/* =========================================================
   Sea Spray Capital — 27 East Hibiscus Boulevard
   Design System
   ========================================================= */

:root {
  --navy:        #1F1A3D;
  --navy-2:      #2A2350;
  --navy-3:      #353063;
  --ivory:       #F7F1E5;
  --ivory-2:     #FBF7EE;
  --cream:       #F2EADB;
  --paper:       #FFFFFF;
  --gold:        #C9A24B;
  --gold-2:      #A07F33;
  --gold-soft:   rgba(201, 162, 75, 0.18);
  --gold-line:   rgba(201, 162, 75, 0.30);
  --oxblood:     #8A2A2A;
  --ink:         #11161F;
  --ink-soft:    #2A323D;
  --mute:        #5B6573;
  --hair:        rgba(31, 26, 61, 0.12);
  --hair-light:  rgba(247, 241, 229, 0.18);

  --f-serif: "Instrument Serif", Georgia, serif;
  --f-cor:   "Instrument Serif", Georgia, serif;
  --f-sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;

  --maxw: 1280px;
  --maxw-narrow: 820px;
  --pad: clamp(20px, 4vw, 56px);
  --pad-y: clamp(64px, 9vw, 130px);
}

/* =========== RESET =========== */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--f-sans);
  font-size: 16px;
  line-height: 1.6;
  color: var(--ink);
  background: var(--ivory);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; }
table { border-collapse: collapse; width: 100%; }

::selection { background: var(--gold); color: var(--navy); }

/* =========== TYPOGRAPHY =========== */
h1, h2, h3, h4, h5 { font-family: var(--f-serif); font-weight: 600; line-height: 1.12; margin: 0; letter-spacing: -0.01em; }
p { margin: 0 0 1em; color: var(--ink-soft); }
strong { color: var(--ink); font-weight: 600; }
.ital { font-style: italic; font-weight: 500; }
.accent { color: var(--gold-2); }
.accent-gold { color: var(--gold); }
em { font-style: italic; }

/* =========== LAYOUT =========== */
.container { max-width: var(--maxw); margin: 0 auto; padding: 0 var(--pad); position: relative; }
.container.narrow { max-width: var(--maxw-narrow); }
.section { padding: var(--pad-y) 0; background: var(--ivory); position: relative; }
.section + .section { border-top: 1px solid var(--hair); }
.section-cream { background: var(--cream); }
.section-cream + .section, .section + .section-cream { border-top: 0; }
.section-dark {
  background: var(--navy);
  color: var(--ivory);
  border-top: 0 !important;
}
.section-dark p { color: rgba(247, 241, 229, 0.78); }
.section-dark strong { color: var(--ivory); }

/* eyebrow + section title pattern */
.section-eyebrow {
  font-family: var(--f-sans);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.32em;
  color: var(--gold-2);
  margin: 0 0 18px;
  text-transform: uppercase;
}
.section-eyebrow.light { color: var(--gold); }
.section-eyebrow.tight { margin: 60px 0 28px; text-align: center; }
.section-title {
  font-size: clamp(32px, 5vw, 64px);
  letter-spacing: -0.015em;
  margin: 0 0 36px;
  max-width: 1000px;
}
.section-title.light { color: var(--ivory); }
.section-sub {
  font-size: clamp(15px, 1.2vw, 18px);
  max-width: 880px;
  color: var(--ink-soft);
  margin-bottom: 48px;
}
.section-sub.light { color: rgba(247, 241, 229, 0.78); }
.lead {
  font-size: clamp(17px, 1.4vw, 21px);
  line-height: 1.55;
  color: var(--ink-soft);
  font-weight: 400;
}

/* =========== BRAND MARKS =========== */
.brand-mark {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 32px; height: 32px;
  border: 1px solid var(--gold);
  color: var(--gold);
  font-family: var(--f-serif);
  font-style: italic;
  font-size: 20px;
  border-radius: 2px;
  letter-spacing: 0;
}
.brand-mark.big { width: 46px; height: 46px; font-size: 30px; }
.brand-wordmark {
  font-family: var(--f-serif);
  font-size: 16px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ivory);
}
.brand-wordmark em { font-style: italic; color: var(--gold); letter-spacing: 0; text-transform: none; font-weight: 500; }
.brand-wordmark.big { font-size: 19px; }
.brand-sub {
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.55);
  margin-top: 2px;
}

/* =========== NAV =========== */
.nav {
  position: fixed; top: 0; left: 0; right: 0;
  z-index: 100;
  background: rgba(31, 26, 61, 0.0);
  transition: background 0.35s ease, backdrop-filter 0.35s ease, border-color 0.35s ease;
  border-bottom: 1px solid transparent;
}
.nav.is-scrolled {
  background: rgba(31, 26, 61, 0.92);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom-color: var(--hair-light);
}
.nav-inner {
  max-width: 1400px;
  margin: 0 auto;
  padding: 18px var(--pad);
  display: flex;
  align-items: center;
  gap: 32px;
}
.nav-brand { display: flex; align-items: center; gap: 12px; color: var(--ivory); }
.nav-brand .brand-wordmark { font-size: 14px; }
.nav-links { display: flex; gap: 26px; margin-left: auto; }
.nav-links a {
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.78);
  transition: color 0.2s ease;
}
.nav-links a:hover { color: var(--gold); }
.nav-cta {
  display: inline-block;
  padding: 10px 18px;
  border: 1px solid var(--gold);
  color: var(--gold);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  transition: background 0.2s ease, color 0.2s ease;
}
.nav-cta:hover { background: var(--gold); color: var(--navy); }
.nav-toggle {
  display: none;
  background: none; border: 0; padding: 8px;
  flex-direction: column; gap: 5px; cursor: pointer;
}
.nav-toggle span { display: block; width: 24px; height: 1.5px; background: var(--ivory); }

/* =========== HERO =========== */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100svh;
  color: var(--ivory);
  overflow: hidden;
  isolation: isolate;
  display: flex;
  flex-direction: column;
}
.hero-image {
  position: absolute; inset: 0;
  background-image: url('images/Exterior_Street_View_Wide.jpeg');
  background-size: cover;
  background-position: center 63%;
  z-index: -2;
  animation: heroZoom 14s ease-out forwards;
}
@keyframes heroZoom {
  from { transform: scale(1.14); }
  to   { transform: scale(1.0); }
}
/* Scrim — light at top for the logos, clear through the middle so the
   building reads in full, soft fade to support the address + metrics at the
   bottom. Less heavy than the original since there's no body copy now. */
.hero-scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg,
      rgba(31,26,61,0.42) 0%,
      rgba(31,26,61,0.18) 12%,
      rgba(31,26,61,0.04) 22%,
      rgba(31,26,61,0.00) 36%,
      rgba(31,26,61,0.00) 60%,
      rgba(31,26,61,0.30) 74%,
      rgba(31,26,61,0.70) 88%,
      rgba(31,26,61,0.92) 100%);
  z-index: -1;
}
.hero-top {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  padding: 38px var(--pad) 0;
  max-width: 1400px;
  width: 100%;
  margin: 0 auto;
}
.hero-monogram { display: flex; align-items: center; gap: 14px; }
.hero-sslogo {
  width: auto;
  height: 92px;
  display: block;
  filter: drop-shadow(0 2px 8px rgba(31, 26, 61, 0.45));
}
.hero-r {
  width: 88px; height: 72px;
  background-image: url('images/Decorative_R_Logo.png');
  background-size: contain;
  background-repeat: no-repeat;
  background-position: top right;
  opacity: 0.9;
  filter: drop-shadow(0 2px 8px rgba(31, 26, 61, 0.45));
}
.hero-body {
  flex: 1;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 0 var(--pad) 32px;
  max-width: 1400px;
  width: 100%;
  margin: 0 auto;
}
.hero-eyebrow {
  font-size: 11px;
  letter-spacing: 0.36em;
  font-weight: 600;
  color: var(--gold);
  margin-bottom: 16px;
  text-transform: uppercase;
}
.hero-title {
  font-size: clamp(38px, 5.6vw, 78px);
  line-height: 1.02;
  font-weight: 600;
  letter-spacing: -0.018em;
  margin: 0 0 18px;
  color: var(--ivory);
  max-width: 1000px;
}
.hero-title .ital { font-style: italic; color: var(--gold); font-weight: 500; }
.hero-sub {
  font-family: var(--f-cor);
  font-size: clamp(17px, 1.4vw, 22px);
  line-height: 1.45;
  max-width: 720px;
  color: rgba(247, 241, 229, 0.92);
  margin-bottom: 26px;
}
.hero-sub em { color: var(--gold); font-style: italic; }

/* hero meta line — facts, not financials */
.hero-meta {
  display: flex;
  align-items: center;
  gap: 22px;
  flex-wrap: wrap;
  padding: 14px 0;
  border-top: 1px solid var(--gold-line);
  border-bottom: 1px solid var(--gold-line);
  margin-bottom: 22px;
  max-width: 880px;
}
.hm-item { display: flex; flex-direction: column; gap: 4px; }
.hm-num {
  font-family: var(--f-serif);
  font-size: clamp(20px, 2vw, 26px);
  color: var(--gold);
  font-weight: 600;
  line-height: 1;
}
.hm-lbl {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.6);
  font-weight: 500;
}
.hm-divider { width: 1px; height: 36px; background: var(--gold-line); }

.hero-cta { display: flex; gap: 14px; flex-wrap: wrap; }
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 14px 28px;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  border: 1px solid transparent;
  cursor: pointer;
  transition: all 0.22s ease;
}
.btn-gold { background: var(--gold); color: var(--navy); border-color: var(--gold); }
.btn-gold:hover { background: var(--gold-2); border-color: var(--gold-2); }
.btn-ghost { background: transparent; color: var(--ivory); border-color: rgba(247,241,229,0.4); }
.btn-ghost:hover { border-color: var(--gold); color: var(--gold); }
.btn-lg { padding: 17px 36px; font-size: 13px; }
.btn-sm { padding: 8px 14px; font-size: 10px; letter-spacing: 0.14em; }

