/* ══════════════════════════════════════════════
   RTI REALTY — shared stylesheet
   Emerald & Gold · Cinzel + Manrope
   ══════════════════════════════════════════════ */

:root{
  /* brand burgundy — matches the RTI Realty mark */
  --emerald:#4E1219;
  --emerald-2:#6A1A23;
  --emerald-deep:#2E080D;
  --gold:#C0932C;
  --gold-2:#DFBE68;
  --gold-soft:rgba(201,162,39,.13);
  --ivory:#F8F1E6;
  --sand:#E8DBC9;
  --sand-2:#F2E9DA;

  --ground:var(--ivory);
  --surface:var(--sand-2);
  --ink:#201416;
  --ink-2:#6A585C;
  --ink-3:#9B8B8E;
  --rule:rgba(32,20,22,.14);
  --rule-strong:rgba(32,20,22,.3);
  --accent:var(--gold);
  --accent-ink:#7A5A0D;

  --display:"Cinzel","Trajan Pro",Optima,"Palatino Linotype",Palatino,Georgia,serif;
  --body:"Manrope","Avenir Next",Avenir,"Segoe UI","Helvetica Neue",Helvetica,Arial,sans-serif;
  --mono:"JetBrains Mono",ui-monospace,"SF Mono","IBM Plex Mono",Menlo,monospace;

  --gut:clamp(20px,5vw,88px);
  --band:clamp(60px,8vw,118px);
}

*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--ivory);color:var(--ink);
  font-family:var(--body);font-size:16px;line-height:1.62;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}
p{font-size:16px;line-height:1.62;margin:0}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
::selection{background:rgba(201,162,39,.32);color:inherit}

.wrap{width:min(1340px,100% - var(--gut));margin-inline:auto}
.band{padding-block:var(--band);position:relative}
.band--tight{padding-block:clamp(40px,5vw,72px)}

.band--em,.foot,.hero,.phero{
  background:var(--emerald);
  --ground:var(--emerald);
  --surface:var(--emerald-2);
  --ink:var(--ivory);
  --ink-2:rgba(248,241,230,.74);
  --ink-3:rgba(248,241,230,.52);
  --rule:rgba(248,241,230,.17);
  --rule-strong:rgba(248,241,230,.34);
  --accent:var(--gold-2);
  --accent-ink:var(--gold-2);
  color:var(--ivory);
}
.band--sand{background:var(--sand-2)}

/* ── TYPE ── */
.eyebrow{font-family:var(--mono);font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--accent-ink);margin:0}
.eyebrow--q{color:var(--ink-3)}
.display{font-family:var(--display);font-weight:600;line-height:1.04;letter-spacing:.005em;text-wrap:balance;margin:0}
.d1{font-size:clamp(32px,4.6vw,68px);line-height:1.03}
.d2{font-size:clamp(26px,3.4vw,46px)}
.d3{font-size:clamp(20px,2.2vw,29px)}
.d4{font-size:clamp(18px,1.7vw,23px)}
.lede{max-width:58ch;color:var(--ink-2);font-size:clamp(15px,1.1vw,17.5px);margin:0}
.num{font-family:var(--mono);font-variant-numeric:tabular-nums}
.gold{color:var(--accent)}
.prose p{color:var(--ink-2);margin-bottom:18px;max-width:70ch}
.prose p:last-child{margin-bottom:0}

/* ── UTILITY BAR ── */
.util{background:var(--emerald-deep);color:rgba(248,241,230,.82)}
.util__in{display:flex;align-items:center;gap:20px;min-height:38px;font-family:var(--mono);font-size:10.5px;letter-spacing:.13em;text-transform:uppercase}
.util__in a:hover{color:var(--gold-2)}
.util__sp{margin-left:auto;display:flex;gap:20px}
@media(max-width:720px){.util__l{display:none}.util__sp{margin-left:0;justify-content:space-between;width:100%}}

/* ── NAV ── */
.nav{position:sticky;top:0;z-index:70;background:var(--ivory);border-bottom:1px solid rgba(32,20,22,.14);transition:box-shadow .35s}
.nav.stuck{box-shadow:0 10px 34px rgba(78,18,25,.09)}
.nav__in{display:flex;align-items:center;gap:clamp(10px,2vw,34px);height:76px}
.mark{display:flex;align-items:center;gap:10px;margin-right:auto}
.mark__logo{height:46px;width:auto;display:block}
.mark__r{font-family:var(--display);font-size:26px;font-weight:700;color:var(--emerald);letter-spacing:.07em}
.mark__t{font-family:var(--mono);font-size:8.5px;letter-spacing:.22em;color:#9B8B8E;text-transform:uppercase}
.nav__links{display:flex;gap:clamp(10px,1.6vw,26px)}
.nav__links a{font-size:12.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:#6A585C;padding-block:8px;border-bottom:2px solid transparent;transition:color .25s,border-color .25s}
.nav__links a:hover,.nav__links a.on{color:var(--emerald);border-bottom-color:var(--gold)}
.burger{display:none;background:none;border:1px solid rgba(32,20,22,.3);width:42px;height:38px;cursor:pointer;flex-direction:column;gap:4px;align-items:center;justify-content:center}
.burger i{display:block;width:18px;height:1.5px;background:var(--emerald);transition:transform .3s,opacity .3s}
.burger.on i:nth-child(1){transform:translateY(5.5px) rotate(45deg)}
.burger.on i:nth-child(2){opacity:0}
.burger.on i:nth-child(3){transform:translateY(-5.5px) rotate(-45deg)}
.mobnav{display:none;flex-direction:column;background:var(--ivory);border-bottom:1px solid rgba(32,20,22,.14);padding:8px 0 18px}
.mobnav.on{display:flex}
.mobnav a{padding:13px var(--gut);font-size:14px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:#201416;border-bottom:1px solid rgba(32,20,22,.08)}
@media(max-width:1120px){.nav__links{display:none}.burger{display:flex}}

/* ── BUTTONS ── */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:10px;
  font-family:var(--body);font-size:11.5px;font-weight:700;letter-spacing:.15em;text-transform:uppercase;
  padding:14px 24px;border:1.5px solid var(--rule-strong);color:var(--ink);background:none;cursor:pointer;
  transition:background .3s,color .3s,border-color .3s,transform .3s;
}
.btn:hover{transform:translateY(-2px)}
.btn--gold{background:var(--gold);border-color:var(--gold);color:var(--emerald-deep)}
.btn--gold:hover{background:var(--gold-2);border-color:var(--gold-2)}
.btn--em{background:var(--emerald);border-color:var(--emerald);color:var(--ivory)}
.btn--em:hover{background:var(--emerald-2);border-color:var(--emerald-2)}
.btn--ghost:hover{border-color:var(--accent);color:var(--accent)}
.btn--sm{padding:11px 18px;font-size:10.5px}
.btn__a{transition:transform .3s}
.btn:hover .btn__a{transform:translateX(4px)}

