/* LS Realty homepage — cinematic white. Italiana display, Lato body, slate on white. */
:root{
  --ink:#141618; --slate:#3c434b; --mute:#5c6168; --line:#e7e4df; --mist:#f6f5f2; --paper:#fff;
  --gold:#b89b6a; --display:"Italiana",Georgia,serif; --body:"Lato",system-ui,-apple-system,"Segoe UI",sans-serif;
  --gut:clamp(20px,5vw,64px); --max:1240px; --hdr:76px; --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body.home{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.65 var(--body);-webkit-font-smoothing:antialiased;overflow-x:hidden}
html.menu-open body.home{overflow:hidden}
.home img,.home video{display:block;max-width:100%}
:where(.home) a{color:inherit}
.home :where(h1,h2,h3){font-family:var(--display);font-weight:400;letter-spacing:.06em;line-height:1.12;margin:0;text-transform:uppercase}
.home :where(h2){font-size:clamp(32px,5.2vw,58px)}
.home :where(h3){font-size:clamp(22px,2.6vw,30px)}
.home p{margin:0 0 1em}
.skip{position:absolute;left:-999px;top:8px;z-index:200;background:#fff;padding:10px 14px}
.skip:focus{left:8px}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gut)}
.eyebrow{font:700 12px/1 var(--body);letter-spacing:.32em;text-transform:uppercase;color:var(--mute);margin:0 0 18px;display:flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:34px;height:1px;background:currentColor;opacity:.6}
.on-dark .eyebrow{color:rgba(255,255,255,.78)}
.sec{padding:clamp(72px,11vw,140px) 0}
.sec-mist{background:var(--mist)}
.sec-head{display:flex;flex-wrap:wrap;align-items:end;justify-content:space-between;gap:20px 40px;margin-bottom:clamp(36px,5vw,60px)}
.sec-head p.lede{max-width:520px;color:var(--mute);margin:0}
.center{text-align:center}.center .eyebrow{justify-content:center}.center .eyebrow::after{content:"";width:34px;height:1px;background:currentColor;opacity:.6}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 30px;border:1px solid var(--ink);background:transparent;color:var(--ink);font:700 12px/1 var(--body);letter-spacing:.24em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background .35s var(--ease),color .35s var(--ease),border-color .35s}
.btn:hover,.btn:focus-visible{background:var(--ink);color:#fff}
.btn-solid{background:var(--ink);color:#fff}
.btn-solid:hover,.btn-solid:focus-visible{background:var(--slate);border-color:var(--slate)}
.btn-white{border-color:rgba(255,255,255,.85);color:#fff}
.btn-white:hover,.btn-white:focus-visible{background:#fff;color:var(--ink);border-color:#fff}
.btn-fill-white{background:#fff;border-color:#fff;color:var(--ink)}
.btn-fill-white:hover{background:transparent;color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:14px}
.textlink{font:700 12px/1 var(--body);letter-spacing:.24em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:6px}

/* Header */
.hdr{position:fixed;inset:0 0 auto 0;z-index:60;height:var(--hdr);color:#fff;transition:background .4s var(--ease),color .4s,box-shadow .4s,height .4s}
.hdr .wrap{height:100%;display:flex;align-items:center;justify-content:space-between;gap:24px;max-width:1440px}
.hdr .brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.hdr .brand img{height:44px;width:auto;transition:opacity .3s}
.hdr .brand .logo-dark{display:none}
.hdr .brand b{font:400 22px/1 var(--display);letter-spacing:.22em;white-space:nowrap}
.hdr nav.main{display:flex;gap:clamp(18px,2.2vw,34px)}
.hdr nav.main a{font:700 11.5px/1 var(--body);letter-spacing:.22em;text-transform:uppercase;text-decoration:none;padding:8px 0;position:relative}
.hdr nav.main a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:currentColor;transition:right .35s var(--ease)}
.hdr nav.main a:hover::after{right:0}
.hdr .acts{display:flex;align-items:center;gap:18px}
.hdr .phone{font:700 13px/1 var(--body);letter-spacing:.12em;text-decoration:none;white-space:nowrap}
.hdr .burger{width:46px;height:46px;border:0;background:transparent;color:inherit;cursor:pointer;display:none;align-items:center;justify-content:center;padding:0}
.hdr .burger i{display:block;width:26px;height:1.5px;background:currentColor;position:relative;transition:transform .3s}
.hdr .burger i::before,.hdr .burger i::after{content:"";position:absolute;left:0;width:26px;height:1.5px;background:currentColor;transition:transform .3s,top .3s}
.hdr .burger i::before{top:-8px}.hdr .burger i::after{top:8px}
html.menu-open .hdr .burger i{background:transparent}
html.menu-open .hdr .burger i::before{top:0;transform:rotate(45deg)}
html.menu-open .hdr .burger i::after{top:0;transform:rotate(-45deg)}
.hdr.solid{background:rgba(255,255,255,.97);color:var(--ink);box-shadow:0 1px 0 var(--line);height:66px;backdrop-filter:saturate(1.2) blur(8px);-webkit-backdrop-filter:saturate(1.2) blur(8px)}
.hdr.solid .logo-light{display:none}.hdr.solid .logo-dark{display:block}
.hdr.solid .brand img{height:38px}
html.menu-open .hdr{background:transparent;color:#fff;box-shadow:none}
html.menu-open .hdr .logo-light{display:block}html.menu-open .hdr .logo-dark{display:none}
@media (max-width:1080px){.hdr nav.main,.hdr .phone{display:none}.hdr .burger{display:inline-flex}}