.hero-bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0 var(--pad) 40px;
  max-width: 1400px;
  width: 100%;
  margin: 0 auto;
  border-top: 1px solid var(--hair-light);
  padding-top: 24px;
}
.hero-address {
  font-size: 11px;
  letter-spacing: 0.28em;
  color: rgba(247, 241, 229, 0.55);
}
.hero-scroll {
  width: 28px; height: 44px;
  border: 1px solid var(--gold-line);
  border-radius: 14px;
  position: relative;
}
.hero-scroll span {
  position: absolute;
  left: 50%; top: 8px;
  width: 2px; height: 8px;
  background: var(--gold);
  border-radius: 1px;
  animation: scrollBob 1.8s ease-in-out infinite;
}
@keyframes scrollBob {
  0%, 100% { transform: translate(-50%, 0); opacity: 1; }
  50% { transform: translate(-50%, 12px); opacity: 0.2; }
}

/* =========== EXECUTIVE SUMMARY =========== */
.summary-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 64px;
  align-items: start;
}
.summary-copy h4 { font-size: 20px; margin: 36px 0 10px; color: var(--navy); font-weight: 600; }
.summary-copy p { font-size: 16px; line-height: 1.72; color: var(--ink-soft); }

.snapshot-card {
  background: var(--paper);
  border: 1px solid var(--hair);
  padding: 36px 32px;
  position: sticky;
  top: 100px;
}
.card-title {
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--gold-2);
  border-bottom: 1px solid var(--gold-line);
  padding-bottom: 12px;
  margin-bottom: 16px;
}
.snapshot-list { margin: 0 0 8px; }
.snapshot-list > div {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  padding: 9px 0;
  border-bottom: 1px dotted var(--hair);
  gap: 12px;
}
.snapshot-list > div:last-child { border-bottom: 0; }
.snapshot-list dt {
  font-size: 13px;
  color: var(--mute);
  letter-spacing: 0.02em;
}
.snapshot-list dd {
  margin: 0;
  font-size: 13px;
  font-weight: 600;
  color: var(--navy);
  text-align: right;
}
.snapshot-list dd strong.accent { color: var(--gold-2); font-weight: 700; }
.card-divider {
  height: 1px;
  background: var(--hair);
  margin: 22px 0 18px;
}

/* =========== INVESTMENT THESIS / PLAN =========== */
.thesis-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 40px;
  margin-bottom: 24px;
}
.thesis-col {
  padding: 32px 28px;
  border-left: 1px solid var(--gold-line);
  background: rgba(255,255,255,0.02);
}
.thesis-tag {
  font-size: 10px;
  letter-spacing: 0.30em;
  color: var(--gold);
  text-transform: uppercase;
  margin-bottom: 14px;
}
.thesis-col h3 { font-size: 26px; margin-bottom: 14px; color: var(--ivory); font-weight: 600; }
.thesis-col p { font-size: 15px; line-height: 1.7; }

.plan-header { text-align: center; }
.plan-timeline {
  display: grid;
  grid-template-columns: 1fr auto 1fr auto 1fr;
  gap: 28px;
  align-items: stretch;
  margin-top: 8px;
}
.plan-step {
  background: rgba(255,255,255,0.03);
  border: 1px solid var(--gold-line);
  padding: 32px 28px;
  display: flex;
  flex-direction: column;
}
.ps-num {
  font-family: var(--f-serif);
  font-size: 56px;
  font-style: italic;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 6px;
  font-weight: 500;
}
.ps-year {
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.55);
  margin-bottom: 24px;
  padding-bottom: 12px;
  border-bottom: 1px solid var(--hair-light);
}
.plan-step h4 { font-size: 32px; margin: 0 0 6px; color: var(--ivory); }
.ps-lead { font-family: var(--f-cor); font-size: 18px; font-style: italic; color: var(--gold); margin-bottom: 14px; }
.plan-step p { font-size: 14px; line-height: 1.65; margin-bottom: 22px; flex: 1; }
.ps-chips { display: flex; gap: 14px; }
.ps-chips > div {
  flex: 1;
  border: 1px solid var(--gold-line);
  padding: 10px 12px;
  text-align: center;
}
.ch-num { display: block; font-family: var(--f-serif); font-size: 22px; color: var(--gold); font-weight: 600; }
.ch-lbl { display: block; font-size: 9px; letter-spacing: 0.22em; text-transform: uppercase; color: rgba(247,241,229,0.55); margin-top: 4px; }
.plan-arrow {
  align-self: center;
  font-size: 40px;
  color: var(--gold);
  font-family: var(--f-serif);
  font-style: italic;
  font-weight: 500;
}

/* =========== PROPERTY OVERVIEW =========== */
.overview-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 56px;
  align-items: center;
}
.overview-image { position: relative; }
.overview-image img {
  width: 100%;
  height: 620px;
  object-fit: cover;
  border-radius: 2px;
}
.image-caption {
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--mute);
  margin-top: 14px;
}
.overview-copy h4 { font-size: 20px; margin: 30px 0 10px; color: var(--navy); }
.overview-copy p { font-size: 15.5px; line-height: 1.72; }

/* =========== PROPERTY TOUR =========== */
.tour-intro { margin-bottom: 48px; max-width: 720px; }
.tour-subhead {
  font-family: var(--f-serif);
  font-size: 32px;
  margin: 56px 0 24px;
  color: var(--navy);
  position: relative;
  padding-left: 56px;
}
.tour-subhead::before {
  content: '';
  position: absolute;
  left: 0; top: 50%;
  width: 40px; height: 1px;
  background: var(--gold);
}
.tour-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 16px;
}
/* Exterior tour: 3-column responsive layout showing each photo in full (no cropping) */
.tour-exterior {
  grid-template-columns: repeat(3, 1fr);
  grid-auto-rows: auto;
  gap: 20px;
}
.tour-exterior .t-tile.big { grid-column: span 2; grid-row: span 2; }
.tour-exterior .t-tile {
  background: var(--ivory);
  border: 1px solid var(--hair);
  aspect-ratio: 16 / 9;
}
.tour-exterior .t-tile.big { aspect-ratio: 16 / 9; }

/* Interior tour: keep the dense grid look */
.tour-interior { grid-template-columns: repeat(4, 1fr); grid-auto-rows: 220px; }

.t-tile {
  position: relative;
  margin: 0;
  overflow: hidden;
  cursor: zoom-in;
  background: var(--navy);
}
.t-tile img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform 0.6s ease, opacity 0.3s ease;
  opacity: 0.92;
}
/* Exterior images: show in full, do not crop */
.tour-exterior .t-tile img {
  object-fit: contain;
  background: var(--ivory);
  opacity: 1;
}
.tour-exterior .t-tile:hover img { transform: none; }
.t-tile:hover img { transform: scale(1.04); opacity: 1; }
.t-tile figcaption {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 14px 16px 12px;
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ivory);
  background: linear-gradient(180deg, rgba(31,26,61,0) 0%, rgba(31,26,61,0.85) 100%);
  font-weight: 500;
}

/* =========== SPECIFICATIONS =========== */
.spec-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border-top: 1px solid var(--hair);
  border-left: 1px solid var(--hair);
}
.spec-tile {
  padding: 32px 28px;
  border-right: 1px solid var(--hair);
  border-bottom: 1px solid var(--hair);
  background: var(--paper);
  transition: background 0.2s ease;
}
.spec-tile:hover { background: var(--ivory-2); }
.sp-lbl {
  font-size: 10px;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  color: var(--gold-2);
  font-weight: 600;
  margin-bottom: 14px;
}
.sp-val {
  font-family: var(--f-serif);
  font-size: 28px;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 6px;
  line-height: 1.1;
}
.sp-note {
  font-size: 13px;
  color: var(--mute);
  line-height: 1.5;
}

/* =========== LOCATION =========== */
.loc-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr;
  gap: 48px;
  align-items: start;
  margin-bottom: 56px;
}
.loc-map {
  position: relative;
  border: 1px solid var(--gold-line);
  overflow: hidden;
  background: var(--navy-2);
}
.loc-map img { width: 100%; height: 560px; object-fit: cover; filter: saturate(0.85) contrast(1.05); }
.loc-pin {
  position: absolute;
  transform: translate(-50%, -50%);
  display: flex; align-items: center; gap: 8px;
  background: rgba(31, 26, 61, 0.92);
  border: 1px solid var(--gold);
  padding: 6px 12px;
  font-size: 11px;
  letter-spacing: 0.08em;
  color: var(--ivory);
  white-space: nowrap;
  text-transform: uppercase;
  font-weight: 500;
}
.loc-pin::before {
  content: '';
  width: 7px; height: 7px;
  background: var(--gold);
  border-radius: 50%;
  box-shadow: 0 0 0 3px rgba(201, 162, 75, 0.25);
}
.loc-pin.pin-subject { background: var(--gold); color: var(--navy); border-color: var(--gold); font-weight: 700; }
.loc-pin.pin-subject::before { background: var(--navy); box-shadow: 0 0 0 3px rgba(31, 26, 61, 0.25); }

.loc-rail {}
.loc-stat-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin-bottom: 14px; }
.loc-stat {
  padding: 22px 20px;
  border: 1px solid var(--gold-line);
  background: rgba(255,255,255,0.02);
}
.ls-num { font-family: var(--f-serif); font-size: 32px; color: var(--gold); line-height: 1; font-weight: 600; }
.ls-lbl { font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: rgba(247,241,229,0.55); margin-top: 8px; }

.loc-h { font-size: 20px; color: var(--ivory); margin: 28px 0 14px; font-weight: 600; }
.loc-drivers { list-style: none; padding: 0; margin: 0; }
.loc-drivers li {
  padding: 14px 0;
  border-bottom: 1px dotted var(--hair-light);
  font-size: 14px;
  color: rgba(247,241,229,0.85);
  display: flex;
  align-items: baseline;
  gap: 12px;
  line-height: 1.5;
}
.loc-drivers li:last-child { border-bottom: 0; }
.ld-tag {
  font-size: 9px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold);
  padding: 3px 8px;
  border: 1px solid var(--gold-line);
  flex-shrink: 0;
  font-weight: 600;
}

