/* ============================================================
   Jacob Johnson, REALTOR® | RE/MAX Excellence
   Dark direction. Brass on near-black, editorial serif display.
   ============================================================ */

:root{
  --text-xs:clamp(0.75rem,0.7rem + 0.25vw,0.875rem);
  --text-sm:clamp(0.875rem,0.8rem + 0.35vw,1rem);
  --text-base:clamp(1rem,0.95rem + 0.25vw,1.0625rem);
  --text-lg:clamp(1.125rem,1rem + 0.75vw,1.5rem);
  --text-xl:clamp(1.5rem,1.2rem + 1.25vw,2.25rem);
  --text-2xl:clamp(2rem,1.2rem + 2.5vw,3.5rem);
  --text-3xl:clamp(2.5rem,1rem + 4vw,4.5rem);

  --space-1:.25rem;  --space-2:.5rem;   --space-3:.75rem;  --space-4:1rem;
  --space-5:1.25rem; --space-6:1.5rem;  --space-8:2rem;    --space-10:2.5rem;
  --space-12:3rem;   --space-16:4rem;   --space-20:5rem;   --space-24:6rem;
  --space-32:8rem;

  --radius-sm:.25rem; --radius-md:.375rem; --radius-lg:.625rem;
  --radius-xl:1rem;   --radius-full:9999px;

  --transition-interactive:200ms cubic-bezier(.16,1,.3,1);

  --content-narrow:640px; --content-default:1000px; --content-wide:1240px;

  --font-display:'Instrument Serif',Georgia,'Times New Roman',serif;
  --font-body:'Switzer','Helvetica Neue',Helvetica,Arial,sans-serif;

  --hair:1px solid var(--color-border);
}

/* ---------- DARK (primary direction) ---------- */
[data-theme='dark']{
  --color-bg:#0b0b0d;
  --color-surface:#111114;
  --color-surface-2:#17171b;
  --color-surface-offset:#0e0e11;
  --color-text:#eceae6;
  --color-text-muted:#9d9b96;
  --color-text-faint:#878582;   /* was #6c6a67, failed WCAG AA at 3.32:1. now 4.86:1 */
  --color-text-inverse:#0b0b0d;
  --color-primary:#c9a659;
  --color-primary-hover:#dfbe77;
  --color-border:rgba(236,234,230,.13);
  --color-border-strong:rgba(236,234,230,.24);
  --color-gold-wash:rgba(201,166,89,.10);
  --shadow-lg:0 24px 64px rgba(0,0,0,.55);
  --photo-filter:grayscale(1) contrast(1.06) brightness(.96);
}

/* ---------- LIGHT (alternate direction for Jacob to compare) ---------- */
[data-theme='light']{
  --color-bg:#f6f4f0;
  --color-surface:#fffefb;
  --color-surface-2:#efece6;
  --color-surface-offset:#eae7e1;
  --color-text:#15151a;
  --color-text-muted:#5c5a55;
  --color-text-faint:#66635e;   /* was #8b8883, failed WCAG AA at 2.86:1. now 4.85:1 */
  --color-text-inverse:#fffefb;
  --color-primary:#806014;   /* was #8a6a1e, failed WCAG AA at 4.09:1 on small text. now 4.73:1 */
  --color-primary-hover:#6d5316;
  --color-border:rgba(21,21,26,.14);
  --color-border-strong:rgba(21,21,26,.26);
  --color-gold-wash:rgba(138,106,30,.08);
  --shadow-lg:0 20px 48px rgba(21,21,26,.12);
  --photo-filter:grayscale(1) contrast(1.02);
}

/* ============================================================
   PRIMITIVES
   ============================================================ */
.skip{position:absolute;left:var(--space-4);top:var(--space-2);z-index:200;
  transform:translateY(-200%);background:var(--color-primary);
  color:var(--color-text-inverse);padding:var(--space-2) var(--space-4);
  border-radius:var(--radius-sm);font-size:var(--text-sm);font-weight:500;text-decoration:none}
.skip:focus{transform:translateY(0)}

.wrap{width:100%;max-width:var(--content-wide);margin-inline:auto;
  padding-inline:clamp(1.25rem,5vw,3.5rem)}

.eyebrow{font-size:var(--text-xs);letter-spacing:.2em;text-transform:uppercase;
  color:var(--color-primary);font-weight:500;margin-bottom:var(--space-4)}

.sec__h2{font-family:var(--font-display);font-weight:400;font-size:var(--text-xl);
  letter-spacing:-.01em;color:var(--color-text);margin-bottom:var(--space-5)}
.sec__hd .sec__h2{margin-bottom:0}
.sec__hd{margin-bottom:clamp(2rem,4vw,3.5rem);max-width:34ch}
.sec__hd--split{display:flex;flex-wrap:wrap;gap:var(--space-6) var(--space-12);
  align-items:flex-end;justify-content:space-between;max-width:none}
.sec__note{font-size:var(--text-sm);color:var(--color-text-muted);max-width:34ch}

.chip{font-size:var(--text-xs);letter-spacing:.06em;color:var(--color-primary);
  border:1px solid var(--color-border-strong);border-radius:var(--radius-full);
  padding:var(--space-2) var(--space-4);background:var(--color-gold-wash);max-width:none}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:var(--space-2);
  min-height:48px;padding:var(--space-3) var(--space-6);
  font-size:var(--text-sm);font-weight:500;letter-spacing:.02em;
  text-decoration:none;border-radius:var(--radius-sm);border:1px solid transparent}
.btn--gold{background:var(--color-primary);color:var(--color-text-inverse)}
.btn--gold:hover{background:var(--color-primary-hover)}
.btn--ghost{border-color:var(--color-border-strong);color:var(--color-text)}
.btn--ghost:hover{border-color:var(--color-primary);color:var(--color-primary)}
.btn--sm{min-height:42px;padding:var(--space-2) var(--space-5);font-size:var(--text-xs)}
.btn--full{width:100%}

