/* briansackshomes.com — Brian Sacks, Northeast Florida 55+ specialist.
   Deliberately NOT the Southern Latitude Group look: this is an expert's
   reference site, so it reads editorial and data-forward, not brokerage-glossy. */

:root{
  color-scheme: light;
  --ink:#10161a;
  --ink-2:#333f47;
  --muted:#667580;
  --line:#dfe4e6;
  --line-2:#eef1f2;
  --paper:#fff;
  --shell:#f6f8f8;
  --sand:#f2ede4;
  --accent:#125c63;
  --accent-dk:#0d464c;
  --accent-soft:#e7f1f2;
  --amber:#b4761f;
  --maxw:1120px;
  --read:720px;
  --pad:clamp(20px,5vw,40px);
  --r:5px;
  --serif:"Source Serif 4",Georgia,"Times New Roman",serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  --shadow:0 1px 2px rgba(16,22,26,.05),0 10px 30px rgba(16,22,26,.07);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);
  font-size:17px;line-height:1.68;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
[hidden]{display:none!important}
a{color:inherit}

h1,h2,h3,h4{font-family:var(--serif);font-weight:600;line-height:1.16;letter-spacing:-.015em;margin:0}
h1{font-size:clamp(2.2rem,5.2vw,3.6rem)}
h2{font-size:clamp(1.7rem,3.6vw,2.5rem)}
h3{font-size:clamp(1.2rem,2.2vw,1.5rem)}
p{margin:0 0 1.05em}
.lede{font-size:clamp(1.08rem,1.7vw,1.25rem);color:var(--ink-2);line-height:1.66}

.wrap{max-width:var(--maxw);margin:0 auto;padding-inline:var(--pad)}
.read{max-width:var(--read)}
section{padding-block:clamp(48px,7vw,88px)}
.tight{padding-block:clamp(34px,4.5vw,56px)}
.shell{background:var(--shell)}
.sand{background:var(--sand)}
.dark{background:var(--ink);color:#e9edee}
.dark p,.dark .lede{color:#b9c3c7}

.eyebrow{font-size:.7rem;letter-spacing:.19em;text-transform:uppercase;color:var(--accent);
  font-weight:700;margin:0 0 13px;display:block}
.dark .eyebrow,.page-hero .eyebrow{color:#e0b46a}
.rule{width:46px;height:2px;background:var(--accent);margin:20px 0}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;
  padding:14px 24px;border-radius:var(--r);border:1px solid transparent;
  font-family:var(--sans);font-size:.78rem;font-weight:600;letter-spacing:.09em;
  text-transform:uppercase;text-decoration:none;cursor:pointer;transition:.18s;
  white-space:nowrap;line-height:1}
.btn-primary{background:var(--accent);color:#fff}
.btn-primary:hover{background:var(--accent-dk)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line)}
.btn-ghost:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.dark .btn-ghost,.page-hero .btn-ghost{color:#e9edee;border-color:rgba(233,237,238,.32)}
.dark .btn-ghost:hover,.page-hero .btn-ghost:hover{background:#e9edee;color:var(--ink);border-color:#e9edee}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}

/* header */
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:60;
  background:rgba(255,255,255,.97);backdrop-filter:blur(10px);border-bottom:1px solid var(--line-2)}
.head-in{max-width:var(--maxw);margin:0 auto;padding:13px var(--pad);
  display:flex;align-items:center;gap:20px}
.brand{text-decoration:none;display:block;line-height:1.1}
.brand b{font-family:var(--serif);font-size:1.22rem;font-weight:700;display:block}
.brand span{font-size:.54rem;letter-spacing:.16em;text-transform:uppercase;
  color:var(--muted);font-weight:600;display:block;margin-top:3px}
.nav{display:flex;align-items:center;gap:22px;margin-left:auto}
.nav a{text-decoration:none;font-size:.78rem;font-weight:600;letter-spacing:.05em;
  text-transform:uppercase;color:var(--ink-2);padding:6px 0;
  border-bottom:2px solid transparent;transition:.15s}
.nav a:hover,.nav a[aria-current=page]{color:var(--ink);border-bottom-color:var(--accent)}
.nav a.btn{padding:12px 18px;border-bottom:2px solid transparent;font-size:.72rem}
.nav a.btn.btn-primary,.nav a.btn.btn-primary:hover{color:#fff;border-bottom-color:transparent}
.burger{display:none;margin-left:auto;background:none;border:1px solid var(--line);
  border-radius:var(--r);padding:9px 12px;cursor:pointer;color:var(--ink);
  font-size:.72rem;letter-spacing:.09em;text-transform:uppercase;font-weight:700}
@media(max-width:1040px) and (min-width:941px){
  .head-in{gap:14px}.nav{gap:15px}.nav a{font-size:.72rem;letter-spacing:.03em}
  .nav a.btn{padding:11px 14px;font-size:.67rem}.brand b{font-size:1.08rem}
}
@media(max-width:940px){
  .nav{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;
    align-items:stretch;gap:0;background:var(--paper);border-bottom:1px solid var(--line);
    padding:6px var(--pad) 20px}
  .nav.open{display:flex}
  .nav a{padding:14px 0;border-bottom:1px solid var(--line-2)}
  .nav a.btn{margin-top:12px;justify-content:center}
  .burger{display:block}
  .brand{flex:1 1 auto;min-width:0;overflow:hidden}
  .brand b{font-size:1.05rem;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
  .brand span{white-space:nowrap;overflow:hidden;text-overflow:ellipsis;font-size:.5rem}
}
@media(max-width:400px){.btn{padding:13px 15px;font-size:.7rem;letter-spacing:.06em}
  .btn-row .btn{flex:1 1 100%}}