.loc-corridor { margin-top: 40px; }
.corridor-bar {
  display: flex;
  gap: 6px;
  align-items: flex-end;
  height: 110px;
}
.cb-segment {
  position: relative;
  flex: calc(var(--w) / 76000);
  background: linear-gradient(180deg, var(--gold) 0%, var(--gold-2) 100%);
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  padding: 12px 8px;
  min-height: 60px;
  color: var(--navy);
}
.cb-num { font-family: var(--f-serif); font-size: 18px; font-weight: 700; }
.cb-lbl { font-size: 9px; letter-spacing: 0.16em; text-transform: uppercase; margin-top: 4px; font-weight: 600; }
.corridor-note {
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.55);
  margin-top: 14px;
  text-align: center;
}

/* =========== INVESTMENT HIGHLIGHTS =========== */
.hl-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 24px;
}
.hl-card {
  padding: 40px 36px;
  background: var(--paper);
  border: 1px solid var(--hair);
  position: relative;
  transition: border-color 0.25s ease, transform 0.25s ease;
}
.hl-card:hover { border-color: var(--gold); transform: translateY(-2px); }
.hl-wide { grid-column: 1 / -1; }
.hl-num {
  font-family: var(--f-serif);
  font-style: italic;
  font-size: 52px;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 14px;
  font-weight: 500;
}
.hl-card h3 { font-size: 26px; color: var(--navy); margin-bottom: 14px; }
.hl-card p { font-size: 15.5px; line-height: 1.7; color: var(--ink-soft); margin-bottom: 24px; }
.hl-chips { display: flex; gap: 12px; flex-wrap: wrap; }
.hl-chips > div {
  flex: 1; min-width: 110px;
  padding: 14px 16px;
  background: var(--cream);
  border-left: 2px solid var(--gold);
}
.hl-chips strong { display: block; font-family: var(--f-serif); font-size: 22px; color: var(--navy); font-weight: 600; }
.hl-chips span { display: block; font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--mute); margin-top: 4px; }

/* =========== CAPITAL / SOURCES & USES =========== */
.cap-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr;
  gap: 64px;
  align-items: start;
  margin-bottom: 64px;
}
.cap-block h3 { font-size: 22px; color: var(--navy); margin-bottom: 24px; padding-bottom: 12px; border-bottom: 1px solid var(--gold-line); }
.cap-bars { display: flex; flex-direction: column; gap: 14px; }
.cap-bar {
  position: relative;
  padding: 18px 20px;
  background: var(--paper);
  border: 1px solid var(--hair);
  overflow: hidden;
}
.cap-bar::before {
  content: '';
  position: absolute;
  left: 0; top: 0; bottom: 0;
  width: calc(var(--pct) * 1%);
  background: linear-gradient(90deg, var(--gold-soft) 0%, transparent 100%);
  z-index: 0;
}
.cap-bar > * { position: relative; z-index: 1; }
.cb-name { font-size: 14px; color: var(--navy); font-weight: 500; }
.cb-val { font-family: var(--f-serif); font-size: 20px; color: var(--gold-2); font-weight: 600; margin-top: 4px; }
.cap-total {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-top: 18px;
  padding: 20px;
  background: var(--navy);
  color: var(--ivory);
}
.cap-total span { font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: var(--gold); font-weight: 600; }
.cap-total strong { font-family: var(--f-serif); font-size: 24px; color: var(--ivory); }
.cap-note { font-size: 12px; color: var(--mute); margin-top: 18px; line-height: 1.6; }

.cap-donut {
  width: 240px; height: 240px;
  position: relative;
  margin: 0 auto 28px;
}
.donut-ring {
  width: 100%; height: 100%;
  border-radius: 50%;
  background: conic-gradient(var(--gold) 0% 91%, var(--gold-2) 91% 100%);
  position: relative;
}
.donut-ring::after {
  content: '';
  position: absolute;
  inset: 22px;
  background: var(--cream);
  border-radius: 50%;
}
.donut-center {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
}
.dc-pct { font-family: var(--f-serif); font-size: 42px; color: var(--navy); font-weight: 700; line-height: 1; }
.dc-lbl { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold-2); margin-top: 6px; font-weight: 600; }

.cap-legend { list-style: none; padding: 0; margin: 0; }
.cap-legend li { display: flex; align-items: center; gap: 10px; padding: 8px 0; font-size: 14px; color: var(--navy); }
.ll-swatch { display: inline-block; width: 14px; height: 14px; }

.cap-sub-h { font-size: 22px; color: var(--navy); margin: 0 0 24px; padding-bottom: 12px; border-bottom: 1px solid var(--gold-line); }
.returns-row {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 0;
  border-top: 1px solid var(--hair);
  border-left: 1px solid var(--hair);
}
.ret-tile {
  padding: 28px 22px;
  border-right: 1px solid var(--hair);
  border-bottom: 1px solid var(--hair);
  background: var(--paper);
}
.rt-lbl { font-size: 10px; letter-spacing: 0.24em; text-transform: uppercase; color: var(--gold-2); font-weight: 600; margin-bottom: 10px; }
.rt-val { font-family: var(--f-serif); font-size: 26px; color: var(--navy); font-weight: 600; margin-bottom: 6px; line-height: 1.1; }
.rt-val.accent { color: var(--gold-2); }
.rt-note { font-size: 12px; color: var(--mute); }

/* =========== COMPARABLE SALES =========== */
.comp-headline {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  margin-bottom: 36px;
  border: 1px solid var(--hair);
  background: var(--paper);
}
.ch-stat {
  padding: 28px 24px;
  border-right: 1px solid var(--hair);
}
.ch-stat:last-child { border-right: 0; }
.chs-lbl { font-size: 10px; letter-spacing: 0.24em; text-transform: uppercase; color: var(--gold-2); font-weight: 600; margin-bottom: 10px; }
.chs-val { font-family: var(--f-serif); font-size: 32px; color: var(--navy); font-weight: 700; line-height: 1.1; }
.chs-val.accent { color: var(--gold-2); }

.comp-filters { display: flex; gap: 8px; margin-bottom: 16px; }
.cf-btn {
  padding: 8px 16px;
  background: transparent;
  border: 1px solid var(--hair);
  color: var(--mute);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  transition: all 0.2s ease;
  font-weight: 600;
}
.cf-btn:hover { border-color: var(--gold); color: var(--gold-2); }
.cf-btn.is-active { background: var(--navy); color: var(--ivory); border-color: var(--navy); }

.comp-table {
  width: 100%;
  background: var(--paper);
  border: 1px solid var(--hair);
}
.comp-table th, .comp-table td {
  padding: 14px 16px;
  text-align: left;
  font-size: 13px;
  border-bottom: 1px solid var(--hair);
}
.comp-table th {
  font-size: 10px;
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--gold-2);
  background: var(--ivory-2);
  font-weight: 600;
}
.comp-table tbody tr { transition: background 0.2s ease; }
.comp-table tbody tr:hover { background: var(--ivory-2); }
.comp-table tbody tr:last-child td { border-bottom: 0; }
.comp-table tbody tr.is-hidden { display: none; }
.comp-subject { background: linear-gradient(90deg, rgba(201,162,75,0.10) 0%, rgba(201,162,75,0.02) 100%) !important; }
.comp-subject td { font-weight: 600; }
.comp-tag {
  display: inline-block;
  padding: 2px 8px;
  background: var(--gold);
  color: var(--navy);
  font-size: 9px;
  letter-spacing: 0.20em;
  margin-left: 8px;
  font-weight: 700;
}
.comp-foot { font-size: 11px; color: var(--mute); margin-top: 14px; line-height: 1.6; }

/* =========== WATERFALL =========== */
.wf-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 16px;
  margin-bottom: 64px;
}
.wf-tier {
  padding: 32px 28px;
  background: rgba(255,255,255,0.03);
  border: 1px solid var(--gold-line);
  border-top: 3px solid var(--gold);
}
.wt-roman {
  font-family: var(--f-serif);
  font-style: italic;
  font-size: 40px;
  color: var(--gold);
  font-weight: 500;
  line-height: 1;
  margin-bottom: 14px;
}
.wf-tier h4 { font-size: 18px; color: var(--ivory); margin-bottom: 10px; }
.wf-tier p { font-size: 13.5px; line-height: 1.6; margin-bottom: 18px; }
.wt-split { display: flex; flex-direction: column; gap: 6px; }
.ws-bar {
  height: 6px;
  background: var(--hair-light);
  position: relative;
  overflow: hidden;
}
.ws-bar span {
  display: block;
  height: 100%;
  background: linear-gradient(90deg, var(--gold) 0%, var(--gold-2) 100%);
  transition: width 1.2s ease;
}
.ws-lbl { font-size: 11px; letter-spacing: 0.16em; color: var(--gold); font-weight: 600; }

.wf-scenarios { border-top: 1px solid var(--hair-light); padding-top: 48px; }
.wf-h { font-size: 24px; color: var(--ivory); margin-bottom: 8px; }
.wf-sub { font-size: 13px; color: rgba(247,241,229,0.6); margin-bottom: 24px; }
.scn-table {
  width: 100%;
  background: rgba(255,255,255,0.02);
}
.scn-table th, .scn-table td {
  padding: 14px 18px;
  text-align: left;
  font-size: 13.5px;
  border-bottom: 1px solid var(--hair-light);
  color: rgba(247,241,229,0.85);
}
.scn-table th { font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); font-weight: 600; }
.scn-base { background: rgba(201,162,75,0.08); }
.scn-base td { color: var(--ivory); }
.scn-base strong { color: var(--gold); font-family: var(--f-serif); font-size: 16px; }

/* =========== TERMS =========== */
.terms-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border-top: 1px solid var(--hair);
  border-left: 1px solid var(--hair);
}
.term-card {
  padding: 36px 32px;
  border-right: 1px solid var(--hair);
  border-bottom: 1px solid var(--hair);
  background: var(--paper);
  transition: background 0.2s ease;
}
.term-card:hover { background: var(--ivory-2); }
.tc-h {
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold-2);
  font-weight: 600;
  margin-bottom: 14px;
  padding-bottom: 10px;
  border-bottom: 1px solid var(--gold-line);
}
.term-card p { font-size: 14px; line-height: 1.7; margin: 0; color: var(--ink-soft); }

