/* neighbors.rwlee2.com — Lesix brand standard (memory: visual_typography, visual_colors, interactive_ui;
   reference implementation /srv/90mm-landing). Anton headlines (+1px), Antonio subheads/labels/nav,
   Merriweather body, Farsan buttons and personal touches. Brand blue #00458c leads; golden yellow #c7990b
   accents rules and buttons; small gold text uses the brand shade #795c07 to keep 4.5:1 contrast. */
@font-face{font-family:Anton;src:url(/assets/fonts/anton-400.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:Antonio;src:url(/assets/fonts/antonio-400.woff2) format("woff2");font-weight:100 700;font-display:swap}
@font-face{font-family:Merriweather;src:url(/assets/fonts/merriweather-400.woff2) format("woff2");font-weight:300 900;font-display:swap}
@font-face{font-family:Merriweather;src:url(/assets/fonts/merriweather-400i.woff2) format("woff2");font-weight:300 900;font-style:italic;font-display:swap}
@font-face{font-family:Farsan;src:url(/assets/fonts/farsan-400.woff2) format("woff2");font-weight:400;font-display:swap}
:root{
  --bg:#f3f6f9; --card:#fbfcfe; --panel:#e9eef4;
  --ink:#1f3145; --deep:#0a2236; --muted:#5b6b7d;
  --blue:#00458c; --blue-light:#4d8cc2; --blue-dark:#003872;
  --gold:#c7990b; --gold-soft:#e6c76e; --gold-text:#795c07;
  --line:rgba(16,38,62,.12); --line-gold:rgba(199,153,11,.45);
  --field:#ffffff; --field-line:#c6d0db;
  --shadow:0 1px 2px rgba(8,20,36,.05),0 4px 14px rgba(8,20,36,.07);
  --btn:#00458c; --btn-ink:#ffffff; --btn-hover:#c7990b; --btn-hover-ink:#0a2236;
  --err:#e74c3c;
  color-scheme:light;
}
@media (prefers-color-scheme:dark){
  :root{
    --bg:#1a2a3a; --card:#213447; --panel:#26394d;
    --ink:#ecf0f1; --deep:#ffffff; --muted:#a9b6c3;
    --blue:#93bada; --blue-light:#b6d1e6; --blue-dark:#4d8cc2;
    --gold:#e6c76e; --gold-soft:#f0dda8; --gold-text:#e6c76e;
    --line:rgba(236,240,241,.14); --line-gold:rgba(230,199,110,.5);
    --field:#1a2a3a; --field-line:#3e5a75;
    --shadow:0 1px 2px rgba(0,0,0,.3);
    --btn:#e6c76e; --btn-ink:#0a2236; --btn-hover:#93bada; --btn-hover-ink:#0a2236;
    color-scheme:dark;
  }
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--ink);font:17px/1.7 Merriweather,Georgia,serif;-webkit-font-smoothing:antialiased}
a{color:var(--blue);text-decoration:underline;text-decoration-color:var(--line-gold);text-underline-offset:3px;transition:text-decoration-color .2s}
a:hover{text-decoration-color:var(--gold)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:3px}

/* masthead */
.mast{text-align:center;padding:30px 16px 0;background:var(--card);border-bottom:3px solid var(--gold)}
.mast .name{display:inline-block;font:400 clamp(30px,7vw,46px)/1 Anton,Impact,sans-serif;letter-spacing:2px;color:var(--blue);text-decoration:none}
.mast .standing{font-style:italic;color:var(--muted);margin-top:10px;font-size:15px}
.mast .promise{font:600 15px/1.4 Antonio,'Arial Narrow',sans-serif;letter-spacing:.04em;color:var(--deep);margin-top:6px}
.mast .issue{font:600 13px/1 Antonio,'Arial Narrow',sans-serif;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-text);margin-top:12px}
.topnav{display:flex;flex-wrap:wrap;justify-content:center;gap:4px 24px;margin-top:18px;padding:12px 0;border-top:1px solid var(--line);font:600 15px/1 Antonio,'Arial Narrow',sans-serif;letter-spacing:.14em;text-transform:uppercase}
.topnav a{color:var(--ink);text-decoration:none;padding:6px 0;border-bottom:2px solid transparent}
.topnav a:hover,.topnav a:focus-visible{color:var(--blue);border-bottom-color:var(--gold)}

