:root {
  --ink: #17211f;
  --muted: #52615d;
  --paper: #f8f9f5;
  --white: #ffffff;
  --mist: #e8eee9;
  --deep: #173c35;
  --sage: #4f735e;
  --clay: #b15f3d;
  --gold: #c79a41;
  --sky: #e5f0f4;
  --line: rgba(23, 33, 31, 0.16);
  --shadow: 0 24px 70px rgba(12, 24, 21, 0.18);
}

* {
  box-sizing: border-box;
  letter-spacing: 0;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.5;
}

img,
svg {
  max-width: 100%;
}

a {
  color: inherit;
}

.skip-link {
  position: absolute;
  left: 16px;
  top: -100px;
  z-index: 10;
  padding: 10px 14px;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 6px;
}

.skip-link:focus {
  top: 16px;
}

.trec-bar {
  display: flex;
  justify-content: center;
  gap: 18px;
  flex-wrap: wrap;
  padding: 9px 18px;
  color: var(--white);
  background: var(--deep);
  font-size: 14px;
}

.trec-bar a {
  text-decoration: underline;
  text-underline-offset: 3px;
}

.site-header {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: 72px;
  padding: 0 32px;
  background: rgba(248, 249, 245, 0.96);
  border-bottom: 1px solid var(--line);
  position: sticky;
  top: 0;
  z-index: 5;
  backdrop-filter: blur(14px);
}

.brand {
  display: grid;
  text-decoration: none;
  line-height: 1.05;
}

.brand span {
  color: var(--sage);
  font-size: 13px;
  font-weight: 700;
  text-transform: uppercase;
}

.brand strong {
  font-family: Georgia, "Times New Roman", serif;
  font-size: 23px;
  font-weight: 700;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 18px;
  font-size: 15px;
  font-weight: 700;
}

.site-nav a {
  color: rgba(23, 33, 31, 0.76);
  text-decoration: none;
}

.site-nav a:hover,
.site-nav a:focus {
  color: var(--clay);
}

.nav-cta {
  padding: 10px 14px;
  color: var(--white) !important;
  background: var(--deep);
  border-radius: 6px;
}

.hero {
  position: relative;
  min-height: 70vh;
  display: flex;
  align-items: center;
  overflow: hidden;
  color: var(--white);
  background-image: url("/assets/fort-worth-hero.jpg");
  background-size: cover;
  background-position: center;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(8, 25, 21, 0.86), rgba(8, 25, 21, 0.58) 45%, rgba(8, 25, 21, 0.1)),
    linear-gradient(0deg, rgba(8, 25, 21, 0.26), rgba(8, 25, 21, 0));
}

.hero-inner {
  position: relative;
  width: min(1120px, calc(100% - 36px));
  margin: 0 auto;
  padding: 72px 0 88px;
}

.hero-inner > * {
  max-width: 720px;
}

.eyebrow {
  margin: 0 0 12px;
  color: var(--gold);
  font-size: 13px;
  font-weight: 800;
  text-transform: uppercase;
}

.eyebrow.dark {
  color: var(--clay);
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  line-height: 1.08;
}

h1 {
  margin-bottom: 18px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 58px;
  font-weight: 700;
}

h2 {
  margin-bottom: 18px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 40px;
}

h3 {
  margin-bottom: 8px;
  font-size: 20px;
}

.hero-copy {
  margin-bottom: 28px;
  color: rgba(255, 255, 255, 0.88);
  font-size: 20px;
}

.hero-actions,
.policy-links {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 46px;
  padding: 12px 18px;
  border: 1px solid transparent;
  border-radius: 6px;
  font-weight: 800;
  text-decoration: none;
  cursor: pointer;
  transition: transform 150ms ease, background 150ms ease, border 150ms ease;
}

.button:hover,
.button:focus {
  transform: translateY(-1px);
}

.button.primary {
  color: var(--white);
  background: var(--clay);
}

.button.secondary {
  color: var(--white);
  background: rgba(255, 255, 255, 0.12);
  border-color: rgba(255, 255, 255, 0.5);
}

