/* Isaiah James Real Estate: main stylesheet. "Treasure Coast after dark": ink base, neon motel-sign accents.
   Fonts: Big Shoulders Display (display), Atkinson Hyperlegible (body), Monoton (sign accent only). */
:root{
  --ink:#0d0b17; --ink-2:#151226; --ink-3:#1e1a35; --line:#332d55;
  --cream:#f6efe3; --muted:#c3bcd6; --dim:#9a93b3;
  --pink:#ff3fa4; --cyan:#29e3ea; --lime:#c8ff3e; --orange:#ff8a3d; --violet:#a98bff; --sun:#ffd23f;
  --display:"Big Shoulders Display","Arial Narrow",Impact,sans-serif;
  --body:"Atkinson Hyperlegible",system-ui,-apple-system,"Segoe UI",sans-serif;
  --r:6px; --max:1180px;
  --glow-pink:0 0 6px rgba(255,63,164,.75),0 0 22px rgba(255,63,164,.45);
  --glow-cyan:0 0 6px rgba(41,227,234,.7),0 0 22px rgba(41,227,234,.4);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;overflow-x:clip}
main{overflow-x:clip}
body{margin:0;background:var(--ink);color:var(--cream);font:400 1.0625rem/1.65 var(--body);
  background-image:radial-gradient(rgba(255,255,255,.035) 1px,transparent 1px);background-size:22px 22px}
img,svg{max-width:100%;display:block}
a{color:var(--cyan);text-underline-offset:3px;text-decoration-thickness:1.5px}
a:hover{color:var(--lime)}
:focus-visible{outline:3px solid var(--lime);outline-offset:3px;border-radius:3px}
h1,h2,h3,h4{font-family:var(--display);font-weight:900;line-height:.98;letter-spacing:.005em;margin:0 0 .45em;text-transform:uppercase}
h1{font-size:clamp(2.7rem,7vw,5.6rem)}
h2{font-size:clamp(2rem,4.4vw,3.2rem)}
h3{font-size:1.55rem;line-height:1.05;font-weight:800}
p{margin:0 0 1em}
.container{width:min(var(--max),100% - 40px);margin-inline:auto}
section{padding:72px 0}
.skip{position:absolute;left:-999px;top:8px;background:var(--lime);color:var(--ink);padding:8px 14px;z-index:99;font-weight:700}
.skip:focus{left:8px}
.hidden{display:none}
.lead{font-size:1.2rem;color:var(--muted);max-width:40ch}
.ph{background:rgba(255,210,63,.12);color:var(--sun);border:1px dashed var(--sun);padding:0 .35em;border-radius:3px;font-size:.92em;font-weight:700}

/* ---------- stickers, underlines ---------- */
.sticker,.eyebrow{display:inline-block;font:800 .82rem/1 var(--display);letter-spacing:.14em;text-transform:uppercase;
  padding:.55em .8em .5em;border-radius:3px;margin-bottom:18px;transform:rotate(-2deg);color:var(--ink);background:var(--pink);
  box-shadow:3px 3px 0 var(--ink),3px 3px 0 1.5px currentColor}
.eyebrow{background:transparent;color:var(--cyan);border:1.5px solid currentColor;box-shadow:none;transform:none}
.sticker-lime{background:var(--lime)} .sticker-cyan{background:var(--cyan)} .sticker-orange{background:var(--orange);transform:rotate(1.5deg)}
.sticker-pink{background:var(--pink)}
.sticker{box-shadow:4px 4px 0 rgba(0,0,0,.55)}
.u-pink,.u-cyan,.u-lime,.scribble{position:relative;white-space:nowrap;display:inline-block}
.u-pink::after,.u-cyan::after,.u-lime::after,.scribble::after{content:"";position:absolute;left:-2%;right:-2%;bottom:-.14em;height:.32em;
  background:currentColor;-webkit-mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 20' preserveAspectRatio='none'%3E%3Cpath d='M2 13 C 30 4, 52 18, 80 10 S 130 3, 160 11 S 190 15, 198 7' fill='none' stroke='black' stroke-width='5' stroke-linecap='round'/%3E%3C/svg%3E") center/100% 100% no-repeat;
  mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 20' preserveAspectRatio='none'%3E%3Cpath d='M2 13 C 30 4, 52 18, 80 10 S 130 3, 160 11 S 190 15, 198 7' fill='none' stroke='black' stroke-width='5' stroke-linecap='round'/%3E%3C/svg%3E") center/100% 100% no-repeat}
.u-pink{color:var(--pink)} .u-cyan{color:var(--cyan)} .u-lime{color:var(--lime)}
.u-pink::after{filter:drop-shadow(0 0 4px var(--pink))} .u-cyan::after{filter:drop-shadow(0 0 4px var(--cyan))}

/* ---------- buttons ---------- */
.btn{--c:var(--pink);display:inline-flex;align-items:center;justify-content:center;gap:.4em;font:800 1.08rem/1 var(--display);letter-spacing:.08em;text-transform:uppercase;
  padding:.85em 1.25em .8em;border-radius:var(--r);border:2px solid var(--c);background:var(--c);color:var(--ink);text-decoration:none;cursor:pointer;
  box-shadow:4px 4px 0 #000;transition:transform .15s ease,box-shadow .15s ease,background .15s}
.btn:hover{color:var(--ink);transform:translate(-2px,-2px) rotate(-1deg);box-shadow:6px 6px 0 #000,var(--glow-pink)}
.btn:active{transform:translate(2px,2px);box-shadow:1px 1px 0 #000}
.btn-primary{--c:var(--pink)}
.btn-cyan,.btn-teal{--c:var(--cyan)} .btn-cyan:hover,.btn-teal:hover{box-shadow:6px 6px 0 #000,var(--glow-cyan)}
.btn-outline{background:transparent;color:var(--cream);--c:var(--cream)}
.btn-outline:hover{background:var(--cream);color:var(--ink);box-shadow:6px 6px 0 var(--pink)}
.btn-google{--c:var(--lime)} .btn-google:hover{box-shadow:6px 6px 0 #000,0 0 18px rgba(200,255,62,.5)}
.cta-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:26px}

