/* ===================================================================
   CAITLIN HENSEL COMMERCIAL REAL ESTATE
   Design system: "Boutique coastal-institutional"
   Palette: pine green + warm limestone + burnished California gold
   Type: Fraunces (display serif) + Archivo (grotesque UI/body)
   Deliberate single (light) theme — a sun-drenched coastal brand.
   =================================================================== */

:root{
  /* Brand */
  --pine:#163a31;          /* primary brand dark (land / trust) */
  --pine-700:#1e4c40;      /* hover / lighter pine */
  --pine-900:#0e241e;      /* deepest — footer */
  --gold:#a9772a;          /* burnished California gold — accent */
  --gold-600:#8f6320;
  --gold-tint:#f0e7d4;     /* pale gold wash */
  --clay:#a9552f;          /* adobe/sienna secondary accent (used sparingly) */

  /* Neutrals — warm, biased toward the accent, chosen not defaulted */
  --paper:#fcfbf7;         /* primary surface (warm near-white) */
  --limestone:#f3efe6;     /* section background */
  --limestone-2:#ece6d9;   /* deeper band */
  --ink:#1b241f;           /* near-black, green bias */
  --ink-2:#4a544d;         /* secondary text */
  --ink-3:#5f6760;         /* muted (AA contrast on paper) */
  --line:#e4dfd2;          /* warm hairline border */
  --line-2:#d3ccbb;

  /* Data / semantic (separate from brand accent) */
  --up:#3f7d5a;
  --down:#a9552f;

  /* Type */
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Archivo",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;

  /* Layout */
  --container:1180px;
  --radius:4px;
  --radius-lg:10px;
  --shadow-sm:0 1px 2px rgba(14,36,30,.05), 0 1px 3px rgba(14,36,30,.04);
  --shadow-md:0 8px 24px -12px rgba(14,36,30,.18), 0 2px 6px rgba(14,36,30,.06);
  --shadow-lg:0 30px 60px -24px rgba(14,36,30,.28);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:88px;overflow-x:clip}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .btn:hover,.card:hover,.listing:hover{transform:none}
}
body{
  margin:0;
  background:var(--paper);
  color:var(--ink);
  font-family:var(--sans);
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{margin:0;font-weight:500;line-height:1.08;text-wrap:balance}
p{margin:0}
button{font-family:inherit}

/* ---------- Type scale ---------- */
.display{font-family:var(--serif);font-weight:400;font-optical-sizing:auto;letter-spacing:-.01em}
.eyebrow{
  font-family:var(--sans);font-size:.72rem;font-weight:600;letter-spacing:.18em;
  text-transform:uppercase;color:var(--gold-600);
}
.h2{font-family:var(--serif);font-size:clamp(2rem,4.4vw,2.9rem);line-height:1.05;letter-spacing:-.015em}
.lede{font-size:clamp(1.06rem,1.9vw,1.25rem);color:var(--ink-2);line-height:1.6;max-width:60ch}
.muted{color:var(--ink-3)}

/* ---------- Layout ---------- */
.container{max-width:var(--container);margin-inline:auto;padding-inline:clamp(1.15rem,4vw,2.25rem)}
.section{padding-block:clamp(3.75rem,8vw,6.5rem)}
.section--tint{background:var(--limestone)}
.section--pine{background:var(--pine);color:#eef2ec}
.section-head{max-width:64ch;margin-bottom:clamp(2rem,4vw,3rem)}
.section-head .lede{margin-top:1rem}
.grid{display:grid;gap:1.5rem}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:.5rem;
  font-weight:600;font-size:.95rem;letter-spacing:.01em;
  padding:.82em 1.5em;border-radius:var(--radius);border:1px solid transparent;
  cursor:pointer;transition:transform .15s ease, background .2s ease, box-shadow .2s ease, color .2s ease;
  white-space:nowrap;
}
.btn:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.btn--primary{background:var(--pine);color:#fdfcf8}
.btn--primary:hover{background:var(--pine-700);transform:translateY(-1px);box-shadow:var(--shadow-md)}
.btn--gold{background:var(--gold-600);color:#fff}
.btn--gold:hover{background:#795518;transform:translateY(-1px);box-shadow:var(--shadow-md)}
.btn--ghost{background:transparent;color:var(--pine);border-color:var(--line-2)}
.btn--ghost:hover{border-color:var(--pine);background:rgba(22,58,49,.04)}
.btn--light{background:rgba(255,255,255,.1);color:#fff;border-color:rgba(255,255,255,.28)}
.btn--light:hover{background:rgba(255,255,255,.18)}
.arrow{transition:transform .2s ease}
.btn:hover .arrow{transform:translateX(3px)}

