/* Sam Palmieri Real Estate — site styles. No build step. */
@font-face{font-family:"Inter";src:url("../fonts/inter-var.woff2") format("woff2");font-weight:400 800;font-style:normal;font-display:swap}
@font-face{font-family:"Noto Serif Display";src:url("../fonts/noto-serif-display-700.woff2") format("woff2");font-weight:700;font-style:normal;font-display:swap}
:root{
  --pink:#FF1F8E;      /* headlines, buttons (large text only: 3.4:1 on white) */
  --pink-ink:#C80068;  /* small pink text: 5.6:1 on white */
  --maroon:#8B1E4F;    /* accents, logo, links: 8.6:1 on white */
  --maroon-dk:#5E1235;
  --ink:#2B2B2E; --muted:#5A5660; --blush:#FFF1F7; --line:#F2D3E2; --white:#fff;
  --radius:18px; --wrap:1160px;
  --serif:"Noto Serif Display",Georgia,"Times New Roman",serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --shadow:0 10px 30px rgba(139,30,79,.10);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;font-family:var(--sans);font-size:1.0625rem;line-height:1.65;color:var(--ink);background:#fff;overflow-x:hidden}
img,svg{max-width:100%;height:auto;display:block}
a{color:var(--maroon);text-decoration-thickness:1px;text-underline-offset:3px}
a:hover{color:var(--pink-ink)}
:focus-visible{outline:3px solid var(--maroon);outline-offset:3px;border-radius:6px}
.skip{position:absolute;left:-999px;top:8px;background:var(--maroon);color:#fff;padding:10px 16px;border-radius:8px;z-index:100}
.skip:focus{left:8px;color:#fff}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 22px}
.narrow{max-width:780px}
h1,h2,h3{font-family:var(--serif);font-weight:700;line-height:1.12;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2.3rem,5.2vw,3.9rem);color:var(--pink)}
h1 .m,h2 .m{color:var(--maroon)}
h2{font-size:clamp(1.85rem,3.6vw,2.6rem);color:var(--pink)}
h3{font-size:1.45rem;color:var(--maroon)}
h4{font-size:1.05rem;margin:0 0 .4em;color:var(--maroon)}
p{margin:0 0 1em}
.lede{font-size:1.2rem;color:var(--muted);max-width:62ch}
.kicker{font-size:.8rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--maroon);margin:0 0 .8em}
.center{text-align:center}.center .lede{margin-left:auto;margin-right:auto}
.muted{color:var(--muted)}.small{font-size:.9rem}

/* Buttons: 19px bold so white-on-pink qualifies as large text (WCAG 1.4.3) */
.btn{display:inline-flex;align-items:center;gap:.5em;font-family:var(--sans);font-weight:800;font-size:1.1875rem;line-height:1.2;padding:.85em 1.45em;border-radius:999px;background:var(--pink);color:#fff;text-decoration:none;border:2px solid var(--pink);cursor:pointer;transition:transform .15s,background .15s,box-shadow .15s;box-shadow:0 6px 18px rgba(255,31,142,.28)}
.btn:hover{background:#E0007A;border-color:#E0007A;color:#fff;transform:translateY(-1px)}
.btn.alt{background:#fff;color:var(--maroon);border-color:var(--maroon);box-shadow:none}
.btn.alt:hover{background:var(--maroon);color:#fff}
.btn.maroon{background:var(--maroon);border-color:var(--maroon);box-shadow:none}
.btn.maroon:hover{background:var(--maroon-dk);border-color:var(--maroon-dk)}
.btn.light{background:#fff;color:var(--maroon);border-color:#fff}
.btn.light:hover{background:var(--blush);color:var(--maroon)}
.btn.sm{font-size:1rem;padding:.65em 1.15em;font-weight:700}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin-top:1.4em}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.hdr{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:74px}
.logo{display:flex;flex-direction:column;text-decoration:none;line-height:1.05}
.logo b{font-family:var(--serif);font-size:1.6rem;color:var(--maroon);letter-spacing:-.01em}
.logo span{font-size:.72rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-top:4px}
.nav ul{list-style:none;margin:0;padding:0;display:flex;align-items:center;gap:4px}
.nav a{display:block;padding:8px 10px;border-radius:8px;text-decoration:none;color:var(--ink);font-weight:600;font-size:.95rem}
.nav a:hover,.nav a[aria-current="page"]{color:var(--maroon);background:var(--blush)}
.nav .btn{color:#fff;padding:.55em 1.1em;font-size:1rem;margin-left:6px}
.nav .btn:hover{background:#E0007A;color:#fff}
.menu-btn{display:none;background:none;border:2px solid var(--maroon);color:var(--maroon);border-radius:10px;padding:8px 12px;font:700 .95rem var(--sans);cursor:pointer}
@media (max-width:1080px){
  .menu-btn{display:inline-flex;align-items:center;gap:8px}
  .js .nav{display:none}
  .js .nav.open{display:block}
  .nav{position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);box-shadow:var(--shadow);padding:10px 22px 18px}
  .nav ul{flex-direction:column;align-items:stretch}
  .nav a{padding:12px 10px;font-size:1.05rem}
  .nav .btn{margin:8px 0 0;justify-content:center}
  .no-js .nav{position:static;box-shadow:none;border:0;padding:0 0 12px}
  .no-js .hdr{flex-wrap:wrap}
  .no-js .menu-btn{display:none}
}