/* ---------- header ---------- */
.site-header{position:sticky;top:0;z-index:50;background:rgba(13,11,23,.92);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.site-header::after{content:"";display:block;height:3px;background:linear-gradient(90deg,#1ef08a,var(--gold) 35%,var(--orange) 60%,var(--pink) 80%,var(--cyan))}
.nav{display:flex;align-items:center;justify-content:space-between;gap:18px;min-height:70px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--cream);font:900 1.5rem/1 var(--display);text-transform:uppercase;letter-spacing:.02em}
.brand small{display:block;font:400 .78rem/1.3 var(--body);text-transform:none;letter-spacing:0;color:var(--dim)}
.brand-mark{display:grid;place-items:center;width:44px;height:44px;border:2px solid var(--pink);border-radius:50% 50% 50% 8px;color:var(--pink);
  font:900 1.15rem/1 var(--display);box-shadow:var(--glow-pink),inset 0 0 10px rgba(255,63,164,.4);text-shadow:0 0 8px var(--pink)}
.brand:hover{color:var(--cream)}
.nav-links{display:flex;align-items:center;gap:4px;list-style:none;margin:0;padding:0}
.nav-links a:not(.btn){display:block;padding:8px 12px;color:var(--cream);text-decoration:none;font:800 1.05rem/1 var(--display);letter-spacing:.06em;text-transform:uppercase;border-radius:4px;white-space:nowrap}
.nav-links a:not(.btn):hover{color:var(--lime)}
.nav-links a[aria-current="page"]{color:var(--cyan);text-shadow:0 0 10px rgba(41,227,234,.7)}
.nav-links .btn{padding:.7em 1em .65em;font-size:1rem;margin-left:8px;white-space:nowrap}
.nav-toggle{display:none;background:none;border:2px solid var(--cream);border-radius:6px;padding:9px 8px;cursor:pointer}
.nav-toggle span{display:block;width:22px;height:2px;background:var(--cream);margin:4px 0}

/* ---------- home hero ---------- */
.hero{padding:70px 0 90px;position:relative;overflow:hidden}
.hero::before{content:"";position:absolute;right:-60px;bottom:-200px;width:480px;height:480px;border-radius:50%;opacity:.14;
  background:repeating-linear-gradient(180deg,var(--orange) 0 18px,transparent 18px 30px),linear-gradient(var(--sun),var(--pink));
  background-blend-mode:multiply;-webkit-mask:linear-gradient(#000 0 0);pointer-events:none}
.hero-grid{display:grid;grid-template-columns:1.45fr 1fr;gap:56px;align-items:center;position:relative}
.hero h1{font-size:clamp(2.9rem,6.2vw,5.3rem);line-height:.9;margin-bottom:.35em}
.hero h1 .hl{color:var(--pink);text-shadow:var(--glow-pink)}
.hero h1 .scribble{color:var(--lime)}
.hero h1 .scribble::after{bottom:-.08em;height:.22em}
.hero .lead{max-width:46ch}
.hero-sign{position:relative;text-align:center;padding:34px 26px 26px;border:3px solid var(--cyan);border-radius:22px 22px 22px 4px;background:rgba(21,18,38,.85);
  box-shadow:var(--glow-cyan),inset 0 0 26px rgba(41,227,234,.18);transform:rotate(1.6deg)}
.hero-sign::before{content:"";position:absolute;left:50%;top:-34px;width:2px;height:31px;background:var(--line);box-shadow:-60px 0 0 var(--line),60px 0 0 var(--line)}
.sign-top{font:800 .95rem/1 var(--display);letter-spacing:.3em;text-transform:uppercase;color:var(--orange);margin:0 0 6px}
.sign-neon{font:400 clamp(2.2rem,4.3vw,3.4rem)/1.1 "Monoton",var(--display);color:#ffe3f2;margin:0 0 10px;
  text-shadow:0 0 4px #fff,0 0 12px var(--pink),0 0 26px var(--pink),0 0 48px var(--pink);animation:flicker 4s 1}
.sign-sub{margin:0;color:var(--muted)}
.sign-phone{display:block;font:900 clamp(2rem,3.6vw,2.6rem)/1.1 var(--display);color:var(--lime);text-decoration:none;letter-spacing:.03em;text-shadow:0 0 14px rgba(200,255,62,.5)}
.sign-foot{margin:16px 0 0;font-size:.85rem;color:var(--dim)}
@keyframes flicker{0%,18%,22%,25%,53%,57%,100%{opacity:1}20%,24%,55%{opacity:.55}}

/* ---------- ticker ---------- */
.ticker{background:var(--lime);color:var(--ink);transform:rotate(-1.4deg);margin:-28px -10px 0;overflow:hidden;border-block:3px solid var(--ink);position:relative;z-index:2;
  box-shadow:0 10px 0 var(--pink)}
.ticker-track{display:flex;width:max-content;animation:tick 70s linear infinite}
.ticker:hover .ticker-track,.ticker:focus-within .ticker-track{animation-play-state:paused}
.ticker-set{display:flex;align-items:center;gap:22px;padding:14px 11px;white-space:nowrap}
.ticker a{color:var(--ink);text-decoration:none;font:800 1.25rem/1 var(--display);text-transform:uppercase;letter-spacing:.04em}
.ticker a:hover{text-decoration:underline;color:var(--ink)}
.ticker .star{font-size:1.2rem;color:var(--pink)}
@keyframes tick{to{transform:translateX(-50%)}}

/* ---------- section heads ---------- */
.section-head{max-width:760px;margin-bottom:38px}
.section-head p{color:var(--muted);font-size:1.1rem}
.section-head.center{margin-inline:auto;text-align:center}
.section-sand{background:var(--ink-2);border-block:1px solid var(--line)}
.popular{padding-top:100px;padding-bottom:30px}

