:root{--bg:#f6f5f0;--surface:#fff;--surface-2:#efeee6;--ink:#1c2420;--muted:#5c6660;--line:#e0dfd4;--brand:#1e4d3b;--brand-hover:#17402f;--brand-deep:#143528;--brand-soft:#e4ece6;--on-brand:#f2efe6;--on-brand-muted:#bcc9be;--accent:#a8752b;--accent-bright:#c99a4b;--good:#2e7d4f;--good-soft:#e1efe6;--warn:#a06e14;--warn-soft:#f4ebd6;--lock:#7a6a4f;--shadow:0 1px 2px #1c24200f, 0 8px 24px #1c242012;--shadow-lift:0 2px 4px #1c242014, 0 14px 34px #1c24201f;--serif:"Iowan Old Style", "Palatino Linotype", Palatino, Georgia, serif;--sans:system-ui, "Segoe UI", Roboto, sans-serif;--cat-k1:#7a5a1e;--cat-k1-soft:#f3ead4;--cat-sale:#2e6e4e;--cat-sale-soft:#e0efe6;--cat-closing:#3a5a78;--cat-closing-soft:#e2eaf2;--cat-operating:#5c5470;--cat-operating-soft:#e9e6f0;--cat-taxes:#8a4a38;--cat-taxes-soft:#f4e6e1;--cat-insurance:#2f6b6b;--cat-insurance-soft:#dfeeee;--cat-other:#5c6660;--cat-other-soft:#ecebe3}@media (prefers-color-scheme:dark){:root{--bg:#101613;--surface:#182019;--surface-2:#1f2a22;--ink:#e8e6dc;--muted:#9aa69e;--line:#2a352c;--brand:#2c6049;--brand-hover:#357356;--brand-deep:#0f1f18;--brand-soft:#21322a;--on-brand:#edeae0;--on-brand-muted:#93a396;--accent:#c99a4b;--accent-bright:#d8ac5e;--good:#6fbe93;--good-soft:#1f3529;--warn:#d6a94e;--warn-soft:#33301e;--lock:#bba87f;--shadow:0 1px 2px #00000059, 0 8px 24px #0006;--shadow-lift:0 2px 4px #0006, 0 14px 34px #00000080;--cat-k1:#d9b366;--cat-k1-soft:#322a18;--cat-sale:#7cc49b;--cat-sale-soft:#1c3226;--cat-closing:#8fb2d4;--cat-closing-soft:#1d2938;--cat-operating:#b3a8ce;--cat-operating-soft:#282336;--cat-taxes:#d49484;--cat-taxes-soft:#34211c;--cat-insurance:#7fbfbf;--cat-insurance-soft:#16302f;--cat-other:#9aa69e;--cat-other-soft:#242b24}}*{box-sizing:border-box}html,body{margin:0;padding:0}body{background:var(--bg);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.55}h1,h2,h3{text-wrap:balance;margin:0}p{margin:0}button{font:inherit;cursor:pointer}a{color:var(--brand)}:focus-visible{outline:2px solid var(--accent);outline-offset:2px;border-radius:2px}@media (prefers-reduced-motion:reduce){*,:before,:after{transition:none!important;animation:none!important}}.eyebrow{letter-spacing:.14em;text-transform:uppercase;color:var(--accent);font-size:.72rem;font-weight:600}.btn{background:var(--brand);color:var(--on-brand);border:1px solid #0000;border-radius:6px;align-items:center;gap:.5rem;padding:.58rem 1.15rem;font-size:.92rem;font-weight:600;text-decoration:none;transition:background .15s,box-shadow .15s,transform .1s;display:inline-flex}.btn:hover{background:var(--brand-hover);box-shadow:var(--shadow)}.btn:active{transform:translateY(1px)}.btn-brass{background:var(--accent);color:#fff9ec}.btn-brass:hover{background:#96671f}.btn-ghost{color:var(--brand);border-color:var(--brand);background:0 0}.btn-ghost:hover{background:var(--brand-soft);box-shadow:none}.btn-quiet{color:var(--muted);border:1px solid var(--line);background:0 0}.btn-quiet:hover{color:var(--ink);border-color:var(--muted);box-shadow:none;background:0 0}.btn-ghost-light{color:var(--on-brand);background:0 0;border-color:#f2efe673}.btn-ghost-light:hover{box-shadow:none;background:#f2efe61f;border-color:#f2efe6cc}.chip{letter-spacing:.02em;border-radius:999px;align-items:center;gap:.35rem;padding:.2rem .6rem;font-size:.74rem;font-weight:600;display:inline-flex}.chip-good{background:var(--good-soft);color:var(--good)}.chip-warn{background:var(--warn-soft);color:var(--warn)}.chip-neutral{background:var(--surface-2);color:var(--muted)}.chip-dot{background:currentColor;border-radius:50%;width:6px;height:6px}.chip-cat{padding:.16rem .6rem;font-size:.72rem}.cat-k-1{background:var(--cat-k1-soft);color:var(--cat-k1)}.cat-sale-agreement{background:var(--cat-sale-soft);color:var(--cat-sale)}.cat-closing{background:var(--cat-closing-soft);color:var(--cat-closing)}.cat-operating-agreement{background:var(--cat-operating-soft);color:var(--cat-operating)}.cat-taxes{background:var(--cat-taxes-soft);color:var(--cat-taxes)}.cat-insurance{background:var(--cat-insurance-soft);color:var(--cat-insurance)}.cat-other{background:var(--cat-other-soft);color:var(--cat-other)}.pub-band-dark{background:radial-gradient(120% 160% at 85% -20%, #c99a4b24, transparent 45%), linear-gradient(160deg, var(--brand-hover), var(--brand) 55%, var(--brand-deep));color:var(--on-brand)}.pub-nav{justify-content:space-between;align-items:center;max-width:1060px;margin:0 auto;padding:1.5rem 2rem;display:flex}.wordmark{font-family:var(--serif);letter-spacing:.17em;text-transform:uppercase;color:var(--ink);font-size:2rem;font-weight:600;text-decoration:none;display:inline-block}.wordmark:after{content:"";background:var(--accent);border-radius:0;height:2px;margin-top:.22em;display:block}.wordmark-light{color:var(--on-brand)}.wordmark-light:after{background:var(--accent-bright)}.hero{max-width:1060px;margin:0 auto;padding:6rem 2rem 6.5rem}.hero .eyebrow{color:var(--accent-bright)}.hero h1{font-family:var(--serif);max-width:22ch;margin-top:1rem;font-size:clamp(2.3rem,5.2vw,3.6rem);font-weight:500;line-height:1.1}.hero p{max-width:54ch;color:var(--on-brand-muted);margin-top:1.5rem;font-size:1.1rem}.hero .actions{flex-wrap:wrap;gap:.9rem;margin-top:2.4rem;display:flex}.rule{border:0;border-top:1px solid var(--line);margin:0}.band{max-width:1060px;margin:0 auto;padding:4.5rem 2rem}.band h2{font-family:var(--serif);margin-top:.5rem;font-size:1.75rem;font-weight:500}.cols{grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:1.2rem;margin-top:2.2rem;display:grid}.card{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:1.7rem 1.6rem;transition:box-shadow .18s,transform .18s;position:relative;overflow:hidden}.card:before{content:"";background:linear-gradient(90deg, var(--brand), var(--accent));opacity:0;height:3px;transition:opacity .18s;position:absolute;top:0;left:0;right:0}.card:hover{box-shadow:var(--shadow-lift);transform:translateY(-2px)}.card:hover:before{opacity:1}.card h3{margin-bottom:.5rem;font-size:1.02rem}.card p{color:var(--muted);font-size:.93rem}.markets{flex-wrap:wrap;gap:2.5rem;margin-top:1.9rem;display:flex}.market{border-left:2px solid var(--accent);padding-left:1.1rem}.market .st{font-family:var(--serif);font-size:1.25rem}.market .nm{color:var(--muted);font-size:.88rem}.privacy-note{background:var(--surface-2);border-left:3px solid var(--accent);max-width:62ch;color:var(--muted);border-radius:0 8px 8px 0;margin-top:2.2rem;padding:1.5rem 