/* ============================================================
   JRT APPRAISAL INC — "The Listing Board" system
   Hanging listing cards · status ribbons · MLS numbering
   ============================================================ */
:root {
  --bg: #10141c;
  --bg2: #151a24;
  --panel: #1b2230;
  --line: #28334a;
  --line2: #3d4d6e;
  --txt: #f1ede0;
  --mut: #a3aec4;
  --dim: #66738c;
  --amb: #f0b13e;
  --harb: #6fa8c9;
  --sold: #d9503a;
  --disp: 'Bitter', serif;
  --body: 'Work Sans', sans-serif;
  --mono: 'Cutive Mono', 'Courier New', monospace;
}
* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  background: var(--bg);
  color: var(--txt);
  font-family: var(--body);
  font-size: 15.5px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}
::selection { background: var(--amb); color: var(--bg); }
a { color: inherit; text-decoration: none; }
svg { max-width: 100%; display: block; }
h1, h2, h3 { font-family: var(--disp); font-weight: 700; line-height: 1.1; letter-spacing: -.005em; }
h1 { font-size: clamp(40px, 5.2vw, 68px); }
h2 { font-size: clamp(27px, 3.3vw, 40px); }
h3 { font-size: 19px; }
.wrap { max-width: 1160px; margin: 0 auto; padding: 0 40px; }
em.h { font-style: normal; color: var(--amb); }
em.h2 { font-style: normal; color: var(--harb); }

/* ---------- NAV ---------- */
.site-head { position: sticky; top: 0; z-index: 50; background: var(--bg); border-bottom: 1px solid var(--line); }
.head-in { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding: 0 40px; height: 76px; }
.brand { display: flex; align-items: center; gap: 13px; }
.brand-key {
  width: 44px; height: 44px; flex: none;
  border: 1.5px solid var(--line2); background: var(--panel);
  position: relative; border-radius: 6px;
}
.brand-key::before {
  content: ''; position: absolute; left: 9px; top: 50%; transform: translateY(-50%);
  width: 12px; height: 12px; border: 2.5px solid var(--amb); border-radius: 50%;
}
.brand-key::after {
  content: ''; position: absolute; left: 23px; top: 50%; transform: translateY(-50%);
  width: 14px; height: 3px; background: var(--amb);
  box-shadow: 8px 5px 0 -1px var(--amb), 4px 5px 0 -1px var(--amb);
}
.brand-txt { line-height: 1.25; }
.brand-txt b { font-family: var(--disp); font-weight: 700; font-size: 16px; display: block; }
.brand-txt span { font-family: var(--mono); font-size: 9.5px; color: var(--dim); letter-spacing: .2em; }
.nav { display: flex; align-items: center; gap: 4px; }
.nav a {
  padding: 9px 15px; font-family: var(--mono); font-size: 10.5px;
  letter-spacing: .16em; text-transform: uppercase; color: var(--mut); transition: .2s;
}
.nav a:hover { color: var(--txt); }
.nav a.on { color: var(--amb); }
.nav a.on::before { content: '■ '; font-size: 7px; }
.nav a.cta { margin-left: 10px; border: 1px solid var(--harb); color: var(--harb); }
.nav a.cta:hover { background: var(--harb); color: var(--bg); }
.burger { display: none; background: none; border: 1px solid var(--line2); border-radius: 6px; width: 42px; height: 42px; cursor: pointer; }
.burger i { display: block; width: 18px; height: 2px; background: var(--txt); margin: 4px auto; transition: .25s; }
.burger.open i:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.burger.open i:nth-child(2) { opacity: 0; }
.burger.open i:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }
.mnav { display: none; background: var(--bg); border-bottom: 1px solid var(--line); padding: 8px 24px 20px; }
.mnav.open { display: block; }
.mnav a {
  display: block; padding: 12px 4px;
  font-family: var(--mono); font-size: 12px; letter-spacing: .16em;
  text-transform: uppercase; color: var(--mut);
  border-bottom: 1px dashed var(--line);
}
.mnav a.on { color: var(--amb); }
.mnav a:last-child { border-bottom: none; color: var(--harb); }

