/* jonmickrealestate.com
   Photo led and editorial. Archivo Expanded headlines, crisp white and warm sand
   sections, cobalt to violet accents from the MICK mark, a touch of sunset orange.
   No dark page backgrounds: dark only ever sits on a photo. */
:root{
  --ink:#141a2a; --ink2:#3b4566; --mute:#717a96; --line:#e3e6ef; --line2:#d3d8e6;
  --paper:#fff; --sand:#f7f3ee; --mist:#f2f4fa;
  --cobalt:#a8481f; --violet:#c46a3f; --sky:#d9a27c; --sun:#b9532a;
  --grad:linear-gradient(100deg,#141a2a,#141a2a);
  --x:'Archivo',system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  --r:16px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
html.smooth{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.65 var(--x);overflow-x:hidden}
img{max-width:100%;display:block}
a{color:var(--cobalt)}
.wrap{max-width:1280px;margin:0 auto;padding:0 28px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
h1,h2,h3{font-family:var(--x);font-stretch:125%;font-weight:800;letter-spacing:-.025em;line-height:1.02;margin:0;color:var(--ink)}
.hl{background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.kick{display:inline-flex;align-items:center;gap:10px;font:700 12px/1 var(--x);font-stretch:115%;letter-spacing:2.4px;text-transform:uppercase;color:var(--cobalt)}
.kick:before{content:"";width:26px;height:3px;background:var(--grad)}
.prog{position:fixed;top:0;left:0;height:3px;width:0;background:var(--grad);z-index:70}

/* header: sits on the hero photo, turns solid on scroll and on inner scroll */
.hdr{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .3s,box-shadow .3s,color .3s;color:#fff}
.hdr .in{display:flex;align-items:center;gap:22px;height:84px}
.hdr.solid{background:rgba(255,255,255,.96);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);box-shadow:0 1px 0 var(--line);color:var(--ink)}
.logo{display:flex;align-items:center;gap:12px;color:inherit;text-decoration:none}
.logo .wm{height:50px;width:auto}
.logo .wm .ink{fill:currentColor}
.logo .wm .jon{stroke:#ff8a3d}
.logo .wm .key{fill:#ff6a33}
.nav{display:flex;align-items:center;gap:2px;margin-left:auto}
.nav a{color:inherit;text-decoration:none;font-weight:600;font-size:15px;padding:10px 13px;border-radius:10px;white-space:nowrap;opacity:.92}
.nav a:hover{opacity:1;background:rgba(127,140,180,.16)}
.nav a.call{margin-left:10px;background:#fff;color:var(--ink);font-weight:800;padding:12px 18px;opacity:1}
.hdr.solid .nav a.call{background:var(--ink);color:#fff}
.nav a.call:hover{background:var(--cobalt);color:#fff}
.burger{display:none;margin-left:auto;background:none;border:0;padding:10px;cursor:pointer;color:inherit}
.burger span{display:block;width:26px;height:2px;background:currentColor;margin:6px 0;border-radius:2px}
.mcall{display:none}

/* hero */
.hero{position:relative;min-height:max(680px,100svh);display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:#3b3a52}
.hero .bg{position:absolute;inset:0}
.hero .bg img{width:100%;height:100%;object-fit:cover;object-position:50% 40%;transform:scale(1.06);animation:kb 18s ease-out forwards}
@keyframes kb{to{transform:scale(1)}}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,18,30,.55) 0%,rgba(14,18,30,0) 26%,rgba(14,18,30,0) 42%,rgba(14,18,30,.78) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-bottom:46px}
.loc{display:inline-flex;align-items:center;gap:10px;font:700 12px/1 var(--x);font-stretch:115%;letter-spacing:2.6px;text-transform:uppercase;padding:10px 14px;border-radius:99px;background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.3);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}
.loc i{width:7px;height:7px;border-radius:50%;background:#4dffc3;box-shadow:0 0 12px #4dffc3}
.hero h1{color:#fff;font-size:clamp(3rem,8.4vw,7.6rem);line-height:.92;letter-spacing:-.04em;margin:22px 0 18px;max-width:1100px;text-shadow:0 4px 40px rgba(0,0,0,.25)}
.hero h1 em{font-style:normal;color:#ffd2b8}
.hero .sub{font-size:clamp(1.05rem,1.6vw,1.25rem);max-width:620px;margin:0 0 30px;color:rgba(255,255,255,.92)}
.rise{animation:rise 1s cubic-bezier(.2,.8,.2,1) both}
.rise.d1{animation-delay:.08s}.rise.d2{animation-delay:.18s}.rise.d3{animation-delay:.3s}
@keyframes rise{from{opacity:0;transform:translateY(26px)}}

/* search console */
.console{display:grid;grid-template-columns:1.4fr 1fr 1fr .8fr auto;background:#fff;border-radius:18px;padding:8px;box-shadow:0 30px 70px -20px rgba(5,10,30,.6);max-width:1060px;color:var(--ink)}
.console label{display:block;padding:10px 18px;border-right:1px solid var(--line);cursor:pointer}
.console label:nth-child(4){border-right:0}
.console small{display:block;font:700 10.5px/1 var(--x);font-stretch:115%;letter-spacing:1.6px;text-transform:uppercase;color:var(--mute);margin-bottom:6px}
.console select{width:100%;border:0;background:none;font:700 16.5px/1.2 var(--x);color:var(--ink);padding:0;outline:none;cursor:pointer;-webkit-appearance:none;appearance:none}
.console button{border:0;border-radius:13px;background:var(--grad);color:#fff;font:800 16px/1 var(--x);font-stretch:110%;padding:0 30px;cursor:pointer;display:flex;align-items:center;gap:10px;white-space:nowrap;transition:filter .2s}
.console button:hover{filter:brightness(1.12)}
.quick{display:flex;flex-wrap:wrap;gap:10px;margin-top:16px}
.quick a{color:#fff;text-decoration:none;font-weight:600;font-size:14.5px;padding:9px 14px;border-radius:99px;background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.28);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);transition:background .2s}
.quick a:hover{background:rgba(255,255,255,.28)}
.agent-chip{position:absolute;right:28px;bottom:150px;z-index:3;display:flex;align-items:center;gap:14px;padding:10px 18px 10px 10px;border-radius:99px;background:rgba(255,255,255,.16);border:1px solid rgba(255,255,255,.32);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);color:#fff;text-decoration:none}
.agent-chip img{width:54px;height:54px;border-radius:50%;object-fit:cover;border:2px solid #fff}
.agent-chip b{display:block;font-size:15px;font-stretch:110%}
.agent-chip small{font-size:12.5px;opacity:.85}

/* sections */
section{padding:110px 0;position:relative}
.sand{background:var(--sand)}
.mist{background:var(--mist)}
.sh{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:44px;flex-wrap:wrap}
.sh h2{font-size:clamp(2.2rem,5vw,4.2rem);margin-top:16px;max-width:820px}
.sh p{max-width:460px;color:var(--ink2);margin:0}
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 26px;border-radius:13px;font:800 15.5px/1 var(--x);font-stretch:108%;text-decoration:none;border:0;cursor:pointer;transition:transform .2s,background .2s,box-shadow .2s}
.btn.p{background:var(--ink);color:#fff}
.btn.p:hover{background:var(--cobalt);transform:translateY(-2px)}
.btn.g{background:var(--grad);color:#fff;box-shadow:0 14px 30px -14px rgba(240,90,40,.8)}
.btn.g:hover{transform:translateY(-2px)}
.btn.o{background:transparent;color:var(--ink);box-shadow:inset 0 0 0 2px var(--ink)}
.btn.o:hover{background:var(--ink);color:#fff}
.btn .ar{transition:transform .2s}.btn:hover .ar{transform:translateX(4px)}
.acts{display:flex;flex-wrap:wrap;gap:12px}

