/* =========================================================
   RealTreo LLC — Investor Site
   Design system + components
   Brand: ascending chevrons, sky→royal→navy gradient
   ========================================================= */

/* ---------- Tokens ---------- */
:root {
  /* Brand blues */
  --sky-light: #7CC6FB;
  --sky: #54B0F4;
  --blue: #1E78D0;
  --royal: #1B6FC9;
  --navy: #0A2A66;
  --navy-deep: #061a3f;

  /* Neutrals / text */
  --ink: #0E2138;
  --ink-soft: #2C3E58;
  --muted: #5C6E86;
  --line: #E4EBF4;
  --bg: #FFFFFF;
  --bg-soft: #F4F8FD;
  --bg-tint: #EAF2FB;

  /* Effects */
  --grad-brand: linear-gradient(180deg, var(--sky-light) 0%, var(--blue) 52%, var(--navy) 100%);
  --grad-brand-h: linear-gradient(135deg, var(--sky) 0%, var(--royal) 55%, var(--navy) 100%);
  --grad-text: linear-gradient(120deg, var(--sky) 0%, var(--royal) 60%);
  --shadow-sm: 0 2px 8px rgba(10, 42, 102, .06);
  --shadow-md: 0 16px 40px -18px rgba(10, 42, 102, .28);
  --shadow-lg: 0 30px 70px -28px rgba(10, 42, 102, .40);

  /* System */
  --radius: 16px;
  --radius-sm: 10px;
  --maxw: 1200px;
  --gutter: clamp(20px, 5vw, 48px);
  --header-h: 78px;
  --ease: cubic-bezier(.22, .61, .36, 1);

  --font-head: "Montserrat", "Segoe UI", system-ui, sans-serif;
  --font-body: "Inter", "Segoe UI", system-ui, -apple-system, sans-serif;
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001ms !important; transition-duration: .001ms !important; }
}
body {
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--bg);
  line-height: 1.65;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, svg { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: 0; background: none; color: inherit; }
ul { list-style: none; padding: 0; }
::selection { background: var(--sky); color: #fff; }

/* ---------- Typography ---------- */
h1, h2, h3, h4 { font-family: var(--font-head); font-weight: 700; line-height: 1.1; color: var(--navy); letter-spacing: -.01em; }
h1 { font-size: clamp(2.4rem, 5.2vw, 4.1rem); font-weight: 800; }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.9rem); }
h3 { font-size: clamp(1.2rem, 2vw, 1.45rem); }
p { color: var(--ink-soft); }
.lead { font-size: clamp(1.05rem, 1.6vw, 1.28rem); color: var(--ink-soft); line-height: 1.6; }

/* ---------- Layout ---------- */
.container { width: 100%; max-width: var(--maxw); margin-inline: auto; padding-inline: var(--gutter); }
.section { padding-block: clamp(64px, 9vw, 120px); }
.section--tint { background: var(--bg-soft); }
.section--navy { background: var(--navy-deep); color: #fff; }
.section--navy h2, .section--navy h3 { color: #fff; }
.section--navy p { color: #C6D6EE; }

.eyebrow {
  display: inline-flex; align-items: center; gap: 9px;
  font-family: var(--font-head); font-weight: 700; font-size: .8rem;
  letter-spacing: .16em; text-transform: uppercase; color: var(--blue);
  margin-bottom: 18px;
}
.eyebrow::before { content: ""; width: 26px; height: 2px; background: var(--grad-text); border-radius: 2px; }
.section--navy .eyebrow { color: var(--sky); }

.section-head { max-width: 720px; }
.section-head.center { margin-inline: auto; text-align: center; }
.section-head .lead { margin-top: 18px; }

.grad-word { background: var(--grad-text); -webkit-background-clip: text; background-clip: text; color: transparent; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 9px;
  font-family: var(--font-head); font-weight: 600; font-size: .98rem;
  padding: 14px 28px; border-radius: 999px; cursor: pointer;
  transition: transform .25s var(--ease), box-shadow .25s var(--ease), background .25s, color .25s;
  white-space: nowrap; position: relative; overflow: hidden; isolation: isolate;
}
/* shine sweep on hover */
.btn::after {
  content: ""; position: absolute; top: 0; bottom: 0; left: -80%; width: 55%;
  background: linear-gradient(120deg, transparent, rgba(255,255,255,.5), transparent);
  transform: skewX(-22deg); pointer-events: none; z-index: 2;
  transition: left .6s var(--ease);
}
.btn:hover::after { left: 130%; }
.btn svg { width: 18px; height: 18px; }
.btn--primary { background: var(--grad-brand-h); color: #fff; box-shadow: 0 10px 24px -10px rgba(30, 120, 208, .7); }
.btn--primary:hover { transform: translateY(-2px); box-shadow: 0 16px 30px -10px rgba(30, 120, 208, .8); }
.btn--ghost { background: transparent; color: var(--navy); border: 1.5px solid var(--line); }
.btn--ghost:hover { border-color: var(--blue); color: var(--blue); transform: translateY(-2px); }
.btn--light { background: #fff; color: var(--navy); }
.btn--light:hover { transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn--outline-light { background: transparent; color: #fff; border: 1.5px solid rgba(255,255,255,.45); }
.btn--outline-light:hover { background: rgba(255,255,255,.12); border-color: #fff; transform: translateY(-2px); }
.btn .arrow { transition: transform .25s var(--ease); }
.btn:hover .arrow { transform: translateX(3px); }

/* =========================================================
   Header
   ========================================================= */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  height: var(--header-h);
  display: flex; align-items: center;
  transition: background .3s var(--ease), box-shadow .3s var(--ease), height .3s var(--ease);
}
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.site-header.scrolled { background: rgba(255,255,255,.92); backdrop-filter: blur(12px); box-shadow: var(--shadow-sm); height: 66px; }

.brand { display: flex; align-items: center; }
.brand-lock { display: flex; align-items: center; gap: 11px; }
.brand-mark { height: 42px; width: auto; transition: height .3s var(--ease); }
.brand-word { height: 19px; width: auto; transition: height .3s var(--ease); }
.site-header.scrolled .brand-mark { height: 37px; }
.site-header.scrolled .brand-word { height: 17px; }
.brand-lock--color { display: none; }
.site-header.scrolled .brand-lock--white { display: none; }
.site-header.scrolled .brand-lock--color { display: flex; }

/* Logo internals */
.logo__word { font-family: var(--font-head); font-weight: 800; letter-spacing: .01em; }

.nav { display: flex; align-items: center; gap: 6px; }
.nav a {
  font-family: var(--font-head); font-weight: 500; font-size: .95rem;
  color: rgba(255,255,255,.9); padding: 9px 14px; border-radius: 8px;
  transition: color .2s, background .2s; position: relative; white-space: nowrap;
}
.nav a:hover { color: #fff; }
.site-header.scrolled .nav a { color: var(--ink-soft); }
.site-header.scrolled .nav a:hover { color: var(--blue); }
.nav a.active { color: #fff; }
.site-header.scrolled .nav a.active { color: var(--blue); }
.nav a.active::after {
  content: ""; position: absolute; left: 15px; right: 15px; bottom: 2px; height: 2px;
  background: currentColor; border-radius: 2px; opacity: .8;
}

.header-cta { display: flex; align-items: center; gap: 14px; }
.header-cta .login-link {
  font-family: var(--font-head); font-weight: 600; font-size: .95rem;
  color: #fff; display: inline-flex; align-items: center; gap: 7px; white-space: nowrap;
}
.header-cta { flex: none; }
.nav { flex: 0 1 auto; }
.site-header.scrolled .header-cta .login-link { color: var(--navy); }
.header-cta .login-link svg { width: 16px; height: 16px; }
.nav-login-mobile { display: none; }
.header-cta .btn { padding: 11px 22px; }
.site-header:not(.scrolled) .header-cta .btn--primary { background: #fff; color: var(--navy); }

/* Mobile toggle */
.nav-toggle { display: none; width: 42px; height: 42px; border-radius: 10px; position: relative; }
.nav-toggle span { position: absolute; left: 11px; right: 11px; height: 2px; background: #fff; border-radius: 2px; transition: .3s var(--ease); }
.site-header.scrolled .nav-toggle span { background: var(--navy); }
.nav-toggle span:nth-child(1) { top: 15px; }
.nav-toggle span:nth-child(2) { top: 21px; }
.nav-toggle span:nth-child(3) { top: 27px; }
body.nav-open .nav-toggle span:nth-child(1) { top: 21px; transform: rotate(45deg); }
body.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
body.nav-open .nav-toggle span:nth-child(3) { top: 21px; transform: rotate(-45deg); }

@media (max-width: 1024px) {
  .nav-toggle { display: block; }
  .site-header { background: rgba(255,255,255,.92); backdrop-filter: blur(12px); }
  .brand-lock--white { display: none; } .brand-lock--color { display: flex; }
  .nav-toggle span { background: var(--navy); }
  .header-cta .login-link { color: var(--navy); }
  .nav {
    position: fixed; inset: var(--header-h) 0 auto 0;
    flex-direction: column; align-items: stretch; gap: 2px;
    background: #fff; padding: 18px var(--gutter) 28px;
    box-shadow: var(--shadow-md); border-top: 1px solid var(--line);
    transform: translateY(-12px); opacity: 0; pointer-events: none;
    transition: .3s var(--ease);
  }
  body.nav-open .nav { transform: translateY(0); opacity: 1; pointer-events: auto; }
  .nav a { color: var(--ink-soft); font-size: 1.05rem; padding: 14px 6px; border-bottom: 1px solid var(--line); }
  .nav a.active { color: var(--blue); }            /* was inheriting white -> invisible on the white drawer */
  .nav a.active::after { display: none; }
  .header-cta .login-link { display: none; }        /* moved into the drawer (under Team) to free the top bar */
  .nav-login-mobile {
    display: flex; align-items: center; gap: 9px;
    color: var(--blue); font-family: var(--font-head); font-weight: 600;
    font-size: 1.05rem; padding: 16px 6px;
  }
  .nav-login-mobile svg { width: 17px; height: 17px; }
}

/* Compact header on phones so the logo and the Get Started button never overlap */
@media (max-width: 600px) {
  .site-header .container { gap: 10px; }
  .site-header .brand-mark, .site-header.scrolled .brand-mark { height: 32px; }
  .site-header .brand-word, .site-header.scrolled .brand-word { height: 14px; }
  .header-cta { gap: 8px; }
  .header-cta .btn { padding: 10px 15px; font-size: .88rem; }
  .header-cta .btn svg { display: none; } /* drop the arrow to save width */
}

