/* John Lee - personal site
   Palette: deep ink, warm sand, bronze accent, paper white. */

:root{
  --ink:#0f1a24;
  --ink-2:#1b2c3c;
  --ink-3:#2b3d4f;
  --paper:#fbf8f3;
  --paper-2:#f3ece1;
  --sand:#e3d5bf;
  --sand-2:#d3bd9c;
  --bronze:#96683a;
  --bronze-lt:#b98a55;
  --text:#22303c;
  --muted:#5d6e7d;
  --line:rgba(15,26,36,.12);
  --maxw:1140px;
  --r:14px;
  --shadow:0 1px 2px rgba(15,26,36,.05), 0 12px 34px -14px rgba(15,26,36,.22);
}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  background:var(--paper);
  color:var(--text);
  font-family:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;height:auto;display:block}
a{color:var(--bronze);text-decoration:none}
a:hover{text-decoration:underline}

h1,h2,h3,h4{
  font-family:"Source Serif 4",Georgia,"Times New Roman",serif;
  font-weight:600;
  line-height:1.15;
  letter-spacing:-.012em;
  color:var(--ink);
  margin:0 0 .5em;
}
h1{font-size:clamp(2.4rem,5.4vw,3.9rem)}
h2{font-size:clamp(1.75rem,3.4vw,2.5rem)}
h3{font-size:1.22rem;line-height:1.3}
p{margin:0 0 1.1em}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.section{padding:88px 0}
.section--tight{padding:62px 0}
.eyebrow{
  font-size:.76rem;font-weight:600;letter-spacing:.15em;text-transform:uppercase;
  color:var(--bronze);margin:0 0 .9rem;
}
.lede{font-size:1.16rem;color:var(--muted);max-width:60ch}
.muted{color:var(--muted)}
.center{text-align:center}
.measure{max-width:66ch}

/* ---------- nav ---------- */
.nav{
  position:sticky;top:0;z-index:60;
  background:rgba(251,248,243,.9);
  backdrop-filter:saturate(160%) blur(12px);
  border-bottom:1px solid var(--line);
}
.nav__in{display:flex;align-items:center;gap:22px;height:70px;max-width:var(--maxw);margin:0 auto;padding:0 24px}
.brand{font-family:"Source Serif 4",Georgia,serif;font-size:1.22rem;font-weight:600;color:var(--ink);letter-spacing:-.01em}
.brand:hover{text-decoration:none}
.brand span{display:block;font-family:"Inter",sans-serif;font-size:.66rem;font-weight:500;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);margin-top:1px}
.nav__links{display:flex;align-items:center;gap:26px;margin-left:auto}
.nav__links a{color:var(--ink-3);font-size:.94rem;font-weight:500}
.nav__links a:hover{color:var(--bronze);text-decoration:none}
.nav__links a.is-active{color:var(--bronze)}
.nav__links a.btn--primary{color:#fff}
.nav__links a.btn--primary:hover{color:#fff}
.nav__toggle{display:none;margin-left:auto;background:none;border:1px solid var(--line);border-radius:9px;padding:8px 12px;font:inherit;font-size:.86rem;color:var(--ink);cursor:pointer}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:9px;
  padding:13px 24px;border-radius:10px;border:1px solid transparent;
  font-size:.96rem;font-weight:600;letter-spacing:.005em;cursor:pointer;
  transition:transform .12s ease, box-shadow .18s ease, background .18s ease;
}
.btn:hover{text-decoration:none;transform:translateY(-1px)}
.btn--primary{background:var(--ink);color:#fff;box-shadow:0 10px 24px -12px rgba(15,26,36,.6)}
.btn--primary:hover{background:var(--ink-2)}
.btn--ghost{background:transparent;color:var(--ink);border-color:rgba(15,26,36,.22)}
.btn--ghost:hover{border-color:var(--ink);background:rgba(15,26,36,.04)}
.btn--light{background:#fff;color:var(--ink)}
.btn--outline-lt{background:transparent;color:#fff;border-color:rgba(255,255,255,.4)}
.btn--outline-lt:hover{background:rgba(255,255,255,.1)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}