/* =========== SPONSORS =========== */
.sponsor-card {
  display: grid;
  grid-template-columns: 0.8fr 1.5fr;
  gap: 56px;
  align-items: center;
  margin-bottom: 72px;
}
.sponsor-card:last-child { margin-bottom: 0; }
.sponsor-card.flip { grid-template-columns: 1.5fr 0.8fr; }
.sponsor-card.flip .sp-photo { order: 2; }
.sp-photo img {
  width: 100%;
  max-width: 380px;
  aspect-ratio: 4/5;
  object-fit: cover;
  border-radius: 2px;
  filter: saturate(0.95);
}
.sp-role {
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold-2);
  font-weight: 600;
  margin-bottom: 12px;
}
.sp-body h3 { font-size: 44px; color: var(--navy); margin-bottom: 6px; }
.sp-title { font-family: var(--f-cor); font-style: italic; font-size: 19px; color: var(--mute); margin-bottom: 22px; }
.sp-body p:not(.sp-title) { font-size: 15.5px; line-height: 1.7; color: var(--ink-soft); margin-bottom: 28px; }
.sp-stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  padding-top: 24px;
  border-top: 1px solid var(--hair);
}
.sp-stats strong { display: block; font-family: var(--f-serif); font-size: 22px; color: var(--gold-2); font-weight: 600; }
.sp-stats span { display: block; font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--mute); margin-top: 4px; }

/* =========== CONTACT =========== */
.contact-form { margin-top: 48px; }
.cf-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
  margin-bottom: 20px;
}
.contact-form label {
  display: flex;
  flex-direction: column;
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 600;
  gap: 8px;
}
.contact-form input,
.contact-form select,
.contact-form textarea {
  font-family: var(--f-sans);
  font-size: 15px;
  padding: 14px 16px;
  background: rgba(255,255,255,0.04);
  border: 1px solid var(--hair-light);
  color: var(--ivory);
  letter-spacing: 0;
  text-transform: none;
  font-weight: 400;
  transition: border-color 0.2s ease, background 0.2s ease;
  border-radius: 0;
}
.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--gold);
  background: rgba(255,255,255,0.06);
}
.cf-full { margin-bottom: 20px; }
.cf-full textarea { resize: vertical; }
.cf-check {
  display: flex; flex-direction: row; align-items: flex-start; gap: 12px;
  font-size: 12px; color: rgba(247,241,229,0.7); text-transform: none; letter-spacing: 0;
  font-weight: 400; line-height: 1.5;
  margin-bottom: 32px;
}
.cf-check input { width: auto; flex-shrink: 0; margin-top: 3px; accent-color: var(--gold); }
.cf-direct { font-size: 13px; color: rgba(247,241,229,0.65); margin-top: 18px; }
.cf-direct a { color: var(--gold); }

/* =========== FOOTER =========== */
.site-footer {
  background: var(--navy);
  color: var(--ivory);
  border-top: 1px solid var(--hair-light);
  padding: 56px 0 32px;
}
.site-footer p { color: rgba(247,241,229,0.65); }
.footer-top {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 32px;
  padding-bottom: 36px;
  border-bottom: 1px solid var(--hair-light);
  align-items: start;
}
.footer-brand { display: flex; align-items: center; gap: 14px; }
.footer-links {
  display: flex; flex-wrap: wrap; gap: 18px;
  justify-content: center;
}
.footer-links a {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.65);
  transition: color 0.2s ease;
}
.footer-links a:hover { color: var(--gold); }
.footer-meta { text-align: right; }
.footer-meta .btn { margin-bottom: 12px; }
.footer-addr { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: rgba(247,241,229,0.5); }
.footer-disclosure { padding-top: 28px; }
.footer-disclosure p { font-size: 11.5px; line-height: 1.65; }
.footer-copy { font-size: 11px !important; letter-spacing: 0.20em; text-transform: uppercase; color: rgba(247,241,229,0.45) !important; margin-top: 24px !important; }

/* =========== LIGHTBOX =========== */
.lightbox {
  position: fixed;
  inset: 0;
  background: rgba(31, 26, 61, 0.97);
  z-index: 200;
  display: none;
  align-items: center;
  justify-content: center;
  padding: 60px;
}
.lightbox.is-open { display: flex; }
.lb-img { max-width: 90vw; max-height: 80vh; object-fit: contain; }
.lb-cap {
  position: absolute;
  bottom: 24px; left: 50%;
  transform: translateX(-50%);
  font-size: 11px;
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--gold);
}
.lb-close, .lb-prev, .lb-next {
  position: absolute;
  background: transparent;
  border: 1px solid var(--gold-line);
  color: var(--ivory);
  font-size: 28px;
  width: 48px; height: 48px;
  display: flex; align-items: center; justify-content: center;
  cursor: pointer;
  transition: all 0.2s ease;
  font-family: var(--f-serif);
  line-height: 0;
  padding-bottom: 4px;
}
.lb-close:hover, .lb-prev:hover, .lb-next:hover { background: var(--gold); color: var(--navy); border-color: var(--gold); }
.lb-close { top: 24px; right: 24px; }
.lb-prev { left: 24px; top: 50%; transform: translateY(-50%); }
.lb-next { right: 24px; top: 50%; transform: translateY(-50%); }

/* =========== SCROLL ANIMATIONS =========== */
[data-anim] {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.9s ease, transform 0.9s ease;
}
[data-anim].is-in {
  opacity: 1;
  transform: translateY(0);
}

/* =========== EDITORIAL OPENER =========== */
.section-opener { padding: clamp(72px, 8vw, 110px) 0; background: var(--ivory); text-align: center; }
.opener-lead {
  font-family: var(--f-serif);
  font-size: clamp(24px, 3vw, 38px);
  line-height: 1.35;
  color: var(--navy);
  margin-bottom: 24px;
  font-weight: 500;
  letter-spacing: -0.01em;
}
.opener-sub {
  font-family: var(--f-cor);
  font-style: italic;
  font-size: clamp(17px, 1.4vw, 22px);
  color: var(--mute);
  line-height: 1.5;
  max-width: 720px;
  margin: 0 auto;
}
.opener-sub em { color: var(--gold-2); font-style: italic; }

/* =========== MARKET / PLACE =========== */
.market-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  margin-bottom: 64px;
  border-top: 1px solid var(--hair);
  border-left: 1px solid var(--hair);
}
.mk-card {
  padding: 36px 28px;
  border-right: 1px solid var(--hair);
  border-bottom: 1px solid var(--hair);
  background: var(--paper);
  text-align: center;
  transition: background 0.2s ease;
}
.mk-card:hover { background: var(--ivory-2); }
.mk-num {
  font-family: var(--f-serif);
  font-size: clamp(42px, 4.4vw, 58px);
  color: var(--gold-2);
  font-weight: 700;
  line-height: 1;
  margin-bottom: 14px;
  letter-spacing: -0.02em;
}
.mk-lbl {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--navy);
  font-weight: 600;
  margin-bottom: 8px;
}
.mk-cite {
  font-size: 11px;
  font-style: italic;
  color: var(--mute);
  font-family: var(--f-cor);
}
.market-engines {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 56px;
  padding-top: 32px;
  border-top: 1px solid var(--hair);
}
.me-tag {
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold-2);
  font-weight: 600;
  margin-bottom: 14px;
}
.me-col h3 {
  font-size: 28px;
  color: var(--navy);
  margin-bottom: 16px;
  letter-spacing: -0.01em;
  font-weight: 600;
}
.me-col p {
  font-size: 15.5px;
  line-height: 1.7;
  color: var(--ink-soft);
  margin-bottom: 22px;
}
.me-list { list-style: none; padding: 0; margin: 0; }
.me-list li {
  padding: 12px 0;
  border-bottom: 1px dotted var(--hair);
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.55;
}
.me-list li:last-child { border-bottom: 0; }

/* =========== THESIS PILLARS =========== */
.pillar-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-bottom: 56px;
}
.pillar {
  padding: 40px 32px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid var(--gold-line);
  border-top: 3px solid var(--gold);
}
.pl-num {
  font-family: var(--f-serif);
  font-style: italic;
  font-size: 54px;
  color: var(--gold);
  line-height: 1;
  font-weight: 500;
  margin-bottom: 6px;
}
.pl-tag {
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.62);
  font-weight: 600;
  margin-bottom: 20px;
  padding-bottom: 14px;
  border-bottom: 1px solid var(--hair-light);
}
.pillar h3 {
  font-size: 24px;
  color: var(--ivory);
  margin-bottom: 14px;
  font-weight: 600;
  line-height: 1.25;
}
.pillar p {
  font-size: 14.5px;
  line-height: 1.7;
  color: rgba(247, 241, 229, 0.78);
}
.thesis-footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 36px;
  padding: 32px;
  border: 1px solid var(--gold-line);
  background: rgba(201, 162, 75, 0.05);
}
.thesis-footer p {
  font-size: 14px;
  color: rgba(247, 241, 229, 0.78);
  margin: 0;
  max-width: 640px;
}
.thesis-footer .btn { flex-shrink: 0; }

/* =========== FIRM =========== */
.firm-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 64px;
  align-items: start;
  margin-bottom: 80px;
}
.firm-copy .lead {
  font-size: clamp(18px, 1.4vw, 22px);
  color: var(--ink);
  margin-bottom: 22px;
  line-height: 1.5;
  font-family: var(--f-serif);
  font-weight: 500;
}
.firm-copy p { font-size: 15.5px; line-height: 1.75; }
.firm-rail {
  background: var(--paper);
  border: 1px solid var(--hair);
  padding: 32px 28px;
  position: sticky;
  top: 100px;
}
.fr-block { padding: 16px 0; border-bottom: 1px solid var(--hair); }
.fr-block:first-child { padding-top: 0; }
.fr-block:last-child { padding-bottom: 0; border-bottom: 0; }
.fr-h {
  font-size: 10px;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--gold-2);
  margin-bottom: 8px;
}
.fr-block p { margin: 0; font-size: 13.5px; line-height: 1.6; color: var(--ink-soft); }