/* ---------- Header ---------- */
.site-header{
  position:sticky;top:0;z-index:60;
  background:rgba(252,251,247,.86);backdrop-filter:saturate(140%) blur(12px);
  border-bottom:1px solid var(--line);
}
.nav{display:flex;align-items:center;gap:1.5rem;height:72px}
.brand{display:flex;flex-direction:column;line-height:1;margin-right:auto}
.brand strong{font-family:var(--sans);font-weight:700;font-size:1.02rem;letter-spacing:.14em;text-transform:uppercase;color:var(--pine)}
.brand span{font-size:.64rem;letter-spacing:.24em;text-transform:uppercase;color:var(--ink-3);margin-top:.32rem}
.nav-links{display:flex;gap:1.6rem;align-items:center}
.nav-links a{font-size:.9rem;font-weight:500;color:var(--ink-2);transition:color .15s ease;position:relative;padding-block:.4rem}
.nav-links a:hover{color:var(--pine)}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1.5px;background:var(--gold);transition:width .2s ease}
.nav-links a:hover::after{width:100%}
.nav-links a.active{color:var(--pine)}
.nav-links a.active::after{width:100%}
/* Back-to-top: a quiet return affordance on the long single page (desktop/tablet) */
.to-top{position:fixed;right:1.4rem;bottom:1.6rem;z-index:65;width:44px;height:44px;border-radius:50%;border:1px solid var(--line);background:rgba(252,251,247,.9);backdrop-filter:saturate(140%) blur(8px);color:var(--pine);display:flex;align-items:center;justify-content:center;cursor:pointer;box-shadow:var(--shadow-md);opacity:0;pointer-events:none;transform:translateY(8px);transition:opacity .25s ease,transform .25s ease}
.to-top:hover{color:var(--gold-600);border-color:#e6d9bd}
.to-top.show{opacity:1;pointer-events:auto;transform:none}
@media(max-width:700px){.to-top{display:none}}
.nav-phone{display:inline-flex;align-items:center;gap:.45rem;font-weight:600;font-size:.92rem;color:var(--pine)}
.nav-cta{margin-left:.25rem}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;padding:.4rem;color:var(--pine)}

/* ---------- Hero ---------- */
.hero{position:relative;overflow:hidden;background:linear-gradient(175deg,#fdfcf8 0%,#f6f1e6 52%,#efe7d6 100%)}
.hero-ridge{position:absolute;inset:auto 0 0 0;width:100%;height:min(48vh,420px);pointer-events:none;z-index:1}
.hero-inner{position:relative;z-index:2;padding-block:clamp(3.5rem,9vw,7rem) clamp(9rem,22vw,15rem)}
.hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(2.6rem,6.3vw,4.7rem);letter-spacing:-.022em;max-width:16ch;margin-top:1.1rem}
.hero h1 em{font-style:italic;color:var(--gold-600)}
.hero .lede{margin-top:1.5rem;max-width:54ch}
.hero-cta{display:flex;flex-wrap:wrap;gap:.85rem;margin-top:2.1rem}
.hero-trust{display:flex;flex-wrap:wrap;gap:.5rem 1.4rem;margin-top:2.4rem;font-size:.82rem;color:var(--ink-2);align-items:center}
.hero-trust span{display:inline-flex;align-items:center;gap:.5rem}
.hero-trust .dot{width:5px;height:5px;border-radius:50%;background:var(--gold)}

/* ---------- Stat band ---------- */
.stats{position:relative;z-index:3;margin-top:-5.5rem}
.stats-card{
  background:var(--pine);color:#eef2ec;border-radius:var(--radius-lg);
  box-shadow:var(--shadow-lg);
  display:grid;grid-template-columns:repeat(4,1fr);
  overflow:hidden;
}
.stat{padding:1.9rem 1.6rem;border-right:1px solid rgba(255,255,255,.1)}
.stat:last-child{border-right:0}
.stat .num{font-family:var(--serif);font-size:clamp(1.9rem,3.4vw,2.6rem);font-weight:500;line-height:1;color:#fff;font-variant-numeric:tabular-nums}
.stat .lab{font-size:.76rem;letter-spacing:.06em;text-transform:uppercase;color:#b7c6bd;margin-top:.6rem;line-height:1.35}
.stat .num .u{color:var(--gold);font-size:.7em}

