/* Horseshoe Estate Insider: shared styles.
   Layout concept: a county survey sheet. Hairline rules, mono labels, one orange stake mark, large serif headings. */
:root{
  --paper:#F2F4F0;
  --card:#FAFBF8;
  --panel:#E8ECE6;
  --ink:#14222B;
  --ink-soft:#4B5B63;
  --rule:#C7CFC6;
  --line:#7E908C;
  --grid:rgba(20,34,43,.055);
  --action:#1D5A47;
  --on-action:#F2F4F0;
  --link:#1D5A47;
  --stake:#D4521A;
  --seg-1:#1D5A47;
  --seg-2:#2D7385;
  --seg-3:#52646E;
  --seg-4:#6F8A6B;
  --focus:#2D7385;
  --display:"Newsreader","Iowan Old Style","Palatino Linotype",Georgia,serif;
  --body:"Hanken Grotesk",system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,SFMono-Regular,Menlo,Consolas,monospace;
  --max:1180px;
}
@media (prefers-color-scheme:dark){
  :root:not([data-theme="light"]){
    --paper:#0E181D;--card:#12212A;--panel:#15242B;--ink:#E7EDE8;--ink-soft:#9DB0B2;--rule:#2A3C44;--line:#587079;
    --grid:rgba(231,237,232,.05);--action:#5CC3A0;--on-action:#08160F;--link:#7FD3B5;--stake:#FF8A4C;
    --seg-1:#3FA283;--seg-2:#4FA3B8;--seg-3:#7E95A1;--seg-4:#8FB08A;--focus:#7FC4D6;color-scheme:dark;
  }
}
:root[data-theme="dark"]{
  --paper:#0E181D;--card:#12212A;--panel:#15242B;--ink:#E7EDE8;--ink-soft:#9DB0B2;--rule:#2A3C44;--line:#587079;
  --grid:rgba(231,237,232,.05);--action:#5CC3A0;--on-action:#08160F;--link:#7FD3B5;--stake:#FF8A4C;
  --seg-1:#3FA283;--seg-2:#4FA3B8;--seg-3:#7E95A1;--seg-4:#8FB08A;--focus:#7FC4D6;color-scheme:dark;
}

*,*::before,*::after{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
:root{padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}
body{margin:0;background:var(--paper);color:var(--ink);font:400 1.0625rem/1.6 var(--body);-webkit-font-smoothing:antialiased}
img,svg{max-width:100%}
a{color:var(--link);text-underline-offset:.2em;text-decoration-thickness:1px}
a:hover{text-decoration-thickness:2px}
:focus-visible{outline:3px solid var(--focus);outline-offset:2px}
p{margin:0 0 1em}
ul,ol{margin:0 0 1em;padding-left:1.2em}
h1,h2,h3,h4{margin:0;text-wrap:balance}
h1,h2{font-family:var(--display);font-weight:500;letter-spacing:-.012em;line-height:1.08}
h1{font-size:clamp(2.3rem,5.2vw,3.9rem)}
h2{font-size:clamp(1.75rem,3.2vw,2.5rem)}
h3{font:600 1.15rem/1.3 var(--body)}
.skip{position:absolute;left:-999px;top:0;background:var(--action);color:var(--on-action);padding:.6rem 1rem;z-index:100}
.skip:focus{left:0}

.wrap{width:100%;max-width:var(--max);margin-inline:auto;padding-inline:clamp(16px,4vw,32px)}
.tag{font:500 .72rem/1.3 var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
.lede{font-size:clamp(1.1rem,1.6vw,1.3rem);line-height:1.55;color:var(--ink-soft);max-width:40rem}
.muted{color:var(--ink-soft)}
.small{font-size:.9rem}

