<style>
/* ============================================
   Patino Real Estate, homepage CSS (rewrite 2026-04-24)
   Brand colors: #E41738 red · #0a0a0a black · #fff white · #f7f6f4 cream
   Type: Oswald (display) · Inter (UI/body)
   Mobile-first, no framework, fast.
============================================ */
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:'Inter',-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,Helvetica,Arial,sans-serif;font-size:16px;line-height:1.6;color:#1a1a1a;background:#fff;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,svg,video{max-width:100%;height:auto;display:block}
a{color:#E41738;text-decoration:none;transition:color .2s}
a:hover{color:#0a0a0a}
h1,h2,h3,h4{font-family:'Oswald',Arial,sans-serif;font-weight:800;line-height:1.15;color:#0a0a0a;margin:0 0 .5em}
h1{font-size:clamp(2rem,5vw,3.5rem);letter-spacing:-.02em}
h2{font-size:clamp(1.6rem,3.6vw,2.4rem);letter-spacing:-.01em}
h3{font-size:clamp(1.15rem,2vw,1.4rem)}
.skip{position:absolute;left:-9999px;top:auto;width:1px;height:1px;overflow:hidden}
.skip:focus{position:fixed;left:8px;top:8px;width:auto;height:auto;background:#0a0a0a;color:#fff;padding:10px 16px;z-index:9999;border-radius:4px}
.wrap{max-width:1200px;margin:0 auto;padding:0 20px}

/* TOP BAR, sticky · trust on LEFT · PHONE on RIGHT */
.topbar{background:rgba(10,10,10,.95);backdrop-filter:saturate(160%) blur(12px);-webkit-backdrop-filter:saturate(160%) blur(12px);color:#fff;font-size:13px;padding:8px 0;position:sticky;top:0;z-index:101;transition:padding .25s ease}
.topbar .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:10px}
.topbar a{color:#fff;transition:color .2s}
.topbar a:hover{color:#E41738}
.topbar .tb-left{display:flex;align-items:center;gap:14px}
.topbar .tb-left span{display:inline-block;opacity:.85}
.topbar .tb-left b{color:#E41738;font-weight:700}
.topbar .tb-right{display:flex;align-items:center;gap:14px;flex-wrap:wrap}
.topbar .tb-phone{font-weight:700;font-size:14px;display:inline-flex;align-items:center;gap:6px;background:#E41738;color:#fff;padding:5px 14px;border-radius:30px;transition:transform .2s, background .2s, box-shadow .2s;box-shadow:0 2px 8px rgba(228,23,56,.25)}
.topbar .tb-phone:hover{background:#fff;color:#E41738;transform:translateY(-1px);box-shadow:0 4px 14px rgba(228,23,56,.4)}
.topbar .tb-phone b{color:inherit}
@media(max-width:680px){.topbar{font-size:12px;position:relative}.topbar .tb-left span:not(.always){display:none}.header{top:0}}