/* =========== FAQ =========== */
.faq-list { margin-top: 32px; }
.faq-item {
  border-bottom: 1px solid var(--hair);
  padding: 4px 0;
}
.faq-item summary {
  list-style: none;
  cursor: pointer;
  padding: 22px 36px 22px 0;
  font-family: var(--f-serif);
  font-size: 19px;
  font-weight: 500;
  color: var(--navy);
  position: relative;
  transition: color 0.2s ease;
}
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after {
  content: '+';
  position: absolute;
  right: 4px;
  top: 50%;
  transform: translateY(-50%);
  font-family: var(--f-sans);
  font-size: 24px;
  color: var(--gold);
  font-weight: 300;
  transition: transform 0.25s ease;
  line-height: 1;
}
.faq-item[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq-item summary:hover { color: var(--gold-2); }
.faq-item p {
  padding: 0 60px 24px 0;
  margin: 0;
  font-size: 15px;
  line-height: 1.7;
  color: var(--ink-soft);
  max-width: 760px;
}
.faq-item a { color: var(--gold-2); text-decoration: underline; text-underline-offset: 3px; }

/* =========== RESPONSIVE =========== */
@media (max-width: 1100px) {
  .summary-grid { grid-template-columns: 1fr; gap: 40px; }
  .snapshot-card { position: static; }
  .thesis-grid { grid-template-columns: 1fr; gap: 24px; }
  .thesis-col { border-left: 0; border-top: 1px solid var(--gold-line); padding: 28px 0 0; }
  .plan-timeline { grid-template-columns: 1fr; }
  .plan-arrow { transform: rotate(90deg); margin: -8px 0; }
  .overview-grid { grid-template-columns: 1fr; gap: 32px; }
  .overview-image img { height: 480px; }
  .loc-grid { grid-template-columns: 1fr; }
  .loc-map img { height: 420px; }
  .hl-grid { grid-template-columns: 1fr; }
  .hl-wide { grid-column: auto; }
  .cap-grid { grid-template-columns: 1fr; gap: 48px; }
  .returns-row { grid-template-columns: repeat(3, 1fr); }
  .terms-grid { grid-template-columns: repeat(2, 1fr); }
  .wf-grid { grid-template-columns: repeat(2, 1fr); }
  .spec-grid { grid-template-columns: repeat(2, 1fr); }
  .sponsor-card, .sponsor-card.flip { grid-template-columns: 1fr; gap: 28px; }
  .sponsor-card.flip .sp-photo { order: 0; }
  .sp-photo img { max-width: 280px; }
  .footer-top { grid-template-columns: 1fr; text-align: center; }
  .footer-links { justify-content: center; }
  .footer-meta { text-align: center; }
  .market-grid { grid-template-columns: repeat(2, 1fr); }
  .market-engines { grid-template-columns: 1fr; gap: 36px; }
  .pillar-grid { grid-template-columns: 1fr; }
  .thesis-footer { flex-direction: column; align-items: flex-start; gap: 20px; }
  .firm-grid { grid-template-columns: 1fr; gap: 36px; }
  .firm-rail { position: static; }
}


@media (max-width: 760px) {
  .nav-links { display: none; }
  .nav-toggle { display: flex; }
  .nav-cta { display: none; }
  .nav.is-open .nav-links {
    display: flex;
    position: absolute;
    top: 100%; left: 0; right: 0;
    background: var(--navy);
    flex-direction: column;
    padding: 24px var(--pad);
    border-top: 1px solid var(--hair-light);
    gap: 18px;
  }
  .hero-top { padding-top: 88px; flex-direction: column; gap: 16px; align-items: flex-start; }
  .hero-r { align-self: flex-end; }
  .hero-meta { gap: 14px; padding: 16px 0; }
  .hm-divider { display: none; }
  .hm-item { flex: 0 0 calc(50% - 14px); }
  .hero-bottom { flex-direction: column; gap: 18px; align-items: flex-start; }
  .market-grid { grid-template-columns: 1fr; }
  .tour-grid { grid-template-columns: repeat(2, 1fr); }
  .tour-exterior { grid-template-columns: 1fr 1fr; }
  .tour-exterior .t-tile.big { grid-row: span 1; grid-column: span 2; }
  .tour-exterior .t-tile, .tour-exterior .t-tile.big { aspect-ratio: 16 / 9; }
  .tour-interior { grid-template-columns: 1fr 1fr; grid-auto-rows: 160px; }
  .spec-grid { grid-template-columns: 1fr; }
  .cf-row { grid-template-columns: 1fr; }
  .firm-rail { padding: 24px 20px; }
}

/* =========================================================
   V2 ADDITIONS
   ========================================================= */

/* === Address-as-brand wordmark === */
.addr-mark {
  display: flex;
  flex-direction: column;
  line-height: 1.05;
  color: var(--ivory);
}
.addr-mark .a-num {
  font-family: var(--f-serif);
  font-style: italic;
  font-size: 22px;
  color: var(--gold);
  letter-spacing: 0;
}
.addr-mark .a-street {
  font-family: var(--f-serif);
  font-size: 14px;
  letter-spacing: 0.20em;
  text-transform: uppercase;
  margin-top: 2px;
}
.addr-mark .a-loc {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.55);
  margin-top: 4px;
}
.nav-brand.addr { gap: 0; }

/* === Market refresh banner === */
.market-update {
  margin-top: 72px;
  padding: 56px;
  background: var(--paper);
  border: 1px solid var(--hair);
  border-left: 3px solid var(--gold);
  border-radius: 2px;
}
.market-update .mu-eyebrow {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.28em;
  color: var(--gold-2);
  text-transform: uppercase;
  margin-bottom: 14px;
}
.market-update h3 {
  font-size: clamp(24px, 2.4vw, 32px);
  margin: 0 0 22px;
  color: var(--navy);
  max-width: 720px;
}
.market-update .mu-lead {
  font-size: 17px;
  line-height: 1.7;
  color: var(--ink-soft);
  max-width: 780px;
  margin-bottom: 32px;
}
.mu-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 28px 56px;
}
.mu-item { padding-right: 8px; }
.mu-item .mu-figure {
  font-family: var(--f-serif);
  font-size: 32px;
  font-weight: 600;
  color: var(--gold-2);
  letter-spacing: -0.01em;
  margin-bottom: 4px;
}
.mu-item .mu-label {
  font-size: 14px;
  font-weight: 600;
  color: var(--navy);
  letter-spacing: 0;
  margin-bottom: 6px;
}
.mu-item .mu-desc {
  font-size: 13.5px;
  line-height: 1.55;
  color: var(--ink-soft);
}
@media (max-width: 760px) {
  .market-update { padding: 32px 24px; }
  .mu-grid { grid-template-columns: 1fr; gap: 22px; }
}

/* === Inline memo gate === */
.gate-section { background: var(--navy); color: var(--ivory); }
.gate-wrap {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: start;
}
.gate-copy .gate-h {
  font-family: var(--f-serif);
  font-size: clamp(32px, 4vw, 52px);
  line-height: 1.1;
  margin: 12px 0 24px;
  color: var(--ivory);
}
.gate-copy .gate-h .ital { color: var(--gold); font-style: italic; font-weight: 500; }
.gate-copy .gate-lead {
  font-size: 17px;
  line-height: 1.7;
  color: rgba(247,241,229,0.78);
  margin-bottom: 28px;
}
.gate-copy .gate-meta {
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.55);
  margin-bottom: 16px;
}
.gate-meta-rows {
  border-top: 1px solid rgba(247,241,229,0.18);
  margin-top: 32px;
  padding-top: 24px;
}
.gate-meta-rows > div {
  display: flex;
  justify-content: space-between;
  padding: 10px 0;
  border-bottom: 1px solid rgba(247,241,229,0.10);
  font-size: 13px;
}
.gate-meta-rows > div:last-child { border-bottom: 0; }
.gate-meta-rows .gm-k { color: rgba(247,241,229,0.55); letter-spacing: 0.08em; text-transform: uppercase; font-size: 11px; }
.gate-meta-rows .gm-v { color: var(--ivory); font-weight: 500; }

.gate-form {
  background: rgba(247,241,229,0.04);
  border: 1px solid rgba(247,241,229,0.14);
  border-radius: 4px;
  padding: 40px 36px;
}
.gate-form .gf-h {
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 24px;
}
.gate-form label {
  display: block;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.62);
  margin-bottom: 18px;
}
.gate-form input, .gate-form select, .gate-form textarea {
  display: block;
  width: 100%;
  margin-top: 8px;
  padding: 12px 14px;
  background: rgba(31,26,61,0.6);
  border: 1px solid rgba(247,241,229,0.18);
  border-radius: 2px;
  color: var(--ivory);
  font-family: var(--f-sans);
  font-size: 15px;
  font-weight: 400;
  letter-spacing: 0;
  text-transform: none;
  transition: border-color 0.2s ease;
}
.gate-form input:focus, .gate-form select:focus, .gate-form textarea:focus {
  outline: none;
  border-color: var(--gold);
}
.gate-form .gf-check {
  display: flex;
  gap: 12px;
  align-items: flex-start;
  font-size: 12px;
  letter-spacing: 0;
  text-transform: none;
  color: rgba(247,241,229,0.72);
  line-height: 1.55;
  font-weight: 400;
  margin: 8px 0 24px;
}
.gate-form .gf-check input { width: auto; margin: 2px 0 0; }
.gate-form button { width: 100%; margin-top: 4px; }
.gate-form .gf-direct {
  margin-top: 20px;
  font-size: 12px;
  text-align: center;
  color: rgba(247,241,229,0.55);
  letter-spacing: 0;
  text-transform: none;
}
.gate-form .gf-direct a { color: var(--gold); }

@media (max-width: 900px) {
  .gate-wrap { grid-template-columns: 1fr; gap: 40px; }
  .gate-form { padding: 28px 22px; }
}

