/* =====================================================================
   JACKIE REALTY GROUP — site stylesheet
   Editorial-luxury system: wine, gold, paper.
   Sections: tokens · base · type · header · buttons · hero · bands ·
             search · property cards · services · map · team · values ·
             contact · footer · team page · motion · responsive
   ===================================================================== */

/* ---------- fonts (self-hosted, latin subset — no third-party requests) ---------- */
@font-face{font-family:"Marcellus";font-style:normal;font-weight:400;font-display:swap;
  src:url("../fonts/marcellus-400.woff2") format("woff2");
  unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Marcellus SC";font-style:normal;font-weight:400;font-display:swap;
  src:url("../fonts/marcellus-sc-400.woff2") format("woff2");
  unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Karla";font-style:normal;font-weight:400;font-display:swap;src:url("../fonts/karla-400.woff2") format("woff2")}
@font-face{font-family:"Karla";font-style:normal;font-weight:500;font-display:swap;src:url("../fonts/karla-500.woff2") format("woff2")}
@font-face{font-family:"Karla";font-style:normal;font-weight:600;font-display:swap;src:url("../fonts/karla-600.woff2") format("woff2")}
@font-face{font-family:"Karla";font-style:normal;font-weight:700;font-display:swap;src:url("../fonts/karla-700.woff2") format("woff2")}
@font-face{font-family:"IBM Plex Mono";font-style:normal;font-weight:400;font-display:swap;src:url("../fonts/plex-mono-400.woff2") format("woff2")}
@font-face{font-family:"IBM Plex Mono";font-style:normal;font-weight:500;font-display:swap;src:url("../fonts/plex-mono-500.woff2") format("woff2")}

/* ---------- tokens ---------- */
:root{
  /* brand */
  --wine-950:#1E040C;
  --wine-900:#33091A;
  --wine-800:#4F1024;
  --wine-700:#6E1830;
  --wine-600:#8A2440;

  --gold:#C6A15B;
  --gold-lt:#E4CE9A;
  --gold-dp:#A98442;
  --gold-ink:#7E6130;        /* AA on paper (5.4:1) */

  --paper:#FAF7F4;
  --paper-2:#F2EBE5;
  --card:#FFFFFF;
  --ink:#241017;
  --ink-70:rgba(36,16,23,.72);
  --ink-55:rgba(36,16,23,.62);   /* AA at 10px on paper and white */

  --rule:rgba(198,161,91,.34);      /* gold hairline on wine */
  --rule-ink:rgba(36,16,23,.13);    /* ink hairline on paper */
  --rule-ink-2:rgba(36,16,23,.08);

  /* type */
  --display:"Marcellus",Georgia,"Times New Roman",serif;
  --caps:"Marcellus SC","Marcellus",Georgia,serif;
  --body:"Karla",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,SFMono-Regular,Menlo,monospace;

  /* rhythm */
  --pad:clamp(1.25rem,5vw,5.5rem);
  --wrap:1320px;
  --sec-y:clamp(4rem,9vw,7.5rem);

  /* motion */
  --ease:cubic-bezier(.22,1,.36,1);
  --ease-out:cubic-bezier(.16,1,.3,1);
  --dur:.55s;

  /* elevation — wine-tinted, never black */
  --lift-1:0 1px 2px rgba(51,9,26,.05), 0 8px 20px -14px rgba(51,9,26,.35);
  --lift-2:0 2px 4px rgba(51,9,26,.06), 0 28px 48px -30px rgba(51,9,26,.55);
  --lift-3:0 40px 80px -46px rgba(10,2,6,.85);

  /* layers */
  --z-grain:5; --z-header:60; --z-nav:65; --z-callbar:70;
}

/* ---------- base ---------- */
*,*::before,*::after{box-sizing:border-box}
*{margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  background:var(--paper);color:var(--ink);
  font-family:var(--body);font-size:17px;line-height:1.7;
  font-synthesis-weight:none;
  -webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;
  overflow-x:hidden;
}
a{color:inherit}
[hidden]{display:none!important}
img,svg{display:block;max-width:100%}
button,input,select,textarea{font:inherit;color:inherit}
::selection{background:var(--gold);color:var(--wine-900)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:1px}
.on-wine :focus-visible{outline-color:var(--gold-lt)}

/* film grain — fixed, never on a scrolling container */
.grain{
  position:fixed;inset:0;z-index:var(--z-grain);pointer-events:none;opacity:.05;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.82' numOctaves='3' stitchTiles='stitch'/%3E%3CfeColorMatrix type='saturate' values='0'/%3E%3C/filter%3E%3Crect width='160' height='160' filter='url(%23n)'/%3E%3C/svg%3E");
  mix-blend-mode:multiply;
}
.skip{
  position:absolute;left:.75rem;top:-4rem;z-index:100;background:var(--gold);color:var(--wine-900);
  font-family:var(--mono);font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;
  padding:.7rem 1.1rem;text-decoration:none;transition:top .25s var(--ease);
}
.skip:focus{top:.75rem}
.sr,.sr-only{position:absolute;width:1px;height:1px;padding:0;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}

/* ---------- layout ---------- */
section{padding:var(--sec-y) var(--pad)}
.wrap{max-width:var(--wrap);margin:0 auto}
.on-wine{background:var(--wine-900);color:#fff}
.band-2{background:var(--paper-2)}

/* ---------- type ---------- */
h1,h2,h3,h4{font-weight:400;text-wrap:balance}
p{text-wrap:pretty}

.eyebrow{
  font-family:var(--mono);font-size:.68rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;
  color:var(--gold-ink);display:flex;align-items:center;gap:.9rem;
}
.eyebrow::before{
  content:"";width:26px;height:1px;background:currentColor;flex:none;opacity:.75;
}
.on-wine .eyebrow{color:var(--gold)}

h2{
  font-family:var(--display);font-size:clamp(2rem,4.2vw,3.35rem);line-height:1.04;
  letter-spacing:-.018em;margin:1.1rem 0 0;
}
h3{font-family:var(--display);font-size:1.3rem;line-height:1.25;letter-spacing:-.005em}
.lede{
  font-size:clamp(1.02rem,1.35vw,1.15rem);line-height:1.75;color:var(--ink-70);
  max-width:58ch;margin-top:1.15rem;
}
.on-wine .lede{color:rgba(255,255,255,.74)}
.sec-head{max-width:720px;margin-bottom:clamp(2.25rem,5vw,3.75rem)}

/* ---------- header ---------- */
.site-header{
  position:sticky;top:0;z-index:var(--z-header);
  background:color-mix(in srgb,var(--wine-800) 92%,transparent);
  backdrop-filter:saturate(160%) blur(14px);-webkit-backdrop-filter:saturate(160%) blur(14px);
  border-bottom:1px solid rgba(198,161,91,.26);
  transition:padding .35s var(--ease),background .35s var(--ease);
}
.bar{
  display:flex;align-items:center;gap:1.5rem;max-width:var(--wrap);margin:0 auto;
  padding:.85rem 0;transition:padding .35s var(--ease);
}
.site-header{padding-inline:var(--pad)}
.site-header.is-stuck .bar{padding-block:.5rem}
.brand{display:flex;align-items:center;gap:.75rem;text-decoration:none;margin-right:auto;min-width:0}
.brand-mark{
  width:42px;height:42px;flex:none;transition:transform .5s var(--ease);
}
.brand:hover .brand-mark{transform:rotate(-4deg) scale(1.05)}
.site-header.is-stuck .brand-mark{width:34px;height:34px}
.brand-name{
  display:block;font-family:var(--caps);color:#fff;font-size:1.02rem;letter-spacing:.075em;line-height:1.1;
  white-space:nowrap;
}
.brand-sub{
  display:block;font-family:var(--mono);font-size:.57rem;letter-spacing:.19em;color:var(--gold);
  text-transform:uppercase;margin-top:.18rem;white-space:nowrap;
}
.site-nav{display:flex;gap:1.65rem}
.site-nav a{
  position:relative;text-decoration:none;color:rgba(255,255,255,.82);
  font-size:.78rem;letter-spacing:.11em;text-transform:uppercase;font-weight:500;
  padding-block:.35rem;transition:color .25s var(--ease);
}
.site-nav a::after{
  content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:var(--gold);
  transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease);
}
.site-nav a:hover,.site-nav a[aria-current]{color:var(--gold-lt)}
.site-nav a:hover::after,.site-nav a[aria-current]::after{transform:scaleX(1)}

