/* ============================================================
   Kelly Rios · Realtor®  —  kellyriosrealtor.com
   Dirección: editorial cinematográfica · esmeralda + dorado + marfil
   ============================================================ */

:root{
  --emerald:#0F4C39;
  --emerald-2:#15654B;
  --emerald-deep:#07271D;
  --cream:#F7F1E4;
  --cream-2:#FCF8EF;
  --blush:#F0DACC;
  --blush-2:#E7C6B4;
  --gold:#C2A15C;
  --gold-2:#D9BF88;
  --gold-soft:#E9D8AE;
  --ink:#1A241F;
  --muted:#5C6B61;
  --line:rgba(26,36,31,.12);
  --line-gold:rgba(194,161,92,.45);
  --shadow:0 34px 80px -38px rgba(7,39,29,.62);
  --shadow-sm:0 16px 38px -22px rgba(7,39,29,.5);
  --serif:"Fraunces",Georgia,serif;
  --sans:"Jost",-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  --maxw:1240px;
  --ease:cubic-bezier(.22,1,.36,1);
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  font-family:var(--sans);color:var(--ink);background:var(--cream);
  line-height:1.65;font-weight:400;overflow-x:hidden;
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;line-height:1.08;letter-spacing:-.01em}
a{color:inherit;text-decoration:none}
img,svg{display:block;max-width:100%}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px}
.eyebrow{
  font-family:var(--sans);font-size:.76rem;font-weight:600;letter-spacing:.26em;
  text-transform:uppercase;color:var(--gold);display:inline-flex;align-items:center;gap:.7rem;
}
.eyebrow::before{content:"";width:28px;height:1px;background:var(--gold)}
.eyebrow.c{justify-content:center}
.eyebrow.c::after{content:"";width:28px;height:1px;background:var(--gold)}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:.6rem;justify-content:center;
  font-family:var(--sans);font-weight:500;font-size:.96rem;letter-spacing:.02em;
  border-radius:2px;cursor:pointer;padding:.9rem 1.7rem;border:1px solid transparent;
  transition:transform .22s var(--ease),box-shadow .25s,background .25s,color .25s;position:relative;
}
.btn svg{flex:none}
.btn-gold{background:var(--gold);color:#241a06}
.btn-gold:hover{background:var(--gold-2);transform:translateY(-3px);box-shadow:var(--shadow-sm)}
.btn-emerald{background:var(--emerald);color:var(--cream-2)}
.btn-emerald:hover{background:var(--emerald-2);transform:translateY(-3px);box-shadow:var(--shadow-sm)}
.btn-outline{background:transparent;border-color:var(--emerald);color:var(--emerald)}
.btn-outline:hover{background:var(--emerald);color:var(--cream-2);transform:translateY(-3px)}
.btn-ghost-light{background:transparent;border-color:rgba(233,216,174,.5);color:var(--cream-2)}
.btn-ghost-light:hover{background:var(--gold);border-color:var(--gold);color:#241a06;transform:translateY(-3px)}
.btn-wa{background:#1FA855;color:#fff}
.btn-wa:hover{background:#178a45;transform:translateY(-3px);box-shadow:var(--shadow-sm)}