/* ---------- Intro / positioning ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.pill-row{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.6rem}
.pill{font-size:.8rem;font-weight:500;color:var(--pine);background:var(--gold-tint);border:1px solid #e6d9bd;padding:.4em .85em;border-radius:100px}

/* ---------- Service cards ---------- */
.cards{display:grid;grid-template-columns:repeat(2,1fr);gap:1.25rem}
.card{
  background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:1.9rem;transition:transform .18s ease, box-shadow .2s ease, border-color .2s ease;
  position:relative;
}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow-md);border-color:var(--line-2)}
.card .idx{font-family:var(--serif);font-size:.95rem;color:var(--gold-600);font-variant-numeric:tabular-nums}
.card h3{font-family:var(--serif);font-size:1.5rem;font-weight:500;margin:.5rem 0 .7rem}
.card p{color:var(--ink-2);font-size:.98rem}
.card .card-tag{margin-top:1rem;font-size:.78rem;font-weight:600;letter-spacing:.04em;color:var(--pine);display:inline-flex;gap:.4rem;align-items:center}

/* ---------- Listings ---------- */
.listings-bar{display:flex;flex-wrap:wrap;gap:.9rem;align-items:center;justify-content:space-between;margin-bottom:1.8rem}
.filters{display:flex;flex-wrap:wrap;gap:.4rem}
.filter{
  font-size:.82rem;font-weight:500;color:var(--ink-2);background:var(--paper);
  border:1px solid var(--line-2);padding:.55em 1.05em;border-radius:100px;cursor:pointer;
  transition:all .15s ease;
}
.filter:hover{border-color:var(--pine);color:var(--pine)}
.filter[aria-pressed="true"]{background:var(--pine);color:#fff;border-color:var(--pine)}
.filter:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.listings-count{font-size:.85rem;color:var(--ink-3);white-space:nowrap}
.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.1rem}
.listing{
  background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);
  overflow:hidden;display:flex;flex-direction:column;transition:transform .16s ease, box-shadow .2s ease;
}
.listing:hover{transform:translateY(-3px);box-shadow:var(--shadow-md)}
.listing-img{
  aspect-ratio:16/10;position:relative;overflow:hidden;
  background:linear-gradient(160deg,#20493d,#163a31);
}
.listing-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.listing-img::after{content:"";position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg,rgba(14,36,30,.5),transparent 32%,transparent 64%,rgba(14,36,30,.42))}
.listing-status,.listing-city{z-index:2}
.listing-status{
  position:absolute;top:.85rem;left:.85rem;font-size:.68rem;font-weight:700;letter-spacing:.08em;
  text-transform:uppercase;padding:.34em .7em;border-radius:3px;
}
.listing-status.lease{background:var(--gold-600);color:#fff}
.listing-status.sale{background:#e9dfc8;color:var(--pine)}
.listing-city{position:absolute;top:.9rem;right:.9rem;font-size:.7rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:rgba(255,255,255,.75)}
.listing-body{padding:1.05rem 1.1rem 1.2rem;display:flex;flex-direction:column;flex:1}
.listing-body .l-addr{font-family:var(--serif);font-size:1.22rem;font-weight:500;line-height:1.1}
.listing-body .l-type{font-size:.74rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:var(--gold-600);margin-top:.5rem}
.listing-body .l-desc{font-size:.9rem;color:var(--ink-2);margin-top:.55rem;flex:1}
.listing-body .l-meta{display:flex;align-items:baseline;justify-content:space-between;margin-top:1rem;padding-top:.85rem;border-top:1px solid var(--line);gap:.5rem}
.listing-body .l-size{font-weight:600;font-size:.95rem;color:var(--pine);font-variant-numeric:tabular-nums}
.listing-body .l-price{font-family:var(--serif);font-size:1.12rem;color:var(--pine);font-variant-numeric:tabular-nums}
.listing-body .l-figs{display:flex;gap:.5rem .8rem;align-items:baseline;flex-wrap:wrap}
.listing-body .l-rate{font-size:.82rem;font-weight:600;color:var(--gold-600)}
.listing-body .l-link{font-size:.8rem;font-weight:600;color:var(--gold-600);white-space:nowrap}
.listings-foot{margin-top:1.8rem;display:flex;flex-wrap:wrap;gap:.6rem 1.2rem;align-items:center;justify-content:space-between}
.sync-note{font-size:.8rem;color:var(--ink-3);display:inline-flex;align-items:center;gap:.5rem}
.sync-dot{width:7px;height:7px;border-radius:50%;background:var(--up);box-shadow:0 0 0 3px rgba(63,125,90,.18)}
.new-block{margin-bottom:2.75rem}
.new-title{font-family:var(--serif);font-size:1.35rem;font-weight:500;margin-bottom:1.2rem;display:flex;align-items:center;gap:.65rem}
.new-title .new-count{font-family:var(--sans);font-size:.72rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:#fff;background:var(--gold-600);padding:.3em .65em;border-radius:100px;line-height:1}
.listing-new{position:absolute;bottom:.85rem;left:.85rem;z-index:2;background:var(--gold-600);color:#fff;font-size:.66rem;font-weight:700;letter-spacing:.07em;text-transform:uppercase;padding:.34em .72em;border-radius:3px}