/* Full-screen menu */
.menu{position:fixed;inset:0;z-index:55;background:rgba(17,19,21,.97);color:#fff;display:flex;flex-direction:column;justify-content:center;padding:calc(var(--hdr) + 10px) var(--gut) 40px;overflow-y:auto}
.menu[hidden]{display:none}
.menu a{text-decoration:none}
.menu .big{display:grid;gap:6px;margin:0 0 40px}
.menu .big a{font:400 clamp(30px,8vw,46px)/1.2 var(--display);letter-spacing:.08em;text-transform:uppercase;opacity:0;transform:translateY(12px);animation:menuIn .5s var(--ease) forwards}
.menu .big a:nth-child(2){animation-delay:.04s}.menu .big a:nth-child(3){animation-delay:.08s}.menu .big a:nth-child(4){animation-delay:.12s}.menu .big a:nth-child(5){animation-delay:.16s}.menu .big a:nth-child(6){animation-delay:.2s}.menu .big a:nth-child(7){animation-delay:.24s}
@keyframes menuIn{to{opacity:1;transform:none}}
.menu .small{display:flex;flex-wrap:wrap;gap:12px 26px;border-top:1px solid rgba(255,255,255,.18);padding-top:26px}
.menu .small a{font:700 12px/1 var(--body);letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.8)}

/* Hero */
.hero{position:relative;height:100vh;height:100svh;min-height:560px;color:#fff;overflow:hidden;background:#1b1d20 center/cover no-repeat}
.hero video,.hero .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero video{opacity:0;transition:opacity 1.4s ease}
.hero video.on{opacity:1}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,11,12,.55) 0%,rgba(10,11,12,.28) 38%,rgba(10,11,12,.38) 62%,rgba(10,11,12,.72) 100%)}
.hero .in{position:relative;z-index:2;height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:var(--hdr) var(--gut) 90px}
.hero .mark{width:clamp(78px,11vw,118px);height:auto;margin:0 auto 26px;opacity:0;animation:rise 1.2s .2s var(--ease) forwards}
.hero h1{font-size:clamp(46px,10vw,118px);letter-spacing:.16em;margin-right:-.16em;opacity:0;animation:rise 1.2s .35s var(--ease) forwards}
.hero .tag{font:700 clamp(11px,1.2vw,13px)/1.6 var(--body);letter-spacing:.42em;text-transform:uppercase;margin:22px 0 0;opacity:0;animation:rise 1.2s .55s var(--ease) forwards}
.hero .rule{width:60px;height:1px;background:rgba(255,255,255,.7);margin:30px auto;opacity:0;animation:rise 1.2s .65s var(--ease) forwards}
.hero .btn-row{justify-content:center;opacity:0;animation:rise 1.2s .8s var(--ease) forwards}
.hero .cue{position:absolute;z-index:2;left:50%;bottom:28px;transform:translateX(-50%);display:flex;flex-direction:column;align-items:center;gap:10px;font:700 10px/1 var(--body);letter-spacing:.34em;text-transform:uppercase;text-decoration:none;color:rgba(255,255,255,.8)}
.hero .cue::after{content:"";width:1px;height:42px;background:linear-gradient(rgba(255,255,255,.9),rgba(255,255,255,0));animation:drip 2.2s ease-in-out infinite}
@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}
@keyframes drip{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
@media (max-width:640px){.hero .tag{letter-spacing:.26em;font-size:10.5px}.hero h1{letter-spacing:.12em;margin-right:-.12em}.hero .btn-row{flex-direction:column;width:100%;max-width:320px}.hero .btn-row .btn{width:100%}.hero .cue{bottom:92px}.hero .in{padding-bottom:150px}}