/* HEADER / NAV, sticky · LOGO on LEFT · MENU on RIGHT · frosted glass on scroll */
.header{background:#fff;border-bottom:1px solid rgba(0,0,0,.06);position:sticky;top:0;z-index:100;margin:0;transition:box-shadow .25s, padding .25s, background .25s}
.header.scrolled{box-shadow:0 4px 22px rgba(0,0,0,.08);background:rgba(255,255,255,.98)}
.header.scrolled .nav{padding:8px 0}
.nav{display:flex;align-items:center;justify-content:space-between;padding:14px 0;gap:24px;transition:padding .25s}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;transition:transform .2s}
.brand:hover{transform:translateY(-1px)}
.brand-logo{display:block;height:52px;width:auto;max-width:260px;mix-blend-mode:multiply}
.brand-fallback{display:none!important}
.brand .logo-mark{width:46px;height:46px;background:linear-gradient(135deg,#E41738 0%,#c00f2c 100%);color:#fff;border-radius:10px;display:grid;place-items:center;font-family:'Oswald',serif;font-weight:900;font-size:24px;box-shadow:0 4px 14px rgba(228,23,56,.32),inset 0 1px 0 rgba(255,255,255,.2);transition:box-shadow .25s, transform .25s}
.brand:hover .logo-mark{box-shadow:0 6px 20px rgba(228,23,56,.45),inset 0 1px 0 rgba(255,255,255,.25);transform:rotate(-3deg)}
.brand .logo-txt{display:flex;flex-direction:column;line-height:1}
.brand .logo-txt b{font-family:'Oswald',serif;color:#0a0a0a;font-size:19px;letter-spacing:.02em}
.brand .logo-txt small{color:#666;font-size:11px;text-transform:uppercase;letter-spacing:.1em;margin-top:3px}
@media(max-width:680px){.brand-logo{height:42px;max-width:200px}}
.nav{padding:8px 0!important}
.menu{display:flex;align-items:center;gap:4px;list-style:none;margin:0;padding:0}
.menu li{position:relative}
.menu>li>a{display:block;padding:8px 9px;color:#1a1a1a;font-weight:600;font-size:13px;border-radius:8px;transition:background .2s, color .2s, transform .15s}
.menu>li>a:hover{background:#f7f6f4;color:#E41738;transform:translateY(-1px)}
.menu .has-sub>a::after{content:" ▾";opacity:.5;font-size:10px}
.submenu{display:none;position:absolute;top:100%;right:0;margin-top:0;padding-top:14px;background:#fff;border:1px solid #eee;border-radius:10px;box-shadow:0 12px 36px rgba(0,0,0,.12);min-width:260px;list-style:none;margin:0;padding:8px;z-index:200;transform-origin:top right}
@media(hover:hover) and (pointer:fine){.menu li:hover .submenu,.menu li:focus-within .submenu{display:block;animation:fadeDown .18s ease both}}
@keyframes fadeDown{from{opacity:0;transform:translateY(-6px)}to{opacity:1;transform:translateY(0)}}
.submenu a{display:block;padding:9px 14px;color:#1a1a1a;font-size:14px;border-radius:6px;transition:background .15s, color .15s, padding-left .15s}
.submenu a:hover{background:#f7f6f4;color:#E41738;padding-left:18px}
.cta-call{background:linear-gradient(135deg,#E41738,#c00f2c);color:#fff!important;padding:8px 16px!important;border-radius:6px;font-weight:700!important;font-size:13.5px;line-height:1.2;display:inline-flex;align-items:center;box-shadow:0 2px 8px rgba(228,23,56,.28);transition:all .2s;letter-spacing:.01em}
.cta-call:hover{background:#0a0a0a!important;color:#fff!important;transform:translateY(-1px);box-shadow:0 4px 14px rgba(0,0,0,.25)}
.menu-toggle{display:none;background:none;border:none;cursor:pointer;font-size:0;color:#0a0a0a;padding:10px;width:44px;height:44px;border-radius:8px;transition:background .2s;position:relative}
.menu-toggle:hover{background:#f7f6f4}
.menu-toggle::before,.menu-toggle::after,.menu-toggle span{content:"";position:absolute;left:10px;right:10px;height:2.5px;background:#0a0a0a;border-radius:2px;transition:transform .3s, top .3s, opacity .2s}
.menu-toggle::before{top:13px}
.menu-toggle span{top:21px;display:block}
.menu-toggle::after{top:29px}
.menu-toggle[aria-expanded="true"]::before{top:21px;transform:rotate(45deg)}
.menu-toggle[aria-expanded="true"] span{opacity:0}
.menu-toggle[aria-expanded="true"]::after{top:21px;transform:rotate(-45deg)}

@media(max-width:980px){
  .nav{position:relative}
  .menu-toggle{display:block}
  .menu{display:flex;flex-direction:column;align-items:stretch;background:#fff;padding:14px;border-bottom:1px solid #eee;box-shadow:0 12px 30px rgba(0,0,0,.12);max-height:calc(100vh - 140px);overflow-y:auto;position:absolute;top:100%;right:0;left:0;border-radius:0 0 16px 16px;z-index:99;transform:translateY(-12px) scale(.98);opacity:0;pointer-events:none;transition:transform .25s, opacity .2s}
  .menu.open{transform:translateY(0) scale(1);opacity:1;pointer-events:auto}
  .menu>li>a{padding:14px 16px;border-radius:10px}
  .submenu{position:static;display:block;box-shadow:none;border:none;padding-left:14px;border-left:2px solid #f7f6f4;border-radius:0;animation:none}
}

/* HERO VIDEO BAND, full viewport, YouTube IFrame API. No playlist param = no prev/pause/next buttons. */
.hero-video-band{position:relative;background:#000;width:100vw;margin-left:calc(50% - 50vw);margin-right:calc(50% - 50vw);height:88vh;min-height:500px;overflow:hidden;line-height:0}
.hero-video-band .video-wrap{position:absolute;inset:0;overflow:hidden}
.hero-video-band #hero-yt-player{position:absolute;top:50%;left:50%;width:177.78vh;height:56.25vw;min-width:100%;min-height:100%;transform:translate(-50%,-50%) scale(1.12)}
.hero-video-band #hero-yt-player iframe{width:100%;height:100%;border:0;display:block;pointer-events:none!important}
/* TOP MASK: hides any YouTube title that might briefly flash on load */
.hero-video-band .vmask-top{display:none!important}
/* BOTTOM MASK: hides any control bar that might flash on load */
.hero-video-band .vmask-bottom{display:none!important}
/* FULL-AREA CLICK BLOCKER: video is purely decorative, cannot be paused or clicked */
.hero-video-band .vblocker{position:absolute;inset:0;z-index:5;pointer-events:auto;background:transparent;cursor:default}
@media(max-width:768px){.hero-video-band{height:70vh;min-height:420px}.hero-video-band .vmask-top,.hero-video-band .vmask-bottom{height:60px}}
@media(max-width:480px){.hero-video-band{height:60vh;min-height:360px}.hero-video-band .vmask-top,.hero-video-band .vmask-bottom{height:48px}}

