gap:20px; transform:translateY(-130%); transition:transform .3s ease;}
    .nav-links.open{transform:translateY(0);}
    .menu-btn{display:block;}
  }

  .hero{padding:168px 0 90px; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden;}
  .breadcrumb{font-family:var(--mono); font-size:12px; color:var(--text-faint); margin-bottom:18px;}
  .breadcrumb a{color:var(--text-faint); transition:color .15s;}
  .breadcrumb a:hover{color:var(--brass);}
  .hero h1{font-size:clamp(34px,4.8vw,56px); max-width:760px; margin-top:14px;}
  .hero-sub{margin-top:20px; font-size:17px; color:var(--text-muted); max-width:640px;}
  .hero-ctas{display:flex; gap:16px; margin-top:32px; flex-wrap:wrap;}
  .btn-primary{background:var(--brass); color:#FFFFFF; font-weight:600; font-size:14.5px; padding:15px 26px; border-radius:2px; transition:background .2s, transform .2s; border:1px solid var(--brass); cursor:pointer;}
  .btn-primary:hover{background:var(--brass-light); transform:translateY(-1px);}
  .btn-ghost{border:1px solid var(--line-strong); color:var(--text); font-size:14.5px; padding:15px 26px; border-radius:2px; transition:all .2s;}
  .btn-ghost:hover{border-color:var(--brass); color:var(--brass-light);}
  .hero-crosslink{margin-top:16px; font-size:13.5px; color:var(--text-muted);}
  .hero-crosslink a{color:var(--brass); border-bottom:1px solid var(--brass); padding-bottom:1px; transition:color .15s, border-color .15s;}
  .hero-crosslink a:hover{color:var(--brass-light); border-color:var(--brass-light);}
  .hero-crosslink .sep{margin:0 10px; color:var(--text-faint);}

  .stat-strip{margin-top:64px; border-top:1px solid var(--line); display:grid; grid-template-columns:repeat(4,1fr);}
  .stat{padding:26px 28px; border-right:1px solid var(--line);}
  .stat:last-child{border-right:none;}
  .stat .num{font-family:var(--mono); font-size:clamp(22px,2.4vw,30px); color:var(--brass-light);}
  .stat .label{font-size:12.5px; color:var(--text-faint); margin-top:6px; letter-spacing:0.02em;}
  @media (max-width:800px){ .stat-strip{grid-template-columns:repeat(2,1fr);} .stat{border-bottom:1px solid var(--line);} }

  .intro{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
  .intro-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}
  .intro-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}
  .intro-copy p strong{color:var(--text); font-weight:600;}
  .fact-list{list-style:none;}
  .fact-list li{padding:14px 0; border-top:1px solid var(--line); font-size:15px; color:var(--text); display:flex; gap:12px;}
  .fact-list li:last-child{border-bottom:1px solid var(--line);}
  .fact-list li::before{content:"—"; color:var(--brass); flex-shrink:0;}
  @media (max-width:850px){ .intro-grid{grid-template-columns:1fr;} }

  .path{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}
  .path-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--line); border:1px solid var(--line);}
  .path-card{background:var(--panel); padding:34px;}
  .path-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}
  .path-card h4{font-family:var(--display); font-size:21px; margin-bottom:10px; font-weight:500;}
  .path-card p{color:var(--text-muted); font-size:14.5px;}
  @media (max-width:700px){ .path-grid{grid-template-columns:1fr;} }

  .results{padding:110px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
  .ledger{border:1px solid var(--line); border-radius:3px; overflow:hidden;}
  .ledger-row{display:grid; grid-template-columns:1fr 1.6fr 1fr; gap:20px; padding:24px 28px; border-bottom:1px solid var(--line); align-items:center; background:var(--panel);}
  .ledger-row:last-child{border-bottom:none;}
  .ledger-row.head{background:var(--panel-hi); font-family:var(--mono); font-size:11.5px; letter-spacing:0.08em; text-transform:uppercase; color:var(--text-faint);}
  .ledger-row .metric{font-family:var(--mono); color:var(--brass-light); font-size:15px;}
  @media (max-width:700px){ .ledger-row{grid-template-columns:1fr; gap:6px; padding:20px;} .ledger-row.head{display:none;} .ledger-row div::before{content: attr(data-label) ": "; color:var(--text-faint); font-family:var(--mono); font-size:11px;} }

  .nearby{padding:100px 0; background:var(--bg); border-top:1px solid var(--line);}
  .nearby-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}
  .nearby-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}
  .nearby-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line);}
  .contact-grid{display:grid; grid-template-columns:0.9fr 1.1fr; gap:60px;}
  .contact-info h2{margin-bottom:20px;}
  .contact-info p{color:var(--text-muted); margin-bottom:28px; max-width:420px;}
  .info-line{font-family:var(--mono); font-size:14px; padding:14px 0; border-top:1px solid var(--line); display:flex; justify-content:space-between; gap:12px;}
  .info-line span:first-child{color:var(--text-faint);}
  .info-line:last-child{border-bottom:1px solid var(--line);}
  form{display:flex; flex-direction:column; gap:16px;}
  .form-heading{margin-bottom:4px;}
  .form-heading h3{font-family:var(--display); font-size:22px; font-weight:500; margin-bottom:6px;}
  .form-heading p{font-size:13.5px; color:var(--text-muted);}
  .form-row{display:grid; grid-template-columns:1fr 1fr; gap:16px;}
  input,select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}
  input::placeholder,textarea::placeholder{color:var(--text-faint);}
  input:focus,select:focus,textarea:focus{outline:none; border-color:var(--brass);}
  label{font-family:var(--mono); font-size:11.5px; color:var(--text-faint); letter-spacing:0.05em; margin-bottom:-8px;}
  textarea{resize:vertical; min-height:110px;}
  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} .form-row{grid-template-columns:1fr;} }

  footer{padding:40px 0; border-top:1px solid var(--line); background:var(--bg-alt);}
  .footer-cols{display:grid; grid-template-columns:1.3fr 1fr 1fr 1fr; gap:32px; padding-bottom:36px; border-bottom:1px solid var(--line); margin-bottom:28px;}
  .footer-brand p{font-size:13.5px; color:var(--text-muted); margin-top:10px; max-width:240px; line-height:1.6;}
  .footer-brand .fname{font-family:var(--display); font-size:16px;}
  .footer-col h5{font-family:var(--mono); font-size:10.5px; letter-spacing:0.09em; text-transform:uppercase; color:var(--text-faint); margin-bottom:14px;}
  .footer-col a{display:block; font-size:13.5px; color:var(--text-muted); padding:5px 0; transition:color .15s;}
  .footer-col a:hover{color:var(--brass);}
  @media (max-width:700px){ .footer-cols{grid-template-columns:1fr 1fr;} }
  .fine-print{margin-top:24px; font-size:12px; color:var(--text-faint); line-height:1.6; max-width:900px;}
  .fine-print p{margin-bottom:10px;}
  .fine-print p:last-child{margin-bottom:0;}