/* Alert bar */
.site-alert{background:var(--ink);color:#fff;font-size:14px;padding:12px 0}
.site-alert a{color:#fff}

/* Buy / Sell / Lease tiles */
.paths{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(10px,1.4vw,18px)}
.path{position:relative;display:block;aspect-ratio:3/4;overflow:hidden;color:#fff;text-decoration:none;background:#222}
.path img{width:100%;height:100%;object-fit:cover;transform:scale(1.02);transition:transform 1.4s var(--ease)}
.path::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.12) 0%,rgba(0,0,0,.2) 35%,rgba(0,0,0,.78) 100%);transition:background .5s}
.path .cap{position:absolute;z-index:2;left:0;right:0;bottom:0;padding:clamp(22px,3vw,36px)}
.path h3{font-size:clamp(30px,3.6vw,44px);letter-spacing:.14em;text-shadow:0 2px 18px rgba(0,0,0,.35)}
.path p{margin:10px 0 18px;font-size:15px;color:rgba(255,255,255,.86);max-width:300px}
.path .textlink{color:#fff}
.path:hover img{transform:scale(1.08)}
@media (max-width:860px){
  .paths{grid-template-columns:1fr;gap:12px}
  .path{aspect-ratio:auto;height:min(68vw,380px)}
}

/* About */
.about{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(36px,6vw,96px);align-items:center}
.about .photo{position:relative}
.about .photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 20%;filter:grayscale(.15)}
.about .photo::before{content:"";position:absolute;inset:-18px 18px 18px -18px;border:1px solid var(--line);z-index:-1}
.about .copy p{color:#3a3f45}
.about .sig{font:400 30px/1 var(--display);letter-spacing:.08em;margin:6px 0 28px}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:34px 0 34px}
.stats div{padding:22px 10px;text-align:center}
.stats div+div{border-left:1px solid var(--line)}
.stats b{display:block;font:400 clamp(30px,3.6vw,42px)/1 var(--display);letter-spacing:.04em}
.stats span{display:block;margin-top:10px;font:700 10.5px/1.4 var(--body);letter-spacing:.2em;text-transform:uppercase;color:var(--mute)}
@media (max-width:860px){
  .about{grid-template-columns:1fr}
  .about .photo{max-width:320px;width:100%;margin:0 auto}
  .about .photo::before{inset:-12px 12px 12px -12px}
  .stats{grid-template-columns:repeat(2,1fr)}
  .stats div:nth-child(3){border-left:0}
  .stats div:nth-child(n+3){border-top:1px solid var(--line)}
}

/* Testimonials */
.quotes{position:relative;max-width:920px;margin:0 auto;text-align:center}
.quotes .qmark{font:400 120px/0.6 var(--display);color:var(--gold);height:52px;margin-bottom:10px}
.qtrack{display:grid;overflow:hidden;touch-action:pan-y}
.qslide{grid-area:1/1;opacity:0;visibility:hidden;transform:translateX(24px);transition:opacity .7s var(--ease),transform .7s var(--ease),visibility 0s .7s}
.qslide.on{opacity:1;visibility:visible;transform:none;transition:opacity .7s var(--ease),transform .7s var(--ease),visibility 0s}
.qslide blockquote{margin:0;font:400 clamp(21px,2.6vw,30px)/1.5 var(--display);letter-spacing:.01em;color:var(--ink)}
.qslide cite{display:block;margin-top:28px;font:700 12px/1 var(--body);font-style:normal;letter-spacing:.3em;text-transform:uppercase;color:var(--mute)}
.qnav{display:flex;align-items:center;justify-content:center;gap:22px;margin-top:40px}
.qnav button{width:48px;height:48px;border:1px solid var(--ink);background:transparent;cursor:pointer;display:grid;place-items:center;color:var(--ink);transition:background .3s,color .3s}
.qnav button:hover{background:var(--ink);color:#fff}
.qdots{display:flex;gap:8px}
.qdots{gap:0}
.qdots button{width:30px;height:30px;min-height:0;border:0;padding:0;background:transparent;cursor:pointer;position:relative}
.qdots button::after{content:"";position:absolute;left:11px;top:11px;width:8px;height:8px;border-radius:50%;background:#c9c5bf}
.qdots button[aria-current="true"]::after{background:var(--ink)}
.qdots button:hover::after{background:var(--slate)}
.gsrc{margin-top:22px;font-size:13px;color:var(--mute)}