/* header */
.site-header{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:var(--paper);border-bottom:1px solid var(--rule)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:68px}
.brand{display:inline-flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--ink)}
.brand svg{width:34px;height:34px;flex:none}
.brand-text{display:grid;line-height:1.05}
.brand-text b{font:600 .95rem var(--mono);letter-spacing:.16em;text-transform:uppercase}
.brand-text i{font:500 .8rem var(--mono);letter-spacing:.2em;text-transform:uppercase;color:var(--ink-soft);font-style:normal}
.nav{display:flex;align-items:center;gap:clamp(12px,2vw,26px);flex-wrap:wrap;justify-content:flex-end}
.nav a{color:var(--ink);text-decoration:none;font-weight:500;font-size:.97rem}
.nav a:hover,.nav a[aria-current="page"]{text-decoration:underline;text-decoration-thickness:2px;text-underline-offset:.35em;text-decoration-color:var(--stake)}
.nav a.btn{color:var(--on-action);text-decoration:none}
.nav-toggle{display:none;background:transparent;border:1px solid var(--ink);color:var(--ink);font:600 .85rem var(--mono);letter-spacing:.1em;text-transform:uppercase;padding:.55rem .85rem;border-radius:3px;cursor:pointer}
@media (max-width:900px){
  .js .nav-toggle{display:inline-flex}
  .js .nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--rule);flex-direction:column;align-items:flex-start;padding:16px clamp(16px,4vw,32px) 24px;gap:14px}
  .js .nav.open{display:flex}
  .nav a{font-size:1.05rem}
}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55rem;padding:.85rem 1.35rem;border-radius:3px;border:1px solid var(--action);background:var(--action);color:var(--on-action);font:600 .98rem/1.2 var(--body);text-decoration:none;cursor:pointer}
.btn:hover{filter:brightness(1.08);text-decoration:none}
.btn-small{padding:.55rem 1rem;font-size:.9rem}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-ghost:hover{background:var(--panel);filter:none}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.link-arrow{font-weight:600;text-decoration:none;display:inline-flex;gap:.4rem;align-items:center}
.link-arrow::after{content:"\2192";transition:transform .15s}
.link-arrow:hover::after{transform:translateX(3px)}
@media (prefers-reduced-motion:reduce){.link-arrow::after{transition:none}html{scroll-behavior:auto}}

/* sections */
.section{padding-block:clamp(48px,8vw,96px)}
.section-alt{background:var(--panel);border-block:1px solid var(--rule)}
.section-head{display:grid;gap:.9rem;max-width:46rem;margin-bottom:clamp(24px,4vw,44px)}
.hero{padding-block:clamp(36px,6vw,72px) clamp(40px,7vw,84px);background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px);background-size:44px 44px;border-bottom:1px solid var(--rule)}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:clamp(24px,5vw,64px);align-items:center}
.hero-copy{display:grid;gap:1.4rem;justify-items:start}
.page-hero{padding-block:clamp(32px,5vw,64px) clamp(32px,5vw,56px);background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px);background-size:44px 44px;border-bottom:1px solid var(--rule)}
.page-hero .wrap{display:grid;gap:1.1rem;justify-items:start}
@media (max-width:900px){.hero-grid{grid-template-columns:minmax(0,1fr)}}

.breadcrumb{font:500 .78rem var(--mono);letter-spacing:.06em;color:var(--ink-soft);display:flex;flex-wrap:wrap;gap:.4rem}
.breadcrumb a{color:var(--ink-soft)}
.breadcrumb span[aria-hidden]{opacity:.6}

/* grids and cards */
.grid{display:grid;gap:clamp(16px,2.5vw,28px)}
.cols-2,.cols-3,.cols-4{grid-template-columns:minmax(0,1fr)}
@media (min-width:640px){.cols-2,.cols-3,.cols-4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (min-width:960px){.cols-3{grid-template-columns:repeat(3,minmax(0,1fr))}.cols-4{grid-template-columns:repeat(4,minmax(0,1fr))}}
.card{background:var(--card);border:1px solid var(--rule);border-radius:3px;padding:clamp(18px,2.4vw,28px);display:grid;gap:.7rem;align-content:start;min-width:0}
.card h3{font-size:1.2rem}
.card p{margin:0;color:var(--ink-soft)}
.card .tag{margin-bottom:.1rem}
.card-link{text-decoration:none;color:inherit;transition:border-color .15s}
.card-link:hover{border-color:var(--ink);text-decoration:none}
.card-link .link-arrow{margin-top:.4rem;color:var(--link)}
.zip-card .zip{font:500 clamp(2.1rem,4vw,2.9rem)/1 var(--mono);letter-spacing:-.03em}
.zip-card .place{font:500 1.3rem/1.2 var(--display)}
.zip-card .tag{color:var(--ink-soft)}
.stake{display:inline-block;width:.6rem;height:.6rem;border-radius:50%;background:var(--stake);margin-right:.5rem;vertical-align:.05em}