/* ---------- cards / topics ---------- */
.grid{display:grid;gap:22px}
.grid-2{grid-template-columns:repeat(2,1fr)} .grid-3{grid-template-columns:repeat(3,1fr)} .grid-4{grid-template-columns:repeat(4,1fr)}
.card,.sidebar-card{background:var(--ink-2);border:1.5px solid var(--line);border-radius:var(--r);padding:26px}
.card h3{color:var(--cream)}
.topic{--a:var(--cyan);position:relative;display:flex;flex-direction:column;gap:6px;background:var(--ink-2);border:2px solid var(--line);border-radius:4px 18px 4px 4px;
  padding:24px 24px 22px;color:var(--cream);text-decoration:none;transition:transform .18s ease,border-color .18s,box-shadow .18s}
.topic:hover{color:var(--cream);border-color:var(--a);transform:translate(-3px,-3px);box-shadow:6px 6px 0 var(--a)}
.topic h3{font-size:1.6rem;margin:4px 0 6px}
.topic p{color:var(--muted);font-size:.98rem;margin:0}
.topic .cat{align-self:flex-start;font:800 .78rem/1 var(--display);letter-spacing:.14em;text-transform:uppercase;color:var(--a)}
.topic .more{margin-top:auto;padding-top:14px;font:800 1rem/1 var(--display);letter-spacing:.08em;text-transform:uppercase;color:var(--a)}
.topic .qnum{position:absolute;right:16px;top:12px;font:900 1.1rem/1 var(--display);color:var(--a);opacity:.85}
.grid .topic:nth-child(3n+2),.bento .topic:nth-child(5n+2){--a:var(--pink)}
.grid .topic:nth-child(3n+3),.bento .topic:nth-child(5n+3){--a:var(--lime)}
.bento .topic:nth-child(5n+4){--a:var(--orange)} .bento .topic:nth-child(5n+5){--a:var(--violet)}
.bento{display:grid;grid-template-columns:repeat(6,1fr);gap:22px}
.bento .topic{grid-column:span 2}
.bento .topic:nth-child(1){grid-column:span 4;grid-row:span 2;background:linear-gradient(150deg,rgba(41,227,234,.13),transparent 55%),var(--ink-2);border-color:var(--cyan);padding:34px}
.bento .topic:nth-child(1) h3{font-size:clamp(2.2rem,4vw,3.4rem)}
.bento .topic:nth-child(1) p{font-size:1.15rem;max-width:44ch;position:relative;z-index:1}
.bento .topic:nth-child(1)::after{content:"?";position:absolute;right:28px;bottom:-30px;font:900 15rem/1 var(--display);color:transparent;-webkit-text-stroke:3px var(--cyan);opacity:.35;transform:rotate(12deg);pointer-events:none;text-shadow:0 0 30px rgba(41,227,234,.4)}
.bento .topic:nth-child(1){overflow:hidden}
.bento .topic:nth-child(4){grid-column:span 3} .bento .topic:nth-child(5){grid-column:span 3;transform:rotate(.6deg)}
.bento .topic:nth-child(6){grid-column:span 6;display:grid;grid-template-columns:1.1fr 1.3fr auto;column-gap:30px;align-items:center}
.bento .topic:nth-child(6) .cat{grid-column:1/-1} .bento .topic:nth-child(6) h3{margin:0} .bento .topic:nth-child(6) .more{margin:0;padding:0}
.bento .topic:nth-child(5):hover{transform:translate(-3px,-3px) rotate(0)}

/* lanes */
.topics-strip{padding:30px 0 70px}
.strip-title{font-size:clamp(1.8rem,3.4vw,2.6rem);display:inline-block;margin-right:16px}
.lanes{display:flex;flex-wrap:wrap;gap:14px}
.lane{--a:var(--pink);font:900 clamp(1.4rem,3vw,2.2rem)/1 var(--display);text-transform:uppercase;text-decoration:none;color:var(--a);
  border:2.5px solid var(--a);border-radius:999px;padding:.4em .9em .35em;transition:all .18s}
.lane:nth-child(odd){transform:rotate(-1.5deg)} .lane:nth-child(even){transform:rotate(1.2deg)}
.lane:hover{background:var(--a);color:var(--ink);transform:rotate(0) scale(1.05);box-shadow:0 0 22px var(--a)}
.lane-cyan{--a:var(--cyan)} .lane-lime{--a:var(--lime)} .lane-orange{--a:var(--orange)} .lane-violet{--a:var(--violet)}

/* split / forms */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.form-card{background:var(--ink-2);border:2px solid var(--line);border-radius:var(--r);padding:30px}
.neon-box,.form-card{border-color:var(--pink);box-shadow:var(--glow-pink),8px 8px 0 #000}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form-grid .full{grid-column:1/-1}
label{display:block;font-weight:700;margin-bottom:6px;color:var(--cream)}
.opt{font-weight:400;color:var(--dim)}
input,select,textarea{width:100%;font:inherit;font-size:1rem;color:var(--cream);background:var(--ink);border:1.5px solid var(--line);border-radius:4px;padding:12px 13px}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--cyan);box-shadow:0 0 0 3px rgba(41,227,234,.25)}
textarea{min-height:120px;resize:vertical}
::placeholder{color:#8a83a3}
.check{display:flex;gap:10px;align-items:flex-start;font-weight:400;font-size:.88rem;color:var(--muted);line-height:1.5}
.check input{width:20px;height:20px;flex:0 0 20px;margin-top:2px;accent-color:var(--pink)}
.form-note{font-size:.88rem;color:var(--dim);margin-top:12px}

/* scoreboard */
.scoreboard{background:var(--ink-2);border-block:1px solid var(--line)}
.stats{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:0;border:2px solid var(--line);border-radius:var(--r);overflow:hidden}
.stat{padding:30px 28px;border-right:2px solid var(--line);background:var(--ink)}
.stat:last-child{border-right:0}
.stat .num{font:900 clamp(2.8rem,5vw,4.4rem)/1 var(--display);color:var(--orange);text-shadow:0 0 18px rgba(255,138,61,.45);margin-bottom:10px}
.stat:nth-child(2) .num{color:var(--cyan);text-shadow:0 0 18px rgba(41,227,234,.4)} .stat:nth-child(3) .num{color:var(--lime);text-shadow:0 0 18px rgba(200,255,62,.35)}
.stat .lbl{color:var(--muted)}
.source{font-size:.85rem;color:var(--dim);margin-top:14px}
.source a{color:var(--muted)}