/* =========================================================
   Hero
   ========================================================= */
.hero {
  position: relative; min-height: 100svh;
  display: flex; align-items: center;
  padding-top: var(--header-h);
  color: #fff; overflow: hidden;
  background: linear-gradient(150deg, #0c2f6e 0%, #0a2a66 38%, #061a3f 100%);
}
.hero__bg { position: absolute; inset: 0; z-index: 0; overflow: hidden; }
/* Real building photo behind the hero, with a navy scrim so the white headline stays readable */
.hero__photo { position: absolute; inset: 0; background: #0a2a66 url("../img/site/hero.webp") center 35% / cover no-repeat; }
.hero__photo::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(105deg, rgba(7,22,55,.94) 0%, rgba(8,26,63,.82) 42%, rgba(8,26,63,.50) 100%),
    linear-gradient(0deg, rgba(5,16,38,.7) 0%, transparent 45%);
}
.hero__glow {
  position: absolute; border-radius: 50%; filter: blur(70px); opacity: .55;
}
.hero__glow--1 { width: 540px; height: 540px; top: -160px; right: -120px; background: radial-gradient(circle, rgba(84,176,244,.55), transparent 70%); }
.hero__glow--2 { width: 460px; height: 460px; bottom: -180px; left: -120px; background: radial-gradient(circle, rgba(27,111,201,.5), transparent 70%); }
.hero__grid {
  position: absolute; inset: 0;
  background-image: linear-gradient(rgba(255,255,255,.05) 1px, transparent 1px),
                    linear-gradient(90deg, rgba(255,255,255,.05) 1px, transparent 1px);
  background-size: 64px 64px;
  -webkit-mask-image: radial-gradient(ellipse 90% 70% at 70% 30%, #000 0%, transparent 75%);
          mask-image: radial-gradient(ellipse 90% 70% at 70% 30%, #000 0%, transparent 75%);
}
/* Floating chevrons motif */
.hero__chevrons { position: absolute; right: max(16px, calc((100vw - var(--maxw)) / 2)); top: 50%; transform: translateY(-50%); width: min(30vw, 340px); opacity: .92; z-index: 1; filter: drop-shadow(0 30px 60px rgba(0,0,0,.35)); }
.hero__chevrons img { width: 100%; height: auto; animation: floatUp 7s var(--ease) infinite; }
.hero__chevrons { text-align: center; }
.hero__slogan { display: block; margin-top: 16px; font-family: var(--font-head); font-weight: 600; font-size: clamp(.8rem, 1.3vw, 1.05rem); letter-spacing: .32em; text-transform: uppercase; color: #fff; opacity: .9; }
@keyframes floatUp { 0%,100% { transform: translateY(0); } 50% { transform: translateY(-14px); } }

.hero .container { position: relative; z-index: 2; }
.hero__inner { max-width: 760px; }
.hero__badge {
  display: inline-flex; align-items: center; gap: 10px;
  background: rgba(255,255,255,.1); border: 1px solid rgba(255,255,255,.18);
  padding: 8px 16px; border-radius: 999px; font-size: .85rem; font-weight: 500;
  color: #DCEAFB; margin-bottom: 26px; backdrop-filter: blur(8px);
}
.hero__badge .dot { width: 8px; height: 8px; border-radius: 50%; background: var(--sky); box-shadow: 0 0 0 4px rgba(84,176,244,.25); }
.hero h1 { color: #fff; }
.hero h1 .grad-word { background: linear-gradient(120deg, var(--sky-light), #fff); -webkit-background-clip: text; background-clip: text; color: transparent; }
.hero__sub { margin-top: 22px; max-width: 560px; color: #C6D6EE; font-size: clamp(1.05rem, 1.6vw, 1.25rem); }
.hero__actions { margin-top: 38px; display: flex; flex-wrap: wrap; gap: 14px; }
.hero__stats { margin-top: 56px; display: flex; flex-wrap: wrap; gap: clamp(28px, 5vw, 64px); }
.hero__stat .num { font-family: var(--font-head); font-weight: 800; font-size: clamp(1.7rem, 3vw, 2.4rem); color: #fff; line-height: 1; }
.hero__stat .lbl { font-size: .85rem; color: #9FB6D8; margin-top: 8px; letter-spacing: .02em; }
.hero__scroll {
  position: absolute; bottom: 26px; left: 50%; transform: translateX(-50%); z-index: 2;
  display: flex; flex-direction: column; align-items: center; gap: 8px;
  color: #9FB6D8; font-size: .72rem; letter-spacing: .2em; text-transform: uppercase;
}
.hero__scroll .mouse { width: 24px; height: 38px; border: 2px solid rgba(255,255,255,.4); border-radius: 14px; position: relative; }
.hero__scroll .mouse::after { content: ""; position: absolute; top: 7px; left: 50%; width: 4px; height: 7px; background: #fff; border-radius: 3px; transform: translateX(-50%); animation: wheel 1.6s infinite; }
@keyframes wheel { 0% { opacity: 0; transform: translate(-50%, 0); } 40% { opacity: 1; } 100% { opacity: 0; transform: translate(-50%, 12px); } }
@media (max-width: 760px) { .hero__chevrons { opacity: .25; right: -10%; } .hero__scroll { display: none; } }
@media (max-width: 640px) {
  /* Keep the 3 hero stats on one row (was wrapping 2 + 1) */
  .hero__stats { margin-top: 40px; display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; }
  .hero__stat .num { font-size: 1.45rem; }
  .hero__stat .lbl { font-size: .68rem; margin-top: 6px; }
  /* Smaller hero buttons */
  .hero__actions { gap: 11px; }
  .hero__actions .btn { padding: 13px 24px; font-size: .95rem; }
}

/* =========================================================
   Logo strip / trust
   ========================================================= */
.trust { padding-block: 34px; border-bottom: 1px solid var(--line); }
.trust__row { display: flex; align-items: center; justify-content: center; flex-wrap: wrap; gap: 14px 40px; }
.trust__label { font-size: .8rem; letter-spacing: .15em; text-transform: uppercase; color: var(--muted); font-weight: 600; font-family: var(--font-head); }
.trust__item { display: flex; align-items: center; gap: 10px; color: var(--ink-soft); font-family: var(--font-head); font-weight: 600; font-size: .95rem; }
.trust__item svg { width: 20px; height: 20px; color: var(--blue); }
@media (max-width: 640px) {
  .trust__row { flex-direction: column; align-items: center; gap: 16px; }
  .trust__label { margin-bottom: 2px; }
  .trust__item { font-size: 1rem; }
}

/* =========================================================
   Generic grids / cards
   ========================================================= */
.grid { display: grid; gap: 26px; }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
@media (max-width: 880px) { .grid--3 { grid-template-columns: 1fr; } .grid--2 { grid-template-columns: 1fr; } }

.card {
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 34px 30px; box-shadow: var(--shadow-sm);
  transition: transform .3s var(--ease), box-shadow .3s var(--ease), border-color .3s;
}
.card:hover { transform: translateY(-5px); box-shadow: var(--shadow-md); border-color: #D2E2F4; }
.card__icon {
  width: 56px; height: 56px; border-radius: 14px; display: grid; place-items: center;
  background: var(--bg-tint); color: var(--blue); margin-bottom: 20px;
}
.card__icon svg { width: 28px; height: 28px; }
.card h3 { margin-bottom: 10px; }
.card p { font-size: .98rem; }
a.card { display: flex; flex-direction: column; text-decoration: none; color: inherit; }
.card__link { margin-top: auto; padding-top: 18px; display: inline-flex; align-items: center; gap: 7px; color: var(--blue); font-family: var(--font-head); font-weight: 600; font-size: .92rem; }
.card__link svg { width: 16px; height: 16px; transition: transform .25s var(--ease); }
a.card:hover .card__link svg { transform: translateX(4px); }

/* Split feature (intro / who we are) */
.split { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(36px, 6vw, 84px); align-items: center; }
.split.reverse { grid-template-columns: .95fr 1.05fr; }
@media (max-width: 900px) { .split, .split.reverse { grid-template-columns: 1fr; gap: 40px; } }
.split__media { position: relative; }
.split__list { margin-top: 26px; display: grid; gap: 16px; }
.split__list li { display: flex; gap: 14px; align-items: flex-start; }
.split__list .tick { flex: none; width: 26px; height: 26px; border-radius: 50%; background: var(--bg-tint); color: var(--blue); display: grid; place-items: center; margin-top: 2px; }
.split__list .tick svg { width: 15px; height: 15px; }
.split__list strong { color: var(--navy); font-family: var(--font-head); }

/* Decorative media panel */
.media-panel {
  border-radius: 22px; overflow: hidden; position: relative;
  background: var(--grad-brand-h); aspect-ratio: 4/3.4; box-shadow: var(--shadow-lg);
  display: grid; place-items: center;
}
.media-panel::before {
  content: ""; position: absolute; inset: 0;
  background-image: linear-gradient(rgba(255,255,255,.07) 1px, transparent 1px), linear-gradient(90deg, rgba(255,255,255,.07) 1px, transparent 1px);
  background-size: 38px 38px;
}
.media-panel__mark { width: 46%; opacity: .96; filter: drop-shadow(0 20px 40px rgba(0,0,0,.25)); position: relative; }
.media-panel__logo { width: 58%; opacity: .98; filter: drop-shadow(0 20px 40px rgba(0,0,0,.28)); position: relative; }
.media-panel__tag {
  position: absolute; left: 22px; bottom: 22px; right: 22px;
  background: rgba(255,255,255,.12); border: 1px solid rgba(255,255,255,.2);
  border-radius: 14px; padding: 16px 18px; backdrop-filter: blur(8px); color: #fff;
}
.media-panel__tag .t { font-family: var(--font-head); font-weight: 700; font-size: 1.05rem; }
.media-panel__tag .s { font-size: .85rem; color: #DCEAFB; }
.media-float {
  position: absolute; background: #fff; border-radius: 14px; box-shadow: var(--shadow-md);
  padding: 14px 18px; display: flex; align-items: center; gap: 12px;
}
.media-float--tr { top: -22px; right: -18px; }
.media-float--bl { bottom: 40px; left: -26px; }
.media-float .ic { width: 38px; height: 38px; border-radius: 10px; background: var(--bg-tint); color: var(--blue); display: grid; place-items: center; }
.media-float .ic svg { width: 20px; height: 20px; }
.media-float .v { font-family: var(--font-head); font-weight: 800; color: var(--navy); font-size: 1.1rem; line-height: 1; }
.media-float .k { font-size: .74rem; color: var(--muted); }
@media (max-width: 540px) { .media-float { display: none; } }

/* =========================================================
   Process / How we work
   ========================================================= */
.process { display: grid; grid-template-columns: repeat(5, 1fr); gap: 20px; counter-reset: step; }
@media (max-width: 1000px) { .process { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 540px) { .process { grid-template-columns: 1fr; } }
.step { position: relative; padding-top: 26px; }
.step__num {
  font-family: var(--font-head); font-weight: 800; font-size: 1rem; color: #fff;
  width: 40px; height: 40px; border-radius: 12px; display: grid; place-items: center;
  background: var(--grad-brand-h); margin-bottom: 18px; box-shadow: 0 8px 18px -8px rgba(30,120,208,.7);
}
.step::before {
  content: ""; position: absolute; top: 0; left: 0; right: 0; height: 3px;
  background: linear-gradient(90deg, var(--sky), transparent); border-radius: 3px;
}
.step h3 { font-size: 1.12rem; margin-bottom: 8px; }
.step p { font-size: .92rem; }