/* ---------- HERO ---------- */
.hero { padding: 84px 0 0; }
.hero .wrap { display: grid; grid-template-columns: 1.05fr .95fr; gap: 60px; align-items: center; }
.hero-kick {
  font-family: var(--mono); font-size: 10.5px; letter-spacing: .28em;
  color: var(--amb); text-transform: uppercase; display: block; margin-bottom: 24px;
}
.hero-kick::before { content: '■ '; font-size: 8px; }
.hero h1 { margin-bottom: 26px; }
.hero-sub { color: var(--mut); font-size: 16px; max-width: 500px; margin-bottom: 38px; }
.hero-sub strong { color: var(--txt); }
.hero-cta { display: flex; gap: 14px; flex-wrap: wrap; padding-bottom: 48px; }

.btn {
  display: inline-flex; align-items: center; gap: 10px;
  font-family: var(--mono); font-size: 11px; font-weight: 700;
  letter-spacing: .16em; text-transform: uppercase;
  padding: 15px 30px; cursor: pointer; border: none; border-radius: 6px; transition: .2s;
}
.btn svg { width: 15px; height: 15px; }
.btn-amb { background: var(--amb); color: var(--bg); }
.btn-amb:hover { transform: translateY(-2px); }
.btn-line { background: transparent; color: var(--txt); box-shadow: inset 0 0 0 1px var(--line2); }
.btn-line:hover { box-shadow: inset 0 0 0 1px var(--amb); color: var(--amb); }

/* yard sign figure */
.sign { position: relative; }
.sign svg { display: block; width: 100%; }
.sign .s-tag {
  font-family: var(--mono); font-size: 9.5px; letter-spacing: .22em;
  color: var(--dim); text-transform: uppercase;
  padding: 13px 18px; border-top: 1px solid var(--line);
  background: var(--bg2); display: flex; justify-content: space-between;
}
.sign .s-tag b { color: var(--amb); font-weight: 400; }

/* ---------- SECTIONS ---------- */
.sect { padding: 86px 0; }
.sect.bg2 { background: var(--bg2); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.sec-head { margin-bottom: 52px; }
.sec-head .kick {
  font-family: var(--mono); font-size: 10.5px; letter-spacing: .28em;
  color: var(--amb); text-transform: uppercase; display: block; margin-bottom: 14px;
}
.sec-head .kick::before { content: '■ '; font-size: 8px; }
.sec-head h2 { margin-bottom: 14px; }
.sec-head p { color: var(--mut); max-width: 620px; }
.sec-head.ctr { text-align: center; }
.sec-head.ctr p { margin: 0 auto; }

/* hanging listing cards */
.list-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 26px; }
.list-card {
  position: relative; background: var(--panel);
  border: 1px solid var(--line2); border-radius: 6px;
  padding-top: 34px; transition: .2s;
}
.list-card::before {
  content: ''; position: absolute; top: -14px; left: 0; right: 0; height: 14px;
  background:
    linear-gradient(var(--line2), var(--line2)) 20% 0/2px 14px no-repeat,
    linear-gradient(var(--line2), var(--line2)) 80% 0/2px 14px no-repeat;
}
.list-card::after {
  content: ''; position: absolute; top: -17px; left: 6%; right: 6%;
  height: 3px; background: var(--line2); border-radius: 2px;
}
.list-card:hover { transform: translateY(-5px); border-color: var(--amb); }
.list-card .lc-in { padding: 0 24px 24px; }
.list-card .mls {
  font-family: var(--mono); font-size: 10px; letter-spacing: .18em;
  color: var(--harb); display: block; margin-bottom: 14px;
}
.list-card h3 { font-size: 19px; margin-bottom: 10px; }
.list-card p { font-size: 13.5px; color: var(--mut); }
.list-card .lc-link { font-family: var(--mono); font-size: 10.5px; letter-spacing: .18em; color: var(--amb); text-transform: uppercase; display: inline-block; margin-top: 16px; }
.list-card .lc-link::after { content: ' →'; }
/* status ribbon */
.ribbon {
  position: absolute; top: 18px; right: -8px; z-index: 2;
  font-family: var(--mono); font-size: 9px; font-weight: 700;
  letter-spacing: .2em; padding: 5px 14px;
  background: var(--sold); color: #f1ede0; transform: rotate(2deg);
}
.ribbon.new { background: var(--amb); color: var(--bg); }
.ribbon.open { background: var(--harb); color: var(--bg); }