  .footer-locations{border-bottom:1px solid var(--line); padding-bottom:8px; margin-bottom:28px; order:-1;}
  .footer-loc-acc{border-top:1px solid var(--line); padding:6px 0;}
  .footer-loc-summary{font-family:var(--mono); font-size:11.5px; letter-spacing:0.06em; text-transform:uppercase; color:var(--text); cursor:pointer; padding:10px 0; display:flex; align-items:center; justify-content:space-between; list-style:none;}
  .footer-loc-summary::-webkit-details-marker{display:none;}
  .footer-loc-summary .chev{color:var(--brass); font-size:10px; transition:transform .2s;}
  .footer-loc-acc[open] .footer-loc-summary .chev{transform:rotate(180deg);}
  .footer-loc-body{display:grid; grid-template-columns:repeat(5,1fr); gap:18px; padding:10px 0 20px;}
  .footer-loc-city{display:flex; flex-direction:column; gap:2px;}
  .footer-loc-cityname{font-family:var(--mono); font-size:10px; letter-spacing:0.06em; text-transform:uppercase; color:var(--brass); margin-bottom:4px;}
  .footer-loc-city a{font-size:12.5px; color:var(--text-muted); padding:2px 0; transition:color .15s;}
  .footer-loc-city a:hover{color:var(--brass);}
  @media (max-width:900px){ .footer-loc-body{grid-template-columns:repeat(2,1fr);} }
  @media (max-width:560px){ .footer-loc-body{grid-template-columns:1fr;} }

/* ===== VARIANT 1 (77 pages, e.g. ajax-northeast-ajax.html) ===== */
  h1,h2,h3{font-family:var(--display); font-weight:500; line-height:1.12; letter-spacing:-0.01em;}

  .btn-primary{background:var(--brass); color:#FFFFFF; font-weight:600; font-size:14.5px; padding:15px 26px; border-radius:2px; transition:background .2s, transform .2s; border:1px solid var(--brass);}

  .results{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .nearby{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

/* ===== VARIANT 2 (16 pages, e.g. ajax-real-estate.html) ===== */
  h1,h2,h3{font-family:var(--display); font-weight:500; line-height:1.12; letter-spacing:-0.01em;}

  .btn-primary{background:var(--brass); color:#FFFFFF; font-weight:600; font-size:14.5px; padding:15px 26px; border-radius:2px; transition:background .2s, transform .2s; border:1px solid var(--brass);}

  .neighbourhoods{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .nbhd-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--line); border:1px solid var(--line);}

  .nbhd-card{background:var(--bg); padding:28px 26px; display:flex; flex-direction:column; justify-content:space-between; min-height:180px;}

  .nbhd-card .region{font-family:var(--mono); font-size:10.5px; color:var(--brass); letter-spacing:0.1em; text-transform:uppercase; margin-bottom:10px;}

  .nbhd-card h4{font-family:var(--display); font-size:20px; margin-bottom:10px; font-weight:500;}

  .nbhd-card p{font-size:13.5px; color:var(--text-muted); line-height:1.55; margin-bottom:16px;}

  .nbhd-card .go{font-family:var(--mono); font-size:12px; color:var(--text); border-bottom:1px solid var(--brass); padding-bottom:2px; align-self:flex-start;}

  @media (max-width:900px){ .nbhd-grid{grid-template-columns:repeat(2,1fr);} }

  @media (max-width:560px){ .nbhd-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 3 (7 pages, e.g. blog-closing-costs-checklist.html) ===== */
  .wrap-narrow{max-width:760px; margin:0 auto; padding:0 32px;}

  h1,h2,h3,h4{font-family:var(--display); font-weight:500; line-height:1.2; letter-spacing:-0.01em;}

  h2{font-size:clamp(24px,3vw,32px); margin:44px 0 14px;}

  h3{font-size:20px; margin:32px 0 10px;}

  .hero{padding:168px 0 80px; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden; border-bottom:1px solid var(--line);}

  .hero h1{font-size:clamp(30px,4.2vw,48px); margin-top:14px;}

  .hero-sub{margin-top:18px; font-size:17px; color:var(--text-muted);}

  .hero-meta{margin-top:22px; font-family:var(--mono); font-size:11.5px; color:var(--text-faint); letter-spacing:0.04em;}

  .article{padding:70px 0 20px; background:var(--bg);}

  .article p{color:var(--text-muted); margin-bottom:18px; font-size:16.5px; max-width:700px;}

  .article p strong{color:var(--text); font-weight:600;}

  .article ul{list-style:none; margin:0 0 24px;}

  .article ul li{padding:11px 0; border-top:1px solid var(--line); font-size:15.5px; color:var(--text); display:flex; gap:12px; max-width:700px;}

  .article ul li:last-child{border-bottom:1px solid var(--line);}

  .article ul li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  .callout{background:var(--panel); border:1px solid var(--line-strong); border-left:3px solid var(--brass); border-radius:3px; padding:22px 26px; margin:28px 0; max-width:700px;}

  .callout p{margin-bottom:0; font-size:15px;}

  .verify-note{font-size:12.5px; color:var(--text-faint); font-family:var(--mono); margin-top:40px; padding-top:20px; border-top:1px solid var(--line); max-width:700px;}

  .related{padding:80px 0 100px; background:var(--bg); border-top:1px solid var(--line); margin-top:40px;}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

  .post-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .post-card{background:var(--panel); padding:32px; display:flex; flex-direction:column;}

  .post-card .p-eyebrow{font-family:var(--mono); font-size:10.5px; color:var(--brass); letter-spacing:0.08em; text-transform:uppercase; margin-bottom:12px;}

  .post-card h3{font-size:21px; margin:0 0 10px;}

  .post-card p{color:var(--text-muted); font-size:14.5px; margin-bottom:18px; flex-grow:1;}

  .post-card .p-link{font-family:var(--mono); font-size:12px; color:var(--text); border-bottom:1px solid var(--brass); padding-bottom:2px; align-self:flex-start;}

  @media (max-width:800px){ .post-grid{grid-template-columns:1fr;} }

  .contact-info h2{margin-bottom:20px; margin-top:0;}

  .form-heading h3{font-family:var(--display); font-size:22px; font-weight:500; margin:0 0 6px;}

/* ===== VARIANT 4 (4 pages, e.g. best-time-to-sell.html) ===== */
  .tools{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tool-card{background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:38px; max-width:620px; margin:0 auto;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  input{background:var(--bg); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  input:focus{outline:none; border-color:var(--brass);}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .form-row{grid-template-columns:1fr;} }