/* Sections */
section{padding:72px 0}
.sec-blush{background:var(--blush)}
.sec-tight{padding:44px 0}
.grid{display:grid;gap:24px}
.g2{grid-template-columns:repeat(2,minmax(0,1fr))}
.g3{grid-template-columns:repeat(3,minmax(0,1fr))}
.g4{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:960px){.g3,.g4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.g2,.g3,.g4{grid-template-columns:1fr}section{padding:52px 0}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow);min-width:0}
.card h3{font-size:1.35rem}
.card p:last-child{margin-bottom:0}
.card .more{font-weight:700;text-decoration:none}
.card .more::after{content:" →"}
.icon{width:52px;height:52px;border-radius:50%;background:var(--pink);display:grid;place-items:center;margin-bottom:14px}
.icon svg{width:26px;height:26px;fill:none;stroke:#fff;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}

/* Hero */
.hero{position:relative;padding:56px 0 64px;overflow:hidden;background:linear-gradient(180deg,#fff 0%,#fff 60%,var(--blush) 100%)}
.hero .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:center}
.hero .eyebrow{font-size:.8rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--maroon)}
.hero h1{margin-top:.35em}
.hero .lede{font-size:1.25rem}
.hero-photo{position:relative;justify-self:center;max-width:430px;width:100%}
.hero-photo::before{content:"";position:absolute;inset:auto -18px -18px auto;width:78%;height:82%;background:var(--pink);border-radius:28px;z-index:0}
.hero-photo::after{content:"";position:absolute;left:-26px;top:-22px;width:120px;height:120px;border-radius:50%;border:10px solid var(--maroon);opacity:.9;z-index:0}
.hero-photo img{position:relative;z-index:1;border-radius:26px;box-shadow:0 18px 50px rgba(43,43,46,.22);width:100%;aspect-ratio:1098/1528;object-fit:cover}
.hero .blob{position:absolute;right:-160px;top:-160px;width:460px;height:460px;border-radius:50%;background:radial-gradient(circle at 30% 30%,rgba(255,31,142,.16),rgba(255,31,142,0) 70%);pointer-events:none}
@media (max-width:860px){.hero .wrap{grid-template-columns:1fr;gap:36px}.hero-photo{max-width:340px;order:-1}.hero{padding-top:36px}}

.page-hero{padding:56px 0 40px;background:linear-gradient(180deg,var(--blush),#fff);position:relative;overflow:hidden}
.page-hero::after{content:"";position:absolute;right:-90px;bottom:-120px;width:300px;height:300px;border-radius:50%;border:26px solid rgba(139,30,79,.08)}
.page-hero .wrap{position:relative;z-index:1}

/* Breadcrumbs */
.crumbs{font-size:.88rem;margin-bottom:14px;color:var(--muted)}
.crumbs ol{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:6px}
.crumbs li+li::before{content:"/";margin-right:6px;color:#B9A8B1}
.crumbs a{color:var(--maroon)}