/* page body */
main{max-width:720px;margin:0 auto;padding:34px 16px 8px}
h1,h2{font-family:Anton,Impact,sans-serif;font-weight:400;letter-spacing:1px;color:var(--blue);text-wrap:balance}
h1{font-size:clamp(32px,7.5vw,48px);line-height:1.08;margin:0 0 22px}
h2{font-size:clamp(24px,5vw,30px);line-height:1.15;margin:48px 0 16px;padding-top:16px;border-top:3px solid var(--gold);display:block}
p{margin:0 0 16px}
ul{padding-left:22px;margin:0 0 16px}
li{margin-bottom:8px}
strong{color:var(--deep)}
.kicker{font:600 13px/1.3 Antonio,'Arial Narrow',sans-serif;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-text);margin:0 0 12px}
.kicker a{color:inherit}
.device{font:italic 17px/1.4 Merriweather,Georgia,serif;color:var(--muted);margin:0 0 6px}
.teaser{font-size:19px;line-height:1.6;color:var(--ink)}
.dropcap::first-letter{float:left;font:400 3.6em/.85 Anton,Impact,sans-serif;color:var(--blue);padding:6px 10px 0 0}

/* buttons and CTAs — Farsan, pill, blue → gold */
.read,.join button{display:inline-flex;align-items:center;gap:.4em;font:400 1.25rem/1 Farsan,'Trebuchet MS',sans-serif;letter-spacing:.02em;background:var(--btn);color:var(--btn-ink);text-decoration:none;border:0;border-radius:999px;padding:14px 26px;cursor:pointer;box-shadow:var(--shadow);transition:background .2s,color .2s,transform .2s}
.read:hover,.join button:hover{background:var(--btn-hover);color:var(--btn-hover-ink);transform:translateY(-2px)}
.join button[disabled]{opacity:.6;cursor:default;transform:none}

/* video */
.video{position:relative;aspect-ratio:16/9;max-width:100%;background:var(--deep);border-radius:12px;overflow:hidden;margin:0 0 8px;box-shadow:var(--shadow)}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.video.pending{display:flex;align-items:center;justify-content:center;text-align:center;background:var(--panel);color:var(--ink);padding:16px}
.video.pending p{margin:0;font-size:16px}

/* front page */
.cover-lead{padding:26px 22px;background:var(--card);border:1px solid var(--line);border-radius:14px;box-shadow:var(--shadow)}
.cover-lead h1{margin-bottom:14px}
.cover-lead h1 a{color:var(--blue);text-decoration:none}
.cover-lead h1 a:hover{text-decoration:underline;text-decoration-color:var(--gold)}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{font:600 15px/1 Antonio,'Arial Narrow',sans-serif;letter-spacing:.04em;text-decoration:none;color:var(--blue);border:1px solid var(--line);background:var(--card);border-radius:999px;padding:10px 16px}
.chip:hover{border-color:var(--gold)}
.chip span{color:var(--muted);margin-left:6px}
.about .portrait{width:132px;height:132px;border-radius:50%;object-fit:cover;float:right;margin:0 0 14px 18px;border:3px solid var(--gold)}
.hello{font:400 1.75rem/1.2 Farsan,'Trebuchet MS',sans-serif;color:var(--deep);margin:0 0 14px}
.covers{list-style:none;padding:0;margin:0;display:grid;gap:14px;grid-template-columns:repeat(auto-fill,minmax(min(100%,270px),1fr))}
.cover a{display:grid;gap:6px;height:100%;padding:18px;border:1px solid var(--line);border-top:4px solid var(--blue);border-radius:12px;background:var(--card);text-decoration:none;color:var(--ink);box-shadow:var(--shadow);transition:transform .2s,border-top-color .2s}
.cover a:hover{transform:translateY(-2px);border-top-color:var(--gold)}
.cover .when{font:600 12px/1.2 Antonio,'Arial Narrow',sans-serif;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-text)}
.cover .dev{font-style:italic;font-size:14px;color:var(--muted)}
.cover .q{font:400 22px/1.15 Anton,Impact,sans-serif;letter-spacing:.5px;color:var(--blue)}
.cover .beat{font:600 13px/1 Antonio,'Arial Narrow',sans-serif;letter-spacing:.04em;color:var(--muted);margin-top:6px}
.trio{display:grid;gap:14px;grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr))}
.trio .panel{display:flex;flex-direction:column;gap:8px;padding:18px;border:1px solid var(--line);border-radius:12px;background:var(--card);text-decoration:none;color:var(--ink);box-shadow:var(--shadow)}
.trio .panel:hover{border-color:var(--gold)}
.trio .pt{font:400 20px/1.1 Anton,Impact,sans-serif;letter-spacing:1px;color:var(--blue)}
.trio .pd{font-size:15px;line-height:1.55}
.trio .more{margin-top:auto;font:600 14px/1 Antonio,'Arial Narrow',sans-serif;letter-spacing:.06em;color:var(--gold-text)}
.events{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.events li{display:grid;grid-template-columns:minmax(0,9.5em) 1fr;gap:12px;font-size:16px;line-height:1.5;margin:0}
.trio .events li{grid-template-columns:1fr;gap:0;font-size:14px}
.events .d{font:600 14px/1.5 Antonio,'Arial Narrow',sans-serif;letter-spacing:.03em;color:var(--gold-text);font-variant-numeric:tabular-nums}

