/* =========================================================
   Philip Shapiro | Florida CRE Broker — V4 Field Office
   Multi-page premium broker site.
   No Tailwind. No build step.
   ========================================================= */

:root {
  /* Field Office palette */
  --graphite:    #0B0D0C;
  --charcoal:    #121615;
  --surface:     #161A19;
  --surface-2:   #1A201D;
  --deep-green:  #10251E;
  --deep-teal:   #143833;
  --moss:        #2F4B3E;
  --brass:       #B98852;
  --brass-bright:#D9A871;
  --signal:      #D79E42;
  --ivory:       #EEE6D6;
  --paper:       #F5F0E6;
  --stone:       #9A9588;
  --stone-mid:   #74716A;
  --stone-dim:   #4F4D48;
  --line:        #2A302D;
  --line-soft:   #1F2422;

  /* Type */
  --font-head: 'Newsreader', Georgia, 'Times New Roman', serif;
  --font-body: 'IBM Plex Sans', system-ui, -apple-system, Segoe UI, Roboto, sans-serif;
  --font-label:'JetBrains Mono', 'IBM Plex Sans', system-ui, sans-serif;

  /* Sizing */
  --container: 1240px;
  --gutter: 24px;
  --edge: clamp(20px, 4vw, 56px);
  --section-gap: clamp(56px, 8vw, 96px);
  --header-h: 76px;
  --bottombar-h: 64px;
}

/* =========================================================
   Base
   ========================================================= */
*,
*::before,
*::after { box-sizing: border-box; }

html {
  min-height: 100%;
  overflow-y: auto;
  overflow-x: hidden;
  scroll-behavior: smooth;
  scroll-padding-top: var(--header-h);
}

body {
  margin: 0;
  min-height: 100%;
  overflow-x: hidden;
  overflow-y: auto;
  background-color: var(--graphite);
  color: var(--ivory);
  font-family: var(--font-body);
  font-size: 16px;
  font-weight: 400;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

img { max-width: 100%; display: block; }

a {
  color: var(--ivory);
  text-decoration: none;
  transition: color .2s ease;
}
a:hover { color: var(--brass-bright); }

::selection {
  background: var(--brass);
  color: var(--graphite);
}

:focus-visible {
  outline: 2px solid var(--brass-bright);
  outline-offset: 2px;
}

/* =========================================================
   Typography
   ========================================================= */
.kicker {
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass-bright);
  margin: 0 0 18px;
}

.label-caps {
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass);
  display: inline-block;
}

.eyebrow {
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--stone);
  display: inline-block;
}

.display {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: clamp(34px, 4.6vw, 60px);
  line-height: 1.04;
  letter-spacing: 0;
  color: var(--ivory);
  margin: 0 0 20px;
}
.display em { font-style: italic; color: var(--brass-bright); font-weight: 500; }
.display .accent { color: var(--brass-bright); font-style: italic; }

.headline {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: clamp(26px, 3.2vw, 40px);
  line-height: 1.12;
  color: var(--ivory);
  margin: 8px 0 14px;
}

.subheadline {
  font-family: var(--font-head);
  font-weight: 400;
  font-style: italic;
  font-size: clamp(20px, 2vw, 26px);
  line-height: 1.3;
  color: var(--ivory);
  margin: 0 0 16px;
}

.lede {
  font-family: var(--font-body);
  font-size: clamp(16px, 1.2vw, 18px);
  line-height: 1.55;
  color: var(--stone);
  margin: 0 0 18px;
  max-width: 60ch;
}

.body-lg {
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.65;
  color: var(--stone);
  margin: 0 0 16px;
  max-width: 62ch;
}

.body-lg.tight { line-height: 1.5; }

.muted { color: var(--stone-mid); }

/* =========================================================
   Layout
   ========================================================= */
.container {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--edge);
  width: 100%;
}

.section {
  padding: var(--section-gap) 0;
  position: relative;
  scroll-margin-top: var(--header-h);
}
.section-alt {
  background: var(--charcoal);
  border-top: 1px solid var(--line-soft);
  border-bottom: 1px solid var(--line-soft);
}
.section-paper {
  background:
    repeating-linear-gradient(0deg, transparent 0, transparent 40px, rgba(166,124,82,0.04) 40px, rgba(166,124,82,0.04) 41px),
    var(--charcoal);
}
.section-feature {
  background:
    radial-gradient(800px 320px at 50% -10%, rgba(166,124,82,0.10), transparent 60%),
    var(--charcoal);
  border-top: 1px solid var(--line-soft);
  border-bottom: 1px solid var(--line-soft);
}

.section-head {
  margin: 0 0 36px;
  max-width: 64ch;
}
.section-head .label-caps { display: block; margin-bottom: 8px; }
.section-lede {
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.6;
  color: var(--stone);
  margin: 8px 0 0;
  max-width: 62ch;
}

.section-head-row {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 24px;
  flex-wrap: wrap;
  margin: 0 0 28px;
}
.section-head-row .headline { margin: 4px 0 0; }
.section-head-row a {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass);
}
.section-head-row a:hover { color: var(--ivory); }

.two-col {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 2.2fr);
  gap: 56px;
  align-items: start;
}
@media (max-width: 800px) { .two-col { grid-template-columns: 1fr; gap: 24px; } }