/* map / gbp */
.map-wrap{border:2px solid var(--line);border-radius:var(--r);overflow:hidden;background:var(--ink-2)}
.map-wrap iframe{width:100%;height:340px;border:0;display:block}
.map-ph{min-height:320px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;text-align:center;padding:26px;color:var(--muted);
  background:linear-gradient(rgba(41,227,234,.06) 1px,transparent 1px) 0 0/28px 28px,linear-gradient(90deg,rgba(41,227,234,.06) 1px,transparent 1px) 0 0/28px 28px}
.map-ph svg{color:var(--pink);filter:drop-shadow(0 0 8px var(--pink))}
.map-ph strong{color:var(--cream);font:900 1.4rem/1.1 var(--display);text-transform:uppercase}
.gbp-card{display:flex;flex-direction:column;gap:10px;border-color:var(--lime);border-style:dashed}

/* cta band */
.cta-band{display:flex;align-items:center;justify-content:space-between;gap:30px;flex-wrap:wrap;padding:44px 46px;border-radius:var(--r);color:var(--ink);
  background:linear-gradient(100deg,var(--pink),var(--orange) 55%,var(--sun));box-shadow:10px 10px 0 var(--cyan)}
.cta-band h2{margin-bottom:.2em} .cta-band p{margin:0;font-size:1.1rem;font-weight:700}
.cta-band .btn{--c:var(--ink);color:var(--cream)}
.cta-band .btn:hover{color:var(--cream);box-shadow:6px 6px 0 rgba(0,0,0,.4)}
.cta-band .btn-outline{background:transparent;color:var(--ink);border-color:var(--ink)}
.cta-band .btn-outline:hover{background:var(--ink);color:var(--cream)}

/* ---------- inner pages ---------- */
.page-hero{padding:56px 0 50px;border-bottom:1px solid var(--line);position:relative;overflow:hidden;
  background:linear-gradient(180deg,rgba(255,63,164,.08),transparent 70%)}
.page-hero::after{content:"";position:absolute;right:6%;bottom:-150px;width:300px;height:300px;border-radius:50%;opacity:.22;pointer-events:none;
  background:repeating-linear-gradient(180deg,var(--orange) 0 14px,transparent 14px 24px)}
.page-hero .container{position:relative;z-index:1}
.page-hero h1{font-size:clamp(2.4rem,5.6vw,4.4rem);max-width:20ch;line-height:.95}
.page-hero p{color:var(--muted);font-size:1.15rem;max-width:60ch;margin:0}
.crumbs{font-size:.88rem;color:var(--dim);margin-bottom:18px}
.crumbs a{color:var(--muted)}
.cat-nav{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:40px}
.cat-nav a{font:800 1rem/1 var(--display);letter-spacing:.08em;text-transform:uppercase;text-decoration:none;color:var(--cream);border:2px solid var(--line);border-radius:999px;padding:.6em 1em}
.cat-nav a:hover{border-color:var(--lime);color:var(--lime)}
.layout-aside{display:grid;grid-template-columns:minmax(0,1fr) 320px;gap:56px;align-items:start}
.layout-aside aside{position:sticky;top:96px;display:grid;gap:20px}
.sidebar-card h3{font-size:1.4rem}
.sidebar-card .form-card{border:0;box-shadow:none;padding:0;background:none}
aside.sidebar-card:has(.form-card),aside.sidebar-card.form-card{border:2px solid var(--pink);box-shadow:var(--glow-pink),8px 8px 0 #000}
.layout-aside aside .btn{width:100%;font-size:.98rem;padding:.8em .9em .75em}
.layout-aside aside .cta-row{flex-direction:column;gap:10px}
table.facts{display:table}
@media (max-width:760px){.prose table{display:block;overflow-x:auto;white-space:nowrap}}
.prose{max-width:72ch}
.prose h2{font-size:clamp(1.8rem,3.2vw,2.4rem);margin-top:1.5em;color:var(--cream)}
.prose h2::before{content:"// ";color:var(--pink)}
.prose h3{margin-top:1.3em;color:var(--cyan)}
.prose ul,.prose ol{padding-left:1.3em} .prose li{margin-bottom:.45em}
.prose li::marker{color:var(--pink)}
.prose strong{color:#fff}
.prose table{width:100%;border-collapse:collapse;margin:1.2em 0;font-size:.97rem}
.prose th,.prose td{text-align:left;padding:11px 12px;border-bottom:1px solid var(--line)}
.prose th{font:800 .95rem/1.2 var(--display);letter-spacing:.08em;text-transform:uppercase;color:var(--lime);border-bottom:2px solid var(--lime)}
.quick-answer{position:relative;background:var(--ink-2);border:2px solid var(--lime);border-radius:4px 20px 4px 4px;padding:26px 26px 22px;margin:8px 0 34px;font-size:1.12rem;box-shadow:8px 8px 0 rgba(200,255,62,.22)}
.quick-answer strong{position:absolute;top:-16px;left:18px;display:inline-block;background:var(--lime);color:var(--ink);font:900 .95rem/1 var(--display);letter-spacing:.14em;text-transform:uppercase;padding:.5em .7em .45em;transform:rotate(-2deg)}
.callout{background:var(--ink-2);border-left:5px solid var(--orange);padding:18px 22px;border-radius:0 var(--r) var(--r) 0;margin:1.4em 0}
div.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:14px;margin:1.4em 0}
div.facts>*{background:var(--ink-2);border:1.5px solid var(--line);border-radius:var(--r);padding:16px}
details{border:1.5px solid var(--line);border-radius:var(--r);padding:0 18px;margin-bottom:12px;background:var(--ink-2)}
details[open]{border-color:var(--cyan)}
summary{cursor:pointer;padding:16px 0;font-weight:700;list-style:none;display:flex;justify-content:space-between;gap:14px}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";font:900 1.5rem/1 var(--display);color:var(--pink)}
details[open] summary::after{content:"–"}
details p{color:var(--muted)}
.talk{margin-top:44px;padding:30px;border:2px solid var(--pink);border-radius:var(--r);box-shadow:var(--glow-pink),8px 8px 0 #000;background:var(--ink-2)}
.talk h2{margin-top:0} .talk h2::before{content:none}
.related{margin-top:60px}
.tag{display:inline-block;font:800 .8rem/1 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--ink);background:var(--cyan);padding:.45em .6em;border-radius:3px;margin:0 6px 6px 0}
.headshot{aspect-ratio:4/5;padding:30px;border:3px solid var(--cyan);border-radius:24px 24px 24px 4px;display:grid;place-items:center;box-shadow:var(--glow-cyan),12px 12px 0 var(--pink);
  background:linear-gradient(160deg,var(--ink-3),var(--ink))}
.initials{font:900 6rem/1 var(--display);color:var(--cyan);text-shadow:var(--glow-cyan)}
.area{--a:var(--cyan);display:flex;flex-direction:column;min-height:220px;justify-content:flex-end;padding:26px;border:2px solid var(--a);border-radius:4px 22px 4px 4px;text-decoration:none;color:var(--cream);background:var(--ink-2);transition:all .18s}
.area:hover{color:var(--cream);transform:translate(-3px,-3px);box-shadow:7px 7px 0 var(--a)}
.area.g1{--a:var(--pink)} .area.g2{--a:var(--cyan)} .area.g3{--a:var(--lime)} .area.g4{--a:var(--orange)}
.area h3{font-size:2.2rem;color:var(--a)}
.tagline{color:var(--muted)}
.empty-state{text-align:center;padding:40px;border:2px dashed var(--line);border-radius:var(--r)}

