:root{--utility-ink:#183128;--utility-gold:#c89645;--utility-paper:#fffdf9;--utility-line:#ddd5c8;--utility-muted:#68766f}
.utility-actions{display:flex;align-items:center;gap:8px}
.utility-actions button{display:flex;min-height:44px;align-items:center;gap:8px;padding:7px 11px;border:1px solid var(--utility-line);border-radius:10px;background:#fff;color:var(--utility-ink);cursor:pointer;text-align:left;transition:transform .18s,border-color .18s,box-shadow .18s}
.utility-actions button:hover{border-color:var(--utility-gold);box-shadow:0 7px 18px rgba(24,49,40,.09);transform:translateY(-1px)}
.utility-actions button.loan-open{border-color:#d9bd86;background:#fff8eb}
.utility-actions svg{width:20px;height:20px;flex:0 0 auto;color:#9d6d25}
.utility-actions b,.utility-actions small{display:block;white-space:nowrap}
.utility-actions b{font-size:10px}.utility-actions small{margin-top:2px;color:var(--utility-muted);font-size:8px}

body.utility-open{overflow:hidden}
.utility-modal[hidden]{display:none}
.utility-modal{position:fixed;z-index:10000;inset:0;display:grid;place-items:center;padding:28px;background:rgba(12,29,23,.72);backdrop-filter:blur(7px)}
.utility-dialog{width:min(1120px,100%);max-height:calc(100svh - 56px);overflow:auto;border:1px solid rgba(255,255,255,.8);border-radius:22px;background:var(--utility-paper);box-shadow:0 30px 90px rgba(0,0,0,.35);overscroll-behavior:contain}
.utility-head{position:sticky;z-index:3;top:0;display:flex;align-items:flex-start;justify-content:space-between;gap:24px;padding:25px 29px;border-bottom:1px solid var(--utility-line);background:rgba(255,253,249,.97);backdrop-filter:blur(12px)}
.utility-head small{color:#9d6d25;font-size:9px;font-weight:900;letter-spacing:.14em}
.utility-head h2{margin:5px 0 0;font-size:30px;line-height:1.08;letter-spacing:-.03em}
.utility-head p{margin:7px 0 0;color:var(--utility-muted);font-size:12px;line-height:1.5}
.utility-close{display:grid;width:42px;height:42px;flex:0 0 auto;place-items:center;border:1px solid var(--utility-line);border-radius:50%;background:#fff;color:var(--utility-ink);cursor:pointer;font-size:27px;line-height:1}
.utility-close:hover{border-color:var(--utility-gold);background:#fff8eb}
.utility-section-title,.loan-form-title{display:flex;align-items:center;gap:12px}
.utility-section-title>svg,.loan-form-title>svg{width:42px;height:42px;padding:10px;border-radius:11px;background:#e8eee9;color:var(--utility-ink)}
.utility-section-title small,.loan-form-title small{color:#9d6d25;font-size:8px;font-weight:900;letter-spacing:.13em}
.utility-section-title h3,.loan-form-title h3{margin:4px 0 0;font-size:20px}

.guide-content{display:grid;grid-template-columns:.92fr 1.08fr;gap:34px;padding:30px}
.how-to ol{display:grid;gap:12px;margin:21px 0 0;padding:0;list-style:none}
.how-to li{display:grid;grid-template-columns:38px 1fr;gap:13px;padding:15px;border:1px solid var(--utility-line);border-radius:13px;background:#fff}
.how-to li>i{display:grid;width:36px;height:36px;place-items:center;border-radius:50%;background:var(--utility-ink);color:#fff;font-size:13px;font-style:normal;font-weight:900}
.how-to li b{font-size:13px}.how-to li p{margin:5px 0 0;color:var(--utility-muted);font-size:11px;line-height:1.55}
.faq-items{display:grid;gap:8px;margin-top:21px}
.faq-items details{border:1px solid var(--utility-line);border-radius:11px;background:#fff}
.faq-items summary{padding:14px 42px 14px 15px;cursor:pointer;color:var(--utility-ink);font-size:12px;font-weight:850;line-height:1.4}
.faq-items details[open]{border-color:#d7b97c;background:#fffaf0}
.faq-items p{margin:0;padding:0 15px 15px;color:var(--utility-muted);font-size:11px;line-height:1.6}

.loan-layout{display:grid;grid-template-columns:.82fr 1.18fr;min-height:610px}
.loan-form{align-content:start;gap:20px;padding:30px;border-right:1px solid var(--utility-line);background:#f5f1e9}