/* listings rail */
.rail{display:grid;grid-auto-flow:column;grid-auto-columns:minmax(300px,1fr);gap:20px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 2px 18px;scrollbar-width:thin}
.rail.n3{grid-auto-columns:minmax(300px,calc((100% - 40px)/3))}
.lc{scroll-snap-align:start;text-decoration:none;color:var(--ink);display:block}
.lc .ph{display:block;position:relative;aspect-ratio:4/3;border-radius:var(--r);overflow:hidden;background:var(--mist)}
.lc .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s cubic-bezier(.2,.8,.2,1)}
.lc:hover .ph img{transform:scale(1.05)}
.lc .tag{position:absolute;left:12px;top:12px;background:#fff;color:var(--ink);font:800 11px/1 var(--x);font-stretch:115%;letter-spacing:1.4px;text-transform:uppercase;padding:8px 10px;border-radius:8px}
.lc .pr{font:800 1.5rem/1 var(--x);font-stretch:118%;letter-spacing:-.02em;margin:16px 0 6px}
.lc .ft{font-size:14.5px;color:var(--ink2);font-weight:600}
.lc .ad{font-size:15px;color:var(--mute);margin-top:2px}
.railnav{display:flex;gap:8px}
.railnav button{width:48px;height:48px;border-radius:50%;border:2px solid var(--ink);background:#fff;color:var(--ink);font-size:18px;cursor:pointer;transition:.2s}
.railnav button:hover{background:var(--ink);color:#fff}
.fine2{font-size:12.5px;color:var(--mute);margin-top:14px}

/* meet jon */
.meet{display:grid;grid-template-columns:.75fr 1.25fr;gap:80px;align-items:center}
.meet .pic{position:relative}
.meet .pic img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 18%;border-radius:4px}
.meet .pic:before{content:"";position:absolute;inset:26px -26px -26px 26px;border:3px solid transparent;border-image:var(--grad) 1;z-index:-1}
.meet .badge{position:absolute;left:-22px;bottom:34px;background:#fff;padding:16px 20px;border-radius:14px;box-shadow:0 24px 50px -20px rgba(14,18,30,.35)}
.meet .badge small{display:block;font:700 10.5px/1 var(--x);letter-spacing:1.6px;text-transform:uppercase;color:var(--mute);margin-bottom:6px}
.meet .badge b{font-stretch:115%;font-size:15px}
.meet .bigwm{display:block;width:min(400px,100%);height:auto;margin:22px 0 26px;color:var(--ink)}
.meet p{color:var(--ink2);font-size:1.08rem}
.facts{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line2);margin:30px 0}
.facts div{padding:18px 16px 0 0}
.facts b{display:block;font:800 1.05rem/1.2 var(--x);font-stretch:115%}
.facts small{color:var(--mute);font-size:13.5px}

/* paths */
.paths{display:grid;grid-template-columns:repeat(4,1fr);border-top:2px solid var(--ink)}
.path{padding:30px 26px 34px 0;text-decoration:none;color:var(--ink);border-right:1px solid var(--line2);position:relative;transition:background .25s}
.path+.path{padding-left:26px}
.path:last-child{border-right:0}
.path .n{font:800 13px/1 var(--x);font-stretch:120%;color:var(--cobalt);letter-spacing:1px}
.path h3{font-size:clamp(1.5rem,2.4vw,2.1rem);margin:44px 0 12px}
.path p{color:var(--ink2);font-size:15.5px;margin:0 0 22px}
.path u{text-decoration:none;font-weight:800;font-size:14.5px;display:inline-flex;gap:8px;align-items:center}
.path:hover h3{color:var(--cobalt)}
.path:hover u{color:var(--cobalt)}

/* map */
.mapwrap{display:grid;grid-template-columns:1.35fr .65fr;gap:28px;align-items:stretch}
.map{position:relative;background:#fff;border-radius:22px;border:1px solid var(--line);overflow:hidden;box-shadow:0 30px 60px -40px rgba(14,18,30,.4)}
.map svg{display:block;width:100%;height:auto}
.map .pin{cursor:pointer}
.map .pin circle.h{transition:r .25s,opacity .25s;opacity:.18}
.map .pin:hover circle.h,.map .pin.on circle.h{r:22;opacity:.28}
.map .pin text{font:700 13px var(--x);fill:var(--ink);paint-order:stroke;stroke:#fff;stroke-width:5px;stroke-linejoin:round}
.map .pin.on text{fill:var(--cobalt)}
.map .legend{position:absolute;left:16px;top:14px;font-size:11.5px;color:var(--mute);background:rgba(255,255,255,.9);padding:6px 10px;border-radius:8px}
.hoodcard{background:var(--ink);color:#fff;border-radius:22px;padding:34px;display:flex;flex-direction:column;background-image:radial-gradient(120% 80% at 100% 0%,rgba(240,90,40,.5),transparent 60%),radial-gradient(90% 70% at 0% 100%,rgba(240,90,40,.5),transparent 60%)}
.hoodcard .z{font:700 12px/1 var(--x);letter-spacing:2px;color:#ffb38a;text-transform:uppercase}
.hoodcard h3{color:#fff;font-size:2rem;margin:14px 0 14px}
.hoodcard p{color:rgba(255,255,255,.85);margin:0 0 24px;flex:1}
.hoodcard a{align-self:flex-start;background:#fff;color:var(--ink)}
.hoodlist{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px}
.hoodlist button{border:1px solid var(--line2);background:#fff;border-radius:99px;padding:9px 14px;font:600 14px/1 var(--x);color:var(--ink2);cursor:pointer}
.hoodlist button.on{background:var(--ink);border-color:var(--ink);color:#fff}