/* ---------- Tool: calculator ---------- */
.tool{display:grid;grid-template-columns:1fr 1fr;gap:0;border:1px solid var(--line);border-radius:var(--radius-lg);overflow:hidden;background:var(--paper);box-shadow:var(--shadow-md)}
.tool-form{padding:clamp(1.5rem,3vw,2.4rem);background:var(--paper)}
.tool-out{padding:clamp(1.5rem,3vw,2.4rem);background:var(--pine);color:#eef2ec}
.field{margin-bottom:1.2rem}
.field:last-child{margin-bottom:0}
.field label{display:block;font-size:.82rem;font-weight:600;letter-spacing:.02em;color:var(--ink);margin-bottom:.45rem}
.field .hint{font-weight:400;color:var(--ink-3);font-size:.78rem}
.input,.select{
  width:100%;font-family:inherit;font-size:1rem;color:var(--ink);
  background:var(--limestone);border:1px solid var(--line-2);border-radius:var(--radius);
  padding:.68em .8em;transition:border-color .15s ease, box-shadow .15s ease;
}
.input:focus,.select:focus{outline:none;border-color:var(--pine);box-shadow:0 0 0 3px rgba(22,58,49,.1);background:var(--paper)}
.input-row{display:flex;gap:.6rem}
.seg{display:inline-flex;background:var(--limestone);border:1px solid var(--line-2);border-radius:var(--radius);padding:3px}
.seg button{border:0;background:transparent;font-size:.82rem;font-weight:600;color:var(--ink-2);padding:.42em .8em;border-radius:3px;cursor:pointer;transition:all .15s ease}
.seg button[aria-pressed="true"]{background:var(--pine);color:#fff}
.out-row{display:flex;align-items:baseline;justify-content:space-between;padding:.75rem 0;border-bottom:1px solid rgba(255,255,255,.12)}
.out-row:last-of-type{border-bottom:0}
.out-row .k{font-size:.86rem;color:#b7c6bd}
.out-row .v{font-family:var(--serif);font-size:1.25rem;font-weight:500;color:#fff;font-variant-numeric:tabular-nums}
.out-hero{margin-bottom:.4rem}
.out-hero .k{font-size:.76rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}
.out-hero .v{font-size:clamp(2.2rem,4vw,2.9rem);line-height:1.05;display:block;margin-top:.2rem}
.out-hero .v small{font-size:.9rem;color:#b7c6bd;font-family:var(--sans)}
.tool-explain{font-size:.82rem;color:#a9bab0;margin-top:1.3rem;line-height:1.55}
.tool-explain strong{color:#fff}

/* ---------- Submarkets ---------- */
.markets-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.1rem}
.market{border:1px solid var(--line);border-radius:var(--radius-lg);padding:1.6rem;background:var(--paper)}
.market h3{font-family:var(--serif);font-size:1.4rem;font-weight:500;margin-bottom:.5rem;display:flex;align-items:center;justify-content:space-between}
.market h3 .tag{font-family:var(--sans);font-size:.7rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:var(--gold-600);background:var(--gold-tint);padding:.3em .6em;border-radius:100px}
.market p{font-size:.92rem;color:var(--ink-2)}
.market ul{margin:.9rem 0 0;padding:0;list-style:none;font-size:.85rem;color:var(--ink-2)}
.market li{padding:.28rem 0;display:flex;gap:.6rem;align-items:flex-start}
.market li::before{content:"";width:5px;height:5px;border-radius:50%;background:var(--gold);flex:none;margin-top:.5em}