/* Trust bar */
.trust{background:var(--maroon);color:#fff;padding:22px 0}
.trust ul{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:14px}
.trust li{display:flex;align-items:center;gap:12px;font-weight:700;font-size:.95rem;line-height:1.25}
.trust .ic{flex:0 0 44px;height:44px;border-radius:50%;background:var(--pink);display:grid;place-items:center}
.trust svg{width:22px;height:22px;fill:none;stroke:#fff;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
@media (max-width:960px){.trust ul{grid-template-columns:repeat(2,minmax(0,1fr))}.trust li:last-child{grid-column:1/-1}}
@media (max-width:400px){.trust ul{grid-template-columns:1fr}}

/* Split / media */
.split{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.split.r{grid-template-columns:.8fr 1.2fr}
@media (max-width:860px){.split,.split.r{grid-template-columns:1fr;gap:28px}}
.portrait{border-radius:24px;box-shadow:var(--shadow);width:100%;max-width:420px}
.quote{font-family:var(--serif);font-size:1.6rem;line-height:1.3;color:var(--maroon);border-left:6px solid var(--pink);padding:6px 0 6px 20px;margin:1.4em 0}

/* Lists */
.checks{list-style:none;padding:0;margin:0 0 1em}
.checks li{position:relative;padding-left:32px;margin:0 0 .6em}
.checks li::before{content:"";position:absolute;left:0;top:.28em;width:20px;height:20px;border-radius:50%;background:var(--pink) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath d='M6 12.5l4 4 8-9' fill='none' stroke='%23fff' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/14px no-repeat}
.steps{counter-reset:s;list-style:none;padding:0;margin:0;display:grid;gap:16px}
.steps li{counter-increment:s;position:relative;padding:18px 20px 18px 74px;background:#fff;border:1px solid var(--line);border-radius:16px}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:18px;top:16px;font-family:var(--serif);font-size:1.7rem;color:var(--pink);font-weight:700}
.steps b{color:var(--maroon)}
.phases{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:14px;margin:28px 0}
.phase{background:#fff;border:1px solid var(--line);border-top:6px solid var(--pink);border-radius:14px;padding:18px}
.phase .n{font-family:var(--serif);font-size:2rem;color:var(--pink);line-height:1}
.phase h3{font-size:1.2rem;margin:.35em 0}
.phase p{font-size:.95rem;color:var(--muted);margin:0}
@media (max-width:960px){.phases{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:520px){.phases{grid-template-columns:1fr}}

/* Tables */
.table-wrap{overflow-x:auto;-webkit-overflow-scrolling:touch;margin:1.2em 0 1.6em;border:1px solid var(--line);border-radius:14px}
table{border-collapse:collapse;width:100%;font-size:.95rem;min-width:520px}
th,td{text-align:left;padding:11px 14px;border-bottom:1px solid var(--line);vertical-align:top}
thead th{background:var(--maroon);color:#fff;font-weight:700}
tbody tr:nth-child(even){background:#FFF8FB}
tbody tr:last-child td{border-bottom:0}
caption{caption-side:bottom;text-align:left;font-size:.82rem;color:var(--muted);padding:8px 14px}

/* Callouts */
.callout{background:var(--blush);border:1px solid var(--line);border-left:6px solid var(--pink);border-radius:14px;padding:18px 20px;margin:1.4em 0}
.callout p:last-child{margin:0}
.callout.maroon{border-left-color:var(--maroon)}
.note{font-size:.88rem;color:var(--muted)}

/* Guides */
.guide{display:grid;grid-template-columns:220px 1fr;gap:28px;align-items:start}
.guide img{border-radius:10px;box-shadow:0 10px 28px rgba(43,43,46,.18);border:1px solid var(--line);width:100%;aspect-ratio:17/22;object-fit:cover}
.guide .tag{display:inline-block;background:var(--blush);color:var(--maroon);font-weight:800;font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;padding:5px 10px;border-radius:999px;margin-bottom:10px}
@media (max-width:640px){.guide{grid-template-columns:1fr}.guide img{max-width:240px}}
.capture{display:flex;flex-wrap:wrap;gap:10px;align-items:center;margin-top:14px}
.capture .alt-link{font-size:.95rem;font-weight:600}
.gcard{text-align:left;display:flex;flex-direction:column}
.gcard img{border-radius:10px;border:1px solid var(--line);box-shadow:0 8px 22px rgba(43,43,46,.14);margin-bottom:16px;aspect-ratio:17/22;object-fit:cover;width:100%}
.gcard h3{font-size:1.2rem}
.gcard .more{margin-top:auto}

