/* Layout: full-width colored bands, centered 1160px inner column; hero = copy left, portrait + "move plan" card right.
   Palette: Orange County grove green + citrus, cool paper white. */
:root {
  --paper: #f6f8f5;
  --surface: #ffffff;
  --ink: #12231f;
  --muted: #4c5f59;
  --line: #d9e2dd;
  --grove: #1d4c40;
  --grove-ink: #ffffff;
  --citrus: #e7782a;
  --citrus-ink: #1a0e04;
  --citrus-soft: #fdeede;
  --band: #102a24;
  --band-fg: #e9f1ed;
  --band-muted: #a9bdb5;
  --ok: #2f8a5b;
  --violet-deep: #5b21b6;
  --violet: #7c3aed;
  --violet-glow: #a78bfa;
  --shadow: 0 18px 50px -24px rgba(16, 42, 36, .45);
  --display: "Bricolage Grotesque", "Avenir Next", "Segoe UI", system-ui, sans-serif;
  --body: "Figtree", "Segoe UI", system-ui, -apple-system, sans-serif;
  --mono: "IBM Plex Mono", ui-monospace, "SFMono-Regular", Menlo, monospace;
  --radius: 14px;
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --paper: #0d1a17; --surface: #13241f; --ink: #e8f0ec; --muted: #a3b6ae; --line: #24392f;
    --grove: #3f8f76; --grove-ink: #06120e; --citrus: #f08a3e; --citrus-ink: #1a0e04; --citrus-soft: #2a1d12;
    --band: #081310; --band-fg: #e9f1ed; --band-muted: #93a99f; --ok: #5cc28d;
    --shadow: 0 18px 50px -24px rgba(0, 0, 0, .8);
    color-scheme: dark;
  }
}
:root[data-theme="dark"] {
  --paper: #0d1a17; --surface: #13241f; --ink: #e8f0ec; --muted: #a3b6ae; --line: #24392f;
  --grove: #3f8f76; --grove-ink: #06120e; --citrus: #f08a3e; --citrus-ink: #1a0e04; --citrus-soft: #2a1d12;
  --band: #081310; --band-fg: #e9f1ed; --band-muted: #93a99f; --ok: #5cc28d;
  --shadow: 0 18px 50px -24px rgba(0, 0, 0, .8);
  color-scheme: dark;
}

/* language switching */
:root[data-lang="es"] .en { display: none !important; }
:root:not([data-lang="es"]) .es { display: none !important; }

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { animation: none !important; transition: none !important; } }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font: 400 17px/1.6 var(--body);
  -webkit-font-smoothing: antialiased;
}
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 60; background: var(--paper); }
img { max-width: 100%; display: block; }
a { color: inherit; }
h1, h2, h3 { font-family: var(--display); line-height: 1.08; letter-spacing: -.02em; margin: 0; text-wrap: balance; }
h1 { font-size: clamp(2.5rem, 5.6vw, 4.4rem); font-weight: 800; }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.85rem); font-weight: 750; }
h3 { font-size: 1.28rem; font-weight: 700; letter-spacing: -.01em; }
p { margin: 0; }
:focus-visible { outline: 3px solid var(--citrus); outline-offset: 3px; border-radius: 4px; }

.wrap { max-width: 1160px; margin: 0 auto; padding-left: max(16px, env(safe-area-inset-left, 0px)); padding-right: max(16px, env(safe-area-inset-right, 0px)); }
.band { padding-block: clamp(64px, 9vw, 112px); }
.band.tight { padding-block: clamp(48px, 6vw, 72px); }
.band.dark { background: var(--band); color: var(--band-fg); }
.band.dark .lede, .band.dark .muted { color: var(--band-muted); }
.band.alt { background: var(--surface); border-block: 1px solid var(--line); }
.eyebrow {
  font: 600 .78rem/1.3 var(--mono); letter-spacing: .12em; text-transform: uppercase; color: var(--grove);
  display: inline-flex; align-items: center; gap: 10px;
}
.band.dark .eyebrow { color: var(--citrus); }
.eyebrow::before { content: ""; width: 22px; height: 2px; background: currentColor; }
.lede { font-size: 1.16rem; color: var(--muted); max-width: 62ch; }
.muted { color: var(--muted); }
.fine { font-size: .82rem; color: var(--muted); line-height: 1.5; max-width: 90ch; }
.section-head { display: grid; gap: 16px; margin-bottom: clamp(32px, 5vw, 56px); max-width: 760px; }

/* buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  font: 700 1rem/1 var(--body); padding: 16px 24px; border-radius: 999px; border: 2px solid transparent;
  text-decoration: none; cursor: pointer; transition: transform .15s ease, background .15s ease, box-shadow .15s ease;
  white-space: nowrap;
}
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--citrus); color: var(--citrus-ink); box-shadow: 0 10px 24px -12px var(--citrus); }
.btn-primary:hover { background: #f38a40; }
.btn-ghost { border-color: currentColor; color: inherit; background: transparent; }
.btn-grove { background: var(--grove); color: var(--grove-ink); }
.btn svg { width: 18px; height: 18px; flex: none; }

/* header */
.site-header {
  position: sticky; top: env(safe-area-inset-top, 0px); z-index: 50;
  background: color-mix(in srgb, var(--paper) 92%, transparent);
  backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.nav { display: flex; align-items: center; gap: 20px; min-height: 72px; }
.brand { display: grid; text-decoration: none; line-height: 1.1; margin-right: auto; }
.brand b { font: 800 1.35rem/1 var(--display); letter-spacing: -.02em; }
.brand small { font: 500 .7rem/1.4 var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-top: 4px; }
.nav-links { display: flex; gap: 22px; list-style: none; margin: 0; padding: 0; }
.nav-links a { text-decoration: none; font-weight: 600; font-size: .95rem; color: var(--muted); }
.nav-links a:hover { color: var(--ink); }
.lang-btn {
  font: 700 .82rem/1 var(--mono); letter-spacing: .06em; padding: 10px 14px; border-radius: 999px;
  border: 1.5px solid var(--line); background: var(--surface); color: var(--ink); cursor: pointer;
  display: inline-flex; gap: 8px; align-items: center;
}
.lang-btn:hover { border-color: var(--grove); }
.lang-btn svg { width: 16px; height: 16px; }
.nav .btn { padding: 12px 18px; font-size: .92rem; }
.menu-btn { display: none; background: none; border: 1.5px solid var(--line); border-radius: 10px; padding: 8px 10px; color: var(--ink); cursor: pointer; }
@media (max-width: 1020px) {
  .nav-links { display: none; position: absolute; left: 0; right: 0; top: 100%; flex-direction: column; gap: 0;
    background: var(--surface); border-bottom: 1px solid var(--line); padding: 8px max(16px, env(safe-area-inset-right, 0px)) 16px max(16px, env(safe-area-inset-left, 0px)); }
  .nav-links.open { display: flex; }
  .nav-links a { display: block; padding: 12px 0; font-size: 1.05rem; color: var(--ink); }
  .menu-btn { display: inline-flex; }
  .nav .btn-primary { display: none; }
}

/* hero */
.hero { padding-block: clamp(40px, 6vw, 80px) clamp(56px, 8vw, 96px); overflow: hidden; }
.hero-grid { display: grid; grid-template-columns: 1.08fr .92fr; gap: clamp(32px, 5vw, 72px); align-items: center; }
.hero-copy { display: grid; gap: 24px; min-width: 0; }
.hero h1 .hl { color: var(--citrus); }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 12px; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; list-style: none; padding: 0; margin: 4px 0 0; }
.chips li { font: 600 .82rem/1 var(--body); padding: 9px 12px; border-radius: 999px; background: var(--surface); border: 1px solid var(--line); }
.hero-visual { position: relative; min-width: 0; }
.portrait { border-radius: 26px 26px 120px 26px; overflow: hidden; background: var(--grove); aspect-ratio: 9 / 10; max-width: 100%; box-shadow: var(--shadow); }
.portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center 20%; }
.plan-card {
  position: absolute; left: -36px; bottom: -28px; width: min(320px, 82%);
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); box-shadow: var(--shadow);
  padding: 18px 18px 14px; font-size: .9rem;
}
.plan-card h3 { font-size: 1rem; display: flex; justify-content: space-between; align-items: center; margin-bottom: 10px; }
.plan-card h3 span { font: 600 .68rem/1 var(--mono); letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.plan-row { display: flex; justify-content: space-between; gap: 12px; padding: 8px 0; border-top: 1px dashed var(--line); }
.plan-row b { font-weight: 700; text-align: right; }
.plan-row .ok { color: var(--ok); }
.plan-row .hot { color: var(--citrus); }
.plan-card .fine { font-size: .7rem; margin-top: 8px; }
@media (max-width: 880px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-visual { max-width: 460px; margin: 0 auto; width: 100%; }
  /* on phones the card sits below the headshot, just tucking under its bottom edge */
  .plan-card { position: relative; left: auto; bottom: auto; width: auto; margin: -36px 14px 0; }
}