/* seller dashboard mock */
.dash{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.screen{background:#fff;border-radius:20px;box-shadow:0 50px 90px -40px rgba(14,18,30,.45),0 0 0 1px var(--line);overflow:hidden}
.screen .bar{display:flex;align-items:center;gap:7px;padding:14px 16px;border-bottom:1px solid var(--line);background:var(--mist)}
.screen .bar i{width:11px;height:11px;border-radius:50%;background:#d6dae6}
.screen .bar span{margin-left:10px;font-size:12.5px;color:var(--mute);background:#fff;border:1px solid var(--line);border-radius:7px;padding:5px 12px;flex:1}
.screen .body{padding:24px}
.screen .top{display:flex;justify-content:space-between;align-items:baseline}
.screen .top b{font-stretch:118%;font-size:1.15rem}
.screen .top small{color:var(--mute);font-size:12.5px}
.meter{height:10px;border-radius:99px;background:var(--mist);margin:16px 0 20px;overflow:hidden}
.meter i{display:block;height:100%;width:0;background:var(--grad);border-radius:99px;transition:width 1.6s cubic-bezier(.2,.8,.2,1)}
.meter.go i{width:64%}
.chk{list-style:none;margin:0;padding:0;display:grid;gap:4px}
.chk li{display:flex;align-items:center;gap:12px;padding:10px 12px;border-radius:10px;font-size:14.5px;font-weight:600}
.chk li:before{content:"";width:22px;height:22px;border-radius:7px;flex:0 0 auto;border:2px solid var(--line2)}
.chk li.ok{color:var(--ink2)}
.chk li.ok:before{border:0;background:var(--grad) center/12px no-repeat;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 12l5 5L20 7'/%3E%3C/svg%3E"),var(--grad)}
.chk li.now{background:rgba(240,90,40,.07);color:var(--ink)}
.chk li.now:before{border-color:var(--cobalt);box-shadow:0 0 0 4px rgba(240,90,40,.15)}
.chk li em{margin-left:auto;font-style:normal;font-size:12px;color:var(--mute);font-weight:500}
.tl{list-style:none;padding:0;margin:26px 0 0;display:grid;gap:0}
.tl li{display:grid;grid-template-columns:48px 1fr;gap:16px;padding:16px 0;border-top:1px solid var(--line2)}
.tl li b{font:800 13px/1.6 var(--x);font-stretch:120%;color:var(--cobalt)}
.tl li strong{display:block;font-stretch:112%;font-size:1.05rem;margin-bottom:2px}
.tl li span{color:var(--ink2);font-size:15.5px}

/* tools */
.tabs{display:inline-flex;gap:4px;padding:5px;border-radius:14px;background:#fff;border:1px solid var(--line);margin-bottom:22px;flex-wrap:wrap}
.tabs button{border:0;background:none;padding:12px 18px;border-radius:10px;font:700 14.5px/1 var(--x);color:var(--ink2);cursor:pointer}
.tabs button.on{background:var(--ink);color:#fff}
.tool{display:none;grid-template-columns:1.1fr .9fr;gap:20px}
.tool.on{display:grid}
.panel{background:#fff;border:1px solid var(--line);border-radius:20px;padding:32px}
.fld{margin-bottom:22px}
.fld label{display:flex;justify-content:space-between;font-weight:700;font-size:14px;color:var(--ink2);margin-bottom:12px}
.fld label output{color:var(--cobalt);font-stretch:112%}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:6px;border-radius:99px;background:linear-gradient(90deg,var(--cobalt) var(--p,50%),#dde2ef var(--p,50%));outline:none}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:24px;height:24px;border-radius:50%;background:#fff;border:3px solid var(--cobalt);box-shadow:0 4px 12px rgba(240,90,40,.35);cursor:pointer}
input[type=range]::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:#fff;border:3px solid var(--cobalt);cursor:pointer}
.out{border-radius:20px;padding:32px;color:#fff;background:var(--ink);background-image:radial-gradient(100% 80% at 100% 0%,rgba(240,90,40,.55),transparent 60%),radial-gradient(80% 60% at 0% 100%,rgba(240,90,40,.55),transparent 60%)}
.out small{font:700 11px/1 var(--x);letter-spacing:1.8px;text-transform:uppercase;opacity:.75}
.out .big{font:800 clamp(2.4rem,5vw,3.6rem)/1 var(--x);font-stretch:120%;letter-spacing:-.03em;margin:12px 0 20px}
.out .row{display:flex;justify-content:space-between;padding:9px 0;border-top:1px solid rgba(255,255,255,.15);font-size:14.5px}
.out .note{font-size:12px;opacity:.7;margin-top:14px}
.out .btn{margin-top:18px;background:#fff;color:var(--ink)}

/* forms */
.form{display:grid;gap:12px}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.form input,.form select,.form textarea{width:100%;padding:16px;border-radius:12px;border:1.5px solid var(--line2);background:#fff;font:500 16px/1.3 var(--x);color:var(--ink);transition:border .2s,box-shadow .2s}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--cobalt);box-shadow:0 0 0 4px rgba(240,90,40,.13)}
.form textarea{min-height:110px;resize:vertical}
.form .hp{position:absolute;left:-9999px}
.form .fine{font-size:12px;color:var(--mute);line-height:1.5;margin:0}
.thanks{display:none;padding:30px 0}
.thanks h3{font-size:1.6rem;margin-bottom:10px}

/* faq */
.faq{border-top:2px solid var(--ink);max-width:980px}
.faq details{border-bottom:1px solid var(--line2)}
.faq summary{list-style:none;cursor:pointer;padding:24px 0;font:700 1.12rem/1.35 var(--x);font-stretch:108%;display:flex;justify-content:space-between;gap:20px;align-items:center}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";font:400 2rem/1 var(--x);color:var(--cobalt);transition:transform .25s;flex:0 0 auto}
.faq details[open] summary:after{transform:rotate(45deg)}
.faq details p{margin:0;padding:0 0 24px;color:var(--ink2);max-width:820px}

/* inner page banner */
.banner{position:relative;min-height:540px;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:#3b3a52}
.banner .bg{position:absolute;inset:0}
.banner .bg img{width:100%;height:100%;object-fit:cover}
.banner:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,18,30,.55),rgba(14,18,30,.1) 35%,rgba(14,18,30,.8))}
.banner .wrap{position:relative;z-index:2;width:100%;padding-top:130px;padding-bottom:56px}
.banner h1{color:#fff;font-size:clamp(2.6rem,6.4vw,5.6rem);line-height:.95;letter-spacing:-.035em;margin:20px 0 18px;max-width:1050px}
.banner .sub{max-width:700px;font-size:1.15rem;margin:0 0 26px;color:rgba(255,255,255,.92)}
.banner .btn.o{color:#fff;box-shadow:inset 0 0 0 2px #fff}
.banner .btn.o:hover{background:#fff;color:var(--ink)}
.banner .btn.p{background:#fff;color:var(--ink)}
.crumbs{font-size:13px;color:rgba(255,255,255,.8)}
.crumbs a{color:inherit;text-decoration:none}.crumbs a:hover{color:#fff;text-decoration:underline}
.prose{max-width:780px}
.prose h2{font-size:clamp(1.7rem,3.2vw,2.5rem);margin:60px 0 16px}
.prose h3{font-size:1.3rem;margin:34px 0 10px}
.prose p,.prose li{color:var(--ink2)}
.prose ul{padding-left:20px}
.prose li{margin:6px 0}
.steps{display:grid;grid-template-columns:repeat(4,1fr);border-top:2px solid var(--ink)}
.step{padding:28px 24px 10px 0;border-right:1px solid var(--line2)}
.step+.step{padding-left:24px}
.step:last-child{border-right:0}
.step b{font:800 13px/1 var(--x);font-stretch:120%;color:var(--cobalt)}
.step h3{font-size:1.25rem;margin:26px 0 10px;line-height:1.15}
.step p{color:var(--ink2);font-size:15.5px;margin:0}
.callout{margin:50px 0;padding:34px;border-radius:20px;display:flex;flex-wrap:wrap;gap:20px;align-items:center;justify-content:space-between;background:var(--sand)}
.callout h3{font-size:1.5rem;margin:0 0 6px}
.callout p{margin:0;color:var(--ink2)}
.related{display:grid;grid-template-columns:repeat(3,1fr);border-top:2px solid var(--ink);margin-top:40px}
.related a{padding:24px 20px 24px 0;text-decoration:none;color:var(--ink);font-weight:800;font-stretch:110%;display:flex;justify-content:space-between;border-bottom:1px solid var(--line2);margin-right:20px}
.related a:hover{color:var(--cobalt)}
.hood2{display:grid;grid-template-columns:repeat(2,1fr);gap:0;border-top:2px solid var(--ink)}
.hood2>div{padding:30px 30px 34px 0;border-bottom:1px solid var(--line2);scroll-margin-top:110px}
.hood2>div:nth-child(even){padding-left:30px;border-left:1px solid var(--line2)}
.hood2 .z{font:700 12px/1 var(--x);letter-spacing:1.6px;color:var(--cobalt)}
.hood2 h2{font-size:1.7rem;margin:12px 0}
.hood2 p{color:var(--ink2);margin:0 0 14px}
.hood2 a{font-weight:800;text-decoration:none}