/* ---------- footer ---------- */
.site-footer{margin-top:40px;background:#08070f;border-top:3px solid var(--pink);padding:60px 0 30px;color:var(--muted);font-size:.95rem}
.site-footer a{color:var(--cream)} .site-footer a:hover{color:var(--lime)}
.footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:36px}
.site-footer h4{font-size:1.2rem;color:var(--cyan);letter-spacing:.08em}
.site-footer ul{list-style:none;padding:0;margin:0} .site-footer li{margin-bottom:8px}
.legal{display:flex;gap:20px;margin-top:44px;padding-top:24px;border-top:1px solid var(--line);font-size:.85rem;color:var(--dim)}
.legal p{margin:0 0 .7em}
.eho{flex:0 0 48px;width:48px;height:48px;color:var(--cream)}
.mobile-bar{display:none}

/* ---------- v3 "fierce": sharper angles, architectural motifs, gold edge ---------- */
:root{--gold:#f5c451;--emerald:#1ef08a;--r:0px;--cut:14px}
h1,h2{font-weight:900;letter-spacing:-.005em}
h2{font-size:clamp(2.2rem,4.8vw,3.6rem)}
/* brand */
.brand-logo{width:48px;height:48px;filter:drop-shadow(0 0 6px rgba(30,240,138,.35))}
.brand{font-size:1.6rem}
.brand small{color:var(--gold);letter-spacing:.04em}
.brand-full img{width:280px;height:auto}
/* sign-post tags instead of tilted stickers */
.sticker,.sticker-orange{transform:none;border-radius:0;box-shadow:none;padding:.6em 1.4em .55em .8em;
  clip-path:polygon(0 0,calc(100% - 12px) 0,100% 50%,calc(100% - 12px) 100%,0 100%)}
/* house-number plaque */
.plaque{display:inline-grid;place-items:center;min-width:3.1em;height:2.3em;margin:0 12px 18px 0;vertical-align:top;
  font:900 1.05rem/1 var(--display);letter-spacing:.06em;color:var(--gold);background:#0a0912;border:2px solid var(--gold);
  box-shadow:inset 0 0 0 3px #0a0912,inset 0 0 0 4px rgba(245,196,81,.55)}
/* roofline (zig-zag) underline instead of soft squiggle */
.u-pink::after,.u-cyan::after,.u-lime::after,.scribble::after{
  -webkit-mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 40 12' %3E%3Cpath d='M0 11 L10 2 L20 11 L30 2 L40 11' fill='none' stroke='black' stroke-width='3.2'/%3E%3C/svg%3E") left center/auto 100% repeat-x;
  mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 40 12' %3E%3Cpath d='M0 11 L10 2 L20 11 L30 2 L40 11' fill='none' stroke='black' stroke-width='3.2'/%3E%3C/svg%3E") left center/auto 100% repeat-x;
  height:.24em;bottom:-.2em}
/* buttons: sharp, heavier, chevron on primary */
.btn{border-radius:0;font-size:1.12rem;font-weight:900;border-width:2.5px;box-shadow:5px 5px 0 #000}
.btn:hover{transform:translate(-2px,-2px)}
.btn-primary::after{content:"";width:.45em;height:.45em;border-top:.16em solid currentColor;border-right:.16em solid currentColor;transform:rotate(45deg);margin-left:.15em}
.btn-dark{--c:var(--ink);color:var(--cream)} .btn-dark:hover{color:var(--gold)}
.btn-gold{--c:var(--gold)}
/* blueprint hero */
.hero{border-bottom:2px solid var(--line);
  background:linear-gradient(rgba(41,227,234,.055) 1px,transparent 1px) 0 0/32px 32px,linear-gradient(90deg,rgba(41,227,234,.055) 1px,transparent 1px) 0 0/32px 32px}
.hero::before{content:"";right:-40px;top:auto;bottom:-30px;width:640px;height:420px;border-radius:0;opacity:.17;background:url("/img/blueprint.svg") center/contain no-repeat;-webkit-mask:none}
.hero h1{font-size:clamp(3rem,6.6vw,5.6rem);line-height:.88}
.hero h1 .hl{color:var(--pink)}
.hero-sign{transform:none;border-radius:0;border-width:3px;padding:30px 26px 26px;
  clip-path:polygon(var(--cut) 0,calc(100% - var(--cut)) 0,100% var(--cut),100% calc(100% - var(--cut)),calc(100% - var(--cut)) 100%,var(--cut) 100%,0 calc(100% - var(--cut)),0 var(--cut));
  background:linear-gradient(180deg,rgba(255,63,164,.07),transparent 40%),#110f20}
.hero-sign::before{display:none}
.sign-logo{width:100px;height:100px;margin:0 auto 8px;filter:drop-shadow(0 0 10px rgba(30,240,138,.45))}
.sign-top{color:var(--gold)}
/* ticker: straight, heavy, with roof chevrons */
.ticker{transform:none;margin:0;background:var(--gold);box-shadow:none;border-block:0}
.ticker .star{display:inline-block;width:.55em;height:.55em;border-top:.18em solid var(--ink);border-left:.18em solid var(--ink);transform:rotate(45deg) translateY(.15em);font-size:1.2rem;color:transparent}
/* gabled roofline divider */
.gable{height:64px;margin:10px 0 -20px;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1200 64' preserveAspectRatio='none'%3E%3Cpath d='M0 60 H470 L600 6 L730 60 H1200' fill='none' stroke='%23f5c451' stroke-width='2.5' vector-effect='non-scaling-stroke'/%3E%3Cpath d='M520 60 L600 26 L680 60' fill='none' stroke='%23ff3fa4' stroke-width='2.5' vector-effect='non-scaling-stroke'/%3E%3C/svg%3E") center/100% 100% no-repeat}
/* cards: square with a mitered (cut) corner */
.topic,.card,.sidebar-card,.area,.quick-answer,.talk,details,.form-card,.map-wrap{border-radius:0}
.topic,.area{clip-path:polygon(0 0,calc(100% - 22px) 0,100% 22px,100% 100%,0 100%)}
.topic::before,.area::before{content:"";position:absolute;top:0;right:0;width:22px;height:22px;background:linear-gradient(225deg,transparent 0 calc(50% - 1.5px),var(--a) calc(50% - 1.5px) calc(50% + 1.5px),var(--line) 0);z-index:1}
.topic:hover::before,.area:hover::before{background:var(--a)}