.lnk{display:inline-flex;align-items:center;gap:var(--space-2);
  font-size:var(--text-sm);font-weight:500;color:var(--color-primary);
  text-decoration:none;border-bottom:1px solid transparent;padding-block:2px}
.lnk:hover{border-bottom-color:currentColor}
.lnk svg{flex:none;transition:transform var(--transition-interactive)}
.lnk:hover svg{transform:translateX(3px)}

sup{font-size:.55em;vertical-align:super;line-height:0}

/* layout list items must not inherit the 72ch prose cap from base.css */
ol[role='list']>li,ul[role='list']>li{max-width:none}

/* ============================================================
   HEADER
   ============================================================ */
.hdr{position:sticky;top:0;z-index:100;
  background:color-mix(in oklab,var(--color-bg) 88%,transparent);
  backdrop-filter:blur(14px);border-bottom:var(--hair)}
.hdr__in{display:flex;align-items:center;gap:var(--space-6);
  max-width:var(--content-wide);margin-inline:auto;
  padding:var(--space-3) clamp(1.25rem,5vw,3.5rem)}

.brand{display:flex;align-items:stretch;gap:var(--space-3);text-decoration:none;margin-right:auto}
.brand__rule{width:2px;background:var(--color-primary);flex:none}
.brand__txt{display:flex;flex-direction:column;justify-content:center}
.brand__name{font-family:var(--font-display);font-size:1.375rem;line-height:1.05;
  color:var(--color-text);letter-spacing:.01em}
.brand__sub{font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;
  color:var(--color-text-muted);white-space:nowrap}

.nav{display:none;gap:var(--space-6)}
.nav a{font-size:var(--text-xs);letter-spacing:.11em;text-transform:uppercase;
  color:var(--color-text-muted);text-decoration:none;padding-block:var(--space-2)}
.nav a:hover{color:var(--color-primary)}

.hdr__act{display:flex;align-items:center;gap:var(--space-3)}
.tgl{display:grid;place-items:center;width:40px;height:40px;border-radius:var(--radius-sm);
  color:var(--color-text-muted);border:1px solid var(--color-border)}
.tgl:hover{color:var(--color-primary);border-color:var(--color-primary)}
.hdr__act .btn--gold{display:none}

.burger{width:44px;height:44px;display:grid;place-content:center;gap:6px;
  color:var(--color-text);border:1px solid var(--color-border);border-radius:var(--radius-sm)}
.burger span{display:block;width:18px;height:1.5px;background:currentColor;
  transition:transform var(--transition-interactive)}
.burger[aria-expanded='true'] span:first-child{transform:translateY(3.75px) rotate(45deg)}
.burger[aria-expanded='true'] span:last-child{transform:translateY(-3.75px) rotate(-45deg)}

.mnav{display:none;flex-direction:column;border-top:var(--hair);
  padding:var(--space-2) clamp(1.25rem,5vw,3.5rem) var(--space-5)}
.mnav.is-open{display:flex}
.mnav a{padding:var(--space-3) 0;font-size:var(--text-sm);letter-spacing:.06em;
  text-transform:uppercase;color:var(--color-text);text-decoration:none;
  border-bottom:var(--hair)}
.mnav__cta{margin-top:var(--space-4);color:var(--color-primary)!important;border-bottom:none!important}

@media (min-width:960px){
  .nav{display:flex}
  .burger{display:none}
  .mnav{display:none!important}
  .hdr__act .btn--gold{display:inline-flex}
}

/* ============================================================
   HERO
   ============================================================ */
.hero{padding-block:clamp(2.5rem,6vw,5rem) clamp(3rem,7vw,6rem);
  border-bottom:var(--hair);position:relative;overflow:hidden}
.hero::before{content:'';position:absolute;inset:0;pointer-events:none;
  background:radial-gradient(120% 90% at 82% 8%,var(--color-gold-wash),transparent 62%)}
.hero__grid{position:relative;max-width:var(--content-wide);margin-inline:auto;
  padding-inline:clamp(1.25rem,5vw,3.5rem);
  display:grid;gap:clamp(2.5rem,5vw,4.5rem)}

.hero__h1{font-family:var(--font-display);font-weight:400;
  font-size:var(--text-3xl);line-height:.98;letter-spacing:-.02em;
  color:var(--color-text);margin-bottom:var(--space-6)}
.hero__h1 em{font-style:italic;color:var(--color-primary)}
.hero__h1 sup{font-size:.28em;position:relative;top:-1.9em;vertical-align:baseline;margin-left:.04em}
.hero__award{font-size:var(--text-sm);line-height:1.45;color:var(--color-text-muted);
  margin-top:var(--space-4);padding-left:var(--space-4);
  border-left:2px solid var(--color-primary);max-width:30ch}
.hero__lede{font-size:var(--text-lg);line-height:1.5;color:var(--color-text-muted);
  max-width:32ch;margin-bottom:var(--space-8)}
.hero__cta{display:flex;flex-wrap:wrap;gap:var(--space-3)}
.hero__eval{display:inline-flex;align-items:center;gap:var(--space-2);
  margin-top:var(--space-6);font-size:var(--text-sm);color:var(--color-text-muted);
  text-decoration:none;border-bottom:1px solid var(--color-border-strong);padding-bottom:3px}
.hero__eval:hover{color:var(--color-primary);border-bottom-color:var(--color-primary)}

.hero__fig{position:relative;justify-self:start;width:min(100%,420px)}
.hero__fig img{filter:var(--photo-filter);border-radius:2px;
  box-shadow:var(--shadow-lg);aspect-ratio:1/1;object-fit:cover;object-position:50% 22%}
.hero__fig figcaption{display:flex;flex-direction:column;margin-top:var(--space-4);
  padding-left:var(--space-3);border-left:2px solid var(--color-primary)}
.hero__fig figcaption span:first-child{font-family:var(--font-display);font-size:1.15rem;
  color:var(--color-text);line-height:1.2}
.hero__fig figcaption span:last-child{font-size:var(--text-xs);letter-spacing:.13em;
  text-transform:uppercase;color:var(--color-text-muted)}

