:root {
  color-scheme: light;
  --ink: #14201f;
  --ink-soft: #2f403d;
  --muted: #6d7b75;
  --paper: #f7f5ee;
  --paper-2: #ebe7dc;
  --card: #ffffff;
  --river: #1c7890;
  --river-deep: #0b5266;
  --cedar: #59745f;
  --copper: #be6b42;
  --sand: #dbd3c3;
  --line: rgba(20, 32, 31, 0.14);
  --shadow: 0 26px 70px rgba(14, 27, 28, 0.16);
  --radius: 8px;
  --max: 1180px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

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

a {
  color: inherit;
}

.site-header {
  position: fixed;
  z-index: 20;
  top: 0;
  left: 0;
  right: 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 18px clamp(18px, 4vw, 48px);
  color: #fff;
  background: linear-gradient(180deg, rgba(6, 14, 14, 0.72), rgba(6, 14, 14, 0));
  transition:
    background 180ms ease,
    color 180ms ease,
    border-color 180ms ease,
    padding 180ms ease;
}

.site-header.scrolled {
  padding-block: 12px;
  color: var(--ink);
  background: rgba(247, 245, 238, 0.9);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  text-decoration: none;
  font-size: 14px;
  font-weight: 760;
}

.brand-mark {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  height: 34px;
  width: 64px;
  border: 1px solid currentColor;
  border-radius: 999px;
  font-size: 12px;
  letter-spacing: 0;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: clamp(14px, 2vw, 28px);
  font-size: 13px;
  font-weight: 680;
}

.nav-links a {
  text-decoration: none;
  opacity: 0.88;
}

.nav-links a:hover {
  opacity: 1;
}

.hero {
  position: relative;
  min-height: 94vh;
  overflow: hidden;
  isolation: isolate;
  display: grid;
  align-items: end;
  padding: 140px clamp(18px, 5vw, 64px) 48px;
}

.hero-media,
.hero-shade {
  position: absolute;
  inset: 0;
}

.hero-media {
  z-index: -3;
  background:
    linear-gradient(115deg, rgba(12, 31, 32, 0.16), rgba(12, 31, 32, 0.02)),
    url("https://upload.wikimedia.org/wikipedia/commons/0/09/Lake_austin_2005.jpg")
      center / cover no-repeat;
  transform: scale(1.02);
}

.hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    radial-gradient(circle at 76% 22%, rgba(28, 120, 144, 0.26), transparent 28%),
    radial-gradient(circle at 15% 88%, rgba(190, 107, 66, 0.18), transparent 32%);
  mix-blend-mode: screen;
}

.hero-shade {
  z-index: -2;
  background:
    linear-gradient(90deg, rgba(7, 17, 18, 0.88) 0%, rgba(7, 17, 18, 0.66) 48%, rgba(7, 17, 18, 0.18) 100%),
    linear-gradient(0deg, rgba(7, 17, 18, 0.88) 0%, rgba(7, 17, 18, 0.05) 56%);
}

.hero-content {
  width: min(100%, var(--max));
  margin-inline: auto;
  color: #fff;
}

.context-line {
  max-width: 780px;
  margin: 0 0 18px;
  color: rgba(255, 255, 255, 0.76);
  font-size: 13px;
  line-height: 1.6;
}

.hero h1 {
  max-width: 980px;
  margin: 0;
  font-size: clamp(52px, 9vw, 116px);
  line-height: 0.92;
  letter-spacing: 0;
  text-wrap: balance;
}

.hero h1 span {
  color: #bfe5ec;
}

.hero-copy {
  max-width: 760px;
  margin: 26px 0 0;
  color: rgba(255, 255, 255, 0.86);
  font-size: clamp(18px, 2vw, 24px);
  line-height: 1.46;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 34px;
}

.button {
  display: inline-flex;
  min-height: 46px;
  align-items: center;
  justify-content: center;
  border-radius: 999px;
  padding: 12px 20px;
  font-size: 14px;
  font-weight: 760;
  text-decoration: none;
  transition:
    transform 160ms ease,
    background 160ms ease,
    border-color 160ms ease;
}

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

.button.primary {
  color: var(--ink);
  background: #f4f0e7;
}

.button.secondary {
  color: #fff;
  border: 1px solid rgba(255, 255, 255, 0.42);
  background: rgba(255, 255, 255, 0.08);
}

.hero-cards {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 12px;
  margin-top: 58px;
}

.hero-cards article {
  min-height: 158px;
  padding: 20px;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.11);
  backdrop-filter: blur(18px);
}

.hero-cards span,
.fact-grid span,
.rental-metrics span,
.water-card span {
  display: block;
  color: inherit;
  opacity: 0.72;
  font-size: 12px;
  font-weight: 760;
  line-height: 1.3;
  text-transform: uppercase;
}