/* ── HERO (home) ── */
.hero{position:relative;overflow:hidden;padding-top:clamp(28px,3.6vw,52px)}
.hero .wrap{position:relative;z-index:1}
.hero__grid{display:grid;grid-template-columns:minmax(0,1.06fr) minmax(0,.94fr);gap:clamp(24px,4vw,64px);align-items:center;padding-block:clamp(18px,2.6vw,40px)}
@media(max-width:1000px){.hero__grid{grid-template-columns:1fr;gap:32px}}
.hero__copy{display:flex;flex-direction:column;gap:clamp(16px,2vw,26px)}
.hero__head{max-width:9.6em}
.hero__ln{display:block;overflow:hidden}
.hero__ln>span{display:block;transform:translateY(106%);animation:rise 1s cubic-bezier(.16,1,.3,1) forwards}
.hero__ln:nth-child(2)>span{animation-delay:.1s}
@keyframes rise{to{transform:translateY(0)}}
.up{opacity:0;transform:translateY(16px);animation:up .85s cubic-bezier(.16,1,.3,1) forwards}
.up.a1{animation-delay:.34s}.up.a2{animation-delay:.46s}.up.a3{animation-delay:.58s}
@keyframes up{to{opacity:1;transform:none}}
.hero__acts{display:flex;flex-wrap:wrap;gap:13px}
.hero__badges{display:flex;flex-wrap:wrap;gap:9px}
.badge{font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase;padding:7px 12px;border:1px solid var(--rule-strong);color:var(--ink-2)}

/* featured plate */
.plate{position:relative;border:1px solid rgba(201,162,39,.42);background:rgba(46,8,13,.55);backdrop-filter:blur(8px);padding:clamp(18px,2vw,26px);display:flex;flex-direction:column;gap:16px;min-height:clamp(320px,40vh,420px)}
.plate::before,.plate::after{content:"";position:absolute;width:11px;height:11px;border:1.5px solid var(--gold)}
.plate::before{top:-1px;left:-1px;border-right:0;border-bottom:0}
.plate::after{bottom:-1px;right:-1px;border-left:0;border-top:0}
.plate__k{display:flex;justify-content:space-between;align-items:center;gap:10px}
.plate__draw{flex:1;display:grid;place-items:end center;color:var(--gold);min-height:110px}
.plate__draw--photo{display:block;place-items:initial;overflow:hidden;position:relative;min-height:190px;border:1px solid rgba(248,241,230,.14)}
.plate__draw--photo img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}
.plate__draw--photo::after{content:"";position:absolute;inset:0;background:rgba(46,8,13,.3)}
.plate__draw svg{height:100%;max-height:180px;width:auto}
.plate__b{display:flex;flex-direction:column;gap:5px;border-top:1px solid var(--rule);padding-top:14px}
.plate__nm{font-family:var(--display);font-size:clamp(17px,1.6vw,22px);line-height:1.14;margin:0}
.plate__lo{font-family:var(--mono);font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:var(--ink-3)}
.plate__meta{display:flex;justify-content:space-between;align-items:baseline;gap:10px;margin-top:8px}
.plate__pr{font-family:var(--mono);font-size:13px;color:var(--gold-2);font-variant-numeric:tabular-nums}
.fade{transition:opacity .45s ease}.fade.out{opacity:0}
.dots{display:flex;gap:7px}
.dots button{width:18px;height:2px;background:var(--rule-strong);border:0;padding:0;cursor:pointer;transition:background .3s}
.dots button[aria-current=true]{background:var(--gold)}

/* stats + ledger */
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--rule)}
.stat{padding:20px clamp(8px,1.5vw,22px) 18px;border-left:1px solid var(--rule)}
.stat:first-child{border-left:0;padding-left:0}
.stat__v{font-family:var(--display);font-size:clamp(22px,2.8vw,38px);line-height:1;display:block;color:var(--gold-2)}
.stat__v .num{font-family:var(--display)}
.stat__l{display:block;font-family:var(--mono);font-size:9.5px;letter-spacing:.17em;text-transform:uppercase;color:var(--ink-3);margin-top:9px}
@media(max-width:720px){.stats{grid-template-columns:1fr 1fr}.stat:nth-child(3){border-left:0;padding-left:0}.stat:nth-child(3),.stat:nth-child(4){border-top:1px solid var(--rule)}}
.ledgerline{width:100%;max-height:clamp(110px,15vh,168px);display:block;color:rgba(248,241,230,.5)}
.ledgerline .curve{fill:none;stroke:var(--gold);stroke-width:1.4;vector-effect:non-scaling-stroke}
.ledgerline .base{stroke:rgba(248,241,230,.24);stroke-width:1;vector-effect:non-scaling-stroke}
.ledgerline .yr{font-family:var(--mono);font-size:10px;letter-spacing:.14em;fill:rgba(248,241,230,.55)}
.bld{fill:none;stroke:currentColor;stroke-width:1;vector-effect:non-scaling-stroke}
.ledgerline .bld{opacity:0}
.ledgerline .bld.on{animation:bin .75s ease forwards}
@keyframes bin{from{opacity:0}to{opacity:.9}}

/* ── PAGE HERO (inner pages) ── */
.phero{position:relative;overflow:hidden;padding-block:clamp(30px,3.6vw,54px)}
.phero .wrap{position:relative;z-index:1}
.phero__grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(300px,380px);gap:clamp(24px,3.4vw,52px);align-items:center}
@media(max-width:980px){.phero__grid{grid-template-columns:1fr;gap:28px}}
.phero__in{display:flex;flex-direction:column;gap:15px;max-width:none;min-width:0}
.phero__in .display{max-width:none}
.phero__in .lede{max-width:52ch}
.phero__in .crumb{max-width:none}
.phero__meta{display:flex;flex-wrap:wrap;gap:0;margin-top:6px;border-top:1px solid var(--rule)}
.phero__meta div{padding:14px clamp(14px,2vw,26px) 0 0;margin-right:clamp(14px,2vw,26px);border-right:1px solid var(--rule)}
.phero__meta div:last-child{border-right:0;margin-right:0}
.phero__meta b{display:block;font-family:var(--display);font-size:clamp(15px,1.5vw,20px);font-weight:600;color:var(--gold-2);line-height:1.15;max-width:16ch}
.phero__meta span{display:block;font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-3);margin-top:6px}
.phero .d1{font-size:clamp(29px,3.5vw,50px)}
.phero__in--wide .display{max-width:12em}