/* === Further reading strip === */
.reading-strip {
  margin-top: 56px;
  padding: 36px 40px;
  background: var(--ivory-2);
  border: 1px solid var(--hair);
  border-radius: 2px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
}
.reading-strip .rs-eyebrow {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.24em;
  color: var(--gold-2);
  text-transform: uppercase;
  margin-bottom: 6px;
}
.reading-strip .rs-title {
  font-family: var(--f-serif);
  font-size: 22px;
  color: var(--navy);
  font-weight: 600;
}
.reading-strip a {
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold-2);
  font-weight: 600;
  border-bottom: 1px solid var(--gold-line);
  padding-bottom: 4px;
  transition: color 0.2s ease, border-color 0.2s ease;
  white-space: nowrap;
}
.reading-strip a:hover { color: var(--navy); border-color: var(--navy); }
@media (max-width: 720px) {
  .reading-strip { flex-direction: column; align-items: flex-start; padding: 28px 24px; }
}

/* === Refined footer (de-emphasized Sea Spray) === */
.site-footer {
  background: var(--navy);
  color: rgba(247,241,229,0.78);
  padding: 64px 0 32px;
  border-top: 0;
}
.footer-top {
  display: grid;
  grid-template-columns: 2fr 2fr 1fr;
  gap: 56px;
  padding-bottom: 40px;
  border-bottom: 1px solid rgba(247,241,229,0.14);
  align-items: start;
}
.footer-addr-block .fab-h {
  font-family: var(--f-serif);
  font-size: 22px;
  color: var(--ivory);
  letter-spacing: 0.06em;
  margin-bottom: 6px;
}
.footer-addr-block .fab-h .a-num { color: var(--gold); font-style: italic; }
.footer-addr-block .fab-loc {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.55);
  margin-bottom: 18px;
}
.footer-addr-block .fab-llc {
  font-size: 13px;
  line-height: 1.6;
  color: rgba(247,241,229,0.55);
  max-width: 360px;
}
.footer-links {
  display: flex;
  flex-direction: column;
  gap: 10px;
}
.footer-links a {
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.62);
  transition: color 0.2s ease;
}
.footer-links a:hover { color: var(--gold); }
.footer-cta-block {
  display: flex;
  flex-direction: column;
  gap: 14px;
  align-items: flex-start;
}
.footer-cta-block .fcb-label {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.45);
}
.footer-disclosure {
  padding-top: 32px;
  max-width: 1000px;
}
.footer-disclosure p {
  font-size: 11.5px;
  line-height: 1.65;
  color: rgba(247,241,229,0.45);
  margin: 0 0 14px;
}
.footer-disclosure .footer-copy {
  margin-top: 18px;
  font-size: 10.5px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(247,241,229,0.35);
}
@media (max-width: 800px) {
  .footer-top { grid-template-columns: 1fr; gap: 32px; }
}

/* =========================================================
   NAV / HERO FIXES — single brand identity, no overlap
   ========================================================= */

/* Nav: small Sea Spray "S" mark, not a wordmark — keeps brand quiet at top */
.nav-ss {
  display: block;
  height: 34px;
  width: auto;
  filter: drop-shadow(0 1px 4px rgba(31, 26, 61, 0.35));
}
.nav-brand { line-height: 0; }

/* Push hero-top below the fixed nav so the bold logo + R don't sit beneath it */
.hero-top {
  padding-top: 96px;
}

/* When the bold Sea Spray logo lives in the hero, give it room and keep it
   from competing with the nav mark at narrow widths */
.hero-sslogo { height: 92px; }

@media (max-width: 900px) {
  .hero-top { padding-top: 84px; }
  .hero-sslogo { height: 72px; }
  .hero-r { width: 64px; height: 52px; }
  .nav-ss { height: 28px; }
}

@media (max-width: 600px) {
  .hero-top {
    padding-top: 76px;
    flex-direction: row;        /* keep logo left, R right on mobile */
    align-items: center;
    justify-content: space-between;
    gap: 12px;
  }
  .hero-sslogo { height: 56px; }
  .hero-r { width: 52px; height: 42px; align-self: center; }
  .hero-body { padding-bottom: 24px; }
  .hero-title { font-size: clamp(30px, 8vw, 44px); }
  .hero-sub   { font-size: clamp(15px, 4.2vw, 17px); margin-bottom: 18px; }
  .hero-eyebrow { margin-bottom: 12px; }
}

/* =========================================================
   HERO FOOT — address + key metrics block
   ========================================================= */
.hero-foot {
  position: relative;
  margin-top: auto;          /* push to bottom of the flex column hero */
  width: 100%;
  padding: 0 var(--pad) 36px;
}
.hero-foot-inner {
  max-width: 1280px;
  margin: 0 auto;
}

.hf-marque {
  display: flex;
  align-items: baseline;
  gap: 28px;
  flex-wrap: wrap;
  padding-bottom: 18px;
}
.hf-eyebrow {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.36em;
  text-transform: uppercase;
  color: var(--gold);
  flex: 0 0 auto;
  order: 1;
  width: 100%;
  margin-bottom: 4px;
}
.hf-address {
  font-family: var(--f-serif);
  font-weight: 600;
  font-size: clamp(38px, 6vw, 76px);
  line-height: 1.02;
  color: var(--ivory);
  letter-spacing: -0.02em;
  margin: 0;
  order: 2;
}
.hf-address .hf-east,
.hf-address .hf-blvd {
  font-style: italic;
  font-weight: 500;
  color: var(--gold);
}
.hf-loc {
  font-family: var(--f-cor);
  font-style: italic;
  font-size: clamp(15px, 1.3vw, 19px);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.78);
  order: 3;
  padding-bottom: 6px;
}

.hf-rule {
  height: 1px;
  background: linear-gradient(90deg,
    rgba(201,162,75,0.0) 0%,
    rgba(201,162,75,0.65) 12%,
    rgba(201,162,75,0.65) 88%,
    rgba(201,162,75,0.0) 100%);
  margin: 16px 0;
}

.hf-stats {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: clamp(16px, 3vw, 48px);
  padding: 8px 0;
}
.hf-stat {
  display: flex;
  flex-direction: column;
  gap: 6px;
  flex: 1 1 0;
  min-width: 0;
}
.hf-num {
  font-family: var(--f-serif);
  font-size: clamp(24px, 2.6vw, 36px);
  font-weight: 600;
  color: var(--gold);
  line-height: 1;
  letter-spacing: -0.01em;
}
.hf-num-unit {
  font-size: 0.6em;
  font-weight: 500;
  margin-left: 2px;
  opacity: 0.85;
}
.hf-lbl {
  font-size: 10.5px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.62);
}
.hf-vr {
  width: 1px;
  height: 40px;
  background: rgba(201, 162, 75, 0.28);
  flex: 0 0 1px;
}

.hf-cue {
  display: flex;
  align-items: center;
  gap: 14px;
  padding-top: 14px;
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: rgba(247, 241, 229, 0.45);
}
.hf-cue-lbl { font-weight: 500; }
.hf-cue-bar {
  width: 36px;
  height: 1px;
  background: rgba(247, 241, 229, 0.45);
  animation: hfScroll 2.4s ease-in-out infinite;
  transform-origin: left center;
}
@keyframes hfScroll {
  0%, 100% { transform: scaleX(0.4); opacity: 0.4; }
  50%      { transform: scaleX(1);   opacity: 1; }
}

@media (max-width: 900px) {
  .hero-foot { padding-bottom: 28px; }
  .hf-stats { flex-wrap: wrap; gap: 18px 24px; }
  .hf-vr { display: none; }
  .hf-stat { flex: 1 1 calc(50% - 12px); min-width: 0; }
  .hf-num { font-size: clamp(22px, 5vw, 28px); }
  .hf-lbl { font-size: 9.5px; letter-spacing: 0.18em; }
  .hf-address { font-size: clamp(32px, 8vw, 44px); }
  .hf-loc { font-size: 13px; letter-spacing: 0.16em; }
  .hf-eyebrow { letter-spacing: 0.28em; }
}

@media (max-width: 480px) {
  .hf-marque { gap: 12px; }
  .hf-stat { flex: 1 1 calc(50% - 12px); }
  .hf-cue { padding-top: 8px; }
}

/* =========================================================
   HERO FOOT — slim version (address + locator only)
   ========================================================= */
.hero-foot { padding-bottom: 56px; }
.hf-marque {
  padding-bottom: 0;
  gap: 0;
  display: block;            /* override the earlier flex-wrap layout */
}
.hf-address {
  white-space: nowrap;       /* keep on one line at every size */
  overflow: visible;
}
.hf-loc {
  display: block;
  padding-top: 12px;
  padding-bottom: 0;
}

/* =========================================================
   KEY STATS STRIP — sits just above the editorial opener
   ========================================================= */
.key-stats {
  display: flex;
  align-items: stretch;
  justify-content: space-between;
  gap: clamp(8px, 2.5vw, 32px);
  max-width: 980px;
  margin: 0 auto clamp(44px, 6.5vw, 80px);
  padding: clamp(20px, 3vw, 36px) clamp(8px, 2vw, 24px);
  border-top: 1px solid rgba(31, 26, 61, 0.12);
  border-bottom: 1px solid rgba(31, 26, 61, 0.12);
}
.ks-item {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 8px;
  text-align: center;
  flex: 1 1 0;
  min-width: 0;
}
.ks-num {
  font-family: var(--f-serif);
  font-size: clamp(20px, 3.4vw, 40px);
  font-weight: 600;
  color: var(--gold-2);
  line-height: 1;
  letter-spacing: -0.01em;
  white-space: nowrap;
}
.ks-unit {
  font-size: 0.45em;
  margin-left: 4px;
  font-weight: 500;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  opacity: 0.7;
  vertical-align: super;
  font-style: italic;
}
.ks-lbl {
  font-size: clamp(8.5px, 1vw, 11px);
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--mute);
  white-space: nowrap;
}
.ks-sep {
  width: 1px;
  background: rgba(31, 26, 61, 0.14);
  flex: 0 0 1px;
  align-self: stretch;
}