.factors{display:grid;gap:0;border-top:1px solid var(--ink)}
.factor{display:grid;grid-template-columns:minmax(0,11rem) minmax(0,1fr);gap:1rem 2rem;padding-block:1.15rem;border-bottom:1px solid var(--rule)}
.factor .tag{padding-top:.25rem;color:var(--ink)}
.factor p{margin:0;color:var(--ink-soft);max-width:44rem}
@media (max-width:640px){.factor{grid-template-columns:minmax(0,1fr);gap:.3rem}}

.steps{list-style:none;padding:0;margin:0;display:grid;gap:0;counter-reset:step;border-top:1px solid var(--ink)}
.steps li{counter-increment:step;display:grid;grid-template-columns:4.5rem minmax(0,1fr);gap:1rem;padding-block:1.3rem;border-bottom:1px solid var(--rule)}
.steps li::before{content:counter(step);font:500 2.2rem/1 var(--mono);color:var(--ink)}
.steps h3{margin-bottom:.35rem}
.steps p{margin:0;color:var(--ink-soft);max-width:42rem}

.chips{display:flex;flex-wrap:wrap;gap:.5rem;list-style:none;padding:0;margin:0}
.chips li{border:1px solid var(--line);padding:.3rem .75rem;border-radius:99px;font-size:.92rem;background:var(--card)}

.checklist{list-style:none;padding:0;margin:0 0 1em;display:grid;gap:.7rem}
.checklist li{display:grid;grid-template-columns:1rem minmax(0,1fr);gap:.75rem}
.checklist li::before{content:"";width:.95rem;height:.95rem;border:1.5px solid var(--ink-soft);margin-top:.32rem}

.two-col{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(24px,5vw,64px);align-items:start}
.two-col.wide-right{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr)}
@media (max-width:900px){.two-col,.two-col.wide-right{grid-template-columns:minmax(0,1fr)}}

/* data panel */
.data-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border:1px solid var(--ink);background:var(--card);margin:0}
.data-grid>div{padding:1rem 1.1rem;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);min-width:0}
.data-grid>div:nth-child(3n){border-right:0}
.data-grid>div:nth-last-child(-n+3){border-bottom:0}
.data-grid dt{font:500 .72rem/1.3 var(--mono);letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:.5rem}
.data-grid dd{margin:0;font:500 1.7rem/1.1 var(--display);font-variant-numeric:tabular-nums}
.data-grid dd.pending{font:500 .8rem/1.3 var(--mono);letter-spacing:.06em;color:var(--ink-soft);text-transform:uppercase;padding-top:.5rem}
@media (max-width:760px){
  .data-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .data-grid>div:nth-child(3n){border-right:1px solid var(--rule)}
  .data-grid>div:nth-child(2n){border-right:0}
  .data-grid>div:nth-last-child(-n+3){border-bottom:1px solid var(--rule)}
  .data-grid>div:nth-last-child(-n+2){border-bottom:0}
}
.data-note{font:400 .8rem/1.5 var(--mono);color:var(--ink-soft);margin-top:.8rem}

/* tables */
.table-wrap{overflow-x:auto;border:1px solid var(--ink);background:var(--card)}
table{border-collapse:collapse;width:100%;min-width:34rem}
th,td{text-align:left;vertical-align:top;padding:.95rem 1.1rem;border-bottom:1px solid var(--rule)}
tr:last-child td{border-bottom:0}
th{font:500 .72rem/1.3 var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);background:var(--panel)}
td:first-child{font-weight:600;white-space:nowrap}

/* faq */
.faq{border-top:1px solid var(--ink)}
.faq details{border-bottom:1px solid var(--rule)}
.faq summary{list-style:none;cursor:pointer;padding:1.1rem 2.5rem 1.1rem 0;font-weight:600;font-size:1.05rem;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:.2rem;top:.9rem;font:400 1.5rem/1 var(--mono)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{color:var(--ink-soft);max-width:44rem;padding-bottom:1.2rem}