/* lead magnet card */
.lmag{position:relative;border:1px solid rgba(201,162,39,.42);background:rgba(46,8,13,.55);backdrop-filter:blur(8px);padding:clamp(18px,1.9vw,26px);display:flex;flex-direction:column;gap:11px}
.lmag::before,.lmag::after{content:"";position:absolute;width:11px;height:11px;border:1.5px solid var(--gold)}
.lmag::before{top:-1px;left:-1px;border-right:0;border-bottom:0}
.lmag::after{bottom:-1px;right:-1px;border-left:0;border-top:0}
.lmag__k{font-family:var(--mono);font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2)}
.lmag__t{font-family:var(--display);font-size:clamp(17px,1.55vw,21px);font-weight:600;line-height:1.15;margin:0;color:var(--ivory)}
.lmag__b{font-size:14px;color:rgba(248,241,230,.74);margin:0}
.lmag__pts{display:flex;flex-direction:column;gap:7px;margin:2px 0 0;padding:0;list-style:none}
.lmag__pts li{font-size:13px;color:rgba(248,241,230,.8);padding-left:17px;position:relative}
.lmag__pts li::before{content:"";position:absolute;left:0;top:7px;width:6px;height:6px;border:1px solid var(--gold);transform:rotate(45deg)}
.lmag__f{display:flex;flex-direction:column;gap:8px;margin-top:2px}
.lmag__f input{background:rgba(248,241,230,.07);border:1px solid rgba(248,241,230,.28);color:var(--ivory);font-family:var(--body);font-size:14px;padding:10px 12px;width:100%}
.lmag__f input::placeholder{color:rgba(248,241,230,.45)}
.lmag__f input:focus{outline:0;border-color:var(--gold)}
.lmag__note{font-family:var(--mono);font-size:9.5px;letter-spacing:.1em;color:rgba(248,241,230,.5);text-transform:uppercase}
.lmag__done{display:none;flex-direction:column;gap:8px;border-top:1px solid rgba(248,241,230,.2);padding-top:14px}
.lmag__done.on{display:flex}
.lmag__f.off{display:none}
.crumb{font-family:var(--mono);font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-3)}
.crumb a:hover{color:var(--gold-2)}

/* ── MARQUEE ── */
.marq{overflow:hidden;background:var(--sand);padding-block:20px;-webkit-mask-image:linear-gradient(90deg,transparent,#000 10%,#000 90%,transparent);mask-image:linear-gradient(90deg,transparent,#000 10%,#000 90%,transparent)}
.marq__t{display:flex;gap:clamp(26px,4.5vw,66px);width:max-content;animation:slide 40s linear infinite}
.marq:hover .marq__t{animation-play-state:paused}
@keyframes slide{to{transform:translateX(-50%)}}
.marq__i{font-family:var(--display);font-size:clamp(13px,1.3vw,18px);font-weight:600;letter-spacing:.13em;text-transform:uppercase;color:var(--emerald);opacity:.55;white-space:nowrap;transition:opacity .3s}
.marq__i:hover{opacity:1}

/* ── SECTION HEADS ── */
.head{display:grid;grid-template-columns:1fr auto;gap:20px;align-items:end;margin-bottom:clamp(26px,3.2vw,46px)}
.head__l{display:flex;flex-direction:column;gap:13px}
@media(max-width:820px){.head{grid-template-columns:1fr}}

/* ── SEGMENTED TABS ── */
.tabs{display:flex;border:1.5px solid var(--emerald);flex-wrap:wrap}
.band--em .tabs,.band--sand .tabs{border-color:var(--emerald)}
.tabs button{flex:1 1 auto;background:none;border:0;border-left:1.5px solid var(--emerald);color:var(--emerald);font-family:var(--body);font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;padding:12px 17px;cursor:pointer;transition:background .25s,color .25s}
.tabs button:first-child{border-left:0}
.tabs button[aria-pressed=true]{background:var(--emerald);color:var(--ivory)}

/* ── FILTERS ── */
.filterbar{border:1px solid var(--rule);background:var(--sand-2);margin-bottom:26px}
.band--sand .filterbar{background:var(--ivory)}
.filterbar__country{padding:18px 20px 0}
.filterbar__top{display:grid;grid-template-columns:2fr repeat(4,1fr) auto;gap:14px;align-items:end;padding:20px 20px 18px}
.filterbar__region{padding:12px 20px 0}
.tabs--sub{border-color:var(--rule-strong);opacity:.92}
.tabs--sub button{font-size:10px;padding:9px 14px}
.tabs--sub button.tab--soon{color:var(--ink-3)}
.tabs--sub button.tab--soon::after{content:" — coming soon";font-style:italic}
@media(max-width:1180px){.filterbar__country{padding:18px 20px 0}
.filterbar__top{grid-template-columns:1fr 1fr 1fr}}
@media(max-width:700px){.filterbar__country{padding:18px 20px 0}
.filterbar__top{grid-template-columns:1fr 1fr}}
@media(max-width:480px){.filterbar__country{padding:18px 20px 0}
.filterbar__top{grid-template-columns:1fr}}
.fgroup{display:flex;flex-direction:column;gap:7px;min-width:0}
.fgroup label{font-family:var(--mono);font-size:9.5px;letter-spacing:.17em;text-transform:uppercase;color:var(--ink-3)}
.fgroup select,.fgroup input[type=search]{
  background:var(--ivory);border:1px solid var(--rule-strong);color:var(--ink);
  font-family:var(--body);font-size:14px;font-weight:600;padding:0 13px;width:100%;
  height:48px;line-height:48px;border-radius:0;transition:border-color .25s,box-shadow .25s;
}
.fgroup select{
  appearance:none;-webkit-appearance:none;cursor:pointer;padding-right:34px;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='7' viewBox='0 0 10 7'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%238A6A12' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 13px center;
}
.fgroup select:focus,.fgroup input:focus{outline:0;border-color:var(--gold);box-shadow:0 0 0 3px rgba(201,162,39,.16)}
.fsearch{position:relative}
.fsearch input[type=search]{padding-left:38px}
.fsearch svg{position:absolute;left:13px;top:calc(50% + 13.5px);width:14px;height:14px;fill:none;stroke:var(--ink-3);stroke-width:2;pointer-events:none;transform:translateY(-50%)}
.fbtn{height:48px;padding-block:0;white-space:nowrap;align-self:end}
.filterbar__bar{display:flex;flex-wrap:wrap;gap:10px;align-items:center;border-top:1px solid var(--rule);padding:13px 20px;background:rgba(32,20,22,.03)}
.fcount{font-family:var(--mono);font-size:11px;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-2);font-weight:600}
.fchips{display:flex;flex-wrap:wrap;gap:8px;flex:1;min-width:0}
.fchip{display:inline-flex;align-items:center;gap:8px;font-family:var(--mono);font-size:10px;letter-spacing:.1em;text-transform:uppercase;background:var(--gold-soft);border:1px solid rgba(201,162,39,.5);color:var(--accent-ink);padding:6px 9px;cursor:pointer;transition:background .2s}
.fchip:hover{background:rgba(201,162,39,.24)}
.fchip b{font-weight:700}
.fchip span{font-size:13px;line-height:1;opacity:.7}
.fclear{background:none;border:0;color:var(--accent-ink);font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;text-decoration:underline;padding:0;margin-left:auto;white-space:nowrap}