.topic{border-width:2px}
.topic:hover{box-shadow:none;transform:translateY(-4px);background:linear-gradient(0deg,color-mix(in srgb,var(--a) 9%,transparent),transparent),var(--ink-2)}
.topic .qnum{right:30px;top:14px;color:var(--gold);font-size:1.15rem}
.topic h3{font-weight:900}
.bento .topic:nth-child(5){transform:none}
.bento .topic:nth-child(1)::after{content:"";right:20px;bottom:20px;width:190px;height:150px;-webkit-text-stroke:0;transform:none;opacity:.3;text-shadow:none;
  background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 160' fill='none' stroke='%2329e3ea' stroke-width='4'%3E%3Cpath d='M10 80 L100 8 L190 80 M30 64 V156 H170 V64 M80 156 V104 H120 V156 M140 40 V20 H158 V54'/%3E%3C/svg%3E") center/contain no-repeat}
.area{position:relative}
/* lanes: solid sign-post arrows */
.lane{transform:none!important;border:0;border-radius:0;color:var(--ink);background:var(--a);padding:.45em 1.5em .4em .8em;
  clip-path:polygon(0 0,calc(100% - .7em) 0,100% 50%,calc(100% - .7em) 100%,0 100%)}
.lane:hover{background:var(--gold);color:var(--ink);box-shadow:none;transform:translateX(4px)!important}
.strip-title::after{content:" →";color:var(--gold)}
/* forms: blueprint panel */
.form-card,.neon-box{clip-path:polygon(0 0,calc(100% - 26px) 0,100% 26px,100% 100%,0 100%);box-shadow:none;border:2px solid var(--pink);
  background:linear-gradient(rgba(41,227,234,.04) 1px,transparent 1px) 0 0/24px 24px,linear-gradient(90deg,rgba(41,227,234,.04) 1px,transparent 1px) 0 0/24px 24px,var(--ink-2)}
input,select,textarea{border-radius:0;border-width:2px}
/* scoreboard: brass address-number look */
.stats{border:3px solid var(--gold);border-radius:0}
.stat{border-right:2px solid rgba(245,196,81,.4)}
.stat .num{font-weight:900}
/* page hero: blueprint grid + roofline at the bottom */
.page-hero{background:linear-gradient(rgba(41,227,234,.05) 1px,transparent 1px) 0 0/32px 32px,linear-gradient(90deg,rgba(41,227,234,.05) 1px,transparent 1px) 0 0/32px 32px,linear-gradient(180deg,rgba(255,63,164,.09),transparent 80%);
  border-bottom:0;padding-bottom:84px}
.page-hero::after{right:0;left:0;bottom:0;width:auto;height:56px;border-radius:0;opacity:1;
  background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1200 56' preserveAspectRatio='none'%3E%3Cpath d='M0 54 H780 L880 6 L980 54 H1200' fill='none' stroke='%23f5c451' stroke-width='2.5' vector-effect='non-scaling-stroke'/%3E%3C/svg%3E") center/100% 100% no-repeat}
.page-hero::before{content:"";position:absolute;right:4%;top:24px;width:420px;height:280px;opacity:.12;background:url("/img/blueprint.svg") center/contain no-repeat;pointer-events:none}
/* article details */
.prose h2::before{content:"";display:inline-block;width:.42em;height:.42em;border-top:.13em solid var(--pink);border-left:.13em solid var(--pink);transform:translateY(.05em) rotate(45deg);margin-right:.4em}
.quick-answer{box-shadow:none;border-width:3px;clip-path:none}
.quick-answer strong{transform:none;padding:.5em 1.4em .45em .7em;clip-path:polygon(0 0,calc(100% - 10px) 0,100% 50%,calc(100% - 10px) 100%,0 100%)}
.talk{box-shadow:none;border-width:3px;border-image:linear-gradient(90deg,var(--pink),var(--gold)) 1}
.callout{border-left-color:var(--gold)}
aside.sidebar-card:has(.form-card),aside.sidebar-card.form-card{box-shadow:none}
.prose th{color:var(--gold);border-bottom-color:var(--gold)}
.headshot{border-radius:0;box-shadow:12px 12px 0 var(--pink)}
.gbp-card{border-color:var(--gold)}
/* yard-sign CTA (post + arm + hanging panel) */
.yard-wrap{padding-top:40px}
.yard{position:relative;padding:58px 0 0 46px}
.yard-post{position:absolute;left:0;top:0;bottom:-48px;width:16px;background:linear-gradient(90deg,#e9e2d4,#bdb5a5)}
.yard-arm{position:absolute;left:0;top:0;right:6%;height:14px;background:linear-gradient(#e9e2d4,#bdb5a5)}
.yard-arm::before,.yard-arm::after{content:"";position:absolute;top:14px;width:3px;height:44px;background:repeating-linear-gradient(#9a93b3 0 5px,transparent 5px 8px)}
.yard-arm::before{left:14%} .yard-arm::after{right:12%}
.cta-band{border-radius:0;border:6px solid var(--gold);box-shadow:none;position:relative;background:linear-gradient(100deg,var(--pink),#ff6a7a 60%,var(--orange))}
.rider{position:absolute;top:-30px;right:24px;background:var(--cream);color:var(--ink);font:900 1rem/1 var(--display);letter-spacing:.14em;text-transform:uppercase;padding:.55em .9em;border:3px solid var(--gold);border-bottom:0}
.cta-band h2{font-size:clamp(2.2rem,4.4vw,3.4rem)}
/* footer */
.site-footer{border-top:0;position:relative}
.site-footer::before{content:"";position:absolute;left:0;right:0;top:-40px;height:42px;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1200 42' preserveAspectRatio='none'%3E%3Cpath d='M0 42 V40 H140 L230 2 L320 40 H1200 V42 Z' fill='%2308070f'/%3E%3Cpath d='M0 40 H140 L230 2 L320 40 H1200' fill='none' stroke='%231ef08a' stroke-width='3' vector-effect='non-scaling-stroke'/%3E%3C/svg%3E") center/100% 100% no-repeat}
.site-footer h4{color:var(--gold)}
.mobile-bar a:last-child{background:var(--gold)}
.nav-links a[aria-current="page"]{color:var(--gold);text-shadow:none;box-shadow:inset 0 -3px 0 var(--gold)}
.nav-links .btn::after{display:none}