@media (min-width:880px){
  .hero__grid{grid-template-columns:1.15fr .85fr;align-items:center}
  .hero__fig{justify-self:end;width:100%;max-width:460px}
}

/* ============================================================
   CREDIBILITY STRIP
   ============================================================ */
.cred{background:var(--color-surface);border-bottom:var(--hair)}
.cred__list{max-width:var(--content-wide);margin-inline:auto;
  padding:clamp(1.75rem,3vw,2.5rem) clamp(1.25rem,5vw,3.5rem);
  display:grid;grid-template-columns:repeat(2,1fr);gap:var(--space-6) var(--space-8)}
.cred__list li{display:flex;gap:var(--space-4);align-items:baseline}
.cred__k{font-family:var(--font-display);font-size:1.5rem;line-height:1;
  color:var(--color-primary);flex:none;min-width:3.6ch}
.cred__k--word{font-family:var(--font-body);font-size:var(--text-sm);font-weight:600;
  letter-spacing:.08em;padding-top:.18em}
.cred__v{font-size:var(--text-sm);line-height:1.35;color:var(--color-text);font-weight:500}
.cred__v small{display:block;font-size:var(--text-xs);font-weight:400;
  color:var(--color-text-muted);margin-top:2px}
@media (min-width:860px){.cred__list{grid-template-columns:repeat(4,1fr)}}

/* ============================================================
   HELP LIST (editorial, not a 3-up card grid)
   ============================================================ */
.help{padding-block:clamp(3.5rem,8vw,7rem)}
.help__list{border-top:var(--hair)}
.help__it{display:grid;gap:var(--space-3) var(--space-8);
  padding-block:clamp(1.75rem,3.5vw,2.75rem);border-bottom:var(--hair)}
.help__no{font-family:var(--font-display);font-size:var(--text-lg);
  color:var(--color-primary);line-height:1}
.help__bd h3{font-family:var(--font-display);font-weight:400;font-size:var(--text-lg);
  color:var(--color-text);margin-bottom:var(--space-3)}
.help__bd p{color:var(--color-text-muted);margin-bottom:var(--space-4);max-width:56ch}
.help__meta{font-size:var(--text-xs);letter-spacing:.16em;text-transform:uppercase;
  color:var(--color-text-faint);order:-1}
@media (min-width:760px){
  .help__it{grid-template-columns:5rem minmax(0,1fr) auto}
  .help__meta{order:0;text-align:right;padding-top:.45em}
  .help__it:nth-child(even){background:linear-gradient(90deg,var(--color-gold-wash),transparent 55%)}
}

/* ============================================================
   PROCESS
   ============================================================ */
.proc{padding-block:clamp(3rem,6vw,5.5rem);background:var(--color-surface);
  border-block:var(--hair)}
.proc__grid{display:grid;gap:var(--space-6)}
.proc__grid li{padding-top:var(--space-5);border-top:2px solid var(--color-border-strong)}
.proc__grid li span{display:block;font-size:var(--text-xs);letter-spacing:.16em;
  color:var(--color-primary);margin-bottom:var(--space-2)}
.proc__grid li h3{font-size:var(--text-base);font-weight:600;color:var(--color-text);
  margin-bottom:var(--space-2)}
.proc__grid li p{font-size:var(--text-sm);color:var(--color-text-muted)}
@media (min-width:620px){.proc__grid{grid-template-columns:repeat(2,1fr);gap:var(--space-8)}}
@media (min-width:1040px){.proc__grid{grid-template-columns:repeat(5,1fr);gap:var(--space-6)}}

/* ============================================================
   SOLD
   ============================================================ */
.sold{padding-block:clamp(3.5rem,7vw,6rem)}
.sold__grid{display:grid;gap:var(--space-5)}
.scard{background:var(--color-surface);border:var(--hair);border-radius:var(--radius-md);
  padding:var(--space-6)}
.scard__tag{display:inline-block;font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;
  color:var(--color-text-inverse);background:var(--color-primary);
  padding:3px var(--space-3);border-radius:var(--radius-sm);margin-bottom:var(--space-4)}
.scard__hood{font-family:var(--font-display);font-weight:400;font-size:var(--text-lg);
  color:var(--color-text);margin-bottom:var(--space-4)}
.scard__dl{display:grid;gap:var(--space-3)}
.scard__dl>div{display:flex;justify-content:space-between;gap:var(--space-4);
  padding-bottom:var(--space-3);border-bottom:var(--hair)}
.scard__dl>div:last-child{border-bottom:none;padding-bottom:0}
.scard__dl dt{font-size:var(--text-xs);letter-spacing:.09em;text-transform:uppercase;
  color:var(--color-text-faint)}
.scard__dl dd{font-size:var(--text-sm);font-weight:500;color:var(--color-text);text-align:right}
.sold__foot{display:flex;flex-wrap:wrap;align-items:center;gap:var(--space-4);
  margin-top:var(--space-10);padding-top:var(--space-6);border-top:var(--hair)}
.sold__foot p{font-size:var(--text-sm);color:var(--color-text-muted);margin-right:auto}
@media (min-width:760px){.sold__grid{grid-template-columns:repeat(3,1fr)}}