.lang{display:flex;font-family:var(--mono);font-size:.7rem;border:1px solid rgba(198,161,91,.45)}
.lang button{
  background:none;border:0;color:rgba(255,255,255,.72);padding:.3rem .58rem;cursor:pointer;
  letter-spacing:.09em;transition:background .25s var(--ease),color .25s var(--ease);
}
.lang button:hover{color:var(--gold-lt)}
.lang button[aria-pressed="true"]{background:var(--gold);color:var(--wine-900);font-weight:500}
.tel-top{
  display:flex;align-items:center;gap:.45rem;font-family:var(--mono);font-size:.78rem;
  color:var(--gold-lt);text-decoration:none;white-space:nowrap;
  border-bottom:1px solid transparent;transition:border-color .3s var(--ease)
}
.tel-top:hover{border-color:var(--gold)}
.tel-top svg{width:13px;height:13px;stroke:currentColor;fill:none;stroke-width:1.6}

.menu-btn{
  display:none;background:none;border:1px solid rgba(198,161,91,.5);color:var(--gold-lt);
  cursor:pointer;padding:.5rem .62rem;line-height:0;
}
.menu-btn span{display:block;width:17px;height:1.4px;background:currentColor;transition:transform .4s var(--ease),opacity .25s}
.menu-btn span+span{margin-top:4.2px}
.menu-btn[aria-expanded="true"] span:nth-child(1){transform:translateY(5.6px) rotate(45deg)}
.menu-btn[aria-expanded="true"] span:nth-child(2){opacity:0}
.menu-btn[aria-expanded="true"] span:nth-child(3){transform:translateY(-5.6px) rotate(-45deg)}

/* scroll progress hairline */
.progress{
  position:absolute;left:0;bottom:-1px;height:2px;width:100%;transform:scaleX(0);transform-origin:left;
  background:linear-gradient(90deg,var(--gold-dp),var(--gold-lt));
}

/* ---------- buttons ---------- */
.btn{
  position:relative;display:inline-flex;align-items:center;justify-content:center;gap:.7rem;
  text-decoration:none;font-family:var(--mono);font-size:.76rem;font-weight:500;
  letter-spacing:.14em;text-transform:uppercase;padding:1rem 1.5rem;
  border:1px solid var(--gold);background:none;cursor:pointer;overflow:hidden;
  transition:color .4s var(--ease),border-color .4s var(--ease),background .4s var(--ease),transform .2s var(--ease);
}
.btn::before{
  content:"";position:absolute;inset:0;background:var(--gold);
  transform:scaleY(0);transform-origin:bottom;transition:transform .45s var(--ease);z-index:0;
}
.btn>*{position:relative;z-index:1}
.btn:hover::before{transform:scaleY(1)}
.btn:active{transform:translateY(1px)}
.btn .ico{
  width:22px;height:22px;flex:none;display:grid;place-items:center;border-radius:50%;
  background:rgba(36,16,23,.1);transition:transform .45s var(--ease),background .4s var(--ease);
}
.btn .ico svg{width:11px;height:11px;stroke:currentColor;fill:none;stroke-width:2}
.btn:hover .ico{transform:translate(2px,-2px)}

.btn-solid{background:var(--gold);color:var(--wine-900);border-color:var(--gold)}
.btn-solid::before{background:var(--gold-lt)}
.btn-solid:hover{color:var(--wine-900);border-color:var(--gold-lt)}
.btn-ghost{color:var(--gold-lt)}
.btn-ghost::before{background:rgba(198,161,91,.16)}
.btn-ghost:hover{color:#fff}
.btn-ghost .ico{background:rgba(255,255,255,.12)}
.btn-wine{background:var(--wine-800);color:var(--gold-lt);border-color:var(--wine-800)}
.btn-wine::before{background:var(--wine-700)}
.btn-wine:hover{color:#fff;border-color:var(--wine-700)}
.btn-wine .ico{background:rgba(255,255,255,.14)}
.btn-dark{color:var(--wine-700);border-color:var(--rule-ink)}
.btn-dark::before{background:var(--wine-800)}
.btn-dark:hover{color:var(--gold-lt);border-color:var(--wine-800)}
.btn-dark .ico{background:rgba(36,16,23,.07)}
.btn-dark:hover .ico{background:rgba(255,255,255,.14)}
.cta-row{display:flex;flex-wrap:wrap;gap:.9rem;margin-top:2.1rem}
.link-reset{
  background:none;border:0;font:inherit;color:var(--gold-ink);cursor:pointer;padding:0;
  border-bottom:1px solid var(--rule);transition:color .25s,border-color .25s;
}
.link-reset:hover{color:var(--wine-700);border-color:var(--wine-700)}

/* ---------- hero ---------- */
.hero{
  position:relative;overflow:hidden;background:var(--wine-800);color:#fff;
  padding:clamp(3.5rem,8vw,7rem) var(--pad) clamp(2.75rem,5vw,4.25rem);
}
.hero::before{
  content:"";position:absolute;inset:0;pointer-events:none;
  background:
    radial-gradient(115% 85% at 8% -5%,rgba(138,36,64,.62),transparent 60%),
    radial-gradient(80% 70% at 100% 105%,rgba(30,4,12,.75),transparent 62%),
    repeating-linear-gradient(90deg,rgba(198,161,91,.055) 0 1px,transparent 1px 92px);
}
.hero::after{
  content:"";position:absolute;inset:0;pointer-events:none;
  box-shadow:inset 0 -120px 120px -90px rgba(30,4,12,.9);
}
.hero-grid{
  position:relative;z-index:1;display:grid;
  grid-template-columns:minmax(0,1.32fr) minmax(0,.78fr);
  gap:clamp(2.25rem,5vw,4.75rem);align-items:center;max-width:var(--wrap);margin:0 auto;
}
.hero h1{
  font-family:var(--display);font-size:clamp(2.5rem,6vw,4.6rem);line-height:1.0;
  letter-spacing:-.025em;margin:1.4rem 0 1.35rem;
}
.hero h1 em{font-style:normal;color:var(--gold-lt);position:relative}
.hero .lede{max-width:52ch}
.trust{
  position:relative;z-index:1;max-width:var(--wrap);margin:clamp(2.5rem,5vw,4rem) auto 0;
  border-top:1px solid var(--rule);padding-top:1.15rem;
  font-family:var(--mono);font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;
  color:rgba(255,255,255,.66);line-height:2.1;
}
.trust b{color:var(--gold);font-weight:500}

/* the office plaque — nested bezel, engraved brass */
.plaque{
  position:relative;padding:.5rem;background:linear-gradient(150deg,rgba(198,161,91,.34),rgba(198,161,91,.08) 55%,rgba(255,255,255,.05));
  box-shadow:var(--lift-3);
}
.plaque-in{
  position:relative;overflow:hidden;text-align:center;padding:2.35rem 1.7rem 2rem;
  background:linear-gradient(165deg,rgba(255,255,255,.07),rgba(0,0,0,.22));
  border:1px solid rgba(198,161,91,.55);
  box-shadow:inset 0 1px 0 rgba(255,255,255,.14);
}
.plaque-in::after{
  content:"";position:absolute;top:0;left:-60%;width:42%;height:100%;pointer-events:none;
  background:linear-gradient(100deg,transparent,rgba(255,255,255,.24),transparent);
  transform:skewX(-18deg);animation:sheen 2.6s var(--ease-out) .6s 1;
}
@keyframes sheen{to{left:135%}}
.plaque:hover .plaque-in::after{animation:sheen 1.7s var(--ease-out) 1}
.plaque-mark{width:56px;height:56px;margin:0 auto .9rem}
.p-title{font-family:var(--caps);font-size:1.02rem;letter-spacing:.17em;color:var(--gold-lt);line-height:1.4}
.p-lic{font-family:var(--mono);font-size:.78rem;color:var(--gold);letter-spacing:.12em}
.p-lic-sm{font-size:.68rem;margin-top:.45rem;opacity:.85}
.p-rule{width:54px;height:1px;background:var(--gold);margin:1.15rem auto;position:relative}
.p-rule::after{
  content:"";position:absolute;left:50%;top:50%;width:5px;height:5px;background:var(--gold);
  transform:translate(-50%,-50%) rotate(45deg);
}
.p-role{font-family:var(--mono);font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.66)}
.p-name{font-family:var(--display);font-size:1.42rem;margin:.5rem 0 .3rem;color:#fff;line-height:1.2}
.p-foot{
  margin-top:1.4rem;padding-top:1.15rem;border-top:1px solid rgba(198,161,91,.32);
  font-size:.85rem;line-height:1.8;color:rgba(255,255,255,.76);
}
.p-foot a{font-family:var(--mono);font-size:.84rem;color:var(--gold-lt);text-decoration:none;border-bottom:1px solid rgba(198,161,91,.45)}
.p-foot a:hover{border-color:var(--gold-lt)}