/* Portfolio */
.port{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(14px,2vw,24px)}
.card{display:flex;flex-direction:column;text-decoration:none;color:var(--ink)}
.card .img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--slate)}
.card .img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.card:hover .img img{transform:scale(1.06)}
.card .badge{position:absolute;top:14px;left:14px;background:rgba(255,255,255,.95);color:var(--ink);font:700 10.5px/1 var(--body);letter-spacing:.22em;text-transform:uppercase;padding:9px 12px}
.card .badge.lease{background:var(--ink);color:#fff}
.card .type{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:20px;color:#fff;background:linear-gradient(135deg,#2f353b,#4a525b)}
.card .type b{font:400 clamp(22px,2.2vw,28px)/1.2 var(--display);letter-spacing:.1em;text-transform:uppercase}
.card .type span{margin-top:12px;font:700 10.5px/1 var(--body);letter-spacing:.3em;text-transform:uppercase;opacity:.8}
.card .meta{padding:18px 2px 0}
.card .addr{font:400 21px/1.25 var(--display);letter-spacing:.08em;text-transform:uppercase}
.card .city{font-size:14px;color:var(--mute);margin-top:4px}
.card .row{display:flex;justify-content:space-between;gap:12px;margin-top:12px;padding-top:12px;border-top:1px solid var(--line);font-size:14px;color:#3a3f45}
.card .price{font-weight:700;letter-spacing:.04em;color:var(--ink);white-space:nowrap}
.sub-head{display:flex;align-items:baseline;justify-content:space-between;gap:16px;margin:0 0 22px}
.sub-head h3{font-size:clamp(22px,2.4vw,28px)}
.sub-head small{color:var(--mute);font-size:13px}
.port + .sub-head{margin-top:clamp(48px,6vw,72px)}
@media (max-width:980px){.port{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){
  .port{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scroll-padding-inline:var(--gut);gap:14px;margin:0 calc(-1*var(--gut));padding:0 var(--gut) 8px;scrollbar-width:none}
  .port::-webkit-scrollbar{display:none}
  .port .card{flex:0 0 82%;scroll-snap-align:start}
  .swipe-hint{display:block!important}
}
.swipe-hint{display:none;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--mute);margin-top:14px}

/* Value band */
.value{position:relative;color:#fff;background:#1b1d20 center/cover no-repeat;isolation:isolate}
.value::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,13,15,.86) 0%,rgba(12,13,15,.7) 48%,rgba(12,13,15,.45) 100%);z-index:-1}
.value .grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(36px,6vw,90px);align-items:center}
.value h2{color:#fff}
.value .lede{color:rgba(255,255,255,.85);font-size:18px;margin-top:22px}
.pillars{list-style:none;padding:0;margin:30px 0 0;display:grid;gap:14px}
.pillars li{display:flex;gap:16px;align-items:baseline;font:700 12px/1.4 var(--body);letter-spacing:.24em;text-transform:uppercase}
.pillars li::before{content:"";flex:0 0 22px;height:1px;background:var(--gold);transform:translateY(-4px)}
.form{background:#fff;color:var(--ink);padding:clamp(24px,3.4vw,44px);display:grid;grid-template-columns:1fr 1fr;gap:18px 16px;box-shadow:0 30px 80px rgba(0,0,0,.28)}
.form h3{grid-column:1/-1;font-size:24px;letter-spacing:.1em}
.form .full,.form .consent,.form button,.form .form-status{grid-column:1/-1}
.field label{display:block;font:700 10.5px/1 var(--body);letter-spacing:.22em;text-transform:uppercase;color:var(--mute);margin-bottom:8px}
.field input,.field select{width:100%;height:48px;border:0;border-bottom:1px solid #cfcac3;background:transparent;font:400 16px var(--body);color:var(--ink);padding:0 2px;border-radius:0;-webkit-appearance:none;appearance:none}
.field select{background:linear-gradient(45deg,transparent 50%,var(--ink) 50%) calc(100% - 12px) 21px/5px 5px no-repeat,linear-gradient(-45deg,transparent 50%,var(--ink) 50%) calc(100% - 7px) 21px/5px 5px no-repeat}
.field input:focus,.field select:focus{outline:0;border-bottom-color:var(--ink)}
.consent{display:flex;gap:12px;align-items:flex-start;font-size:13px;line-height:1.5;color:var(--mute)}
.consent input{margin-top:3px;width:18px;height:18px;flex:0 0 18px;accent-color:var(--ink)}
.form .btn{width:100%}
.form-status{margin:0;font-size:14px;min-height:1px}
.form-status.ok{color:#2E7D32}.form-status.err{color:#B22222}
@media (max-width:900px){.value .grid{grid-template-columns:1fr}.value::before{background:linear-gradient(180deg,rgba(12,13,15,.86),rgba(12,13,15,.7))}}
@media (max-width:520px){.form{grid-template-columns:1fr}}