/* ---------- About ---------- */
.about{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(2rem,5vw,4rem);align-items:start}
.headshot{
  position:sticky;top:96px;aspect-ratio:4/5;border-radius:var(--radius-lg);overflow:hidden;
  background:linear-gradient(160deg,#20493d,#0e241e);
  display:flex;align-items:center;justify-content:center;box-shadow:var(--shadow-lg);
}
.headshot .mono{font-family:var(--serif);font-size:5rem;color:rgba(255,255,255,.14);font-weight:500}
.headshot-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 40%}
.headshot .badge{position:absolute;bottom:0;left:0;right:0;padding:1.2rem;background:linear-gradient(0deg,rgba(14,36,30,.92),transparent);color:#fff}
.headshot .badge b{display:block;font-family:var(--serif);font-size:1.15rem;font-weight:500}
.headshot .badge span{font-size:.78rem;color:#b7c6bd}
.about-body h2{margin-bottom:1.2rem}
.about-body p{color:var(--ink-2);margin-bottom:1.05rem;max-width:62ch}
.about-body p strong{color:var(--ink);font-weight:600}
.creds{display:grid;grid-template-columns:repeat(2,1fr);gap:.8rem;margin-top:1.7rem}
.cred{border:1px solid var(--line);border-radius:var(--radius);padding:.95rem 1.1rem;background:var(--limestone)}
.cred b{font-family:var(--serif);font-size:1.05rem;color:var(--pine);display:block}
.cred span{font-size:.8rem;color:var(--ink-3)}

/* ---------- Proof band ---------- */
.proof{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:left}
.proof .p{border-left:2px solid var(--gold);padding-left:1.1rem}
.proof .p b{font-family:var(--serif);font-size:2rem;font-weight:500;color:#fff;display:block;line-height:1;font-variant-numeric:tabular-nums}
.proof .p span{font-size:.82rem;color:#b7c6bd;margin-top:.5rem;display:block}

/* ---------- FAQ ---------- */
.faq-wrap{max-width:820px;margin-inline:auto}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item summary{
  cursor:pointer;list-style:none;padding:1.25rem 2.5rem 1.25rem 0;position:relative;
  font-family:var(--serif);font-size:1.22rem;font-weight:500;color:var(--ink);
}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{
  content:"+";position:absolute;right:.2rem;top:1.15rem;font-family:var(--sans);
  font-size:1.5rem;font-weight:400;color:var(--gold-600);transition:transform .2s ease;
}
.faq-item[open] summary::after{content:"–"}
.faq-item summary:focus-visible{outline:2px solid var(--gold);outline-offset:2px;border-radius:2px}
.faq-item .ans{padding:0 2.5rem 1.4rem 0;color:var(--ink-2);font-size:.98rem}
.faq-item .ans p{margin-bottom:.8rem}

/* ---------- Contact ---------- */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:start}
.contact-info .line{display:flex;gap:.9rem;padding:1rem 0;border-bottom:1px solid rgba(255,255,255,.12)}
.contact-info .line:last-child{border-bottom:0}
.contact-info .ico{color:var(--gold);flex:none;margin-top:2px}
.contact-info .k{font-size:.74rem;letter-spacing:.08em;text-transform:uppercase;color:#a9bab0}
.contact-info .v{font-size:1.02rem;color:#fff;margin-top:.15rem}
.contact-info .v a:hover{color:var(--gold)}
.form-card{background:var(--paper);border-radius:var(--radius-lg);padding:clamp(1.5rem,3vw,2.2rem);box-shadow:var(--shadow-md)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.form-grid .full{grid-column:1/-1}
textarea.input{resize:vertical;min-height:110px}
.form-success{display:none;padding:1rem;background:var(--gold-tint);border:1px solid #e6d9bd;border-radius:var(--radius);color:var(--pine);font-size:.92rem;margin-top:1rem}
.form-note{font-size:.76rem;color:var(--ink-3);margin-top:.9rem}