1.8rem;font-size:.95rem}.pub-footer-band{background:var(--brand-deep);color:var(--on-brand-muted)}.pub-footer{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:2rem;max-width:1060px;margin:0 auto;padding:2.6rem 2rem;font-size:.85rem;display:flex}.pub-footer a{color:var(--on-brand);text-decoration:none}.pub-footer a:hover{color:var(--accent-bright)}.login-wrap{background:radial-gradient(110% 140% at 80% -10%, #1e4d3b1a, transparent 50%), var(--bg);justify-content:center;align-items:center;min-height:100vh;padding:2rem;display:flex}.login-card{background:var(--surface);border:1px solid var(--line);border-top:3px solid var(--accent);box-shadow:var(--shadow-lift);border-radius:12px;width:100%;max-width:430px;padding:2.6rem 2.4rem}.login-card .wordmark{font-size:1.15rem}.login-card h1{margin-top:1.6rem;font-size:1.25rem;font-weight:650}.login-card .sub{color:var(--muted);margin-top:.4rem;font-size:.9rem}.login-note{color:var(--muted);margin-top:1.2rem;font-size:.8rem}.dev-banner{border:1px dashed var(--warn);color:var(--warn);background:var(--warn-soft);border-radius:6px;margin-top:1.6rem;padding:.8rem 1rem;font-size:.8rem}.field{margin-top:1.2rem}.field label{margin-bottom:.35rem;font-size:.8rem;font-weight:600;display:block}.input,.select,.textarea{border:1px solid var(--line);background:var(--bg);width:100%;color:var(--ink);font:inherit;border-radius:6px;padding:.6rem .75rem;font-size:.95rem}.textarea{resize:vertical;min-height:90px}.input:focus,.select:focus,.textarea:focus{outline:2px solid var(--brand);outline-offset:0;border-color:#0000}.form-row{grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:0 1rem;display:grid}.notice{background:var(--good-soft);color:var(--good);border-left:3px solid;border-radius:6px;margin-top:1.4rem;padding:.7rem 1rem;font-size:.88rem;font-weight:600}.shell-nav{background:linear-gradient(165deg, var(--brand-hover), var(--brand) 60%, var(--brand-deep));z-index:10;border-bottom:1px solid #c99a4b59;position:sticky;top:0}.shell-nav-in{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:1rem;max-width:1060px;margin:0 auto;padding:.9rem 2rem;display:flex}.shell-nav .brandside{align-items:center;gap:.9rem;display:flex}.shell-nav .who{color:var(--on-brand-muted);align-items:center;gap:.8rem;font-size:.85rem;display:flex}.avatar{width:32px;height:32px;color:var(--on-brand);background:#f2efe629;border:1px solid #f2efe659;border-radius:50%;flex-shrink:0;justify-content:center;align-items:center;font-size:.72rem;font-weight:700;display:inline-flex}.avatar-accent{background:var(--accent);border-color:var(--accent);color:#fff9ec}.portal-badge{letter-spacing:.1em;text-transform:uppercase;color:var(--accent-bright);border:1px solid #c99a4b80;border-radius:4px;padding:.16rem .5rem;font-size:.68rem;font-weight:700}.shell-main{max-width:1060px;margin:0 auto;padding:2.6rem 2rem 7rem}.shell-main>h1{font-family:var(--serif);font-size:1.95rem;font-weight:500}.shell-main>.sub{color:var(--muted);margin-top:.4rem;font-size:.95rem}.llc-grid{grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:1.3rem;margin-top:2rem;display:grid}.llc-card{text-align:left;background:var(--surface);border:1px solid