/* =========================================================
   Two-pillar differentiator
   ========================================================= */
.duo { display: grid; grid-template-columns: 1fr 1fr; gap: 26px; }
@media (max-width: 820px) { .duo { grid-template-columns: 1fr; } }
.duo__card {
  border-radius: 20px; padding: 40px 36px; color: #fff; position: relative; overflow: hidden;
  min-height: 320px; display: flex; flex-direction: column; justify-content: flex-end;
  box-shadow: var(--shadow-md);
}
.duo__card--a { background: linear-gradient(150deg, #1E78D0, #0a2a66); }
.duo__card--b { background: linear-gradient(150deg, #54B0F4, #1B6FC9); }
.duo__card .num { font-family: var(--font-head); font-weight: 800; font-size: 3rem; opacity: .22; position: absolute; top: 18px; right: 28px; }
.duo__card .ic { width: 54px; height: 54px; border-radius: 14px; background: rgba(255,255,255,.16); display: grid; place-items: center; margin-bottom: 20px; }
.duo__card .ic svg { width: 28px; height: 28px; }
.duo__card h3 { color: #fff; font-size: 1.5rem; margin-bottom: 12px; }
.duo__card p { color: rgba(255,255,255,.88); }

/* =========================================================
   Stats / track record
   ========================================================= */
.stats { display: flex; flex-wrap: wrap; justify-content: center; gap: 24px; }
.stat { flex: 1 1 180px; max-width: 260px; text-align: center; padding: 20px; }
.stat .num { font-family: var(--font-head); font-weight: 800; font-size: clamp(2.2rem, 4vw, 3.2rem); line-height: 1; background: linear-gradient(120deg, var(--sky-light), var(--royal)); -webkit-background-clip: text; background-clip: text; color: transparent; }
.section--navy .stat .num { background: linear-gradient(120deg, var(--sky-light), #fff); -webkit-background-clip: text; background-clip: text; color: transparent; }
.stat .lbl { margin-top: 12px; color: var(--muted); font-family: var(--font-head); font-weight: 600; font-size: .92rem; }
.section--navy .stat .lbl { color: #B9CBE6; }

/* =========================================================
   Asset focus
   ========================================================= */
.focus { display: grid; grid-template-columns: 1fr 1fr; gap: 26px; }
@media (max-width: 820px) { .focus { grid-template-columns: 1fr; } }
.focus__card {
  border: 1px solid var(--line); border-radius: 20px; overflow: hidden; background: #fff;
  box-shadow: var(--shadow-sm); transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.focus__card:hover { transform: translateY(-5px); box-shadow: var(--shadow-md); }
.focus__top { height: 140px; position: relative; display: grid; place-items: center; }
.focus__card:nth-child(1) .focus__top { background: linear-gradient(135deg, #1E78D0, #0a2a66); }
.focus__card:nth-child(2) .focus__top { background: linear-gradient(135deg, #54B0F4, #1B6FC9); }
.focus__top svg { width: 56px; height: 56px; color: rgba(255,255,255,.9); }
.focus__body { padding: 28px 30px 32px; }
.focus__body h3 { margin-bottom: 10px; }
.focus__list { list-style: none; margin: 18px 0 0; padding: 0; display: grid; gap: 11px; }
.focus__list li { position: relative; padding-left: 30px; font-size: .95rem; color: var(--ink); line-height: 1.45; }
.focus__list li::before {
  content: ""; position: absolute; left: 0; top: 3px;
  width: 18px; height: 18px; border-radius: 50%;
  background: var(--bg-tint) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231E78D0' stroke-width='3.5' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='20 6 9 17 4 12'/%3E%3C/svg%3E") center / 11px no-repeat;
}

/* =========================================================
   Team
   ========================================================= */
.team { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
@media (max-width: 880px) { .team { grid-template-columns: 1fr; max-width: 480px; margin-inline: auto; } }
.member { text-align: center; display: flex; flex-direction: column; }
.member__photo {
  width: 138px; height: 138px; border-radius: 50%; margin: 0 auto 22px; position: relative;
  display: grid; place-items: center; background: var(--grad-brand-h); color: #fff;
  font-family: var(--font-head); font-weight: 800; font-size: 2.4rem;
  box-shadow: var(--shadow-md); border: 4px solid #fff; overflow: hidden;
}
.member__photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }

/* Compact team (operations) */
.team-compact { display: grid; grid-template-columns: repeat(3, 1fr); gap: 36px 24px; max-width: 760px; margin-inline: auto; }
@media (max-width: 520px) { .team-compact { grid-template-columns: repeat(2, 1fr); max-width: 420px; } }
.tmember { text-align: center; }

/* Grouped operations team (department rows) */
.tgroups { display: grid; gap: 46px; max-width: 860px; margin-inline: auto; }
.tgroup__label { display: flex; align-items: center; gap: 16px; justify-content: center; font-family: var(--font-head); font-weight: 700; font-size: .74rem; letter-spacing: .14em; text-transform: uppercase; color: var(--blue); margin-bottom: 24px; }
.tgroup__label::before, .tgroup__label::after { content: ""; height: 1px; background: var(--line); flex: 1; max-width: 110px; }
.tgroup__row { display: flex; justify-content: center; gap: 24px; flex-wrap: wrap; }
.tgroup__row .tmember { width: 190px; }
.tmember__photo {
  width: 92px; height: 92px; border-radius: 50%; margin: 0 auto 14px; position: relative;
  display: grid; place-items: center; background: var(--grad-brand-h); color: #fff;
  font-family: var(--font-head); font-weight: 800; font-size: 1.5rem;
  box-shadow: var(--shadow-sm); border: 3px solid #fff; overflow: hidden;
}
.tmember__photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.tmember h4 { font-family: var(--font-head); font-weight: 700; color: var(--navy); font-size: 1rem; margin-bottom: 3px; }
.tmember .role { font-size: .82rem; color: var(--blue); font-weight: 600; font-family: var(--font-head); line-height: 1.3; }
.member h3 { margin-bottom: 2px; }
.member .role { color: var(--blue); font-family: var(--font-head); font-weight: 600; font-size: .92rem; margin-bottom: 14px; }
.member p { font-size: .95rem; text-align: left; }
.member .creds { margin-top: auto; padding-top: 16px; display: flex; flex-wrap: nowrap; gap: 6px; justify-content: center; }
.member .creds span { font-size: .7rem; background: var(--bg-tint); color: var(--royal); padding: 4px 8px; border-radius: 999px; font-weight: 600; white-space: nowrap; }
@media (max-width: 520px) { .member .creds { flex-wrap: wrap; } }

/* =========================================================
   Investor Advantage
   ========================================================= */
.adv-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 14px 22px; margin-top: 28px; }
@media (max-width: 560px) { .adv-grid { grid-template-columns: 1fr; } }
.adv-item { display: flex; align-items: flex-start; gap: 12px; font-family: var(--font-head); font-weight: 600; color: var(--navy); font-size: .98rem; }
.adv-item .chk { flex: none; width: 24px; height: 24px; border-radius: 7px; background: var(--grad-brand-h); color: #fff; display: grid; place-items: center; margin-top: 1px; }
.adv-item .chk svg { width: 13px; height: 13px; }

.adv-report { background: #fff; border: 1px solid var(--line); border-radius: 20px; padding: 32px; box-shadow: var(--shadow-md); }
.adv-report__head { display: flex; align-items: center; gap: 16px; padding-bottom: 22px; border-bottom: 1px solid var(--line); }
.adv-report__head .ic { width: 54px; height: 54px; border-radius: 14px; background: var(--grad-brand-h); color: #fff; display: grid; place-items: center; flex: none; }
.adv-report__head .ic svg { width: 26px; height: 26px; }
.adv-report__head .t { font-family: var(--font-head); font-weight: 700; color: var(--navy); font-size: 1.15rem; }
.adv-report__head .s { font-size: .9rem; color: var(--muted); }
.adv-report__list { margin-top: 22px; display: grid; gap: 14px; }
.adv-report__list li { display: flex; align-items: baseline; gap: 12px; color: var(--ink-soft); }
.adv-report__list span { font-family: var(--font-head); font-weight: 800; color: var(--blue); min-width: 88px; }

/* =========================================================
   Markets
   ========================================================= */
.markets { margin-top: 56px; display: grid; grid-template-columns: 1.7fr 1fr; gap: 36px; padding-top: 44px; border-top: 1px solid rgba(255,255,255,.12); }
@media (max-width: 760px) { .markets { grid-template-columns: 1fr; gap: 30px; } }
.markets__col h4 { display: flex; align-items: center; gap: 10px; color: #fff; font-family: var(--font-head); font-size: 1.05rem; margin-bottom: 18px; }
.markets__col h4 svg { width: 18px; height: 18px; color: var(--sky); }
.markets__chips { display: flex; flex-wrap: wrap; gap: 10px; }
.markets__chips span { font-size: .88rem; font-weight: 500; color: #DCEAFB; background: rgba(255,255,255,.08); border: 1px solid rgba(255,255,255,.14); padding: 7px 14px; border-radius: 999px; }
.markets__chips--ghost span { color: #9FB6D8; border-style: dashed; background: transparent; }

/* =========================================================
   Core Values
   ========================================================= */
.values { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }
@media (max-width: 880px) { .values { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 460px) { .values { grid-template-columns: 1fr; } }
.value { text-align: center; padding: 28px 20px; border-radius: var(--radius); border: 1px solid var(--line); background: #fff; transition: transform .3s var(--ease), box-shadow .3s var(--ease); }
.value:hover { transform: translateY(-5px); box-shadow: var(--shadow-md); }
.value__ic { width: 60px; height: 60px; border-radius: 16px; background: var(--bg-tint); color: var(--blue); display: grid; place-items: center; margin: 0 auto 18px; }
.value__ic svg { width: 30px; height: 30px; }
.value h3 { margin-bottom: 8px; }
.value p { font-size: .92rem; }

/* =========================================================
   CTA band
   ========================================================= */
.cta-band { position: relative; overflow: hidden; background: linear-gradient(140deg, #0c2f6e, #061a3f); color: #fff; }
.cta-band__glow { position: absolute; width: 600px; height: 600px; border-radius: 50%; background: radial-gradient(circle, rgba(84,176,244,.4), transparent 70%); top: -260px; right: -120px; filter: blur(40px); }
.cta-band .container { position: relative; z-index: 1; text-align: center; }
.cta-band h2 { color: #fff; max-width: 720px; margin-inline: auto; }
.cta-band p { color: #C6D6EE; max-width: 560px; margin: 18px auto 34px; }
.cta-band .hero__actions { justify-content: center; }

/* =========================================================
   Contact
   ========================================================= */
.contact { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(36px, 6vw, 72px); align-items: start; }
@media (max-width: 900px) { .contact { grid-template-columns: 1fr; } }
.contact__info .lead { margin: 18px 0 30px; }
.contact__line { display: flex; gap: 16px; align-items: center; margin-bottom: 18px; transition: transform .2s var(--ease); }
a.contact__line:hover { transform: translateX(3px); }
a.contact__line:hover .ic { background: var(--blue); color: #fff; }
.contact__line .ic { transition: background .2s, color .2s; }
.contact__line .ic { width: 48px; height: 48px; border-radius: 12px; background: var(--bg-tint); color: var(--blue); display: grid; place-items: center; flex: none; }
.contact__line .ic svg { width: 22px; height: 22px; }
.contact__line .k { font-size: .8rem; color: var(--muted); text-transform: uppercase; letter-spacing: .08em; }
.contact__line .v { font-family: var(--font-head); font-weight: 600; color: var(--navy); }