.section-inner {
  width: min(1120px, calc(100% - 36px));
  margin: 0 auto;
}

.metric-band {
  background: var(--white);
  border-bottom: 1px solid var(--line);
}

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

.metric-card {
  min-height: 210px;
  padding: 28px 24px;
  background: var(--white);
}

.metric-label {
  display: block;
  min-height: 40px;
  color: var(--muted);
  font-size: 13px;
  font-weight: 800;
  text-transform: uppercase;
}

.metric-card strong {
  display: block;
  margin-bottom: 12px;
  color: var(--deep);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(32px, 3.2vw, 46px);
  line-height: 1;
}

.metric-card p,
.neighborhood-card p,
.strategy-list p,
.form-copy p,
.prose p,
.confirmation p,
.footer-note p,
.site-footer p {
  color: var(--muted);
}

.split-section {
  padding: 88px 0;
  background: linear-gradient(180deg, var(--paper), var(--sky));
}

.split-grid {
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  gap: 54px;
  align-items: start;
}

.strategy-list {
  display: grid;
  gap: 16px;
}

.strategy-list > div {
  padding: 22px;
  background: rgba(255, 255, 255, 0.8);
  border: 1px solid var(--line);
  border-radius: 8px;
}

.neighborhood-section {
  padding: 88px 0;
  background: var(--white);
}

.section-heading {
  max-width: 720px;
  margin-bottom: 34px;
}

.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}

.neighborhood-card {
  min-height: 260px;
  padding: 26px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--paper);
}

.neighborhood-card span {
  display: inline-flex;
  margin-bottom: 18px;
  padding: 6px 10px;
  color: var(--deep);
  background: var(--mist);
  border-radius: 999px;
  font-size: 13px;
  font-weight: 800;
}

.report-section {
  padding: 72px 0;
  color: var(--white);
  background: #101816;
}

.report-callout {
  display: grid;
  grid-template-columns: 1.3fr 0.7fr;
  gap: 44px;
  align-items: center;
}

.report-callout h2 {
  margin-bottom: 14px;
}

.report-callout p:not(.eyebrow) {
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.78);
  font-size: 17px;
}

.report-actions {
  display: grid;
  gap: 16px;
  justify-items: start;
}

.report-actions .button {
  width: 100%;
}

.text-link {
  color: var(--white);
  font-weight: 800;
  text-underline-offset: 4px;
}

.form-section {
  padding: 88px 0;
  background: var(--deep);
}

.form-grid {
  display: grid;
  grid-template-columns: 0.82fr 1.18fr;
  gap: 44px;
  align-items: start;
}

.form-copy,
.form-copy p {
  color: var(--white);
}

.form-copy .eyebrow {
  color: var(--gold);
}

.plain-list {
  padding-left: 20px;
  color: rgba(255, 255, 255, 0.82);
}

.plain-list li + li {
  margin-top: 8px;
}

.lead-form {
  display: grid;
  gap: 18px;
  padding: 28px;
  background: var(--white);
  border-radius: 8px;
  box-shadow: var(--shadow);
}

.field-row {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 16px;
}

label,
legend {
  color: var(--ink);
  font-size: 14px;
  font-weight: 800;
}

input,
select,
textarea {
  width: 100%;
  margin-top: 7px;
  padding: 13px 12px;
  color: var(--ink);
  background: var(--paper);
  border: 1px solid rgba(23, 33, 31, 0.22);
  border-radius: 6px;
  font: inherit;
}

textarea {
  resize: vertical;
}

input:focus,
select:focus,
textarea:focus {
  outline: 3px solid rgba(199, 154, 65, 0.35);
  border-color: var(--gold);
}

.consent-fieldset {
  display: grid;
  gap: 13px;
  margin: 0;
  padding: 18px;
  border: 1px solid var(--line);
  border-radius: 8px;
}