var(--line);color:inherit;border-radius:12px;flex-direction:column;padding:0;text-decoration:none;transition:border-color .16s,box-shadow .18s,transform .18s;display:flex;overflow:hidden}.llc-card:hover{border-color:var(--brand);box-shadow:var(--shadow-lift);transform:translateY(-2px)}.llc-card-head{align-items:center;gap:.9rem;padding:1.3rem 1.5rem 0;display:flex}.monogram{background:linear-gradient(150deg, var(--brand), var(--brand-deep));width:42px;height:42px;color:var(--accent-bright);font-family:var(--serif);letter-spacing:.04em;border-radius:10px;flex-shrink:0;justify-content:center;align-items:center;font-size:1rem;font-weight:700;display:inline-flex}.llc-card h3{font-family:var(--serif);font-size:1.1rem;font-weight:600;line-height:1.3}.llc-card .loc{color:var(--muted);margin-top:.2rem;font-size:.85rem}.llc-card-body{flex-direction:column;flex:1;gap:.9rem;padding:.9rem 1.5rem 1.4rem;display:flex}.llc-card .meta{border-top:1px solid var(--line);color:var(--muted);gap:1.4rem;margin-top:auto;padding-top:.9rem;font-size:.8rem;display:flex}.llc-card .meta b{color:var(--ink);font-variant-numeric:tabular-nums;font-size:.95rem;display:block}.backlink{color:var(--muted);background:0 0;border:0;align-items:center;gap:.4rem;padding:0;font-size:.85rem;font-weight:600;text-decoration:none;display:inline-flex}.backlink:hover{color:var(--brand)}.llc-head{flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:1.5rem;margin-top:1.4rem;display:flex}.llc-head h1{font-family:var(--serif);font-size:1.85rem;font-weight:500}.llc-head .loc{color:var(--muted);margin-top:.35rem}.tabs{border-bottom:1px solid var(--line);gap:1.6rem;margin-top:2.2rem;display:flex}.tab{color:var(--muted);background:0 0;border:0;border-bottom:2px solid #0000;margin-bottom:-1px;padding:.7rem .1rem;font-size:.92rem;font-weight:600;text-decoration:none;transition:color .14s}.tab:hover{color:var(--ink)}.tab.on{color:var(--ink);border-bottom-color:var(--accent)}.tabpane{padding-top:1.6rem}.filters{flex-wrap:wrap;gap:.5rem;margin-bottom:1.2rem;display:flex}.filter{border:1px solid var(--line);background:var(--surface);color:var(--muted);border-radius:999px;padding:.28rem .85rem;font-size:.8rem;font-weight:600;text-decoration:none;transition:border-color .14s,color .14s}.filter:hover{border-color:var(--brand);color:var(--brand)}.filter.on{background:var(--brand);border-color:var(--brand);color:var(--on-brand)}.doc-table-wrap{border:1px solid var(--line);background:var(--surface);box-shadow:var(--shadow);border-radius:10px;overflow-x:auto}table.docs{border-collapse:collapse;width:100%;min-width:640px;font-size:.9rem}table.docs th{text-align:left;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);border-bottom:1px solid var(--line);background:var(--surface-2);padding:.85rem 1.1rem;font-size:.7rem}table.docs td{border-bottom:1px solid var(--line);padding:.85rem 1.1rem}table.docs tbody tr{transition:background .12s}table.docs tbody tr:hover{background:var(--surface-2)}table.docs tr:last-child td{border-bottom:0}table.docs .dname{font-weight:600}table.docs .dcat{color:var(--muted);font-size:.82rem}table.docs .num{font-variant-numeric:tabular-nums;color:var(--muted)}.locknote{color:var(--lock);align-items:center;gap:.3rem;font-size:.74rem;font-weight:600;display:inline-flex}.dl{border:1px