.form { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(26px, 4vw, 40px); box-shadow: var(--shadow-md); }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 560px) { .form__row { grid-template-columns: 1fr; } }
.field { margin-bottom: 18px; }
.field label { display: block; font-family: var(--font-head); font-weight: 600; font-size: .85rem; color: var(--ink); margin-bottom: 8px; }
.field__opt { font-weight: 500; color: var(--muted); font-size: .8em; }
.field input, .field select, .field textarea {
  width: 100%; font: inherit; font-size: .98rem; color: var(--ink);
  padding: 13px 15px; border: 1.5px solid var(--line); border-radius: 11px;
  background: var(--bg-soft); transition: border-color .2s, box-shadow .2s, background .2s;
}
.field textarea { resize: vertical; min-height: 120px; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--blue); background: #fff; box-shadow: 0 0 0 4px rgba(30,120,208,.12); }
.form .btn { width: 100%; margin-top: 4px; }
.form__note { font-size: .82rem; color: var(--muted); margin-top: 14px; text-align: center; }
.form__success { display: none; text-align: center; padding: 30px 10px; }
.form__success .ok { width: 64px; height: 64px; border-radius: 50%; background: var(--bg-tint); color: var(--blue); display: grid; place-items: center; margin: 0 auto 18px; }
.form__success .ok svg { width: 32px; height: 32px; }
.form.sent .form__body { display: none; }
.form.sent .form__success { display: block; }

/* =========================================================
   Footer
   ========================================================= */
.site-footer { background: var(--navy-deep); color: #C6D6EE; padding-block: 64px 28px; }
.footer__top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 40px; padding-bottom: 44px; border-bottom: 1px solid rgba(255,255,255,.1); }
@media (max-width: 880px) { .footer__top { grid-template-columns: 1fr 1fr; gap: 32px; } }
@media (max-width: 520px) { .footer__top { grid-template-columns: 1fr; } }
.footer__brand .logo { height: 46px; margin-bottom: 18px; }
.footer__logo { height: 92px; width: auto; margin-bottom: 18px; }
.footer__brand p { color: #9FB6D8; font-size: .95rem; max-width: 300px; }
.footer__col h4 { color: #fff; font-size: .95rem; letter-spacing: .04em; margin-bottom: 16px; font-family: var(--font-head); }
.footer__col a { display: block; color: #9FB6D8; padding: 6px 0; font-size: .95rem; transition: color .2s, transform .2s; }
.footer__col a:hover { color: #fff; transform: translateX(3px); }
.footer__bottom { display: flex; justify-content: space-between; align-items: center; gap: 16px; flex-wrap: wrap; padding-top: 24px; font-size: .85rem; color: #7E96BC; }
.footer__bottom .socials { display: flex; gap: 10px; }
.footer__bottom .socials a { width: 38px; height: 38px; border-radius: 10px; background: rgba(255,255,255,.07); display: grid; place-items: center; transition: background .2s, transform .2s; }
.footer__bottom .socials a:hover { background: var(--blue); transform: translateY(-2px); }
.footer__bottom .socials svg { width: 18px; height: 18px; color: #fff; }
.footer__disclaimer { margin-top: 22px; font-size: .76rem; color: #5E76A0; line-height: 1.6; max-width: 900px; }
.footer__legal { display: flex; gap: 18px; flex-wrap: wrap; }
.footer__legal a { color: #9FB6D8; transition: color .2s; }
.footer__legal a:hover { color: #fff; }

/* =========================================================
   COOKIE BANNER
   ========================================================= */
@keyframes cookieSlideUp { from { transform: translateY(calc(100% + 24px)); opacity: 0; } to { transform: translateY(0); opacity: 1; } }
.cookie-banner {
  position: fixed; left: 16px; right: 16px; bottom: 16px; z-index: 300;
  max-width: 560px; margin: 0 auto;
  background: #fff; border: 1px solid var(--line); border-radius: 16px;
  box-shadow: var(--shadow-lg); padding: 22px 24px;
  text-align: center;
  animation: cookieSlideUp .5s var(--ease) both;
}
.cookie-banner p { font-size: .9rem; color: var(--ink); line-height: 1.55; margin: 0 0 16px; }
.cookie-banner a { color: var(--blue); font-weight: 600; }
.cookie-banner__actions { display: flex; gap: 10px; justify-content: center; }
@media (prefers-reduced-motion: reduce) { .cookie-banner { animation: none; } }
.cookie-banner .btn { padding: 10px 20px; font-size: .9rem; }
.cookie-banner__decline { background: var(--bg-tint); color: var(--navy); }
.cookie-banner__decline:hover { background: #DCE8F7; }

/* =========================================================
   LEGAL PAGES (privacy / terms)
   ========================================================= */
.legal { max-width: 820px; margin-inline: auto; }
.legal .updated { color: var(--muted); font-size: .9rem; margin-bottom: 26px; }
.legal h2 { margin: 40px 0 12px; font-size: clamp(1.3rem, 2.4vw, 1.7rem); }
.legal h2:first-of-type { margin-top: 0; }
.legal h3 { margin: 26px 0 8px; font-size: 1.1rem; color: var(--navy); }
.legal p, .legal li { color: var(--ink-soft, var(--muted)); line-height: 1.75; }
.legal p { margin-bottom: 14px; }
.legal ul { margin: 8px 0 18px; padding-left: 1.25em; display: grid; gap: 8px; }
.legal a { color: var(--blue); }
.legal .legal-note { background: var(--bg-tint); border-radius: 12px; padding: 16px 18px; font-size: .9rem; color: var(--royal); margin-bottom: 28px; }

/* =========================================================
   Page hero (sub pages)
   ========================================================= */
.page-hero {
  padding: calc(var(--header-h) + 70px) 0 70px; text-align: center; color: #fff;
  background: linear-gradient(150deg, #0c2f6e, #061a3f); position: relative; overflow: hidden;
}
.page-hero__glow { position: absolute; width: 520px; height: 520px; border-radius: 50%; background: radial-gradient(circle, rgba(84,176,244,.4), transparent 70%); top: -220px; left: 50%; transform: translateX(-50%); filter: blur(50px); }
/* Real building photo behind a page-hero header (property framing, fills the empty top) */
.page-hero__photo { position: absolute; inset: 0; background-size: cover; background-position: center; }
.page-hero__photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(7,22,55,.84) 0%, rgba(7,20,50,.8) 100%); }
.page-hero .container { position: relative; z-index: 1; }
.page-hero h1 { color: #fff; }
.page-hero p { color: #C6D6EE; max-width: 600px; margin: 18px auto 0; }
.crumbs { display: flex; gap: 8px; justify-content: center; align-items: center; color: #9FB6D8; font-size: .85rem; margin-bottom: 22px; }
.crumbs a:hover { color: #fff; }

/* Portfolio */
.portfolio-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
@media (max-width: 980px) { .portfolio-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .portfolio-grid { grid-template-columns: 1fr; } }
.property { border: 1px solid var(--line); border-radius: 18px; overflow: hidden; background: #fff; box-shadow: var(--shadow-sm); transition: transform .3s var(--ease), box-shadow .3s var(--ease); }
.property:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.property__img { height: 190px; position: relative; background: var(--grad-brand-h); display: grid; place-items: center; }
.property__img svg { width: 54px; height: 54px; color: rgba(255,255,255,.85); }
.property__badge { position: absolute; top: 14px; left: 14px; background: rgba(255,255,255,.95); color: var(--navy); font-family: var(--font-head); font-weight: 700; font-size: .72rem; letter-spacing: .04em; padding: 6px 12px; border-radius: 999px; }
.property__body { padding: 24px; }
.property__body h3 { font-size: 1.2rem; margin-bottom: 4px; }
.property__loc { color: var(--muted); font-size: .9rem; margin-bottom: 18px; display: flex; align-items: center; gap: 6px; }
.property__loc svg { width: 15px; height: 15px; }
.property__metrics { display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; border-top: 1px solid var(--line); padding-top: 18px; }
.property__metrics .m .v { font-family: var(--font-head); font-weight: 800; color: var(--navy); font-size: 1.1rem; }
.property__metrics .m .k { font-size: .72rem; color: var(--muted); }

/* =========================================================
   Deal showcase (portfolio)
   ========================================================= */
.deals { display: grid; gap: 36px; }
.deal {
  display: grid; grid-template-columns: 1fr 1fr; gap: clamp(28px, 5vw, 52px); align-items: center;
  background: #fff; border: 1px solid var(--line); border-radius: 24px;
  padding: clamp(22px, 3.5vw, 40px); box-shadow: var(--shadow-md);
}
.deal__gallery { order: 2; } .deal__info { order: 1; }
.deal--flip .deal__gallery { order: 1; } .deal--flip .deal__info { order: 2; }
@media (max-width: 900px) {
  .deal { grid-template-columns: 1fr; }
  .deal__gallery, .deal--flip .deal__gallery { order: 1; }
  .deal__info, .deal--flip .deal__info { order: 2; }
}

.deal__badge { display: inline-flex; align-items: center; gap: 8px; font-family: var(--font-head); font-weight: 700; font-size: .76rem; letter-spacing: .05em; text-transform: uppercase; color: var(--blue); background: var(--bg-tint); padding: 7px 14px; border-radius: 999px; margin-bottom: 14px; }
.deal__status { display: flex; align-items: center; gap: 8px; font-family: var(--font-head); font-weight: 600; font-size: .82rem; color: #9A6400; background: #FFF4DE; border: 1px solid #F5C97A; padding: 9px 14px; border-radius: 10px; margin-bottom: 16px; line-height: 1.35; }
.deal__status::before { content: ""; flex: none; width: 8px; height: 8px; border-radius: 50%; background: #F5A623; box-shadow: 0 0 0 3px rgba(245,166,35,.25); }
.deal__info h3 { font-size: clamp(1.5rem, 2.6vw, 2rem); margin-bottom: 18px; }
.deal__tbd { display: inline-block; background: var(--bg-tint); color: var(--royal); font-family: var(--font-head); font-weight: 600; font-size: .9rem; padding: 12px 18px; border-radius: 12px; }
.deal__metrics { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: 14px; overflow: hidden; }
.deal__metric { background: #fff; padding: 12px 16px; }
.deal__metric--wide { grid-column: 1 / -1; }
.deal__metric .k { font-size: .7rem; text-transform: uppercase; letter-spacing: .05em; color: var(--muted); }
.deal__metric .v { font-family: var(--font-head); font-weight: 800; color: var(--navy); font-size: 1.05rem; margin-top: 3px; }
.deal__metric .v small { font-weight: 600; color: var(--muted); font-size: .8rem; }
.deal__proforma { margin-top: 20px; background: linear-gradient(135deg, #0c2f6e, #061a3f); color: #fff; border-radius: 14px; padding: 18px 22px; }
.deal__proforma h4 { color: #fff; font-size: .76rem; letter-spacing: .08em; text-transform: uppercase; margin-bottom: 12px; }
.deal__proforma ul { display: grid; gap: 9px; }
.deal__proforma li { display: flex; gap: 10px; color: #DCEAFB; font-size: .92rem; line-height: 1.45; }
.deal__proforma li svg { width: 15px; height: 15px; color: var(--sky); flex: none; margin-top: 4px; }