/* ── PROPERTY CARDS ── */
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media(max-width:1080px){.pgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:660px){.pgrid{grid-template-columns:1fr}}
.pc{display:flex;flex-direction:column;background:var(--ivory);border:1px solid rgba(32,20,22,.14);transition:transform .4s cubic-bezier(.16,1,.3,1),box-shadow .4s,border-color .4s}
.pc:hover{transform:translateY(-5px);box-shadow:0 22px 48px rgba(78,18,25,.13);border-color:rgba(201,162,39,.5)}
.pc__vis{position:relative;height:200px;background:var(--emerald);display:grid;place-items:end center;padding:16px 16px 0;overflow:hidden}
.pc--com .pc__vis{background:var(--emerald-deep)}

.pc__vis svg{height:100%;width:auto;color:rgba(248,241,230,.72);position:relative;z-index:1;transition:color .45s}
.pc:hover .pc__vis svg{color:var(--gold-2)}
.pc__tag{position:absolute;top:13px;left:13px;z-index:3;display:flex;gap:6px;flex-wrap:wrap;max-width:calc(100% - 105px)}
.pc__city{position:absolute;top:17px;right:13px;left:105px;z-index:3;text-align:right;white-space:nowrap;overflow:hidden;text-overflow:ellipsis;text-shadow:0 1px 6px rgba(46,8,13,.9);font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:rgba(248,241,230,.8)}
.chip{display:inline-block;font-family:var(--mono);font-size:9.5px;letter-spacing:.15em;text-transform:uppercase;padding:5px 10px;border:1px solid currentColor;white-space:nowrap}
.chip--new{color:var(--gold-2);background:rgba(46,8,13,.72);backdrop-filter:blur(3px)}
.chip--uc{color:#E7B9A0;background:rgba(46,8,13,.72);backdrop-filter:blur(3px)}
.chip--rtm{color:#F0D9A8;background:rgba(46,8,13,.72);backdrop-filter:blur(3px)}
.chip--pri{color:var(--emerald-deep);background:var(--gold);border-color:var(--gold);font-weight:700}
.chip--dark{color:var(--accent-ink);border-color:var(--accent-ink)}
.pc__nophoto{position:absolute;left:0;right:0;bottom:9px;z-index:2;text-align:center;font-family:var(--mono);font-size:8.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(248,241,230,.42)}
.pc__b{padding:19px;display:flex;flex-direction:column;gap:6px;flex:1}
.pc__nm{font-family:var(--display);font-size:18px;font-weight:600;line-height:1.2;margin:0;color:var(--emerald)}
.pc__lo{font-family:var(--mono);font-size:10px;letter-spacing:.13em;text-transform:uppercase;color:#9B8B8E}
.pc__specs{display:flex;flex-wrap:wrap;gap:6px;margin-top:8px}
.spec{font-family:var(--mono);font-size:9.5px;letter-spacing:.1em;text-transform:uppercase;color:#6A585C;background:var(--sand-2);padding:5px 9px}
.band--sand .spec{background:var(--sand)}
.pc__price{display:flex;justify-content:space-between;align-items:baseline;gap:10px;margin-top:auto;padding-top:15px;border-top:1px solid rgba(32,20,22,.14)}
.pc__p{font-family:var(--mono);font-size:14px;font-weight:600;color:var(--accent-ink);font-variant-numeric:tabular-nums}
.pc__pl{font-family:var(--mono);font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:#9B8B8E}
.pc__acts{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid rgba(32,20,22,.14)}
.act{display:flex;align-items:center;justify-content:center;gap:7px;padding:12px 8px;font-family:var(--body);font-size:10.5px;font-weight:700;letter-spacing:.11em;text-transform:uppercase;background:none;border:0;border-left:1px solid rgba(32,20,22,.14);border-top:1px solid rgba(32,20,22,.14);color:#6A585C;cursor:pointer;transition:background .25s,color .25s}
.act:nth-child(-n+2){border-top:0}
.act:nth-child(odd){border-left:0}
.act:hover{background:var(--emerald);color:var(--ivory)}
.act--wa:hover{background:#1FA855;color:#fff}
.act svg{width:13px;height:13px;fill:currentColor;flex:none}
.empty{grid-column:1/-1;padding:56px 24px;text-align:center;border:1px dashed var(--rule-strong)}
.empty h3{font-family:var(--display);font-size:23px;margin:0 0 10px;color:var(--emerald)}
.empty p{color:var(--ink-2);margin:0 auto 20px;font-size:15px;max-width:52ch}

.pc__vis--photo{padding:0;display:block}
.pc__vis--photo::after{content:"";position:absolute;inset:0;background:rgba(46,8,13,.28)}
.pc__vis--photo img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.16,1,.3,1)}
.pc:hover .pc__vis--photo img{transform:scale(1.05)}
.pd__vis--photo{padding:0;display:block}
.pd__vis--photo img{width:100%;height:100%;object-fit:cover;position:relative;z-index:1}
.pd__vis--photo::after{background:rgba(46,8,13,.18)}

/* ── PROJECT DETAIL ── */
.pd{display:grid;grid-template-columns:minmax(0,1.55fr) minmax(0,.85fr);gap:clamp(24px,3vw,46px);align-items:start}
@media(max-width:960px){.pd{grid-template-columns:1fr}}
.pd__vis{height:clamp(230px,34vw,380px);background:var(--emerald);display:grid;place-items:end center;padding:26px 26px 0;position:relative;overflow:hidden;margin-bottom:26px}