.loan-fields{display:grid;grid-template-columns:1fr 1fr;gap:15px}
.loan-form label{color:#405249;font-size:9px;font-weight:850;letter-spacing:.055em;text-transform:uppercase}
.loan-form input,.loan-form select{height:46px;margin-top:7px;border-color:#d8d0c2;background:#fff;font-size:13px}
.loan-input-unit{position:relative;display:block}.loan-input-unit input{padding-right:38px}.loan-input-unit i{position:absolute;right:12px;bottom:14px;color:var(--utility-muted);font-size:11px;font-style:normal}
.loan-fees{display:flex;align-items:flex-start;gap:9px;letter-spacing:0!important;line-height:1.45;text-transform:none!important}.loan-fees input{width:17px;height:17px;flex:0 0 auto;margin:1px 0 0;accent-color:var(--utility-gold)}
.rate-source{margin:0;padding:11px 13px;border-left:3px solid var(--utility-gold);border-radius:7px;background:#fff8eb;color:#745526;font-size:10px;line-height:1.5}
.loan-results{padding:30px;background:#fff}
.loan-result-hero{padding:25px;border-radius:16px;background:linear-gradient(135deg,#183128,#2c5042);color:#fff;box-shadow:0 16px 35px rgba(24,49,40,.18)}
.loan-result-hero small,.loan-result-hero strong,.loan-result-hero span{display:block}
.loan-result-hero small{color:#e6c98f;font-size:9px;font-weight:900;letter-spacing:.13em}.loan-result-hero strong{margin-top:8px;font-size:42px;line-height:1}.loan-result-hero span{margin-top:8px;color:#cfdbd5;font-size:11px}
.loan-result-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:17px}
.loan-result-grid article{padding:14px;border:1px solid var(--utility-line);border-radius:11px;background:#fffdf9}
.loan-result-grid small,.loan-result-grid b{display:block}.loan-result-grid small{min-height:28px;color:var(--utility-muted);font-size:9px;line-height:1.35}.loan-result-grid b{margin-top:5px;font-size:15px}
.borrowing-capacity{display:grid;grid-template-columns:1fr 1fr;gap:11px;margin-top:17px}
.borrowing-capacity>div{padding:17px;border-radius:12px;background:#edf3ee}
.borrowing-capacity small,.borrowing-capacity b{display:block}.borrowing-capacity small{color:#47705f;font-size:8px;font-weight:900;letter-spacing:.1em}.borrowing-capacity b{margin-top:6px;color:var(--utility-ink);font-size:23px}.borrowing-capacity p{margin:6px 0 0;color:var(--utility-muted);font-size:9px;line-height:1.45}
.loan-warning{margin:17px 0 0;color:var(--utility-muted);font-size:9px;line-height:1.55}
.result-actions{display:flex;flex-wrap:wrap;gap:7px;margin-top:8px}
.result-actions .focus-result{margin-top:0}.finance-result{padding:8px 10px;border:1px solid #d6b573;border-radius:6px;background:#fff7e7;color:#6f4d19;font-size:9px;font-weight:850;cursor:pointer}.finance-result:hover{background:#f7e6c3}
.micro-market-name{display:flex!important;align-items:center;gap:7px;margin-top:7px!important;color:#234f3e!important;font-size:15px!important;font-weight:950!important;line-height:1.2}.micro-market-name span{flex:0 0 auto;padding:4px 6px;border-radius:999px;background:#e4efe7;color:#537366;font-size:6px;font-weight:900;letter-spacing:.09em}
.market-reference-streets{margin-top:6px!important;padding:7px 8px;border-left:3px solid #b98a3d;border-radius:5px;background:#faf4e8;color:#52665d!important;font-size:8px!important;font-weight:750;line-height:1.45!important}.market-reference-streets span{display:block;margin-bottom:3px;color:#936725;font-size:5.5px;font-weight:900;letter-spacing:.1em}
.popup-sector{display:block;margin-top:4px;color:#315d4b;font-size:14px;font-weight:900}.market-popup .popup-sector+strong{margin-top:6px}.popup-streets{margin-top:5px!important;padding:6px 7px;border-radius:6px;background:#f6f0e4;color:#5c6b65!important;font-size:7px!important;line-height:1.45!important}
.cta-free{display:block;margin:0 0 9px;padding:7px 8px;border-radius:6px;background:#e8f3eb;color:#2f644b;font-size:8px;font-weight:900;text-align:center}