/* compare */
.compare { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: var(--surface); }
.compare > div { padding: clamp(20px, 3vw, 32px); display: grid; gap: 4px; align-content: start; min-width: 0; }
.compare .win { background: var(--grove); color: var(--grove-ink); }
.compare h3 { margin-bottom: 12px; }
.compare dl { margin: 0; display: grid; gap: 14px; }
.compare dt { font: 600 .72rem/1.2 var(--mono); letter-spacing: .1em; text-transform: uppercase; opacity: .75; }
.compare dd { margin: 2px 0 0; font-weight: 600; }
@media (max-width: 680px) { .compare { grid-template-columns: 1fr; } }

/* strategy cards */
.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.card {
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 28px; display: grid; gap: 12px; align-content: start; min-width: 0;
}
.band.dark .card { background: rgba(255,255,255,.04); border-color: rgba(255,255,255,.12); }
.tag { justify-self: start; font: 700 .7rem/1 var(--mono); letter-spacing: .08em; text-transform: uppercase; padding: 7px 10px; border-radius: 999px; background: var(--citrus-soft); color: var(--citrus); }
.card ul { margin: 4px 0 0; padding-left: 18px; color: var(--muted); display: grid; gap: 6px; font-size: .96rem; }
.band.dark .card ul { color: var(--band-muted); }
.cards-foot { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 20px; margin-top: 32px; }
@media (max-width: 900px) { .cards { grid-template-columns: 1fr; } }

/* steps */
.steps { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; counter-reset: s; }
.steps li { counter-increment: s; padding: 28px 24px 8px 0; border-top: 2px solid rgba(255,255,255,.18); position: relative; display: grid; gap: 8px; align-content: start; min-width: 0; }
.steps li::before { content: counter(s, decimal-leading-zero); font: 600 .8rem/1 var(--mono); color: var(--citrus); letter-spacing: .1em; }
.steps li::after { content: ""; position: absolute; top: -6px; left: 0; width: 10px; height: 10px; border-radius: 50%; background: var(--citrus); }
@media (max-width: 860px) { .steps { grid-template-columns: 1fr 1fr; row-gap: 12px; } }
@media (max-width: 520px) { .steps { grid-template-columns: 1fr; } }
.pull { margin-top: clamp(40px, 6vw, 64px); display: flex; flex-wrap: wrap; gap: 24px; align-items: center; justify-content: space-between; }
.pull p { font: 750 clamp(1.5rem, 3vw, 2.1rem)/1.15 var(--display); letter-spacing: -.02em; max-width: 22ch; }
.pull p em { font-style: normal; color: var(--citrus); }

/* asset mgmt */
.split { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(32px, 5vw, 72px); align-items: start; }
.split > * { min-width: 0; }
.split .section-head { position: sticky; top: 110px; margin-bottom: 0; }
.tiles { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.tile { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; display: grid; gap: 10px; align-content: start; }
.tile .icon { width: 42px; height: 42px; border-radius: 12px; background: var(--citrus-soft); color: var(--citrus); display: grid; place-items: center; }
.tile .icon svg { width: 22px; height: 22px; }
.tile p { color: var(--muted); font-size: .97rem; }
@media (max-width: 880px) { .split { grid-template-columns: 1fr; } .split .section-head { position: static; } }
@media (max-width: 560px) { .tiles { grid-template-columns: 1fr; } }