/* contact */
.contact .grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:start}
.contact h2{font-size:clamp(2.2rem,5vw,4rem);margin:16px 0 18px}
.cinfo{margin-top:30px;border-top:2px solid var(--ink)}
.cinfo a{display:flex;justify-content:space-between;align-items:center;padding:20px 0;border-bottom:1px solid var(--line2);text-decoration:none;color:var(--ink);font-weight:800;font-stretch:110%;font-size:1.1rem}
.cinfo a small{font:700 11px/1 var(--x);letter-spacing:1.8px;text-transform:uppercase;color:var(--mute)}
.cinfo a:hover{color:var(--cobalt)}
.formcard{background:#fff;border-radius:22px;padding:34px;box-shadow:0 40px 80px -40px rgba(14,18,30,.35),0 0 0 1px var(--line)}

/* footer: light, Patino logo + office number at the very bottom */
footer{background:var(--sand);border-top:1px solid var(--line)}
footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;padding:70px 0 44px}
footer .wm{height:58px;width:auto;color:var(--ink);margin-bottom:16px}
footer h4{font:700 11.5px/1 var(--x);letter-spacing:2px;text-transform:uppercase;color:var(--mute);margin:6px 0 18px}
footer a{color:var(--ink2);text-decoration:none;display:block;padding:5px 0;font-size:15px}
footer a:hover{color:var(--cobalt)}
footer p{color:var(--ink2);font-size:14.5px;margin:10px 0 0}
.legal{border-top:1px solid #e6ded3;padding:30px 0 36px;text-align:center;font-size:13px;color:var(--mute);line-height:1.8}
.legal img{height:46px;width:auto;margin:0 auto 12px}
.legal b{color:var(--ink)}
.legal a{display:inline;color:var(--cobalt);font-size:13px;padding:0}

/* reveal: never hidden before JS runs */
.js .rv{opacity:0;transform:translateY(28px);transition:opacity .9s cubic-bezier(.2,.8,.2,1),transform .9s cubic-bezier(.2,.8,.2,1)}
.js .rv.in{opacity:1;transform:none}
.js .rv.d2{transition-delay:.08s}.js .rv.d3{transition-delay:.16s}.js .rv.d4{transition-delay:.24s}

/* chat */
#jm-launch{position:fixed;right:20px;bottom:20px;z-index:70;display:flex;align-items:center;gap:10px;border:0;cursor:pointer;padding:8px 18px 8px 8px;border-radius:99px;background:#fff;color:var(--ink);font:800 14.5px/1 var(--x);box-shadow:0 18px 40px -14px rgba(14,18,30,.5),0 0 0 1px var(--line)}
#jm-launch img{width:40px;height:40px;border-radius:50%;object-fit:cover}
#jm-launch .dot{position:absolute;left:38px;top:8px;width:11px;height:11px;border-radius:50%;background:#00c98d;border:2px solid #fff}
#jm-panel{position:fixed;right:16px;bottom:16px;transform:translateY(120%);width:min(410px,calc(100vw - 24px));height:min(580px,calc(100vh - 110px));z-index:80;display:flex;flex-direction:column;background:#fff;border-radius:22px;box-shadow:0 40px 90px -30px rgba(14,18,30,.55),0 0 0 1px var(--line);transition:transform .35s cubic-bezier(.2,.8,.2,1);overflow:hidden}
#jm-panel.open{transform:none}
.jm-head{display:flex;align-items:center;gap:12px;padding:16px 18px;background:var(--ink);color:#fff;background-image:radial-gradient(120% 120% at 100% 0%,rgba(240,90,40,.55),transparent 60%)}
.jm-head b{display:block;font-size:15px;font-stretch:110%}.jm-head small{opacity:.8;font-size:12px}
.jm-close{margin-left:auto;background:rgba(255,255,255,.14);border:0;color:#fff;width:34px;height:34px;border-radius:10px;font-size:20px;cursor:pointer}
.jm-msgs{flex:1;overflow-y:auto;padding:16px;display:flex;flex-direction:column;gap:10px;background:var(--mist)}
.jm-m{max-width:84%;padding:11px 14px;border-radius:16px;font-size:15px;line-height:1.45;white-space:pre-wrap}
.jm-m.bot{background:#fff;border:1px solid var(--line);align-self:flex-start;border-bottom-left-radius:5px}
.jm-m.me{background:var(--cobalt);color:#fff;align-self:flex-end;border-bottom-right-radius:5px}
.jm-typing{display:flex;gap:4px;padding:12px 14px;background:#fff;border:1px solid var(--line);border-radius:16px;align-self:flex-start}
.jm-typing i{width:7px;height:7px;border-radius:50%;background:var(--mute);animation:bl 1.2s infinite}
.jm-typing i:nth-child(2){animation-delay:.2s}.jm-typing i:nth-child(3){animation-delay:.4s}
@keyframes bl{50%{opacity:.25}}
.jm-foot{display:flex;gap:8px;padding:12px;border-top:1px solid var(--line)}
.jm-foot input{flex:1;padding:13px 14px;border-radius:12px;border:1.5px solid var(--line2);font:500 16px/1 var(--x)}
.jm-foot button{border:0;border-radius:12px;padding:0 18px;background:var(--ink);color:#fff;font-weight:800;cursor:pointer}
.jm-note{font-size:11.5px;color:var(--mute);text-align:center;padding:0 12px 10px}