.hero-cards strong {
  display: block;
  margin-top: 12px;
  font-size: clamp(25px, 2.5vw, 38px);
  line-height: 1;
}

.hero-cards p {
  margin: 12px 0 0;
  color: rgba(255, 255, 255, 0.76);
  font-size: 14px;
  line-height: 1.45;
}

.section {
  width: min(100% - 36px, var(--max));
  margin: 0 auto;
  padding: 86px 0;
}

.section-heading {
  max-width: 880px;
  margin-bottom: 34px;
}

.section-heading.split {
  display: grid;
  grid-template-columns: minmax(0, 1.1fr) minmax(280px, 0.72fr);
  gap: 42px;
  max-width: none;
  align-items: end;
}

.section-label {
  margin: 0 0 10px;
  color: var(--copper);
  font-size: 12px;
  font-weight: 840;
  text-transform: uppercase;
}

.section h2,
.thesis-panel h2 {
  margin: 0;
  font-size: clamp(34px, 5vw, 62px);
  line-height: 1.02;
  letter-spacing: 0;
  text-wrap: balance;
}

.section-heading p:not(.section-label),
.thesis-copy p,
.water-copy p,
.rental p,
.decision-card p,
.comp-notes p {
  margin: 0;
  color: var(--ink-soft);
  font-size: 17px;
  line-height: 1.65;
}

.decision-grid {
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr;
  gap: 14px;
}

.decision-card,
.comp-notes article,
.risk-grid article,
.source-groups article,
.fact-grid article {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.72);
  box-shadow: 0 12px 40px rgba(20, 32, 31, 0.06);
}

.decision-card {
  padding: 26px;
}

.decision-card.valuation-primary {
  color: #fff;
  background:
    linear-gradient(145deg, rgba(20, 32, 31, 0.96), rgba(11, 82, 102, 0.9)),
    var(--ink);
}

.decision-card.valuation-primary p {
  color: rgba(255, 255, 255, 0.84);
}

.decision-card h3,
.comp-notes h3,
.risk-grid h3,
.source-groups h3 {
  margin: 0 0 12px;
  font-size: 20px;
  line-height: 1.15;
}

.offer-scale {
  margin-top: 28px;
}

.scale-track {
  position: relative;
  height: 10px;
  border-radius: 999px;
  background: rgba(255, 255, 255, 0.2);
}

.scale-track .fill {
  position: absolute;
  inset: 0 auto 0 0;
  border-radius: inherit;
  background: linear-gradient(90deg, #cfe8ed, #be6b42);
}

.mark {
  position: absolute;
  bottom: 18px;
  transform: translateX(-50%);
  font-size: 12px;
  font-weight: 800;
  white-space: nowrap;
}

.scale-labels {
  display: flex;
  justify-content: space-between;
  gap: 10px;
  margin-top: 14px;
  color: rgba(255, 255, 255, 0.66);
  font-size: 12px;
  font-weight: 680;
}

.thesis {
  width: 100%;
  max-width: none;
  padding: 0;
  background: var(--ink);
}

.thesis-panel {
  display: grid;
  grid-template-columns: minmax(0, 0.85fr) minmax(300px, 1fr);
  gap: 48px;
  width: min(100% - 36px, var(--max));
  margin: 0 auto;
  padding: 72px 0;
  color: #fff;
}

.thesis-copy {
  display: grid;
  gap: 22px;
}

.thesis-copy p {
  color: rgba(255, 255, 255, 0.78);
}

.table-wrap {
  overflow-x: auto;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--card);
  box-shadow: var(--shadow);
}

table {
  width: 100%;
  border-collapse: collapse;
  min-width: 880px;
}

th,
td {
  padding: 20px;
  border-bottom: 1px solid var(--line);
  text-align: left;
  vertical-align: top;
}

thead th {
  color: var(--muted);
  background: #f4f1e9;
  font-size: 12px;
  font-weight: 840;
  text-transform: uppercase;
}

tbody tr:last-child td {
  border-bottom: 0;
}

td {
  color: var(--ink-soft);
  font-size: 15px;
  line-height: 1.52;
}

td strong {
  color: var(--ink);
}

td span {
  display: block;
  margin-top: 6px;
  color: var(--muted);
  font-size: 13px;
}

td .source-inline {
  display: inline-flex;
  margin-top: 9px;
  color: var(--river-deep);
  font-size: 12px;
  font-weight: 780;
  text-decoration-color: rgba(11, 82, 102, 0.28);
  text-underline-offset: 3px;
}

.weight {
  display: inline-flex;
  align-items: center;
  border-radius: 999px;
  padding: 6px 10px;
  font-size: 12px;
  font-weight: 820;
  white-space: nowrap;
}