/* ---------- responsive ---------- */
@media (max-width:980px){
  .hero-grid,.split,.layout-aside{grid-template-columns:1fr;gap:40px}
  .layout-aside aside{position:static}
  .grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}
  .footer-grid{grid-template-columns:1fr 1fr}
  .hero-sign{max-width:460px;width:100%;justify-self:center}
}
@media (max-width:1120px){
  .nav-toggle{display:block}
  .nav-links{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;background:var(--ink);border-bottom:3px solid var(--pink);padding:12px 20px 20px}
  .nav-links.open{display:flex}
  .nav-links a:not(.btn){padding:14px 4px;font-size:1.3rem;border-bottom:1px solid var(--line)}
  .nav-links .btn{margin:14px 0 0}
}
@media (max-width:760px){
  section{padding:54px 0}
  .hero{padding:44px 0 70px}
  .hero::before{width:300px;height:300px;right:-120px;bottom:-140px;top:auto}
  .hero-sign{transform:rotate(1deg)}
  .grid-2,.grid-3,.grid-4,.form-grid,.footer-grid{grid-template-columns:1fr}
  .bento{grid-template-columns:1fr}
  .bento .topic,.bento .topic:nth-child(n){grid-column:auto;grid-row:auto;transform:none}
  .bento .topic:nth-child(6){display:flex;flex-direction:column;align-items:flex-start}
  .bento .topic:nth-child(1)::after{font-size:9rem;right:10px;bottom:-20px}
  .stats{grid-template-columns:1fr} .stat{border-right:0;border-bottom:2px solid var(--line)} .stat:last-child{border-bottom:0}
  .cta-band{padding:32px 24px;box-shadow:6px 6px 0 var(--cyan)}
  .legal{flex-direction:column}
  .brand small{display:none}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr 1.3fr;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--ink);border-top:3px solid var(--lime)}
  body{padding-bottom:56px}
  .mobile-bar a{text-align:center;padding:15px 6px 14px;font:900 1.15rem/1 var(--display);letter-spacing:.08em;text-transform:uppercase;text-decoration:none;color:var(--cream);border-right:1px solid var(--line)}
  .mobile-bar a:last-child{background:var(--pink);color:var(--ink);border:0}
  .ticker a{font-size:1.1rem}
}
@media (max-width:760px){
  .yard{padding:50px 0 0 26px} .yard-post{width:10px} .yard-arm{height:10px} .yard-arm::before,.yard-arm::after{top:10px;height:40px}
  .cta-band{border-width:4px} .rider{right:12px}
  .hero::before{width:420px;height:280px;right:-140px;bottom:-40px}
  .page-hero::before{display:none}
  .plaque{margin-bottom:12px}
  .gable{height:40px}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .ticker-track{width:auto;flex-wrap:wrap}
  .ticker-set{white-space:normal;flex-wrap:wrap}
  .ticker-set[aria-hidden="true"]{display:none}
}
.form-card,.neon-box{position:relative}
.form-card::before{content:"";position:absolute;top:-2px;right:-2px;width:28px;height:28px;background:linear-gradient(225deg,transparent 0 calc(50% - 1.5px),var(--pink) calc(50% - 1.5px) calc(50% + 1.5px),transparent 0);pointer-events:none}
.sidebar-card .form-card::before{display:none}
.headshot img{width:70%;height:auto;filter:drop-shadow(0 0 18px rgba(0,240,255,.35))}
.trust-line{font-size:.92rem;color:var(--lime);font-weight:700;letter-spacing:.01em;margin-top:12px}