.deal__gmb { display: inline-flex; align-items: center; gap: 7px; margin-top: 14px; font-family: var(--font-head); font-weight: 600; font-size: .9rem; color: var(--blue); text-decoration: none; transition: color .18s var(--ease); }
.deal__gmb svg { width: 16px; height: 16px; flex: none; }
.deal__gmb:hover { color: var(--navy); text-decoration: underline; }

/* Airbnb listing buttons */
.showcase__actions { display: flex; align-items: center; flex-wrap: wrap; gap: 12px; }
.deal__links { display: flex; align-items: center; flex-wrap: wrap; gap: 8px 18px; margin-top: 14px; }
.deal__links .trans__more { margin-top: 0; }
.abnb { display: inline-flex; align-items: center; gap: 8px; font-family: var(--font-head); font-weight: 700; font-size: .86rem; color: #FF385C; background: #fff; border: 1.5px solid #FF385C; border-radius: 999px; padding: 9px 18px; cursor: pointer; transition: background .2s var(--ease), color .2s var(--ease); }
.abnb svg { width: 15px; height: 15px; flex: none; }
.abnb .abnb__caret { width: 12px; height: 12px; transition: transform .2s var(--ease); }
.abnb:hover { background: #FF385C; color: #fff; }

/* Narrow content column (FAQ, etc.) */
.container--narrow { max-width: 860px; }

/* FAQ */
.faq { display: grid; gap: 16px; }
.faq__item { background: #fff; border: 1px solid var(--line); border-radius: 16px; padding: 24px 26px; box-shadow: var(--shadow-sm); }
.faq__item h3 { font-family: var(--font-head); font-weight: 700; color: var(--navy); font-size: 1.08rem; margin-bottom: 8px; }
.faq__item p { color: var(--muted); line-height: 1.6; }
.faq__item a { color: var(--blue); font-weight: 600; }

/* Market-page property list */
.mktlist { display: grid; gap: 12px; max-width: 760px; margin-inline: auto; }
.mktlist__item { display: flex; align-items: center; gap: 18px; background: #fff; border: 1px solid var(--line); border-radius: 14px; padding: 16px 22px; box-shadow: var(--shadow-sm); transition: transform .2s var(--ease), box-shadow .2s var(--ease); }
.mktlist__item:hover { transform: translateY(-2px); box-shadow: var(--shadow-md); }
.mktlist__u { font-family: var(--font-head); font-weight: 800; color: var(--blue); font-size: .95rem; min-width: 74px; }
.mktlist__n { font-family: var(--font-head); font-weight: 700; color: var(--navy); font-size: 1.05rem; flex: 1; }
.mktlist__go { color: var(--blue); font-weight: 600; font-size: .9rem; font-family: var(--font-head); white-space: nowrap; }
@media (max-width: 520px) { .mktlist__item { flex-wrap: wrap; gap: 4px 14px; } .mktlist__go { flex-basis: 100%; } }
.deal__links .abnb { padding: 6px 14px; font-size: .8rem; }
.abnb-dd { position: relative; display: inline-flex; }
.abnb-dd.open .abnb { background: #FF385C; color: #fff; }
.abnb-dd.open .abnb__caret { transform: rotate(180deg); }
.abnb-dd__menu { position: absolute; bottom: calc(100% + 8px); left: 0; background: #fff; border: 1px solid var(--line); border-radius: 12px; box-shadow: 0 12px 30px rgba(10, 42, 102, .18); padding: 6px; display: none; min-width: 150px; z-index: 60; }
.abnb-dd.open .abnb-dd__menu { display: block; }
.abnb-dd__menu a { display: block; padding: 9px 14px; border-radius: 8px; font-family: var(--font-head); font-weight: 600; font-size: .86rem; color: var(--ink); white-space: nowrap; transition: background .15s var(--ease), color .15s var(--ease); }
.abnb-dd__menu a:hover { background: #fff1f3; color: #FF385C; }

/* Browse-by-market carousel */
.mktbar { display: flex; flex-wrap: wrap; gap: 10px; justify-content: center; margin-top: 36px; }
.mktbtn { font-family: var(--font-head); font-weight: 600; font-size: .9rem; color: var(--navy); background: #fff; border: 1px solid var(--line); padding: 11px 20px; border-radius: 999px; cursor: pointer; transition: color .18s var(--ease), background .18s var(--ease), border-color .18s var(--ease); }
.mktbtn:hover { border-color: var(--blue); color: var(--blue); }
.mktbtn.is-active { background: var(--grad-brand-h); color: #fff; border-color: transparent; box-shadow: var(--shadow-sm); }

.mktcar { position: relative; margin-top: 30px; display: flex; align-items: center; gap: 8px; }
.mktcar__track { display: flex; gap: 22px; flex: 1; min-width: 0; overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth; padding: 6px 2px 18px; -webkit-overflow-scrolling: touch; scrollbar-width: thin; }
.mktcard { flex: 0 0 calc((100% - 44px) / 3); scroll-snap-align: start; background: #fff; border: 1px solid var(--line); border-radius: 20px; padding: 18px; box-shadow: var(--shadow-md); }
@media (max-width: 1024px) { .mktcard { flex-basis: calc((100% - 22px) / 2); } }
@media (max-width: 680px)  { .mktcard { flex-basis: 100%; } }

/* Collapse the wide 2-column deal into a compact vertical card inside the carousel */
.mktcard .deal { display: block; padding: 0; border: 0; box-shadow: none; background: transparent; border-radius: 0; }
.mktcard .deal__gallery { margin-bottom: 16px; }
.mktcard .deal__info h3 { font-size: 1.35rem; line-height: 1.25; margin-bottom: 12px; min-height: 3.4rem; }
.mktcard .deal__metric .v { font-size: .98rem; }
.mktcard .trans__more { margin-top: 14px; }

.mktcar__nav { flex: none; width: 42px; height: 42px; border-radius: 50%; border: 1px solid var(--line); background: #fff; color: var(--navy); display: grid; place-items: center; cursor: pointer; box-shadow: var(--shadow-sm); transition: color .18s var(--ease), background .18s var(--ease), border-color .18s var(--ease); }
.mktcar__nav svg { width: 20px; height: 20px; }
.mktcar__nav:hover:not(:disabled) { background: var(--blue); color: #fff; border-color: transparent; }
.mktcar__nav:disabled { opacity: .35; cursor: default; }
.mktcar__nav.is-hidden { display: none; }
@media (max-width: 680px) { .mktcar__nav { display: none; } }

/* Before / After viewer */
.ba__stage { position: relative; border-radius: 16px; overflow: hidden; aspect-ratio: 4 / 3.1; box-shadow: var(--shadow-md); }
.ba__pane { position: absolute; inset: 0; display: grid; place-items: center; transition: opacity .45s var(--ease); }
.ba__pane img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.ba__pane--before { background: linear-gradient(135deg, #5a6b82, #2c3e58); }
.ba__pane--after { background: var(--grad-brand-h); opacity: 0; }
.ba.show-after .ba__pane--before { opacity: 0; }
.ba.show-after .ba__pane--after { opacity: 1; }
.ba__ph { position: relative; z-index: 1; color: rgba(255,255,255,.92); text-align: center; font-family: var(--font-head); font-weight: 600; font-size: .9rem; padding: 0 20px; }
.ba__ph svg { width: 36px; height: 36px; opacity: .8; margin-bottom: 10px; }
.ba__tag { position: absolute; top: 14px; left: 14px; z-index: 2; background: rgba(255,255,255,.95); color: var(--navy); font-family: var(--font-head); font-weight: 800; font-size: .72rem; letter-spacing: .05em; padding: 6px 13px; border-radius: 999px; }
.ba__toggle { display: inline-flex; background: var(--bg-soft); border: 1px solid var(--line); border-radius: 999px; padding: 4px; margin-top: 16px; }
.ba__toggle button { font-family: var(--font-head); font-weight: 600; font-size: .85rem; padding: 8px 20px; border-radius: 999px; color: var(--muted); transition: background .2s, color .2s; }
.ba__toggle button.active { background: var(--grad-brand-h); color: #fff; }
/* multi-room gallery */
.ba__photo { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: opacity .4s var(--ease); }
.ba__photo--after { opacity: 0; }
.ba.show-after .ba__photo--after { opacity: 1; }
.ba__bar { display: flex; align-items: center; justify-content: space-between; gap: 14px; margin-top: 14px; flex-wrap: wrap; }
.ba__bar .ba__toggle { margin-top: 0; }
.ba__roomsel { display: flex; align-items: center; gap: 12px; }
.ba__roomname { font-family: var(--font-head); font-weight: 600; font-size: .82rem; color: var(--ink-soft); }
.ba__rooms { display: flex; gap: 9px; align-items: center; }
.ba__rooms button { width: 13px; height: 13px; border-radius: 50%; background: var(--line); transition: transform .2s, background .2s; }
.ba__rooms button:hover { background: var(--sky); }
.ba__rooms button.active { background: var(--blue); transform: scale(1.2); }
.ba__dotsep { flex: 0 0 auto; width: 1px; height: 14px; background: var(--line); margin: 0 5px; }
.ba__beforeonly { font-family: var(--font-head); font-weight: 600; font-size: .82rem; color: var(--muted); }

/* Before/After drag slider */
.bas { position: relative; aspect-ratio: 4 / 3.1; border-radius: 16px; overflow: hidden; box-shadow: var(--shadow-md); cursor: ew-resize; user-select: none; touch-action: none; background: var(--navy); }
.bas__img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; pointer-events: none; -webkit-user-drag: none; }
.bas__lab { position: absolute; top: 14px; z-index: 3; background: rgba(255,255,255,.95); color: var(--navy); font-family: var(--font-head); font-weight: 800; font-size: .72rem; letter-spacing: .05em; padding: 6px 12px; border-radius: 999px; pointer-events: none; transition: opacity .18s var(--ease); }
.bas__lab--b { left: 14px; } .bas__lab--a { right: 14px; }
.bas__handle { position: absolute; top: 0; bottom: 0; width: 3px; background: #fff; transform: translateX(-50%); z-index: 4; pointer-events: none; box-shadow: 0 0 10px rgba(0,0,0,.35); }
.bas__grip { position: absolute; top: 50%; left: 50%; transform: translate(-50%,-50%); width: 42px; height: 42px; border-radius: 50%; background: #fff; box-shadow: var(--shadow-md); display: grid; place-items: center; color: var(--blue); }
.bas__grip svg { width: 22px; height: 22px; }

.portfolio-disclaimer { margin-top: 44px; font-size: .8rem; color: var(--muted); line-height: 1.6; max-width: 900px; }