  .guide{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .guide-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}

  .guide-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}

  .guide-copy p strong{color:var(--text); font-weight:600;}

  @media (max-width:850px){ .guide-grid{grid-template-columns:1fr;} }

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  select:focus,textarea:focus{outline:none; border-color:var(--brass);}

  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 5 (2 pages, e.g. buyers.html) ===== */
  .hero{padding:168px 0 0; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden;}

  .hero h1{font-size:clamp(34px,4.8vw,58px); max-width:760px; margin-top:14px;}

  .stat-strip{margin-top:56px; border-top:1px solid var(--line); display:grid; grid-template-columns:repeat(4,1fr); padding-bottom:0;}

  .stat{padding:26px 28px 40px; border-right:1px solid var(--line);}

  .stat .num{font-family:var(--mono); font-size:clamp(20px,2.2vw,28px); color:var(--brass-light);}

  .fact-list.two-col{columns:2; column-gap:40px;}

  .fact-list.two-col li{break-inside:avoid;}

  @media (max-width:600px){ .fact-list.two-col{columns:1;} }

  .process{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .process-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .step{background:var(--panel); padding:30px 26px;}

  .step .step-no{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:10px;}

  .step h4{font-family:var(--display); font-size:17px; margin-bottom:8px; font-weight:500;}

  .step p{font-size:13.5px; color:var(--text-muted);}

  .services{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .related{padding:100px 0; background:var(--bg); border-top:1px solid var(--line);}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

/* ===== VARIANT 6 (2 pages, e.g. closing-cost-calculator.html) ===== */
  .tools{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tool-card{background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:38px; max-width:620px; margin:0 auto;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  input,select{background:var(--bg); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  input:focus,select:focus{outline:none; border-color:var(--brass);}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .form-row{grid-template-columns:1fr;} }

  .guide{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .guide-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}

  .guide-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}

  .guide-copy p strong{color:var(--text); font-weight:600;}

  .disclaimer{font-size:13px; color:var(--text-faint); font-style:italic; border-left:2px solid var(--line-strong); padding-left:14px; max-width:520px; margin-top:20px;}

  @media (max-width:850px){ .guide-grid{grid-template-columns:1fr;} }

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  select:focus,textarea:focus{outline:none; border-color:var(--brass);}

  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 7 (2 pages, e.g. commercial-buyers.html) ===== */
  .services{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .services-grid{display:grid; grid-template-columns:1fr 1fr 1fr; gap:1px; background:var(--line); border:1px solid var(--line);}

  .service-card{background:var(--panel); padding:34px;}

  .service-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .service-card h4{font-family:var(--display); font-size:20px; margin-bottom:10px; font-weight:500;}

  .service-desc{color:var(--text-muted); font-size:14px;}

  @media (max-width:900px){ .services-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 8 (2 pages, e.g. fhsa.html) ===== */
  .tools{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tool-card{background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:38px; max-width:620px; margin:0 auto;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  input{background:var(--bg); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  input:focus{outline:none; border-color:var(--brass);}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .form-row{grid-template-columns:1fr;} }

  .guide{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .guide-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}

  .guide-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}

  .guide-copy p strong{color:var(--text); font-weight:600;}

  .guide-copy a{color:var(--brass); text-decoration:underline; text-underline-offset:2px;}

  .guide-copy a:hover{color:var(--brass-light);}

  .disclaimer{font-size:13px; color:var(--text-faint); font-style:italic; border-left:2px solid var(--line-strong); padding-left:14px; max-width:520px; margin-top:20px;}

  @media (max-width:850px){ .guide-grid{grid-template-columns:1fr;} }

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  select:focus,textarea:focus{outline:none; border-color:var(--brass);}

  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 9 (1 pages, e.g. 404.html) ===== */
  body{background:var(--bg); color:var(--text); font-family:var(--body); line-height:1.6; -webkit-font-smoothing:antialiased;}

  h1{font-family:var(--display); font-weight:500; line-height:1.12; letter-spacing:-0.01em; font-size:clamp(32px,4.6vw,54px);}

  .eyebrow{font-family:var(--mono); font-size:12px; letter-spacing:0.14em; text-transform:uppercase; color:var(--brass); display:flex; align-items:center; gap:10px; margin-bottom:18px;}

  header{border-bottom:1px solid var(--line); background:rgba(243,246,249,0.88);}

  .brand .name{font-family:var(--display); font-size:19px;}

  .confirm{padding:160px 0 140px; text-align:center;
    background:radial-gradient(ellipse 900px 500px at 50% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg);}

  .confirm .code{font-family:var(--mono); font-size:14px; color:var(--text-faint); letter-spacing:0.1em; margin-top:10px;}

  .confirm p{color:var(--text-muted); font-size:17px; max-width:520px; margin:22px auto 0;}

  .btn-row{display:flex; gap:16px; justify-content:center; flex-wrap:wrap; margin-top:36px;}

  .btn-primary{background:var(--brass); color:#FFFFFF; font-weight:600; font-size:14.5px; padding:15px 26px; border-radius:2px; border:1px solid var(--brass); display:inline-block;}

  .btn-primary:hover{background:var(--brass-light);}

  .btn-ghost{border:1px solid var(--line-strong); color:var(--text); font-size:14.5px; padding:15px 26px; border-radius:2px; display:inline-block;}

  footer{padding:32px 0; border-top:1px solid var(--line); background:var(--bg-alt); text-align:center; font-size:12.5px; color:var(--text-faint);}

/* ===== VARIANT 10 (1 pages, e.g. affordability-calculator.html) ===== */
  .tools{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tool-card{background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:38px; max-width:620px; margin:0 auto;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  input{background:var(--bg); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  input:focus{outline:none; border-color:var(--brass);}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .form-row{grid-template-columns:1fr;} }

  .guide{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .guide-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}

  .guide-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}

  .guide-copy p strong{color:var(--text); font-weight:600;}

  .disclaimer{font-size:13px; color:var(--text-faint); font-style:italic; border-left:2px solid var(--line-strong); padding-left:14px; max-width:520px; margin-top:20px;}

  @media (max-width:850px){ .guide-grid{grid-template-columns:1fr;} }

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  select:focus,textarea:focus{outline:none; border-color:var(--brass);}

  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 11 (1 pages, e.g. blog-investment-property-cash-flow-analysis.html) ===== */
  .wrap-narrow{max-width:760px; margin:0 auto; padding:0 32px;}

  h1,h2,h3,h4{font-family:var(--display); font-weight:500; line-height:1.2; letter-spacing:-0.01em;}

  h2{font-size:clamp(24px,3vw,32px); margin:44px 0 14px;}

  h3{font-size:20px; margin:32px 0 10px;}

  .hero{padding:168px 0 80px; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden; border-bottom:1px solid var(--line);}