/* New construction split */
.split{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(36px,6vw,90px);align-items:center}
.split .img{position:relative;overflow:hidden}
.split .img img{width:100%;aspect-ratio:16/11;object-fit:cover}
.split ul{list-style:none;padding:0;margin:26px 0 34px;display:grid;gap:12px}
.split li{padding-left:32px;position:relative;color:#3a3f45}
.split li::before{content:"";position:absolute;left:0;top:13px;width:18px;height:1px;background:var(--ink)}
@media (max-width:900px){.split{grid-template-columns:1fr}}

/* Markets */
.hoods{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(10px,1.4vw,18px)}
.hood{position:relative;display:block;aspect-ratio:3/4;overflow:hidden;color:#fff;text-decoration:none;background:linear-gradient(160deg,#2f353b,#525b64)}
.hood img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.hood::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 40%,rgba(0,0,0,.65))}
.hood:hover img{transform:scale(1.07)}
.hood .cap{position:absolute;z-index:2;inset:auto 0 0 0;padding:24px;display:flex;flex-direction:column;gap:10px}
.hood h3{font-size:clamp(22px,2.2vw,30px);letter-spacing:.14em}
.hood span{font:700 11px/1 var(--body);letter-spacing:.24em;text-transform:uppercase;opacity:.85}
.hood.text .cap{inset:0;justify-content:center;align-items:center;text-align:center}
@media (max-width:900px){.hoods{grid-template-columns:repeat(2,1fr)}.hood{aspect-ratio:4/5}}

/* Live sections (render only with data) */
.mkt{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:18px}
.mkt article{border:1px solid var(--line);padding:26px;background:#fff}
.mkt h3{font-size:22px;margin-bottom:14px}
.mkt dl{display:grid;grid-template-columns:1fr auto;gap:8px 16px;margin:0;font-size:15px}
.mkt dt{color:var(--mute)}.mkt dd{margin:0;font-weight:700}
.mkt small.up{color:#2E7D32}.mkt small.down{color:#B22222}
.asof{font-size:13px;color:var(--mute);margin-top:18px}
.vids{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:22px}
.vids .frame{aspect-ratio:16/9;background:#000}.vids iframe,.vids video{width:100%;height:100%;border:0}
.vids h3{font-size:20px;margin:14px 0 6px}
.upd{display:grid;gap:0;border-top:1px solid var(--line)}
.upd a{display:grid;gap:4px;padding:20px 0;border-bottom:1px solid var(--line);text-decoration:none}
.upd span{color:var(--mute);font-size:15px}

/* FAQ */
.faq{max-width:860px;margin:0 auto;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:24px 0;font:400 clamp(19px,2vw,23px)/1.35 var(--display);letter-spacing:.06em;text-transform:uppercase}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font:300 28px/1 var(--body);transition:transform .3s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{color:#3a3f45;margin:0 0 24px;max-width:720px}

/* Closing CTA */
.cta{position:relative;color:#fff;text-align:center;background:#16181b center/cover no-repeat;isolation:isolate}
.cta::before{content:"";position:absolute;inset:0;background:rgba(14,15,17,.72);z-index:-1}
.cta h2{color:#fff;max-width:900px;margin:0 auto}
.cta p{max-width:620px;margin:22px auto 34px;color:rgba(255,255,255,.85)}
.cta .btn-row{justify-content:center}