.flush{padding-block:0}
.w-full{max-width:none}
.sec-copy{max-width:720px}
.eyebrow.center{justify-content:center}

/* ---------- facts band ---------- */
.facts{background:var(--wine-950);padding:0 var(--pad)}
.facts-in{
  max-width:var(--wrap);margin:0 auto;display:grid;grid-template-columns:repeat(4,1fr);
  border-left:1px solid rgba(198,161,91,.18);
}
.fact{padding:1.85rem 1.5rem;border-right:1px solid rgba(198,161,91,.18)}
.fact dt{
  font-family:var(--mono);font-size:.6rem;letter-spacing:.2em;text-transform:uppercase;
  color:rgba(255,255,255,.5);margin-bottom:.5rem;
}
.fact dd{font-family:var(--display);font-size:clamp(1.1rem,1.7vw,1.45rem);color:var(--gold-lt);line-height:1.25}

/* ---------- search ---------- */
.region-tabs{display:flex;border:1px solid var(--rule);width:max-content;max-width:100%}
.region-tabs-light{border-color:var(--rule-ink)}
.rtab{
  background:none;border:0;cursor:pointer;padding:.62rem 1.25rem;
  font-family:var(--mono);font-size:.68rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;
  color:rgba(255,255,255,.66);transition:background .3s var(--ease),color .3s var(--ease);
}
.rtab+.rtab{border-left:1px solid var(--rule)}
.rtab:hover{color:var(--gold-lt)}
.rtab.is-on{background:var(--gold);color:var(--wine-900)}
.region-tabs-light .rtab{color:var(--ink-55)}
.region-tabs-light .rtab+.rtab{border-left-color:var(--rule-ink)}
.region-tabs-light .rtab:hover{color:var(--wine-800)}
.region-tabs-light .rtab.is-on{background:var(--wine-800);color:var(--gold-lt)}

.cats{display:grid;grid-template-columns:repeat(auto-fit,minmax(152px,1fr));gap:.8rem;margin:1.5rem 0 1.1rem}
.cat{
  position:relative;overflow:hidden;background:var(--card);border:1px solid var(--rule-ink);
  padding:1.15rem 1rem;cursor:pointer;text-align:left;display:flex;flex-direction:column;gap:.6rem;
  color:var(--ink);transition:transform .35s var(--ease),border-color .35s var(--ease),box-shadow .35s var(--ease),background .35s var(--ease);
}
.cat::after{
  content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--gold);
  transform:scaleX(0);transform-origin:left;transition:transform .45s var(--ease);
}
.cat:hover{transform:translateY(-3px);border-color:var(--rule);box-shadow:var(--lift-1)}
.cat:hover::after{transform:scaleX(1)}
.cat img{width:38px;height:38px;transition:transform .45s var(--ease)}
.cat:hover img{transform:scale(1.08) rotate(-3deg)}
.cat[aria-pressed="true"]{background:var(--wine-800);border-color:var(--wine-800);color:#fff}
.cat[aria-pressed="true"] .cat-count{color:var(--gold-lt)}
.cat[aria-pressed="true"]::after{transform:scaleX(1)}
.cat-name{font-family:var(--display);font-size:1.08rem;line-height:1.2}
.cat-count{font-family:var(--mono);font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-55)}

.searchbar{
  display:grid;grid-template-columns:repeat(4,minmax(0,1fr)) auto;gap:.65rem;align-items:end;
  background:var(--card);border:1px solid var(--rule-ink);padding:.85rem;box-shadow:var(--lift-1);
}
.field{display:flex;flex-direction:column;gap:.38rem;min-width:0}
.field label{font-family:var(--mono);font-size:.61rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}
.field select,.field input,.field textarea{
  font-size:.95rem;padding:.68rem .6rem;border:1px solid var(--rule-ink);background:var(--paper);
  color:var(--ink);border-radius:0;transition:border-color .25s var(--ease),background .25s var(--ease);
}
.field select{
  appearance:none;cursor:pointer;padding-right:2.1rem;
  background-image:linear-gradient(45deg,transparent 50%,var(--wine-700) 50%),linear-gradient(135deg,var(--wine-700) 50%,transparent 50%);
  background-position:calc(100% - 15px) 55%,calc(100% - 10px) 55%;
  background-size:5px 5px,5px 5px;background-repeat:no-repeat;
}
.field select:hover,.field input:hover,.field textarea:hover{border-color:var(--rule)}
.field select:focus,.field input:focus,.field textarea:focus{border-color:var(--gold);background:var(--card)}
.searchbar .btn{height:46px;padding-inline:1.9rem}

.results-meta{
  display:flex;flex-wrap:wrap;align-items:baseline;gap:1.1rem;margin:2.25rem 0 1.25rem;
  font-family:var(--mono);font-size:.71rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-55);
}
.results-meta strong{color:var(--wine-700);font-weight:500;font-variant-numeric:tabular-nums}

/* ---------- property cards ---------- */
.grid-props{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:1.4rem}
.prop{
  background:var(--card);border:1px solid var(--rule-ink);display:flex;flex-direction:column;
  transition:transform .45s var(--ease),box-shadow .45s var(--ease),border-color .45s var(--ease);
}
.prop:hover{transform:translateY(-5px);box-shadow:var(--lift-2);border-color:var(--rule)}
.prop-photo{
  aspect-ratio:4/3;position:relative;overflow:hidden;display:grid;place-items:center;
  background:linear-gradient(150deg,var(--wine-700),var(--wine-900));
}
.prop-photo::after{
  content:"";position:absolute;inset:0;
  background:repeating-linear-gradient(135deg,rgba(198,161,91,.06) 0 2px,transparent 2px 13px);
}
.prop-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:2;transition:transform .8s var(--ease)}
.prop:hover .prop-photo img{transform:scale(1.05)}
.prop-photo .medal{width:64px;height:64px;position:relative;z-index:1;opacity:.9}
.ph-note{
  position:absolute;bottom:.65rem;left:.75rem;z-index:2;font-family:var(--mono);font-size:.57rem;
  letter-spacing:.17em;text-transform:uppercase;color:rgba(228,206,154,.62);
}
.badge{
  position:absolute;top:0;left:0;z-index:3;background:var(--gold);color:var(--wine-900);
  font-family:var(--mono);font-size:.59rem;font-weight:500;letter-spacing:.15em;text-transform:uppercase;
  padding:.4rem .75rem;
}
.prop-body{padding:1.25rem 1.25rem 1.35rem;display:flex;flex-direction:column;gap:.5rem;flex:1}
.prop-price{font-family:var(--display);font-size:1.55rem;color:var(--wine-700);line-height:1;font-variant-numeric:tabular-nums}
.prop-title{font-size:1rem;font-weight:600;line-height:1.4}
.prop-town{font-family:var(--mono);font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink)}
.prop-specs{font-size:.86rem;color:var(--ink-55);border-top:1px solid var(--rule-ink-2);padding-top:.65rem;margin-top:.2rem}
.prop-agent{display:flex;align-items:center;gap:.65rem;margin-top:auto;padding-top:.9rem}
.avatar{
  width:36px;height:36px;flex:none;border-radius:50%;overflow:hidden;display:grid;place-items:center;
  background:var(--wine-800);color:var(--gold-lt);font-family:var(--display);font-size:.8rem;
}
.avatar img{width:100%;height:100%;object-fit:cover}
.prop-agent-name{font-size:.81rem;line-height:1.3;color:var(--ink-55)}
.prop-agent-name b{display:block;color:var(--ink);font-weight:600}
.prop .btn{margin-top:1rem;width:100%}
.empty{
  border:1px dashed var(--rule);padding:2.75rem 1.5rem;text-align:center;color:var(--ink-55);
  grid-column:1/-1;font-size:.95rem;
}
.on-wine .empty{color:rgba(255,255,255,.62)}
.idx-attr{margin-top:1.6rem;font-size:.78rem;color:var(--ink-55);line-height:1.6}
.more-row{display:flex;justify-content:center;gap:.8rem;flex-wrap:wrap;margin-top:2.1rem}
.more-row .btn{padding-inline:2.6rem}

