/* Editorial typography refinement: reading text, UI and supporting detail have distinct roles. */
:root {
  --text-body: 18px;
  --text-support: 16px;
  --text-ui: 15px;
  --text-meta: 14px;
  --text-kicker: 12px;
}
body {
  font-size: var(--text-body);
  line-height: 1.8;
}
p {
  margin-bottom: 1.3em;
}
h1,
h2,
h3 {
  letter-spacing: -0.025em;
}
h1 {
  line-height: 1.15;
}
h2 {
  line-height: 1.2;
}
h3 {
  line-height: 1.25;
}
.eyebrow,
.overline,
.sectionlabel {
  font-size: var(--text-kicker);
  line-height: 1.6;
  letter-spacing: 1.4px;
  font-weight: 700;
}
.topline {
  font-size: 11px;
  letter-spacing: 1px;
}
.wordmark small {
  font-size: 11px;
  letter-spacing: 1.4px;
}
.wordmark-name {
  font-size: 27px;
}
.site-navigation {
  gap: 22px;
}
.site-navigation a {
  font-size: var(--text-ui);
  padding-block: 14px;
}
.header-inner {
  min-height: 110px;
}
.button,
.page-intro .button,
.hero-actions .button,
.search-fields .button,
.hub-submit,
.resource-hero .button,
.editorial-callout .button {
  font-size: var(--text-ui);
  line-height: 1.5;
  letter-spacing: 0.75px;
  min-height: 54px;
  padding: 15px 22px;
  font-weight: 700;
}
.text-link,
.editorial-card .text-link,
.three-notes .text-link,
.reading-aside .text-link,
.pathways .quiet-link {
  font-size: var(--text-support);
  line-height: 1.65;
}
.welcome-grid p:not(.eyebrow),
.about-copy > p:not(.eyebrow):not(.affiliation),
.intro-copy,
.reading-layout article p,
.resource-body p,
.resource-body .resource-intro,
.privacy-copy p,
.pathways p:not(.eyebrow),
.hub-lead,
.hub-hero p:not(.overline),
.contact-hero p:not(.overline) {
  font-size: var(--text-body);
  line-height: 1.8;
}
.reading-layout article .large-copy,
.resource-body .resource-intro {
  font-size: 20px;
  line-height: 1.8;
}
.welcome-grid > div {
  max-width: 760px;
}
.welcome-grid p {
  max-width: 700px;
}
.reading-layout article p {
  max-width: 740px;
}
.estate-hero p:not(.eyebrow) {
  font-size: var(--text-body);
  line-height: 1.8;
}
.estate-hero .eyebrow {
  font-size: var(--text-kicker);
  letter-spacing: 1.4px;
}
.image-credit,
.hero-coordinate {
  font-size: 11px;
  letter-spacing: 0.65px;
}
.hero-coordinate {
  display: none;
}
.search-heading > span {
  font-size: 12px;
  letter-spacing: 1px;
}
.search-fields label {
  font-size: var(--text-meta);
  letter-spacing: 0.5px;
}
.search-fields select {
  font-size: var(--text-support);
  min-height: 44px;
}
.search-fields > div {
  padding: 12px;
}
.search-note {
  font-size: var(--text-meta);
  line-height: 1.75;
}
.search-heading h2 {
  font-size: 29px;
}
.search-fields {
  grid-template-columns: 1.3fr 1.3fr 0.65fr 1.3fr auto;
}
.section-heading > div > p:not(.eyebrow),
.section-heading > p,
.three-notes p,
.editorial-card p:not(.eyebrow),
.editorial-callout p:not(.eyebrow) {
  font-size: var(--text-body);
  line-height: 1.8;
}
.editorial-card .eyebrow {
  font-size: 12px;
}
.editorial-card h3 {
  font-size: 33px;
}
.editorial-card {
  padding: 34px 28px;
}
.card-caption > span {
  font-size: 12px;
  letter-spacing: 0.7px;
}
.card-caption {
  align-items: flex-start;
  flex-direction: column;
  gap: 8px;
}
.card-caption h3 {
  font-size: 27px;
}
.intro-grid figcaption,
.portrait-caption small,
.asset-disclosure {
  font-size: var(--text-meta);
  line-height: 1.7;
  letter-spacing: 0.25px;
}
.portrait-caption {
  font-size: 16px;
  letter-spacing: 1px;
}
.portrait-caption small {
  font-size: 13px;
}
.affiliation {
  font-size: var(--text-meta) !important;
  letter-spacing: 0.7px;
}
.signature {
  font-size: 35px;
}
.footer-grid b {
  font-size: var(--text-support);
}
.footer-grid p,