.checkbox-line {
  display: grid;
  grid-template-columns: 20px 1fr;
  gap: 11px;
  align-items: start;
  font-weight: 600;
}

.checkbox-line input {
  width: 18px;
  height: 18px;
  margin: 2px 0 0;
  accent-color: var(--deep);
}

.checkbox-line span {
  color: var(--muted);
  font-size: 13px;
  line-height: 1.45;
}

.required-line {
  padding-top: 2px;
}

.phone-note {
  min-height: 20px;
  margin: -4px 0 0;
  color: var(--clay);
  font-size: 13px;
  font-weight: 700;
}

.form-button {
  width: 100%;
  border: 0;
  font-size: 16px;
}

.hidden {
  display: none;
}

.site-footer {
  padding: 34px 0;
  background: #101816;
  color: var(--white);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.15fr 0.85fr;
  gap: 28px;
}

.footer-links {
  display: grid;
  gap: 8px;
  justify-items: end;
}

.footer-links a,
.policy-links a {
  text-decoration: underline;
  text-underline-offset: 3px;
}

.footer-note {
  margin-top: 20px;
  padding-top: 18px;
  border-top: 1px solid rgba(255, 255, 255, 0.16);
}

.policy-page,
.thank-you-page {
  padding: 72px 0 96px;
  background: var(--white);
}

.prose,
.confirmation {
  max-width: 800px;
}

.prose h1,
.confirmation h1 {
  color: var(--deep);
}

.prose h2 {
  margin-top: 34px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 28px;
}

.confirmation {
  padding: 48px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--paper);
}

@media (max-width: 940px) {
  .site-header {
    align-items: flex-start;
    flex-direction: column;
    padding: 18px;
    position: relative;
  }

  .site-nav {
    width: 100%;
    flex-wrap: wrap;
  }

  .hero {
    min-height: 66vh;
    background-position: 58% center;
  }

  h1 {
    font-size: 44px;
  }

  h2 {
    font-size: 34px;
  }

  .metric-grid,
  .split-grid,
  .neighborhood-grid,
  .report-callout,
  .form-grid,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .footer-links {
    justify-items: start;
  }
}

@media (max-width: 620px) {
  .trec-bar {
    justify-content: flex-start;
  }

  .brand strong {
    font-size: 20px;
  }

  .site-nav a:not(.nav-cta) {
    display: none;
  }

  .hero-inner {
    padding: 54px 0 62px;
  }

  h1 {
    font-size: 36px;
  }

  h2 {
    font-size: 30px;
  }

  .hero-copy {
    font-size: 17px;
  }

  .hero-actions,
  .hero-actions .button {
    width: 100%;
  }

  .metric-card,
  .neighborhood-card {
    min-height: auto;
  }

  .field-row {
    grid-template-columns: 1fr;
  }

  .lead-form,
  .confirmation {
    padding: 22px;
  }

  .split-section,
  .neighborhood-section,
  .report-section,
  .form-section {
    padding: 64px 0;
  }
}