/* issue page pieces */
.house{margin:36px 0 0;padding:16px 18px;border:1px solid var(--line);border-left:4px solid var(--gold);border-radius:10px;background:var(--card);font-size:16px}
.house .label{font:600 12px/1 Antonio,'Arial Narrow',sans-serif;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-text);margin:0 0 8px}
.house p:last-child{margin:0}
.soon{background:var(--panel);border-radius:10px;padding:14px 16px}

/* the form */
.join{margin-top:8px;display:grid;gap:14px}
.join label{display:grid;gap:6px;font:600 15px/1.3 Antonio,'Arial Narrow',sans-serif;letter-spacing:.03em;color:var(--deep)}
.join input:not([type=radio]):not([type=checkbox]),.join textarea{font:16px/1.4 Merriweather,Georgia,serif;color:var(--ink);background:var(--field);border:1px solid var(--field-line);border-radius:8px;padding:11px 12px;width:100%}
.join input:focus,.join textarea:focus{outline:2px solid var(--gold);outline-offset:1px}
.join .row{display:grid;gap:14px;grid-template-columns:1fr 1fr}
.join .opt{color:var(--muted);font-weight:500}
.join fieldset{border:1px solid var(--line);border-radius:10px;padding:12px 14px;margin:0;background:var(--card)}
.join legend{font:400 18px/1.2 Anton,Impact,sans-serif;letter-spacing:.5px;color:var(--blue);padding:0 6px}
.join .q{margin:10px 0 4px;font-size:16px}
.join .small{font-size:14px;color:var(--muted);margin:0 0 6px}
.join .yn{display:flex;gap:20px}
.join .yn label,.join .check{display:flex;align-items:center;gap:8px;font:500 15px/1.4 Merriweather,Georgia,serif;letter-spacing:0}
.join button{justify-self:start}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
#join-msg{margin:0;font-size:16px}
#join-msg.err{color:var(--err);font-weight:700}

/* lists of issues on issue pages */
.past ul,.issues{list-style:none;padding:0}

/* footer — nav (desktop only) · left: agent, REALTOR® mark, disclaimer · right: the firm (GREC 520-1-.09) · copyright */
footer{margin-top:52px;background:var(--card);border-top:3px solid var(--gold);padding:24px 16px 36px;font:14px/1.6 Merriweather,Georgia,serif;color:var(--muted)}
.foot-nav{max-width:760px;margin:0 auto 22px;padding-bottom:18px;border-bottom:1px solid var(--line);display:flex;flex-wrap:wrap;justify-content:center;gap:8px 24px;font:600 14px/1.4 Antonio,'Arial Narrow',sans-serif;letter-spacing:.08em;text-transform:uppercase}
.foot-nav a{color:var(--ink);text-decoration:none}
.foot-nav a:hover{color:var(--blue)}
.foot{max-width:760px;margin:0 auto;display:grid;grid-template-columns:minmax(0,1.4fr) minmax(0,1fr);gap:24px 36px;align-items:start}
.foot p{margin:0 0 10px}
.realtor-id{display:flex;align-items:center;gap:12px;margin-bottom:10px}
.realtor-logo{width:44px;height:auto;flex:0 0 auto}
.foot .agent,.foot .firm{font:600 17px/1.4 Antonio,'Arial Narrow',sans-serif;letter-spacing:.02em;color:var(--deep);margin:0}
.foot .mark{font-size:12px}
.foot-right{text-align:right}
.foot-right .foot-logo{display:inline-block;width:180px;max-width:100%;height:auto;border-radius:6px;margin:0 0 10px}
.foot-right .firm{margin-bottom:4px}
.foot-right .firm-phone{font:600 17px/1.4 Antonio,'Arial Narrow',sans-serif;margin-bottom:4px}
.foot-right a{color:var(--deep);text-decoration:none}
.foot-right .firm-addr{color:var(--ink)}
.legal{max-width:760px;margin:22px auto 0;padding-top:14px;border-top:1px solid var(--line);font-size:13px;text-align:center}
.legal a{color:var(--muted)}