/* ============================================================
   ABOUT
   ============================================================ */
.about{padding-block:clamp(3.5rem,7vw,6rem);background:var(--color-surface-offset);
  border-block:var(--hair)}
.about__grid{max-width:var(--content-wide);margin-inline:auto;
  padding-inline:clamp(1.25rem,5vw,3.5rem);
  display:grid;gap:clamp(2rem,4vw,4rem)}
.about__fig img{filter:var(--photo-filter);border-radius:2px;
  aspect-ratio:4/5;object-fit:cover;object-position:50% 35%;box-shadow:var(--shadow-lg)}
.about__bd p{color:var(--color-text-muted);margin-bottom:var(--space-5);max-width:58ch}
.about__bd .sec__h2{margin-top:var(--space-8);margin-bottom:var(--space-4)}
.about__bd>.sec__h2:first-child{margin-top:0}
.about__bd strong{color:var(--color-text);font-weight:600}
.quote{margin-block:var(--space-8);padding-left:var(--space-6);
  border-left:2px solid var(--color-primary)}
.quote p{font-family:var(--font-display);font-size:var(--text-lg);line-height:1.35;
  color:var(--color-text);margin-bottom:var(--space-3)}
.quote footer{font-size:var(--text-xs);letter-spacing:.09em;text-transform:uppercase;
  color:var(--color-text-faint)}
@media (min-width:900px){
  .about__grid{grid-template-columns:.8fr 1.2fr;align-items:start}
  .about__fig{position:sticky;top:6rem}
}

/* ============================================================
   REVIEWS
   ============================================================ */
.revs{padding-block:clamp(3.5rem,7vw,6rem)}
.revs__grid{display:grid;gap:var(--space-5)}
.rcard{padding:var(--space-6);border:var(--hair);border-radius:var(--radius-md);
  background:var(--color-surface)}
.rcard:first-child{background:var(--color-surface-2)}
.stars{display:flex;gap:3px;margin-bottom:var(--space-4)}
.stars svg{width:15px;height:15px;fill:var(--color-primary)}
.rcard__q{font-size:var(--text-base);color:var(--color-text);margin-bottom:var(--space-4)}
.rcard__by{font-size:var(--text-xs);letter-spacing:.11em;text-transform:uppercase;
  color:var(--color-text-faint)}
@media (min-width:820px){.revs__grid{grid-template-columns:repeat(3,1fr)}}

/* ============================================================
   MLS BAND
   ============================================================ */
.mls{padding-block:clamp(2.5rem,5vw,4rem);background:var(--color-surface);
  border-block:var(--hair)}
.mls__in{display:flex;flex-wrap:wrap;align-items:center;gap:var(--space-6) var(--space-10);
  justify-content:space-between}
.mls__h2{font-family:var(--font-display);font-weight:400;font-size:var(--text-lg);
  color:var(--color-text);margin-bottom:var(--space-2)}
.mls__in p{font-size:var(--text-sm);color:var(--color-text-muted);max-width:52ch}

/* ============================================================
   EVALUATION
   ============================================================ */
.eval{padding-block:clamp(3.5rem,7vw,6rem)}
.eval__grid{max-width:var(--content-wide);margin-inline:auto;
  padding-inline:clamp(1.25rem,5vw,3.5rem);
  display:grid;gap:clamp(2.5rem,5vw,4.5rem)}
.eval__lede{color:var(--color-text-muted);margin-bottom:var(--space-8);max-width:44ch}
.eval__ticks{display:grid;gap:var(--space-3)}
.eval__ticks li{position:relative;padding-left:var(--space-6);font-size:var(--text-sm);
  color:var(--color-text)}
.eval__ticks li::before{content:'';position:absolute;left:1px;top:.34em;width:6px;height:11px;
  border-right:1.6px solid var(--color-primary);border-bottom:1.6px solid var(--color-primary);
  transform:rotate(42deg)}

.frm{background:var(--color-surface);border:var(--hair);border-radius:var(--radius-lg);
  padding:clamp(1.5rem,3vw,2.25rem);display:grid;gap:var(--space-4);
  box-shadow:var(--shadow-lg);align-self:start}
.frm__row{display:grid;gap:var(--space-2)}
.frm__row label{font-size:var(--text-xs);letter-spacing:.11em;text-transform:uppercase;
  color:var(--color-text-muted)}
.frm input,.frm select{min-height:48px;padding:0 var(--space-4);
  background:var(--color-bg);border:1px solid var(--color-border-strong);
  border-radius:var(--radius-sm);color:var(--color-text);font-size:var(--text-sm);width:100%}
.frm select{appearance:none;
  background-image:linear-gradient(45deg,transparent 50%,var(--color-primary) 50%),
                   linear-gradient(135deg,var(--color-primary) 50%,transparent 50%);
  background-position:calc(100% - 20px) 21px,calc(100% - 14px) 21px;
  background-size:6px 6px,6px 6px;background-repeat:no-repeat;padding-right:var(--space-10)}
.frm input:focus,.frm select:focus{border-color:var(--color-primary);outline:none;
  box-shadow:0 0 0 3px var(--color-gold-wash)}
.frm__two{display:grid;gap:var(--space-4)}
.frm__fine{font-size:var(--text-xs);color:var(--color-text-faint);text-align:center}
.frm__draft{font-size:var(--text-sm);line-height:1.5;color:var(--color-text);
  background:var(--color-gold-wash);border:1px solid var(--color-primary);
  border-radius:2px;padding:var(--space-3) var(--space-4);margin-block:var(--space-2) var(--space-5)}
.frm__draft b{color:var(--color-primary);font-weight:600}
.frm__draft a{color:var(--color-text);text-underline-offset:3px}
.frm__ok{font-size:var(--text-sm);color:var(--color-primary);text-align:center;
  padding:var(--space-3);border:1px solid var(--color-primary);border-radius:var(--radius-sm)}
@media (min-width:520px){.frm__two{grid-template-columns:1fr 1fr}}
@media (min-width:900px){.eval__grid{grid-template-columns:1fr .85fr;align-items:start}}