/* HERO INTRO, text below the video, light, centered */
.hero-intro{background:#fff;padding:60px 0 50px;text-align:center}
.hero-intro .wrap{max-width:960px}
.hero-intro .tag{display:inline-block;background:#E41738;color:#fff;font-size:12px;font-weight:700;letter-spacing:.15em;padding:6px 14px;border-radius:4px;margin-bottom:18px;text-transform:uppercase;animation:tagPulse 2.4s ease-in-out infinite}
.hero-intro h1{color:#0a0a0a;margin:0 auto 18px;max-width:880px}
.hero-intro h1 em{font-style:normal;color:#E41738;display:inline}
.hero-intro .lede{font-size:clamp(1.05rem,1.4vw,1.2rem);color:#444;max-width:780px;margin:0 auto 32px;line-height:1.65}
.hero-intro .lede em{color:#0a0a0a;font-style:italic;font-weight:600}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap;justify-content:center;margin-bottom:36px}
.btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:6px;font-weight:700;font-size:15px;text-decoration:none;border:2px solid transparent;transition:all .2s;cursor:pointer;font-family:inherit}
.btn-primary{background:#E41738;color:#fff;border-color:#E41738}
.btn-primary:hover{background:#fff;color:#E41738;border-color:#fff}
.btn-ghost{background:transparent;color:#fff;border-color:#fff}
.btn-ghost:hover{background:#fff;color:#0a0a0a}
.btn-dark{background:#0a0a0a;color:#fff;border-color:#0a0a0a}
.btn-dark:hover{background:#E41738;color:#fff;border-color:#E41738}
.hero-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;border-top:1px solid #eee;padding-top:30px;max-width:780px;margin:0 auto}
@media(max-width:600px){.hero-stats{grid-template-columns:repeat(2,1fr)}}
.hero-stats div{text-align:center}
.hero-stats b{display:block;font-family:'Oswald',serif;font-size:clamp(1.4rem,2.4vw,2rem);color:#E41738;font-weight:900;line-height:1}
.hero-stats span{display:block;font-size:12px;color:#666;margin-top:6px;text-transform:uppercase;letter-spacing:.05em}

/* SECTIONS */
section{padding:70px 0}
.section-tag{display:inline-block;background:#E41738;color:#fff;font-size:clamp(15px,2.6vw,20px);font-weight:800;letter-spacing:.2em;padding:8px 18px;border-radius:6px;margin-bottom:14px;text-transform:uppercase;box-shadow:0 4px 14px rgba(228,23,56,.22)}
.section-head{text-align:center;max-width:760px;margin:0 auto 44px}
.section-head .lede{color:#555;font-size:17px;margin:14px auto 0;max-width:640px}

/* WHY CALL US (BUILDER DESTRUCTION) */
.why{background:#fff}
.why-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;margin-top:30px}
@media(max-width:780px){.why-grid{grid-template-columns:1fr}}
.why-card{background:#f7f6f4;border-radius:10px;padding:30px;border-left:5px solid #E41738}
.why-card h3{margin:0 0 10px;font-family:'Oswald',serif}
.why-card p{margin:0 0 12px;color:#333;line-height:1.55}
.why-card .small{font-size:13px;color:#666;font-style:italic}

/* BUILDER GRID */
.builders{background:#0a0a0a;color:#fff}
.builders .section-head h2{color:#fff}
.builders .section-head .lede{color:#bbb}
.builder-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px}
@media(max-width:880px){.builder-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:540px){.builder-grid{grid-template-columns:1fr}}
.builder{background:#1a1a1a;border:1px solid #333;border-radius:10px;padding:24px;transition:border-color .2s,transform .2s}
.builder:hover{border-color:#E41738;transform:translateY(-3px)}
.builder h3{color:#fff;margin:0 0 6px;font-size:1.25rem}
.builder .meta{color:#888;font-size:12px;margin-bottom:14px;text-transform:uppercase;letter-spacing:.05em}
.builder p{color:#ccc;font-size:14px;margin:0 0 16px;line-height:1.55}
.builder .pull{display:inline-block;background:#E41738;color:#fff;font-size:11px;font-weight:700;padding:4px 8px;border-radius:3px;text-transform:uppercase;letter-spacing:.05em;margin-bottom:12px}
.builder a.cta{display:inline-block;color:#E41738;font-weight:700;font-size:14px;border-bottom:2px solid #E41738;padding-bottom:2px}
.builder a.cta:hover{color:#fff;border-color:#fff}

/* COMPETING REALTORS */
.realtors{background:#fff}
.realtor-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:30px}
@media(max-width:1100px){.realtor-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:780px){.realtor-grid{grid-template-columns:1fr}}
.realtor-card{background:linear-gradient(135deg,#fff 0%,#f7f6f4 100%);border:1px solid #eee;border-radius:12px;padding:34px;position:relative;overflow:hidden}
/* removed VS pseudo-element, no longer relevant since this is the Why Patino pillars section, not a comparison */
.realtor-card h3{margin:0 0 4px}
.realtor-card .vs-meta{color:#666;font-size:13px;margin-bottom:16px}
.realtor-card .pros-cons{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:16px 0}
.realtor-card .pros-cons div b{display:block;font-size:13px;color:#0a0a0a;margin-bottom:6px;text-transform:uppercase;letter-spacing:.05em}
.realtor-card .pros-cons ul{margin:0;padding-left:18px;color:#444;font-size:14px;line-height:1.6}
.realtor-card .conclusion{background:#0a0a0a;color:#fff;padding:14px 18px;border-radius:6px;font-size:14px;font-weight:600;margin-top:16px;border-left:4px solid #E41738}