solid var(--line);color:var(--brand);background:0 0;border-radius:6px;padding:.32rem .85rem;font-size:.8rem;font-weight:600;text-decoration:none;transition:background .14s,border-color .14s;display:inline-block}.dl:hover{border-color:var(--brand);background:var(--brand-soft)}.empty{border:1px dashed var(--line);text-align:center;color:var(--muted);background:var(--surface);border-radius:10px;padding:2.6rem 2rem;font-size:.92rem}.timeline{flex-direction:column;gap:1.6rem;max-width:680px;display:flex}.update{background:var(--surface);border:1px solid var(--line);box-shadow:var(--shadow);border-radius:12px;overflow:hidden}.update .body{padding:1.15rem 1.4rem 1.4rem}.update .date{letter-spacing:.08em;text-transform:uppercase;color:var(--accent);font-size:.74rem;font-weight:700}.update h3{margin-top:.35rem;font-size:1.05rem}.update p{color:var(--muted);white-space:pre-wrap;margin-top:.45rem;font-size:.9rem}.update-photos{grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:2px;display:grid}.update-photos img{object-fit:cover;width:100%;height:220px;display:block}.ops-shell{align-items:stretch;min-height:100vh;display:flex}.ops-side{background:linear-gradient(180deg, var(--brand-hover), var(--brand) 45%, var(--brand-deep));border-right:1px solid #c99a4b59;flex-direction:column;flex-shrink:0;width:225px;height:100vh;padding:1.6rem 1rem 1.2rem;display:flex;position:sticky;top:0;overflow-y:auto}.ops-side-top{padding:0 .6rem .4rem}.ops-side-nav{flex-direction:column;flex:1;gap:.25rem;margin-top:1.4rem;display:flex}.ops-side-link{color:var(--on-brand-muted);border-left:3px solid #0000;border-radius:7px;padding:.6rem .9rem;font-size:.92rem;font-weight:600;text-decoration:none;transition:background .13s,color .13s;display:block}.ops-side-link:hover{color:var(--on-brand);background:#f2efe614}.ops-side-link.on{color:var(--accent-bright);border-left-color:var(--accent-bright);background:#c99a4b29;border-radius:0 7px 7px 0}.ops-side-sep{border-top:1px solid #f2efe629;margin:.8rem .4rem}.ops-side-user{color:var(--on-brand-muted);border-top:1px solid #f2efe629;flex-wrap:wrap;align-items:center;gap:.55rem;padding:.9rem .5rem 0;font-size:.84rem;display:flex}.ops-side-name{text-overflow:ellipsis;white-space:nowrap;flex:1;min-width:0;overflow:hidden}.ops-main{flex:1;min-width:0;max-width:1150px;padding:2.4rem 2.6rem 7rem;position:relative}.ops-quick{white-space:nowrap;padding:.45rem .95rem;font-size:.82rem;position:absolute;top:2.3rem;right:2.6rem}.ops-main>h1{font-family:var(--serif);font-size:1.95rem;font-weight:500}.ops-main>.sub{color:var(--muted);margin-top:.4rem;font-size:.95rem}@media (max-width:860px){.ops-shell{display:block}.ops-side{border-bottom:1px solid #c99a4b59;border-right:0;flex-flow:wrap;align-items:center;gap:.4rem;width:auto;height:auto;padding:.8rem 1rem;position:static}.ops-side-top{padding:0 .6rem 0 0}.ops-side-top .portal-badge{display:none!important}.ops-side-nav{flex-direction:row;flex:1;gap:.2rem;margin-top:0}.ops-side-link{border-left:0;padding:.4rem .7rem}.ops-side-link.on{border-radius:7px}.ops-side-sep{display:none}.ops-side-user{border-top:0;padding:0}.ops-side-name{display:none}.ops-main{padding:1.6rem 