/* =========================================================
   BROKER PROCESS — scroll-stacking cards
   ========================================================= */
.bring__steps { max-width: 920px; margin: 0 auto; }
.bringcard {
  position: sticky;
  top: calc(96px + var(--i) * 14px);
  display: flex;
  flex-direction: column;
  min-height: 320px;
  margin-bottom: 28px;
  padding: clamp(30px, 4.4vw, 52px);
  border-radius: 24px;
  background: linear-gradient(145deg, #0E3A7E 0%, #0A2A66 55%, #061B40 100%);
  color: #fff;
  box-shadow: var(--shadow-lg);
  border: 1px solid rgba(255,255,255,.08);
  overflow: hidden;
}
.bringcard:last-child { margin-bottom: 0; }
.bringcard__bg {
  position: absolute;
  top: -.32em; right: .04em;
  font-family: var(--font-head);
  font-weight: 800;
  font-size: clamp(9rem, 22vw, 18rem);
  line-height: 1;
  color: rgba(255,255,255,.05);
  pointer-events: none;
  user-select: none;
}
.bringcard__row { display: flex; align-items: center; gap: 18px; }
.bringcard__ic {
  flex: none;
  width: 58px; height: 58px;
  display: grid; place-items: center;
  border-radius: 15px;
  background: rgba(84,176,244,.16);
  border: 1px solid rgba(84,176,244,.3);
}
.bringcard__ic svg { width: 28px; height: 28px; color: var(--sky); }
.bringcard__num {
  font-family: var(--font-head);
  font-weight: 800;
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  color: rgba(255,255,255,.28);
  letter-spacing: .02em;
}
.bringcard h3 {
  color: #fff;
  font-size: clamp(1.4rem, 2.8vw, 2.1rem);
  line-height: 1.12;
  margin: 22px 0 12px;
  max-width: 18ch;
}
.bringcard p {
  color: #C6D6EE;
  font-size: clamp(1rem, 1.4vw, 1.16rem);
  line-height: 1.6;
  max-width: 56ch;
  margin: 0;
}
.bringcard__step {
  margin-top: auto;
  padding-top: 26px;
  font-family: var(--font-head);
  font-weight: 700;
  font-size: .72rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--sky);
}
@media (max-width: 640px) {
  .bringcard { top: calc(72px + var(--i) * 10px); min-height: 280px; }
}
@media (prefers-reduced-motion: reduce) {
  .bringcard { position: static; }
}

/* =========================================================
   FAQ — accordion
   ========================================================= */
.faq__list { max-width: 860px; margin: 48px auto 0; display: flex; flex-direction: column; gap: 14px; }
.faq__item {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 16px;
  overflow: hidden;
  transition: border-color .2s, box-shadow .2s;
}
.faq__item[open] { border-color: rgba(30,120,208,.35); box-shadow: var(--shadow-lg); }
.faq__item summary {
  list-style: none;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  padding: 22px 24px;
  font-family: var(--font-head);
  font-weight: 700;
  font-size: clamp(1rem, 1.5vw, 1.12rem);
  color: var(--navy);
}
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary:hover { color: var(--blue); }
.faq__chev {
  flex: none;
  width: 34px; height: 34px;
  display: grid; place-items: center;
  border-radius: 50%;
  background: var(--bg-tint);
  color: var(--blue);
  transition: transform .25s var(--ease);
}
.faq__chev svg { width: 18px; height: 18px; }
.faq__item[open] .faq__chev { transform: rotate(180deg); }
.faq__a {
  padding: 0 24px 24px;
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.65;
  max-width: 72ch;
}

/* =========================================================
   PROCESS — cascade (expandable steps)
   ========================================================= */
.psteps { position: relative; max-width: 940px; margin-inline: auto; }
.pstep {
  position: relative;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 16px;
  margin-bottom: 14px;
  overflow: hidden;
  transition: box-shadow .25s var(--ease), border-color .25s var(--ease);
}
.pstep.open { border-color: rgba(30,120,208,.4); box-shadow: var(--shadow-lg); }
.pstep-head {
  display: flex; align-items: center; gap: 18px;
  width: 100%; background: none; border: 0;
  padding: 22px 26px; cursor: pointer; text-align: left;
  font: inherit; color: var(--ink);
}
.pstep-num {
  flex: none; width: 46px; height: 46px; border-radius: 50%;
  border: 1.5px solid var(--blue); color: var(--blue);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-head); font-weight: 800; font-size: 1.1rem;
  transition: background .25s, color .25s;
}
.pstep.open .pstep-num { background: var(--blue); color: #fff; }
.pstep-ttl { flex: 1; }
.pstep-ttl h3 { margin: 0; font-size: 1.25rem; }
.pstep-ttl .sub { display: block; font-size: .9rem; color: var(--muted); margin-top: 3px; }
.pstep-chev { flex: none; width: 22px; height: 22px; color: var(--blue); transition: transform .3s var(--ease); }
.pstep.open .pstep-chev { transform: rotate(180deg); }
.pstep-body { max-height: 0; overflow: hidden; transition: max-height .45s var(--ease); }
.pstep-cols {
  display: grid; grid-template-columns: 1.5fr 1fr 1fr; gap: 1.6rem;
  padding: 4px 26px 28px 90px;
}
.pstep-col h4 { margin: 0 0 .5rem; font-size: .72rem; font-weight: 700; text-transform: uppercase; letter-spacing: .14em; color: var(--blue); }
.pstep-col p, .pstep-col li { font-size: .95rem; color: var(--ink); line-height: 1.55; margin: 0; }
.pstep-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .42rem; }
.pstep-col li { padding-left: 1.1rem; position: relative; }
.pstep-col li::before { content: ""; position: absolute; left: 0; top: .55em; width: 6px; height: 6px; border-radius: 50%; background: var(--blue); }
@media (max-width: 760px) {
  .pstep-cols { grid-template-columns: 1fr; gap: 1.1rem; padding: 4px 24px 26px 24px; }
  .pstep-head { padding: 18px 20px; gap: 14px; }
}

/* =========================================================
   Markets map (portfolio)
   ========================================================= */
.mapwrap { position: relative; max-width: 940px; margin: 0 auto; }
@media (min-width: 1080px) { .mapwrap { max-width: 1034px; } } /* ~10% larger on PC */
.usmap { position: relative; overflow: hidden; border-radius: 16px; }
.usmap__scene { transform-origin: 0 0; will-change: transform; transition: transform .12s ease-out; }
.usmap.is-zoomed { cursor: grab; touch-action: none; }
.usmap.is-grabbing { cursor: grabbing; }
.usmap.is-grabbing .usmap__scene { transition: none; }
.usmap svg { width: 100%; height: auto; display: block; overflow: visible; }
/* Constant-size pin overlay (does NOT scale with the map) + collision leader lines */
.usmap__overlay { position: absolute; inset: 0; pointer-events: none; z-index: 6; }
.usmap__leaders { position: absolute; inset: 0; width: 100%; height: 100%; pointer-events: none; overflow: visible; }
.usmap__leaders line { stroke: rgba(10,42,102,.5); stroke-width: 1.4; stroke-dasharray: 3 3; }
.usmap__leaders circle { fill: rgba(10,42,102,.6); }
.usmap__pins { position: absolute; inset: 0; }
.usmap__zoom { position: absolute; top: 12px; right: 12px; z-index: 20; display: flex; flex-direction: column; gap: 6px; }
.usmap__zoom button { width: 36px; height: 36px; border: 1px solid var(--line, #E4EBF4); background: rgba(255,255,255,.94); color: var(--navy-deep, #0A2A66); border-radius: 10px; font-size: 1.15rem; font-weight: 700; line-height: 1; cursor: pointer; box-shadow: var(--shadow-sm, 0 2px 6px rgba(10,42,102,.12)); display: grid; place-items: center; transition: background .15s, transform .15s; }
.usmap__zoom button:hover { background: #fff; transform: translateY(-1px); }
.usmap__zoom button:active { transform: translateY(0); }

.pin { position: absolute; pointer-events: auto; transform: translate(-50%, -50%); width: 26px; height: 26px; border-radius: 50%; border: 3px solid #fff; box-shadow: 0 3px 8px rgba(10,42,102,.35); cursor: pointer; display: grid; place-items: center; transition: left .28s var(--ease), top .28s var(--ease), transform .2s var(--ease); }
/* No glide on first paint, and none while dragging/panning */
.usmap__pins.no-anim .pin, .usmap.is-grabbing .pin { transition: transform .2s var(--ease); }
.pin:hover, .pin:focus-visible { transform: translate(-50%, -50%) scale(1.25); z-index: 6; outline: none; }
/* Owned (yellow) is largest and sits on top so it's never hidden in a cluster */
.pin--owned { background: #F5A623; z-index: 3; }
.pin--managed { background: #E5484D; width: 18px; height: 18px; border-width: 2px; z-index: 2; }
.pin--potential { background: #2FAE5E; width: 15px; height: 15px; border-width: 2px; z-index: 1; }
.pin--both { background: #F5A623; box-shadow: 0 0 0 3px #E5484D, 0 3px 8px rgba(10,42,102,.35); z-index: 3; }
.pin__count { font-family: var(--font-head); font-weight: 800; font-size: .72rem; color: #fff; }
.pin--owned::after { content: ""; position: absolute; inset: -7px; border-radius: 50%; border: 2px solid #F5A623; opacity: .55; animation: pinpulse 2.2s var(--ease) infinite; }
@keyframes pinpulse { 0% { transform: scale(.85); opacity: .6; } 70% { transform: scale(1.6); opacity: 0; } 100% { opacity: 0; } }

.maptip { position: absolute; transform: translate(-50%, calc(-100% - 16px)); background: var(--navy-deep); color: #fff; padding: 9px 13px; border-radius: 11px; font-family: var(--font-head); white-space: nowrap; pointer-events: none; opacity: 0; transition: opacity .15s; z-index: 12; box-shadow: var(--shadow-md); text-align: center; }
.maptip.show { opacity: 1; }
.maptip strong { display: block; font-weight: 700; font-size: .9rem; }
.maptip span { font-weight: 500; color: #9FB6D8; font-size: .76rem; }
.maptip::after { content: ""; position: absolute; left: 50%; top: 100%; transform: translateX(-50%); border: 7px solid transparent; border-top-color: var(--navy-deep); }

.maplegend { display: flex; justify-content: center; gap: 28px; flex-wrap: wrap; margin-top: 26px; }
.maplegend span { display: inline-flex; align-items: center; gap: 9px; font-family: var(--font-head); font-weight: 600; font-size: .85rem; color: var(--ink-soft); }
.maplegend i { width: 14px; height: 14px; border-radius: 50%; border: 2px solid #fff; box-shadow: 0 1px 3px rgba(0,0,0,.25); }
.maplegend .owned { background: #F5A623; } .maplegend .managed { background: #E5484D; } .maplegend .potential { background: #2FAE5E; }