/* SERVICES */
.services{background:#f7f6f4}
.service-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:30px}
@media(max-width:980px){.service-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:540px){.service-grid{grid-template-columns:1fr}}
.service{background:#fff;border-radius:10px;padding:28px 24px;text-align:center;border-top:4px solid #E41738;box-shadow:0 1px 4px rgba(0,0,0,.04);transition:transform .2s}
.service:hover{transform:translateY(-4px);box-shadow:0 6px 18px rgba(0,0,0,.08)}
.service .ico{width:56px;height:56px;background:#E41738;color:#fff;border-radius:50%;display:grid;place-items:center;margin:0 auto 14px;font-size:24px;font-weight:900}
.service h3{font-size:1.1rem;margin:0 0 8px}
.service p{font-size:14px;color:#555;margin:0 0 14px;line-height:1.5}
.service a{font-weight:700;font-size:13px;border-bottom:2px solid #E41738;padding-bottom:2px}

/* GUARANTEE */
.guarantee{background:linear-gradient(135deg,#E41738 0%,#a00f25 100%);color:#fff;text-align:center}
.guarantee h2{color:#fff;font-size:clamp(1.8rem,4vw,2.8rem)}
.guarantee p{font-size:18px;max-width:680px;margin:14px auto 24px;color:#fff5f5}
.guarantee .btn-ghost{border-color:#fff;color:#fff}
.guarantee .btn-ghost:hover{background:#fff;color:#E41738}

/* NEIGHBORHOODS */
.neighborhoods{background:#fff}
.nb-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:24px}
@media(max-width:980px){.nb-grid{grid-template-columns:repeat(3,1fr)}}
@media(max-width:680px){.nb-grid{grid-template-columns:repeat(2,1fr)}}
.nb-grid a{background:#f7f6f4;color:#0a0a0a;padding:14px 16px;border-radius:6px;font-weight:600;font-size:14px;border-left:3px solid #E41738;transition:all .2s;display:flex;align-items:center;justify-content:space-between}
.nb-grid a:hover{background:#0a0a0a;color:#fff;transform:translateX(3px)}
.nb-grid a:hover::after{color:#E41738}
.nb-grid a::after{content:"→";opacity:.4}

/* CITIES */
.cities{background:#f7f6f4}
.city-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:16px;margin-top:24px}
@media(max-width:980px){.city-grid{grid-template-columns:repeat(3,1fr)}}
@media(max-width:540px){.city-grid{grid-template-columns:repeat(2,1fr)}}
.city{background:#fff;border-radius:10px;padding:20px;text-align:center;box-shadow:0 1px 3px rgba(0,0,0,.04);transition:transform .2s}
.city:hover{transform:translateY(-3px);box-shadow:0 6px 16px rgba(0,0,0,.08)}
.city b{display:block;font-family:'Oswald',serif;color:#E41738;font-size:18px}
.city span{display:block;font-size:12px;color:#666;margin-top:4px}

/* TOOLS */
.tools{background:#fff}
.tool-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:30px}
@media(max-width:780px){.tool-grid{grid-template-columns:1fr}}
.tool{background:#0a0a0a;color:#fff;padding:30px;border-radius:10px;display:flex;flex-direction:column}
.tool h3{color:#fff;margin:0 0 10px}
.tool p{color:#ccc;font-size:14px;margin:0 0 18px;flex:1}
.tool a.btn{background:#E41738;color:#fff;border-color:#E41738;align-self:flex-start}
.tool a.btn:hover{background:#fff;color:#E41738}

/* REVIEWS */
.reviews{background:#f7f6f4}
.glogo-top{display:flex;align-items:center;justify-content:center;gap:8px;margin-bottom:24px;color:#444;font-size:14px}
.glogo-top svg{width:22px;height:22px}
.gr-track{display:flex;gap:18px;overflow-x:auto;padding:6px 4px 24px;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch}
.gr-track::-webkit-scrollbar{height:6px}
.gr-track::-webkit-scrollbar-thumb{background:#E41738;border-radius:3px}
.gr-card{flex:0 0 320px;background:#fff;border-radius:10px;padding:24px;scroll-snap-align:start;box-shadow:0 2px 8px rgba(0,0,0,.05)}
.gr-stars{color:#FFC107;font-size:18px;letter-spacing:2px;margin-bottom:10px}
.gr-text{color:#333;font-size:14px;line-height:1.55;margin-bottom:16px;font-style:italic}
.gr-foot{display:flex;align-items:center;gap:12px;padding-top:14px;border-top:1px solid #eee}
.gr-avatar{width:38px;height:38px;border-radius:50%;background:#E41738;color:#fff;display:grid;place-items:center;font-weight:700}
.gr-name{font-weight:700;font-size:14px;color:#0a0a0a}
.gr-meta{font-size:12px;color:#666;display:flex;align-items:center;gap:4px}
.gr-meta svg{width:14px;height:14px}
.gr-more{text-align:center;margin-top:14px}
.gr-more a{color:#E41738;font-weight:700}