.pd__vis svg{height:100%;width:auto;color:var(--gold-2);position:relative;z-index:1}
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--rule);border:1px solid var(--rule);margin-bottom:30px}
@media(max-width:820px){.facts{grid-template-columns:repeat(2,1fr)}}
.fact{background:var(--ivory);padding:17px}
.fact__k{display:block;font-family:var(--mono);font-size:9px;letter-spacing:.16em;text-transform:uppercase;color:#9B8B8E;margin-bottom:7px}
.fact__v{display:block;font-family:var(--display);font-size:17px;font-weight:600;color:var(--emerald);line-height:1.2}
.amen{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
@media(max-width:700px){.amen{grid-template-columns:repeat(2,1fr)}}
.amen li{list-style:none;font-size:14px;color:var(--ink-2);padding-left:18px;position:relative}
.amen li::before{content:"";position:absolute;left:0;top:9px;width:7px;height:7px;border:1px solid var(--gold);transform:rotate(45deg)}
.amen{padding:0;margin:0}
.side{
  position:sticky;top:96px;display:flex;flex-direction:column;gap:18px;
  background:var(--emerald);padding:clamp(22px,2.4vw,30px);border-top:4px solid var(--gold);
  /* invert the tokens so ghost buttons and rules are visible on the dark panel */
  --ink:var(--ivory);
  --ink-2:rgba(248,241,230,.74);
  --ink-3:rgba(248,241,230,.55);
  --rule:rgba(248,241,230,.17);
  --rule-strong:rgba(248,241,230,.38);
  --accent:var(--gold-2);
  color:var(--ivory);
}
.side__row{display:flex;flex-direction:column;gap:6px}
.side__k{display:block;font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:rgba(248,241,230,.6)}
.side__p{display:block;font-family:var(--display);font-size:clamp(21px,2.1vw,27px);font-weight:600;color:var(--gold-2);line-height:1.1}
.side__v{display:block;font-size:14.5px;color:var(--ivory);line-height:1.35}
.side .btn{width:100%}
.side .btn--ghost{border-color:rgba(248,241,230,.38);color:var(--ivory)}
.side .btn--ghost:hover{border-color:var(--gold-2);color:var(--gold-2);background:rgba(248,241,230,.05)}
.side__acts{display:flex;flex-direction:column;gap:9px}
.side__note{font-family:var(--mono);font-size:10.5px;letter-spacing:.08em;color:rgba(248,241,230,.6);border-top:1px solid rgba(248,241,230,.17);padding-top:14px}

/* ── TWO/THREE COL FEATURE GRIDS ── */
.why{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(14px,1.8vw,24px)}
@media(max-width:940px){.why{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.why{grid-template-columns:1fr}}
.why__c{background:var(--surface);border-top:3px solid var(--accent);padding:clamp(20px,2.2vw,28px);display:flex;flex-direction:column;gap:10px;min-height:200px}
.band--em .why__c{background:var(--emerald-2)}
.why__t{font-family:var(--display);font-size:19px;font-weight:600;margin:0;line-height:1.2}
.why__b{font-size:14px;color:var(--ink-2);margin:0}

.steps{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--rule);border:1px solid var(--rule)}
@media(max-width:1000px){.steps{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.steps{grid-template-columns:1fr}}
.step{background:var(--ground);padding:clamp(18px,2vw,26px);display:flex;flex-direction:column;gap:9px;min-height:190px}
.step__n{font-family:var(--display);font-size:32px;color:var(--accent);line-height:1}
.step__t{font-family:var(--display);font-size:16px;font-weight:600;margin:0}
.step__b{font-size:13.5px;color:var(--ink-2);margin:0}

/* ── TRACK RECORD ── */
/* ── SECOND HOMES: mountains + beaches ── */
.shomes{display:grid;grid-template-columns:1fr 1fr;gap:clamp(16px,2vw,26px);align-items:start}
@media(max-width:860px){.shomes{grid-template-columns:1fr}}
.shomes__col{border:1px solid var(--rule);background:var(--surface);padding:clamp(20px,2.4vw,32px);display:flex;flex-direction:column;gap:14px;min-height:100%}
.shomes__head{border-bottom:1px solid var(--rule);padding-bottom:14px}
.shomes__k{font-family:var(--mono);font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--accent-ink);display:block;margin-bottom:8px}
.shomes__t{font-family:var(--display);font-size:22px;font-weight:600;margin:0;color:var(--emerald)}
.shomes__b{font-size:14px;color:var(--ink-2);margin:0}
.shomes__soon{align-self:flex-start;font-family:var(--mono);font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-ink);border:1px solid var(--rule-strong);padding:8px 14px;margin-top:auto}
.shomes__grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:6px}
@media(max-width:520px){.shomes__grid{grid-template-columns:1fr}}
.shomes__grid .pc{font-size:13px}

.tr{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,26px)}
@media(max-width:900px){.tr{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.tr{grid-template-columns:1fr}}
.tr__c{border:1px solid var(--rule);padding:clamp(20px,2.2vw,28px);display:flex;flex-direction:column;gap:10px;background:var(--ground)}
.tr__n{font-family:var(--display);font-size:38px;color:var(--accent);line-height:1}
.tr__t{font-family:var(--display);font-size:18px;font-weight:600;margin:0;color:var(--ink)}
.tr__b{font-size:13.5px;color:var(--ink-2);margin:0}

/* ── HISTORY RAIL ── */
.rail{overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px}
.rail__t{display:flex;min-width:max-content;border-top:2px solid var(--rule)}
.mile{scroll-snap-align:start;width:clamp(210px,22vw,275px);padding:26px 24px 0 0;margin-right:24px;position:relative;flex:none}
.mile::before{content:"";position:absolute;top:-2px;left:0;width:32px;height:2px;background:var(--accent)}
.mile__y{font-family:var(--mono);font-size:12px;letter-spacing:.18em;color:var(--accent-ink);display:block;margin-bottom:11px;font-variant-numeric:tabular-nums;font-weight:700}
.mile__t{font-family:var(--display);font-size:18px;font-weight:600;line-height:1.2;margin:0 0 8px}
.mile__b{font-size:13.5px;color:var(--ink-2);margin:0}

/* ── VIDEO + TEAM ── */
.videobox{border:1px solid var(--rule);background:var(--ivory);padding:10px}
.videobox__ph{aspect-ratio:16/9;background:var(--emerald);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px;position:relative;overflow:hidden}