/* ---------- Footer ---------- */
.site-footer{background:var(--pine-900);color:#a9bab0;padding-block:clamp(3rem,6vw,4.5rem) 2rem}
.footer-top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:2rem;padding-bottom:2.5rem;border-bottom:1px solid rgba(255,255,255,.1)}
.footer-brand strong{font-family:var(--sans);font-weight:700;font-size:1.05rem;letter-spacing:.12em;text-transform:uppercase;color:#fff;display:block}
.footer-brand p{font-size:.9rem;margin-top:1rem;max-width:34ch;color:#a9bab0}
.footer-col h4{font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:#7d8f85;margin-bottom:1rem;font-weight:600}
.footer-col a{display:block;font-size:.92rem;padding:.3rem 0;color:#cdd8d0;transition:color .15s}
.footer-col a,.footer-brand p{overflow-wrap:anywhere}
.footer-col a:hover{color:var(--gold)}
.footer-bottom{display:flex;flex-wrap:wrap;gap:1rem;justify-content:space-between;padding-top:1.6rem;font-size:.78rem;color:#7d8f85}
.footer-bottom a{color:#a9bab0}
.disclaimer{max-width:70ch;line-height:1.5}

/* ---------- Market / footprint ---------- */
.mkt-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.1rem;margin-bottom:2.6rem}
.mkt-stat{border-top:2px solid var(--gold);padding-top:1rem}
.mkt-stat b{font-family:var(--serif);font-size:clamp(1.7rem,2.6vw,2.1rem);font-weight:500;color:var(--pine);display:block;line-height:1;font-variant-numeric:tabular-nums}
.mkt-stat span{font-size:.82rem;color:var(--ink-3);margin-top:.5rem;display:block;line-height:1.35}
.mkt-grid{display:grid;grid-template-columns:1.35fr 1fr;gap:clamp(1.5rem,4vw,3rem);align-items:start}
.mkt-h3{font-family:var(--serif);font-size:1.25rem;font-weight:500;margin-bottom:1.3rem;color:var(--ink)}
.chart{display:flex;flex-direction:column;gap:.75rem}
.bar-row{display:grid;grid-template-columns:118px 1fr;gap:.9rem;align-items:center}
.bar-row .bl{font-size:.86rem;color:var(--ink-2);font-weight:500}
.bar-track{position:relative;background:var(--limestone-2);border-radius:4px;height:28px}
.bar-fill{position:absolute;inset:0 auto 0 0;background:linear-gradient(90deg,var(--pine),var(--pine-700));border-radius:4px;display:flex;align-items:center;justify-content:flex-end;padding-right:.55rem;min-width:30px;box-shadow:inset -3px 0 0 var(--gold);transition:width .9s cubic-bezier(.2,.7,.2,1)}
.bar-fill span{color:#fff;font-size:.78rem;font-weight:600;font-variant-numeric:tabular-nums}
.report-card{margin-top:1.9rem;background:var(--pine);color:#eef2ec;border-radius:var(--radius-lg);padding:1.6rem}
.report-card .eyebrow{color:var(--gold)}
.report-title{font-family:var(--serif);font-size:1.22rem;color:#fff;margin:.5rem 0 .65rem}
.report-desc{font-size:.88rem;color:#b7c6bd;margin-bottom:1.2rem;line-height:1.55}
@media (max-width:960px){
  .mkt-stats{grid-template-columns:repeat(2,1fr);gap:1.5rem}
  .mkt-grid{grid-template-columns:1fr}
}
@media (max-width:600px){ .mkt-stats{grid-template-columns:1fr 1fr} }

/* ---------- Hero badge · empty state · case studies · sticky mobile bar ---------- */
.hero-badge{display:inline-flex;align-items:center;gap:.5rem;margin-top:1.6rem;font-size:.82rem;font-weight:600;color:var(--gold-600);background:var(--gold-tint);border:1px solid #e6d9bd;padding:.5em 1em;border-radius:100px}
.hero-badge svg{color:var(--gold);flex:none}
.listings-empty{grid-column:1/-1;text-align:center;color:var(--ink-2);padding:2.5rem 1rem;font-size:1rem}
.listings-empty a{color:var(--gold-600);font-weight:600}
.deals{display:grid;grid-template-columns:repeat(3,1fr);gap:1.1rem}
.deal{border:1px solid var(--line);border-radius:var(--radius-lg);padding:1.6rem;background:var(--paper);display:flex;flex-direction:column;gap:.5rem}
.deal .deal-val{font-family:var(--serif);font-size:1.9rem;font-weight:500;color:var(--pine);line-height:1;font-variant-numeric:tabular-nums}
.deal .deal-name{font-weight:600;font-size:1.02rem;color:var(--ink);margin-top:.2rem}
.deal .deal-meta{font-size:.84rem;color:var(--ink-3)}
.deal .deal-role{margin-top:auto;padding-top:.7rem;font-size:.75rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:var(--gold-600)}
.mobile-bar{position:fixed;left:0;right:0;bottom:0;z-index:70;display:none;gap:.5rem;padding:.55rem .6rem calc(.55rem + env(safe-area-inset-bottom,0px));background:rgba(252,251,247,.95);backdrop-filter:saturate(140%) blur(10px);border-top:1px solid var(--line);box-shadow:0 -4px 16px rgba(14,36,30,.08)}
.mobile-bar a{flex:1;justify-content:center;padding:.9em .5em;font-size:.92rem}
@media (max-width:700px){ .mobile-bar{display:flex} .site-footer{padding-bottom:5.5rem} }
@media (max-width:600px){ .deals{grid-template-columns:1fr} }