/* AI / AEO BAND */
.aeo{background:linear-gradient(180deg,#0a0a0a 0%,#1a0508 100%);color:#fff;text-align:center}
.aeo h2{color:#fff}
.aeo p{color:#ccc;max-width:740px;margin:0 auto 30px;font-size:17px}
.aeo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px;text-align:left}
@media(max-width:780px){.aeo-grid{grid-template-columns:1fr}}
.aeo-card{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);border-radius:10px;padding:24px}
.aeo-card .ai-tag{display:inline-block;background:#E41738;color:#fff;font-size:11px;font-weight:700;padding:3px 10px;border-radius:3px;margin-bottom:12px;text-transform:uppercase;letter-spacing:.05em}
.aeo-card h3{color:#fff;margin:0 0 8px;font-size:1.05rem}
.aeo-card p{color:#bbb;font-size:14px;margin:0;line-height:1.55}

/* FAQ */
.faq{background:#fff}
.faq-list{max-width:880px;margin:30px auto 0}
.faq-item{background:#f7f6f4;border-radius:8px;margin-bottom:12px;overflow:hidden;border-left:4px solid #E41738}
.faq-item summary{padding:18px 22px;cursor:pointer;font-weight:700;font-family:'Oswald',serif;font-size:1.05rem;color:#0a0a0a;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:14px}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";font-size:24px;color:#E41738;font-weight:900;transition:transform .2s}
.faq-item[open] summary::after{transform:rotate(45deg)}
.faq-item .faq-body{padding:0 22px 20px;color:#333;line-height:1.65}
.faq-item .faq-body p{margin:0 0 10px}
.faq-item .faq-body a{font-weight:700}

/* SEO FOOT */
.seofoot{background:#f7f6f4;padding:54px 0 40px}
.seofoot h2{text-align:center;color:#E41738;font-size:1.6rem;margin-bottom:34px}
.seofoot-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:28px}
.seofoot-col h4{font-family:'Oswald',serif;font-size:14px;color:#0a0a0a;margin:0 0 12px;border-left:3px solid #E41738;padding-left:10px;font-weight:800;text-transform:uppercase;letter-spacing:.04em}
.seofoot-col a{display:block;color:#555;padding:3px 0;font-size:13.5px}
.seofoot-col a:hover{color:#E41738}
.seofoot-col a.more{color:#E41738;font-weight:700;padding-top:8px;border-top:1px solid #ddd;margin-top:8px}

/* NEWSLETTER + FINAL CTA */
.newsletter{background:#0a0a0a;color:#fff;padding:60px 0}
.newsletter .wrap{display:grid;grid-template-columns:1.2fr 1fr;gap:40px;align-items:center}
@media(max-width:780px){.newsletter .wrap{grid-template-columns:1fr}}
.newsletter h2{color:#fff;margin:0 0 10px}
.newsletter p{color:#bbb;margin:0;font-size:15px}
.nl-form{display:flex;gap:10px;flex-wrap:wrap}
.nl-form input{flex:1;min-width:200px;padding:14px;border-radius:6px;border:1px solid #333;background:#1a1a1a;color:#fff;font-size:14px;font-family:inherit}
.nl-form button{background:#E41738;color:#fff;border:none;padding:14px 26px;border-radius:6px;font-weight:700;cursor:pointer;font-family:inherit}
.nl-form button:hover{background:#fff;color:#E41738}

.finalcta{background:linear-gradient(135deg,#E41738 0%,#0a0a0a 100%);color:#fff;text-align:center;padding:70px 0}
.finalcta h2{color:#fff;font-size:clamp(2rem,4vw,2.8rem);margin-bottom:14px}
.finalcta p{color:#fff;font-size:18px;margin:0 auto 28px;max-width:600px;opacity:.95}
.finalcta .row{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* FOOTER */
.foot{background:#000;color:#bbb;padding:50px 0 26px;font-size:14px}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr 1fr 1fr;gap:24px;margin-bottom:36px}
@media(max-width:1080px){.foot-grid{grid-template-columns:1.4fr 1fr 1fr;gap:28px}}
@media(max-width:680px){.foot-grid{grid-template-columns:1fr 1fr}}
@media(max-width:480px){.foot-grid{grid-template-columns:1fr}}
.foot-col h4{color:#fff;font-family:'Oswald',serif;font-size:15px;margin:0 0 14px;font-weight:800}
.foot-col p,.foot-col a{color:#bbb;font-size:13.5px;line-height:1.7;margin:0 0 6px}
.foot-col a{display:block}
.foot-col a:hover{color:#E41738}
.foot-brand{display:flex;align-items:center;gap:12px;margin-bottom:14px}
.foot-brand .logo-mark{width:40px;height:40px;background:#E41738;color:#fff;border-radius:5px;display:grid;place-items:center;font-family:'Oswald',serif;font-weight:900;font-size:20px}
.foot-brand b{color:#fff;font-family:'Oswald',serif;font-size:18px}
.socials{display:flex;gap:10px;margin-top:14px}
.socials a{width:36px;height:36px;background:#1a1a1a;color:#fff;border-radius:50%;display:grid;place-items:center;transition:background .2s;padding:0}
.socials a:hover{background:#E41738;color:#fff}
.socials svg{width:18px;height:18px;fill:currentColor}
.foot-bottom{border-top:1px solid #222;padding-top:20px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:14px;color:#888;font-size:12px}
.foot-bottom a{color:#bbb;margin:0 8px;font-size:12px;display:inline-block}