.sample-report-card{display:grid;grid-template-columns:39px 1fr auto;align-items:center;gap:10px;margin-top:14px;padding:12px;border:1px solid #dcc38e;border-radius:11px;background:linear-gradient(135deg,#fffaf0,#f4eee2);box-shadow:0 8px 18px rgba(24,49,40,.07);transition:transform .18s,box-shadow .18s}.sample-report-card:hover{box-shadow:0 12px 25px rgba(24,49,40,.12);transform:translateY(-1px)}.sample-report-card>svg{width:39px;height:39px;padding:9px;border-radius:9px;background:var(--utility-ink);color:#e3bd72}.sample-report-card span small,.sample-report-card span b,.sample-report-card span em{display:block}.sample-report-card span small{color:#976a27;font-size:6px;font-weight:900;letter-spacing:.11em}.sample-report-card span b{margin-top:3px;color:var(--utility-ink);font-size:10px;line-height:1.3}.sample-report-card span em{margin-top:3px;color:var(--utility-muted);font-size:7px;font-style:normal;line-height:1.35}.sample-report-card>strong{padding:7px 8px;border-radius:7px;background:var(--utility-ink);color:#fff;font-size:7px;white-space:nowrap}.free-consultation{margin:9px 3px 0;padding:9px 10px;border-radius:8px;background:#edf5ef;color:#3b5e50;font-size:8px;line-height:1.45;text-align:center}.free-consultation b{color:#214b3a}
.tolerance-proposal{padding:18px!important;border:1px solid #e2c17e!important;background:#fff9ed!important;color:var(--utility-ink)!important}
.tolerance-proposal>small{display:block;color:#9d6d25;font-size:8px;font-weight:900;letter-spacing:.13em}.tolerance-proposal>b{display:block;margin-top:5px;font-size:15px!important}.tolerance-proposal>p{margin-top:7px!important;color:var(--utility-muted);font-size:10px!important;line-height:1.55}
.tolerance-figures{display:grid;grid-template-columns:repeat(3,1fr);gap:7px;margin-top:13px}.tolerance-figures span{padding:11px;border:1px solid #e4d4b4;border-radius:9px;background:#fff}.tolerance-figures small,.tolerance-figures strong{display:block}.tolerance-figures small{min-height:23px;color:var(--utility-muted);font-size:7px;line-height:1.3;text-transform:uppercase}.tolerance-figures strong{margin-top:4px;color:#8a5e1d;font-size:15px}
.tolerance-context b{font-size:inherit!important}.apply-tolerance{display:flex;width:100%;min-height:44px;align-items:center;justify-content:center;margin-top:13px;padding:10px 13px;border:0;border-radius:8px;background:var(--utility-ink);color:#fff;cursor:pointer;font-size:10px;font-weight:900;line-height:1.35}.apply-tolerance:hover{background:#294c3f}
.sector-schools{margin-top:9px;border:1px solid #cad9ce;border-radius:10px;background:#f5faf6}
.sector-schools>summary{position:relative;padding:12px 34px 12px 12px;cursor:pointer;list-style:none}.sector-schools>summary::-webkit-details-marker{display:none}.sector-schools>summary::after{position:absolute;right:13px;top:50%;content:"+";color:#47705f;font-size:18px;font-weight:500;transform:translateY(-50%)}.sector-schools[open]>summary::after{content:"−"}
.sector-schools>summary span,.sector-schools>summary b,.sector-schools>summary small{display:block}.sector-schools>summary b{color:var(--utility-ink);font-size:10px}.sector-schools>summary small{margin-top:3px;color:var(--utility-muted);font-size:7px;line-height:1.4}
.schools-content{padding:0 11px 12px;border-top:1px solid #dbe5dd}.schools-content>p{margin:11px 0 0;color:var(--utility-muted);font-size:8px;line-height:1.5}
.schools-loading{display:flex;align-items:center;gap:9px;padding:16px 5px;color:var(--utility-muted);font-size:8px;line-height:1.45}.schools-loading i{width:18px;height:18px;flex:0 0 auto;border:2px solid #cad9ce;border-top-color:#47705f;border-radius:50%;animation:school-spin .8s linear infinite}