.footer-grid a:not(.wordmark) {
  font-size: var(--text-support);
  line-height: 1.8;
}
.footer-grid {
  grid-template-columns: 1.2fr 1fr 1fr 1fr;
  gap: 30px;
}
.footer-bottom {
  font-size: var(--text-meta);
  line-height: 1.8;
}
.asset-disclosure {
  max-width: 1240px;
}
.closing .eyebrow {
  font-size: var(--text-kicker);
}
.calculator-sections .subtitle,
.capture .subtitle {
  font-size: var(--text-body);
  line-height: 1.8;
}
.field label,
.hub-panel label:not(.hub-check) {
  font-size: var(--text-support);
  line-height: 1.6;
  font-weight: 600;
}
.field input,
.field select,
.hub-panel input:not([type="checkbox"]),
.hub-panel select,
.hub-panel textarea,
.field textarea {
  font-size: 17px;
  min-height: 48px;
}
.field .help,
.rangelegend,
.result .explain,
.disclaim,
.formnote,
.smalltag {
  font-size: var(--text-meta);
  line-height: 1.75;
}
.rangelegend {
  gap: 15px;
}
.row {
  font-size: var(--text-support);
  line-height: 1.75;
}
.bigmoney small {
  font-size: var(--text-support);
}
.check,
.hub-check,
.contact-form-panel .check,
.contact-form-panel .formnote {
  font-size: var(--text-meta);
  line-height: 1.8;
}
.check input,
.hub-check input {
  min-width: 20px;
  min-height: 20px;
}
.formcard > p,
.benefitgrid article,
.form-intro,
.local-note p,
.profile-intro,
.affiliation {
  font-size: var(--text-support);
  line-height: 1.8;
}
.utility button {
  font-size: var(--text-meta);
  padding: 12px;
  min-height: 44px;
}
.details summary {
  font-size: var(--text-support);
  line-height: 1.7;
}
.tool-disclosure summary small {
  font-size: 12px;
  letter-spacing: 1.2px;
}
.tool-disclosure summary strong {
  font-size: 32px;
}
.hub-panel legend {
  font-size: 29px;
}
.mode span {
  font-size: var(--text-meta);
  line-height: 1.6;
}
.hub-aside p,
.hub-aside li,
.aside-link {
  font-size: var(--text-support);
  line-height: 1.8;
}
.aside-disclaimer,
.form-status,
.stat-foot {
  font-size: var(--text-meta);
  line-height: 1.8;
}
.hub-divider span {
  font-size: var(--text-support);
}
.hub-points,
.stat-line span {
  font-size: var(--text-support);
}
.hub-stripe {
  font-size: 12px;
  line-height: 1.8;
  letter-spacing: 1px;
}
.stat-eyebrow {
  font-size: 12px;
}
.value-grid p,
.value-grid a,
.reading-aside ul,
.reading-aside p {
  font-size: var(--text-support);
  line-height: 1.8;
}
.value-grid article > span {
  font-size: 14px;
}
.resource-fine,
.fine-copy {
  font-size: var(--text-meta) !important;
  line-height: 1.8;
}
.resource-aside ul {
  font-size: var(--text-support);
}
.breadcrumbs {
  padding-block: 22px 0;
  font-size: var(--text-meta);
  line-height: 1.8;
}
.breadcrumbs ol {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}
.breadcrumbs li + li:before {
  content: "/";
  padding-right: 8px;
  color: #69766f;
}
.breadcrumbs a {
  text-underline-offset: 4px;
}
.faq-section {
  border-top: 1px solid #d7dcd9;
}
.faq-list {
  max-width: 880px;
}
.faq-list details {
  padding: 23px 0;
  border-bottom: 1px solid #d7dcd9;
}
.faq-list summary {
  cursor: pointer;
  font-size: 20px;
  font-weight: 600;
  line-height: 1.6;
}
.faq-list p {
  font-size: var(--text-body);
  line-height: 1.8;
  margin: 18px 0 0;
}
.source-note,
.article-byline {
  font-size: var(--text-meta);
  line-height: 1.8;
  max-width: 900px;
}
.source-note a {
  text-underline-offset: 4px;
}
.local-detail {
  margin-top: 42px;
}
.local-detail h2 {
  font-size: 35px;
}
.local-detail ul,
.financing-content ul {
  font-size: var(--text-body);
  line-height: 1.8;
  padding-left: 22px;
}
.local-detail li,
.financing-content li {
  margin-bottom: 14px;
}
.article-byline {
  margin-bottom: 35px;
}