/* ============================================================
   NAV
   ============================================================ */
header.nav{
  position:fixed;top:0;left:0;right:0;z-index:100;
  transition:background .4s var(--ease),backdrop-filter .4s,box-shadow .4s,height .4s;
  background:transparent;
}
header.nav.scrolled{
  background:rgba(247,241,228,.92);backdrop-filter:blur(14px) saturate(1.2);
  box-shadow:0 1px 0 var(--line),0 10px 30px -24px rgba(7,39,29,.5);
}
.nav-inner{display:flex;align-items:center;justify-content:space-between;height:86px;gap:20px;transition:height .4s}
header.nav.scrolled .nav-inner{height:72px}
.brand{display:flex;flex-direction:column;line-height:1}
.brand .name{font-family:var(--serif);font-size:1.6rem;color:var(--cream-2);transition:color .4s}
.brand .tag{font-size:.56rem;font-weight:600;letter-spacing:.42em;color:var(--gold-2);text-transform:uppercase;margin-top:4px}
header.nav.scrolled .brand .name{color:var(--emerald)}
.nav-links{display:flex;gap:2.1rem;align-items:center}
.nav-links a{font-size:.92rem;font-weight:400;color:var(--cream);position:relative;padding:5px 0;transition:color .3s}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--gold-2);transition:width .3s var(--ease)}
.nav-links a:hover{color:var(--gold-2)}
.nav-links a:hover::after{width:100%}
header.nav.scrolled .nav-links a{color:var(--ink)}
header.nav.scrolled .nav-links a:hover{color:var(--emerald)}
.nav-right{display:flex;align-items:center;gap:1.1rem}
.lang{display:inline-flex;border:1px solid var(--gold-2);border-radius:2px;overflow:hidden;font-size:.72rem;font-weight:600;letter-spacing:.06em}
.lang button{background:transparent;border:none;cursor:pointer;color:var(--cream);padding:.36rem .62rem;font:inherit;transition:.25s}
.lang button.active{background:var(--gold-2);color:#241a06}
header.nav.scrolled .lang{border-color:var(--emerald)}
header.nav.scrolled .lang button{color:var(--emerald)}
header.nav.scrolled .lang button.active{background:var(--emerald);color:var(--cream-2)}
.nav-toggle{display:none;background:none;border:none;cursor:pointer;padding:8px;z-index:120}
.nav-toggle span{display:block;width:26px;height:2px;background:var(--cream);margin:6px 0;border-radius:2px;transition:.3s var(--ease)}
header.nav.scrolled .nav-toggle span{background:var(--emerald)}
.nav-toggle.open span{background:var(--cream)}
.nav-toggle.open span:nth-child(1){transform:translateY(8px) rotate(45deg)}
.nav-toggle.open span:nth-child(2){opacity:0}
.nav-toggle.open span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}

/* ============================================================
   HERO
   ============================================================ */
.hero{
  position:relative;min-height:100svh;display:flex;align-items:center;
  background:radial-gradient(130% 100% at 78% 8%,var(--emerald-2),var(--emerald) 45%,var(--emerald-deep) 100%);
  color:var(--cream);overflow:hidden;padding:120px 0 40px;
}
.hero::before{ /* film grain */
  content:"";position:absolute;inset:0;z-index:1;opacity:.05;pointer-events:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
.hero::after{ /* soft gold halo */
  content:"";position:absolute;top:-10%;right:4%;width:620px;height:620px;border-radius:50%;z-index:0;
  background:radial-gradient(circle,rgba(217,191,136,.22),transparent 62%);
}
.hero-grid{position:relative;z-index:3;display:grid;grid-template-columns:1.05fr .95fr;gap:40px;align-items:center;width:100%}
.hero h1{font-size:clamp(2.8rem,6vw,5.2rem);color:var(--cream);margin:1.3rem 0 1.4rem;font-weight:400;letter-spacing:-.02em}
.hero h1 em{font-style:italic;color:var(--gold-2)}
.hero .lede{font-size:1.18rem;color:rgba(247,241,228,.82);max-width:38ch;margin-bottom:2.2rem}
.hero-cta{display:flex;gap:.9rem;flex-wrap:wrap;align-items:center}
.hero-trust{margin-top:2.2rem;padding-top:1.7rem;border-top:1px solid rgba(233,216,174,.22);display:flex;gap:1.9rem;flex-wrap:wrap}
.hero-trust .ht{display:flex;align-items:center;gap:.55rem;font-size:.92rem;color:rgba(247,241,228,.9)}
.hero-trust .ht svg{color:var(--gold-2);flex:none}