/* Fort Worth edition: retain the Richardson brand while supporting six areas. */
:root { --clay: #984927; }
html { scroll-padding-top: 100px; }
body { font-size: 16px; }
.brand span,.eyebrow,.metric-label,.neighborhood-card span,.checkbox-line span,.phone-note { font-size: 14px; }
.hero { min-height: 610px; background-position: center 42%; }
.hero-inner > * { max-width: 710px; }
h1 { font-size: clamp(38px,4.6vw,62px); line-height: 1.08; }
.metric-card { padding: 28px 20px; }
.metric-card strong { font-size: clamp(28px,2.7vw,38px); line-height: 1.15; }
.neighborhood-grid { grid-template-columns: repeat(2,minmax(0,1fr)); }
.source-note,.report-date,.photo-credit { font-size: 14px; line-height: 1.55; }
.source-note { margin: 22px 0 0; color: var(--muted); }
.site-footer p { color: #c9d4d0; }
.photo-credit { width: min(1120px,calc(100% - 36px)); margin: 18px auto 0; color: #c9d4d0; }
.form-status { margin: 0; color: #8b2424; font-weight: 600; }
.form-status:empty { display: none; }
.button:disabled { opacity: .65; cursor: wait; }
input,textarea,select { font-size: 16px; font-weight: 400; }
fieldset { min-width: 0; }
:focus-visible { outline: 3px solid #d39e2f; outline-offset: 4px; }
.report-intro { background: var(--deep); color: #fff; padding: 72px 0; }
.report-intro h1 { max-width: 900px; }
.intro-copy { font-size: 21px; max-width: 800px; color: #e1e9e6; }
.report-date { margin: 24px 0 0; color: #c9d4d0; }
.report-nav { display: flex; flex-wrap: wrap; gap: 12px 24px; padding: 24px 0; border-bottom: 1px solid var(--line); }
.report-nav a { font-weight: 700; text-underline-offset: 4px; }
.report-body { max-width: 1040px; }
.report-body section { padding: 58px 0; border-bottom: 1px solid var(--line); scroll-margin-top: 20px; }
.report-body section > p { max-width: 880px; }
.report-body p,.report-body li { color: var(--muted); }
.report-body h2 { max-width: 820px; }
.table-wrap { overflow-x: auto; margin: 28px 0 18px; border: 1px solid var(--line); border-radius: 8px; }
table { width: 100%; border-collapse: collapse; text-align: left; background: #fff; }
caption { text-align: left; font-size: 14px; padding: 16px; background: var(--mist); color: var(--deep); }
th,td { padding: 16px; vertical-align: top; border-bottom: 1px solid var(--line); }
thead { background: var(--deep); color: #fff; }
tbody tr:last-child th,tbody tr:last-child td { border-bottom: 0; }
tbody th { min-width: 190px; }
td { min-width: 145px; }
.article-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 28px; margin: 28px 0; }
.article-grid article { padding: 24px; background: #fff; border-top: 3px solid var(--deep); }
.article-grid article p:last-child { margin-bottom: 0; }
.article-grid li + li { margin-top: 8px; }
.article-grid ul { padding-left: 20px; }
.price-label { display: block; margin: 0 0 16px; font-size: 18px; color: var(--clay); font-weight: 800; }
.insight { margin: 32px 0; padding: 28px; background: var(--mist); border-left: 4px solid var(--deep); }
.insight p { margin-bottom: 0; }
.report-body .closing-callout { border-bottom: none; padding-bottom: 72px; }
@media (max-width: 940px) { .metric-grid { grid-template-columns: repeat(2,minmax(0,1fr)); } .hero { min-height: 570px; } html { scroll-padding-top: 18px; } }
@media (max-width: 620px) { .site-nav a:not(.nav-cta) { display: inline-flex; } .site-nav { gap: 12px; font-size: 14px; } .site-nav .nav-cta { width: 100%; justify-content: center; text-align: center; } .hero { min-height: 540px; } .metric-grid,.neighborhood-grid,.article-grid { grid-template-columns: 1fr; } .metric-label { min-height: 0; margin-bottom: 12px; } .metric-card strong { font-size: 38px; } .report-intro { padding: 48px 0; } .intro-copy { font-size: 18px; } .report-body section { padding: 42px 0; } .article-grid { gap: 18px; } .lead-form { padding: 20px; } .consent-fieldset { padding: 14px; } .checkbox-line span { overflow-wrap: anywhere; } }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } .button { transition: none; } }
@media print { .trec-bar,.site-header,.site-footer,.report-nav,.button,.form-section { display: none; } .report-intro { background: #fff; color: #000; padding: 0; } .report-intro p,.report-body p { color: #222; } .report-body section { padding: 20px 0; } .article-grid { display: block; } .article-grid article { break-inside: avoid; } .table-wrap { overflow: visible; } }

/* Fort Worth hero and long neighborhood labels */
.hero { background-position: center 45%; }
.neighborhood-card span { border-radius: 5px; }
@media (max-width:620px) { .neighborhood-card { min-width:0; } }