/* ---------- hero ---------- */
.hero{position:relative;background:var(--ink);color:#fff;overflow:hidden}
.hero::after{
  content:"";position:absolute;inset:0;
  background:radial-gradient(90% 70% at 78% 12%, rgba(185,138,85,.22), transparent 62%);
  pointer-events:none;
}
.hero__in{
  position:relative;z-index:2;max-width:var(--maxw);margin:0 auto;padding:0 24px;
  display:grid;grid-template-columns:1.06fr .94fr;gap:46px;align-items:center;min-height:min(84vh,700px);
}
.hero h1,.hero h2,.hero h3{color:#fff}
.hero .eyebrow{color:var(--sand-2)}
.hero p{color:rgba(255,255,255,.8)}
.hero__copy{padding:76px 0}
.hero__sub{font-size:1.18rem;max-width:50ch}
.hero__photo{position:relative;align-self:end;display:flex;justify-content:center}
.hero__photo::before{
  content:"";position:absolute;left:50%;bottom:0;transform:translateX(-50%);
  width:min(400px,90%);height:74%;border-radius:210px 210px 18px 18px;
  background:linear-gradient(180deg,rgba(227,213,191,.30),rgba(227,213,191,.05));
  border:1px solid rgba(227,213,191,.18);border-bottom:0;
}
.hero__photo picture{display:contents}
.hero__photo img{position:relative;width:auto;height:min(72vh,645px);max-width:100%;filter:drop-shadow(0 26px 44px rgba(0,0,0,.42))}
.hero__team{
  margin-top:30px;max-width:52ch;
  border-left:2px solid var(--bronze-lt);padding:4px 0 4px 18px;
  font-size:.95rem;line-height:1.55;color:rgba(255,255,255,.74);
}
.hero__team-k{display:block;font-weight:600;color:#fff;letter-spacing:.005em}
.hero__badges{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px}
.chip{
  font-size:.78rem;font-weight:500;letter-spacing:.02em;
  padding:6px 13px;border-radius:999px;border:1px solid rgba(255,255,255,.22);
  color:rgba(255,255,255,.86);background:rgba(255,255,255,.05);
}

/* page header (interior pages) */
.phead{background:var(--ink);color:#fff;padding:74px 0 66px;position:relative;overflow:hidden}
.phead::after{content:"";position:absolute;inset:0;background:radial-gradient(80% 90% at 88% 0%, rgba(185,138,85,.2), transparent 60%)}
.phead__in{position:relative;z-index:2}
.phead h1{color:#fff;margin-bottom:.35em}
.phead p{color:rgba(255,255,255,.78);max-width:62ch;margin:0}
.phead .eyebrow{color:var(--sand-2)}

/* ---------- credibility strip ---------- */
.strip{background:var(--ink-2);color:#fff;padding:0}
.strip__in{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(255,255,255,.12)}
.strip__cell{background:var(--ink-2);padding:30px 26px}
.strip__num{font-family:"Source Serif 4",Georgia,serif;font-size:1.42rem;color:#fff;line-height:1.2;margin-bottom:8px;min-height:2.4em}
.strip__lab{font-size:.83rem;color:rgba(255,255,255,.66);line-height:1.45}

/* ---------- cards ---------- */
.grid{display:grid;gap:22px}
.grid--3{grid-template-columns:repeat(3,1fr)}
.grid--2{grid-template-columns:repeat(2,1fr)}
.card{
  background:#fff;border:1px solid var(--line);border-radius:var(--r);
  padding:30px 28px;box-shadow:var(--shadow);
}
.card h3{margin-bottom:.45em}
.card p:last-child{margin-bottom:0}
.card__k{
  font-family:"Source Serif 4",Georgia,serif;font-size:1.1rem;color:var(--bronze);
  margin-bottom:10px;display:block;
}
.card--flat{background:var(--paper-2);box-shadow:none}

/* venture cards */
.vcard{
  background:#fff;border:1px solid var(--line);border-radius:var(--r);
  padding:30px 28px;box-shadow:var(--shadow);display:flex;flex-direction:column;
}
.vcard__top{display:flex;align-items:baseline;justify-content:space-between;gap:14px;margin-bottom:10px}
.vcard__tag{
  font-size:.7rem;font-weight:600;letter-spacing:.11em;text-transform:uppercase;
  color:var(--bronze);white-space:nowrap;
}
.vcard h3{margin:0}
.vcard p{color:var(--muted);margin-bottom:1em}
.vcard__foot{margin-top:auto;padding-top:6px;font-size:.92rem;font-weight:600}

/* numbered steps */
.steps{counter-reset:s;display:grid;gap:2px;background:var(--line);border:1px solid var(--line);border-radius:var(--r);overflow:hidden}
.step{background:#fff;padding:26px 30px;display:grid;grid-template-columns:52px 1fr;gap:18px;align-items:start}
.step__n{
  counter-increment:s;font-family:"Source Serif 4",Georgia,serif;font-size:1.5rem;
  color:var(--sand-2);line-height:1.1;
}
.step__n::before{content:"0" counter(s)}
.step h3{margin-bottom:.3em}
.step p{margin:0;color:var(--muted)}