/* stats strip */
.tot { display: grid; grid-template-columns: repeat(4,1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.tot .t { background: var(--bg); padding: 30px 24px; }
.tot .t b { font-family: var(--disp); font-size: 36px; font-weight: 700; color: var(--amb); display: block; line-height: 1; }
.tot .t span { font-family: var(--mono); font-size: 9.5px; letter-spacing: .2em; text-transform: uppercase; color: var(--mut); display: block; margin-top: 12px; }

/* ---------- SPLIT ---------- */
.split { display: grid; grid-template-columns: 1fr 1.05fr; gap: 64px; align-items: center; }
.split.rev { grid-template-columns: 1.05fr 1fr; }
.split h2 { margin-bottom: 20px; }
.split p { color: var(--mut); margin-bottom: 16px; }
.split p strong { color: var(--txt); }
.key-list { list-style: none; margin-top: 26px; }
.key-list li {
  display: flex; gap: 15px; padding: 14px 0;
  border-bottom: 1px dashed var(--line); font-size: 14px; color: var(--mut);
}
.key-list li:last-child { border-bottom: none; }
.key-list .k {
  font-family: var(--mono); font-size: 10px; color: var(--amb); flex: none;
  border: 1px solid var(--line2); background: var(--bg2); border-radius: 4px;
  padding: 3px 10px; height: fit-content; letter-spacing: .12em;
}
.key-list b { color: var(--txt); font-weight: 700; }

.fig { border: 1px solid var(--line2); background: var(--bg2); }
.fig .fig-cap {
  font-family: var(--mono); font-size: 9.5px; letter-spacing: .22em; color: var(--dim);
  text-transform: uppercase; padding: 13px 18px; border-bottom: 1px solid var(--line); display: block;
}

/* ---------- PAGE HEAD ---------- */
.page-head { padding: 72px 0 52px; border-bottom: 1px solid var(--line); }
.crumb { font-family: var(--mono); font-size: 10px; letter-spacing: .26em; color: var(--dim); text-transform: uppercase; display: block; margin-bottom: 20px; }
.crumb a { color: var(--amb); }
.page-head h1 { margin-bottom: 18px; }
.lede { color: var(--mut); font-size: 16.5px; max-width: 720px; }

/* ---------- LIST sections ---------- */
.lsect { padding: 56px 0; border-bottom: 1px solid var(--line); scroll-margin-top: 95px; }
.lsect:last-child { border-bottom: none; }
.lsect-head { display: flex; align-items: baseline; gap: 20px; margin-bottom: 12px; flex-wrap: wrap; }
.lsect-head .lno {
  font-family: var(--mono); font-weight: 700; font-size: 12px;
  color: var(--bg); background: var(--amb); padding: 5px 14px;
  letter-spacing: .14em; border-radius: 4px;
}
.lsect-head h2 { font-size: 26px; }
.lsect-head .en { margin-left: auto; font-family: var(--mono); font-size: 10px; letter-spacing: .18em; color: var(--dim); text-transform: uppercase; }
.lsect > p { color: var(--mut); font-size: 14px; max-width: 720px; margin-bottom: 26px; }
.item-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 13px; }
.item {
  border: 1px solid var(--line); background: var(--bg2); padding: 18px 20px;
  border-radius: 5px; position: relative; transition: border-color .2s;
}
.item::before {
  content: ''; position: absolute; top: 14px; right: 16px;
  width: 8px; height: 8px; border-radius: 50%; background: var(--line2);
}
.item:hover { border-color: var(--amb); }
.item:hover::before { background: var(--amb); }
.item .i-no { font-family: var(--mono); font-size: 9.5px; letter-spacing: .18em; color: var(--dim); display: block; margin-bottom: 8px; }
.item b { font-size: 14px; display: block; margin-bottom: 4px; font-weight: 600; padding-right: 18px; }
.item span { font-size: 12.5px; color: var(--mut); }