.weight.high {
  color: #fff;
  background: var(--river-deep);
}

.weight.low {
  color: var(--ink);
  background: #e4d6c9;
}

.weight.none {
  color: #fff;
  background: #5c625f;
}

.comp-notes {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
  margin-top: 14px;
}

.comp-notes article {
  padding: 24px;
}

.facts {
  width: 100%;
  max-width: none;
  padding-inline: max(18px, calc((100vw - var(--max)) / 2));
  background: linear-gradient(180deg, #ebe7dc, #f7f5ee);
}

.fact-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
}

.fact-grid article {
  min-height: 170px;
  padding: 24px;
}

.fact-grid span {
  color: var(--river-deep);
  opacity: 1;
}

.fact-grid strong {
  display: block;
  margin-top: 12px;
  font-size: clamp(28px, 3vw, 42px);
  line-height: 1;
}

.fact-grid p {
  margin: 14px 0 0;
  color: var(--ink-soft);
  font-size: 14px;
  line-height: 1.5;
}

.water {
  display: grid;
  grid-template-columns: minmax(0, 1fr) 320px;
  gap: 42px;
  align-items: center;
}

.water-copy ul {
  display: grid;
  gap: 12px;
  margin: 24px 0 0;
  padding-left: 20px;
  color: var(--ink-soft);
  font-size: 16px;
  line-height: 1.55;
}

.water-card {
  display: grid;
  min-height: 260px;
  align-content: center;
  padding: 28px;
  border-radius: var(--radius);
  color: #fff;
  background:
    linear-gradient(145deg, rgba(28, 120, 144, 0.92), rgba(20, 32, 31, 0.92)),
    var(--river-deep);
  box-shadow: var(--shadow);
}

.water-card strong {
  font-size: clamp(58px, 7vw, 92px);
  line-height: 0.94;
}

.water-card span {
  margin-top: 18px;
  font-size: 15px;
  line-height: 1.45;
  text-transform: none;
}

.risk-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
}

.risk-grid article {
  min-height: 210px;
  padding: 24px;
}

.risk-grid p {
  margin: 0;
  color: var(--ink-soft);
  font-size: 15px;
  line-height: 1.55;
}

.risk-grid strong {
  display: block;
  margin-top: 20px;
  color: var(--copper);
  font-size: 22px;
}

.rental {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(320px, 1fr);
  gap: 42px;
  align-items: center;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.rental-metrics {
  display: grid;
  gap: 12px;
}

.rental-metrics article {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 18px;
  padding: 20px 22px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: #fff;
}

.rental-metrics strong {
  color: var(--river-deep);
  font-size: clamp(24px, 3vw, 36px);
}

.sources {
  padding-bottom: 46px;
}

.source-groups {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
}

.source-groups article {
  padding: 22px;
}

.source-groups a {
  display: block;
  margin-top: 11px;
  color: var(--river-deep);
  font-size: 14px;
  line-height: 1.35;
  text-decoration-color: rgba(11, 82, 102, 0.28);
  text-underline-offset: 3px;
}

.footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 28px clamp(18px, 5vw, 64px);
  color: rgba(255, 255, 255, 0.78);
  background: var(--ink);
}

.footer p {
  max-width: 820px;
  margin: 0;
  font-size: 13px;
  line-height: 1.5;
}

.footer a {
  color: #fff;
  font-size: 13px;
  font-weight: 780;
  text-decoration: none;
  white-space: nowrap;
}

@media (max-width: 940px) {
  .site-header {
    position: absolute;
  }

  .nav-links {
    display: none;
  }

  .hero {
    min-height: auto;
    padding-top: 118px;
  }

  .hero-cards,
  .decision-grid,
  .section-heading.split,
  .thesis-panel,
  .fact-grid,
  .water,
  .risk-grid,
  .rental,
  .source-groups {
    grid-template-columns: 1fr;
  }

  .hero-cards article,
  .fact-grid article,
  .risk-grid article {
    min-height: auto;
  }

  .section {
    padding: 64px 0;
  }

  .thesis-panel {
    padding: 58px 0;
  }
}

@media (max-width: 620px) {
  .hero {
    padding-inline: 16px;
    padding-bottom: 28px;
  }

  .hero h1 {
    font-size: clamp(40px, 12vw, 52px);
  }

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

  .button {
    width: 100%;
  }

  .section {
    width: min(100% - 28px, var(--max));
  }

  .decision-card,
  .comp-notes article,
  .risk-grid article,
  .source-groups article,
  .fact-grid article {
    padding: 20px;
  }

  .comp-notes {
    grid-template-columns: 1fr;
  }

  .rental-metrics article {
    display: grid;
  }

  .footer {
    display: grid;
  }
}