/* alternating feature rows */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split__media{border-radius:var(--r);overflow:hidden;background:var(--sand);box-shadow:var(--shadow)}

/* quote / pull */
.pull{
  border-left:3px solid var(--bronze);padding:6px 0 6px 26px;
  font-family:"Source Serif 4",Georgia,serif;font-size:1.32rem;line-height:1.45;color:var(--ink);
}

/* list */
.ticks{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.ticks li{position:relative;padding-left:28px;color:var(--muted)}
.ticks li::before{
  content:"";position:absolute;left:2px;top:.62em;width:9px;height:9px;border-radius:2px;
  background:var(--sand-2);
}
.ticks strong{color:var(--text)}

/* ---------- CTA band ---------- */
.cta{background:var(--ink);color:#fff;position:relative;overflow:hidden}
.cta::after{content:"";position:absolute;inset:0;background:radial-gradient(70% 120% at 20% 100%, rgba(185,138,85,.24), transparent 60%)}
.cta__in{position:relative;z-index:2;padding:78px 0;text-align:center}
.cta h2{color:#fff}
.cta p{color:rgba(255,255,255,.8);margin:0 auto;max-width:56ch}
.cta .btn-row{justify-content:center}

/* ---------- form ---------- */
.form{display:grid;gap:18px;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:32px;box-shadow:var(--shadow)}
.field{display:grid;gap:7px}
.field label{font-size:.86rem;font-weight:600;color:var(--ink)}
.field input,.field select,.field textarea{
  font:inherit;font-size:.98rem;color:var(--text);
  padding:12px 14px;border:1px solid rgba(15,26,36,.2);border-radius:9px;background:#fff;
}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--bronze-lt);outline-offset:1px;border-color:transparent}
.field textarea{min-height:130px;resize:vertical}
.field--row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form__note{font-size:.84rem;color:var(--muted);margin:0}
.hp{position:absolute;left:-9999px}

/* booking block */
.book{
  background:var(--paper-2);border:1px solid var(--line);border-radius:var(--r);
  padding:24px 26px;margin-bottom:32px;
}
.book p{color:var(--muted);font-size:.96rem;margin:0 0 16px}
.book .btn{background:#fff}

/* contact detail list */
.contact-list{display:grid;gap:22px;margin:0;padding:0;list-style:none}
.contact-list dt,.contact-list .lab{font-size:.74rem;font-weight:600;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);margin-bottom:3px}
.contact-list .val{font-family:"Source Serif 4",Georgia,serif;font-size:1.2rem;color:var(--ink)}

/* ---------- footer ---------- */
.foot{background:var(--ink);color:rgba(255,255,255,.66);padding:56px 0 34px;font-size:.9rem}
.foot a{color:rgba(255,255,255,.82)}
.foot__grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;padding-bottom:34px;border-bottom:1px solid rgba(255,255,255,.14)}
.foot__brand{font-family:"Source Serif 4",Georgia,serif;font-size:1.3rem;color:#fff;margin-bottom:8px}
.foot h4{color:#fff;font-family:"Inter",sans-serif;font-size:.74rem;letter-spacing:.13em;text-transform:uppercase;font-weight:600;margin:0 0 14px}
.foot ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}
.foot__legal{padding-top:26px;font-size:.8rem;line-height:1.7;color:rgba(255,255,255,.5)}
.foot__legal p{margin:0 0 6px}
.eho{display:inline-flex;align-items:center;gap:8px;margin-top:10px;color:rgba(255,255,255,.6)}
.eho svg{flex:none}

/* ---------- responsive ---------- */
@media (max-width:900px){
  .hero__in{grid-template-columns:1fr;min-height:0;gap:0}
  .hero__copy{padding:60px 0 34px}
  .hero__photo{max-width:380px;margin:0 auto}
  .strip__in{grid-template-columns:repeat(2,1fr)}
  .grid--3,.grid--2{grid-template-columns:1fr}
  .split{grid-template-columns:1fr;gap:30px}
  .foot__grid{grid-template-columns:1fr;gap:30px}
  .section{padding:64px 0}
  .nav__links{
    display:none;position:absolute;top:70px;left:0;right:0;
    background:var(--paper);border-bottom:1px solid var(--line);
    flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 18px;
  }
  .nav__links.is-open{display:flex}
  .nav__links a{padding:12px 0;border-bottom:1px solid var(--line)}
  .nav__links .btn{margin-top:12px;border-bottom:0}
  .nav__toggle{display:block}
}
@media (max-width:560px){
  body{font-size:16px}
  .btn-row{flex-direction:column;align-items:stretch}
  .btn-row .btn{width:100%}
  .field--row{grid-template-columns:1fr}
  .step{grid-template-columns:1fr;gap:6px}
  .form{padding:24px 20px}
}