.videobox__play{width:70px;height:70px;border:1.5px solid var(--gold);border-radius:50%;display:grid;place-items:center;color:var(--gold-2);font-size:22px;padding-left:5px;position:relative;z-index:1}
.videobox__k{font-family:var(--mono);font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:rgba(248,241,230,.6);position:relative;z-index:1}
.team{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(16px,2vw,26px)}
@media(max-width:940px){.team{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.team{grid-template-columns:1fr}}
.tm{display:flex;flex-direction:column;gap:7px}
.tm__ph{aspect-ratio:3/4;background:var(--emerald);display:grid;place-items:center;border-top:3px solid var(--gold);margin-bottom:12px}
.tm__ph span{font-family:var(--display);font-size:34px;font-weight:600;color:rgba(223,190,104,.55)}
.tm__n{font-family:var(--display);font-size:19px;font-weight:600;margin:0;color:var(--emerald)}
.tm__r{font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-ink)}
.tm__b{font-size:13.5px;color:var(--ink-2);margin:4px 0 0}

/* ── PROFILE ── */
.prof{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:clamp(24px,3.4vw,54px);align-items:center}
@media(max-width:820px){.prof{grid-template-columns:1fr}}
.prof__im{aspect-ratio:3/4;background:var(--emerald);display:grid;place-items:center;border-top:4px solid var(--gold);position:relative;overflow:hidden}
.prof__im::after{content:"";position:absolute;inset:0;background:none;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:rgba(248,241,230,.45);position:relative;z-index:1;text-align:center;padding:20px}
.prof__b{display:flex;flex-direction:column;gap:16px}

/* ── CALCULATOR ── */
.calc{display:grid;grid-template-columns:minmax(0,.82fr) minmax(0,1.18fr);border:1px solid var(--rule);background:var(--ivory)}
@media(max-width:940px){.calc{grid-template-columns:1fr}}
.calc__in{padding:clamp(22px,2.6vw,34px);border-right:1px solid var(--rule)}
.calc__out{padding:clamp(22px,2.6vw,34px);background:var(--sand-2)}
@media(max-width:940px){.calc__in{border-right:0;border-bottom:1px solid var(--rule)}}
.field{display:flex;flex-direction:column;gap:11px;margin-bottom:26px}
.field:last-child{margin-bottom:0}
.field__lab{display:flex;justify-content:space-between;align-items:baseline;font-family:var(--mono);font-size:10px;letter-spacing:.17em;text-transform:uppercase;color:#9B8B8E}
.field__val{font-family:var(--display);font-size:25px;color:var(--accent-ink);letter-spacing:0}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:22px;background:none;cursor:pointer;margin:0}
input[type=range]::-webkit-slider-runnable-track{height:3px;background:var(--rule-strong)}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:16px;height:16px;background:var(--gold);border:2px solid var(--emerald);border-radius:50%;margin-top:-7px;transition:transform .2s}
input[type=range]::-webkit-slider-thumb:hover{transform:scale(1.25)}
input[type=range]::-moz-range-track{height:3px;background:var(--rule-strong)}
input[type=range]::-moz-range-thumb{width:16px;height:16px;background:var(--gold);border:2px solid var(--emerald);border-radius:50%}
.scale{display:flex;justify-content:space-between;font-family:var(--mono);font-size:10px;color:#9B8B8E;letter-spacing:.1em}
.calc__snap{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--rule);border:1px solid var(--rule);margin-top:22px}
.calc__snap div{background:var(--ivory);padding:14px 12px}
.calc__snap b{display:block;font-family:var(--display);font-size:22px;font-weight:600;color:var(--emerald);line-height:1}
.calc__snap span{display:block;font-family:var(--mono);font-size:8.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);margin-top:7px}
.calc{align-items:stretch}
.calc__in{display:flex;flex-direction:column}
.calc__in .field:last-of-type{margin-bottom:0}
.proj{display:grid;grid-template-columns:1fr 1fr;gap:13px;margin-bottom:22px}
@media(max-width:520px){.proj{grid-template-columns:1fr}}
.proj__c{background:var(--emerald);color:var(--ivory);padding:19px}
.proj__c--alt{background:var(--emerald-2)}
.proj__k{font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:rgba(248,241,230,.6);display:block;margin-bottom:9px}
.proj__v{font-family:var(--display);font-size:clamp(23px,2.8vw,33px);line-height:1;display:block;color:var(--gold-2)}
.proj__d{font-family:var(--mono);font-size:10.5px;color:rgba(248,241,230,.72);margin-top:8px;display:block;font-variant-numeric:tabular-nums}
.match{display:flex;flex-direction:column;border-top:1px solid var(--rule)}
.match__row{display:grid;grid-template-columns:1fr auto;align-items:center;gap:16px;padding:13px 0;border-bottom:1px solid var(--rule);transition:padding-left .3s}
.match__row:hover{padding-left:8px}
.match__l{display:flex;flex-direction:column;gap:3px;min-width:0}
.match__nm{display:block;font-family:var(--display);font-size:15px;font-weight:600;color:var(--emerald);line-height:1.2}
.match__lo{font-family:var(--mono);font-size:9.5px;letter-spacing:.13em;text-transform:uppercase;color:#9B8B8E;display:block}
.match__pr{font-family:var(--mono);font-size:11.5px;font-variant-numeric:tabular-nums;color:var(--accent-ink);white-space:nowrap;font-weight:700;text-align:right;align-self:center}
.match__empty{padding:18px 0;color:#9B8B8E;font-size:14px}
.matchnote{font-size:12.5px;color:var(--ink-2);margin-top:14px;padding-top:12px;border-top:1px solid var(--rule)}
.assume{font-family:var(--mono);font-size:10px;line-height:1.7;color:#9B8B8E;margin:16px 0 0}

/* ── GROWTH CHART ── */
.chartbox{background:var(--ivory);border:1px solid var(--rule);padding:clamp(20px,2.4vw,32px)}
.chart__legend{display:flex;flex-wrap:wrap;gap:clamp(14px,2vw,28px);margin-bottom:18px}
.cl{display:inline-flex;align-items:center;gap:8px;font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-2)}
.cl i{width:14px;height:3px;display:inline-block}
.cl b{color:var(--ink);font-weight:700;font-variant-numeric:tabular-nums}
.cl--yr{color:var(--accent-ink);margin-left:auto}
.chart__wrap{overflow-x:auto}
.chartbox svg{width:100%;min-width:560px;height:auto;display:block}
.ct{font-family:var(--mono);font-size:11px;fill:var(--ink-3)}
.cend{font-family:var(--mono);font-size:12px;font-weight:700}
.cline{transition:stroke-width .25s}
.chartbox svg:hover .cline{stroke-width:3}