/* =========================================================
   MOBILE — address one line, 4 stats one line
   ========================================================= */
@media (max-width: 720px) {
  .hf-address { font-size: clamp(20px, 6.4vw, 32px); }
  .hf-loc { font-size: clamp(11px, 3vw, 14px); letter-spacing: 0.14em; }

  .key-stats {
    gap: 4px;
    padding: 14px 8px;
    margin-bottom: 36px;
    flex-wrap: nowrap;        /* override earlier wrap rule */
  }
  .ks-item { gap: 4px; }
  .ks-num { font-size: clamp(13px, 4vw, 18px); }
  .ks-unit { font-size: 0.55em; margin-left: 2px; }
  .ks-lbl { font-size: 7.5px; letter-spacing: 0.14em; }
  .ks-sep { width: 1px; }
}

@media (max-width: 380px) {
  .hf-address { font-size: clamp(17px, 5.6vw, 22px); }
  .ks-num { font-size: 11.5px; }
  .ks-lbl { font-size: 6.5px; letter-spacing: 0.10em; }
  .key-stats { gap: 2px; padding: 12px 4px; }
}

/* =========================================================
   NAV LOGO — full Sea Spray bold logo (with text)
   ========================================================= */
.nav-ss {
  height: 64px;              /* tall enough for SEA SPRAY · CAPITAL text */
  width: auto;
  display: block;
  filter: drop-shadow(0 2px 8px rgba(31, 26, 61, 0.45));
}
.nav-inner { padding-top: 14px; padding-bottom: 14px; align-items: center; }
.nav.is-scrolled .nav-ss { height: 56px; transition: height 0.25s ease; }

@media (max-width: 900px) {
  .nav-ss { height: 52px; }
  .nav-inner { padding-top: 10px; padding-bottom: 10px; }
}
@media (max-width: 600px) {
  .nav-ss { height: 44px; }
}

/* =========================================================
   EXTERIOR TOUR — wide tile (panoramic, same breadth as .big)
   ========================================================= */
.tour-exterior .t-tile.wide {
  grid-column: span 2;
  aspect-ratio: 32 / 9;        /* panoramic — same width as .big, same height as a single tile */
}

@media (max-width: 720px) {
  .tour-exterior .t-tile.wide {
    grid-column: span 2;       /* span both mobile columns */
    aspect-ratio: 21 / 9;
  }
}


/* =========================================================
   ROUNDED CORNERS — applied site-wide
   ========================================================= */
:root {
  --r-xs: 4px;
  --r-sm: 8px;
  --r-md: 12px;
  --r-lg: 16px;
  --r-xl: 22px;
}

/* Buttons */
.btn,
.btn-gold,
.btn-ghost,
.btn-lg,
.btn-sm,
.nav-cta { border-radius: var(--r-sm); }

/* Stat tiles */
.spec-tile { border-radius: var(--r-md); }

/* Market — top stat cards & the panel beneath */
.mk-card { border-radius: var(--r-md); }
.market-update { border-radius: var(--r-lg); }
.mu-item { border-radius: var(--r-sm); }

/* Thesis pillars */
.pillar { border-radius: var(--r-lg); }

/* Property tour tiles */
.t-tile,
.tour-exterior .t-tile,
.tour-exterior .t-tile.big,
.tour-exterior .t-tile.wide { border-radius: var(--r-md); }
.t-tile img,
.tour-exterior .t-tile img { border-radius: inherit; }

/* Overview image inside The Asset section */
.overview-image,
.overview-image img,
.image-caption { border-radius: var(--r-md); }
.image-caption { border-top-left-radius: 0; border-top-right-radius: 0; }

/* Location map */
.loc-map,
.loc-map img { border-radius: var(--r-lg); }
.loc-pin { border-radius: var(--r-xs); }

/* Memo gate form */
.gate-form { border-radius: var(--r-lg); }
.gate-form input,
.gate-form select,
.gate-form textarea { border-radius: var(--r-sm); }

/* Reading strip */
.reading-strip { border-radius: var(--r-md); }

/* Key stats strip — wrap in a soft rounded container */
.key-stats { border-radius: var(--r-md); }

/* Snapshot card / Plan steps if rendered */
.snapshot-card,
.plan-step { border-radius: var(--r-md); }

/* Brand mark mini box */
.brand-mark { border-radius: var(--r-xs); }

/* Memo page meta + extras */
.gate-meta-rows { border-radius: var(--r-sm); }

/* Lightbox image */
.lb-img { border-radius: var(--r-md); }

/* Hero foot CTA chips, if any */
.hf-cue-bar { border-radius: 1px; }

/* Edges that should NOT be rounded — keep flat */
.section,
.section-dark,
.section-cream,
.hero,
.hero-image,
.hero-scrim,
.site-footer { border-radius: 0; }

/* Ensure inner content clips to rounded corners */
.overview-image,
.loc-map,
.mu-item,
.mk-card,
.spec-tile,
.pillar,
.market-update,
.reading-strip,
.key-stats,
.gate-form { overflow: hidden; }

/* =========================================================
   HERO VIDEO — replaces the static background image
   ========================================================= */
.hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 63%;     /* match the previous image positioning */
  z-index: -2;
  background: var(--navy);          /* shown while video buffers */
  animation: heroZoom 18s ease-out forwards;
}
@media (prefers-reduced-motion: reduce) {
  .hero-video { animation: none; }
}

/* =========================================================
   MOBILE HERO HEIGHT — keep building width visible
   The desktop hero is 100vh, which over-stretches a 1.34:1 image on a
   tall narrow viewport and crops the building down to a center slice.
   On mobile we shorten the hero so cover scales the image less, leaving
   meaningfully more horizontal extent visible.
   ========================================================= */
@media (max-width: 720px) {
  .hero {
    min-height: 60vh;
    min-height: min(60vh, 540px);
  }
}
@media (max-width: 480px) {
  .hero {
    min-height: 54vh;
    min-height: min(54vh, 460px);
  }
}

/* =========================================================
   NAV ADDRESS PILL — gold-bordered capsule, centered
   ========================================================= */
.nav-inner {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 24px;
}
.nav-brand { justify-self: start; }
.nav-addr-pill {
  justify-self: center;
  display: inline-flex;
  align-items: center;
  padding: 11px 28px;
  border: 1.5px solid var(--gold);
  border-radius: 999px;
  color: var(--gold);
  font-family: var(--f-sans);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  background: rgba(31, 26, 61, 0.15);
  backdrop-filter: blur(4px);
  -webkit-backdrop-filter: blur(4px);
  white-space: nowrap;
  transition: background 0.2s ease, color 0.2s ease, transform 0.2s ease;
}
.nav-addr-pill:hover {
  background: rgba(201, 162, 75, 0.10);
  transform: translateY(-1px);
}
.nav.is-scrolled .nav-addr-pill {
  background: rgba(31, 26, 61, 0.55);
}

.nav-right {
  justify-self: end;
  display: flex;
  align-items: center;
  gap: 28px;
}
/* the nav-links flex already exists — clear margin-left:auto so the grid handles alignment */
.nav-right .nav-links { margin-left: 0; gap: 26px; }

@media (max-width: 1080px) {
  .nav-addr-pill { font-size: 11px; padding: 9px 22px; letter-spacing: 0.22em; }
}
@media (max-width: 900px) {
  .nav-inner { grid-template-columns: auto 1fr auto; gap: 12px; }
  .nav-addr-pill {
    font-size: 10px;
    letter-spacing: 0.16em;
    padding: 7px 14px;
    border-width: 1px;
  }
}
@media (max-width: 600px) {
  .nav-addr-pill {
    font-size: 9px;
    letter-spacing: 0.12em;
    padding: 6px 12px;
  }
}
@media (max-width: 400px) {
  .nav-addr-pill {
    font-size: 8.5px;
    letter-spacing: 0.08em;
    padding: 5px 10px;
  }
}

/* On mobile, the right group's children are already hidden — collapse the wrapper
   too so the burger can sit in its place and the pill has full center width. */
@media (max-width: 900px) {
  .nav-right { display: contents; }   /* let nav-links and nav-cta participate in grid directly (they're hidden anyway) */
}

/* =========================================================
   HERO STATS — the 4 metrics live at the bottom of the hero
   ========================================================= */
.hero-foot {
  padding-bottom: clamp(24px, 4vw, 48px);
  padding-left: clamp(16px, 3vw, 56px);
  padding-right: clamp(16px, 3vw, 56px);
}
.hero-stats {
  background: var(--cream);
  border-top: 0;
  border-bottom: 0;
  margin: 0 auto;
  box-shadow: 0 18px 48px rgba(31, 26, 61, 0.35);
}

/* Mobile: card stretches edge to edge with smaller padding so all 4 stats
   stay on a single line and remain visible without scrolling */
@media (max-width: 720px) {
  .hero-foot {
    padding-bottom: clamp(14px, 3vw, 24px);
    padding-left: 12px;
    padding-right: 12px;
  }
  .hero-stats {
    padding: 14px 10px;
    box-shadow: 0 10px 28px rgba(31, 26, 61, 0.35);
  }
}
@media (max-width: 400px) {
  .hero-stats { padding: 12px 6px; }
}

/* =========================================================
   FROSTED GLASS — hero stats card
   ========================================================= */
.hero-stats {
  background: rgba(247, 241, 229, 0.14);
  backdrop-filter: blur(22px) saturate(160%);
  -webkit-backdrop-filter: blur(22px) saturate(160%);
  border: 1px solid rgba(247, 241, 229, 0.28);
  box-shadow:
    0 18px 48px rgba(31, 26, 61, 0.40),
    inset 0 1px 0 rgba(247, 241, 229, 0.20);
}
.hero-stats .ks-num   { color: var(--gold); }
.hero-stats .ks-unit  { color: var(--gold); opacity: 0.72; }
.hero-stats .ks-lbl   { color: rgba(247, 241, 229, 0.78); }
.hero-stats .ks-sep   { background: rgba(247, 241, 229, 0.22); }