/* ---------- chat assistant ---------- */
.chat{
  display:flex;flex-direction:column;
  background:#fff;border:1px solid var(--line);border-radius:var(--r);
  box-shadow:var(--shadow);overflow:hidden;
}
.chat--inline{height:min(72vh,640px)}
.chat__head{
  display:flex;align-items:center;gap:12px;
  padding:16px 20px;background:var(--ink);color:#fff;flex:none;
}
.chat__dot{width:8px;height:8px;border-radius:50%;background:#7fca8f;flex:none}
.chat__title{font-weight:600;font-size:.95rem;line-height:1.25}
.chat__sub{font-size:.78rem;color:rgba(255,255,255,.62);line-height:1.3}
.chat__close{
  margin-left:auto;background:none;border:0;color:rgba(255,255,255,.7);
  font:inherit;font-size:1.35rem;line-height:1;cursor:pointer;padding:2px 4px;
}
.chat__close:hover{color:#fff}
.chat__log{
  flex:1;overflow-y:auto;padding:20px;display:flex;flex-direction:column;gap:14px;
  background:var(--paper);scroll-behavior:smooth;
}
.msg{max-width:86%;font-size:.95rem;line-height:1.55;white-space:pre-wrap;word-wrap:break-word}
.msg--bot{
  align-self:flex-start;background:#fff;border:1px solid var(--line);
  border-radius:14px 14px 14px 4px;padding:12px 16px;color:var(--text);
}
.msg--me{
  align-self:flex-end;background:var(--ink);color:#fff;
  border-radius:14px 14px 4px 14px;padding:12px 16px;
}
.msg--note{
  align-self:center;max-width:100%;text-align:center;font-size:.83rem;
  color:var(--muted);background:var(--paper-2);border-radius:9px;padding:9px 14px;
}
.msg--note a{font-weight:600}
.msg a{color:var(--bronze);text-decoration:underline}
.msg--me a{color:var(--sand)}
.chat__chips{display:flex;flex-wrap:wrap;gap:8px;padding:0 20px 16px;background:var(--paper);flex:none}
.chat__chip{
  font:inherit;font-size:.85rem;cursor:pointer;
  background:#fff;border:1px solid rgba(15,26,36,.18);border-radius:999px;
  padding:8px 14px;color:var(--ink-3);
}
.chat__chip:hover{border-color:var(--bronze);color:var(--bronze)}
.chat__form{display:flex;gap:10px;padding:14px;border-top:1px solid var(--line);background:#fff;flex:none}
.chat__input{
  flex:1;font:inherit;font-size:.95rem;resize:none;max-height:120px;
  border:1px solid rgba(15,26,36,.2);border-radius:10px;padding:11px 13px;color:var(--text);
}
.chat__input:focus{outline:2px solid var(--bronze-lt);outline-offset:1px;border-color:transparent}
.chat__send{
  flex:none;border:0;border-radius:10px;background:var(--ink);color:#fff;
  font:inherit;font-weight:600;font-size:.92rem;padding:0 20px;cursor:pointer;
}
.chat__send:hover{background:var(--ink-2)}
.chat__send:disabled{opacity:.4;cursor:default}
.chat__legal{
  font-size:.74rem;color:var(--muted);text-align:center;
  padding:0 14px 12px;background:#fff;flex:none;line-height:1.45;
}
.typing{display:inline-flex;gap:4px;align-items:center;padding:3px 0}
.typing span{width:6px;height:6px;border-radius:50%;background:var(--sand-2);animation:blink 1.3s infinite}
.typing span:nth-child(2){animation-delay:.18s}
.typing span:nth-child(3){animation-delay:.36s}
@keyframes blink{0%,60%,100%{opacity:.25}30%{opacity:1}}

/* floating launcher + panel */
.chat-fab{
  position:fixed;right:22px;bottom:22px;z-index:80;
  display:inline-flex;align-items:center;gap:10px;
  background:var(--ink);color:#fff;border:0;border-radius:999px;
  font:inherit;font-weight:600;font-size:.93rem;padding:14px 22px;cursor:pointer;
  box-shadow:0 14px 34px -10px rgba(15,26,36,.55);
  transition:transform .14s ease;
}
.chat-fab:hover{transform:translateY(-2px)}
.chat-fab svg{flex:none}
.chat-panel{
  position:fixed;right:22px;bottom:22px;z-index:81;
  width:min(390px,calc(100vw - 32px));height:min(600px,calc(100vh - 44px));
  display:none;
}
.chat-panel.is-open{display:block}
.chat-panel .chat{height:100%}
@media (max-width:560px){
  .chat-fab{right:14px;bottom:14px;padding:13px 18px}
  .chat-panel{right:8px;left:8px;bottom:8px;width:auto;height:min(78vh,560px)}
  .msg{max-width:92%}
}
@media (prefers-reduced-motion:reduce){
  .typing span{animation:none;opacity:.6}
  .chat__log{scroll-behavior:auto}
}