.visually-hidden {
  position: absolute !important;
  width: 1px;
  height: 1px;
  padding: 0;
  overflow: hidden;
  clip-path: inset(50%);
  white-space: nowrap;
  border: 0;
}
.portrait-photo {
  display: block;
  width: 100%;
  aspect-ratio: 4/5;
  border: 16px solid #f0ede6;
  outline: 1px solid #dedbd2;
  background: #e2e7de;
}
.portrait-photo img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 30%;
}
@media (max-width: 1150px) {
  .site-navigation {
    gap: 16px;
  }
  .site-navigation a {
    font-size: 14px;
  }
  .wordmark-name {
    font-size: 25px;
  }
  .search-fields {
    grid-template-columns: 1fr 1fr;
  }
  .search-fields > div {
    border-bottom: 1px solid var(--line);
  }
  .search-fields > div:nth-child(even) {
    border-right: 0;
  }
  .search-fields > .button {
    grid-column: 1/-1;
    margin: 8px;
  }
  .header-inner {
    gap: 20px;
  }
  .footer-grid {
    grid-template-columns: 1fr 1fr;
    gap: 35px;
  }
}
@media (max-width: 980px) {
  .menu-toggle {
    font-size: 16px;
    min-height: 48px;
  }
  .site-navigation {
    max-height: calc(100svh - 140px);
    overflow: auto;
    overscroll-behavior: contain;
  }
  .site-navigation a {
    font-size: 17px;
    padding: 14px;
    min-height: 48px;
  }
  .no-js .site-navigation {
    max-height: none;
    overflow: visible;
  }
  .header-inner {
    min-height: 100px;
  }
  .topline {
    font-size: 11px;
  }
}
@media (max-width: 700px) {
  :root {
    --text-body: 16px;
    --text-support: 16px;
    --text-ui: 15px;
    --text-meta: 14px;
    --text-kicker: 12px;
  }
  .container,
  .wrap {
    width: calc(100% - 40px);
  }
  .wordmark-name {
    font-size: 24px;
  }
  .wordmark small {
    font-size: 10px;
    letter-spacing: 0.9px;
  }
  .topline {
    font-size: 11px;
    letter-spacing: 0.5px;
    line-height: 1.7;
  }
  .topline .container {
    text-align: center;
  }
  .menu-toggle {
    font-size: 15px;
    padding: 10px 12px;
  }
  .header-inner {
    min-height: 90px;
    gap: 12px;
  }
  .eyebrow,
  .estate-hero .eyebrow,
  .closing .eyebrow {
    font-size: 12px;
    letter-spacing: 1.1px;
  }
  .estate-hero h1 {
    font-size: clamp(36px, 10.5vw, 45px);
    line-height: 1.16;
  }
  .hero-actions {
    flex-direction: column;
    align-items: stretch;
    max-width: 340px;
  }
  .hero-actions .button {
    font-size: 15px;
    min-height: 54px;
  }
  .estate-hero p:not(.eyebrow) {
    max-width: 340px;
    font-size: 16px;
  }
  .hero-content {
    padding-top: 55px;
    padding-bottom: 130px;
  }
  .image-credit {
    font-size: 10px;
    line-height: 1.6;
    max-width: calc(100% - 30px);
    bottom: 60px;
  }
  .search-heading h2 {
    font-size: 29px;
  }
  .search-fields {
    grid-template-columns: 1fr;
  }
  .search-fields > div {
    border-right: 0;
    padding: 13px 14px;
  }
  .search-fields label {
    font-size: 14px;
  }
  .search-fields select {
    font-size: 16px;
    min-height: 44px;
  }
  .search-fields .button {
    font-size: 15px;
  }
  .search-note {
    font-size: 14px;
    line-height: 1.8;
  }
  .welcome-grid h2,
  .section-heading h2,
  .about-copy h2,
  .calculator-intro h2 {
    font-size: 34px;
    line-height: 1.25;
  }
  .community-grid {
    gap: 30px 16px;
  }
  .card-caption h3 {
    font-size: 25px;
  }
  .card-caption > span {
    font-size: 12px;
    line-height: 1.7;
    letter-spacing: 0.4px;
  }
  .pathways h2 {
    font-size: 38px;
  }
  .about-copy > p:not(.eyebrow):not(.affiliation),
  .welcome-grid p:not(.eyebrow),
  .intro-copy,
  .reading-layout article p,
  .resource-body p,
  .privacy-copy p,
  .pathways p:not(.eyebrow) {