@media (max-width:1100px){
  .nav{position:fixed;top:84px;left:0;right:0;flex-direction:column;align-items:stretch;background:#fff;color:var(--ink);padding:12px 18px 22px;box-shadow:0 20px 40px -20px rgba(14,18,30,.3);transform:translateY(-140%);transition:transform .3s;gap:0}
  .nav.open{transform:none}
  .nav a{padding:15px 10px;font-size:17px;border-bottom:1px solid var(--line)}
  .nav a.call{margin:12px 0 0;text-align:center;background:var(--ink);color:#fff;justify-content:center}
  .burger{display:block;margin-left:0}
  .mcall{display:inline-flex;margin-left:auto;align-items:center;gap:6px;background:#fff;color:var(--ink);text-decoration:none;font-weight:800;font-size:14px;padding:10px 14px;border-radius:11px}
  .hdr.solid .mcall{background:var(--ink);color:#fff}
  .console{grid-template-columns:1fr 1fr;gap:4px}
  .console label{border-right:0;border-bottom:1px solid var(--line)}
  .console button{grid-column:1/-1;padding:18px;justify-content:center}
  .agent-chip{display:none}
  .meet,.dash,.contact .grid,.mapwrap{grid-template-columns:1fr;gap:44px}
  .meet .pic{max-width:520px}
  .paths,.steps{grid-template-columns:1fr 1fr}
  .path:nth-child(2),.step:nth-child(2){border-right:0}
  .path:nth-child(3),.step:nth-child(3){padding-left:0}
  .tool,.tool.on{grid-template-columns:1fr}
  .rail.n3{grid-auto-columns:minmax(280px,44%)}
}
@media (max-width:680px){
  .wrap{padding:0 16px}
  body{font-size:16px}
  section{padding:76px 0}
  .hdr .in{height:70px;gap:12px}
  .nav{top:70px}
  .logo .wm{height:34px}
  .hero{min-height:max(640px,100svh)}
  .hero .wrap{padding-bottom:24px}
  .console label{padding:10px 12px}
  .console select{font-size:15.5px}
  .quick a{font-size:13.5px;padding:8px 12px}
  .paths,.steps,.related,.hood2,.facts,.form .two,footer .cols{grid-template-columns:1fr}
  .path,.path+.path,.step,.step+.step{padding:24px 0;border-right:0;border-bottom:1px solid var(--line2)}
  .path h3{margin-top:18px}
  .hood2>div:nth-child(even){padding-left:0;border-left:0}
  .hood2>div{padding-right:0}
  .rail,.rail.n3{grid-auto-columns:82%}
  .meet .badge{left:10px}
  .meet .pic:before{inset:16px -10px -16px 16px}
  .panel,.out,.formcard,.hoodcard{padding:24px}
  .banner{min-height:480px}
  .acts .btn{flex:1 1 auto;justify-content:center}
  .facts div{padding:14px 0 0}
  #jm-launch span.t{display:none}
  #jm-launch{padding:6px}
  .related a{margin-right:0}
}
@media (prefers-reduced-motion:reduce){
  *,*:before,*:after{animation:none!important;transition:none!important}
  .js .rv{opacity:1;transform:none}
}

/* shared blocks used on inner pages */
.glass{background:#fff;border:1px solid var(--line);border-radius:20px}
.steps{counter-reset:s}
.step{counter-increment:s}
.step:before{content:"0" counter(s);font:800 13px/1 var(--x);font-stretch:120%;color:var(--cobalt)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.list{list-style:none;padding:0;margin:22px 0 0;display:grid;gap:12px}
.list li{display:flex;gap:12px;color:var(--ink2)}
.list li:before{content:"";flex:0 0 8px;height:8px;margin-top:10px;background:var(--grad);border-radius:2px;transform:rotate(45deg)}
.list b{color:var(--ink)}
.stack{display:grid;grid-template-columns:repeat(3,1fr);border-top:2px solid var(--ink)}
.tile{padding:30px 28px 34px 0;border-bottom:1px solid var(--line2)}
.tile:nth-child(3n+2),.tile:nth-child(3n){padding-left:28px;border-left:1px solid var(--line2)}
.tile .ic{width:46px;height:46px;border-radius:12px;display:grid;place-items:center;background:var(--mist);color:var(--cobalt);margin-bottom:22px}
.tile .ic svg{width:24px;height:24px}
.tile h3{font-size:1.25rem;margin-bottom:10px;line-height:1.15}
.tile p{margin:0;color:var(--ink2);font-size:15.5px}
.tile .tag{display:none}
@media (max-width:1100px){.split{grid-template-columns:1fr}.stack{grid-template-columns:1fr 1fr}.tile:nth-child(n){padding:28px 24px 30px 0;border-left:0}.tile:nth-child(even){padding-left:24px;border-left:1px solid var(--line2)}}
@media (max-width:680px){.stack{grid-template-columns:1fr}.tile:nth-child(n){padding:24px 0;border-left:0}}
.banner h1 .lt,.hero h1 .lt{color:#ffd2b8}
.lt{color:var(--cobalt)}
.hero h1 em{text-shadow:0 2px 30px rgba(14,18,30,.55)}
@media (max-width:680px){
  .hero:after{background:linear-gradient(180deg,rgba(14,18,30,.6) 0%,rgba(14,18,30,.35) 30%,rgba(14,18,30,.55) 55%,rgba(14,18,30,.85) 100%)}
  .loc{font-size:10px;letter-spacing:1.4px;padding:9px 12px}
  .hero h1{font-size:clamp(2.6rem,12vw,3.4rem)}
}
.hero h1 em{color:#fff;background:linear-gradient(transparent 80%,#ff6a3d 80%,#ff6a3d 93%,transparent 93%);padding:0 .04em}

/* ===== v3: hero with Jon, image led sections ===== */
.hero{align-items:stretch}
.hero:after{background:linear-gradient(90deg,rgba(12,15,26,.86) 0%,rgba(12,15,26,.62) 38%,rgba(12,15,26,.12) 64%,rgba(12,15,26,0) 80%),linear-gradient(180deg,rgba(12,15,26,.5) 0%,rgba(12,15,26,0) 22%,rgba(12,15,26,0) 70%,rgba(12,15,26,.55) 100%)}
.hero .wrap{display:flex;flex-direction:column;justify-content:flex-end;padding-top:120px}
.hero .copy{max-width:min(660px,56%)}
.hero h1{font-size:clamp(3rem,6.6vw,6.4rem);text-shadow:0 3px 24px rgba(0,0,0,.45)}
.hero .sub{font-size:clamp(1.08rem,1.5vw,1.28rem);color:#fff;text-shadow:0 1px 12px rgba(0,0,0,.5);font-weight:500}
.hero .loc{background:rgba(12,15,26,.45)}
.jonfig{position:absolute;right:max(0px,calc((100vw - 1280px)/2 - 20px));bottom:0;z-index:2;height:min(88svh,880px);width:auto;pointer-events:none;filter:drop-shadow(0 30px 60px rgba(0,0,0,.45))}
.jonfig img{height:100%;width:auto}
.jontag{position:absolute;z-index:3;right:max(28px,calc((100vw - 1280px)/2 + 30px));bottom:112px;background:#fff;color:var(--ink);border-radius:16px;padding:14px 18px;box-shadow:0 24px 50px -16px rgba(0,0,0,.5);text-decoration:none;display:flex;gap:14px;align-items:center}
.jontag b{display:block;font-stretch:118%;font-size:1.05rem}
.jontag small{color:var(--mute);font-size:13px}
.jontag i{font-style:normal;width:42px;height:42px;border-radius:12px;background:var(--sun);color:#fff;display:grid;place-items:center;font-size:18px}
.console{max-width:none;width:min(980px,100%)}
.hero .console,.hero .quick{position:relative;z-index:4}