/* ---------- Instagram feed ---------- */
.ig-head{display:flex;justify-content:space-between;align-items:flex-end;gap:1.5rem;flex-wrap:wrap;margin-bottom:2rem}
.ig-head .lede{margin-top:.6rem}
.ig-grid{display:grid;grid-template-columns:repeat(6,1fr);gap:.6rem}
.ig-tile{position:relative;aspect-ratio:1;border-radius:var(--radius);overflow:hidden;display:block;background:linear-gradient(150deg,#20493d,#0e241e)}
.ig-tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .35s ease}
.ig-tile:hover img{transform:scale(1.05)}
.ig-tile::after{content:"";position:absolute;inset:0;background:rgba(14,36,30,0);transition:background .2s ease}
.ig-tile:hover::after{background:rgba(14,36,30,.12)}
.ig-tile.ig-fallback img{display:none}
.ig-tile.ig-fallback::before{content:"";position:absolute;inset:0;opacity:.55;background:center/36% no-repeat url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23a9772a' stroke-width='1.6'%3E%3Crect x='3' y='3' width='18' height='18' rx='5'/%3E%3Ccircle cx='12' cy='12' r='4'/%3E%3Ccircle cx='17.5' cy='6.5' r='1.1' fill='%23a9772a' stroke='none'/%3E%3C/svg%3E")}
@media (max-width:900px){ .ig-grid{grid-template-columns:repeat(3,1fr)} }
/* ---------- Newsletter + Instagram CTA ---------- */
.news-wrap{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:center}
.news-copy .lede{margin-top:1rem}
.news-form{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);padding:clamp(1.4rem,3vw,2rem);box-shadow:var(--shadow-md)}
.news-label{display:block;font-size:.82rem;font-weight:600;color:var(--ink);margin-bottom:.5rem}
.news-row{display:flex;gap:.6rem}
.news-row .input{flex:1;min-width:0}
.ig-cta{text-align:center;max-width:560px;margin-inline:auto}
.ig-cta-icon{display:inline-flex;align-items:center;justify-content:center;width:62px;height:62px;border-radius:16px;background:linear-gradient(135deg,var(--gold),var(--clay));color:#fff;margin-bottom:1.2rem}
.ig-cta .eyebrow{margin-bottom:.4rem}
.ig-cta .lede{margin:.4rem auto 1.6rem}
@media (max-width:760px){ .news-wrap{grid-template-columns:1fr} .news-row{flex-direction:column} .news-row .btn{width:100%;justify-content:center} }


/* ---------- Responsive ---------- */
@media (max-width:960px){
  .nav-links{display:none}
  .nav-toggle{display:inline-flex}
  .nav-links.open{
    display:flex;position:absolute;top:72px;left:0;right:0;flex-direction:column;
    background:var(--paper);border-bottom:1px solid var(--line);padding:1rem 1.5rem 1.5rem;gap:.4rem;
    box-shadow:var(--shadow-md);align-items:flex-start;
  }
  .nav-links.open a{padding:.6rem 0;font-size:1rem;width:100%;border-bottom:1px solid var(--line)}
  .split,.about,.contact,.tool{grid-template-columns:1fr}
  .headshot{position:relative;top:auto;width:100%;max-width:340px;margin-inline:auto}
  .stats-card{grid-template-columns:repeat(2,1fr)}
  .stat:nth-child(2){border-right:0}
  .stat:nth-child(1),.stat:nth-child(2){border-bottom:1px solid rgba(255,255,255,.1)}
  .listings-grid,.markets-grid{grid-template-columns:repeat(2,1fr)}
  .proof{grid-template-columns:repeat(2,1fr);gap:2rem 1.5rem}
}
@media (max-width:600px){
  body{font-size:16px}
  .cards,.listings-grid,.markets-grid,.stats-card,.creds,.form-grid{grid-template-columns:1fr}
  .stat{border-right:0!important;border-bottom:1px solid rgba(255,255,255,.1)}
  .proof{grid-template-columns:1fr}
  .footer-top{grid-template-columns:1fr;gap:1.9rem}
  .nav{gap:.6rem}
  .nav-phone span{display:none}
  .hero-cta .btn{flex:1 1 100%;justify-content:center}
}