/* ============================================================
   CONTACT
   ============================================================ */
.ctc{padding-block:clamp(3rem,6vw,5.5rem);background:var(--color-surface-offset);
  border-top:var(--hair)}
.ctc__in{display:grid;gap:clamp(2rem,4vw,3.5rem)}
.ctc__lede{color:var(--color-text-muted);margin-top:var(--space-4);max-width:40ch}
.ctc__list{display:grid;gap:var(--space-4);align-content:start}
.ctc__list a{display:grid;gap:2px;padding:var(--space-4) var(--space-5);
  border:var(--hair);border-radius:var(--radius-md);text-decoration:none;
  background:var(--color-surface)}
.ctc__list a:hover{border-color:var(--color-primary)}
.ctc__list span{font-size:var(--text-xs);letter-spacing:.11em;text-transform:uppercase;
  color:var(--color-text-faint)}
.ctc__list strong{font-family:var(--font-display);font-weight:400;font-size:1.25rem;
  color:var(--color-text);line-height:1.25;overflow-wrap:anywhere}
.ctc__list a:hover strong{color:var(--color-primary)}
@media (min-width:880px){.ctc__in{grid-template-columns:1fr 1fr;align-items:start}}

/* ============================================================
   FOOTER
   ============================================================ */
.ftr{padding-block:clamp(3rem,5vw,4.5rem) clamp(2rem,4vw,3rem);
  background:var(--color-bg);border-top:var(--hair)}
.ftr__top{display:grid;gap:clamp(2rem,4vw,3.5rem);padding-bottom:var(--space-10);
  border-bottom:var(--hair)}
.ftr__name{font-family:var(--font-display);font-size:1.6rem;color:var(--color-text);
  line-height:1.1}
.ftr__role{font-size:var(--text-xs);letter-spacing:.2em;text-transform:uppercase;
  color:var(--color-primary);margin-bottom:var(--space-5)}
.ftr__logo{width:190px;height:auto;margin-bottom:var(--space-5)}

.ftr__addr{font-size:var(--text-xs);line-height:1.7;color:var(--color-text-muted)}
.ftr__hd{font-size:var(--text-xs);letter-spacing:.16em;text-transform:uppercase;
  color:var(--color-text-faint);margin-bottom:var(--space-4)}
.ftr__nav{display:flex;flex-direction:column;gap:var(--space-1)}
.ftr__nav a{font-size:var(--text-sm);color:var(--color-text-muted);text-decoration:none}
.ftr__nav a:hover{color:var(--color-primary)}
.ftr__cta{display:flex;flex-direction:column;align-items:flex-start;gap:var(--space-3)}
.ftr__legal{font-size:.75rem;line-height:1.6;color:var(--color-text-faint);
  max-width:none;margin-block:var(--space-8) var(--space-5)}
.ftr__copy{font-size:var(--text-xs);color:var(--color-text-faint)}
@media (min-width:820px){.ftr__top{grid-template-columns:1.3fr .8fr .9fr}}

/* ============================================================
   FLOATING CONTACT BUTTON
   Replaced the four up mobile action bar on 2026-09-03. One button, bottom right,
   desktop and mobile, opening call, text, email and the evaluation page.
   ============================================================ */
.fab{position:fixed;right:var(--space-4);bottom:var(--space-4);z-index:110;
  display:flex;flex-direction:column;align-items:flex-end;gap:var(--space-3);
  margin-bottom:env(safe-area-inset-bottom);pointer-events:none}
.fab>*{pointer-events:auto}
.fab__btn{display:inline-flex;align-items:center;gap:var(--space-2);
  min-height:52px;padding:0 var(--space-5);border:none;cursor:pointer;
  border-radius:999px;font:inherit;font-size:var(--text-sm);font-weight:600;
  letter-spacing:.02em;color:var(--color-bg);background:var(--color-primary);
  box-shadow:0 10px 30px rgba(0,0,0,.28),0 2px 6px rgba(0,0,0,.2);
  transition:background var(--ease-dur) var(--ease),transform var(--ease-dur) var(--ease)}
.fab__btn:hover{background:var(--color-primary-hover)}
.fab__btn:active{transform:translateY(1px)}
.fab__btn svg{width:20px;height:20px;flex:none}
.fab__ico--close{display:none}
.fab[data-open="true"] .fab__ico--open{display:none}
.fab[data-open="true"] .fab__ico--close{display:block}
.fab__menu[hidden]{display:none}/* display:grid below beats the browser default [hidden] rule, so this has to be stated */
.fab__menu{display:grid;gap:2px;min-width:min(19rem,calc(100vw - 2.5rem));
  padding:var(--space-2);border:var(--hair);border-radius:var(--radius-lg);
  background:var(--color-surface);
  box-shadow:0 18px 44px rgba(0,0,0,.34),0 2px 8px rgba(0,0,0,.2)}
.fab__it{display:flex;align-items:center;gap:var(--space-3);
  min-height:48px;padding:var(--space-3) var(--space-4);
  text-decoration:none;color:var(--color-text);font-size:var(--text-sm);font-weight:500;
  border-radius:var(--radius-sm)}
.fab__it svg{width:19px;height:19px;flex:none;color:var(--color-primary)}
.fab__it:hover{background:var(--color-gold-wash)}
.fab__it--gold{color:var(--color-primary);font-weight:600;
  letter-spacing:.03em;border-top:var(--hair);border-radius:0 0 var(--radius-sm) var(--radius-sm)}
body{padding-bottom:calc(66px + env(safe-area-inset-bottom))}
@media (min-width:760px){body{padding-bottom:var(--space-4)}}
@media (max-width:400px){.fab__lbl{display:none}
  .fab__btn{min-width:52px;padding:0;justify-content:center}}
@media (prefers-reduced-motion:reduce){.fab__btn{transition:none}}

/* ============================================================
   SCROLL REVEAL
   ============================================================ */
.rv{opacity:0;transform:translateY(18px);
  transition:opacity .7s cubic-bezier(.16,1,.3,1),transform .7s cubic-bezier(.16,1,.3,1)}
.rv.is-in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none}}

/* very narrow phones: keep the brokerage line on one row */
@media (max-width:400px){
  .brand__sub{letter-spacing:.04em;font-size:.75rem}
  .brand__name{font-size:1.25rem}
}