/* ---------- services ---------- */
.services{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--rule-ink)}
.service{
  position:relative;overflow:hidden;background:var(--paper);
  padding:clamp(2rem,3.4vw,3rem) clamp(1.5rem,2.6vw,2.5rem) clamp(2.25rem,3.6vw,3.25rem);
  transition:background .45s var(--ease);
}
.service::before{
  content:"";position:absolute;right:-38px;bottom:-38px;width:190px;height:190px;
  background-size:contain;background-repeat:no-repeat;opacity:.09;
  transition:transform .8s var(--ease),opacity .6s var(--ease);
}
.service:nth-child(1)::before{background-image:url("../img/art-casa.webp")}
.service:nth-child(2)::before{background-image:url("../img/art-oficina.webp")}
.service:nth-child(3)::before{background-image:url("../img/art-apartamentos.webp")}
.service:nth-child(4)::before{background-image:url("../img/art-alquileres-otros.webp")}
.service:hover{background:var(--card)}
.service:hover::before{transform:translate(-10px,-10px) rotate(-6deg);opacity:.13}
.s-num{
  font-family:var(--mono);font-size:.68rem;letter-spacing:.2em;color:var(--gold-dp);
  display:flex;align-items:center;gap:.8rem;
}
.s-num::after{content:"";height:1px;flex:1;max-width:56px;background:var(--rule-ink)}
.s-mark{
  display:block;margin-top:1.4rem;font-family:var(--mono);font-size:.63rem;font-weight:500;
  letter-spacing:.17em;color:var(--gold-ink);text-transform:uppercase;
}
.service h3{margin:.7rem 0 .75rem;font-size:clamp(1.3rem,2vw,1.65rem)}
.service p{font-size:.96rem;color:var(--ink-70);max-width:46ch;position:relative}

/* ---------- coverage map ---------- */
.map-grid{display:grid;grid-template-columns:minmax(0,1.55fr) minmax(0,.75fr);gap:clamp(1.5rem,4vw,3rem);align-items:start}
.map-grid>*{min-width:0}
.map-stage{position:relative;border:1px solid var(--rule);padding:1rem;background:rgba(255,255,255,.035)}
.map-stage svg{width:100%;height:auto;display:block;overflow:visible}
.pr-island{opacity:.95;pointer-events:none}
.mk{cursor:pointer}
.mk .mk-hit{fill:transparent}
.mk .mk-medal{transition:transform .35s var(--ease);transform-box:fill-box;transform-origin:center;filter:drop-shadow(0 3px 5px rgba(0,0,0,.5))}
.mk:hover .mk-medal,.mk:focus-visible .mk-medal,.mk.active .mk-medal{transform:scale(1.25)}
.mk .mk-badge{fill:var(--gold);stroke:var(--wine-900);stroke-width:1.5}
.mk .mk-label{font-family:var(--mono);font-size:15px;fill:var(--gold-lt);letter-spacing:.06em;pointer-events:none;opacity:0;transition:opacity .25s var(--ease)}
.mk:hover .mk-label,.mk:focus-visible .mk-label,.mk.active .mk-label,.office .mk-label{opacity:1}
.mk .mk-count{font-family:var(--body);font-size:10.5px;font-weight:700;fill:var(--wine-900);pointer-events:none}
.office .mk-label{fill:var(--gold-lt);font-weight:500}
.map-empty{
  position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);margin:0;max-width:26ch;text-align:center;
  font-family:var(--mono);font-size:.68rem;letter-spacing:.13em;text-transform:uppercase;
  color:rgba(255,255,255,.58);line-height:2;pointer-events:none;
}
.map-panel{
  border:1px solid var(--rule);padding:1.6rem 1.5rem;min-height:238px;display:flex;flex-direction:column;
  background:linear-gradient(165deg,rgba(255,255,255,.05),transparent);
}
.mp-town{font-family:var(--display);font-size:1.7rem;color:#fff;margin-bottom:.35rem;line-height:1.15}
.mp-count{font-family:var(--mono);font-size:.71rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.mp-break{margin:1.1rem 0 1.3rem;font-size:.93rem;color:rgba(255,255,255,.74);line-height:1.9}
.mp-break span{display:block;border-bottom:1px solid rgba(198,161,91,.18);padding-bottom:.28rem}
.mp-hint{font-size:.93rem;color:rgba(255,255,255,.62)}
.legend{
  display:flex;flex-wrap:wrap;gap:.9rem 1.5rem;margin-top:1.2rem;
  font-family:var(--mono);font-size:.64rem;letter-spacing:.13em;text-transform:uppercase;color:rgba(255,255,255,.64);
}
.legend span{display:flex;align-items:center;gap:.5rem}
.legend img{width:26px;height:26px;flex:none}
.map-note{
  margin-top:1.9rem;padding:1.3rem 1.5rem;border:1px solid rgba(198,161,91,.35);
  font-size:.95rem;color:rgba(255,255,255,.76);
}
.map-note strong{color:var(--gold-lt);font-weight:500}

/* ---------- team row ---------- */
.team-head{display:flex;align-items:flex-end;justify-content:space-between;gap:2rem;flex-wrap:wrap}
.t-nav{display:flex;gap:.55rem;padding-bottom:.35rem}
.t-arrow{
  width:44px;height:44px;flex:none;display:grid;place-items:center;cursor:pointer;
  background:var(--card);border:1px solid var(--rule-ink);color:var(--wine-800);
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),opacity .3s;
}
.t-arrow svg{width:15px;height:15px;stroke:currentColor;fill:none;stroke-width:1.6}
.t-arrow:hover:not(:disabled){background:var(--wine-800);color:var(--gold-lt);border-color:var(--wine-800)}
.t-arrow:disabled{opacity:.28;cursor:default}
.team-row{
  display:grid;grid-auto-flow:column;grid-auto-columns:minmax(244px,1fr);gap:1.1rem;
  overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;
  padding:4px 4px 1.25rem;scrollbar-width:thin;scrollbar-color:var(--gold) transparent;
}
.team-row::-webkit-scrollbar{height:5px}
.team-row::-webkit-scrollbar-thumb{background:var(--gold)}
.team-row::-webkit-scrollbar-track{background:rgba(36,16,23,.07)}
.tcard{
  scroll-snap-align:start;position:relative;overflow:hidden;background:var(--wine-900);
  display:flex;flex-direction:column;
  transition:transform .5s var(--ease),box-shadow .5s var(--ease);
}
.tcard:hover{transform:translateY(-5px);box-shadow:var(--lift-2)}
.t-photo{position:relative;aspect-ratio:4/5;overflow:hidden;background:linear-gradient(150deg,var(--wine-700),var(--wine-900))}
.t-photo img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease),filter .6s var(--ease)}
.tcard:hover .t-photo img{transform:scale(1.06)}
.t-photo::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(30,4,12,.55) 12%,rgba(51,9,26,.24) 45%,transparent 74%);
}
.t-ini{
  position:absolute;inset:0;display:grid;place-items:center;font-family:var(--display);
  font-size:2.4rem;color:var(--gold-lt);
}
.t-info{
  position:absolute;left:0;right:0;bottom:0;z-index:2;padding:3rem 1.1rem 1.2rem;
  background:linear-gradient(to top,rgba(16,2,7,.97) 0%,rgba(24,3,10,.93) 45%,rgba(30,4,12,.72) 74%,transparent 100%);
}
.t-info h3{color:#fff;font-size:1.06rem;line-height:1.25}
.t-role{
  font-family:var(--mono);font-size:.6rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;
  color:var(--gold);margin-top:.4rem;
}
.t-reveal{
  display:grid;grid-template-rows:0fr;opacity:0;
  transition:grid-template-rows .55s var(--ease),opacity .45s var(--ease);
}
.tcard:hover .t-reveal,.tcard:focus-within .t-reveal{grid-template-rows:1fr;opacity:1}
.t-reveal>div{overflow:hidden}
.t-bio{font-size:.84rem;color:rgba(255,255,255,.74);margin-top:.7rem;line-height:1.6}
.t-link{
  display:inline-flex;align-items:center;gap:.45rem;margin-top:.8rem;
  font-family:var(--mono);font-size:.63rem;letter-spacing:.14em;text-transform:uppercase;
  color:var(--gold-lt);text-decoration:none;border-bottom:1px solid rgba(198,161,91,.5);
  padding-bottom:2px;word-break:break-word;
}
.t-link:hover{color:#fff;border-color:#fff}