/* FLOATING CALL */
.fab{position:fixed;bottom:18px;right:18px;background:#E41738;color:#fff;width:60px;height:60px;border-radius:50%;display:grid;place-items:center;box-shadow:0 4px 16px rgba(228,23,56,.4);z-index:200;text-decoration:none;font-size:24px}
.fab:hover{background:#0a0a0a;color:#fff}
@media(min-width:980px){.fab{display:none}}

/* VIDEO TOURS, "list with us, your home gets THIS" */
.video-tours{background:#f7f6f4;padding:70px 0}
.video-tours .section-head h2 em{color:#E41738;font-style:normal}
.vt-featured{margin-bottom:30px;border-radius:12px;overflow:hidden;box-shadow:0 8px 30px rgba(0,0,0,.12);background:#000;aspect-ratio:16/9;position:relative;cursor:pointer}
.vt-featured img,.vt img{width:100%;height:100%;object-fit:cover;display:block}
.vt-featured .vt-play,.vt .vt-play{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:74px;height:74px;background:rgba(228,23,56,.95);color:#fff;border-radius:50%;display:grid;place-items:center;font-size:28px;box-shadow:0 4px 20px rgba(0,0,0,.3);transition:all .25s}
.vt:hover .vt-play,.vt-featured:hover .vt-play{background:#E41738;transform:translate(-50%,-50%) scale(1.1)}
.vt-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:18px}
@media(max-width:980px){.vt-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:540px){.vt-grid{grid-template-columns:1fr}}
.vt{position:relative;aspect-ratio:16/9;border-radius:8px;overflow:hidden;cursor:pointer;background:#000;box-shadow:0 2px 8px rgba(0,0,0,.08);transition:transform .2s,box-shadow .2s}
.vt:hover{transform:translateY(-3px);box-shadow:0 8px 20px rgba(0,0,0,.15)}
.vt .vt-play{width:54px;height:54px;font-size:20px}
.vt .vt-meta{position:absolute;bottom:0;left:0;right:0;padding:14px 12px 10px;background:linear-gradient(transparent,rgba(0,0,0,.85));color:#fff;font-size:13px;font-weight:600}
.vt-featured .vt-meta{position:absolute;bottom:0;left:0;right:0;padding:24px 24px 18px;background:linear-gradient(transparent,rgba(0,0,0,.85));color:#fff}
.vt-featured .vt-meta b{display:block;font-family:'Oswald',serif;font-size:1.2rem;margin-bottom:4px}
.vt iframe,.vt-featured iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.vt-cta{background:#0a0a0a;color:#fff;border-radius:10px;padding:30px;display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:20px;margin-top:34px}
.vt-cta div{flex:1;min-width:280px}
.vt-cta h3{color:#fff;margin:0 0 6px;font-size:1.2rem}
.vt-cta p{color:#bbb;margin:0;font-size:14.5px}

/* === APP-LIKE POLISH === */

/* Scroll-reveal: cards/sections fade-up as they enter viewport */
.reveal{opacity:0;transform:translateY(28px);transition:opacity .8s cubic-bezier(.22,1,.36,1), transform .8s cubic-bezier(.22,1,.36,1)}
.reveal.in{opacity:1;transform:translateY(0)}
.reveal.delay-1{transition-delay:.08s}
.reveal.delay-2{transition-delay:.16s}
.reveal.delay-3{transition-delay:.24s}
.reveal.delay-4{transition-delay:.32s}

/* Animated counter */
.count{display:inline-block;font-variant-numeric:tabular-nums}

/* Buttons get a subtle press feedback (mobile-app feel) */
.btn{position:relative;overflow:hidden;transition:transform .15s, box-shadow .25s, background .25s, color .25s, border-color .25s}
.btn:active{transform:scale(.97)}
.btn-primary{box-shadow:0 4px 16px rgba(228,23,56,.32)}
.btn-primary:hover{box-shadow:0 8px 24px rgba(228,23,56,.45)}

/* Cards get a tactile lift */
.builder,.service,.tool,.gr-card,.aeo-card,.faq-item,.realtor-card,.why-card{transition:transform .25s cubic-bezier(.22,1,.36,1), box-shadow .25s, border-color .25s}
.builder,.service,.tool,.gr-card,.aeo-card{will-change:transform}
.service:hover,.tool:hover,.gr-card:hover{transform:translateY(-6px) scale(1.005)}
.realtor-card:hover{transform:translateY(-3px);box-shadow:0 12px 30px rgba(0,0,0,.08)}

/* Hero pill tag pulses subtly */
.hero .tag{animation:tagPulse 2.4s ease-in-out infinite}
@keyframes tagPulse{0%,100%{box-shadow:0 0 0 0 rgba(228,23,56,.4)}50%{box-shadow:0 0 0 10px rgba(228,23,56,0)}}

