/* Peck Meadow Properties — Yard Green
   One stylesheet for the whole site. Edit colors in the :root blocks only. */

:root{
  --ground:#EFF1EE; --surface:#FFFFFF; --surface-2:#E5E9E4;
  --ink:#191D19; --ink-soft:#414942; --muted:#6B756C;
  --line:#D2D8D1; --accent:#2E4A3A; --accent-on:#FFFFFF; --bronze:#8A6B3A;
}
@media (prefers-color-scheme:dark){
  :root:not([data-theme="light"]){
    --ground:#12150F; --surface:#181C16; --surface-2:#212619;
    --ink:#E9EDE6; --ink-soft:#BDC5B9; --muted:#8A9488;
    --line:#2C3329; --accent:#8FBFA0; --accent-on:#12150F; --bronze:#C6A164;
  }
}
:root[data-theme="dark"]{
  --ground:#12150F; --surface:#181C16; --surface-2:#212619;
  --ink:#E9EDE6; --ink-soft:#BDC5B9; --muted:#8A9488;
  --line:#2C3329; --accent:#8FBFA0; --accent-on:#12150F; --bronze:#C6A164;
}

*{box-sizing:border-box;}
body{
  margin:0;background:var(--ground);color:var(--ink);
  font-family:'Karla','Helvetica Neue',Arial,sans-serif;
  font-size:16.5px;line-height:1.6;-webkit-font-smoothing:antialiased;
}
a{color:var(--accent);}
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{
  outline:2px solid var(--accent);outline-offset:3px;
}
.shell{max-width:1000px;margin:0 auto;padding:0 28px;}
.skip{
  position:absolute;left:-9999px;top:0;background:var(--accent);color:var(--accent-on);
  padding:10px 16px;z-index:100;text-decoration:none;
}
.skip:focus{left:8px;top:8px;}

/* nav */
nav{border-bottom:1px solid var(--line);background:var(--surface);}
.navin{
  max-width:1000px;margin:0 auto;padding:18px 28px;
  display:flex;justify-content:space-between;align-items:baseline;gap:24px;flex-wrap:wrap;
}
.mark{
  font-family:'Newsreader',Georgia,serif;font-size:20px;font-weight:500;
  letter-spacing:-.01em;text-decoration:none;color:var(--ink);
}
.mark span{color:var(--bronze);}
.navlinks{display:flex;gap:24px;flex-wrap:wrap;}
.navlinks a{
  color:var(--ink-soft);text-decoration:none;font-size:13.5px;letter-spacing:.03em;
  padding-bottom:2px;border-bottom:1px solid transparent;
}
.navlinks a:hover{color:var(--ink);border-bottom-color:var(--bronze);}
.navlinks a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--accent);}

h1{
  font-family:'Newsreader',Georgia,serif;font-weight:400;
  font-size:clamp(32px,5vw,50px);line-height:1.1;letter-spacing:-.02em;
  margin:0 0 20px;text-wrap:balance;max-width:18ch;
}
h2{
  font-family:'Newsreader',Georgia,serif;font-weight:400;font-size:29px;
  line-height:1.2;letter-spacing:-.015em;margin:0 0 15px;text-wrap:balance;
}
h3{font-family:'Newsreader',Georgia,serif;font-weight:500;font-size:19px;margin:0 0 8px;}
p{margin:0 0 15px;}
.kicker{font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin:0 0 18px;}
.lede{font-size:18px;line-height:1.62;color:var(--ink-soft);max-width:57ch;margin:0;}
.sub{color:var(--ink-soft);max-width:60ch;margin:0 0 32px;}

header.pg{padding:70px 0 58px;border-bottom:1px solid var(--line);}
section{padding:58px 0;border-bottom:1px solid var(--line);}
section:last-of-type{border-bottom:none;}

/* strip — sits inside the text column so its edges line up with the headline above */
.strip{
  display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));
  border-bottom:1px solid var(--line);
}
.cell{padding:26px 26px;border-right:1px solid var(--line);}
.cell:first-child{padding-left:0;}
.cell:last-child{border-right:none;padding-right:0;}
.lab{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin:0 0 7px;}
.val{font-family:'Newsreader',Georgia,serif;font-size:16.5px;line-height:1.4;margin:0;}
@media (max-width:700px){
  .cell{border-right:none;border-bottom:1px solid var(--line);padding:22px 0;}
  .cell:last-child{border-bottom:none;}
}

.caps{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:34px;}
.cap h3{padding-top:14px;border-top:2px solid var(--accent);}
.cap p{font-size:15.5px;color:var(--ink-soft);margin:0;}

.split{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border:1px solid var(--line);}
@media (max-width:680px){.split{grid-template-columns:1fr;}}
.half{background:var(--surface);padding:34px 30px;display:flex;flex-direction:column;align-items:flex-start;gap:12px;}
.half p{color:var(--ink-soft);font-size:15.5px;margin:0;}

.btn{
  display:inline-block;font-family:inherit;font-size:13.5px;font-weight:500;letter-spacing:.04em;
  padding:11px 21px;border:1px solid var(--accent);color:var(--accent);
  border-radius:2px;text-decoration:none;background:transparent;cursor:pointer;margin-top:4px;
}
.btn:hover{background:var(--accent);color:var(--accent-on);}

/* list — ruled rows, dot positioned absolutely so multi-line items stay aligned */
ul.plain{list-style:none;padding:0;margin:0;border-top:1px solid var(--line);max-width:66ch;}
ul.plain li{
  position:relative;padding:15px 0 15px 21px;
  border-bottom:1px solid var(--line);color:var(--ink-soft);line-height:1.6;
}
ul.plain li::before{
  content:"";position:absolute;left:0;top:1.55em;
  width:6px;height:6px;background:var(--bronze);border-radius:50%;
}
ul.plain li b{color:var(--ink);font-weight:600;}

/* form */
form{display:flex;flex-direction:column;gap:18px;max-width:520px;}
.fld{display:flex;flex-direction:column;gap:6px;}
label{font-size:13px;letter-spacing:.04em;color:var(--ink-soft);font-weight:500;}
input,textarea,select{
  font-family:inherit;font-size:15.5px;color:var(--ink);background:var(--surface);
  border:1px solid var(--line);border-radius:2px;padding:11px 13px;
}
textarea{min-height:120px;resize:vertical;}
.hint{font-size:12.5px;color:var(--muted);margin:0;}
.hp{position:absolute;left:-9999px;}

.note{
  background:var(--surface-2);border-left:3px solid var(--bronze);
  padding:18px 20px;font-size:14.5px;color:var(--ink-soft);
}
.note p:last-child{margin-bottom:0;}
.note b{color:var(--ink);}

footer{padding:42px 0 58px;font-size:14px;color:var(--muted);border-top:1px solid var(--line);margin-top:0;}
.frow{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;}
footer a{color:var(--ink-soft);text-decoration:none;}
footer a:hover{text-decoration:underline;}
.fine{margin-top:24px;font-size:12.5px;line-height:1.6;max-width:74ch;}
@media (prefers-reduced-motion:reduce){*{transition:none!important;}}