/* ============================================================
   DIM  (softer dark, added after Jacob said the black was a bit much)
   ============================================================ */
[data-theme='dim']{
  --color-bg:#1d1e23;
  --color-surface:#24262c;
  --color-surface-2:#2b2d34;
  --color-surface-offset:#202227;
  --color-text:#efedea;
  --color-text-muted:#a8a6a2;
  --color-text-faint:#9b9996;   /* was #7d7b78, failed WCAG AA at 3.26:1. now 4.84:1 */
  --color-text-inverse:#1d1e23;
  --color-primary:#cfad64;
  --color-primary-hover:#e3c584;
  --color-border:rgba(239,237,234,.15);
  --color-border-strong:rgba(239,237,234,.27);
  --color-gold-wash:rgba(207,173,100,.11);
  --shadow-lg:0 24px 64px rgba(0,0,0,.45);
  --photo-filter:grayscale(1) contrast(1.05) brightness(.98);
}

/* ============================================================
   TYPEFACE PACKS  (so Jacob can pick one instead of describing one)
   ============================================================ */
[data-font='a']{
  --font-display:'Instrument Serif',Georgia,'Times New Roman',serif;
  --font-body:'Switzer','Helvetica Neue',Helvetica,Arial,sans-serif;
}
[data-font='b']{
  --font-display:'Satoshi','Helvetica Neue',Helvetica,Arial,sans-serif;
  --font-body:'Satoshi','Helvetica Neue',Helvetica,Arial,sans-serif;
}
[data-font='c']{
  --font-display:'Newsreader',Georgia,'Times New Roman',serif;
  --font-body:'Switzer','Helvetica Neue',Helvetica,Arial,sans-serif;
}
[data-font='b'] .hero__h1{font-size:calc(var(--text-3xl) * .78);font-weight:500;letter-spacing:-.035em}
[data-font='b'] .hero__h1 em{font-style:normal;font-weight:500}
[data-font='b'] .sec__h2,[data-font='b'] .mls__h2{font-weight:500;letter-spacing:-.028em;
  font-size:calc(var(--text-xl) * .9)}
[data-font='b'] .help__bd h3,[data-font='b'] .scard__hood{font-weight:500;letter-spacing:-.02em}
[data-font='b'] .quote p{font-weight:400;letter-spacing:-.015em;font-size:calc(var(--text-lg) * .95)}
[data-font='b'] .brand__name,[data-font='b'] .ftr__name{font-weight:700;letter-spacing:-.03em}
[data-font='c'] .hero__h1{font-size:calc(var(--text-3xl) * .86);letter-spacing:-.022em}
[data-font='c'] .sec__h2,[data-font='c'] .mls__h2{font-size:calc(var(--text-xl) * .94)}
[data-font='c'] .cred__k{font-size:1.4rem}

/* ============================================================
   PREVIEW CONTROLS  (temporary, stripped before go live)
   ============================================================ */
.pv{position:fixed;left:var(--space-4);bottom:var(--space-4);z-index:120;/* moved to the left on 2026-09-03 so it stops sitting on top of the floating contact button */
  width:min(268px,calc(100vw - 2rem));
  background:var(--color-surface);border:1px solid var(--color-border-strong);
  border-radius:var(--radius-lg);box-shadow:var(--shadow-lg);overflow:hidden}
.pv__tab{display:flex;align-items:center;gap:var(--space-2);width:100%;
  padding:var(--space-3) var(--space-4);background:none;border:0;cursor:pointer;
  font-family:var(--font-body);font-size:.75rem;font-weight:500;letter-spacing:.09em;
  text-transform:uppercase;color:var(--color-primary);text-align:left}
.pv__tab svg{width:15px;height:15px;flex:none}
.pv__tab span{flex:1}
.pv__tab::after{content:'';width:7px;height:7px;flex:none;
  border-right:1.6px solid currentColor;border-bottom:1.6px solid currentColor;
  transform:rotate(225deg);transition:transform var(--transition-interactive)}
.pv[data-collapsed='true'] .pv__tab::after{transform:rotate(45deg)}
.pv[data-collapsed='true'] .pv__body{display:none}
.pv__body{padding:0 var(--space-4) var(--space-4);border-top:var(--hair)}
.pv__note{font-size:.75rem;line-height:1.45;color:var(--color-text-faint);
  margin:var(--space-3) 0 var(--space-4);max-width:none}
.pv__set{border:0;padding:0;margin:0 0 var(--space-4)}
.pv__set:last-child{margin-bottom:0}
.pv__set legend{padding:0 0 var(--space-2);font-size:.75rem;font-weight:500;
  letter-spacing:.09em;text-transform:uppercase;color:var(--color-text-faint)}
.pv__row{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--space-2)}
.pv__row--col{grid-template-columns:1fr}
.pv__row button{padding:var(--space-2) var(--space-3);cursor:pointer;
  background:var(--color-surface-2);border:1px solid var(--color-border);
  border-radius:var(--radius-sm);font-family:var(--font-body);font-size:.8125rem;
  color:var(--color-text-muted);text-align:center;line-height:1.3;
  transition:color var(--transition-interactive),border-color var(--transition-interactive),
    background var(--transition-interactive)}
.pv__row--col button{text-align:left}
.pv__row button b{display:block;font-weight:500;color:var(--color-text)}
.pv__row button:hover{border-color:var(--color-primary);color:var(--color-text)}
.pv__row button[aria-checked='true']{background:var(--color-gold-wash);
  border-color:var(--color-primary);color:var(--color-primary)}
.pv__row button[aria-checked='true'] b{color:var(--color-primary)}

@media (max-width:759px){
  .pv{bottom:calc(58px + var(--space-3));right:var(--space-3);left:var(--space-3);width:auto}
}
@media (prefers-reduced-motion:reduce){
  .pv__tab::after{transition:none}
}

/* ============================================================
   REAL CONTENT PASS  (Jacob's 7 sold listings, 3 reviews, Instagram)
   ============================================================ */
@media (min-width:760px){.sold__grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1080px){.sold__grid{grid-template-columns:repeat(3,1fr)}}
.scard--cta{display:flex;flex-direction:column;align-items:flex-start;
  gap:var(--space-4);background:var(--color-gold-wash);
  border-color:var(--color-primary)}
.scard--cta .scard__hood{color:var(--color-primary)}
.scard__cta-p{font-size:var(--text-sm);color:var(--color-text-muted);
  margin:0;flex:1;max-width:none}
.scard--cta .btn{margin-top:auto}