  .hero h1{font-size:clamp(30px,4.2vw,48px); margin-top:14px;}

  .hero-sub{margin-top:18px; font-size:17px; color:var(--text-muted);}

  .hero-meta{margin-top:22px; font-family:var(--mono); font-size:11.5px; color:var(--text-faint); letter-spacing:0.04em;}

  .article{padding:70px 0 20px; background:var(--bg);}

  .article p{color:var(--text-muted); margin-bottom:18px; font-size:16.5px; max-width:700px;}

  .article p strong{color:var(--text); font-weight:600;}

  .article ul{list-style:none; margin:0 0 24px;}

  .article ul li{padding:11px 0; border-top:1px solid var(--line); font-size:15.5px; color:var(--text); display:flex; gap:12px; max-width:700px;}

  .article ul li:last-child{border-bottom:1px solid var(--line);}

  .article ul li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  .callout{background:var(--panel); border:1px solid var(--line-strong); border-left:3px solid var(--brass); border-radius:3px; padding:22px 26px; margin:28px 0; max-width:700px;}

  .callout p{margin-bottom:0; font-size:15px;}

  .verify-note{font-size:12.5px; color:var(--text-faint); font-family:var(--mono); margin-top:40px; padding-top:20px; border-top:1px solid var(--line); max-width:700px;}

  .related{padding:80px 0 100px; background:var(--bg); border-top:1px solid var(--line); margin-top:40px;}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

  .post-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .post-card{background:var(--panel); padding:32px; display:flex; flex-direction:column;}

  .post-card .p-eyebrow{font-family:var(--mono); font-size:10.5px; color:var(--brass); letter-spacing:0.08em; text-transform:uppercase; margin-bottom:12px;}

  .post-card h3{font-size:21px; margin:0 0 10px;}

  .post-card p{color:var(--text-muted); font-size:14.5px; margin-bottom:18px; flex-grow:1;}

  .post-card .p-link{font-family:var(--mono); font-size:12px; color:var(--text); border-bottom:1px solid var(--brass); padding-bottom:2px; align-self:flex-start;}

  @media (max-width:800px){ .post-grid{grid-template-columns:1fr;} }

  .contact-info h2{margin-bottom:20px; margin-top:0;}

  .form-heading h3{font-family:var(--display); font-size:22px; font-weight:500; margin:0 0 6px;}

  .rate-table{width:100%; border-collapse:collapse; margin:20px 0 28px; max-width:700px; font-size:14.5px;}

  .rate-table th{background:var(--text); color:#fff; padding:10px 14px; text-align:left; font-size:12.5px; font-weight:600; letter-spacing:0.03em;}

  .rate-table td{padding:10px 14px; border-bottom:1px solid var(--line); color:var(--text-muted);}

  .rate-table tr:nth-child(even) td{background:var(--panel-hi);}

/* ===== VARIANT 12 (1 pages, e.g. blog-selling-during-divorce-separation-ontario.html) ===== */
  .wrap-narrow{max-width:760px; margin:0 auto; padding:0 32px;}

  h1,h2,h3,h4{font-family:var(--display); font-weight:500; line-height:1.2; letter-spacing:-0.01em;}

  h2{font-size:clamp(24px,3vw,32px); margin:44px 0 14px;}

  h3{font-size:20px; margin:32px 0 10px;}

  .hero{padding:168px 0 80px; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden; border-bottom:1px solid var(--line);}

  .hero h1{font-size:clamp(30px,4.2vw,48px); margin-top:14px;}

  .hero-sub{margin-top:18px; font-size:17px; color:var(--text-muted);}

  .hero-meta{margin-top:22px; font-family:var(--mono); font-size:11.5px; color:var(--text-faint); letter-spacing:0.04em;}

  .article{padding:70px 0 20px; background:var(--bg);}

  .article p{color:var(--text-muted); margin-bottom:18px; font-size:16.5px; max-width:700px;}

  .article p strong{color:var(--text); font-weight:600;}

  .article ul{list-style:none; margin:0 0 24px;}

  .article ul li{padding:11px 0; border-top:1px solid var(--line); font-size:15.5px; color:var(--text); display:flex; gap:12px; max-width:700px;}

  .article ul li:last-child{border-bottom:1px solid var(--line);}

  .article ul li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  .callout{background:var(--panel); border:1px solid var(--line-strong); border-left:3px solid var(--brass); border-radius:3px; padding:22px 26px; margin:28px 0; max-width:700px;}

  .callout p{margin-bottom:0; font-size:15px;}

  .verify-note{font-size:12.5px; color:var(--text-faint); font-family:var(--mono); margin-top:40px; padding-top:20px; border-top:1px solid var(--line); max-width:700px;}

  .related{padding:80px 0 100px; background:var(--bg); border-top:1px solid var(--line); margin-top:40px;}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

  .post-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .post-card{background:var(--panel); padding:32px; display:flex; flex-direction:column;}

  .post-card .p-eyebrow{font-family:var(--mono); font-size:10.5px; color:var(--brass); letter-spacing:0.08em; text-transform:uppercase; margin-bottom:12px;}

  .post-card h3{font-size:21px; margin:0 0 10px;}

  .post-card p{color:var(--text-muted); font-size:14.5px; margin-bottom:18px; flex-grow:1;}

  .post-card .p-link{font-family:var(--mono); font-size:12px; color:var(--text); border-bottom:1px solid var(--brass); padding-bottom:2px; align-self:flex-start;}

  @media (max-width:800px){ .post-grid{grid-template-columns:1fr;} }

  .contact-info h2{margin-bottom:20px; margin-top:0;}

  .form-heading h3{font-family:var(--display); font-size:22px; font-weight:500; margin:0 0 6px;}

/* ===== VARIANT 13 (1 pages, e.g. commercial.html) ===== */
  .hero h1{font-size:clamp(34px,4.8vw,56px); max-width:780px; margin-top:14px;}

  .types{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .types-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line); border:1px solid var(--line);}

  .type-card{background:var(--bg); padding:28px 26px; display:flex; flex-direction:column; justify-content:space-between; min-height:180px;}

  .type-card .region{font-family:var(--mono); font-size:10.5px; color:var(--brass); letter-spacing:0.1em; text-transform:uppercase; margin-bottom:10px;}

  .type-card h4{font-family:var(--display); font-size:20px; margin-bottom:10px; font-weight:500;}

  .type-card p{font-size:13.5px; color:var(--text-muted); line-height:1.55;}

  @media (max-width:900px){ .types-grid{grid-template-columns:repeat(2,1fr);} }

  @media (max-width:560px){ .types-grid{grid-template-columns:1fr;} }

  .services{padding:110px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .services-grid{display:grid; grid-template-columns:1fr 1fr 1fr; gap:1px; background:var(--line); border:1px solid var(--line);}