/* arched portrait */
.hero-photo{position:relative;width:100%;max-width:470px;margin-left:auto;aspect-ratio:1/1.22}
.hero-photo .arch{
  position:absolute;inset:0;border-radius:235px 235px 14px 14px/42% 42% 8px 8px;overflow:hidden;
  background:linear-gradient(170deg,rgba(21,101,75,.7),rgba(8,42,32,.9));
  box-shadow:inset 0 0 0 1px rgba(233,216,174,.25),var(--shadow);backdrop-filter:blur(2px);
}
.hero-photo .arch::after{content:"";position:absolute;inset:0;background:radial-gradient(70% 50% at 50% 24%,rgba(217,191,136,.28),transparent 72%)}
.hero-photo .ph-img{position:absolute;inset:0;background:url("../img/kelly-hero.webp") center 8%/112% no-repeat;z-index:1}
.hero-photo .frameline{position:absolute;inset:14px;border:1px solid rgba(233,216,174,.4);border-radius:220px 220px 8px 8px/42% 42% 6px 6px;z-index:2;pointer-events:none}
.float-card{
  position:absolute;z-index:4;background:rgba(252,248,239,.96);border-radius:5px;box-shadow:var(--shadow);
  padding:.75rem 1rem;display:flex;align-items:center;gap:.7rem;backdrop-filter:blur(6px);
}
.float-card .ic{width:38px;height:38px;border-radius:50%;background:var(--emerald);display:grid;place-items:center;flex:none}
.float-card .ic svg{color:var(--gold-2)}
.float-card b{font-family:var(--serif);font-size:1rem;color:var(--emerald);display:block;line-height:1.05}
.float-card small{font-size:.72rem;color:var(--muted)}
.float-card.fc1{bottom:12%;left:-9%;animation:floaty 5s ease-in-out infinite}
.float-card.fc2{top:12%;right:-7%;animation:floaty 6s ease-in-out infinite .6s}
@keyframes floaty{0%,100%{transform:translateY(0)}50%{transform:translateY(-12px)}}
.hero-scroll{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);z-index:5;display:flex;flex-direction:column;align-items:center;gap:.5rem;color:rgba(247,241,228,.6);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase}
.hero-scroll .mouse{width:22px;height:36px;border:1px solid rgba(233,216,174,.5);border-radius:14px;position:relative}
.hero-scroll .mouse::after{content:"";position:absolute;top:7px;left:50%;transform:translateX(-50%);width:3px;height:7px;border-radius:3px;background:var(--gold-2);animation:scrolldot 1.8s infinite}
@keyframes scrolldot{0%{opacity:0;transform:translate(-50%,0)}40%{opacity:1}80%{opacity:0;transform:translate(-50%,10px)}}

/* ============================================================
   STATS BAR
   ============================================================ */
.stats{background:var(--emerald-deep);color:var(--cream);padding:0}
.stats .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.stat{padding:48px 26px;text-align:center;border-left:1px solid rgba(233,216,174,.14)}
.stat:first-child{border-left:none}
.stat .num{font-family:var(--serif);font-size:2.8rem;color:var(--gold-2);line-height:1}
.stat .lbl{font-size:.88rem;color:rgba(247,241,228,.68);margin-top:.5rem;letter-spacing:.02em}

/* ============================================================
   SECTIONS base
   ============================================================ */
section{padding:112px 0;position:relative}
section[id]{scroll-margin-top:90px}
.sec-head{max-width:680px;margin-bottom:58px}
.sec-head.c{margin:0 auto 58px;text-align:center}
.sec-head h2{font-size:clamp(2.2rem,4.2vw,3.5rem);color:var(--emerald);margin:1rem 0 .9rem}
.sec-head h2 em{font-style:italic;color:var(--gold)}
.sec-head p{font-size:1.12rem;color:var(--muted)}

/* ---------- SERVICES ---------- */
.services{background:var(--cream)}
.svc-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px}
.svc-card{
  background:var(--cream-2);border:1px solid var(--line);border-radius:5px;padding:48px 44px;
  position:relative;overflow:hidden;transition:transform .3s var(--ease),box-shadow .3s;
}
.svc-card::before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:linear-gradient(90deg,var(--gold),var(--gold-2))}
.svc-card.two{background:linear-gradient(175deg,#faf1ea,var(--blush))}
.svc-card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.svc-ic{width:58px;height:58px;border-radius:50%;background:var(--emerald);display:grid;place-items:center;margin-bottom:22px}
.svc-card.two .svc-ic{background:var(--gold)}
.svc-ic svg{color:var(--gold-2)}
.svc-card.two .svc-ic svg{color:var(--emerald-deep)}
.svc-card h3{font-size:2rem;color:var(--emerald);margin-bottom:.3rem}
.svc-card .svc-sub{color:var(--muted);margin-bottom:1.6rem;font-family:var(--serif);font-style:italic;font-size:1.08rem}
.svc-list{list-style:none;display:grid;gap:.95rem}
.svc-list li{display:flex;gap:.75rem;align-items:flex-start;font-size:1rem;color:var(--ink)}
.svc-list li svg{color:var(--gold);flex:none;margin-top:5px}