/* ── CORPORATE DESK ── */
.corp{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(280px,.65fr);gap:clamp(20px,3vw,44px);align-items:center;border:1px solid var(--rule);background:var(--surface);padding:clamp(24px,3vw,44px)}
@media(max-width:900px){.corp{grid-template-columns:1fr}}
.corp__pts{list-style:none;padding:0;margin:20px 0 0;display:flex;flex-direction:column;gap:9px}
.corp__pts li{font-size:14.5px;color:var(--ink-2);padding-left:19px;position:relative}
.corp__pts li::before{content:"";position:absolute;left:0;top:8px;width:7px;height:7px;border:1px solid var(--gold);transform:rotate(45deg)}
.corp__acts{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}
.corp__r{background:var(--emerald);color:var(--ivory);padding:clamp(22px,2.6vw,32px);border-top:4px solid var(--gold);display:flex;flex-direction:column;gap:10px}
.corp__k{font-family:var(--mono);font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2)}
.corp__fig{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:rgba(248,241,230,.65);line-height:1.5}
.corp__fig b{display:block;font-family:var(--display);font-size:clamp(30px,3.4vw,42px);letter-spacing:0;color:var(--gold-2);margin-top:4px}
.corp__b{font-size:14px;color:rgba(248,241,230,.8);margin:0}
.corp__note{font-family:var(--mono);font-size:9.5px;line-height:1.7;letter-spacing:.05em;color:rgba(248,241,230,.55);border-top:1px solid rgba(248,241,230,.18);padding-top:12px;margin-top:auto}

/* ── IN THE NEWS ── */
.news{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,26px)}
@media(max-width:820px){.news{grid-template-columns:1fr}}
.newsc{display:flex;flex-direction:column;gap:10px;border-top:2px solid var(--gold);background:var(--surface);padding:clamp(20px,2.2vw,28px);transition:transform .35s,box-shadow .35s}
.newsc:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(78,18,25,.12)}
.newsc__p{font-family:var(--mono);font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--accent-ink)}
.newsc__t{font-family:var(--display);font-size:18px;font-weight:600;line-height:1.28;margin:0;color:var(--emerald)}
.newsc__d{margin-top:auto;font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3)}

/* ── VOICES ── */
.voices{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2.2vw,28px);align-items:stretch}
@media(max-width:880px){.voices{grid-template-columns:1fr}}
.voice{height:100%;background:var(--ivory);border:1px solid rgba(32,20,22,.14);border-left:3px solid var(--gold);padding:clamp(20px,2.2vw,30px);display:flex;flex-direction:column;gap:14px}
.voice__m{font-family:var(--display);font-size:36px;line-height:.6;color:var(--gold);height:19px}
.voice__q{font-size:15px;line-height:1.6;margin:0;color:#201416}
.voice__a{margin-top:auto;font-family:var(--mono);font-size:10px;letter-spacing:.13em;text-transform:uppercase;color:#9B8B8E;border-top:1px solid rgba(32,20,22,.14);padding-top:13px}

/* ── ARTICLE / BLOG CARDS ── */
.arts{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2.2vw,28px)}
@media(max-width:900px){.arts{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.arts{grid-template-columns:1fr}}
.art{display:flex;flex-direction:column;background:var(--ivory);border:1px solid rgba(32,20,22,.14);transition:transform .4s,box-shadow .4s}
.art:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(78,18,25,.11)}
.art__top{height:6px;background:var(--gold)}
.art__b{padding:22px;display:flex;flex-direction:column;gap:10px;flex:1}
.art__m{font-family:var(--mono);font-size:9.5px;letter-spacing:.14em;text-transform:uppercase;color:#9B8B8E}
.art__t{font-family:var(--display);font-size:19px;font-weight:600;line-height:1.25;margin:0;color:var(--emerald)}
.art__x{font-size:14px;color:#6A585C;margin:0}
.art__r{margin-top:auto;padding-top:14px;border-top:1px solid rgba(32,20,22,.14);font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--accent-ink)}

/* ── BANKS ── */
.banks{display:grid;grid-template-columns:1fr auto;gap:24px;align-items:center;background:var(--sand);border-left:4px solid var(--gold);padding:clamp(22px,2.8vw,34px)}
@media(max-width:820px){.banks{grid-template-columns:1fr}}
.banks__l{display:flex;flex-wrap:wrap;gap:9px;margin-top:13px}
.banks__l span{font-family:var(--mono);font-size:10px;letter-spacing:.12em;text-transform:uppercase;background:var(--ivory);padding:7px 12px;color:#6A585C}

/* ── FAQ ── */
.faq{border-top:1px solid var(--rule)}
.faq details{border-bottom:1px solid var(--rule)}
.faq summary{display:flex;justify-content:space-between;align-items:center;gap:18px;cursor:pointer;list-style:none;padding:20px 0;font-family:var(--display);font-size:clamp(15px,1.6vw,19px);font-weight:600;color:var(--emerald)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--body);font-size:23px;color:var(--gold);transition:transform .3s;flex:none;line-height:1}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{margin:0 0 22px;color:var(--ink-2);max-width:74ch;font-size:15px;line-height:1.68}

/* ── FORMS ── */
.formbox{background:var(--ivory);color:#201416;padding:clamp(22px,2.6vw,34px);border-top:4px solid var(--gold)}
.form{display:flex;flex-direction:column;gap:18px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media(max-width:520px){.row2{grid-template-columns:1fr}}
.inp{display:flex;flex-direction:column;gap:7px}
.inp label{font-family:var(--mono);font-size:9.5px;letter-spacing:.17em;text-transform:uppercase;color:#9B8B8E}
.inp input,.inp select,.inp textarea{background:#F8F1E6;border:1px solid rgba(32,20,22,.2);color:#201416;font-family:var(--body);font-size:15px;padding:12px 13px;transition:border-color .3s;width:100%}
.inp textarea{resize:vertical;min-height:70px}
.inp input:focus,.inp select:focus,.inp textarea:focus{outline:0;border-color:var(--gold)}
.done{border:1px solid var(--gold);background:rgba(201,162,39,.1);padding:24px;display:none;flex-direction:column;gap:9px;color:#201416}
.done.on{display:flex}
.form.off{display:none}
.done h3{font-family:var(--display);font-size:21px;margin:0;color:var(--emerald)}
.done p{margin:0;color:#6A585C;font-size:15px;line-height:1.6}
.contactline{display:flex;flex-direction:column;gap:11px;border-top:1px solid var(--rule);padding-top:18px}
.contactline a{font-family:var(--mono);font-size:12.5px;letter-spacing:.08em;color:var(--ink-2);transition:color .25s}
.contactline a:hover{color:var(--accent)}