  .service-card{background:var(--panel); padding:38px;}

  .service-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .service-card h4{font-family:var(--display); font-size:22px; margin-bottom:10px; font-weight:500;}

  .service-desc{color:var(--text-muted); font-size:14px; margin-bottom:20px;}

  .service-points{list-style:none; margin-bottom:22px;}

  .service-points li{padding:9px 0; border-top:1px solid var(--line); font-size:13.5px; color:var(--text); display:flex; gap:10px;}

  .service-points li:last-child{border-bottom:1px solid var(--line);}

  .service-points li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  @media (max-width:900px){ .services-grid{grid-template-columns:1fr;} }

  .results{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

/* ===== VARIANT 14 (1 pages, e.g. first-time-home-buyers.html) ===== */
  .tools{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tool-card{background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:38px; max-width:620px; margin:0 auto;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  input{background:var(--bg); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  input:focus{outline:none; border-color:var(--brass);}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .form-row{grid-template-columns:1fr;} }

  .guide{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .guide-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}

  .guide-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}

  .guide-copy p strong{color:var(--text); font-weight:600;}

  .guide-copy a{color:var(--brass); text-decoration:underline; text-underline-offset:2px;}

  .guide-copy a:hover{color:var(--brass-light);}

  @media (max-width:850px){ .guide-grid{grid-template-columns:1fr;} }

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  select:focus,textarea:focus{outline:none; border-color:var(--brass);}

  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 15 (1 pages, e.g. index.html) ===== */
  :root{
    --bg:#F3F6F9;
    --bg-alt:#E4EAF0;
    --panel:#FFFFFF;
    --panel-hi:#EAF0F5;
    --line: rgba(28,48,68,0.12);
    --line-strong: rgba(28,48,68,0.28);
    --text:#1E2B38;
    --text-muted:#56646F;
    --text-faint:#8996A1;
    --brass:#A6802E;
    --brass-light:#C79A45;
    --teal:#2C6E60;
    --display: 'Fraunces', Georgia, serif;
    --body: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
    --mono: 'IBM Plex Mono', 'Courier New', monospace;
    --max: 1180px;
  }

  body{
    background:var(--bg);
    color:var(--text);
    font-family:var(--body);
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }

  @media (prefers-reduced-motion: reduce){
    html{scroll-behavior:auto;}
    *{animation-duration:0.01ms !important; transition-duration:0.01ms !important;}
  }

  .eyebrow{
    font-family:var(--mono);
    font-size:12px;
    letter-spacing:0.14em;
    text-transform:uppercase;
    color:var(--brass);
    display:flex;
    align-items:center;
    gap:10px;
  }

  .eyebrow::before{
    content:"";
    width:18px; height:1px; background:var(--brass);
    display:inline-block;
  }

  h1,h2,h3{font-family:var(--display); font-weight:500; line-height:1.12; letter-spacing:-0.01em;}

  /* ---------- NAV ---------- */

  header{
    position:fixed; top:0; left:0; right:0; z-index:100;
    background:rgba(243,246,249,0.88);
    backdrop-filter:blur(10px);
    border-bottom:1px solid var(--line);
  }

  nav{
    max-width:var(--max); margin:0 auto; padding:16px 32px;
    display:flex; align-items:center; justify-content:space-between;
  }

  .nav-cta{
    font-family:var(--mono); font-size:12.5px; letter-spacing:0.04em;
    border:1px solid var(--line-strong); padding:10px 18px; border-radius:2px;
    color:var(--brass); white-space:nowrap; transition:all .2s;
  }

  @media (max-width:900px){
    .nav-links{
      position:fixed; top:65px; left:0; right:0; background:var(--bg-alt);
      flex-direction:column; align-items:flex-start; padding:24px 32px;
      border-bottom:1px solid var(--line); gap:20px;
      transform:translateY(-130%); transition:transform .3s ease;
    }
    .nav-links.open{transform:translateY(0);}
    .menu-btn{display:block;}
  }

  /* ---------- HERO ---------- */

  .hero{
    padding:168px 0 0;
    background:
      radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%),
      var(--bg);
    overflow:hidden;
  }

  .hero-grid{
    display:grid; grid-template-columns:1.15fr 0.85fr; gap:40px; align-items:end;
  }

  .hero h1{font-size:clamp(38px,5.6vw,68px); max-width:680px;}

  .hero h1 em{font-style:italic; color:var(--brass-light);}

  .hero-sub{
    margin-top:22px; font-size:18px; color:var(--text-muted); max-width:520px;
  }

  .hero-ctas{display:flex; gap:16px; margin-top:36px; flex-wrap:wrap;}

  .btn-primary{
    background:var(--brass); color:#FFFFFF; font-weight:600; font-size:14.5px;
    padding:15px 26px; border-radius:2px; transition:background .2s, transform .2s;
    border:1px solid var(--brass);
  }

  .btn-ghost{
    border:1px solid var(--line-strong); color:var(--text); font-size:14.5px;
    padding:15px 26px; border-radius:2px; transition:all .2s;
  }

  .hero-map{position:relative; padding-bottom:20px;}

  .hero-map svg{width:100%; height:auto;}

  .stat-strip{
    margin-top:80px; border-top:1px solid var(--line);
    display:grid; grid-template-columns:repeat(4,1fr);
  }

  .stat{
    padding:26px 28px; border-right:1px solid var(--line);
  }

  @media (max-width:800px){
    .hero-grid{grid-template-columns:1fr;}
    .stat-strip{grid-template-columns:repeat(2,1fr);}
    .stat{border-bottom:1px solid var(--line);}
  }

  /* ---------- PATHS / DOSSIER SELECTOR ---------- */

  .paths{padding:120px 0 100px; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tabs{
    display:flex; flex-wrap:wrap; gap:0; border:1px solid var(--line); border-radius:3px; overflow:hidden;
  }

  .tab{
    font-family:var(--mono); font-size:12.5px; letter-spacing:0.03em;
    padding:16px 20px; cursor:pointer; color:var(--text-muted);
    border-right:1px solid var(--line); background:var(--panel);
    transition:background .2s,color .2s; flex:1 1 auto; text-align:center; white-space:nowrap;
  }

  .tab:last-child{border-right:none;}

  .tab.active{background:var(--brass); color:#FFFFFF; font-weight:600;}

  .tab:hover:not(.active){background:var(--panel-hi); color:var(--text);}

  .path-panel{
    display:none; margin-top:44px; grid-template-columns:1fr 1fr; gap:56px;
  }

  .path-panel.active{display:grid;}

  .path-panel h3{font-size:clamp(24px,2.8vw,32px); margin-bottom:16px;}

  .path-panel .file-no{font-family:var(--mono); font-size:12px; color:var(--brass); letter-spacing:0.1em; margin-bottom:10px; display:block;}