/* ---------- market update, calculators, reviews, tools (Oct 20, 2026) ---------- */
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);border:0}
.mnote{display:block;color:var(--muted);font-size:.86rem;margin-top:2px}
.mkt-area{margin:40px 0}
.mkt-area h2{margin-bottom:14px}
.table-wrap{overflow-x:auto}
table.mkt{width:100%;border-collapse:collapse}
table.mkt th,table.mkt td{padding:14px 16px;border-bottom:1px solid var(--line);text-align:left;vertical-align:top}
table.mkt thead th{font:800 .9rem/1.2 var(--display);letter-spacing:.08em;text-transform:uppercase;color:var(--cyan);border-bottom:2px solid var(--cyan)}
table.mkt tbody th{color:var(--cream);font-weight:700;width:30%}
table.mkt td strong{font:900 1.35rem/1.1 var(--display);color:var(--lime)}
.mkt-notes{margin-top:40px}
.mkt-notes ul{padding-left:1.1em;margin:0} .mkt-notes li{margin:.5em 0;color:var(--muted)}
.archive{list-style:none;padding:0} .archive li{padding:10px 0;border-bottom:1px solid var(--line)} .archive a{font-weight:700}
.tools-box{margin:36px 0 0;padding:22px 24px;border:2px dashed var(--cyan);border-radius:var(--r);background:rgba(41,227,234,.05)}
.tools-box h3{margin:0 0 8px;color:var(--cyan)} .tools-box ul{margin:0;padding-left:1.1em}
.calc{display:grid;grid-template-columns:1.15fr 1fr;gap:30px;align-items:start}
.calc fieldset{border:0;padding:0;margin:0 0 22px} .calc legend{font:900 1.15rem/1 var(--display);text-transform:uppercase;letter-spacing:.06em;color:var(--pink);margin-bottom:12px}
.calc .hint{display:block;color:var(--muted);font-size:.85rem;margin-top:5px}
.calc input:disabled{opacity:.45}
.calc-out{position:sticky;top:90px}
.calc-out h2{font-size:1.4rem;margin:0 0 6px} .calc-out h3{margin-top:22px}
.calc-out .big{font:900 clamp(2rem,4vw,2.8rem)/1.05 var(--display);color:var(--lime);text-shadow:0 0 16px rgba(200,255,62,.35);margin:4px 0 14px}
table.calc-table{width:100%;border-collapse:collapse;font-size:.97rem}
table.calc-table th,table.calc-table td{padding:9px 6px;border-bottom:1px solid var(--line);text-align:left}
table.calc-table td{text-align:right;font-weight:700;white-space:nowrap}
#h-soh td{text-align:right} #h-soh td:first-child{text-align:left}
.calc-disclaimer{margin-top:24px;padding:16px 20px;border-left:5px solid var(--sun);background:var(--ink-2);color:var(--muted);font-size:.95rem}
.reviews .review blockquote{margin:0 0 10px;font-size:1.05rem}
.reviews .review figcaption{color:var(--muted);font-size:.9rem}
@media (max-width:860px){.calc{grid-template-columns:1fr}.calc-out{position:static}}
/* brokerage legal notice */
.legal-brokerage{font-size:.72rem;line-height:1.5;color:var(--dim);margin-top:.6em}
.prose .legal-prose{font-size:.85rem;line-height:1.55;color:var(--dim)}
/* ---- compliance pass (Oct 20, 2026) ---- */
.brand-text{display:flex;flex-direction:column}
.brand .brand-text small{display:block}
.brand .brand-realtor{font:800 .78rem/1.15 var(--display);letter-spacing:.12em;color:var(--cream);text-transform:uppercase;margin-top:2px}
.brand .brand-firm{font:700 .74rem/1.25 var(--body);color:var(--gold);letter-spacing:.02em}
.brand .brand-area{font:400 .72rem/1.25 var(--body);color:var(--dim);letter-spacing:0}
.cta-brokerage{margin:12px 0 0;font-size:.85rem;color:var(--muted);letter-spacing:.01em}
.cta-col{display:flex;flex-direction:column;gap:6px}
.cta-band .cta-brokerage{margin:0;color:inherit;opacity:.85}
.sidebar-card .cta-brokerage{margin:0 0 10px}
.footer-grid .cta-brokerage{margin-top:10px;font-size:.8rem;color:var(--dim)}
.map-fallback{margin:10px 0 0;font-size:.92rem;color:var(--muted)}
.lending-note{font-size:.88rem;color:var(--muted);border-left:3px solid var(--line);padding-left:12px}
.ticker-wrap{position:relative}
.ticker-toggle{position:absolute;right:12px;top:50%;transform:translateY(-50%);z-index:3;font:800 .8rem/1 var(--display);letter-spacing:.1em;text-transform:uppercase;
  background:var(--ink);color:var(--cream);border:2px solid var(--ink);border-radius:4px;padding:8px 12px;cursor:pointer}
.ticker-toggle:hover,.ticker-toggle:focus-visible{background:var(--cream);color:var(--ink);outline:3px solid var(--pink);outline-offset:2px}
.ticker.paused .ticker-track{animation-play-state:paused}
.mb-brk{display:none}
@media (max-width:760px){
  .brand .brand-text small.brand-realtor,.brand .brand-text small.brand-firm{display:block}
  .brand .brand-text small.brand-area{display:none}
  .mobile-bar .mb-brk{display:block;grid-column:1/-1;margin:0;padding:5px 8px 4px;text-align:center;font:600 .72rem/1.2 var(--body);color:var(--muted);background:var(--ink);border-bottom:1px solid var(--line)}
  body{padding-bottom:78px}
}
@media (prefers-reduced-motion:reduce){.ticker-toggle{display:none}}
.brand .brand-name{font-size:1.3rem;line-height:1}
.brand .brand-text small{line-height:1.12}
.brand .brand-realtor{font-size:.72rem;margin-top:3px}
.brand .brand-firm,.brand .brand-area{font-size:.7rem}
.site-header .nav{padding-block:6px}
/* footer column headings: h2 for correct heading order, styled like the old h4 */
.site-footer h2.fh{font-size:1.2rem;color:var(--gold);letter-spacing:.08em}