/* ── LEAD POP-UP ── */
.pop{position:fixed;inset:0;z-index:210;display:flex;align-items:center;justify-content:center;padding:20px;opacity:0;pointer-events:none;transition:opacity .35s}
.pop.on{opacity:1;pointer-events:auto}
.pop__bg{position:absolute;inset:0;background:rgba(46,8,13,.76);backdrop-filter:blur(4px)}
.pop__c{position:relative;background:var(--emerald);color:var(--ivory);width:min(440px,100%);padding:clamp(26px,3vw,38px);border-top:4px solid var(--gold);transform:translateY(14px);transition:transform .4s cubic-bezier(.16,1,.3,1)}
.pop.on .pop__c{transform:none}
.pop__x{position:absolute;top:10px;right:13px;background:none;border:0;font-size:26px;line-height:1;color:rgba(248,241,230,.6);cursor:pointer;padding:4px 8px}
.pop__x:hover{color:var(--gold-2)}
.pop__k{display:block;font-family:var(--mono);font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2);margin-bottom:10px}
.pop__t{font-family:var(--display);font-size:clamp(21px,2.2vw,27px);font-weight:600;margin:0 0 10px;line-height:1.15}
.pop__b{font-size:14.5px;color:rgba(248,241,230,.76);margin:0 0 18px;line-height:1.6}
.pop__f{display:flex;flex-direction:column;gap:9px}
.pop__f input{background:rgba(248,241,230,.07);border:1px solid rgba(248,241,230,.3);color:var(--ivory);font-family:var(--body);font-size:15px;padding:12px 13px;width:100%}
.pop__f input::placeholder{color:rgba(248,241,230,.45)}
.pop__f input:focus{outline:0;border-color:var(--gold)}
.pop__n{font-family:var(--mono);font-size:9.5px;letter-spacing:.1em;text-transform:uppercase;color:rgba(248,241,230,.5);margin-top:12px}
.pop__done{display:none;flex-direction:column;gap:6px;border-top:1px solid rgba(248,241,230,.2);padding-top:16px;margin-top:4px}
.pop__done.on{display:flex}

/* ── MODAL ── */
.modal{position:fixed;inset:0;z-index:200;display:none;align-items:center;justify-content:center;padding:20px}
.modal.on{display:flex}
.modal__bg{position:absolute;inset:0;background:rgba(46,8,13,.72);backdrop-filter:blur(4px)}
.modal__c{position:relative;background:var(--ivory);width:min(520px,100%);max-height:88vh;overflow-y:auto;border-top:4px solid var(--gold);padding:clamp(22px,2.8vw,34px)}
.modal__x{position:absolute;top:12px;right:14px;background:none;border:0;font-size:26px;line-height:1;color:#9B8B8E;cursor:pointer;padding:4px 8px}
.modal__x:hover{color:var(--emerald)}
.modal__t{font-family:var(--display);font-size:23px;font-weight:600;margin:0 0 4px;color:var(--emerald);padding-right:30px}
.modal__s{font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--accent-ink);margin:0 0 20px}

/* ── CTA STRIP ── */
.ctastrip{display:grid;grid-template-columns:1fr auto;gap:24px;align-items:center}
@media(max-width:820px){.ctastrip{grid-template-columns:1fr}}

/* ── FOOTER ── */
.foot{padding-block:clamp(42px,5vw,70px) 0;position:relative;overflow:hidden}
.foot .wrap{position:relative;z-index:1}
.foot__g{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;gap:clamp(22px,2.8vw,42px)}
@media(max-width:900px){.foot__g{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.foot__g{grid-template-columns:1fr}}
.foot__col{display:flex;flex-direction:column;gap:10px}
.foot__h{font-family:var(--mono);font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin:0 0 7px}
.foot__col a,.foot__col p{font-size:14px;color:var(--ink-2);margin:0;transition:color .25s}
.foot__col a:hover{color:var(--gold-2)}
.nl{display:flex;border:1px solid var(--rule-strong);margin-top:6px}
.nl input{flex:1;min-width:0;background:none;border:0;color:var(--ivory);font-family:var(--body);font-size:14px;padding:12px 13px}
.nl input::placeholder{color:rgba(248,241,230,.42)}
.nl input:focus{outline:0}
.nl button{background:var(--gold);border:0;color:var(--emerald-deep);font-family:var(--body);font-size:10.5px;font-weight:700;letter-spacing:.13em;text-transform:uppercase;padding:0 17px;cursor:pointer}
.nl button:hover{background:var(--gold-2)}
.socials{display:flex;gap:9px;margin-top:11px}
.socials a{width:36px;height:36px;border:1px solid var(--rule-strong);display:grid;place-items:center;transition:background .25s,border-color .25s}
.socials a:hover{background:var(--gold);border-color:var(--gold)}
.socials svg{width:15px;height:15px;fill:var(--ink-2);transition:fill .25s}
.socials a:hover svg{fill:var(--emerald-deep)}
.foot__end{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;border-top:1px solid var(--rule);margin-top:clamp(28px,3.6vw,48px);padding-block:18px 20px;font-family:var(--mono);font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3)}

/* ── MOBILE ACTION BAR ── */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:90;display:none;grid-template-columns:1fr 1fr}
.mbar a{display:flex;align-items:center;justify-content:center;gap:8px;padding:15px;font-family:var(--body);font-size:11.5px;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
.mbar a:first-child{background:var(--emerald);color:var(--ivory)}
.mbar a:last-child{background:#1FA855;color:#fff}
.mbar svg{width:15px;height:15px;fill:currentColor}
@media(max-width:760px){.mbar{display:grid}body{padding-bottom:52px}}

/* ── REVEALS ── */
.rv{opacity:0;transform:translateY(20px);transition:opacity .8s cubic-bezier(.16,1,.3,1),transform .8s cubic-bezier(.16,1,.3,1)}
.rv.in{opacity:1;transform:none}
.rv.d1{transition-delay:.07s}.rv.d2{transition-delay:.14s}.rv.d3{transition-delay:.21s}
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms !important;animation-delay:0ms !important;transition-duration:.001ms !important}
  .rv{opacity:1;transform:none}.hero__ln>span{transform:none}.up{opacity:1;transform:none}.marq__t{animation:none}
}