  .path-panel p.desc{color:var(--text-muted); margin-bottom:22px; font-size:16px;}

  .path-list{list-style:none;}

  .path-list li{
    padding:14px 0; border-top:1px solid var(--line); font-size:15px; color:var(--text);
    display:flex; gap:12px;
  }

  .path-list li:last-child{border-bottom:1px solid var(--line);}

  .path-list li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  .path-cta{margin-top:26px; display:inline-block;}

  @media (max-width:800px){ .path-panel{grid-template-columns:1fr;} .tabs{flex-direction:column;} .tab{border-right:none; border-bottom:1px solid var(--line);} .tab:last-child{border-bottom:none;} }

  /* ---------- RESULTS / LEDGER ---------- */

  .results{padding:120px 0; background:var(--bg); border-top:1px solid var(--line);}

  .ledger{
    border:1px solid var(--line); border-radius:3px; overflow:hidden;
  }

  .ledger-row{
    display:grid; grid-template-columns:1fr 1.6fr 1fr; gap:20px;
    padding:24px 28px; border-bottom:1px solid var(--line); align-items:center;
  }

  .ledger-row.head{background:var(--panel); font-family:var(--mono); font-size:11.5px; letter-spacing:0.08em; text-transform:uppercase; color:var(--text-faint);}

  /* ---------- MORTGAGE CENTRE ---------- */

  .mortgage{padding:120px 0; background:var(--bg); border-top:1px solid var(--line);}

  .mortgage-grid{display:grid; grid-template-columns:1fr 1fr; gap:60px; align-items:start;}

  .mortgage-intro h2{margin-bottom:16px;}

  .mortgage-copy{color:var(--text-muted); font-size:16px; margin-bottom:24px; max-width:480px;}

  .mortgage-points{list-style:none; margin-bottom:32px;}

  .mortgage-points li{
    padding:12px 0; border-top:1px solid var(--line); font-size:14.5px; color:var(--text);
    display:flex; gap:12px;
  }

  .mortgage-points li:last-child{border-bottom:1px solid var(--line);}

  .mortgage-points li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  .mortgage-lead{
    background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:34px;
  }

  .mortgage-lead h4{font-family:var(--display); font-size:22px; margin:6px 0 10px; font-weight:500;}

  .mortgage-lead-desc{color:var(--text-muted); font-size:14px; margin-bottom:22px;}

  .mortgage-lead form{display:flex; flex-direction:column; gap:16px;}

  .mortgage-fine{font-size:11.5px; color:var(--text-faint); margin-top:16px; line-height:1.5;}

  @media (max-width:850px){ .mortgage-grid{grid-template-columns:1fr;} }

  /* ---------- FREE HOME EVALUATION (SELLERS) ---------- */

  .evaluation{padding:120px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .evaluation-grid{display:grid; grid-template-columns:1fr 1fr; gap:60px; align-items:start;}

  .evaluation-intro h2{margin-bottom:16px;}

  .evaluation-copy{color:var(--text-muted); font-size:16px; margin-bottom:24px; max-width:480px;}

  .evaluation-points{list-style:none; margin-bottom:32px;}

  .evaluation-points li{
    padding:12px 0; border-top:1px solid var(--line); font-size:14.5px; color:var(--text);
    display:flex; gap:12px;
  }

  .evaluation-points li:last-child{border-bottom:1px solid var(--line);}

  .evaluation-points li::before{content:"—"; color:var(--brass); flex-shrink:0;}

  .evaluation-proof{display:flex; gap:28px; margin-top:8px; flex-wrap:wrap;}

  .evaluation-proof div{font-family:var(--mono);}

  .evaluation-proof .p-num{font-size:20px; color:var(--brass-light);}

  .evaluation-proof .p-label{font-size:11px; color:var(--text-faint); letter-spacing:0.04em; margin-top:2px;}

  .evaluation-lead{
    background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:34px;
  }

  .evaluation-lead h4{font-family:var(--display); font-size:22px; margin:6px 0 10px; font-weight:500;}

  .evaluation-lead-desc{color:var(--text-muted); font-size:14px; margin-bottom:22px;}

  .evaluation-lead form{display:flex; flex-direction:column; gap:16px;}

  .evaluation-fine{font-size:11.5px; color:var(--text-faint); margin-top:16px; line-height:1.5;}

  @media (max-width:850px){ .evaluation-grid{grid-template-columns:1fr;} }

  .explore{padding:120px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .explore-clusters{display:flex; flex-direction:column; gap:44px;}

  .cluster-label{font-family:var(--mono); font-size:11.5px; letter-spacing:0.1em; text-transform:uppercase; color:var(--text-faint); margin-bottom:14px; display:flex; align-items:center; gap:10px;}

  .cluster-label .n{color:var(--brass); font-weight:600;}

  .cluster-links{display:flex; flex-wrap:wrap; gap:10px;}

  .cluster-links a{
    font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px;
    border-radius:2px; transition:all .2s; background:var(--panel);
  }

  .cluster-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

  .cluster-links a.ghost{color:var(--text-faint); border-style:dashed;}

  .quick-match{
    display:grid; grid-template-columns:1fr 1fr 1.2fr auto; gap:14px; align-items:end;
    background:var(--panel); border:1px solid var(--line-strong); border-radius:3px; padding:26px;
  }

  .quick-match label{display:block; margin-bottom:8px;}

  .quick-match select, .quick-match input{margin-top:0;}

  .quick-match button{white-space:nowrap; cursor:pointer;}

  @media (max-width:850px){ .quick-match{grid-template-columns:1fr 1fr; } .quick-match button{grid-column:1 / -1;} }

  @media (max-width:500px){ .quick-match{grid-template-columns:1fr;} }

  /* ---------- SERVICE AREAS ---------- */

  .areas{padding:100px 0; background:var(--bg); border-top:1px solid var(--line);}

  .areas-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--line); border:1px solid var(--line);}

  .area-card{background:var(--bg); padding:28px 26px; display:flex; flex-direction:column; justify-content:space-between; min-height:210px;}

  .area-card .region{font-family:var(--mono); font-size:10.5px; color:var(--brass); letter-spacing:0.1em; text-transform:uppercase; margin-bottom:10px;}

  .area-card h4{font-family:var(--display); font-size:21px; margin-bottom:12px; font-weight:500;}

  .area-card .hoods{display:flex; flex-wrap:wrap; gap:6px; margin-bottom:16px;}

  .area-card .hoods a{font-size:11.5px; color:var(--text-muted); border:1px solid var(--line); padding:3px 8px; border-radius:2px; transition:all .15s;}

  .area-card .hoods a:hover{border-color:var(--brass); color:var(--brass); background:var(--panel-hi);}