/* Hero stats slide-in stagger on first paint */
.hero-stats div{animation:slideUp .6s cubic-bezier(.22,1,.36,1) backwards}
.hero-stats div:nth-child(1){animation-delay:.2s}
.hero-stats div:nth-child(2){animation-delay:.3s}
.hero-stats div:nth-child(3){animation-delay:.4s}
.hero-stats div:nth-child(4){animation-delay:.5s}
@keyframes slideUp{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}

/* Builder grid cards get reveal stagger */
.builder-grid .builder:nth-child(1){transition-delay:.05s}
.builder-grid .builder:nth-child(2){transition-delay:.10s}
.builder-grid .builder:nth-child(3){transition-delay:.15s}
.builder-grid .builder:nth-child(4){transition-delay:.20s}
.builder-grid .builder:nth-child(5){transition-delay:.25s}
.builder-grid .builder:nth-child(6){transition-delay:.30s}

/* Section transitions: subtle gradient mask between sections for premium feel */
section + section{position:relative}

/* Floating "Get Started" pill, appears after user scrolls past hero */
.float-cta{position:fixed;bottom:24px;left:50%;transform:translateX(-50%) translateY(120%);background:linear-gradient(135deg,#E41738,#c00f2c);color:#fff;padding:14px 28px;border-radius:50px;font-weight:700;font-size:15px;text-decoration:none;box-shadow:0 8px 28px rgba(228,23,56,.4),0 4px 12px rgba(0,0,0,.15);z-index:200;display:flex;align-items:center;gap:8px;transition:transform .35s cubic-bezier(.22,1,.36,1);max-width:calc(100vw - 40px);text-align:center}
.float-cta.show{transform:translateX(-50%) translateY(0)}
.float-cta:hover{background:#0a0a0a;color:#fff}
@media(max-width:600px){.float-cta{bottom:max(18px,env(safe-area-inset-bottom));font-size:14px;padding:12px 22px}}

/* Premium scrollbar */
*::-webkit-scrollbar{width:10px;height:10px}
*::-webkit-scrollbar-track{background:#f7f6f4}
*::-webkit-scrollbar-thumb{background:linear-gradient(#E41738,#c00f2c);border-radius:6px;border:2px solid #f7f6f4}
*::-webkit-scrollbar-thumb:hover{background:#0a0a0a}

/* Selection */
::selection{background:#E41738;color:#fff}

/* Image lazy placeholder, subtle shimmer for loading */
img[loading="lazy"]{background:linear-gradient(110deg,#f0f0f0 8%,#e8e8e8 18%,#f0f0f0 33%);background-size:200% 100%;animation:shimmer 1.4s linear infinite}
img[loading="lazy"].loaded{animation:none;background:none}
@keyframes shimmer{0%{background-position:-200% 0}100%{background-position:200% 0}}

/* Section spacing rhythm */
section{scroll-margin-top:100px}

/* iOS safe-area for floating elements */
.fab{bottom:max(18px,env(safe-area-inset-bottom));right:max(18px,env(safe-area-inset-right))}

/* Tap highlight remove for native-app feel */
a,button{-webkit-tap-highlight-color:transparent}

/* Smoother fonts on iOS */
body{-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}

/* === MOBILE RESPONSIVENESS SAFETY NET === */
@media(max-width:780px){
  /* Section padding tighter on mobile so phone screens are not cramped */
  section{padding:50px 0!important}
  .section-head{margin-bottom:28px}
  /* Calculator embed: ensure stack and fit */
  .ce-grid{gap:16px}
  .ce-val input{width:90px;font-size:15px}
  /* Carousel: tighter cards */
  .rl-card{width:280px;height:200px}
  /* Builder map: shorter */
  .bld-map{height:380px}
  /* Academy card: stack stats horizontally */
  .academy-card{padding:30px 22px}
  .academy-card h2{font-size:1.4rem}
  .academy-side{grid-template-columns:repeat(3,1fr)}
  .academy-stat{padding:14px 8px}
  .academy-stat-num{font-size:1.3rem}
  /* Lender strip stack */
  .lender-strip{padding:20px!important}
  .lender-strip > div:first-child{margin:0 auto}
}
@media(max-width:520px){
  /* Phone-specific: tighten everything */
  section{padding:40px 0!important}
  h1{font-size:1.8rem}
  h2{font-size:1.4rem!important}
  .wrap{padding:0 16px}
  .ce-card,.ce-result{padding:20px 16px}
  .ce-val{font-size:15px}
  .ce-val input{width:80px;font-size:14px}
  .ce-result-num{font-size:2.2rem}
  /* Builder grid 1 col */
  .builder-grid{grid-template-columns:1fr!important}
  .why-grid{grid-template-columns:1fr!important;gap:14px}
  .service-grid{grid-template-columns:1fr!important}
  .nb-grid{grid-template-columns:repeat(2,1fr)!important}
  .city-grid{grid-template-columns:repeat(2,1fr)!important}
  .tool-grid{grid-template-columns:1fr!important}
  .realtor-grid{grid-template-columns:1fr!important}
  /* Hero buttons stack full-width on phones */
  .hero-cta{flex-direction:column;align-items:stretch}
  .hero-cta .btn{justify-content:center;width:100%}
  /* Carousel even smaller */
  .rl-card{width:240px;height:170px}
  /* Map smaller height */
  .bld-map{height:320px}
  /* Final CTA row stack */
  .finalcta .row{flex-direction:column;align-items:stretch}
  .finalcta .row a{justify-content:center}
}
/* iPhone SE / small phone safety */
@media(max-width:380px){
  h1{font-size:1.6rem}
  .wrap{padding:0 14px}
  .academy-card h2{font-size:1.2rem}
  .ce-result-num{font-size:1.9rem}
}
/* Prevent any overflow that breaks horizontal scroll on mobile */
html,body{overflow-x:clip;max-width:100vw}
img,iframe,video{max-width:100%}