/* forms */
.form-card{background:var(--card);border:1px solid var(--ink);border-radius:3px;padding:clamp(20px,3vw,32px)}
.form-card h3{font:500 1.6rem/1.15 var(--display);margin-bottom:.4rem}
.lead-form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px 16px;margin-top:1.1rem}
.field{display:grid;gap:.35rem;min-width:0}
.field.full{grid-column:1/-1}
.field label{font:600 .88rem var(--body)}
.field .hint{font-weight:400;color:var(--ink-soft)}
.field input,.field select,.field textarea{width:100%;font:400 1rem var(--body);color:var(--ink);background:var(--paper);border:1px solid var(--line);border-radius:3px;padding:.7rem .8rem;min-height:2.9rem}
.field input:focus,.field select:focus{border-color:var(--focus)}
.consent{grid-column:1/-1;display:grid;grid-template-columns:auto minmax(0,1fr);gap:.7rem;align-items:start;font-size:.82rem;line-height:1.5;color:var(--ink-soft);border:1px solid var(--rule);padding:.9rem;background:var(--paper)}
.consent input{width:1.15rem;height:1.15rem;margin-top:.15rem;accent-color:var(--action)}
.form-foot{grid-column:1/-1;display:grid;gap:.8rem}
.form-foot .small{margin:0;color:var(--ink-soft)}
.form-status{grid-column:1/-1;font-weight:600;min-height:1.4em}
.form-status.ok{color:var(--link)}
.form-status.err{color:var(--stake)}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
@media (max-width:640px){.lead-form{grid-template-columns:minmax(0,1fr)}}

/* map */
.map-fig{margin:0}
.map-fig svg{width:100%;height:auto;display:block}
.map-fig figcaption{font:400 .78rem/1.5 var(--mono);color:var(--ink-soft);margin-top:.6rem}
.map .seg{fill:none;stroke-width:30}
.map .s1{stroke:var(--seg-1)}.map .s2{stroke:var(--seg-2)}.map .s3{stroke:var(--seg-3)}.map .s4{stroke:var(--seg-4)}
.map .lbl{font:500 11.5px var(--mono);letter-spacing:.14em;fill:var(--ink)}
.map .sub{font:400 10px var(--mono);letter-spacing:.06em;fill:var(--ink-soft)}
.map .river{fill:none;stroke:var(--seg-2);stroke-width:1.5;stroke-dasharray:2 5;opacity:.8}
.map .mainline{fill:none;stroke:var(--ink);stroke-width:1.2;stroke-dasharray:5 4}
.map .city{fill:var(--ink)}
.map .pin{fill:var(--stake)}
.map .pinring{fill:none;stroke:var(--stake);stroke-width:1.5}
.map .zip{font:500 11px var(--mono);fill:var(--ink);letter-spacing:.04em}

/* prose pages */
.prose{max-width:44rem}
.prose h2{font-size:clamp(1.5rem,2.6vw,2rem);margin:2.2rem 0 .8rem}
.prose h2:first-child{margin-top:0}
.prose p,.prose li{color:var(--ink)}
.prose .toc{display:flex;flex-wrap:wrap;gap:.5rem 1.2rem;margin:0 0 2rem;padding:0;list-style:none;font:500 .85rem var(--mono)}

.callout{border:1px solid var(--ink);background:var(--card);padding:1.1rem 1.25rem;border-radius:3px;font-size:.95rem}
.callout p:last-child{margin:0}

/* footer */
.site-footer{border-top:1px solid var(--ink);background:var(--paper);padding-block:clamp(36px,6vw,64px) 28px}
.foot-grid{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr) minmax(0,1fr);gap:clamp(24px,4vw,48px)}
@media (max-width:860px){.foot-grid{grid-template-columns:minmax(0,1fr)}}
.site-footer h4{font:500 .72rem var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:.8rem}
.site-footer ul{list-style:none;padding:0;margin:0;display:grid;gap:.4rem}
.site-footer a{color:var(--ink)}
.site-footer p{font-size:.9rem;color:var(--ink-soft);max-width:34rem}
.legal{border-top:1px solid var(--rule);margin-top:2rem;padding-top:1.2rem;display:grid;gap:.6rem}
.legal p{font-size:.8rem;line-height:1.55;margin:0;max-width:none}
.eho{display:inline-flex;gap:.5rem;align-items:center;font:500 .75rem var(--mono);letter-spacing:.08em;text-transform:uppercase;color:var(--ink)}
.eho svg{width:22px;height:22px}

.broker-band{background:var(--ink);color:var(--paper);font:500 14px/1.4 var(--body);padding:8px 0;text-align:center}
.broker-band a{color:var(--paper);text-decoration:underline}