/* Areas */
.areas{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
@media (max-width:960px){.areas{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:600px){.areas{grid-template-columns:1fr}}
.area{background:#fff;border:1px solid var(--line);border-radius:16px;padding:22px;min-width:0}
.area h3{font-size:1.35rem;margin-bottom:.15em}
.area .cty{font-size:.78rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--pink-ink);margin-bottom:10px}
.area dl{display:grid;grid-template-columns:auto 1fr;gap:4px 12px;font-size:.92rem;margin:0 0 12px}
.area dt{color:var(--muted)}.area dd{margin:0;font-weight:700}
.area p{font-size:.96rem;margin:0}
.chips{display:flex;flex-wrap:wrap;gap:8px;list-style:none;padding:0;margin:16px 0 0}
.chips li{background:#fff;border:1px solid var(--line);border-radius:999px;padding:6px 14px;font-weight:600;font-size:.92rem;color:var(--maroon)}
.map-fig{background:#fff;border:1px solid var(--line);border-radius:18px;padding:14px;box-shadow:var(--shadow)}
.map-fig figcaption{font-size:.85rem;color:var(--muted);padding:8px 6px 0}

/* CTA band */
.cta-band{background:var(--maroon);color:#fff;border-radius:28px;padding:44px;display:grid;grid-template-columns:180px 1fr;gap:36px;align-items:center;position:relative;overflow:hidden}
.cta-band::after{content:"";position:absolute;right:-60px;top:-60px;width:220px;height:220px;border-radius:50%;background:rgba(255,31,142,.35)}
.cta-band img{border-radius:50%;width:180px;height:180px;object-fit:cover;object-position:50% 18%;border:6px solid var(--pink);position:relative;z-index:1}
.cta-band h2{color:#fff}
.cta-band p{color:#FBE3EE;position:relative;z-index:1}
.cta-band > div{position:relative;z-index:1}
.cta-band a:not(.btn){color:#fff}
@media (max-width:720px){.cta-band{grid-template-columns:1fr;padding:32px 24px;text-align:left}.cta-band img{width:130px;height:130px}}

/* Blog */
.posts{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
@media (max-width:960px){.posts{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.posts{grid-template-columns:1fr}}
.post-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:18px;overflow:hidden;box-shadow:var(--shadow);min-width:0}
.post-card img{aspect-ratio:1200/630;object-fit:cover;width:100%}
.post-card .body{padding:20px 22px 24px;display:flex;flex-direction:column;flex:1}
.post-card h3{font-size:1.25rem}
.post-card h3 a{text-decoration:none;color:var(--maroon)}
.post-card h3 a:hover{color:var(--pink-ink)}
.post-card .meta{font-size:.82rem;color:var(--muted);margin-bottom:8px}
.post-card .more{margin-top:auto;font-weight:700;text-decoration:none}
.post-card .more::after{content:" →"}