.revs__grid{align-items:start}
.rcard__q{white-space:normal}
.rcard__by span{display:block;margin-top:var(--space-1);letter-spacing:.09em;
  color:var(--color-text-faint);font-weight:400}

.ftr__ig{display:inline-flex;align-items:center;gap:var(--space-2);
  margin-top:var(--space-4);font-size:var(--text-sm);color:var(--color-text-muted);
  text-decoration:none;transition:color var(--transition-interactive)}
.ftr__ig svg{width:17px;height:17px;flex:none}
.ftr__ig:hover{color:var(--color-primary)}

/* ============================================================
   SECTION LEDE + WIDE PHOTO BAND
   ============================================================ */
.sec__lede{margin-top:var(--space-4);font-size:var(--text-base);
  color:var(--color-text-muted);max-width:56ch}
.sec__lede--tight{margin-top:0;font-size:var(--text-sm);max-width:38ch}

.band{margin-bottom:var(--space-8)}
.band img{width:100%;aspect-ratio:16/9;object-fit:cover;object-position:50% 55%;
  filter:var(--photo-filter);border-radius:2px;box-shadow:var(--shadow-lg)}
.band figcaption{margin-top:var(--space-3);font-size:var(--text-xs);
  letter-spacing:.04em;color:var(--color-text-faint)}
@media (min-width:900px){.band img{aspect-ratio:21/9}}

/* ============================================================
   AWARDS
   ============================================================ */
.awards{padding-block:clamp(3.5rem,7vw,6rem);background:var(--color-surface-offset);
  border-block:var(--hair)}
.aw__grid{display:grid;gap:var(--space-8);margin-top:var(--space-10)}
.aw figure{margin:0 0 var(--space-5)}
.aw img{width:100%;aspect-ratio:3/2;object-fit:cover;filter:var(--photo-filter);
  border-radius:2px;box-shadow:var(--shadow-lg)}
.aw__h3{font-family:var(--font-display);font-weight:400;font-size:var(--text-lg);
  color:var(--color-text);margin-bottom:var(--space-1)}
.aw__by{font-size:var(--text-xs);letter-spacing:.11em;text-transform:uppercase;
  color:var(--color-primary);margin-bottom:var(--space-3)}
.aw__p{font-size:var(--text-sm);color:var(--color-text-muted);max-width:34ch}
@media (min-width:760px){.aw__grid{grid-template-columns:repeat(3,1fr);gap:var(--space-6)}}

/* ============================================================
   AROUND TOWN
   ============================================================ */
.yeg{padding-block:clamp(3rem,6vw,5rem)}
.yeg__grid{display:grid;grid-template-columns:repeat(2,1fr);gap:var(--space-3);
  margin-top:var(--space-8)}
.yeg__grid img{width:100%;aspect-ratio:1;object-fit:cover;filter:var(--photo-filter);
  border-radius:2px;transition:filter var(--transition-interactive),
  transform var(--transition-interactive)}
.yeg__grid li{overflow:hidden;border-radius:2px}
.yeg__grid img:hover{filter:none;transform:scale(1.03)}
@media (min-width:760px){.yeg__grid{grid-template-columns:repeat(4,1fr);gap:var(--space-4)}}
.aw__img--low{object-position:50% 72%}

/* ---------- official RE/MAX marks (supplied by the brokerage, unaltered) ---------- */
.brand__balloon{width:auto;height:30px;flex:none}
@media (max-width:520px){.brand__balloon{height:26px}}
.ftr__logo--onLight{display:none}
[data-theme='light'] .ftr__logo--onDark{display:none}
[data-theme='light'] .ftr__logo--onLight{display:block}
/* same dark/light pair, used in the contact block on the about page */
.ctc__logo{width:auto;max-width:190px;height:auto;margin-top:var(--space-4);display:block}
.ctc__logo--onLight{display:none}
[data-theme='light'] .ctc__logo--onDark{display:none}
[data-theme='light'] .ctc__logo--onLight{display:block}
.ctc__id{margin-top:var(--space-5);display:grid;gap:2px}
.ctc__nm{font-family:var(--font-display);font-size:var(--text-lg);letter-spacing:.02em;
  color:var(--color-text)}
.ctc__rl{font-size:var(--text-xs);letter-spacing:.14em;text-transform:uppercase;
  color:var(--color-text-muted)}

/* ---------- inner page hero (Sold page) ---------- */
.phero{padding-block:clamp(2.25rem,5vw,4rem) clamp(2.25rem,5vw,3.5rem);
  border-bottom:var(--hair)}
.phero__in{display:grid;gap:clamp(1.75rem,4vw,3rem);align-items:center}
.phero__h1{font-family:var(--font-display);font-weight:400;
  font-size:clamp(2rem,5.2vw,3.25rem);line-height:1.04;letter-spacing:-.02em;
  margin:.35rem 0 var(--space-4)}
.phero__lede{font-size:var(--text-base);line-height:1.6;color:var(--color-text-muted);
  max-width:52ch;margin-bottom:var(--space-5)}
.phero__fig{margin:0;border-radius:var(--radius-md);overflow:hidden;border:var(--hair)}
.phero__fig img{display:block;width:100%;height:100%;object-fit:cover;
  aspect-ratio:16/10;filter:var(--photo-filter)}
@media (min-width:900px){.phero__in{grid-template-columns:1.05fr .95fr}}
[data-font='b'] .phero__h1{font-weight:600;letter-spacing:-.035em}

/* grouped sold sections */
.sold--alt{background:var(--color-surface);border-block:var(--hair)}
.nav a[aria-current='page'],.mnav a[aria-current='page']{color:var(--color-primary)}
/* long-word stat keys must not squeeze the label off the screen on phones */
.cred__list li{flex-wrap:wrap;min-width:0}
.cred__v{flex:1 1 58%;min-width:0}
@media (max-width:560px){.cred__k--word{font-size:var(--text-xs);flex:1 1 100%}}