/* ---------- FAQ ---------- */
.faq { border-top: 1px solid var(--line); }
.fq { border-bottom: 1px solid var(--line); }
.fq > button {
  width: 100%; background: none; border: none; color: var(--txt);
  font-family: var(--disp); font-size: 19px; font-weight: 700;
  text-align: left; padding: 23px 8px; cursor: pointer;
  display: flex; justify-content: space-between; align-items: center; gap: 20px;
}
.fq > button:hover { color: var(--amb); }
.fq .pm { font-family: var(--mono); color: var(--harb); font-size: 18px; flex: none; }
.fq .fa { max-height: 0; overflow: hidden; transition: max-height .35s ease; }
.fq .fa p { padding: 0 8px 24px; color: var(--mut); font-size: 14px; }
.fq.open .fa { max-height: 340px; }

/* ---------- CTA ---------- */
.cta-box {
  border: 1px solid var(--line2); background: var(--panel); border-radius: 8px;
  padding: 56px 48px; text-align: center; position: relative;
}
.cta-box::before {
  content: ''; position: absolute; top: -9px; left: 50%; transform: translateX(-50%);
  width: 120px; height: 3px; background: var(--line2); border-radius: 2px;
}
.cta-box h2 { margin-bottom: 16px; }
.cta-box p { color: var(--mut); max-width: 540px; margin: 0 auto 30px; }

/* ---------- CONTACT ---------- */
.c-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: 56px; align-items: start; }
.c-cards { display: grid; gap: 0; border: 1px solid var(--line2); border-radius: 8px; overflow: hidden; }
.c-card { padding: 22px 26px; border-bottom: 1px solid var(--line); background: var(--bg2); }
.c-card:last-child { border-bottom: none; }
.c-card .ck { font-family: var(--mono); font-size: 9.5px; letter-spacing: .26em; color: var(--amb); text-transform: uppercase; display: block; margin-bottom: 8px; }
.c-card .cv { font-family: var(--disp); font-weight: 700; font-size: 18px; display: block; }
.c-card .cv:hover { color: var(--harb); }
.c-card p { font-size: 12.5px; color: var(--mut); margin-top: 4px; }
.qform { border: 1px solid var(--line2); background: var(--panel); border-radius: 8px; padding: 40px; }
.qform h2 { font-size: 25px; margin-bottom: 8px; }
.qform .sub { font-size: 12.5px; color: var(--mut); margin-bottom: 28px; }
.qform .sub a { color: var(--amb); text-decoration: underline; }
.f2 { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.fld { margin-bottom: 16px; }
.fld label {
  display: block; font-family: var(--mono); font-size: 9.5px;
  letter-spacing: .22em; text-transform: uppercase; color: var(--mut); margin-bottom: 8px;
}
.fld input, .fld select, .fld textarea {
  width: 100%; background: var(--bg); border: 1px solid var(--line2); border-radius: 5px;
  color: var(--txt); font-family: var(--body); font-size: 14.5px; padding: 13px 15px;
}
.fld input:focus, .fld select:focus, .fld textarea:focus { outline: none; border-color: var(--amb); }
.fld textarea { min-height: 110px; resize: vertical; }
.fnote { font-size: 11px; color: var(--dim); margin-top: 18px; font-family: var(--mono); }