.school-levels{display:grid;gap:12px;margin-top:12px}.school-level{overflow:hidden;border:1px solid #d8e2da;border-radius:9px;background:#fff}.school-level>header{display:grid;grid-template-columns:22px 1fr auto;align-items:center;gap:7px;padding:9px 10px;background:#edf4ef}.school-level>header>span{display:grid;width:20px;height:20px;place-items:center;border-radius:6px;background:#dbe9de;color:#47705f;font-size:7px}.school-level header small,.school-level header b{display:block}.school-level header small{color:#648274;font-size:6px;font-weight:900;letter-spacing:.1em;text-transform:uppercase}.school-level header b{margin-top:2px;color:var(--utility-ink);font-size:9px}.school-level header em{color:var(--utility-muted);font-size:6px;font-style:normal;font-weight:800}
.school-list{display:grid}.school-card{padding:11px}.school-card+.school-card{border-top:1px solid #ebe7df}.school-card-head{display:grid;grid-template-columns:1fr auto;gap:8px}.school-card-head small,.school-card-head b,.school-card-head p{display:block}.school-card-head small{color:#8a6936;font-size:6px;font-weight:850;text-transform:uppercase}.school-card-head b{margin-top:3px;color:var(--utility-ink);font-size:10px;line-height:1.35}.school-card-head p{margin:3px 0 0;color:var(--utility-muted);font-size:7px;line-height:1.4}.school-card-head>i{align-self:start;padding:4px 6px;border-radius:999px;background:#e9f1eb;color:#47705f;font-size:7px;font-style:normal;font-weight:900;white-space:nowrap}
.school-indicators{display:grid;grid-template-columns:105px 1fr;gap:7px;margin-top:8px}.school-ips,.school-result{min-width:0;padding:8px;border-radius:7px;background:#f7f3eb}.school-ips small,.school-ips strong,.school-ips em,.school-result b,.school-result strong,.school-result small{display:block}.school-ips small,.school-result b{color:var(--utility-muted);font-size:6px;text-transform:uppercase}.school-ips strong{margin-top:3px;color:#8a5e1d;font-size:15px}.school-ips em{margin-top:2px;color:var(--utility-muted);font-size:6px;font-style:normal}.school-result{background:#eef5ef;color:var(--utility-ink)}.school-result strong{margin-top:3px;font-size:10px}.school-result small{margin-top:3px;color:var(--utility-muted);font-size:6px;line-height:1.35}.school-result.is-unavailable{display:flex;align-items:center;color:var(--utility-muted);font-size:7px;line-height:1.4}.school-ips.is-unavailable strong{font-size:8px}
.school-empty,.school-method,.school-load-error{padding:10px!important}.school-method{margin-top:10px!important;border-left:3px solid #bdcdbf;background:#f4f7f4}.school-load-error{color:#9b3f36!important;background:#fff0ed}.school-method{font-size:7px!important}
@keyframes school-spin{to{transform:rotate(360deg)}}

@media(max-width:1180px){.utility-actions span{display:none}.utility-actions button{width:42px;justify-content:center;padding:8px}.topbar{gap:14px}}
@media(max-width:820px){.utility-modal{padding:12px}.utility-dialog{max-height:calc(100svh - 24px);border-radius:16px}.utility-head{padding:20px}.utility-head h2{font-size:25px}.guide-content,.loan-layout{grid-template-columns:1fr}.guide-content{gap:29px;padding:20px}.loan-form{padding:20px;border-right:0;border-bottom:1px solid var(--utility-line)}.loan-results{padding:20px}}
@media(max-width:600px){.utility-actions{margin-left:auto}.agent{display:none}.loan-fields,.loan-result-grid,.borrowing-capacity,.tolerance-figures{grid-template-columns:1fr}.loan-result-hero strong{font-size:34px}.utility-head p{font-size:10px}.utility-section-title h3,.loan-form-title h3{font-size:17px}.tolerance-figures small{min-height:0}.school-indicators{grid-template-columns:92px 1fr}}
@media(max-width:420px){.utility-actions{gap:5px}.utility-actions button{width:38px;height:38px;min-height:38px}.brand-copy small{display:none}.guide-content{padding:16px}.how-to li{grid-template-columns:32px 1fr;padding:12px}.how-to li>i{width:31px;height:31px}.faq-items summary{font-size:11px}}
@media(max-width:420px){.sample-report-card{grid-template-columns:36px 1fr}.sample-report-card>strong{grid-column:1/-1;text-align:center}.micro-market-name{font-size:13px!important}}
@media(prefers-reduced-motion:reduce){.utility-actions button{transition:none}}