    font-size: 16px;
  }
  .reading-layout article .large-copy,
  .resource-body .resource-intro {
    font-size: 18px;
  }
  .editorial-card h3 {
    font-size: 31px;
  }
  .page-intro h1,
  .resource-hero h1,
  .contact-hero h1,
  .hub-hero h1 {
    font-size: clamp(36px, 10vw, 44px);
  }
  .reading-layout h2,
  .local-detail h2 {
    font-size: 32px;
  }
  .calculator-sections .sectiontitle,
  .capture .sectiontitle {
    font-size: 31px;
    line-height: 1.25;
  }
  .tool-disclosure summary strong {
    font-size: 28px;
  }
  .footer-grid {
    grid-template-columns: 1fr;
    gap: 28px;
  }
  .footer-grid > .wordmark,
  .footer-grid > div:nth-child(2) {
    grid-column: auto;
  }
  .footer-grid p,
  .footer-grid a:not(.wordmark) {
    font-size: 16px;
  }
  .footer-bottom {
    font-size: 14px;
    gap: 15px;
  }
  .asset-disclosure {
    font-size: 14px;
  }
  .intro-grid figcaption {
    font-size: 13px;
    line-height: 1.7;
  }
  .hub-panel {
    padding: 25px 20px;
  }
  .mode-select {
    flex-direction: column;
  }
  .mode span {
    font-size: 14px;
  }
  .hub-stripe {
    font-size: 12px;
  }
  .hub-submit {
    font-size: 15px;
    padding-inline: 15px;
  }
  .hub-check {
    font-size: 14px;
  }
  .field label {
    font-size: 16px;
  }
  .calculator-sections input,
  .calculator-sections select,
  .contact-form-panel input,
  .contact-form-panel textarea,
  .hub-panel input:not([type="checkbox"]),
  .hub-panel select,
  .hub-panel textarea {
    font-size: 16px;
  }
  .faq-list summary {
    font-size: 18px;
  }
  .portrait-photo {
    border-width: 12px;
    aspect-ratio: 3/4;
  }
  .portrait-photo img {
    object-position: 50% 25%;
  }
  .source-note {
    font-size: 14px;
  }
}
@media (max-width: 360px) {
  .menu-toggle {
    gap: 0;
  }
  .menu-toggle span {
    display: none;
  }
}

/* Supplied homepage scenery: retain the editorial layout and reserve image space. */
.homepage-hero-picture { position: absolute; inset: 0; z-index: -3; }
.homepage-hero-picture .hero-art { z-index: auto; }
.estate-hero:has(.homepage-hero-picture) .hero-shade {
  background: linear-gradient(90deg, rgba(9,29,42,.88), rgba(9,29,42,.73) 52%, rgba(9,29,42,.3));
}
/* Balance the introduction independently of the legacy text-only grid. */
.welcome-grid {
  grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr);
  align-items: center;
  gap: clamp(36px, 5vw, 72px);
}
.welcome-grid > div { min-width: 0; max-width: none; }
.welcome-grid h2 { font-size: clamp(32px, 3vw, 44px); line-height: 1.2; }
.welcome-grid p:not(.eyebrow) { max-width: 62ch; }
.welcome-visual img {
  display: block;
  width: 100%;
  height: auto;
  aspect-ratio: 3 / 2;
  object-fit: cover;
  object-position: 40% 50%;
  margin-top: 24px;
}
@media (max-width: 1100px) {
  .welcome-grid {
    width: min(760px, calc(100% - 64px));
    grid-template-columns: minmax(0, 1fr);
    gap: 36px;
  }
}
@media (max-width: 700px) {
  .welcome-grid { width: calc(100% - 40px); gap: 28px; }
  .welcome-grid h2 { font-size: clamp(28px, 7.5vw, 34px); }
}
.community-card img { object-position: 50% 45%; }
@media (max-width: 700px) {
  .homepage-hero-picture .hero-art { object-position: 50% 50%; }
  .estate-hero:has(.homepage-hero-picture) .hero-shade { background: rgba(9,29,42,.73); }
}

/* Community guide imagery keeps architecture visible in a landscape frame. */
.community-intro .intro-grid img { height: auto; aspect-ratio: 3 / 2; object-position: 50% 45%; }
.community-card[href="community-sullivans-island.html"] img { object-position: 70% 50%; }
.community-card[href="community-north-charleston.html"] img { object-position: 40% 50%; }