/* ---------- CALCULATOR ---------- */
.calc{background:var(--emerald);color:var(--cream);position:relative;overflow:hidden}
.calc::before{content:"";position:absolute;bottom:-20%;right:-10%;width:460px;height:460px;border-radius:50%;border:1px solid rgba(233,216,174,.14)}
.calc .eyebrow{color:var(--gold-2)}
.calc .eyebrow::before,.calc .eyebrow::after{background:var(--gold-2)}
.calc .sec-head h2{color:var(--cream)}
.calc .sec-head h2 em{color:var(--gold-2)}
.calc .sec-head p{color:rgba(247,241,228,.74)}
.calc-grid{display:grid;grid-template-columns:1fr .85fr;gap:48px;align-items:center;position:relative;z-index:2}
.calc-panel{background:rgba(252,248,239,.06);border:1px solid rgba(233,216,174,.2);border-radius:8px;padding:38px;backdrop-filter:blur(4px)}
.field{margin-bottom:24px}
.field:last-child{margin-bottom:0}
.field label{display:flex;justify-content:space-between;align-items:baseline;font-size:.92rem;color:rgba(247,241,228,.82);margin-bottom:.5rem;font-weight:500}
.field .val{font-family:var(--serif);font-size:1.15rem;color:var(--gold-2)}
.field input[type=range]{-webkit-appearance:none;width:100%;height:4px;border-radius:4px;background:rgba(233,216,174,.25);outline:none}
.field input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:22px;height:22px;border-radius:50%;background:var(--gold-2);cursor:pointer;border:3px solid var(--emerald);box-shadow:0 2px 8px rgba(0,0,0,.3);transition:transform .15s}
.field input[type=range]::-webkit-slider-thumb:hover{transform:scale(1.15)}
.field input[type=range]::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:var(--gold-2);cursor:pointer;border:3px solid var(--emerald)}
.field .hint{display:flex;justify-content:space-between;font-size:.74rem;color:rgba(247,241,228,.5);margin-top:.4rem}
.calc-result{text-align:center}
.calc-result .reslabel{font-size:.9rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2);margin-bottom:.6rem}
.calc-result .resnum{font-family:var(--serif);font-size:clamp(3rem,7vw,4.6rem);color:var(--cream);line-height:1}
.calc-result .resnum .cur{color:var(--gold-2);font-size:.5em;vertical-align:top}
.calc-result .ressub{font-size:.95rem;color:rgba(247,241,228,.7);margin-top:.6rem}
.calc-break{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:30px}
.calc-break .bk{background:rgba(252,248,239,.06);border:1px solid rgba(233,216,174,.16);border-radius:5px;padding:16px}
.calc-break .bk .k{font-size:.78rem;color:rgba(247,241,228,.6);letter-spacing:.04em}
.calc-break .bk .v{font-family:var(--serif);font-size:1.4rem;color:var(--gold-2);margin-top:4px}
.calc-note{font-size:.82rem;color:rgba(247,241,228,.55);margin-top:24px;text-align:center}
.calc-cta{margin-top:26px;text-align:center}

/* ---------- AREAS (neighborhoods) ---------- */
.areas{background:var(--cream)}
.areas-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.area{
  position:relative;border-radius:6px;overflow:hidden;aspect-ratio:4/3.1;padding:24px;display:flex;flex-direction:column;
  justify-content:flex-end;color:var(--cream);transition:transform .3s var(--ease),box-shadow .3s;
  background:var(--emerald-deep);border:1px solid rgba(233,216,174,.14);
}
.area .area-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;
  transition:transform .7s var(--ease)}
.area::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;
  background:linear-gradient(to top,rgba(7,39,29,.9) 0%,rgba(7,39,29,.45) 34%,rgba(7,39,29,.05) 60%,transparent 100%)}
.area:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.area:hover .area-bg{transform:scale(1.08)}
.area h3{position:relative;z-index:2;font-size:1.4rem;color:var(--cream);margin-bottom:.15rem;text-shadow:0 1px 8px rgba(7,39,29,.7)}
.area span{position:relative;z-index:2;font-size:.82rem;color:var(--gold-2);letter-spacing:.04em;text-shadow:0 1px 6px rgba(7,39,29,.7)}
.areas-note{text-align:center;margin-top:34px;color:var(--muted);font-size:1rem}