/* PRINT/REDUCED MOTION */
@media print{.topbar,.header,.fab,.float-cta,.hero-video,.video-tours{display:none!important}}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important;scroll-behavior:auto!important}.reveal{opacity:1!important;transform:none!important}}

.tb-item span{display:none}}
@media(max-width:480px){.tb-item b{font-size:11px}}

.skip-link{position:absolute;top:-40px;left:0;background:#E41738;color:#fff;padding:8px 16px;z-index:9999;border-radius:0 0 6px 0;font-weight:700;text-decoration:none}
.skip-link:focus{top:0;color:#fff;outline:3px solid #fff}
*:focus-visible{outline:3px solid #E41738;outline-offset:2px}

/* CREDENTIALS BANNER (between hero-intro and why-builders) */
.cred-banner{background:linear-gradient(180deg,#fafafa 0%,#fff 100%);border-top:1px solid #eee;border-bottom:1px solid #eee;padding:32px 0;text-align:center}
.cred-banner .cred-eyebrow{display:inline-block;color:#666;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.18em;margin-bottom:18px}
.cred-strip{display:flex;gap:38px;align-items:center;justify-content:center;flex-wrap:wrap;max-width:1000px;margin:0 auto}
.cred-item{display:flex;flex-direction:column;align-items:center;gap:8px;color:#444;min-width:90px}
.cred-item svg{width:42px;height:42px}
.cred-item b{font-family:'Oswald',Arial,sans-serif;color:#0a0a0a;font-size:13px;font-weight:800;letter-spacing:.01em;text-align:center}
.cred-item span{color:#888;font-size:10.5px;text-transform:uppercase;letter-spacing:.05em;font-weight:600;text-align:center;max-width:140px;line-height:1.3}
@media(max-width:780px){.cred-strip{gap:24px}.cred-item svg{width:36px;height:36px}.cred-item b{font-size:12px}.cred-item span{font-size:9.5px;max-width:100px}}
@media(max-width:480px){.cred-strip{gap:18px}.cred-item svg{width:32px;height:32px}.cred-item span{display:none}}


/* Text Us button: under phone on mobile, to the LEFT of phone on desktop */
.hero-cta{align-items:stretch}
@media(min-width:601px){
  .hero-cta .btn-textus{order:-1}
}
@media(max-width:600px){
  .hero-cta{flex-direction:column;align-items:stretch}
  .hero-cta .btn{width:100%;justify-content:center;text-align:center}
}

/* MOBILE: kill the YouTube letterbox by scaling the iframe larger than the container and clipping the overflow */
@media(max-width:768px){
  .hero-video-band{
    height:auto !important;
    min-height:0 !important;
    aspect-ratio:16/9;
    background:#000 !important;
    overflow:hidden !important;
  }
  .hero-video-band .video-wrap{
    position:absolute !important;
    inset:0 !important;
    overflow:hidden !important;
  }
  .hero-video-band #hero-yt-player,
  .hero-video-band #hero-yt-player iframe{
    position:absolute !important;
    top:50% !important;
    left:50% !important;
    width:130% !important;
    height:130% !important;
    min-width:130% !important;
    min-height:130% !important;
    transform:translate(-50%,-50%) !important;
    pointer-events:none !important;
    border:0 !important;
  }
  .hero-video-band .vmask-top,
  .hero-video-band .vmask-bottom{display:none !important}
}

/* Auto-updating "Updated [Month Year]" stamp under the header */
.auto-stamp{text-align:center;font-size:10.5px;color:#bbb;letter-spacing:.06em;font-weight:500;padding:4px 10px;background:#fff;border-bottom:1px solid #f5f5f5;text-transform:uppercase;line-height:1}
@media(max-width:480px){.auto-stamp{font-size:9.5px;padding:3px 8px}}

/* iOS DOUBLE-TAP FIX: scope :hover submenu open to desktop only + kill iOS tap zoom delay */
.menu a, .submenu a, .menu-toggle{touch-action:manipulation;-webkit-tap-highlight-color:transparent}
@media (hover: none), (pointer: coarse){
  .menu li:hover .submenu, .menu li:focus-within .submenu{display:block}
}
</style>
@media(max-width:980px){.header .nav{justify-content:center}.header .menu-toggle{position:absolute;right:8px;top:50%;transform:translateY(-50%);margin:0}.header .brand{margin:0 auto}}
.navapp{display:none!important}.navapp-m{display:none}
.auto-stamp{display:none}