/* ---------- inner page: Buy and Sell ---------- */
.phero__act{display:flex;flex-wrap:wrap;gap:var(--space-3)}
.phero__fig--sq img{aspect-ratio:1/1}
.help--alt{background:var(--color-surface);border-block:var(--hair)}
.sold__grid--two{grid-template-columns:1fr}
@media (min-width:760px){.sold__grid--two{grid-template-columns:repeat(2,1fr)}}
.scard--plain{display:flex;flex-direction:column;gap:var(--space-3)}
.scard--plain .scard__hood{color:var(--color-primary);margin:0}
.scard--plain .scard__cta-p{margin:0}
.revs--one{padding-block:clamp(2rem,4vw,3.25rem)}
.revs__grid--one{grid-template-columns:1fr;max-width:60ch;margin-inline:auto}
@media (min-width:760px){.revs__grid--two{grid-template-columns:repeat(2,1fr)}}
.frm textarea{width:100%;font:inherit;color:var(--color-text);background:var(--color-bg);
  border:var(--hair);border-radius:var(--radius-sm);padding:.7rem .85rem;resize:vertical}
.frm textarea:focus-visible{outline:2px solid var(--color-primary);outline-offset:1px}
.frm input::placeholder{color:var(--color-text-muted);opacity:.7}
/* phones: stack every stat so short and long keys line up the same way */
@media (max-width:560px){
  .cred__list li{display:block}
  .cred__k{display:block;margin-bottom:.3rem}
  .cred__v{display:block}
}

/* ---------- about + reviews pages ---------- */
.pnote{max-width:66ch;margin:var(--space-6) auto 0;text-align:center;
  font-size:var(--text-sm);color:var(--color-text-2)}
.revs__grid--full .rcard{background:var(--color-surface-2)}
.revs__grid--full .rcard__q>p+p{margin-top:var(--space-3)}
.rcard--feat{background:var(--color-surface-2)}
.rcard--feat .rcard__q>p{font-size:var(--text-lg);line-height:1.45;color:var(--color-text)}
.revs__eyebrow{text-align:center;max-width:60ch;margin-inline:auto}
.about__more{margin-top:var(--space-5)}

/* contact page: every key is a word, so stack them all for one rhythm */
.cred--words .cred__list li{display:block}
.cred--words .cred__k{display:block;margin-bottom:.3rem}
.cred--words .cred__v{display:block}
.cred__v{overflow-wrap:anywhere}
@media (max-width:420px){.cred--words .cred__v{font-size:var(--text-sm)}}

/* ============================================================
   BUYER SHARE BAND, replaces the removed credibility timeline strip.
   Jacob's own line about half his business being buyers, so the proof
   Same day response promise, Jacob's own wording, contact page only.
   ============================================================ */
.sameday{background:var(--color-surface);border-block:var(--hair);
  padding-block:clamp(2rem,4.5vw,3.25rem)}
.sameday__in{max-width:60ch;margin-inline:auto;padding-inline:var(--space-5);text-align:center}
.sameday__h{font-size:var(--text-xl);line-height:1.2;letter-spacing:-0.01em;
  color:var(--color-text);margin:0 0 var(--space-3)}
.sameday__h em{font-style:normal;color:var(--color-accent)}
.sameday__p{font-size:var(--text-base);line-height:1.6;color:var(--color-text-muted);margin:0}

/* ============================================================
   TWO PATHS, buying or selling, straight under the hero
   ============================================================ */
.paths{padding-block:clamp(2.5rem,6vw,4.5rem)}
.paths__grid{display:grid;gap:var(--space-6)}
.path{display:flex;flex-direction:column;align-items:flex-start;gap:var(--space-3);
  padding:clamp(1.5rem,3.5vw,2.25rem);border:var(--hair);border-radius:var(--radius-lg);
  background:var(--color-surface)}
.path__k{font-size:var(--text-xs);letter-spacing:.16em;text-transform:uppercase;
  color:var(--color-primary);font-weight:600}
.path__h2{font-family:var(--font-display);font-weight:400;font-size:var(--text-lg);
  line-height:1.15;color:var(--color-text)}
.path__p{font-size:var(--text-sm);color:var(--color-text-muted);max-width:52ch}
.path .btn--full{margin-top:auto}
.path__lnk{margin-top:var(--space-1);font-size:var(--text-sm)}
@media (min-width:820px){.paths__grid{grid-template-columns:1fr 1fr;gap:var(--space-8)}}

/* honeypot, off screen for sighted users, still reachable to a bot */
.frm__pot{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}

.about__more{margin-top:var(--space-6)}

/* footer review prompt and the QR block on the reviews page */
.ftr__rev{display:block;margin-top:var(--space-3);font-size:var(--text-xs);
  line-height:1.45;color:var(--color-text-muted);text-underline-offset:3px}
.ftr__rev:hover{color:var(--color-primary)}
.ctc__act{margin-top:var(--space-6)}
.qr{margin-top:var(--space-6);display:flex;align-items:center;gap:var(--space-4)}
.qr img{width:104px;height:104px;flex:none;border-radius:var(--radius-sm);
  background:#fff;padding:6px}
.qr figcaption{font-size:var(--text-xs);color:var(--color-text-faint);max-width:22ch}

/* the three word proof line under a page hero lede, sell page */
.phero__tag{margin-top:var(--space-4);margin-bottom:var(--space-5);font-size:var(--text-sm);letter-spacing:.08em;
  text-transform:uppercase;color:var(--color-primary)}

.cred__v a{color:inherit;text-decoration:none;border-bottom:1px solid transparent;
  transition:border-color var(--ease-dur) var(--ease)}
.cred__v a:hover,.cred__v a:focus-visible{border-bottom-color:var(--color-accent)}