/* ---------- PROCESS timeline ---------- */
.process{background:var(--emerald-deep);color:var(--cream);overflow:hidden}
.process .eyebrow{color:var(--gold-2)}
.process .sec-head h2{color:var(--cream)}
.process .sec-head h2 em{color:var(--gold-2)}
.process .sec-head p{color:rgba(247,241,228,.72)}
.timeline{position:relative;display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.timeline::before{content:"";position:absolute;top:34px;left:6%;right:6%;height:1px;background:linear-gradient(90deg,transparent,rgba(217,191,136,.5),transparent)}
.tl{position:relative;text-align:left}
.tl .dot{width:68px;height:68px;border-radius:50%;background:var(--emerald);border:1px solid rgba(217,191,136,.4);display:grid;place-items:center;font-family:var(--serif);font-size:1.6rem;color:var(--gold-2);position:relative;z-index:2;margin-bottom:22px}
.tl h3{font-size:1.4rem;color:var(--cream);margin-bottom:.45rem}
.tl p{font-size:.96rem;color:rgba(247,241,228,.72)}

/* ---------- ABOUT ---------- */
.about{background:var(--cream)}
.about-grid{display:grid;grid-template-columns:.88fr 1.12fr;gap:64px;align-items:center}
.about-photo{position:relative;width:100%;max-width:410px;aspect-ratio:1/1.16}
.about-photo .frame{position:absolute;inset:0;border-radius:10px;overflow:hidden;box-shadow:var(--shadow)}
.about-photo .frame img{width:100%;height:100%;object-fit:cover;object-position:center 14%}
.about-photo .gline{position:absolute;inset:-16px -16px 16px -16px;border:1px solid var(--line-gold);border-radius:12px;z-index:-1}
.about-photo .badge{position:absolute;bottom:-20px;right:-20px;background:var(--emerald);color:var(--gold-2);font-family:var(--serif);padding:1.1rem 1.3rem;border-radius:5px;box-shadow:var(--shadow);text-align:center;line-height:1.1}
.about-photo .badge b{display:block;font-size:1.55rem;color:var(--cream-2)}
.about-photo .badge span{font-size:.66rem;font-family:var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2)}
.about h2{font-size:clamp(2.2rem,4.2vw,3.3rem);color:var(--emerald);margin:1rem 0 1.3rem}
.about h2 em{font-style:italic;color:var(--gold)}
.about p{font-size:1.1rem;color:var(--ink);margin-bottom:1.05rem}
.about p.soft{color:var(--muted)}
.about .sign{font-family:var(--serif);font-style:italic;font-size:1.75rem;color:var(--gold);margin-top:1.2rem}
.about-facts{display:flex;gap:2.6rem;margin-top:2rem;flex-wrap:wrap;padding-top:1.7rem;border-top:1px solid var(--line)}
.about-facts .f b{font-family:var(--serif);font-size:1.4rem;color:var(--emerald);display:block;line-height:1.1}
.about-facts .f span{font-size:.86rem;color:var(--muted);margin-top:.25rem;display:block}

/* ---------- TESTIMONIALS ---------- */
.testi{background:linear-gradient(180deg,var(--cream),#f2e6da)}
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.quote{background:var(--cream-2);border:1px solid var(--line);border-radius:6px;padding:36px;display:flex;flex-direction:column;gap:1.1rem;transition:transform .3s var(--ease),box-shadow .3s}
.quote:hover{transform:translateY(-5px);box-shadow:var(--shadow)}
.quote .mark{font-family:var(--serif);font-size:4rem;line-height:.4;color:var(--blush-2);height:28px}
.quote p{font-size:1.03rem;line-height:1.6;color:var(--ink)}
.quote .stars{color:var(--gold);letter-spacing:3px;font-size:.95rem}
.quote .who{display:flex;align-items:center;gap:.8rem;margin-top:auto;padding-top:.3rem}
.quote .who .av{width:46px;height:46px;border-radius:50%;background:var(--emerald);color:var(--gold-2);display:grid;place-items:center;font-family:var(--serif);font-size:1.2rem;flex:none}
.quote .who b{display:block;font-size:.95rem;color:var(--emerald)}
.quote .who small{color:var(--muted);font-size:.85rem}