/* neighborhoods */
.hoods { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.hood { border-radius: var(--radius); padding: clamp(24px, 3vw, 36px); display: grid; gap: 16px; align-content: start; min-width: 0; }
.hood.t { background: var(--grove); color: var(--grove-ink); }
.hood.s { background: var(--citrus); color: var(--citrus-ink); }
.hood h3 { font-size: clamp(1.6rem, 3vw, 2.2rem); font-weight: 800; }
.hood ul { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
/* neighborhood chips are buttons: violet "signal" glow on hover/focus */
.hood-chip {
  font: 600 .92rem/1.2 var(--body); color: inherit; background: transparent; cursor: pointer;
  padding: 9px 14px; border-radius: 999px; border: 1.5px solid currentColor;
  position: relative; isolation: isolate; overflow: hidden;
  transition: color .2s ease, border-color .2s ease, box-shadow .25s ease, transform .2s ease, background .25s ease;
}
.hood-chip::before {
  content: ""; position: absolute; inset: 0; z-index: -1; border-radius: inherit; opacity: 0;
  background: linear-gradient(120deg, var(--violet-deep), var(--violet) 55%, var(--violet-glow));
  transition: opacity .25s ease;
}
.hood-chip::after {
  content: ""; position: absolute; top: 0; bottom: 0; left: -60%; width: 40%; z-index: -1; opacity: 0;
  background: linear-gradient(100deg, transparent, rgba(255,255,255,.45), transparent);
  transform: skewX(-20deg);
}
.hood-chip:hover, .hood-chip:focus-visible {
  color: #fff; border-color: var(--violet-glow); transform: translateY(-2px);
  box-shadow: 0 0 0 1px var(--violet-glow), 0 0 18px 2px rgba(167, 139, 250, .65), 0 0 42px 6px rgba(124, 58, 237, .35);
  outline: none;
}
.hood-chip:hover::before, .hood-chip:focus-visible::before { opacity: 1; }
.hood-chip:hover::after, .hood-chip:focus-visible::after { opacity: 1; animation: sweep .9s ease; }
.hood-chip:active { transform: translateY(0); }
@keyframes sweep { from { left: -60%; } to { left: 130%; } }
.hood-tip { font: 600 .74rem/1.3 var(--mono); letter-spacing: .08em; text-transform: uppercase; opacity: .8; display: flex; align-items: center; gap: 8px; }
.hood-tip::before { content: ""; width: 8px; height: 8px; border-radius: 50%; background: var(--violet-deep); box-shadow: 0 0 0 3px rgba(124, 58, 237, .25); }
.modal-side.hood-side { background: linear-gradient(160deg, #1d1238, #0f0b1f 75%); color: #eeeaff; }
.modal-side.hood-side::after { border-color: var(--violet); opacity: .55; }
.modal-side.hood-side .live { color: var(--violet-glow); }
.modal-side.hood-side .live i { background: var(--violet-glow); animation-name: ping-v; }
@keyframes ping-v { 0% { box-shadow: 0 0 0 0 rgba(167,139,250,.75); } 80%,100% { box-shadow: 0 0 0 10px rgba(167,139,250,0); } }
.modal-side.hood-side li { color: #eeeaff; }
.modal-side.hood-side li svg { color: var(--violet-glow); }
.modal-side.hood-side .scarce { border-left-color: var(--violet-glow); color: #c4b8f0; }
#hood-modal .btn-primary { background: linear-gradient(120deg, var(--violet-deep), var(--violet)); color: #fff; box-shadow: 0 10px 28px -10px var(--violet); }
#hood-modal .btn-primary:hover { box-shadow: 0 0 0 1px var(--violet-glow), 0 0 24px rgba(167,139,250,.6); }
.hood-name { color: var(--violet-glow); }
.field select {
  font: 600 1rem/1.2 var(--body); padding: 13px 14px; border-radius: 12px; border: 1.5px solid var(--line);
  background: var(--paper); color: var(--ink); width: 100%;
}
.field select:focus { border-color: var(--violet); outline: none; box-shadow: 0 0 0 3px rgba(124, 58, 237, .25); }
.seg { border: 0; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 8px; }
.seg legend { font-weight: 700; font-size: .9rem; margin-bottom: 6px; padding: 0; }
.seg label { position: relative; }
.seg input { position: absolute; opacity: 0; inset: 0; cursor: pointer; }
.seg label > span { display: block; text-align: center; font-weight: 700; font-size: .92rem; padding: 11px 6px; border-radius: 12px; border: 1.5px solid var(--line); background: var(--paper); transition: all .2s ease; }
.seg input:hover + span { border-color: var(--violet); }
.seg input:checked + span { background: var(--violet-deep); border-color: var(--violet-glow); color: #fff; box-shadow: 0 0 16px rgba(167, 139, 250, .45); }
.seg input:focus-visible + span { outline: 3px solid var(--violet-glow); outline-offset: 2px; }
.hood .zip { font: 600 .78rem/1 var(--mono); letter-spacing: .08em; opacity: .85; }
@media (max-width: 720px) { .hoods { grid-template-columns: 1fr; } }