/* Brokerage identification next to point-of-contact info (FL 61J2-10.025(3)(a)) */
.cta__lic{
  margin:20px 0 0;font-size:.82rem;letter-spacing:.02em;
  color:rgba(255,255,255,.58);
}

/* compact venture cards for the home page hub grid */
.vcard--sm{padding:24px 22px}
.vcard--sm h3{font-size:1.08rem}
.vcard--sm p{font-size:.92rem;margin-bottom:.85em}
.vcard--sm .vcard__foot{font-size:.88rem}

/* search / valuation lead box on the path pages */
.searchbox{
  background:var(--paper-2);border:1px solid var(--line);border-radius:var(--r);
  padding:44px 42px;
}
.searchbox h2{margin-top:0}
@media (max-width:560px){ .searchbox{padding:28px 22px} }

/* markets grid */
.markets{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.market{
  background:#fff;border:1px solid var(--line);border-radius:var(--r);
  overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;
}
.market picture{display:contents}
.market img{width:100%;height:186px;object-fit:cover}
.market__body{padding:22px 24px 24px}
.market--plain{background:var(--ink)}
.market--plain .market__body{padding:34px 24px}
.market--plain h3{color:#fff}
.market--plain p{color:rgba(255,255,255,.86)}
.market--plain span{color:rgba(255,255,255,.5)}
.market h3{font-size:1.05rem;margin-bottom:.4em}
.market p{margin:0 0 10px;color:var(--text);font-size:.95rem;line-height:1.6}
.market span{font-size:.74rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);line-height:1.5;display:block}
@media (max-width:900px){ .markets{grid-template-columns:1fr} .market img{height:200px} }

/* brand marks */
.hero__logos{display:flex;align-items:center;gap:14px;margin-bottom:12px}
.hero__lpt{height:54px;width:auto;opacity:.95}
.hero__logos picture{display:contents}
.hero__eagle{height:86px;width:auto;filter:drop-shadow(0 4px 10px rgba(0,0,0,.35))}
.foot__lpt{height:34px;width:auto;margin:0 0 10px}
.contact__lpt{height:30px;width:auto;margin:2px 0 8px}

/* family photo, About page */
.family-figure{display:flex;flex-direction:column;align-items:center;justify-content:center;padding-top:10px}
.family-figure img{width:min(380px,100%);height:auto;border-radius:50%;box-shadow:var(--shadow)}

/* builders page: area stats */
.area{margin-top:44px}
.area h3{font-size:1.5rem;margin-bottom:16px}
.statgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.stat{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:20px 20px;box-shadow:var(--shadow)}
.stat__n{font-family:"Source Serif 4",Georgia,serif;font-size:1.45rem;color:var(--ink);line-height:1.2;margin-bottom:6px}
.stat__l{font-size:.83rem;color:var(--muted);line-height:1.45}
.area__line{font-size:.92rem;color:var(--muted);margin:16px 0 14px}
.tablewrap{overflow-x:auto;border:1px solid var(--line);border-radius:var(--r);background:#fff;box-shadow:var(--shadow)}
table.stats{border-collapse:collapse;width:100%;min-width:900px;font-size:.9rem}
.stats th,.stats td{padding:12px 14px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top;line-height:1.35}
.stats th{font-size:.74rem;text-transform:uppercase;letter-spacing:.04em;color:var(--muted);background:var(--paper-2);font-weight:600}
.stats th span{display:block;text-transform:none;letter-spacing:0;font-weight:400;font-size:.74rem}
.stats td.num,.stats th.num{text-align:right;white-space:nowrap}
.stats td span{color:var(--muted);font-size:.82rem}
.stats tr:last-child td{border-bottom:0}
.stats .zip{font-weight:600;color:var(--ink);display:block}
.stats .nb{display:block;white-space:normal;max-width:240px}
@media (max-width:900px){ .statgrid{grid-template-columns:repeat(2,1fr)} }
@media (max-width:560px){ .statgrid{grid-template-columns:1fr} .area h3{font-size:1.3rem} }