1rem 5rem}.ops-quick{z-index:60;border-radius:999px;padding:.6rem 1.1rem;position:fixed;top:auto;bottom:1.2rem;right:1.2rem;box-shadow:0 6px 18px #00000040}}.jprog{background:var(--surface-2);border:1px solid var(--line);border-radius:999px;height:8px;overflow:hidden}.jprog>i{background:linear-gradient(90deg, var(--brand), var(--accent));border-radius:999px;height:100%;display:block}.job-actions{flex-wrap:wrap;gap:.5rem;margin-top:1rem;display:flex}.job-actions .btn{padding:.4rem .85rem;font-size:.8rem}.wx{background:var(--surface);border:1px solid var(--line);border-radius:12px;flex-wrap:wrap;align-items:center;gap:1.4rem;margin-top:1.2rem;padding:.85rem 1.1rem;display:flex}.wx-now{align-items:baseline;gap:.5rem;display:flex}.wx-now-icon{font-size:1.5rem}.wx-now-temp{font-size:1.35rem;font-weight:700}.wx-now-label{color:var(--muted);font-size:.78rem}.wx-days{flex-wrap:wrap;gap:1rem;display:flex}.wx-day{text-align:center;min-width:44px}.wx-dow{color:var(--muted);text-transform:uppercase;letter-spacing:.04em;font-size:.7rem;font-weight:700}.wx-icon{font-size:1.05rem;line-height:1.5}.wx-temps{font-size:.78rem;font-weight:650}.wx-temps span{color:var(--muted);font-weight:400}.wx-precip{color:var(--accent);font-size:.68rem;font-weight:650}.gantt{border:1px solid var(--line);background:var(--surface);box-shadow:var(--shadow);border-radius:10px;padding:1rem 1.2rem;overflow-x:auto}.gantt-head{color:var(--muted);justify-content:space-between;min-width:300px;margin:0 0 .7rem 196px;font-size:.72rem;display:flex}.gantt-row{grid-template-columns:186px 1fr;align-items:center;gap:10px;min-width:480px;padding:.3rem 0;display:grid}.gantt-label .t{font-size:.86rem;font-weight:600;line-height:1.25}.gantt-label .m{color:var(--muted);font-size:.72rem}.gantt-track{background:var(--surface-2);border:1px solid var(--line);border-radius:5px;height:18px;position:relative}.gantt-bar{border-radius:5px;position:absolute;top:-1px;bottom:-1px}.gantt-today{background:var(--accent);z-index:1;width:2px;position:absolute;top:-5px;bottom:-5px}.g-active{background:linear-gradient(90deg, var(--brand), var(--accent))}.g-upcoming{background:var(--brand-soft);border:1px solid var(--brand)}.g-late{background:var(--warn-soft);border:1px solid var(--warn)}.g-complete{background:var(--good-soft);border:1px solid var(--good)}.stats{grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:1rem;margin-top:2rem;display:grid}.stat{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:1.15rem 1.35rem;position:relative;overflow:hidden}.stat:before{content:"";background:linear-gradient(180deg, var(--accent), var(--brand));width:3px;position:absolute;top:0;bottom:0;left:0}.stat .k{letter-spacing:.06em;text-transform:uppercase;color:var(--muted);font-size:.74rem;font-weight:700}.stat .v{font-size:1.75rem;font-family:var(--serif);font-variant-numeric:tabular-nums;margin-top:.2rem}.admin-section{margin-top:2.6rem}.admin-section h2{margin-bottom:1rem;font-size:1.05rem;font-weight:650}.admin-card{background:var(--surface);border:1px solid var(--line);box-shadow:var(--shadow);border-radius:12px;padding:1.6rem}.admin-grid{grid-template-columns:repeat(auto-fit,minmax(320px,1fr));gap:1.2rem;display:grid}