/* heroes */
.page-hero{background:var(--ink);color:#fff;padding-block:clamp(56px,8vw,104px)}
.page-hero h1{color:#fff;max-width:20ch}
.page-hero .lede{color:rgba(255,255,255,.84);max-width:62ch;margin-top:16px}
.hero{position:relative;min-height:clamp(440px,68vh,620px);display:flex;align-items:flex-end;isolation:isolate}
.hero img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(8,14,18,.34),rgba(8,14,18,.56) 55%,rgba(8,14,18,.84))}
.hero .wrap{padding-block:clamp(40px,6vw,70px);color:#fff;width:100%}
.hero h1{color:#fff;max-width:17ch}
.hero .lede{color:rgba(255,255,255,.9);max-width:56ch;margin-top:18px}
.hero .eyebrow{color:#e0b46a}

/* answer box — the block AI engines lift from */
.answer{background:var(--accent-soft);border-left:3px solid var(--accent);
  border-radius:var(--r);padding:24px 26px;margin:28px 0}
.answer p:last-child{margin-bottom:0}
.answer b{color:var(--accent-dk)}

/* grids & cards */
.grid{display:grid;gap:22px}
.g2{grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr))}
.g3{grid-template-columns:repeat(auto-fit,minmax(min(255px,100%),1fr))}
.split{display:grid;gap:clamp(30px,5vw,58px);
  grid-template-columns:repeat(auto-fit,minmax(min(320px,100%),1fr));align-items:start}
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);
  padding:26px 24px;display:flex;flex-direction:column;transition:.2s}
.card:hover{border-color:var(--ink);box-shadow:var(--shadow)}
.card h3{margin-bottom:9px}
.card p{color:var(--ink-2);font-size:.95rem;margin-bottom:0}
.card .go{margin-top:16px;font-size:.82rem;font-weight:700;color:var(--accent);text-decoration:none}
.card .go:hover{text-decoration:underline}
a.card{text-decoration:none;color:inherit}

/* comparison table — the original-data asset */
.tbl-scroll{overflow-x:auto;border:1px solid var(--line);border-radius:var(--r);margin-top:28px}
table.cmp{border-collapse:collapse;width:100%;min-width:760px;font-size:.9rem}
table.cmp th,table.cmp td{text-align:left;padding:13px 15px;border-bottom:1px solid var(--line-2);vertical-align:top}
table.cmp thead th{background:var(--shell);font-size:.66rem;letter-spacing:.12em;
  text-transform:uppercase;color:var(--muted);font-weight:700;white-space:nowrap;
  position:sticky;top:0}
table.cmp tbody tr:hover{background:var(--shell)}
table.cmp td a{color:var(--accent);font-weight:600;text-decoration:none}
table.cmp td a:hover{text-decoration:underline}
table.cmp .nm{font-weight:600;color:var(--ink)}
.pill{display:inline-block;font-size:.6rem;font-weight:700;letter-spacing:.1em;
  text-transform:uppercase;padding:4px 8px;border-radius:3px;white-space:nowrap}
.pill-new{background:var(--accent-soft);color:var(--accent-dk)}
.pill-resale{background:var(--sand);color:var(--ink-2)}

/* long-form article body */
.prose{max-width:var(--read)}
.prose h2{margin:44px 0 14px}
.prose h3{margin:32px 0 10px}
.prose p,.prose li{color:var(--ink-2)}
.prose ul,.prose ol{padding-left:22px;margin:0 0 1.1em}
.prose li{margin-bottom:9px}
.prose strong{color:var(--ink)}
.prose table{border-collapse:collapse;width:100%;font-size:.92rem;margin:20px 0}
.prose th,.prose td{text-align:left;padding:11px 13px;border-bottom:1px solid var(--line-2)}
.prose th{font-size:.68rem;letter-spacing:.11em;text-transform:uppercase;color:var(--muted)}
.prose blockquote{margin:24px 0;padding:4px 0 4px 22px;border-left:3px solid var(--accent);
  font-family:var(--serif);font-size:1.15rem;color:var(--ink)}