/* Fallback if backdrop-filter isn't supported: a slightly darker tint so the
   card still reads as a discrete element over the photo */
@supports not (backdrop-filter: blur(1px)) {
  .hero-stats {
    background: rgba(31, 26, 61, 0.55);
  }
}

/* =========================================================
   Stronger frost on hero stats card
   ========================================================= */
.hero-stats {
  background: rgba(247, 241, 229, 0.26);
  backdrop-filter: blur(40px) saturate(180%) brightness(108%);
  -webkit-backdrop-filter: blur(40px) saturate(180%) brightness(108%);
  border: 1px solid rgba(247, 241, 229, 0.40);
  box-shadow:
    0 22px 60px rgba(31, 26, 61, 0.45),
    inset 0 1px 0 rgba(247, 241, 229, 0.32);
}
@supports not (backdrop-filter: blur(1px)) {
  .hero-stats { background: rgba(31, 26, 61, 0.62); }
}

/* =========================================================
   Navy frost — darken the hero stats card
   ========================================================= */
.hero-stats {
  background: rgba(31, 26, 61, 0.58);
  backdrop-filter: blur(40px) saturate(135%);
  -webkit-backdrop-filter: blur(40px) saturate(135%);
  border: 1px solid rgba(247, 241, 229, 0.22);
  box-shadow:
    0 24px 64px rgba(31, 26, 61, 0.55),
    inset 0 1px 0 rgba(247, 241, 229, 0.16);
}
/* Make labels & separators read cleanly on the darker glass */
.hero-stats .ks-lbl  { color: rgba(247, 241, 229, 0.74); }
.hero-stats .ks-sep  { background: rgba(247, 241, 229, 0.18); }

@supports not (backdrop-filter: blur(1px)) {
  .hero-stats { background: rgba(31, 26, 61, 0.78); }
}

/* =========================================================
   Lighter navy frost — see-through, not a fill
   ========================================================= */
.hero-stats {
  background: rgba(31, 26, 61, 0.30);
  backdrop-filter: blur(44px) saturate(160%) brightness(95%);
  -webkit-backdrop-filter: blur(44px) saturate(160%) brightness(95%);
  border: 1px solid rgba(247, 241, 229, 0.28);
  box-shadow:
    0 22px 60px rgba(31, 26, 61, 0.42),
    inset 0 1px 0 rgba(247, 241, 229, 0.20);
}
.hero-stats .ks-lbl  { color: rgba(247, 241, 229, 0.82); }
.hero-stats .ks-sep  { background: rgba(247, 241, 229, 0.24); }

@supports not (backdrop-filter: blur(1px)) {
  .hero-stats { background: rgba(31, 26, 61, 0.58); }
}

/* =========================================================
   Even lighter navy frost — barely-there tint, mostly blur
   ========================================================= */
.hero-stats {
  background: rgba(31, 26, 61, 0.18);
  backdrop-filter: blur(50px) saturate(170%) brightness(98%);
  -webkit-backdrop-filter: blur(50px) saturate(170%) brightness(98%);
  border: 1px solid rgba(247, 241, 229, 0.32);
  box-shadow:
    0 22px 60px rgba(31, 26, 61, 0.38),
    inset 0 1px 0 rgba(247, 241, 229, 0.24);
}
.hero-stats .ks-lbl  { color: rgba(247, 241, 229, 0.88); }
.hero-stats .ks-sep  { background: rgba(247, 241, 229, 0.28); }

@supports not (backdrop-filter: blur(1px)) {
  .hero-stats { background: rgba(31, 26, 61, 0.50); }
}

/* =========================================================
   SPEC GRID — clean up legacy grid-line borders
   The original design used border-top/left on the container plus
   border-right/bottom on each tile to form a continuous grid. With the
   tiles now rounded as discrete cards, those lines read as stray strokes
   along the top and left edges. Strip them and switch to a gapped grid.
   ========================================================= */
.spec-grid {
  border-top: 0;
  border-left: 0;
  gap: 12px;
}
.spec-tile {
  border: 0;
  box-shadow: 0 1px 0 rgba(31, 26, 61, 0.04), 0 2px 12px rgba(31, 26, 61, 0.04);
}

/* =========================================================
   Corridor rail — round the stat boxes and category tags
   ========================================================= */
.loc-stat { border-radius: var(--r-md); }
.ld-tag   { border-radius: 999px; padding: 3px 10px; }

/* =========================================================
   DEMAND DRIVERS list — clean two-column row, pill + body
   ========================================================= */
.loc-drivers li {
  display: grid;
  grid-template-columns: 96px 1fr;
  gap: 14px;
  align-items: start;
  padding: 14px 0;
}
.loc-drivers li .ld-tag {
  justify-self: start;
  align-self: start;
  margin-top: 2px;
  width: max-content;
  min-width: 0;
}
.ld-body { display: flex; flex-direction: column; gap: 4px; }
.ld-body strong { color: var(--ivory); font-size: 14px; font-weight: 600; line-height: 1.3; }
.ld-desc { color: rgba(247, 241, 229, 0.65); font-size: 13px; line-height: 1.5; }

@media (max-width: 900px) {
  .loc-drivers li { grid-template-columns: 80px 1fr; gap: 12px; }
}
@media (max-width: 600px) {
  .loc-drivers li { grid-template-columns: 1fr; gap: 8px; }
  .loc-drivers li .ld-tag { margin-bottom: 2px; }
}

/* =========================================================
   Corridor bar — keep all segments the same height
   The Apollo segment is very narrow (3,100 / 76,000 ≈ 4 %), so its
   label was wrapping to a second line and inflating the segment.
   Force every segment to fill the container's height and keep labels
   from wrapping in the narrow bar.
   ========================================================= */
.corridor-bar {
  align-items: stretch;
}
.cb-segment {
  height: 100%;
  min-width: 0;
  overflow: hidden;
}
.cb-num,
.cb-lbl { white-space: nowrap; }

/* For very narrow segments, allow the label to shrink instead of growing the bar */
.cb-segment .cb-lbl { font-size: clamp(7.5px, 1vw, 9px); }

/* =========================================================
   MARKET GRID — same fix as spec grid: strip legacy edge borders
   ========================================================= */
.market-grid {
  border-top: 0;
  border-left: 0;
  gap: 12px;
}
.mk-card {
  border-right: 0;
  border-bottom: 0;
  box-shadow: 0 1px 0 rgba(31, 26, 61, 0.04), 0 2px 12px rgba(31, 26, 61, 0.04);
}

/* =========================================================
   Corridor bar — give narrow segments a usable minimum width,
   pull the bar in from the right edge by ~0.5 cm (≈19 px)
   ========================================================= */
.corridor-bar {
  max-width: calc(100% - 20px);
}
.cb-segment {
  min-width: 92px;          /* even the smallest VPD segment has room for its label */
  padding: 12px 10px;
}
.cb-num { font-size: clamp(15px, 1.6vw, 18px); }
.cb-lbl { font-size: clamp(8px, 1vw, 9.5px); letter-spacing: 0.14em; }

@media (max-width: 720px) {
  .corridor-bar { max-width: 100%; gap: 4px; }
  .cb-segment { min-width: 70px; padding: 10px 6px; }
  .cb-num { font-size: 13px; }
  .cb-lbl { font-size: 7.5px; letter-spacing: 0.10em; }
}

/* Reduce bar length by an additional 0.5 cm (≈19 px) */
.corridor-bar { max-width: calc(100% - 40px); }
@media (max-width: 720px) {
  .corridor-bar { max-width: calc(100% - 20px); }
}

/* Tour tile captions — reduce font size by 2 units (11px → 9px) */
.t-tile figcaption {
  font-size: 9px;
  padding: 12px 14px 10px;
  letter-spacing: 0.14em;
}

/* Round the thesis footer card */
.thesis-footer { border-radius: var(--r-lg); }

/* Tour now sits on the default light section bg; give the exterior tiles a
   subtle shadow so they read as distinct cards on the same-tone backdrop */
.tour-exterior .t-tile {
  background: var(--paper);
  box-shadow: 0 1px 0 rgba(31, 26, 61, 0.04), 0 2px 12px rgba(31, 26, 61, 0.04);
}
.tour-exterior .t-tile img { background: var(--paper); }

/* On mobile, Side Elevation ends up alone in its row (column 1) since the
   exterior grid is 2 cols and the count above adds up odd. Span the last
   tile across both columns so it sits centered/full-width. */
@media (max-width: 720px) {
  .tour-exterior > .t-tile:last-child {
    grid-column: span 2;
    aspect-ratio: 16 / 9;
  }
}

/* Zoom exterior tour images to fill the tile (no pillarbox bars).
   Trade-off: a small crop at the edges, but cleaner card faces. */
.tour-exterior .t-tile img {
  object-fit: cover;
  object-position: center 55%;
  background: transparent;
  opacity: 1;
}

/* =========================================================
   SEA SPRAY EXTENSION THEME — typography alignment
   Headings: Inter medium, tight tracking (matches parent site).
   Serif (Instrument Serif, 400-only) reserved for italic
   accents and numerals — exactly as on seaspraycapital home.
   ========================================================= */
h1, h2, h3, h4, h5 {
  font-family: var(--f-sans);
  font-weight: 500;
  letter-spacing: -0.03em;
}
.section-title { letter-spacing: -0.04em; }

/* Italic accents inside headings & body switch to the serif */
.ital, h1 em, h2 em, h3 em, .section-title em, blockquote em {
  font-family: var(--f-serif);
  font-style: italic;
  font-weight: 400;
}

/* Serif numerals / stat values: Instrument Serif has no bold —
   render at 400 so nothing is faux-bolded */
.ch-num, .ls-num, .cb-num, .cb-val, .hl-chips strong, .cap-total strong, .ps-lead {
  font-family: var(--f-serif);
  font-weight: 400;
}

/* Gold stays gold — original eyebrow + selection treatment */
.section-eyebrow.light { color: var(--gold); }
::selection { background: var(--gold); color: var(--navy); }

/* Nav fix — links row removed: push CTA back to the right edge, never wrap */
.nav-right { margin-left: auto; }
.nav-cta { white-space: nowrap; }