/* Tappable market list — phones only (pins are too small/clustered to tap reliably) */
.maplist { display: none; }
@media (max-width: 760px) {
  .maplist { display: grid; gap: 9px; margin-top: 26px; }
  .maplist__item {
    display: flex; align-items: center; gap: 11px; width: 100%; text-align: left;
    background: #fff; border: 1px solid var(--line); border-radius: 13px;
    padding: 14px 16px; font-family: var(--font-head); font-weight: 600;
    color: var(--navy); cursor: pointer; transition: border-color .2s, box-shadow .2s;
  }
  .maplist__item:active { border-color: var(--blue); box-shadow: var(--shadow-sm); }
  .maplist__dot { flex: none; width: 12px; height: 12px; border-radius: 50%; box-shadow: 0 1px 3px rgba(0,0,0,.25); }
  .maplist__item--owned .maplist__dot { background: #F5A623; }
  .maplist__item--managed .maplist__dot { background: #E5484D; }
  .maplist__item--potential .maplist__dot { background: #2FAE5E; }
  .maplist__name { flex: 1; }
  .maplist__meta { font-size: .8rem; color: var(--muted); font-weight: 500; white-space: nowrap; }
}

/* Market modal */
.mapmodal { position: fixed; inset: 0; z-index: 200; display: none; }
.mapmodal.open { display: block; }
.mapmodal__backdrop { position: absolute; inset: 0; background: rgba(6,26,63,.55); backdrop-filter: blur(3px); animation: fadeIn .2s; }
.mapmodal__panel { position: absolute; top: 50%; left: 50%; transform: translate(-50%,-50%); width: min(960px, 94vw); max-height: 88vh; overflow: auto; background: var(--bg-soft); border-radius: 22px; box-shadow: var(--shadow-lg); animation: popIn .25s var(--ease); }
@keyframes fadeIn { from { opacity: 0; } } @keyframes popIn { from { opacity: 0; transform: translate(-50%,-46%); } }
.mapmodal__head { position: sticky; top: 0; background: #fff; border-bottom: 1px solid var(--line); padding: 20px 26px; display: flex; align-items: center; justify-content: space-between; gap: 16px; z-index: 10; }
.mapmodal__head h3 { font-size: clamp(1.2rem, 2.4vw, 1.5rem); }
.mapmodal__head .sub { color: var(--muted); font-size: .9rem; margin-top: 2px; font-family: var(--font-head); font-weight: 600; }
.mapmodal__close { width: 42px; height: 42px; flex: none; border-radius: 50%; background: var(--bg-tint); display: grid; place-items: center; color: var(--navy); transition: background .2s, color .2s; }
.mapmodal__close:hover { background: var(--blue); color: #fff; }
.mapmodal__close svg { width: 18px; height: 18px; }
.mapmodal__body { padding: 24px 26px 32px; display: grid; gap: 22px; }
.mapmodal__body .deal { box-shadow: none; border: 1px solid var(--line); }
.mapmodal__empty { text-align: center; padding: 26px 10px; }
.mapmodal__empty .ic { width: 60px; height: 60px; border-radius: 16px; background: var(--bg-tint); color: #2FAE5E; display: grid; place-items: center; margin: 0 auto 18px; }
.mapmodal__empty .ic svg { width: 30px; height: 30px; }
body.modal-open { overflow: hidden; }
@media (max-width: 600px) {
  .pin { width: 23px; height: 23px; }
  .pin--managed { width: 16px; height: 16px; }
  .pin--potential { width: 13px; height: 13px; }
}

/* =========================================================
   Deal / contact modal
   ========================================================= */
.dealmodal { position: fixed; inset: 0; z-index: 300; display: none; }
.dealmodal.open { display: block; }
.dealmodal__backdrop { position: absolute; inset: 0; background: rgba(4,16,38,.6); backdrop-filter: blur(5px); animation: fadeIn .2s; }
.dealmodal__panel {
  position: absolute; top: 50%; left: 50%; transform: translate(-50%,-50%);
  width: min(960px, 94vw); max-height: 92vh; overflow: auto;
  display: grid; grid-template-columns: .85fr 1.15fr;
  background: #fff; border-radius: 22px; box-shadow: var(--shadow-lg);
  animation: popIn .25s var(--ease);
}
@media (max-width: 760px) { .dealmodal__panel { grid-template-columns: 1fr; } }
.dealmodal__close { position: absolute; top: 16px; right: 16px; z-index: 5; width: 40px; height: 40px; border-radius: 50%; background: rgba(255,255,255,.12); color: #fff; display: grid; place-items: center; transition: background .2s; }
.dealmodal__close:hover { background: rgba(255,255,255,.25); }
.dealmodal__close svg { width: 18px; height: 18px; }

/* left brand panel */
.dealmodal__brand { position: relative; padding: clamp(28px, 4vw, 44px); color: #fff; background: linear-gradient(160deg, #0c2f6e, #061a3f); overflow: hidden; display: flex; flex-direction: column; }
.dealmodal__brand::before { content: ""; position: absolute; inset: 0; background-image: linear-gradient(rgba(255,255,255,.05) 1px, transparent 1px), linear-gradient(90deg, rgba(255,255,255,.05) 1px, transparent 1px); background-size: 38px 38px; -webkit-mask-image: radial-gradient(ellipse 80% 60% at 30% 20%, #000, transparent 75%); mask-image: radial-gradient(ellipse 80% 60% at 30% 20%, #000, transparent 75%); }
.dealmodal__brand > * { position: relative; z-index: 1; }
.dealmodal__tag { display: inline-block; align-self: flex-start; font-family: var(--font-head); font-weight: 700; font-size: .68rem; letter-spacing: .14em; text-transform: uppercase; color: var(--sky); border: 1px solid rgba(127,178,230,.4); padding: 6px 12px; border-radius: 6px; margin-bottom: 26px; }
.dealmodal__brand h2 { color: #fff; font-size: clamp(1.9rem, 3.4vw, 2.6rem); line-height: 1.04; margin-bottom: 16px; }
.dealmodal__brand p { color: #C6D6EE; font-size: .95rem; }
.dealmodal__stats { margin-top: auto; padding-top: 28px; display: grid; gap: 12px; border-top: 1px solid rgba(255,255,255,.12); }
.dealmodal__stats > div { display: flex; align-items: baseline; gap: 12px; }
.dealmodal__stats b { font-family: var(--font-head); font-weight: 800; font-size: 1.15rem; color: #fff; min-width: 66px; }
.dealmodal__stats span { font-size: .82rem; color: #9FB6D8; }
.dealmodal__sig { margin-top: 24px; display: flex; align-items: center; gap: 10px; font-family: var(--font-head); font-weight: 700; font-size: .72rem; letter-spacing: .06em; color: #C6D6EE; }
.dealmodal__sig span { width: 26px; height: 2px; background: var(--sky); }

/* right form panel */
.dealmodal__form { padding: clamp(26px, 3.5vw, 40px); }
.dealform__label { display: block; font-family: var(--font-head); font-weight: 700; font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); margin-bottom: 12px; }
.dealroles { display: grid; gap: 8px; margin-bottom: 24px; }
.dealrole { display: flex; align-items: center; gap: 11px; width: 100%; text-align: left; padding: 13px 16px; border-radius: 12px; border: 1.5px solid var(--line); background: var(--bg-soft); font-family: var(--font-head); font-weight: 600; color: var(--ink-soft); transition: border-color .2s, background .2s, color .2s; }
.dealrole small { display: block; font-weight: 500; font-size: .76rem; color: var(--muted); }
.dealrole svg { width: 20px; height: 20px; flex: none; color: var(--blue); }
.dealrole:hover { border-color: #C2D8F0; }
.dealrole.active { border-color: var(--blue); background: var(--bg-tint); color: var(--navy); }
.dealrole.active svg { color: var(--royal); }

.dealrow { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
@media (max-width: 480px) { .dealrow { grid-template-columns: 1fr; } }
.dealf { margin-bottom: 14px; }
.dealf label { display: block; font-family: var(--font-head); font-weight: 600; font-size: .72rem; letter-spacing: .06em; text-transform: uppercase; color: var(--ink); margin-bottom: 6px; }
.dealf label .opt { color: var(--muted); font-weight: 500; letter-spacing: 0; text-transform: none; }
.dealf input, .dealf select, .dealf textarea { width: 100%; font: inherit; font-size: .96rem; color: var(--ink); padding: 12px 14px; border: 1.5px solid var(--line); border-radius: 10px; background: var(--bg-soft); transition: border-color .2s, box-shadow .2s, background .2s; }
.dealf textarea { resize: vertical; min-height: 90px; }
.dealf input:focus, .dealf select:focus, .dealf textarea:focus { outline: none; border-color: var(--blue); background: #fff; box-shadow: 0 0 0 4px rgba(30,120,208,.12); }
.dealfield { display: none; } .dealfield.show { display: block; }
.dealhs { display: none; min-height: 280px; } .dealhs.show { display: block; }
.dealhs .hs-form-frame { min-height: 240px; }
.dealform__note { display: none; font-size: .8rem; color: var(--muted); margin: -2px 0 14px; }
.dealform__note.show { display: block; }
.dealform__send { width: 100%; margin-top: 6px; }
.dealform__success { display: none; text-align: center; padding: 40px 16px; }
.dealform__success.show { display: block; }
.dealform__success .ok { width: 70px; height: 70px; border-radius: 50%; background: var(--bg-tint); color: var(--blue); display: grid; place-items: center; margin: 0 auto 20px; }
.dealform__success .ok svg { width: 34px; height: 34px; }
.dealform__success h3 { margin-bottom: 10px; }
.dealform.hidden { display: none; }
body.deal-open { overflow: hidden; }

/* Coming soon (login) */
.coming { min-height: calc(100svh - var(--header-h)); display: grid; place-items: center; padding: calc(var(--header-h) + 40px) var(--gutter) 60px; background: linear-gradient(160deg, var(--bg-soft), #fff); }
.coming__card { max-width: 520px; text-align: center; background: #fff; border: 1px solid var(--line); border-radius: 24px; padding: clamp(34px, 6vw, 56px); box-shadow: var(--shadow-lg); }
.coming__icon { width: 76px; height: 76px; border-radius: 20px; background: var(--grad-brand-h); display: grid; place-items: center; margin: 0 auto 26px; box-shadow: var(--shadow-md); }
.coming__icon svg { width: 38px; height: 38px; color: #fff; }
.coming__card p { margin: 16px 0 30px; }
.coming__form { display: flex; gap: 10px; margin-top: 8px; }
@media (max-width: 460px) { .coming__form { flex-direction: column; } }
.coming__form input { flex: 1; }

/* =========================================================
   Scroll reveal
   ========================================================= */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
/* Content already on screen at page load appears instantly — no entrance replay on navigation */
.reveal--instant { transition: none; }

/* No cross-document view transition: it could snapshot the new page before styles.css
   applied, flashing unstyled HTML for a frame. Without it the browser holds the painted
   old page until the new one is fully styled (paint-holding) — an instant, flash-free swap.
   Prefetch-on-hover keeps the navigation fast. */
.reveal[data-delay="1"] { transition-delay: .08s; }
.reveal[data-delay="2"] { transition-delay: .16s; }
.reveal[data-delay="3"] { transition-delay: .24s; }
.reveal[data-delay="4"] { transition-delay: .32s; }