/* community */
.community-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.community-grid .card h3 { font-size: 1.15rem; }
@media (max-width: 900px) { .community-grid { grid-template-columns: 1fr; } }

/* about */
.about { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(32px, 5vw, 72px); align-items: center; }
.about > * { min-width: 0; }
.about-photo { border-radius: 26px; overflow: hidden; aspect-ratio: 4 / 5; max-width: 100%; }
.about-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 18%; }
.facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; border-top: 1px solid var(--line); margin-top: 8px; }
.facts div { padding: 16px 12px 0 0; }
.facts b { display: block; font: 800 1.9rem/1 var(--display); color: var(--grove); font-variant-numeric: tabular-nums; }
.facts span { font-size: .85rem; color: var(--muted); }
.about-copy { display: grid; gap: 18px; }
@media (max-width: 820px) { .about { grid-template-columns: 1fr; } .about-photo { max-width: 420px; } }

/* loan partner */
.partner { display: grid; grid-template-columns: auto 1fr auto; gap: clamp(20px, 4vw, 48px); align-items: center;
  background: var(--surface); border: 1px solid var(--line); border-radius: 22px; padding: clamp(22px, 4vw, 40px); }
.partner > * { min-width: 0; }
.avatar { width: 150px; height: 150px; border-radius: 50%; overflow: hidden; background: var(--grove); color: var(--grove-ink); display: grid; place-items: center; font: 800 2.4rem/1 var(--display); }
.avatar img { width: 100%; height: 100%; object-fit: cover; object-position: center 15%; }
.partner-copy { display: grid; gap: 10px; }
.partner-meta { font: 500 .8rem/1.5 var(--mono); color: var(--muted); letter-spacing: .02em; }
.partner-actions { display: grid; gap: 10px; }
.partner-actions .btn { padding: 14px 20px; }
.contact-lines { display: flex; flex-wrap: wrap; gap: 6px 18px; font-weight: 600; font-size: .95rem; }
.contact-lines a { text-decoration: none; border-bottom: 1.5px solid var(--citrus); }
@media (max-width: 900px) { .partner { grid-template-columns: auto 1fr; } .partner-actions { grid-column: 1 / -1; grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .partner { grid-template-columns: 1fr; } .avatar { width: 110px; height: 110px; } .partner-actions { grid-template-columns: 1fr; } }

/* contact */
.contact { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 72px); align-items: start; }
.contact > * { min-width: 0; }
.info { display: grid; gap: 22px; }
.info-item { display: grid; gap: 2px; }
.info-item .lbl { font: 600 .72rem/1.2 var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--band-muted); }
.info-item a, .info-item span.v { font-size: 1.15rem; font-weight: 600; text-decoration: none; overflow-wrap: anywhere; }
.info-item a:hover { color: var(--citrus); }
.socials { display: flex; gap: 10px; }
.socials a { width: 46px; height: 46px; border-radius: 50%; border: 1.5px solid rgba(255,255,255,.25); display: grid; place-items: center; }
.socials a:hover { border-color: var(--citrus); color: var(--citrus); }
.socials svg { width: 20px; height: 20px; }
@media (max-width: 820px) { .contact { grid-template-columns: 1fr; } }

/* forms */
.lead-form { display: grid; gap: 14px; }
.form-panel { background: var(--surface); color: var(--ink); border-radius: 22px; padding: clamp(22px, 3.5vw, 36px); box-shadow: var(--shadow); display: grid; gap: 18px; }
.field { display: grid; gap: 6px; }
.field label { font-weight: 700; font-size: .9rem; }
.field input {
  font: 500 1rem/1.2 var(--body); padding: 14px 16px; border-radius: 12px; border: 1.5px solid var(--line);
  background: var(--paper); color: var(--ink); width: 100%;
}
.field input:focus { border-color: var(--grove); outline: none; box-shadow: 0 0 0 3px color-mix(in srgb, var(--grove) 25%, transparent); }
.consent { display: grid; grid-template-columns: auto 1fr; gap: 10px; align-items: start; font-size: .76rem; line-height: 1.45; color: var(--muted); }
.consent input { width: 18px; height: 18px; margin-top: 2px; accent-color: var(--grove); }
.consent a { color: var(--ink); }
.lead-form .btn { width: 100%; }
.form-status { font-size: .92rem; font-weight: 600; min-height: 1.2em; }
.form-status.ok { color: var(--ok); }
.form-status.err { color: #c0392b; }
.hp { position: absolute !important; left: -9999px !important; width: 1px; height: 1px; overflow: hidden; }