/* ---------- values ---------- */
.values{display:grid;grid-template-columns:repeat(auto-fit,minmax(258px,1fr));gap:1.35rem;margin-top:1.25rem}
.value{
  position:relative;border:1px solid rgba(198,161,91,.3);padding:2rem 1.75rem 2.1rem;
  background:linear-gradient(165deg,rgba(255,255,255,.045),transparent);
  transition:border-color .45s var(--ease),transform .45s var(--ease);
}
.value:hover{border-color:var(--gold);transform:translateY(-4px)}
.value h3{color:var(--gold-lt);margin-bottom:.75rem;font-size:1.35rem}
.value p{font-size:.95rem;color:rgba(255,255,255,.74)}
.value ul{list-style:none;margin-top:.65rem;font-size:.95rem;color:rgba(255,255,255,.74)}
.value li{padding:.4rem 0 .4rem 1.25rem;position:relative}
.value li::before{content:"";position:absolute;left:0;top:1.15rem;width:5px;height:5px;background:var(--gold);transform:rotate(45deg)}

/* ---------- contact ---------- */
.contact-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(2.25rem,5vw,4.5rem);align-items:start}
.dl{border-top:1px solid var(--rule-ink)}
.dl div{display:grid;grid-template-columns:124px 1fr;gap:1rem;padding:1.05rem .25rem;border-bottom:1px solid var(--rule-ink)}
.dl dt{font-family:var(--mono);font-size:.64rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink);padding-top:.3rem}
.dl dd{font-size:1rem;line-height:1.65}
.dl dd a{text-decoration:none;border-bottom:1px solid var(--rule);transition:border-color .25s}
.dl dd a:hover{border-color:var(--wine-700)}

.form{margin-top:2.25rem;display:grid;gap:.9rem;grid-template-columns:repeat(2,minmax(0,1fr))}
.form .field{gap:.4rem}
.form .full{grid-column:1/-1}
.form textarea{resize:vertical;min-height:118px;line-height:1.6}
.form .btn{justify-self:start;padding-inline:2.2rem}
.form-note{font-size:.8rem;color:var(--ink-55);grid-column:1/-1;margin-top:-.2rem}
.form-alt{grid-column:1/-1;font-size:.88rem;color:var(--ink-55);margin-top:.35rem}
.form-alt a{color:var(--wine-700);text-decoration:none;border-bottom:1px solid var(--rule);font-weight:500}
.form-alt a:hover{border-color:var(--wine-700)}
.form .err{color:var(--wine-600);font-size:.78rem;font-family:var(--mono);letter-spacing:.04em;display:none}
.form .field.invalid input,.form .field.invalid textarea{border-color:var(--wine-600);background:#fff}
.form .field.invalid .err{display:block}
.form-status{
  grid-column:1/-1;font-size:.9rem;padding:.9rem 1.1rem;border:1px solid var(--rule);
  background:var(--card);display:none;
}
.form-status.show{display:block}

/* ---------- footer ---------- */
.site-footer{background:var(--wine-950);color:rgba(255,255,255,.62);padding:3rem var(--pad) 2.4rem;border-top:1px solid var(--rule)}
.foot{
  max-width:var(--wrap);margin:0 auto;display:grid;
  grid-template-columns:1fr auto 1fr;gap:1.25rem 2rem;align-items:center;font-size:.83rem;
}
.foot-mark{width:60px;height:60px}
.foot-copy{grid-column:2;text-align:center}
.foot .socials{grid-column:3;display:flex;gap:1.35rem;justify-self:end}
.foot a{text-decoration:none;font-family:var(--mono);font-size:.72rem;letter-spacing:.13em;text-transform:uppercase;color:var(--gold);transition:color .25s}
.foot a:hover{color:var(--gold-lt)}
.foot .legal{
  grid-column:1/-1;text-align:center;font-family:var(--mono);font-size:.65rem;letter-spacing:.11em;
  text-transform:uppercase;color:rgba(255,255,255,.52);line-height:2;
  border-top:1px solid rgba(198,161,91,.16);padding-top:1.35rem;margin-top:.5rem;
}
.foot .legal a{font-size:.65rem;color:rgba(255,255,255,.62)}
.foot .legal a:hover{color:var(--gold-lt)}

/* mobile call bar */
.callbar{display:none;position:fixed;left:0;right:0;bottom:0;z-index:var(--z-callbar);background:var(--wine-800);border-top:1px solid var(--gold)}
.callbar a{
  flex:1;display:flex;align-items:center;justify-content:center;gap:.5rem;min-height:56px;text-decoration:none;
  font-family:var(--mono);font-size:.73rem;letter-spacing:.13em;text-transform:uppercase;color:var(--gold-lt);
}
.callbar a:first-child{background:var(--gold);color:var(--wine-900);font-weight:500}
.callbar a+a{border-left:1px solid rgba(198,161,91,.35)}
.callbar svg{width:14px;height:14px;stroke:currentColor;fill:none;stroke-width:1.7}

/* ---------- team page ---------- */
.page-head{position:relative;overflow:hidden;background:var(--wine-800);color:#fff;padding:clamp(3rem,6.5vw,5rem) var(--pad)}
.page-head::before{
  content:"";position:absolute;inset:0;pointer-events:none;
  background:radial-gradient(115% 85% at 8% -5%,rgba(138,36,64,.6),transparent 60%),
             repeating-linear-gradient(90deg,rgba(198,161,91,.055) 0 1px,transparent 1px 92px);
}
.page-head .wrap{position:relative}
.page-head h1{font-family:var(--display);font-size:clamp(2.1rem,4.6vw,3.5rem);line-height:1.05;letter-spacing:-.02em;margin-top:1rem;color:#fff}
.jump{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:2.1rem;border-top:1px solid var(--rule);padding-top:1.4rem}
.jump a{
  text-decoration:none;font-family:var(--mono);font-size:.68rem;letter-spacing:.13em;text-transform:uppercase;
  color:rgba(255,255,255,.74);border:1px solid rgba(198,161,91,.35);padding:.55rem .85rem;
  transition:color .3s var(--ease),background .3s var(--ease),border-color .3s var(--ease);
}
.jump a:hover{color:var(--wine-900);background:var(--gold);border-color:var(--gold)}