/* move cards */
.moves{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.mv{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:460px;border-radius:20px;overflow:hidden;color:#fff;text-decoration:none;isolation:isolate}
.mv img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform .8s cubic-bezier(.2,.8,.2,1)}
.mv:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(12,15,26,0) 25%,rgba(12,15,26,.55) 50%,rgba(12,15,26,.92))}
.mv:hover img{transform:scale(1.06)}
.mv .in{padding:26px}
.mv .n{font:800 12px/1 var(--x);font-stretch:120%;letter-spacing:2px;color:#ffb38a}
.mv h3{color:#fff;font-size:1.9rem;margin:10px 0 8px}
.mv p{margin:0 0 16px;color:rgba(255,255,255,.85);font-size:15px;line-height:1.5}
.mv u{text-decoration:none;font-weight:800;display:inline-flex;gap:8px;align-items:center;background:#fff;color:var(--ink);padding:10px 16px;border-radius:10px;font-size:14px;transition:background .2s,color .2s}
.mv:hover u{background:var(--sun);color:#fff}

/* meet jon v3 */
.meet3{display:grid;grid-template-columns:.95fr 1.05fr;gap:70px;align-items:end}
.stage{position:relative;border-radius:26px;background:linear-gradient(160deg,#ff8a3d,#f05a28 55%,#d9441a);min-height:520px;overflow:visible;margin-top:80px}
.stage:before{content:"";position:absolute;inset:0;border-radius:26px;background:repeating-linear-gradient(135deg,rgba(255,255,255,.07) 0 2px,transparent 2px 18px)}
.stage img{position:absolute;left:50%;bottom:0;transform:translateX(-50%);height:118%;width:auto;filter:drop-shadow(0 20px 40px rgba(0,0,0,.3))}
.stage .lic{position:absolute;left:20px;bottom:20px;box-shadow:0 14px 30px -12px rgba(0,0,0,.35);background:#fff;border-radius:12px;padding:10px 14px;font-size:13px;color:var(--ink2);z-index:2}
.stage .lic b{display:block;color:var(--ink);font-stretch:115%}
.meet3 .bigwm{display:block;width:min(420px,100%);height:auto;margin:20px 0 24px;color:var(--ink)}
.meet3 .bigwm .key{fill:var(--sun)}
.meet3 .bigwm .jon{stroke:var(--sun)}
.meet3 p{color:var(--ink2);font-size:1.08rem}
.pull{font:700 clamp(1.3rem,2.2vw,1.7rem)/1.3 var(--x);font-stretch:110%;color:var(--ink);border-left:4px solid var(--sun);padding-left:20px;margin:26px 0}

/* neighborhood mosaic */
.mosaic{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:250px;gap:14px}
.tilep{position:relative;border-radius:18px;overflow:hidden;color:#fff;text-decoration:none;display:flex;flex-direction:column;justify-content:flex-end;padding:20px;isolation:isolate}
.tilep.big{grid-column:span 2;grid-row:span 2}
.tilep.wide{grid-column:span 2}
.tilep img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform .8s cubic-bezier(.2,.8,.2,1)}
.tilep:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(12,15,26,0) 40%,rgba(12,15,26,.85))}
.tilep:hover img{transform:scale(1.06)}
.tilep small{font:800 11px/1 var(--x);letter-spacing:2px;text-transform:uppercase;color:#ffb38a}
.tilep h3{color:#fff;font-size:1.35rem;margin:8px 0 4px}
.tilep.big h3{font-size:2.2rem}
.tilep p{margin:0;font-size:14px;color:rgba(255,255,255,.85);max-height:0;overflow:hidden;transition:max-height .4s}
.tilep:hover p,.tilep.big p{max-height:90px}
.tilep .go{margin-top:10px;font-weight:800;font-size:13.5px;color:#fff}
.disc{font-size:12px;color:var(--mute);margin-top:12px}

/* seller block on photo */
.sellwrap{position:relative;border-radius:28px;overflow:hidden;padding:70px;display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:center;color:#fff;isolation:isolate}
.sellwrap>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.sellwrap:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(12,15,26,.85),rgba(12,15,26,.55) 55%,rgba(12,15,26,.2))}
.sellwrap h2{color:#fff;font-size:clamp(2.1rem,4.4vw,3.6rem);margin:16px 0 18px}
.sellwrap p{color:rgba(255,255,255,.88);font-size:1.08rem}
.sellwrap .kick{color:#ffb38a}
.sellwrap .tl li{border-top-color:rgba(255,255,255,.2)}
.sellwrap .tl li span{color:rgba(255,255,255,.82)}
.sellwrap .tl li strong{color:#fff}
.sellwrap .tl li b{color:#ffb38a}
.sellwrap .btn.o{color:#fff;box-shadow:inset 0 0 0 2px #fff}
.sellwrap .btn.o:hover{background:#fff;color:var(--ink)}

/* search band */
.band{position:relative;border-radius:28px;overflow:hidden;min-height:420px;display:flex;align-items:center;padding:60px;color:#fff;isolation:isolate}
.band>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.band:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(12,15,26,.82),rgba(12,15,26,.25))}
.band h2{color:#fff;font-size:clamp(2.2rem,5vw,4.2rem);max-width:720px;margin:14px 0 18px}
.band p{max-width:520px;color:rgba(255,255,255,.88);margin:0 0 26px;font-size:1.08rem}
.band .kick{color:#ffb38a}

@media (max-width:1100px){
  .moves{grid-template-columns:1fr 1fr}
  .meet3{grid-template-columns:1fr;gap:30px}
  .stage{max-width:520px;width:100%}
  .mosaic{grid-template-columns:1fr 1fr}
  .sellwrap{grid-template-columns:1fr;padding:44px}
  .hero .copy{max-width:62%}
}
@media (max-width:760px){
  .hero{flex-direction:column;min-height:auto}
  .hero:after{background:linear-gradient(180deg,rgba(12,15,26,.35) 0%,rgba(12,15,26,.2) 30%,rgba(12,15,26,.75) 52%,rgba(12,15,26,.9) 100%)}
  .jonfig{position:relative;right:auto;bottom:auto;display:block;height:340px;margin:96px auto -6px;z-index:2;filter:drop-shadow(0 20px 30px rgba(0,0,0,.45))}
  .jonfig img{margin:0 auto}
  .jontag{display:none}
  .hero .wrap{padding-top:0}
  .hero .copy{max-width:none}
  .moves{grid-template-columns:1fr}
  .mv{min-height:340px}
  .mosaic{grid-template-columns:1fr;grid-auto-rows:220px}
  .tilep.big,.tilep.wide{grid-column:auto;grid-row:auto}
  .tilep p{max-height:90px}
  .stage{min-height:380px;margin-top:60px}
  .sellwrap,.band{padding:30px 22px;border-radius:22px}
}
.stage img,.jonfig img{max-width:none}
@media (max-width:760px){.stage img{height:104%}.jonfig{height:340px}.jonfig img{height:340px}}