/* ---------- SELLER / HOME VALUE CTA ---------- */
.valuecta{background:var(--emerald);color:var(--cream);position:relative;overflow:hidden}
.valuecta::before{content:"";position:absolute;top:-30%;left:50%;transform:translateX(-50%);width:90%;height:150%;background:radial-gradient(circle,rgba(217,191,136,.16),transparent 60%)}
.valuecta .wrap{position:relative;z-index:2;text-align:center}
.valuecta h2{font-size:clamp(2.2rem,4.6vw,3.4rem);max-width:22ch;margin:1rem auto 1rem;color:var(--cream)}
.valuecta h2 em{font-style:italic;color:var(--gold-2)}
.valuecta p{font-size:1.15rem;max-width:46ch;margin:0 auto 2.2rem;color:rgba(247,241,228,.82)}

/* ---------- FAQ ---------- */
.faq{background:linear-gradient(180deg,#f2e6da,var(--cream))}
.faq-list{max-width:800px;margin:0 auto;display:grid;gap:14px}
.faq-item{background:var(--cream-2);border:1px solid var(--line);border-radius:6px;overflow:hidden;transition:box-shadow .3s,border-color .3s}
.faq-item[open]{box-shadow:var(--shadow-sm);border-color:var(--line-gold)}
.faq-item summary{
  list-style:none;cursor:pointer;padding:22px 26px;font-family:var(--serif);font-size:1.18rem;color:var(--emerald);
  display:flex;justify-content:space-between;align-items:center;gap:1rem;transition:color .25s;
}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";font-family:var(--sans);font-size:1.5rem;color:var(--gold);flex:none;transition:transform .3s var(--ease)}
.faq-item[open] summary::after{transform:rotate(45deg)}
.faq-item summary:hover{color:var(--gold)}
.faq-a{padding:0 26px;max-height:0;overflow:hidden;transition:max-height .4s var(--ease),padding .4s var(--ease)}
.faq-item[open] .faq-a{max-height:320px;padding:0 26px 24px}
.faq-a p{color:var(--muted);font-size:1.04rem;line-height:1.6}

/* ---------- CONTACT ---------- */
.contact{background:var(--cream)}
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.contact-info h2{font-size:clamp(2.2rem,4.2vw,3.2rem);color:var(--emerald);margin:1rem 0 1.1rem}
.contact-info h2 em{font-style:italic;color:var(--gold)}
.contact-info p{font-size:1.08rem;color:var(--muted);margin-bottom:2rem;max-width:40ch}
.ci-list{list-style:none;display:grid;gap:1.1rem}
.ci-list a,.ci-list li{display:flex;align-items:center;gap:1rem;font-size:1.05rem;color:var(--ink);transition:color .25s}
.ci-list a:hover{color:var(--emerald)}
.ci-list .ic{width:48px;height:48px;border-radius:50%;background:var(--cream-2);border:1px solid var(--line-gold);display:grid;place-items:center;flex:none}
.ci-list .ic svg{color:var(--gold)}
.ci-list .k{font-size:.78rem;color:var(--muted);letter-spacing:.06em;text-transform:uppercase}
.ci-list .v{font-size:1.05rem;color:var(--ink)}
.form-card{background:var(--cream-2);border:1px solid var(--line);border-radius:8px;padding:40px;box-shadow:var(--shadow-sm)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form-group{margin-bottom:18px}
.form-group label{display:block;font-size:.84rem;font-weight:500;color:var(--emerald);margin-bottom:.45rem;letter-spacing:.02em}
.form-group input,.form-group select,.form-group textarea{
  width:100%;padding:.85rem 1rem;border:1px solid var(--line);border-radius:4px;background:#fff;
  font-family:var(--sans);font-size:1rem;color:var(--ink);transition:border-color .25s,box-shadow .25s;
}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(194,161,92,.18)}
.form-group textarea{resize:vertical;min-height:110px}
.form-submit{width:100%;margin-top:6px}
.form-msg{margin-top:16px;padding:14px 16px;border-radius:5px;font-size:.95rem;display:none}
.form-msg.ok{display:block;background:rgba(31,168,85,.12);color:#14713a;border:1px solid rgba(31,168,85,.3)}
.form-msg.err{display:block;background:rgba(190,60,60,.1);color:#9a3434;border:1px solid rgba(190,60,60,.3)}
.hp{position:absolute;left:-9999px;opacity:0;height:0;width:0}