/* popup */
.modal { position: fixed; inset: 0; z-index: 100; display: grid; place-items: center; padding: 16px max(16px, env(safe-area-inset-right, 0px)) 16px max(16px, env(safe-area-inset-left, 0px)); }
.modal[hidden] { display: none !important; }
.modal-backdrop { position: absolute; inset: 0; background: rgba(6, 18, 14, .62); backdrop-filter: blur(3px); }
.modal-dialog {
  position: relative; width: min(880px, 100%); max-height: calc(100dvh - 32px); overflow: auto;
  display: grid; grid-template-columns: .95fr 1.05fr; border-radius: 24px; background: var(--surface); color: var(--ink);
  box-shadow: 0 40px 100px -30px rgba(0,0,0,.6); animation: pop .35s cubic-bezier(.2,.9,.3,1.2);
}
@keyframes pop { from { transform: translateY(16px) scale(.97); opacity: .4; } to { transform: none; opacity: 1; } }
.modal-side { background: var(--band); color: var(--band-fg); padding: 32px; display: grid; gap: 16px; align-content: start; position: relative; overflow: hidden; }
.modal-side::after { content: ""; position: absolute; right: -60px; bottom: -60px; width: 200px; height: 200px; border-radius: 50%; border: 28px solid var(--citrus); opacity: .9; }
.live { display: inline-flex; align-items: center; gap: 8px; font: 600 .74rem/1 var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--citrus); }
.live i { width: 9px; height: 9px; border-radius: 50%; background: var(--citrus); box-shadow: 0 0 0 0 var(--citrus); animation: ping 1.8s infinite; }
@keyframes ping { 0% { box-shadow: 0 0 0 0 rgba(231,120,42,.7); } 80%,100% { box-shadow: 0 0 0 10px rgba(231,120,42,0); } }
.modal-side h2 { font-size: clamp(1.6rem, 3vw, 2.1rem); }
.modal-side ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; position: relative; z-index: 1; }
.modal-side li { display: grid; grid-template-columns: 22px 1fr; gap: 8px; font-size: .95rem; color: var(--band-fg); }
.modal-side li svg { width: 20px; height: 20px; color: var(--citrus); margin-top: 2px; }
.scarce { font-size: .85rem; color: var(--band-muted); border-left: 2px solid var(--citrus); padding-left: 12px; position: relative; z-index: 1; }
.modal-main { padding: 32px; display: grid; gap: 14px; align-content: start; }
.modal-close { position: absolute; top: 12px; right: 12px; z-index: 2; width: 40px; height: 40px; border-radius: 50%; border: 0; background: var(--paper); color: var(--ink); cursor: pointer; display: grid; place-items: center; }
.modal-close svg { width: 18px; height: 18px; }
@media (max-width: 720px) {
  .modal-dialog { grid-template-columns: 1fr; }
  .modal-side { padding: 26px 22px; }
  .modal-side::after { display: none; }
  .modal-side ul { display: none; }
  .modal-main { padding: 22px; }
}

/* footer */
.site-footer { background: var(--band); color: var(--band-muted); padding-block: 48px 40px; font-size: .85rem; border-top: 1px solid rgba(255,255,255,.08); }
.foot-grid { display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: 32px; }
.foot-grid > * { min-width: 0; display: grid; gap: 8px; align-content: start; }
.site-footer b { color: var(--band-fg); }
.site-footer a { color: var(--band-fg); }
.foot-links { display: flex; flex-wrap: wrap; gap: 8px 18px; }
.ehl { display: inline-flex; align-items: center; gap: 8px; }
.ehl svg { width: 26px; height: 26px; }
.foot-legal { margin-top: 32px; padding-top: 20px; border-top: 1px solid rgba(255,255,255,.1); display: grid; gap: 10px; line-height: 1.55; }
@media (max-width: 820px) { .foot-grid { grid-template-columns: 1fr; } }