  .area-card .go{font-family:var(--mono); font-size:12px; color:var(--text); border-bottom:1px solid var(--brass); padding-bottom:2px; align-self:flex-start;}

  .area-card.cta{background:var(--panel); justify-content:flex-start;}

  .area-card.cta .region{color:var(--brass-light);}

  .area-card.cta .cta-copy{color:var(--text-muted); font-size:13.5px; line-height:1.5; margin-bottom:18px;}

  @media (max-width:900px){ .areas-grid{grid-template-columns:repeat(2,1fr);} }

  @media (max-width:560px){ .areas-grid{grid-template-columns:1fr;} }

  /* ---------- ABOUT ---------- */

  .about{padding:120px 0; background:var(--bg-alt); border-top:1px solid var(--line);}

  .about-grid{display:grid; grid-template-columns:0.85fr 1.15fr; gap:64px; align-items:start;}

  .portrait{
    aspect-ratio:4/5; background:linear-gradient(160deg,var(--panel),var(--bg-alt));
    border:1px solid var(--line); border-radius:3px;
    display:flex; align-items:center; justify-content:center; position:relative; overflow:hidden;
  }

  .portrait .initials{font-family:var(--display); font-size:96px; color:var(--brass); opacity:0.35;}

  .portrait .badge{
    position:absolute; bottom:22px; left:22px; right:22px;
    font-family:var(--mono); font-size:11px; color:var(--text-faint); letter-spacing:0.05em;
    border-top:1px solid var(--line); padding-top:14px;
  }

  .about-copy .credentials{display:flex; gap:22px; margin:20px 0 26px; flex-wrap:wrap;}

  .credential{font-family:var(--mono); font-size:12px; color:var(--brass-light); border:1px solid var(--line-strong); padding:8px 14px; border-radius:2px;}

  .about-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:600px;}

  .about-copy p strong{color:var(--text); font-weight:600;}

  .principles{margin-top:30px; display:grid; grid-template-columns:1fr 1fr; gap:24px;}

  .principle{border-left:2px solid var(--brass); padding-left:16px;}

  .principle .p-title{font-family:var(--display); font-size:17px; margin-bottom:6px;}

  .principle p{font-size:14px; margin:0;}

  @media (max-width:850px){ .about-grid{grid-template-columns:1fr;} .principles{grid-template-columns:1fr;} }

  /* ---------- IN-HOUSE TOOLS / CALCULATORS ---------- */

  .tools{padding:110px 0; background:var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tools-grid{display:grid; grid-template-columns:1fr 1fr; gap:1px; background:var(--line); border:1px solid var(--line);}

  .tool-card{background:var(--panel); padding:38px;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .tools-grid{grid-template-columns:1fr;} }

  /* ---------- TESTIMONIALS ---------- */

  .testimonials{padding:110px 0; background:var(--bg-alt); border-top:1px solid var(--line);}

  .t-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:28px;}

  .t-card{border:1px solid var(--line); border-radius:3px; padding:32px; background:var(--panel);}

  .t-card .quote{font-family:var(--display); font-size:19px; font-style:italic; line-height:1.5; margin-bottom:18px; color:var(--text);}

  .t-card .who{font-family:var(--mono); font-size:12px; color:var(--brass); letter-spacing:0.04em;}

  .t-note{margin-top:16px; font-size:12.5px; color:var(--text-faint); font-family:var(--mono);}

  @media (max-width:700px){ .t-grid{grid-template-columns:1fr;} }

  /* ---------- CONTACT ---------- */

  .contact{padding:120px 0; background:
      radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%),
      var(--bg); border-top:1px solid var(--line);}

  input,select,textarea{
    background:var(--panel); border:1px solid var(--line-strong); color:var(--text);
    padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;
  }

  /* ---------- FOOTER ---------- */

  .footer-grid{display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:16px;}

  .footer-grid .fname{font-family:var(--display); font-size:16px;}

  .footer-links{display:flex; gap:26px; font-size:13px; color:var(--text-muted); flex-wrap:wrap;}

/* ===== VARIANT 16 (1 pages, e.g. investors.html) ===== */
  .hero{padding:168px 0 0; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden;}

  .hero h1{font-size:clamp(34px,4.8vw,58px); max-width:760px; margin-top:14px;}

  .stat-strip{margin-top:56px; border-top:1px solid var(--line); display:grid; grid-template-columns:repeat(4,1fr); padding-bottom:0;}

  .stat{padding:26px 28px 40px; border-right:1px solid var(--line);}

  .stat .num{font-family:var(--mono); font-size:clamp(20px,2.2vw,28px); color:var(--brass-light);}

  .fact-list.two-col{columns:2; column-gap:40px;}

  .fact-list.two-col li{break-inside:avoid;}

  @media (max-width:600px){ .fact-list.two-col{columns:1;} }

  .process{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .process-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .step{background:var(--panel); padding:30px 26px;}

  .step .step-no{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:10px;}

  .step h4{font-family:var(--display); font-size:17px; margin-bottom:8px; font-weight:500;}

  .step p{font-size:13.5px; color:var(--text-muted);}

  .services{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .related{padding:100px 0; background:var(--bg); border-top:1px solid var(--line);}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

  .footer-loc-simple{display:flex; flex-wrap:wrap; gap:10px; padding:10px 0 20px;}

  .footer-loc-simple a{font-size:12.5px; color:var(--text-muted); border:1px solid var(--line); padding:6px 12px; border-radius:2px; transition:all .15s;}

  .footer-loc-simple a:hover{color:var(--brass); border-color:var(--brass);}

/* ===== VARIANT 17 (1 pages, e.g. mortgage-centre.html) ===== */
  .tools{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .tool-card{background:var(--panel); border:1px solid var(--line); border-radius:3px; padding:38px; max-width:620px; margin:0 auto;}

  .tool-label{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:12px;}

  .tool-card h4{font-family:var(--display); font-size:23px; margin-bottom:10px; font-weight:500;}

  .tool-desc{color:var(--text-muted); font-size:14.5px; margin-bottom:26px;}

  .tool-field{margin-bottom:18px; display:flex; flex-direction:column; gap:8px;}

  .tool-field label{font-family:var(--mono); font-size:10.5px; color:var(--text-faint); letter-spacing:0.05em;}

  input{background:var(--bg); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  input:focus{outline:none; border-color:var(--brass);}

  .tool-results{margin-top:22px; border-top:1px solid var(--line); padding-top:20px; display:flex; flex-direction:column; gap:0;}

  .tool-result{display:flex; justify-content:space-between; align-items:baseline; padding:11px 0; border-bottom:1px solid var(--line); gap:14px;}

  .tool-result:last-child{border-bottom:none;}

  .tool-result .r-label{font-size:13px; color:var(--text-muted);}

  .tool-result .r-value{font-family:var(--mono); font-size:18px; color:var(--text);}