/* Utilities */
.text-center { text-align: center; }
.mt-0 { margin-top: 0; }
.center-narrow { max-width: 760px; margin-inline: auto; }

/* =========================================================
   PHOTO ENRICHMENT — bands, feature splits, transformations
   ========================================================= */
/* Full-width photo band that breaks up white sections */
.photoband { position: relative; min-height: 380px; display: flex; align-items: center; background-size: cover; background-position: center; }
.photoband::before { content: ""; position: absolute; inset: 0; background: linear-gradient(100deg, rgba(7,22,55,.82) 0%, rgba(8,26,63,.5) 48%, rgba(8,26,63,.12) 100%); }
.photoband .container { position: relative; z-index: 1; }
.photoband__inner { max-width: 620px; color: #fff; }
.photoband__inner .eyebrow { color: var(--sky-light); }
.photoband__inner h2 { color: #fff; }
.photoband__inner p { color: #C6D6EE; margin-top: 14px; font-size: 1.08rem; line-height: 1.7; }
.photoband--center { justify-content: center; text-align: center; }
.photoband--center .photoband__inner { margin-inline: auto; }
.photoband--center::before { background: linear-gradient(0deg, rgba(7,22,55,.86), rgba(8,26,63,.66)); }
.photoband--tall { min-height: 520px; }
@media (max-width: 760px) { .photoband--tall { min-height: 420px; } }
/* Showcase variant — shows the FULL image (whole complex), text overlaid */
.photoband--showcase { display: block; min-height: 0; padding: 0; }
.photoband--showcase::before { display: none; }
.photoband--showcase .photoband__img { width: 100%; height: auto; display: block; }
.photoband--showcase .photoband__scrim { position: absolute; inset: 0; background: linear-gradient(100deg, rgba(7,22,55,.9) 0%, rgba(8,26,63,.55) 40%, rgba(7,20,50,.08) 100%); }
.photoband--showcase .container { position: absolute; inset: 0; display: flex; align-items: center; }
@media (max-width: 760px) {
  .photoband--showcase .photoband__scrim { background: linear-gradient(0deg, rgba(7,22,55,.92) 0%, rgba(8,26,63,.55) 70%); }
}

/* Feature split image (text beside a real photo) */
.feature-img { width: 100%; border-radius: 22px; box-shadow: var(--shadow-lg); display: block; aspect-ratio: 4 / 3; object-fit: cover; }

/* Transformations showcase (portfolio) — one featured before/after at a time,
   with a story panel beside it; chips below switch the featured property. */
.showcase { display: none; grid-template-columns: 1.25fr 1fr; gap: 40px; align-items: center; margin-top: 48px; }
.showcase.active { display: grid; }
@media (max-width: 920px) { .showcase { grid-template-columns: 1fr; } }
.showcase__panel .eyebrow { margin-bottom: 8px; }
.showcase__panel h3 { font-size: clamp(1.5rem, 2.4vw, 2rem); margin-bottom: 10px; }
.showcase__stat { font-family: var(--font-head); font-weight: 800; font-size: clamp(1.6rem, 3vw, 2.3rem); color: var(--blue); margin: 14px 0 6px; }
.showcase__stat small { display: block; font-family: var(--font-body); font-weight: 500; font-size: .9rem; color: var(--muted); margin-top: 2px; }
.showcase__panel .blurb { color: var(--muted); line-height: 1.65; margin: 14px 0 18px; }
.trans-chips { display: flex; flex-wrap: wrap; gap: 12px; justify-content: center; margin-top: 40px; }
.trans-chips button { font-family: var(--font-head); font-weight: 700; font-size: .92rem; padding: 12px 24px; border-radius: 999px; border: 1.5px solid var(--line); background: #fff; color: var(--ink-soft); cursor: pointer; transition: all .2s var(--ease); }
.trans-chips button:hover { border-color: var(--sky); color: var(--blue); }
.trans-chips button.active { background: var(--blue); border-color: var(--blue); color: #fff; }
.trans__more { display: inline-flex; align-items: center; gap: 6px; margin-top: 10px; font-family: var(--font-head); font-weight: 700; font-size: .9rem; color: var(--blue); }
.trans__more svg { width: 16px; height: 16px; transition: transform .2s var(--ease); }
.trans__more:hover svg { transform: translateX(4px); }
/* Numbered card icon (case-study explainer) */
.card__icon--num { font-family: var(--font-head); font-weight: 800; font-size: 1.4rem; color: var(--blue); }

/* Founder's note */
.foundernote { display: grid; grid-template-columns: 300px 1fr; gap: clamp(28px, 5vw, 60px); align-items: center; max-width: 1000px; margin-inline: auto; }
.foundernote__photo img { width: 100%; aspect-ratio: 1 / 1; object-fit: cover; border-radius: 22px; box-shadow: var(--shadow-lg); display: block; }
.foundernote__quote { font-family: var(--font-head); font-weight: 500; font-size: clamp(1.05rem, 1.8vw, 1.3rem); line-height: 1.6; color: var(--navy); margin: 16px 0 0; position: relative; }
.foundernote__quote::before { content: "\201C"; position: absolute; left: -.12em; top: -.35em; font-size: 3.4em; line-height: 1; color: rgba(30,120,208,.18); pointer-events: none; }
.foundernote__sign { margin-top: 22px; }
.foundernote__sign strong { display: block; font-family: var(--font-head); font-size: 1.05rem; color: var(--navy); }
.foundernote__sign span { font-size: .9rem; color: var(--muted); }
@media (max-width: 760px) {
  .foundernote { grid-template-columns: 1fr; gap: 26px; text-align: center; max-width: 460px; }
  .foundernote__photo img { max-width: 220px; margin-inline: auto; }
  .foundernote__quote::before { display: none; }
}

/* Investor portal preview cards */
.preview-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin-top: 48px; }
@media (max-width: 880px) { .preview-grid { grid-template-columns: 1fr; max-width: 460px; margin-inline: auto; } }
.preview-card { background: #fff; border: 1px solid var(--line); border-radius: 18px; overflow: hidden; box-shadow: var(--shadow-sm); }
.preview-card img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; display: block; }
.preview-card__body { padding: 20px 22px 24px; }
.preview-card__tag { display: inline-block; font-family: var(--font-head); font-weight: 700; font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; color: var(--blue); background: var(--bg-tint); padding: 5px 12px; border-radius: 999px; margin-bottom: 12px; }
.preview-card__body h3 { font-size: 1.15rem; margin-bottom: 6px; }
.preview-card__body p { color: var(--muted); font-size: .92rem; line-height: 1.55; }

/* In-house branches (LTR / STR) */
.branches { display: grid; grid-template-columns: 1fr 1fr; gap: 26px; margin: 48px auto 0; max-width: 920px; }
@media (max-width: 760px) { .branches { grid-template-columns: 1fr; max-width: 460px; } }
.branchcard { background: #fff; border: 1px solid var(--line); border-radius: 18px; padding: 32px 30px; text-align: center; box-shadow: var(--shadow-sm); }
.branchcard__logo { height: 88px; display: flex; align-items: center; justify-content: center; margin-bottom: 18px; }
.branchcard__logo img { max-height: 88px; max-width: 210px; width: auto; object-fit: contain; }
.branchcard__logo--round { border-radius: 50%; max-height: 80px; }
.branchcard__fallback { font-family: var(--font-head); font-weight: 800; color: var(--navy); font-size: 1.2rem; line-height: 1.2; }
.branchcard__tag { display: inline-block; font-family: var(--font-head); font-weight: 700; font-size: .74rem; letter-spacing: .14em; text-transform: uppercase; color: var(--blue); background: var(--bg-tint); padding: 6px 14px; border-radius: 999px; margin-bottom: 14px; }
.branchcard p { color: var(--muted); line-height: 1.6; }
/* Inline brand rows (home "Everything In-House") */
.brandrows__lead { margin-top: 26px; font-family: var(--font-head); font-weight: 600; color: var(--navy); font-size: .95rem; }
.brandrows { display: grid; gap: 10px; margin-top: 14px; }
.brandrow { display: flex; align-items: center; gap: 16px; background: #fff; border: 1px solid var(--line); border-radius: 14px; padding: 13px 18px; box-shadow: var(--shadow-sm); transition: transform .25s var(--ease), box-shadow .25s var(--ease); }
.brandrow:hover { transform: translateY(-2px); box-shadow: var(--shadow-md); }
.brandrow img { height: 44px; width: auto; max-width: 96px; object-fit: contain; flex: none; }
.brandrow img.brandrow__img--round { width: 44px; border-radius: 50%; object-fit: cover; }
.brandrow__txt { display: flex; flex-direction: column; gap: 2px; min-width: 0; }
.brandrow__txt b { font-family: var(--font-head); font-weight: 700; color: var(--navy); font-size: .93rem; }
.brandrow__txt > span { font-size: .82rem; color: var(--muted); line-height: 1.4; }
.brandrow__arrow { width: 16px; height: 16px; color: var(--blue); margin-left: auto; flex: none; transition: transform .25s var(--ease); }
.brandrow:hover .brandrow__arrow { transform: translateX(4px); }

/* Photo-only gallery (no before/after) */
.pg { width: 100%; }
.pg__main { position: relative; aspect-ratio: 4 / 3.1; border-radius: 16px; overflow: hidden; box-shadow: var(--shadow-md); background: var(--navy); }
.pg__img { width: 100%; height: 100%; object-fit: cover; display: block; }
/* Bar below the image — mirrors .ba__bar so a .pg card lines up with .ba siblings */
.pg__bar { display: flex; align-items: center; justify-content: space-between; gap: 14px; margin-top: 14px; }
.pg__cap { display: inline-block; min-height: 1.3em; line-height: 1.3; font-family: var(--font-head); font-weight: 600; font-size: .82rem; color: var(--ink-soft); white-space: nowrap; }
.pg__nav, .ba__nav { position: absolute; top: 50%; transform: translateY(-50%); width: 40px; height: 40px; border-radius: 50%; border: 0; background: rgba(8,13,26,.5); color: #fff; display: grid; place-items: center; cursor: pointer; z-index: 5; transition: background .2s var(--ease); }
.pg__nav:hover, .ba__nav:hover { background: rgba(8,13,26,.85); }
.pg__nav:focus-visible, .ba__nav:focus-visible { outline: 2px solid #fff; outline-offset: 2px; }
.pg__nav--prev, .ba__nav--prev { left: 10px; }
.pg__nav--next, .ba__nav--next { right: 10px; }
.pg__nav svg, .ba__nav svg { width: 20px; height: 20px; }
.pg__dots { display: flex; gap: 8px; align-items: center; flex-wrap: nowrap; overflow-x: auto; scrollbar-width: none; padding: 3px 4px; }
.pg__dots::-webkit-scrollbar { display: none; }
.pg__dotsep { flex: 0 0 auto; width: 1px; height: 14px; background: var(--line); margin: 0 5px; }
.pg__dots button { flex: 0 0 auto; width: 10px; height: 10px; border-radius: 50%; background: var(--line); border: 0; cursor: pointer; transition: background .2s, transform .2s; }
.pg__dots button.active { background: var(--blue); transform: scale(1.25); }