/* legal pages */
.legal { max-width: 820px; }
.legal h1 { font-size: clamp(2.2rem, 4.5vw, 3.2rem); margin-bottom: 12px; }
.legal h2 { font-size: 1.45rem; margin: 40px 0 12px; }
.legal p, .legal li { color: var(--ink); max-width: 72ch; }
.legal p + p { margin-top: 12px; }
.legal ul { padding-left: 20px; display: grid; gap: 6px; }
.legal .updated { font: 500 .8rem/1 var(--mono); color: var(--muted); letter-spacing: .06em; }
.lic-table-wrap { overflow-x: auto; margin-top: 12px; }
.lic-table { border-collapse: collapse; width: 100%; min-width: 520px; font-size: .95rem; background: var(--surface); border: 1px solid var(--line); border-radius: 12px; overflow: hidden; }
.lic-table th, .lic-table td { text-align: left; padding: 12px 16px; border-bottom: 1px solid var(--line); vertical-align: top; }
.lic-table th { font: 600 .74rem/1.3 var(--mono); letter-spacing: .08em; text-transform: uppercase; color: var(--muted); width: 38%; }
.lic-table td { font-variant-numeric: tabular-nums; font-weight: 600; }
.legal-nav { display: flex; flex-wrap: wrap; gap: 10px; margin: 24px 0 8px; }
.legal-nav a { text-decoration: none; font-weight: 600; font-size: .9rem; padding: 9px 14px; border-radius: 999px; border: 1.5px solid var(--line); background: var(--surface); }
.legal-nav a[aria-current="page"] { background: var(--grove); color: var(--grove-ink); border-color: var(--grove); }
.note { background: var(--citrus-soft); border-radius: 12px; padding: 16px 18px; margin-top: 16px; font-size: .95rem; }


/* ---------- featured properties (mirrored from First Team) ---------- */
.listings { margin-top: clamp(44px, 6vw, 72px); }
.listings[hidden] { display: none; }
.listings-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 16px; margin-bottom: 22px; }
.listings-head h3 { font: 800 clamp(1.6rem, 3vw, 2.2rem)/1.1 var(--display); margin: 8px 0 0; letter-spacing: -.01em; }
.listings-nav { display: flex; gap: 10px; flex: none; }
.lnav { width: 48px; height: 48px; border-radius: 999px; border: 1.5px solid var(--line); background: var(--paper); color: var(--ink); display: grid; place-items: center; cursor: pointer; transition: border-color .15s, transform .15s, opacity .15s; }
.lnav:hover:not(:disabled) { border-color: var(--citrus); transform: translateY(-1px); }
.lnav:disabled { opacity: .35; cursor: default; }
.lnav:focus-visible, .lcard:focus-visible, .listings-track:focus-visible { outline: 3px solid var(--citrus); outline-offset: 3px; }
.listings-track { display: grid; grid-auto-flow: column; grid-auto-columns: calc((100% - 40px) / 3); gap: 20px; overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth; overscroll-behavior-x: contain; padding: 4px 2px 10px; scrollbar-width: none; }
.listings-track::-webkit-scrollbar { display: none; }
.lcard { scroll-snap-align: start; display: flex; flex-direction: column; min-width: 0; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; text-decoration: none; color: var(--ink); transition: transform .2s, box-shadow .2s; }
.lcard:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.lcard-img { position: relative; aspect-ratio: 3 / 2; background: var(--line); overflow: hidden; }
.lcard-img img { width: 100%; height: 100%; object-fit: cover; display: block; }
.lcard-tag { position: absolute; top: 14px; left: 14px; background: var(--citrus); color: var(--citrus-ink); font: 700 .82rem/1 var(--body); padding: 9px 12px; border-radius: 8px; }
.lcard-body { padding: 16px 18px 18px; display: grid; gap: 4px; }
.lcard-price { font: 800 1.35rem/1.2 var(--display); margin: 0; }
.lcard-addr { color: var(--muted); margin: 0; font-size: .95rem; line-height: 1.4; }
.lcard-feat { list-style: none; margin: 8px 0 0; padding: 0; display: flex; flex-wrap: wrap; font-size: .92rem; }
.lcard-feat li + li::before { content: "|"; margin: 0 10px; color: var(--muted); opacity: .5; }
.listings-foot { margin: 18px 0 0; display: grid; gap: 8px; }
.listings-foot a { font-weight: 700; color: var(--ink); justify-self: start; }
.listings-foot small { color: var(--muted); font-size: .78rem; }
@media (max-width: 900px) { .listings-track { grid-auto-columns: calc((100% - 20px) / 2); } }
@media (max-width: 600px) { .listings-track { grid-auto-columns: 86%; gap: 14px; } .lnav { width: 42px; height: 42px; } .listings-head h3 { font-size: 1.5rem; } }