  .tool-result .r-value.small{font-size:12.5px; color:var(--text-faint); font-family:var(--body); font-style:italic;}

  .tool-result.highlight .r-label{color:var(--brass-light);}

  .tool-result.highlight .r-value{color:var(--brass-light); font-size:22px; font-weight:600;}

  @media (max-width:700px){ .form-row{grid-template-columns:1fr;} }

  .guide{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .guide-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px; align-items:start;}

  .guide-copy p{color:var(--text-muted); margin-bottom:16px; font-size:16px; max-width:560px;}

  .guide-copy p strong{color:var(--text); font-weight:600;}

  @media (max-width:850px){ .guide-grid{grid-template-columns:1fr;} }

  .scenarios{padding:110px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .scenario-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(280px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .scenario-card{background:var(--panel); padding:32px 28px;}

  .scenario-card .scenario-no{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:10px;}

  .scenario-card h4{font-family:var(--display); font-size:19px; margin-bottom:10px; font-weight:500;}

  .scenario-card p{font-size:14px; color:var(--text-muted); margin-bottom:14px;}

  .scenario-card a{font-family:var(--mono); font-size:12px; color:var(--brass); letter-spacing:0.03em;}

  .scenario-card a:hover{color:var(--brass-light);}

  .contact{padding:120px 0; background:radial-gradient(ellipse 800px 400px at 20% 0%, rgba(166,128,46,0.16), transparent 60%), var(--bg); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  select,textarea{background:var(--panel); border:1px solid var(--line-strong); color:var(--text); padding:14px 16px; font-family:var(--body); font-size:14.5px; border-radius:2px; width:100%;}

  select:focus,textarea:focus{outline:none; border-color:var(--brass);}

  @media (max-width:850px){ .contact-grid{grid-template-columns:1fr;} }

/* ===== VARIANT 18 (1 pages, e.g. seniors-real-estate-mississauga.html) ===== */
  .hero{padding:168px 0 0; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden;}

  .hero h1{font-size:clamp(34px,4.8vw,58px); max-width:760px; margin-top:14px;}

  .stat-strip{margin-top:56px; border-top:1px solid var(--line); display:grid; grid-template-columns:repeat(4,1fr); padding-bottom:0;}

  .stat{padding:26px 28px 40px; border-right:1px solid var(--line);}

  .stat .num{font-family:var(--mono); font-size:clamp(18px,2vw,24px); color:var(--brass-light);}

  .fact-list.two-col{columns:2; column-gap:40px;}

  .fact-list.two-col li{break-inside:avoid;}

  @media (max-width:600px){ .fact-list.two-col{columns:1;} }

  .process{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .process-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .step{background:var(--panel); padding:30px 26px;}

  .step .step-no{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:10px;}

  .step h4{font-family:var(--display); font-size:17px; margin-bottom:8px; font-weight:500;}

  .step p{font-size:13.5px; color:var(--text-muted);}

  .services{padding:100px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .related{padding:100px 0; background:var(--bg); border-top:1px solid var(--line);}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

/* ===== VARIANT 19 (1 pages, e.g. testimonials.html) ===== */
  .hero{padding:168px 0 0; background:radial-gradient(ellipse 900px 500px at 80% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg); overflow:hidden;}

  .hero h1{font-size:clamp(34px,4.8vw,58px); max-width:760px; margin-top:14px;}

  .stat-strip{margin-top:56px; border-top:1px solid var(--line); display:grid; grid-template-columns:repeat(4,1fr); padding-bottom:0;}

  .stat{padding:26px 28px 40px; border-right:1px solid var(--line);}

  .stat .num{font-family:var(--mono); font-size:clamp(20px,2.2vw,28px); color:var(--brass-light);}

  /* ---------- TESTIMONIALS / APPROACH CARDS ---------- */

  .testimonials{padding:110px 0; background:var(--bg); border-top:1px solid var(--line);}

  .t-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:28px;}

  .t-card{border:1px solid var(--line); border-radius:3px; padding:32px; background:var(--panel);}

  .t-card .quote{font-family:var(--display); font-size:19px; font-style:italic; line-height:1.5; margin-bottom:18px; color:var(--text);}

  .t-card .who{font-family:var(--mono); font-size:12px; color:var(--brass); letter-spacing:0.04em;}

  @media (max-width:700px){ .t-grid{grid-template-columns:1fr;} }

  .process{padding:110px 0; background:var(--bg-alt); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}

  .process-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:8px;}

  .step{background:var(--panel); padding:30px 26px;}

  .step .step-no{font-family:var(--mono); font-size:11px; color:var(--brass); letter-spacing:0.1em; margin-bottom:10px;}

  .step h4{font-family:var(--display); font-size:17px; margin-bottom:8px; font-weight:500;}

  .step p{font-size:13.5px; color:var(--text-muted);}

  .related{padding:100px 0; background:var(--bg); border-top:1px solid var(--line);}

  .related-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:24px;}

  .related-links a{font-size:14px; color:var(--text); border:1px solid var(--line-strong); padding:10px 16px; border-radius:2px; transition:all .2s; background:var(--panel);}

  .related-links a:hover{border-color:var(--brass); color:var(--brass-light); background:var(--panel-hi);}

/* ===== VARIANT 20 (1 pages, e.g. thank-you.html) ===== */
  body{background:var(--bg); color:var(--text); font-family:var(--body); line-height:1.6; -webkit-font-smoothing:antialiased;}

  h1{font-family:var(--display); font-weight:500; line-height:1.12; letter-spacing:-0.01em; font-size:clamp(32px,4.6vw,54px);}

  .eyebrow{font-family:var(--mono); font-size:12px; letter-spacing:0.14em; text-transform:uppercase; color:var(--brass); display:flex; align-items:center; gap:10px; margin-bottom:18px;}

  header{border-bottom:1px solid var(--line); background:rgba(243,246,249,0.88);}

  .brand .name{font-family:var(--display); font-size:19px;}

  .confirm{padding:160px 0 140px; text-align:center;
    background:radial-gradient(ellipse 900px 500px at 50% -10%, rgba(166,128,46,0.14), transparent 60%), var(--bg);}

  .confirm p{color:var(--text-muted); font-size:17px; max-width:520px; margin:22px auto 0;}

  .btn-primary{background:var(--brass); color:#FFFFFF; font-weight:600; font-size:14.5px; padding:15px 26px; border-radius:2px; border:1px solid var(--brass); display:inline-block; margin-top:36px;}

  .btn-primary:hover{background:var(--brass-light);}

  footer{padding:32px 0; border-top:1px solid var(--line); background:var(--bg-alt); text-align:center; font-size:12.5px; color:var(--text-faint);}