.roster-head{display:flex;align-items:baseline;justify-content:space-between;gap:1rem;flex-wrap:wrap;margin-top:clamp(2.5rem,5vw,4rem)}
.roster-head:first-of-type{margin-top:0}
.sec-h3{font-family:var(--display);font-size:1.6rem;font-weight:400;color:var(--wine-900);margin:0}
.roster-count{font-family:var(--mono);font-size:.67rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-55)}
.roster{
  display:grid;grid-template-columns:repeat(auto-fill,minmax(276px,1fr));
  border:1px solid var(--rule-ink);border-width:1px 0 0 1px;margin-top:1.75rem;
}
.r-card{
  background:var(--paper);padding:1.35rem 1.25rem;display:flex;gap:.95rem;align-items:flex-start;
  border-right:1px solid var(--rule-ink);border-bottom:1px solid var(--rule-ink);
  transition:background .3s var(--ease);
}
.r-card:hover{background:var(--card)}
.r-ini{
  flex:none;width:52px;height:52px;overflow:hidden;display:grid;place-items:center;
  background:var(--wine-800);color:var(--gold-lt);font-family:var(--mono);font-size:.8rem;letter-spacing:.04em;
}
.r-ini img{width:100%;height:100%;object-fit:cover}
.r-body{min-width:0}
.r-name{font-family:var(--display);font-size:1.05rem;line-height:1.3;color:var(--wine-900);margin:0 0 .2rem}
.r-role{font-family:var(--mono);font-size:.61rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink);margin:0 0 .45rem}
.r-mail{
  font-size:.77rem;line-height:1.5;color:var(--ink-55);text-decoration:none;
  overflow-wrap:anywhere;hyphens:none;border-bottom:1px solid transparent;
  transition:color .25s,border-color .25s;
}
.r-mail:hover{color:var(--wine-800);border-bottom-color:var(--gold)}
.r-link{
  display:inline-block;margin-top:.55rem;font-family:var(--mono);font-size:.61rem;letter-spacing:.14em;
  text-transform:uppercase;color:var(--wine-800);text-decoration:none;border-bottom:1px solid var(--gold);
}
.r-link:hover{color:var(--wine-600)}

.agent{
  border-top:1px solid var(--rule-ink);padding-top:clamp(2.25rem,4vw,3.25rem);margin-top:clamp(2.25rem,4vw,3.25rem);
  display:grid;grid-template-columns:minmax(0,.7fr) minmax(0,1.3fr);gap:clamp(1.75rem,4vw,3.5rem);
  align-items:start;scroll-margin-top:96px;
}
.agent:first-of-type{border-top:0;padding-top:0;margin-top:2rem}
.a-portrait{
  position:relative;aspect-ratio:1/1;max-width:250px;overflow:hidden;
  background:linear-gradient(150deg,var(--wine-700),var(--wine-900));
  display:grid;place-items:center;color:var(--gold-lt);font-family:var(--display);font-size:3.2rem;
  margin-bottom:1.4rem;box-shadow:var(--lift-1);
}
.a-portrait::before{content:"";position:absolute;inset:0;border:1px solid rgba(198,161,91,.5);z-index:2;pointer-events:none}
.a-portrait img{width:100%;height:100%;object-fit:cover}
.a-portrait[data-note]::after{
  content:attr(data-note);position:absolute;bottom:.6rem;left:0;right:0;text-align:center;
  font-family:var(--mono);font-size:.55rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(228,206,154,.6);
}
.agent h3{font-size:clamp(1.45rem,2.4vw,1.9rem)}
.a-role{font-family:var(--mono);font-size:.68rem;font-weight:500;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-ink);margin:.55rem 0 1.1rem}
.a-bio{font-size:.98rem;color:var(--ink-70)}
.a-meta{margin-top:1.35rem;border-top:1px solid var(--rule-ink)}
.a-meta div{display:grid;grid-template-columns:108px 1fr;gap:.8rem;padding:.7rem 0;border-bottom:1px solid var(--rule-ink);font-size:.91rem}
.a-meta dt{font-family:var(--mono);font-size:.61rem;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-ink);padding-top:.3rem}
.a-meta a{text-decoration:none;border-bottom:1px solid var(--rule);font-family:var(--mono);font-size:.87rem}
.a-listings-head{
  font-family:var(--mono);font-size:.67rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;
  color:var(--gold-ink);margin-bottom:1.15rem;display:flex;align-items:center;gap:.9rem;
}
.a-listings-head::after{content:"";flex:1;height:1px;background:var(--rule-ink)}
.back{background:var(--wine-950);color:#fff;padding:clamp(2.5rem,5vw,3.75rem) var(--pad);text-align:center}
.back h2{color:#fff;margin:0 0 1.5rem}

/* ---------- 404 ---------- */
.nf{min-height:62vh;display:grid;place-items:center;text-align:center;padding:var(--sec-y) var(--pad)}
.nf h1{font-family:var(--display);font-size:clamp(2.5rem,7vw,5rem);color:var(--wine-800);line-height:1}
.nf .lede{margin:1.25rem auto 0}
.nf .cta-row{justify-content:center}

/* ---------- motion ---------- */
.js .reveal{opacity:0;transform:translateY(22px);filter:blur(5px);transition:opacity .85s var(--ease-out),transform .85s var(--ease-out),filter .85s var(--ease-out)}
.js .reveal.in{opacity:1;transform:none;filter:none}
.js .stagger>*{opacity:0;transform:translateY(16px);transition:opacity .7s var(--ease-out),transform .7s var(--ease-out)}
.js .stagger.in>*{opacity:1;transform:none}
.stagger.in>*:nth-child(1){transition-delay:.04s}
.stagger.in>*:nth-child(2){transition-delay:.1s}
.stagger.in>*:nth-child(3){transition-delay:.16s}
.stagger.in>*:nth-child(4){transition-delay:.22s}
.stagger.in>*:nth-child(5){transition-delay:.28s}
.stagger.in>*:nth-child(6){transition-delay:.34s}

/* ---------- responsive ---------- */
@media (max-width:1180px){
  .site-nav{gap:1.15rem}
  .site-nav a{font-size:.74rem;letter-spacing:.08em}
}
@media (max-width:1080px){
  .team-row{grid-auto-columns:minmax(228px,1fr)}
  .t-nav{display:none}
  .searchbar{grid-template-columns:repeat(2,minmax(0,1fr))}
  .searchbar .btn{grid-column:1/-1}
  .facts-in{grid-template-columns:repeat(2,1fr)}
  .fact{border-bottom:1px solid rgba(198,161,91,.18)}
}
@media (max-width:980px){
  .hero-grid,.map-grid,.contact-grid,.agent{grid-template-columns:1fr}
  .services{grid-template-columns:1fr}
  .plaque{max-width:460px}
  .a-portrait{max-width:190px}
  .site-nav{
    display:none;position:absolute;top:100%;left:0;right:0;z-index:var(--z-nav);
    flex-direction:column;gap:0;background:var(--wine-800);
    border-bottom:1px solid var(--rule);padding:.25rem var(--pad) 1.1rem;
    box-shadow:0 24px 34px -22px rgba(0,0,0,.75);
  }
  .site-nav.open{display:flex}
  .site-nav a{padding:1rem 0;font-size:.87rem;border-bottom:1px solid rgba(198,161,91,.16)}
  .site-nav a::after{display:none}
  .menu-btn{display:block}
  .tcard{scroll-snap-align:center}
}
@media (max-width:760px){
  .t-reveal{grid-template-rows:1fr;opacity:1}
  .team-row{grid-auto-columns:minmax(212px,78vw)}
  /* the island is unreadable squeezed into a phone — let it scroll instead */
  .map-stage{overflow-x:auto;overscroll-behavior-x:contain;scrollbar-width:thin;scrollbar-color:var(--gold) transparent}
  .map-stage svg{min-width:620px}
  .map-stage::-webkit-scrollbar{height:5px}
  .map-stage::-webkit-scrollbar-thumb{background:var(--gold)}
}
@media (max-width:620px){
  body{font-size:16px;padding-bottom:56px}
  .cats{grid-template-columns:repeat(2,minmax(0,1fr))}
  .searchbar{grid-template-columns:1fr}
  .form{grid-template-columns:1fr}
  .plaque-in{padding:1.75rem 1.2rem}
  .trust{font-size:.63rem;letter-spacing:.1em;line-height:2.2}
  .bar{gap:.75rem}
  .tel-top{display:none}
  .callbar{display:flex}
  .foot{grid-template-columns:1fr;justify-items:center;text-align:center}
  .foot-copy,.foot .socials{grid-column:1}
  .foot .socials{justify-self:center}
  .dl div,.a-meta div{grid-template-columns:1fr;gap:.25rem}
  .roster{grid-template-columns:1fr}
  .facts-in{grid-template-columns:1fr;border-left:0}
  .fact{border-right:0}
}