/* ===== v4: the sunset banner as it was, Jon's real photo in a card, orange only as an accent ===== */
.hero:after{background:linear-gradient(180deg,rgba(12,15,26,.5) 0%,rgba(12,15,26,0) 24%,rgba(12,15,26,0) 40%,rgba(12,15,26,.72) 100%),radial-gradient(120% 70% at 0% 85%,rgba(12,15,26,.55),rgba(12,15,26,0) 60%)}
.hero .wrap{padding-top:130px}
.hero .copy{max-width:760px}
.hero h1{font-size:clamp(3rem,7vw,6.8rem);text-shadow:0 2px 6px rgba(0,0,0,.35),0 6px 40px rgba(0,0,0,.45)}
.hero h1 em{background:none;color:#fff;text-decoration:underline;text-decoration-color:#d07a4f;text-decoration-thickness:.09em;text-underline-offset:.12em}
.hero .sub{text-shadow:0 1px 3px rgba(0,0,0,.5),0 2px 20px rgba(0,0,0,.45)}
.hero .loc{background:rgba(12,15,26,.35)}
.herorow{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:26px}
.jcard{flex:0 0 auto;width:290px;background:#fff;border-radius:22px;padding:10px;box-shadow:0 30px 70px -24px rgba(0,0,0,.6)}
.jcard img{width:100%;height:auto;aspect-ratio:4/4.6;object-fit:cover;object-position:50% 12%;border-radius:15px}
.jc-b{display:flex;align-items:center;justify-content:space-between;gap:10px;padding:12px 8px 6px}
.jc-b b{display:block;color:var(--ink);font-stretch:118%;font-size:1.12rem;line-height:1.1}
.jc-b small{color:var(--mute);font-size:12.5px}
.jc-b a{width:44px;height:44px;border-radius:12px;background:var(--ink);color:#fff;display:grid;place-items:center;text-decoration:none;font-size:18px;flex:0 0 auto}
.jc-b a:hover{background:var(--sun)}
.console button{background:var(--ink)}
.console button:hover{filter:none;background:#26304a}
.btn.g{background:var(--ink);color:#fff;box-shadow:none}
.btn.g:hover{background:#26304a}
.sellwrap .btn.g,.band .btn.g,.out .btn{background:#fff;color:var(--ink)}
.sellwrap .btn.g:hover,.band .btn.g:hover{background:var(--sun);color:#fff}
.hl{background:none;-webkit-background-clip:initial;background-clip:initial;color:var(--sun)}
.out{background-image:none}
.prog{background:var(--sun)}
.meter i{background:var(--ink)}
.chk li.ok:before{background-color:var(--ink);background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 12l5 5L20 7'/%3E%3C/svg%3E")}
.chk li.now{background:var(--sand)}
.mv .n,.tilep small,.sellwrap .kick,.band .kick,.sellwrap .tl li b{color:#f0c3a6}
.mv:hover u{background:var(--ink);color:#fff}
.meet .pic:before{border-image:none;border-color:var(--sun);border-width:2px}
.meet3{align-items:center}
@media (max-width:1100px){.jcard{width:240px}}
@media (max-width:760px){
  .hero .wrap{padding-top:100px}
  .herorow{flex-direction:column-reverse;align-items:stretch;gap:20px}
  .jcard{width:auto;display:flex;align-items:center;gap:14px;padding:8px;border-radius:18px}
  .jcard img{width:72px;height:72px;aspect-ratio:1;border-radius:12px;object-position:50% 18%}
  .jc-b{flex:1;padding:0 6px 0 0}
  .hero:after{background:linear-gradient(180deg,rgba(12,15,26,.5) 0%,rgba(12,15,26,.15) 30%,rgba(12,15,26,.45) 55%,rgba(12,15,26,.8) 100%)}
}
.meet3.meet{grid-template-columns:minmax(0,440px) 1fr;gap:80px}
.meet3 .pic{max-width:440px}
.meet3 .pic img{height:auto;aspect-ratio:4/4.8;border-radius:18px}
@media (max-width:1100px){.meet3.meet{grid-template-columns:1fr;gap:40px}}