@media (max-width:520px){
  body{font-size:16px}
  .join .row{grid-template-columns:1fr}
  .events li{grid-template-columns:1fr;gap:0}
  .about .portrait{float:none;display:block;margin:0 0 14px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important}.read:hover,.join button:hover,.cover a:hover{transform:none}}

/* home hero — the agent first; firm name at the same size (GREC 520-1-.09) */
.hero{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:24px;align-items:center;padding:28px 22px;background:var(--card);border:1px solid var(--line);border-radius:14px;box-shadow:var(--shadow);overflow:hidden}
.hero .portrait{width:132px;height:132px;border-radius:50%;object-fit:cover;float:right;margin:0 0 12px 18px;border:3px solid var(--gold)}
h1.who{display:grid;gap:2px;margin-bottom:14px}
h1.who span{font:inherit;font-size:clamp(32px,7.5vw,48px);line-height:1.05}
h1.who .firm{color:var(--blue)}
h1.who sup{font-size:.45em;vertical-align:super;margin-left:1px}
.ctas{display:flex;flex-wrap:wrap;gap:10px;margin:18px 0 0}
.ghost{display:inline-flex;align-items:center;font:400 1.25rem/1 Farsan,'Trebuchet MS',sans-serif;color:var(--blue);text-decoration:none;border:2px solid var(--blue);border-radius:999px;padding:12px 24px;transition:border-color .2s,color .2s}
.ghost:hover{border-color:var(--gold);color:var(--deep)}
.helps{display:grid;gap:14px;grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr))}
.help{padding:18px;border:1px solid var(--line);border-top:4px solid var(--gold);border-radius:12px;background:var(--card);box-shadow:var(--shadow)}
.help h3{font:700 20px/1.2 Antonio,'Arial Narrow',sans-serif;letter-spacing:.02em;color:var(--deep);margin:0 0 8px}
.help p{font-size:15px;line-height:1.6}
.help p:last-child{margin:0}
.reach{margin-top:16px;font-size:16px}
#newsletters .chips{margin:4px 0 16px}
@media (max-width:520px){.hero .portrait{float:none;display:block;margin:0 0 12px}}

/* hero photo + footer logo */
.hero-photo{margin:0;width:min(300px,100%)}
.hero-photo img{display:block;width:100%;height:auto;border-radius:12px;border-bottom:5px solid var(--gold);box-shadow:var(--shadow)}
.foot-logo{display:block;width:200px;max-width:100%;height:auto;border-radius:6px;margin:0 0 12px}
@media (max-width:640px){.hero{grid-template-columns:1fr}.hero-photo{width:72%;justify-self:center}}

/* header — title, subtitle, menu (hamburger on phones) */
.mast{padding:22px 16px 0}
.mast .bar{display:flex;justify-content:center;align-items:center;gap:12px}
.mast .brand{display:grid;justify-items:center;gap:6px;text-decoration:none;color:inherit;text-align:center}
.mast .title{font:400 clamp(28px,6.5vw,44px)/1.05 Anton,Impact,sans-serif;letter-spacing:1.5px;color:var(--blue)}
.mast .sub{font:600 clamp(14px,3.6vw,17px)/1.3 Antonio,'Arial Narrow',sans-serif;letter-spacing:.06em;color:var(--deep)}
.mast .sub sup{font-size:.6em;margin-left:1px}
.menu-btn{display:none;flex:0 0 auto;width:46px;height:46px;border:1px solid var(--line);border-radius:10px;background:var(--card);cursor:pointer;position:relative}
.menu-btn .bars,.menu-btn .bars::before,.menu-btn .bars::after{position:absolute;left:12px;right:12px;height:2px;background:var(--blue);border-radius:2px;transition:transform .2s,opacity .2s}
.menu-btn .bars{top:22px}
.menu-btn .bars::before{content:"";left:0;right:0;top:-7px}
.menu-btn .bars::after{content:"";left:0;right:0;top:7px}
.menu-open .menu-btn .bars{background:transparent}
.menu-open .menu-btn .bars::before{transform:translateY(7px) rotate(45deg)}
.menu-open .menu-btn .bars::after{transform:translateY(-7px) rotate(-45deg)}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
@media (max-width:760px){
  .js .mast .bar{justify-content:space-between;text-align:left;padding-bottom:15px}
  .js .mast .brand{justify-items:start;text-align:left}
  .js .menu-btn{display:block}
  .js .topnav{display:none;flex-direction:column;align-items:stretch;gap:0;margin-top:0;padding:4px 0 10px;text-align:left}
  .js.menu-open .topnav{display:flex}
  .js .topnav a{padding:14px 2px;border-bottom:1px solid var(--line);font-size:16px}
  .js .topnav a:last-child{border-bottom:0}
}
@media (prefers-reduced-motion:reduce){.menu-btn .bars,.menu-btn .bars::before,.menu-btn .bars::after{transition:none}}