/* Footer */
.ftr{background:#111214;color:rgba(255,255,255,.78);padding:clamp(64px,8vw,96px) 0 calc(36px + env(safe-area-inset-bottom));font-size:15px}
.ftr a{text-decoration:none}.ftr a:hover{color:#fff}
.ftr .top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;padding-bottom:48px;border-bottom:1px solid rgba(255,255,255,.12)}
.ftr .brandcol img{width:84px;height:auto;margin-bottom:20px}
.ftr .brandcol b{display:block;font:400 26px/1 var(--display);letter-spacing:.2em;color:#fff;margin-bottom:12px}
.ftr .fh{margin:0 0 18px;font:700 11px/1 var(--body);letter-spacing:.26em;text-transform:uppercase;color:#fff}
.ftr .col{display:grid;gap:2px;align-content:start}
.ftr .col a{padding:8px 0}
.ftr .legal-links a{display:inline-block;padding:6px 0}
.ftr .legal{padding-top:30px;font-size:13px;line-height:1.7;color:rgba(255,255,255,.6)}
.ftr .legal-links{display:flex;flex-wrap:wrap;gap:10px 28px;margin-bottom:16px}
.ftr .legal-links a{color:#fff;text-decoration:underline;text-underline-offset:3px}
.ftr .eho{display:inline-flex;align-items:center;gap:8px}
@media (max-width:900px){.ftr .top{grid-template-columns:1fr 1fr}.ftr .brandcol{grid-column:1/-1}}
@media (max-width:520px){.ftr .top{grid-template-columns:1fr}}

/* Mobile quick bar */
.qbar{position:fixed;z-index:50;left:0;right:0;bottom:0;display:none;grid-template-columns:repeat(3,1fr);background:rgba(255,255,255,.97);border-top:1px solid var(--line);padding:0 0 env(safe-area-inset-bottom);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);transform:translateY(110%);transition:transform .4s var(--ease)}
.qbar.show{transform:none}
.qbar a,.qbar button{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:5px;height:60px;border:0;background:transparent;color:var(--ink);text-decoration:none;font:700 10px/1 var(--body);letter-spacing:.16em;text-transform:uppercase;cursor:pointer}
.qbar a+a,.qbar a+button{border-left:1px solid var(--line)}
@media (max-width:860px){.qbar{display:grid}.ftr{padding-bottom:calc(96px + env(safe-area-inset-bottom))}}

/* Reveal on scroll */
.rv{opacity:0;transform:translateY(26px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.rv.in{opacity:1;transform:none}
.rv-d1{transition-delay:.1s}.rv-d2{transition-delay:.2s}.rv-d3{transition-delay:.3s}
html.no-js .rv{opacity:1;transform:none}

:focus-visible{outline:2px solid var(--ink);outline-offset:2px;box-shadow:0 0 0 2px #fff,0 0 0 6px #fff}

/* Real Estate IQ band */
.iq{background:#141618;color:#fff}
.iq-in{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:28px 60px}
.iq h2{color:#fff;max-width:720px}
.iq .lede{max-width:600px;color:rgba(255,255,255,.82);margin:20px 0 0}

/* team */
.mates{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:16px;margin-top:28px}
.mate{display:grid;grid-template-columns:56px minmax(0,1fr);gap:14px;align-items:center;border:1px solid var(--line);padding:18px;background:#fff}
.mate-av{width:56px;height:56px;border-radius:50%;display:grid;place-items:center;background:#111;color:#fff;font-size:18px;letter-spacing:.06em}
.mate h3{font-size:19px;margin:0}
.mate p{font-size:13px;color:#5b6168;margin:2px 0 6px}
.mate-ask{font-size:13px;font-weight:700;letter-spacing:.04em;color:inherit;text-decoration:underline;text-underline-offset:3px;display:inline-block;min-height:24px}
.mates-note{font-size:12px;color:#5b6168;margin-top:16px}

.qnav{flex-wrap:wrap;gap:14px 22px}
.qnav .qpause{width:auto;height:36px;padding:0 14px;border-color:var(--line);font:700 11px/1 var(--body);letter-spacing:.12em;text-transform:uppercase;flex-basis:100%;max-width:120px;margin:0 auto}
@media (min-width:700px){.qnav .qpause{flex-basis:auto;margin:0}}