/* facts strip */
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(160px,100%),1fr));
  gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;margin:26px 0}
.facts div{background:var(--paper);padding:18px 20px}
.facts dt{font-size:.64rem;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);font-weight:700;margin-bottom:6px}
.facts dd{margin:0;font-weight:600;font-size:.98rem}

/* FAQ */
.faq{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;padding:20px 40px 20px 0;font-weight:600;font-size:1.03rem;
  position:relative;list-style:none}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:8px;top:18px;font-size:1.4rem;
  color:var(--accent);font-weight:400}
.faq details[open] summary::after{content:"\2013"}
.faq details > div{padding:0 0 22px;color:var(--ink-2)}
.faq details > div p:last-child{margin-bottom:0}

/* video */
.video{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;
  background:var(--ink);margin:26px 0}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}

/* Portrait. The source photo is 1000x1294 while headshots elsewhere are square,
   so a fixed 4:5 box with a cover crop keeps the framing predictable instead of
   letting the raw aspect ratio stretch the page. */
.portrait{
  width:100%;max-width:360px;aspect-ratio:4/5;
  background:var(--sand);border-radius:var(--r);overflow:hidden
}
.portrait img{width:100%;height:100%;object-fit:cover;object-position:center 18%}
@media(max-width:940px){.portrait{max-width:290px;margin-inline:auto}}

/* forms */
.field{margin-bottom:16px}
.field label{display:block;font-size:.7rem;letter-spacing:.11em;text-transform:uppercase;
  font-weight:700;color:var(--ink-2);margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;padding:12px 13px;border:1px solid var(--line);
  border-radius:var(--r);background:var(--paper);font-family:var(--sans);font-size:1rem;color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--accent)}
.field-row{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(150px,100%),1fr));gap:0 15px}
.panel{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:clamp(22px,3vw,32px)}
.disclaimer{font-size:.78rem;color:var(--muted);margin-top:14px;line-height:1.55}

.checks{list-style:none;margin:0;padding:0}
.checks li{padding:13px 0 13px 26px;border-bottom:1px solid var(--line-2);position:relative;color:var(--ink-2)}
.checks li::before{content:"—";position:absolute;left:0;top:13px;color:var(--accent);font-weight:700}
.checks li b{color:var(--ink);display:block;margin-bottom:2px}

.contact-line{list-style:none;margin:0;padding:0}
.contact-line li{padding:11px 0;border-bottom:1px solid var(--line-2);display:flex;gap:14px}
.contact-line li b{flex:0 0 84px;font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--muted);padding-top:4px}
.contact-line li > :not(b){min-width:0;overflow-wrap:anywhere}
.contact-line a{color:var(--ink);text-decoration:none;border-bottom:1px solid var(--accent)}
@media(max-width:420px){.contact-line li{flex-direction:column;gap:2px}
  .contact-line li b{flex:none;padding-top:0}}

/* footer */
.site-foot{background:var(--ink);color:#aab4b8;padding-block:clamp(44px,5vw,64px) 0;font-size:.9rem}
.foot-grid{display:grid;gap:32px;grid-template-columns:repeat(auto-fit,minmax(min(200px,100%),1fr))}
.site-foot h4{color:#fff;font-family:var(--sans);font-size:.66rem;letter-spacing:.15em;
  text-transform:uppercase;font-weight:700;margin-bottom:14px}
.site-foot a{color:#aab4b8;text-decoration:none}
.site-foot a:hover{color:#fff}
.site-foot ul{list-style:none;margin:0;padding:0}
.site-foot li{margin-bottom:8px}
.foot-brand b{font-family:var(--serif);font-size:1.2rem;color:#fff;display:block;margin-bottom:6px}
.social{display:flex;gap:10px;margin-top:14px;flex-wrap:wrap}
.social a{border:1px solid rgba(255,255,255,.2);border-radius:var(--r);padding:6px 11px;font-size:.7rem}
.social a:hover{border-color:#fff}
.legal{margin-top:42px;border-top:1px solid rgba(255,255,255,.13);
  padding:20px 0 calc(20px + env(safe-area-inset-bottom,0px));font-size:.78rem;color:#7d888c;
  display:flex;flex-wrap:wrap;gap:8px 20px;justify-content:space-between}
.legal p{margin:0}

.skip{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;
  clip:rect(0 0 0 0);clip-path:inset(50%);white-space:nowrap;border:0}
.skip:focus{position:fixed;left:12px;top:12px;width:auto;height:auto;margin:0;clip:auto;
  clip-path:none;z-index:200;background:var(--ink);color:#fff;padding:12px 18px;border-radius:var(--r)}
.updated{font-size:.78rem;color:var(--muted);margin-top:8px}