.article{padding:40px 0 64px}
.article .wrap{max-width:800px}
.article h1{font-size:clamp(2.1rem,4.6vw,3.2rem)}
.article h2{font-size:clamp(1.6rem,3vw,2.1rem);margin-top:1.6em}
.article h3{font-size:1.3rem;margin-top:1.3em}
.article .meta{color:var(--muted);font-size:.92rem;margin-bottom:22px;display:flex;flex-wrap:wrap;gap:6px 14px}
.article .feature{border-radius:18px;margin:8px 0 28px;box-shadow:var(--shadow);aspect-ratio:1200/630;object-fit:cover;width:100%}
.tldr{background:var(--blush);border:2px solid var(--pink);border-radius:18px;padding:20px 24px;margin:0 0 28px}
.tldr h2{font-family:var(--sans);font-size:.85rem!important;letter-spacing:.16em;text-transform:uppercase;color:var(--maroon);margin:0 0 .6em!important}
.tldr ul{margin:0;padding-left:1.2em}.tldr li{margin:.3em 0}
.answer{font-size:1.1rem;font-weight:600;color:var(--ink);border-left:4px solid var(--maroon);padding-left:14px}
.toc{border:1px solid var(--line);border-radius:14px;padding:16px 20px;margin:0 0 28px}
.toc b{color:var(--maroon)}
.toc ol{margin:.5em 0 0;padding-left:1.2em}
.faq details{border:1px solid var(--line);border-radius:14px;padding:4px 18px;margin:0 0 12px;background:#fff}
.faq summary{cursor:pointer;font-weight:700;color:var(--maroon);padding:12px 0;list-style-position:outside}
.faq summary h3{display:inline;font-family:var(--sans);font-size:1.05rem;color:var(--maroon)}
.faq details p{margin:0 0 14px}
.sources{font-size:.92rem}
.sources ol{padding-left:1.3em}
.sources li{margin:.35em 0;word-break:break-word}
.author{display:grid;grid-template-columns:96px 1fr;gap:20px;align-items:center;background:var(--blush);border-radius:18px;padding:22px;margin:36px 0}
.author img{width:96px;height:96px;border-radius:50%;object-fit:cover;object-position:50% 18%;border:4px solid var(--pink)}
.author p{margin:0 0 .4em}
@media (max-width:520px){.author{grid-template-columns:1fr}}
.related{margin-top:36px}
.related ul{padding-left:1.2em}

/* Forms */
.form{display:grid;gap:16px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:640px){.form .row{grid-template-columns:1fr}}
label{display:block;font-weight:700;font-size:.95rem;margin-bottom:6px;color:var(--ink)}
input,select,textarea{width:100%;font:inherit;font-size:1rem;padding:12px 14px;border:2px solid #D9C4CF;border-radius:12px;background:#fff;color:var(--ink)}
input:focus,select:focus,textarea:focus{border-color:var(--maroon);outline:3px solid rgba(139,30,79,.25);outline-offset:0}
textarea{min-height:140px;resize:vertical}
.hp{position:absolute!important;left:-9999px!important}
.contact-list{list-style:none;padding:0;margin:0;display:grid;gap:14px}
.contact-list li{display:flex;gap:14px;align-items:flex-start}
.contact-list .icon{flex:0 0 44px;width:44px;height:44px;margin:0}
.contact-list .icon svg{width:20px;height:20px}
.contact-list b{display:block;color:var(--maroon)}

/* Footer */
.site-footer{background:#231F22;color:#E9E2E6;padding:56px 0 28px;margin-top:0;font-size:.95rem}
.site-footer a{color:#fff}
.site-footer a:hover{color:#FFB3D6}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px}
@media (max-width:900px){.fgrid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.fgrid{grid-template-columns:1fr}}
.site-footer h2{font-family:var(--sans);font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;color:#FF8CC4;margin:0 0 12px}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin:0 0 8px}
.flogo b{font-family:var(--serif);font-size:1.7rem;color:#fff;display:block}
.flogo span{font-size:.9rem;color:#E9E2E6}
.social{display:flex;gap:10px;margin-top:14px}
.social a{width:42px;height:42px;border-radius:50%;background:var(--maroon);display:grid;place-items:center}
.social a:hover{background:var(--pink)}
.social svg{width:20px;height:20px;fill:#fff}
.legal{border-top:1px solid #3d363a;margin-top:36px;padding-top:24px;display:grid;grid-template-columns:auto 1fr;gap:20px;align-items:start;font-size:.85rem;color:#CFC6CB}
.legal svg{width:54px;height:54px}
.legal p{margin:0 0 .6em}
@media (max-width:560px){.legal{grid-template-columns:1fr}}
.copyright{font-size:.8rem;color:#A79DA3;margin-top:18px}
@media (max-width:420px){.logo b{font-size:1.4rem}.logo span{font-size:.6rem;letter-spacing:.04em}.hero-photo{max-width:300px}}