/* smooth jumps between sections (off for people who ask their device for less motion) */
html{scroll-behavior:smooth}
section[id]{scroll-margin-top:16px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* hero — brand blue shade #003872 border, 5px, 10px corners */
.hero{border:5px solid var(--blue-dark);border-radius:10px}
button.read{font:400 1.25rem/1 Farsan,'Trebuchet MS',sans-serif}

/* the pop-up question form */
.ask-dialog{width:min(560px,calc(100vw - 32px));max-height:calc(100dvh - 32px);padding:0;border:5px solid var(--blue-dark);border-radius:10px;background:var(--card);color:var(--ink);box-shadow:0 30px 70px rgba(8,20,36,.35)}
.ask-dialog::backdrop{background:rgba(10,34,54,.55)}
.ask-dialog form{padding:22px 20px 20px;position:relative}
.ask-dialog h2{margin:0 0 6px;padding:0;border:0;font-size:28px}
.ask-dialog .x{position:absolute;top:10px;right:12px;width:40px;height:40px;border:0;background:transparent;font:400 30px/1 Merriweather,Georgia,serif;color:var(--muted);cursor:pointer;border-radius:8px}
.ask-dialog .x:hover{color:var(--blue);background:var(--panel)}
.join .check.consent{align-items:flex-start;font-size:13px;line-height:1.5;color:var(--muted)}
.join .check.consent strong{color:var(--deep)}
.join .check input{margin-top:3px;flex:0 0 auto}
.join .msg{margin:0;font-size:15px}
.join .msg.err{color:var(--err);font-weight:700}
.join button[type="submit"][disabled]{background:var(--panel);color:var(--muted);box-shadow:none}
@media (max-width:520px){.ask-dialog .row{grid-template-columns:1fr}}
.help-ask{margin-top:22px;justify-content:center}
.all{margin:14px 0 0;font:600 15px/1 Antonio,"Arial Narrow",sans-serif;letter-spacing:.06em}
.linkish{font:inherit;color:var(--blue);background:none;border:0;padding:0;cursor:pointer;text-decoration:underline;text-decoration-color:var(--line-gold);text-underline-offset:3px}.linkish:hover{text-decoration-color:var(--gold)}.standing-pages .trio{margin-top:18px}

@media (max-width:760px){.foot-nav{display:none}.foot{grid-template-columns:1fr}.foot-right{text-align:left}}
@media (prefers-color-scheme:dark){.realtor-logo{filter:invert(1)}}
.realtor-logo.eho{width:46px}.foot .fair{font-size:13px;color:var(--ink)}
.foot .lic{margin:0;font:600 13px/1.3 Antonio,"Arial Narrow",sans-serif;letter-spacing:.04em;color:var(--muted)}

/* issue page top: the issue pill (brand gold shade #795c07 — white text stays readable), then the question */
.issue-pill{display:inline-block;margin:0 0 10px;padding:7px 14px;background:#795c07;color:#fff;border-radius:999px;font:600 14px/1.2 Antonio,'Arial Narrow',sans-serif;letter-spacing:.14em;text-transform:uppercase}
.issue-device{font:600 19px/1.3 Antonio,'Arial Narrow',sans-serif;font-style:normal;letter-spacing:.02em;color:var(--muted);margin:0 0 4px}
h1.issue-q{margin-bottom:10px}

/* house note — brand accent orange (#ff6b35): light tint ground, orange border, bigger type so it catches the eye */
.house{margin:36px 0 0;padding:20px 22px;background:#fff0e9;border:3px solid #ff6b35;border-radius:12px;font-size:19px;line-height:1.6;color:var(--ink)}
.house .label{font:600 16px/1.2 Antonio,'Arial Narrow',sans-serif;letter-spacing:.14em;text-transform:uppercase;color:#b33a0e;margin:0 0 10px}
.house p{font-size:19px}
@media (prefers-color-scheme:dark){.house{background:#3a2419;border-color:#ff6b35;color:#ecf0f1}.house .label{color:#ffb08f}}
.reach{text-align:center;margin:12px 0 0;font:600 15px/1.4 Antonio,"Arial Narrow",sans-serif;letter-spacing:.02em;color:var(--muted)}
.reach a,.lic a{color:inherit}