/* ---------- FOOTER ---------- */
footer{background:var(--emerald-deep);color:var(--cream);padding:78px 0 32px}
.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1.2fr;gap:44px;padding-bottom:46px;border-bottom:1px solid rgba(233,216,174,.16)}
.foot-brand .name{font-family:var(--serif);font-size:1.9rem;color:var(--cream)}
.foot-brand .tag{font-size:.6rem;font-weight:600;letter-spacing:.42em;color:var(--gold-2);text-transform:uppercase;margin:5px 0 1.1rem;display:inline-block}
.foot-brand p{color:rgba(247,241,228,.68);max-width:36ch;font-size:.98rem}
.foot-col h4{font-family:var(--sans);font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2);margin-bottom:1.1rem;font-weight:600}
.foot-col a,.foot-col p{display:flex;align-items:center;gap:.55rem;color:rgba(247,241,228,.84);font-size:.98rem;margin-bottom:.7rem;transition:color .25s}
.foot-col a:hover{color:var(--gold-2)}
.foot-col a svg{color:var(--gold-2);flex:none}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;padding-top:26px;font-size:.84rem;color:rgba(247,241,228,.58)}

/* Divulgación de corretaje / Equal Housing (GREC) */
.foot-legal{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap;padding:30px 0 8px;margin-top:30px;border-top:1px solid rgba(233,216,174,.16)}
.fl-broker{min-width:260px}
.fl-aff{display:block;font-size:.82rem;letter-spacing:.02em;color:rgba(247,241,228,.62);margin-bottom:.45rem}
.fl-name{font-family:var(--serif);font-size:1.9rem;line-height:1.1;color:var(--cream)}
.fl-contact{margin-top:.55rem;font-size:.95rem;color:rgba(247,241,228,.82);display:flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.fl-contact a{color:var(--gold-2);transition:color .25s}
.fl-contact a:hover{color:var(--cream)}
.fl-contact .sep{color:rgba(247,241,228,.4)}
.fl-badges{display:flex;align-items:center;gap:14px}
.fl-badges .eho{width:48px;height:48px;color:var(--gold-2);flex:none}
.fl-badge-txt{display:flex;flex-direction:column;gap:2px}
.fl-badge-txt b{font-size:.84rem;font-weight:600;color:rgba(247,241,228,.9);max-width:20ch;line-height:1.25}
.fl-badge-txt span{font-size:.7rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2)}

/* floating WA button */
.wa-float{position:fixed;bottom:24px;right:24px;z-index:90;width:58px;height:58px;border-radius:50%;background:#1FA855;display:grid;place-items:center;box-shadow:0 10px 30px -8px rgba(31,168,85,.6);transition:transform .25s var(--ease);animation:waPulse 2.6s infinite}
.wa-float:hover{transform:scale(1.1)}
.wa-float svg{color:#fff;width:30px;height:30px}
@keyframes waPulse{0%{box-shadow:0 10px 30px -8px rgba(31,168,85,.6),0 0 0 0 rgba(31,168,85,.4)}70%{box-shadow:0 10px 30px -8px rgba(31,168,85,.6),0 0 0 16px rgba(31,168,85,0)}100%{box-shadow:0 10px 30px -8px rgba(31,168,85,.6),0 0 0 0 rgba(31,168,85,0)}}

/* ---------- scroll progress bar ---------- */
.scroll-progress{
  position:fixed;top:0;left:0;right:0;height:3px;z-index:200;transform:scaleX(0);transform-origin:0 50%;
  background:linear-gradient(90deg,var(--gold),var(--gold-2));box-shadow:0 0 10px rgba(194,161,92,.5);
  will-change:transform;pointer-events:none;
}

/* ---------- scroll reveal (directional variants) ---------- */
.reveal{opacity:0;transform:translateY(34px);transition:opacity 1s var(--ease),transform 1s var(--ease);will-change:opacity,transform}
.reveal.rv-left{transform:translateX(-46px)}
.reveal.rv-right{transform:translateX(46px)}
.reveal.rv-scale{transform:scale(.9)}
.reveal.rv-blur{filter:blur(8px)}
.reveal.in{opacity:1;transform:none;filter:none}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}.reveal.d3{transition-delay:.24s}.reveal.d4{transition-delay:.32s}