/* ===== v5: Patino Real Estate style header + footer, white everywhere ===== */
.skip{position:absolute;left:-9999px}.skip:focus{left:12px;top:12px;z-index:100;background:#fff;padding:10px 14px;border-radius:8px}
.header{position:sticky;top:0;z-index:60;background:#fff;border-bottom:1px solid var(--line);box-shadow:0 2px 14px -10px rgba(20,26,42,.25)}
.header .nav{display:flex;align-items:center;gap:18px;height:76px}
.header .brand{display:flex;align-items:center;color:var(--ink);text-decoration:none;margin-right:auto}
.header .brand .wm{height:46px;width:auto}
.menu{display:flex;align-items:center;gap:2px;list-style:none;margin:0;padding:0}
.menu>li{position:relative}
.menu a{display:block;color:var(--ink);text-decoration:none;font-weight:600;font-size:14.5px;padding:10px 11px;border-radius:8px;white-space:nowrap}
.menu a:hover{color:var(--sun)}
.menu .has-sub>a:after{content:"";display:inline-block;width:6px;height:6px;border-right:1.6px solid currentColor;border-bottom:1.6px solid currentColor;transform:rotate(45deg);margin:0 0 3px 7px}
.submenu{position:absolute;top:100%;left:0;min-width:230px;background:#fff;border:1px solid var(--line);border-radius:12px;padding:8px;list-style:none;margin:0;box-shadow:0 24px 50px -20px rgba(20,26,42,.35);opacity:0;visibility:hidden;transform:translateY(6px);transition:.18s}
.has-sub:hover .submenu,.has-sub:focus-within .submenu{opacity:1;visibility:visible;transform:none}
.submenu a{font-weight:500;padding:9px 12px}
.submenu a:hover{background:var(--sand)}
.menu a.cta-call{background:var(--ink);color:#fff;padding:11px 16px;margin-left:8px;font-weight:800}
.menu a.cta-call:hover{background:var(--sun);color:#fff}
.menu-toggle,.m-call{display:none}
.trustbar{background:var(--sand);border-bottom:1px solid var(--line);font-size:12.5px;color:var(--ink2)}
.trustbar .wrap{display:flex;flex-wrap:wrap;gap:6px 22px;align-items:center;padding-top:8px;padding-bottom:8px}
.trustbar b{display:inline-grid;place-items:center;min-width:24px;height:20px;padding:0 5px;border-radius:5px;background:var(--ink);color:#fff;font-size:10.5px;margin-right:4px}
.trustbar #upd{font-weight:700;color:var(--sun)}
/* hero now sits under the white header */
.hero{min-height:calc(100svh - 112px)}
.hero .wrap{padding-top:70px}
.btn.w{background:#fff;color:var(--ink)}
.btn.w:hover{background:var(--sun);color:#fff}
.btn.gl{background:rgba(255,255,255,.14);color:#fff;box-shadow:inset 0 0 0 1.5px rgba(255,255,255,.7);backdrop-filter:blur(6px)}
.btn.gl:hover{background:#fff;color:var(--ink)}
.jcard .worth{display:block;text-align:center;margin:8px 4px 4px;padding:12px;border-radius:11px;background:var(--sun);color:#fff;font-weight:800;text-decoration:none;font-size:14.5px}
.jcard .worth:hover{background:var(--ink)}
.alma .railhead{display:flex;justify-content:space-between;align-items:center;margin:40px 0 16px}
.alma .railhead h3{margin:0;font-size:1.4rem}
.alma .mosaic{margin-top:6px}
.alma .tilep h3{color:#fff}
.alma .ccard .clogo-wm{width:min(300px,80%);height:auto;color:var(--ink);display:block;margin:0 auto 18px}
/* legal pages */
.legalhead{padding:56px 0 20px;background:var(--sand);border-bottom:1px solid var(--line)}
.legalhead .crumbs{color:var(--mute)}.legalhead .crumbs a:hover{color:var(--sun)}
.legalhead h1{font-size:clamp(2.2rem,5vw,3.6rem);margin:14px 0 12px}
.legalhead .lead{color:var(--ink2);font-size:1.12rem;max-width:720px}
.small{font-size:13.5px;color:var(--mute)}
.legal h2{font-size:1.45rem;margin:40px 0 10px}
.cards3{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:26px}
.t3{display:block;background:#fff;border:1px solid var(--line);border-radius:16px;padding:22px;text-decoration:none;color:var(--ink)}
.t3 h3{font-size:1.2rem;margin-bottom:6px}.t3 p{color:var(--ink2);margin:0 0 10px}.t3 u{text-decoration:none;font-weight:800;color:var(--sun)}
.sms-consent{font-size:12px;color:var(--mute);line-height:1.5;margin:6px 0 0}
.final{background:var(--sand)}
.final .grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px;align-items:start}
.final h2{font-size:clamp(2rem,4.4vw,3.4rem);margin:14px 0 16px}
.final p{color:var(--ink2)}
/* footer: Patino Real Estate's black footer, with the office at the very bottom */
.site-footer{background:#0d0f14;color:#c9ccd6;border:0;margin:0}
.site-footer .fgrid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1fr 1fr;gap:34px;padding:64px 28px 34px}
.site-footer .fwm{height:58px;width:auto;color:#fff;margin-bottom:14px}
.site-footer .fwm .jon{stroke:#d07a4f}.site-footer .fwm .key{fill:#d07a4f}
.site-footer p{color:#c9ccd6;font-size:14px;margin:0 0 10px;line-height:1.6}
.site-footer .fq{color:#fff;font-weight:700}
.site-footer h4{color:#fff;font:800 12px/1 var(--x);letter-spacing:1.6px;text-transform:uppercase;margin:6px 0 16px}
.site-footer .fcol a,.site-footer .fcol span{display:block;color:#c9ccd6;text-decoration:none;font-size:14px;padding:4px 0}
.site-footer .fcol a:hover{color:#fff}
.site-footer .fcol b{color:#fff}
.fdisc{border-top:1px solid #242833;padding-top:22px;padding-bottom:4px}
.fdisc p{font-size:12px;color:#8d93a3;line-height:1.7}
.fbottom{border-top:1px solid #242833;padding-top:18px;padding-bottom:22px;font-size:12.5px}
.fbottom p{font-size:12.5px;margin:4px 0;color:#9ba1b0}
.fbottom .si a{color:#fff;font-weight:700;text-decoration:none}
.fbottom .flinks a{color:#c9ccd6;text-decoration:none;margin:0 6px}
.fbottom .flinks a:hover{color:#fff}
.office{background:#fff;color:var(--ink);text-align:center;padding:22px 16px 26px}
.office img{height:50px;width:auto;margin:0 auto 8px}
.office p{margin:0;font-size:13.5px;color:var(--ink2)}
.office a{color:var(--ink);font-weight:800}
@media (max-width:1180px){.menu a{padding:10px 8px;font-size:14px}}
@media (max-width:1060px){
  .menu-toggle{display:block;background:none;border:0;padding:10px;cursor:pointer}
  .menu-toggle span,.menu-toggle span:before,.menu-toggle span:after{display:block;width:24px;height:2px;background:var(--ink);border-radius:2px;position:relative;content:""}
  .menu-toggle span:before{position:absolute;top:-7px}.menu-toggle span:after{position:absolute;top:7px}
  .m-call{display:inline-flex;background:var(--ink);color:#fff;text-decoration:none;font-weight:800;font-size:14px;padding:10px 14px;border-radius:10px}
  .menu{position:absolute;top:76px;left:0;right:0;flex-direction:column;align-items:stretch;background:#fff;padding:10px 16px 20px;border-bottom:1px solid var(--line);box-shadow:0 30px 40px -30px rgba(20,26,42,.35);display:none;max-height:calc(100vh - 76px);overflow:auto}
  .menu.open{display:flex}
  .menu a{padding:13px 8px;font-size:16px;border-bottom:1px solid var(--line);border-radius:0}
  .submenu{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border:0;padding:0 0 0 14px;display:none}
  .has-sub.open .submenu{display:block}
  .menu a.cta-call{margin:12px 0 0;text-align:center;border-radius:10px}
  .site-footer .fgrid{grid-template-columns:1fr 1fr 1fr}
  .final .grid{grid-template-columns:1fr}
}
@media (max-width:680px){
  .header .nav{height:68px}.header .brand .wm{height:38px}.menu{top:68px}
  .trustbar span:not(#upd){display:none}
  .site-footer .fgrid{grid-template-columns:1fr 1fr;padding:44px 16px 24px}
  .site-footer .fbrand{grid-column:1/-1}
  .cards3{grid-template-columns:1fr}
  .hero .wrap{padding-top:40px}
}
.site-footer .fbottom a,.site-footer .fdisc a,.office a{display:inline;padding:0}
.site-footer .fbottom .flinks a{margin:0 7px}
.alma .band{display:block;min-height:0;padding:72px 0;color:inherit;isolation:auto;overflow:visible}
.alma .band:after{content:none;display:none}
.alma .final{background:transparent}
@media (max-width:760px){
  .jcard .worth{display:none}
  .jc-b small{font-size:12px;white-space:nowrap}
  .alma .stickybar{background:#fff!important;border-top:1px solid var(--line);box-shadow:0 -10px 30px -18px rgba(20,26,42,.4)}
  .alma .stickybar a{background:#fff!important;color:var(--ink)!important;border:1.5px solid var(--ink)!important;-webkit-text-fill-color:var(--ink)!important}
  .alma .stickybar a.gold{background:var(--ink)!important;color:#fff!important;-webkit-text-fill-color:#fff!important}
  #jm-launch{bottom:84px}
  #jm-panel{bottom:84px}
}
.header .nav{position:relative;top:auto;left:auto;right:auto;transform:none;flex-direction:row;align-items:center;background:transparent;box-shadow:none;margin:0 auto;gap:14px}
.header .nav a{opacity:1}
@media (max-width:1060px){.header .nav{padding:0 16px;gap:10px}.header .m-call{margin-left:auto}.header .brand{margin-right:0}}
.header .m-call{color:#fff!important;padding:10px 14px}.header .nav .menu a{color:var(--ink)}.header .nav .menu a.cta-call{color:#fff}
/* phones: Alma's bottom bar carries Call, Text, Email and Ask; nothing floats over it */
@media (max-width:840px){
  body.has-bar{padding-bottom:calc(86px + env(safe-area-inset-bottom))}
  .alma .stickybar{grid-template-columns:1fr 1fr 1fr 1fr!important}
  body.has-bar #jm-launch{display:none!important}
  body.has-bar #jm-panel{bottom:calc(84px + env(safe-area-inset-bottom))}
  body.has-bar.menu-open .alma .stickybar{display:none}
}
@media (max-width:760px){body:not(.has-bar) #jm-launch{bottom:18px}body:not(.has-bar) #jm-panel{bottom:16px}}
.banner h1{text-shadow:0 2px 6px rgba(0,0,0,.45),0 6px 34px rgba(0,0,0,.5)}.banner .sub{text-shadow:0 1px 3px rgba(0,0,0,.5)}.banner:after{background:linear-gradient(180deg,rgba(12,15,26,.55),rgba(12,15,26,.3) 35%,rgba(12,15,26,.82))}