/* ---------- LEGAL ---------- */
.legal { display: grid; grid-template-columns: 220px 1fr; gap: 56px; align-items: start; }
.lnav { position: sticky; top: 100px; }
.lnav .lt { font-family: var(--mono); font-size: 9.5px; letter-spacing: .26em; color: var(--dim); text-transform: uppercase; display: block; margin-bottom: 16px; }
.lnav a {
  display: block; padding: 9px 0; border-bottom: 1px dashed var(--line);
  font-family: var(--mono); font-size: 10.5px; color: var(--mut);
}
.lnav a:hover { color: var(--amb); }
.ltext h2 { font-size: 23px; margin: 42px 0 14px; scroll-margin-top: 100px; }
.ltext h2:first-child { margin-top: 0; }
.ltext h3 { font-size: 15px; margin: 22px 0 10px; color: var(--harb); font-family: var(--body); font-weight: 700; }
.ltext p { color: var(--mut); font-size: 14px; margin-bottom: 14px; }
.ltext ul { margin: 0 0 16px 22px; color: var(--mut); font-size: 14px; }
.ltext li { margin-bottom: 8px; }
.ltext strong { color: var(--txt); }
.ltext a { color: var(--amb); text-decoration: underline; }
.lnote { border: 1px solid var(--line2); border-left: 3px solid var(--sold); background: var(--panel); padding: 20px 24px; margin: 22px 0; border-radius: 0 6px 6px 0; }
.lnote p { margin: 0 0 6px; font-size: 13px; }
.lnote p:last-child { margin-bottom: 0; }

/* ---------- FOOTER ---------- */
.site-foot { border-top: 1px solid var(--line); background: var(--bg2); }
.foot-in { padding: 56px 0 0; }
.foot-top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap: 40px; margin-bottom: 46px; }
.foot-brand p { color: var(--mut); font-size: 13px; margin-top: 18px; max-width: 270px; }
.fcol h4 { font-family: var(--mono); font-size: 9.5px; letter-spacing: .26em; text-transform: uppercase; color: var(--amb); margin-bottom: 16px; font-weight: 400; }
.fcol a, .fcol span { display: block; font-size: 13.5px; color: var(--mut); padding: 4px 0; }
.fcol a:hover { color: var(--txt); }
/* picket strip footer */
.picket {
  display: flex; gap: 8px; justify-content: center;
  padding: 24px 0 8px; border-top: 1px solid var(--line);
}
.picket i {
  width: 10px; height: 24px; background: var(--line);
  clip-path: polygon(50% 0, 100% 25%, 100% 100%, 0 100%, 0 25%);
}
.picket i.lit { background: var(--amb); }
.foot-bot {
  display: flex; justify-content: space-between; align-items: center; gap: 16px;
  border-top: 1px solid var(--line); padding: 22px 0 28px; flex-wrap: wrap;
}
.foot-bot p { font-family: var(--mono); font-size: 10.5px; color: var(--dim); }
.foot-bot .fl { display: flex; gap: 24px; }
.foot-bot .fl a { font-family: var(--mono); font-size: 10.5px; color: var(--mut); }
.foot-bot .fl a:hover { color: var(--amb); }

/* ---------- REVEAL ---------- */
.rv { opacity: 0; transform: translateY(18px); transition: opacity .6s ease, transform .6s ease; }
.rv.in { opacity: 1; transform: none; }

/* ---------- RESPONSIVE ---------- */
@media (max-width: 1024px) {
  .wrap { padding: 0 24px; }
  .head-in { padding: 0 24px; }
  .nav { display: none; }
  .burger { display: block; }
  .hero .wrap { grid-template-columns: 1fr; }
  .split, .split.rev, .c-grid, .legal { grid-template-columns: 1fr; gap: 44px; }
  .lnav { position: static; }
  .list-grid, .item-grid { grid-template-columns: 1fr 1fr; }
  .tot { grid-template-columns: 1fr 1fr; }
  .foot-top { grid-template-columns: 1fr 1fr; gap: 30px; }
}
@media (max-width: 640px) {
  .list-grid, .item-grid, .tot { grid-template-columns: 1fr; }
  .f2 { grid-template-columns: 1fr; }
  .foot-top { grid-template-columns: 1fr; }
  .foot-bot { flex-direction: column; align-items: flex-start; }
  .cta-box { padding: 42px 24px; }
  .qform { padding: 30px 22px; }
}