/* ---------- parallax ---------- */
[data-parallax]{will-change:transform}

/* ---------- hero load-in sequence ---------- */
.hero-copy .eyebrow,.hero-copy h1,.hero-copy .lede,.hero-copy .hero-cta,.hero-copy .hero-trust{
  opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease),transform .9s var(--ease);
}
body.loaded .hero-copy .eyebrow{opacity:1;transform:none;transition-delay:.15s}
body.loaded .hero-copy h1{opacity:1;transform:none;transition-delay:.3s}
body.loaded .hero-copy .lede{opacity:1;transform:none;transition-delay:.5s}
body.loaded .hero-copy .hero-cta{opacity:1;transform:none;transition-delay:.68s}
body.loaded .hero-copy .hero-trust{opacity:1;transform:none;transition-delay:.84s}
.hero-photo{opacity:0;transform:translateY(40px) scale(.97);transition:opacity 1.1s var(--ease),transform 1.1s var(--ease)}
body.loaded .hero-photo{opacity:1;transform:none;transition-delay:.4s}

/* ---------- process: dot pop-in on reveal ---------- */
.tl .dot{transform:scale(.7);opacity:.4;transition:transform .6s var(--ease),opacity .6s var(--ease),box-shadow .6s var(--ease)}
.tl.tl-in .dot{transform:scale(1);opacity:1;box-shadow:0 0 0 6px rgba(217,191,136,.08),0 14px 30px -14px rgba(217,191,136,.5)}
.tl.tl-in .dot{border-color:var(--gold-2)}

/* ---------- contact form message slide-in ---------- */
.form-msg{transform:translateY(8px);opacity:0;transition:opacity .4s var(--ease),transform .4s var(--ease)}
.form-msg.show{transform:none;opacity:1}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media(max-width:1000px){
  .hero-grid{grid-template-columns:1fr;gap:28px}
  .hero-photo{margin:0 auto;order:-1;max-width:400px}
  .hero{min-height:auto;padding:140px 0 70px}
  .hero-scroll{display:none}
  .calc-grid{grid-template-columns:1fr;gap:40px}
  .about-grid{grid-template-columns:1fr;gap:56px}
  .about-photo{margin:0 auto}
  .contact-grid{grid-template-columns:1fr;gap:44px}
  .areas-grid{grid-template-columns:repeat(2,1fr)}
  .timeline{grid-template-columns:repeat(2,1fr);gap:40px}
  .timeline::before{display:none}
  .stats .wrap{grid-template-columns:1fr 1fr}
  .stat:nth-child(3){border-left:none}
}
@media(max-width:880px){
  .nav-links{display:none}
  .nav-links.open{
    display:flex;position:fixed;inset:0 0 0 auto;width:min(80%,320px);height:100vh;
    flex-direction:column;justify-content:center;gap:1.8rem;background:var(--emerald);
    padding:40px;z-index:110;box-shadow:var(--shadow);
  }
  .nav-links.open a{color:var(--cream);font-size:1.2rem}
  .nav-toggle{display:block}
  header.nav .nav-right .lang{order:-1}
}
@media(max-width:640px){
  .wrap{padding:0 22px}
  section{padding:76px 0}
  .svc-grid{grid-template-columns:1fr}
  .svc-card{padding:36px 28px}
  .areas-grid{grid-template-columns:1fr}
  .timeline{grid-template-columns:1fr}
  .testi-grid{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .foot-legal{flex-direction:column;align-items:flex-start;gap:22px}
  .fl-name{font-size:1.55rem}
  .stats .wrap{grid-template-columns:1fr}
  .stat{border-left:none;border-top:1px solid rgba(233,216,174,.14);padding:34px}
  .stat:first-child{border-top:none}
  .calc-panel{padding:28px}
  .form-row{grid-template-columns:1fr}
  .form-card{padding:28px}
  .float-card.fc1{left:-2%}.float-card.fc2{right:-2%}
  .calc-break{grid-template-columns:1fr}
}
@media(prefers-reduced-motion:reduce){
  *{scroll-behavior:auto!important;animation:none!important;transition-duration:.01ms!important}
  .reveal{opacity:1;transform:none}
}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:3px}