/* print-friendliness for the "leave-behind" one-pager feel */
@media print{.site-header,.hero-cta,.nav-toggle{display:none}}


/* ---------- Breadcrumbs (spoke pages) ---------- */
.breadcrumbs{border-bottom:1px solid var(--line);background:var(--paper)}
.breadcrumbs .container{display:flex;align-items:center;gap:.55rem;flex-wrap:wrap;padding-block:.8rem;font-size:.82rem;color:var(--ink-3)}
.breadcrumbs a{color:var(--ink-2);font-weight:500;text-decoration:none}
.breadcrumbs a:hover{color:var(--pine)}
.breadcrumbs .crumb-sep{color:var(--line-2)}
.breadcrumbs [aria-current="page"]{color:var(--ink);font-weight:600}

/* ---------- Listings: sticky "you are here" group labels (mobile) ---------- */
.list-sticky{display:none}
@media(max-width:700px){
  .new-block .new-title,.list-sticky{
    position:sticky;top:71px;z-index:40;
    margin-left:calc(-1 * clamp(1.15rem,4vw,2.25rem));margin-right:calc(-1 * clamp(1.15rem,4vw,2.25rem));
    padding:.6rem clamp(1.15rem,4vw,2.25rem);
    background:rgba(252,251,247,.94);backdrop-filter:saturate(140%) blur(8px);
    border-bottom:1px solid var(--line)
  }
  .new-block .new-title{font-size:1.05rem;margin-bottom:1rem}
  .list-sticky{display:flex;align-items:center;gap:.5rem;font-family:var(--sans);font-size:.9rem;font-weight:700;color:var(--ink);margin-top:.4rem;margin-bottom:1rem}
}


/* ---------- Location money-pages ---------- */
.draft-banner{background:var(--gold-tint);border-bottom:1px solid #e6d9bd;color:var(--gold-600);text-align:center;font-size:.82rem;font-weight:600;padding:.6rem 1rem}
.location-hero{padding-top:clamp(2rem,5vw,3.5rem)}
.location-hero .hero-h1{font-family:var(--serif);font-weight:400;font-optical-sizing:auto;font-size:clamp(2.2rem,5vw,3.4rem);letter-spacing:-.02em;line-height:1.05;max-width:18ch;margin:.6rem 0 0}
.location-hero .lede{margin-top:1rem;max-width:60ch}
.location-hero .hero-cta{margin-top:1.75rem;display:flex;gap:.8rem;flex-wrap:wrap}
.prose{max-width:70ch}
.prose p{color:var(--ink-2);margin-bottom:1.05rem;line-height:1.72}
.prose p strong{color:var(--ink);font-weight:600}
.prose ul{margin:.2rem 0 1.15rem;padding-left:1.2rem;color:var(--ink-2)}
.prose li{margin-bottom:.5rem;line-height:1.62}
.prose li strong{color:var(--ink);font-weight:600}
.prose a{color:var(--gold-600);font-weight:600}

.market-link{display:inline-flex;align-items:center;gap:.4rem;margin-top:1.1rem;font-size:.86rem;font-weight:600;color:var(--gold-600)}
.market-link:hover{color:var(--pine)}
.market-link:hover .arrow{transform:translateX(3px)}

/* ---------- Markets: capability band + card foot ---------- */
.capability{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);padding:clamp(1.25rem,3vw,1.75rem);margin-bottom:2.25rem}
.capability-label{font-family:var(--sans);font-size:.72rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-600);margin-bottom:.9rem}
.capability .pill-row{margin-top:0}
.capability-note{margin-top:1.1rem;font-size:.88rem;color:var(--ink-3);line-height:1.55;max-width:72ch}
.market{display:flex;flex-direction:column}
.market-foot{margin-top:auto;padding-top:1rem;display:flex;align-items:center;justify-content:space-between;gap:.55rem 1rem;flex-wrap:wrap}
.market-count{font-size:.8rem;font-weight:600;color:var(--ink-3);white-space:nowrap}
.market-foot .market-link{margin-top:0}