/* ---------- chat widget ---------- */
.chat-toggle{
  position:fixed;bottom:2rem;right:2rem;z-index:65;
  width:3.5rem;height:3.5rem;border-radius:50%;
  background:var(--gold);border:none;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  box-shadow:var(--lift-2);transition:transform .3s var(--ease),box-shadow .3s var(--ease);
  color:var(--wine-900);
}
.chat-toggle:hover{transform:scale(1.05);box-shadow:var(--lift-3)}
.chat-toggle:active{transform:scale(.95)}
.chat-toggle svg{width:1.5rem;height:1.5rem}

.chat-widget{
  position:fixed;bottom:6.5rem;right:2rem;z-index:65;
  width:min(24rem,calc(100vw - 2rem));height:min(34rem,calc(100vh - 4rem));
  background:var(--card);border-radius:1rem;box-shadow:var(--lift-2);
  display:flex;flex-direction:column;
  opacity:0;transform:translateY(1rem);pointer-events:none;visibility:hidden;
  transition:opacity .3s var(--ease),transform .3s var(--ease),visibility 0s linear .3s;
  overflow:hidden;border:1px solid var(--rule);
}
.chat-widget.open{opacity:1;transform:translateY(0);pointer-events:auto;visibility:visible;transition-delay:0s}

.chat-header{
  padding:1rem;border-bottom:1px solid var(--rule-ink-2);
  display:flex;justify-content:space-between;align-items:center;
  background:linear-gradient(135deg,var(--wine-900) 0%,var(--wine-800) 100%);
  color:var(--paper);
}
.chat-header h3,.chat-header .chat-title{margin:0;font-size:.95rem;font-family:var(--body);font-weight:600}

.chat-close{
  background:none;border:none;cursor:pointer;
  width:1.5rem;height:1.5rem;padding:0;
  color:currentColor;display:flex;align-items:center;justify-content:center;
}
.chat-close svg{width:1rem;height:1rem;stroke-width:3}

.chat-body{
  flex:1;overflow-y:auto;padding:1rem;
  display:flex;flex-direction:column;gap:.75rem;
}

.chat-msg{animation:slideUp .3s var(--ease) forwards}
@keyframes slideUp{from{opacity:0;transform:translateY(.5rem)}to{opacity:1;transform:translateY(0)}}
.chat-msg p{margin:0;line-height:1.5;word-wrap:break-word}

.chat-msg-user{display:flex;justify-content:flex-end}
.chat-msg-user p{
  background:var(--gold);color:var(--wine-900);
  padding:.6rem .9rem;border-radius:.5rem;max-width:85%;
  font-weight:500;font-size:.88rem;line-height:1.4;
}

.chat-msg-bot{display:flex;flex-direction:column;gap:.4rem;align-items:flex-start}
.chat-msg-bot p{
  background:var(--paper-2);color:var(--ink);
  padding:.7rem .9rem;border-radius:.5rem;max-width:92%;font-size:.9rem;line-height:1.55;
}

.chat-msg-error p{
  background:rgba(198,90,91,.15);color:#a85959;
  padding:.75rem 1rem;border-radius:.5rem;border-left:3px solid #a85959;
}

/* header text */
.chat-head-text{min-width:0}
.chat-sub{margin:.2rem 0 0;font-size:.72rem;line-height:1.4;color:rgba(255,255,255,.66)}

/* prompt above a set of topic buttons */
.chat-prompt{
  margin:.35rem 0 -.25rem;font-family:var(--mono);font-size:.62rem;font-weight:500;
  letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink);
}

/* topic buttons — full width, stacked */
.chat-opts{display:flex;flex-direction:column;gap:.4rem}
.chat-opt{
  width:100%;text-align:left;cursor:pointer;
  padding:.7rem .85rem;font-family:var(--body);font-size:.88rem;line-height:1.35;
  background:var(--card);color:var(--ink);
  border:1px solid var(--rule-ink);border-radius:.5rem;
  transition:border-color .2s var(--ease),background .2s var(--ease),color .2s var(--ease);
}
.chat-opt:hover{border-color:var(--gold);background:var(--paper-2)}
.chat-opt:active{background:var(--paper)}

/* action buttons under an answer — inline, wine-filled */
.chat-acts{display:flex;flex-wrap:wrap;gap:.4rem}
.chat-act{
  display:inline-block;cursor:pointer;text-decoration:none;
  padding:.55rem .8rem;font-family:var(--mono);font-size:.68rem;letter-spacing:.1em;
  text-transform:uppercase;
  background:var(--wine-800);color:var(--gold-lt);
  border:1px solid var(--wine-800);border-radius:.4rem;
  transition:background .2s var(--ease),color .2s var(--ease);
}
.chat-act:hover{background:var(--wine-700);border-color:var(--wine-700);color:#fff}
.chat-acts.is-past .chat-act{
  background:none;color:var(--ink-55);border-color:var(--rule-ink);
  pointer-events:none;
}

/* footer */
.chat-foot{
  padding:.7rem 1rem .8rem;border-top:1px solid var(--rule-ink-2);
  background:var(--paper);
}
.chat-restart{
  background:none;border:0;padding:0;cursor:pointer;
  font-family:var(--mono);font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--gold-ink);text-decoration:underline;text-underline-offset:3px;
}
.chat-restart:hover{color:var(--wine-800)}
.chat-note{margin:.45rem 0 0;font-size:.64rem;line-height:1.5;color:var(--ink-55)}

/* =====================================================================
   REGION — Puerto Rico / Florida
   One firm, two jurisdictions. The site shows one at a time so listings
   are never presented across licences.
   ===================================================================== */

/* blocks that belong to one region only */
[data-region="pr"] .rg-fl{display:none}
[data-region="fl"] .rg-pr{display:none}

/* header switch, sits beside the language switch */
.region-sw{display:flex;font-family:var(--mono);font-size:.7rem;border:1px solid rgba(198,161,91,.45)}
.region-sw button{
  background:none;border:0;color:rgba(255,255,255,.72);padding:.3rem .58rem;cursor:pointer;
  letter-spacing:.09em;transition:background .25s var(--ease),color .25s var(--ease);
}
.region-sw button:hover{color:var(--gold-lt)}
.region-sw button[aria-pressed="true"]{background:var(--gold);color:var(--wine-900);font-weight:500}
.region-sw .rg-full{display:none}

/* first-visit chooser in the hero — gone once a region is picked */
[data-region-chosen="yes"] .region-pick{display:none}
.region-pick{
  margin:2rem 0 0;padding:1.35rem 1.5rem;
  border:1px solid rgba(198,161,91,.34);background:rgba(255,255,255,.04);
}
.region-pick p{
  margin:0 0 .9rem;font-family:var(--mono);font-size:.68rem;font-weight:500;
  letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt);
}
.region-pick-btns{display:flex;flex-wrap:wrap;gap:.75rem}
.region-pick-btns button{
  flex:1 1 10rem;padding:.85rem 1.1rem;cursor:pointer;
  background:none;border:1px solid var(--gold);color:var(--gold-lt);
  font-family:var(--mono);font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;
  transition:background .25s var(--ease),color .25s var(--ease);
}
.region-pick-btns button:hover{background:var(--gold);color:var(--wine-900)}

/* the "you are viewing X" line above the results */
.region-now{
  display:flex;flex-wrap:wrap;align-items:center;gap:.6rem 1rem;
  margin:0 0 1.5rem;font-family:var(--mono);font-size:.7rem;letter-spacing:.13em;
  text-transform:uppercase;color:var(--ink-55);
}
.region-now b{color:var(--ink);font-weight:500}
.region-now button{
  background:none;border:0;padding:0;cursor:pointer;color:var(--gold-ink);
  font:inherit;text-decoration:underline;text-underline-offset:3px;
}
.region-now button:hover{color:var(--wine-800)}
.on-wine .region-now{color:rgba(255,255,255,.6)}
.on-wine .region-now b{color:#fff}
.on-wine .region-now button{color:var(--gold-lt)}

/* =====================================================================
   EQUAL HOUSING OPPORTUNITY mark
   ===================================================================== */
.eho-mark{display:block;height:auto}
.foot-eho{width:58px;margin:0 auto}
.legal-doc .eho-mark{width:104px;margin:0 0 1.25rem}

@media (max-width:900px){
  .region-sw .rg-short{display:none}
  .region-sw .rg-full{display:inline}
}
@media (max-width:620px){
  .region-sw .rg-full{display:none}
  .region-sw .rg-short{display:inline}
  .region-pick{padding:1.15rem 1.15rem}
  .region-pick-btns button{flex:1 1 100%}

  /* two switches plus the brand is tight — tighten the switches and let the
     brand name ellipsis instead of running under them */
  .bar{gap:.5rem}
  .brand{gap:.55rem}
  .brand-text{min-width:0;overflow:hidden}
  .brand-name{overflow:hidden;text-overflow:ellipsis;font-size:.8rem;letter-spacing:.03em}
  .brand-sub{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
  .region-sw button,.lang button{padding:.28rem .4rem;font-size:.65rem;letter-spacing:.06em}
}
@media (max-width:400px){
  .brand-sub{display:none}
}
@media (max-width:380px){
  /* below this the wordmark would only ever show an ellipsis — the
     monogram carries the brand and still links home */
  .brand-name{display:none}
}

/* =====================================================================
   OFFICE MAP — click to load
   The Google frame is only injected when the visitor asks for it.
   ===================================================================== */
.office-map{margin-top:1.75rem}
.map-shell{
  position:relative;aspect-ratio:4/3;min-height:15rem;
  border:1px solid var(--rule-ink);background:var(--card);overflow:hidden;
}
.map-shell iframe{position:absolute;inset:0;width:100%;height:100%;border:0;display:block}

/* caption sits under the map */
.map-caption{padding:1.1rem 0 0}
.map-ph-title{
  font-family:var(--mono);font-size:.64rem;font-weight:500;letter-spacing:.18em;
  text-transform:uppercase;color:var(--gold-ink);margin:0 0 .35rem;
}
.map-ph-addr{margin:0 0 .6rem;font-size:.95rem;line-height:1.6;color:var(--ink-70)}
.map-note-sm{margin:0;max-width:34rem;font-size:.72rem;line-height:1.65;color:var(--ink-55)}
.map-note-sm a{color:var(--gold-ink);text-underline-offset:3px}

.map-actions{display:flex;flex-wrap:wrap;gap:.75rem;margin-top:1.1rem}

@media (max-width:960px){
  .map-shell{aspect-ratio:16/10}
}
@media (max-width:620px){
  .map-shell{aspect-ratio:1/1;min-height:0}
  .map-actions .btn{width:100%;justify-content:center}
}

/* =====================================================================
   LEGAL PAGES — privacy · terms · fair housing · accessibility
   Same wine/gold/paper system as the rest of the site.
   ===================================================================== */

/* bilingual blocks: site.js stamps data-lang on <html>, and only one shows */
[data-lang="es"] .lang-en{display:none !important}
[data-lang="en"] .lang-es{display:none !important}

.legal-page{padding:clamp(2.5rem,5vw,4rem) var(--pad)}
.legal-grid{
  max-width:var(--wrap);margin:0 auto;display:grid;
  grid-template-columns:minmax(0,15rem) minmax(0,1fr);gap:clamp(2rem,4vw,4rem);align-items:start;
}

/* table of contents */
.legal-toc{position:sticky;top:5.5rem}
.legal-toc h2{
  font-family:var(--mono);font-size:.66rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;
  color:var(--gold-ink);margin:0 0 .9rem;padding-bottom:.7rem;border-bottom:1px solid var(--rule-ink);
}
.legal-toc ol{list-style:none;margin:0;padding:0;counter-reset:toc}
.legal-toc li{counter-increment:toc;margin:0 0 .35rem}
.legal-toc a{
  display:block;font-size:.83rem;line-height:1.45;color:var(--ink-70);text-decoration:none;
  padding:.18rem 0 .18rem 1.9rem;position:relative;transition:color .2s var(--ease);
}
.legal-toc a::before{
  content:counter(toc) ".";position:absolute;left:0;top:.2rem;
  font-family:var(--mono);font-size:.72rem;color:var(--gold-ink);
}
.legal-toc a:hover,.legal-toc a[aria-current]{color:var(--ink)}

/* the document body */
.legal-doc{max-width:46rem}
.legal-meta{
  font-family:var(--mono);font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--ink-55);margin:0 0 1.75rem;padding-bottom:1.1rem;border-bottom:1px solid var(--rule-ink);
  display:flex;flex-wrap:wrap;gap:.5rem 1.5rem;
}

/* the global `section` rule adds a huge vertical padding — the sections
   inside a legal document are just headings, not page bands */
.legal-doc section{padding:0;scroll-margin-top:5.5rem;margin:0 0 1.9rem}
.legal-doc section:last-child{margin-bottom:0}
.legal-doc h2{
  font-family:var(--display);font-size:clamp(1.25rem,2vw,1.5rem);line-height:1.25;
  letter-spacing:-.01em;margin:0 0 .7rem;color:var(--ink);
}
.legal-doc h2 .n{
  font-family:var(--mono);font-size:.82em;color:var(--gold-ink);margin-right:.5rem;
}
.legal-doc h3{
  font-family:var(--body);font-size:1rem;font-weight:600;letter-spacing:0;
  margin:1.4rem 0 .5rem;color:var(--ink);
}
.legal-doc p{margin:0 0 .85rem;line-height:1.75;color:var(--ink-70)}
.legal-doc p:last-child{margin-bottom:0}
.legal-doc ul{margin:0 0 .95rem;padding-left:1.15rem;color:var(--ink-70);line-height:1.75}
.legal-doc li{margin-bottom:.3rem}
.legal-doc li::marker{color:var(--gold-ink)}
.legal-doc a{color:var(--gold-ink);text-underline-offset:3px}
.legal-doc a:hover{color:var(--wine-800)}
.legal-doc strong{color:var(--ink);font-weight:600}

/* callout used for licensing blocks and the accessibility pledge */
.legal-note{
  background:var(--paper-2);border-left:2px solid var(--gold);
  padding:1.15rem 1.35rem;margin:0 0 1.15rem;
}
.legal-note p:last-child,.legal-note ul:last-child,.legal-note dl{margin-bottom:0}
.legal-note dl{margin:0;display:grid;gap:.5rem}
.legal-note dt{
  font-family:var(--mono);font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;
  color:var(--gold-ink);
}
.legal-note dd{margin:0 0 .45rem;color:var(--ink-70);line-height:1.6}
.legal-note dd:last-child{margin-bottom:0}

/* property disclaimer, wherever listings appear */
.prop-disclaimer{
  max-width:52rem;margin:1.75rem auto 0;font-size:.8rem;line-height:1.7;
  color:var(--ink-55);text-align:center;
}
.on-wine .prop-disclaimer{color:rgba(255,255,255,.6)}

/* privacy acknowledgment under the contact form */
.form-privacy{
  grid-column:1/-1;font-size:.78rem;line-height:1.6;color:var(--ink-55);margin:.25rem 0 0;
}
.form-privacy a{color:var(--gold-ink);text-underline-offset:3px}

/* footer compliance block */
.foot .legal{display:grid;gap:.85rem;justify-items:center}
.foot-legal-lines{display:grid;gap:.3rem;line-height:1.9}
.foot-legal-nav{display:flex;flex-wrap:wrap;justify-content:center;gap:.4rem 1.35rem}
.foot-legal-nav a{font-size:.65rem;color:rgba(255,255,255,.62)}
.foot-legal-nav a:hover{color:var(--gold-lt)}

/* the assistant must not sit on top of the mobile call bar */
@media (max-width:768px){
  .chat-widget{bottom:8rem}
  .chat-toggle{bottom:4.5rem}
}
@media (max-width:900px){
  .legal-grid{grid-template-columns:1fr;gap:1.75rem}
  .legal-toc{position:static;border-bottom:1px solid var(--rule-ink);padding-bottom:1.35rem}
  .legal-toc ol{columns:2;column-gap:2rem}
  .legal-toc li{break-inside:avoid}
}
@media (max-width:620px){
  .legal-toc ol{columns:1}
  .legal-doc h2{font-size:1.18rem}
  .legal-note{padding:1rem 1.1rem}
}