.col-label .headline { margin-top: 8px; }
.rule-bronze {
  display: block;
  width: 56px;
  height: 1px;
  background: var(--brass);
  margin-top: 22px;
}

/* =========================================================
   Header / Nav
   ========================================================= */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(11,13,12,0.92);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line-soft);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: var(--header-h);
}

.brand {
  display: flex;
  flex-direction: column;
  line-height: 1;
}
.brand-mark {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 18px;
  letter-spacing: 0.04em;
  color: var(--ivory);
}
.brand-sub {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass);
  margin-top: 5px;
}

.primary-nav {
  display: flex;
  gap: 20px;
  align-items: center;
}
.primary-nav a {
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
  padding: 6px 0;
  border-bottom: 1px solid transparent;
  transition: color .18s, border-color .18s;
}
.primary-nav a:hover {
  color: var(--ivory);
  border-bottom-color: var(--brass);
}
.primary-nav a[aria-current="page"] {
  color: var(--ivory);
  border-bottom-color: var(--brass);
}
.primary-nav .nav-cta {
  border: 1px solid var(--brass);
  color: var(--brass-bright);
  padding: 8px 14px;
  border-bottom-color: var(--brass);
}
.primary-nav .nav-cta:hover {
  background: var(--brass);
  color: var(--graphite);
}
.primary-nav .nav-cta[aria-current="page"] {
  background: var(--brass);
  color: var(--graphite);
}

.nav-toggle {
  display: none;
  background: transparent;
  border: 1px solid var(--line);
  width: 40px; height: 40px;
  cursor: pointer;
  padding: 0;
  position: relative;
}
.nav-toggle span {
  display: block;
  position: absolute;
  left: 9px; right: 9px;
  height: 1px;
  background: var(--ivory);
  transition: transform .25s ease, opacity .25s ease, top .25s ease;
}
.nav-toggle span:nth-child(1) { top: 13px; }
.nav-toggle span:nth-child(2) { top: 19px; }
.nav-toggle span:nth-child(3) { top: 25px; }
.nav-toggle[aria-expanded="true"] span:nth-child(1) { top: 19px; transform: rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { top: 19px; transform: rotate(-45deg); }

@media (max-width: 1000px) {
  .nav-toggle { display: block; }
  .primary-nav {
    position: absolute;
    top: 100%;
    left: 0; right: 0;
    flex-direction: column;
    gap: 0;
    background: var(--graphite);
    border-bottom: 1px solid var(--line);
    padding: 8px var(--edge) 16px;
    align-items: stretch;
    display: none;
  }
  .primary-nav.open { display: flex; }
  .primary-nav a {
    padding: 14px 0;
    border-bottom: 1px solid var(--line-soft);
  }
  .primary-nav .nav-cta {
    margin-top: 12px;
    text-align: center;
  }
}

/* =========================================================
   Mobile bottom action bar
   ========================================================= */
.bottom-bar {
  display: none;
  position: fixed;
  left: 0; right: 0; bottom: 0;
  z-index: 60;
  background: rgba(11,13,12,0.96);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  border-top: 1px solid var(--line);
  height: var(--bottombar-h);
}
.bottom-bar-inner {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  height: 100%;
}
.bottom-bar a {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 4px;
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
  border-right: 1px solid var(--line-soft);
}
.bottom-bar a:last-child { border-right: 0; }
.bottom-bar a:hover { color: var(--ivory); }
.bottom-bar a[aria-current="page"] {
  color: var(--brass-bright);
  background: var(--charcoal);
}
.bottom-bar a .bb-tag {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 13px;
  letter-spacing: 0.02em;
  color: inherit;
}

@media (max-width: 700px) {
  .bottom-bar { display: block; }
  body { padding-bottom: var(--bottombar-h); }
}

/* =========================================================
   Buttons
   ========================================================= */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 14px 22px;
  border: 1px solid var(--brass);
  cursor: pointer;
  transition: background .2s ease, color .2s ease, border-color .2s ease;
  text-align: center;
  white-space: nowrap;
}
.btn-primary {
  background: var(--brass);
  color: var(--graphite);
}
.btn-primary:hover {
  background: var(--brass-bright);
  border-color: var(--brass-bright);
}
.btn-ghost {
  background: transparent;
  color: var(--ivory);
  border-color: var(--stone-mid);
}
.btn-ghost:hover {
  border-color: var(--brass);
  color: var(--ivory);
}
.btn-brass-line {
  background: transparent;
  color: var(--brass-bright);
  border: 1px solid var(--brass);
}
.btn-brass-line:hover {
  background: var(--brass);
  color: var(--graphite);
}

.cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 22px;
}

.text-link {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass-bright);
  border-bottom: 1px solid transparent;
  padding-bottom: 2px;
  transition: border-color .18s;
}
.text-link:hover { border-bottom-color: var(--brass); color: var(--ivory); }

/* =========================================================
   Hero (homepage split)
   ========================================================= */
.hero {
  position: relative;
  padding: clamp(56px, 8vw, 96px) 0 clamp(48px, 6vw, 80px);
  border-bottom: 1px solid var(--line-soft);
  background:
    radial-gradient(900px 480px at 18% 20%, rgba(16,37,30,0.55), transparent 65%),
    radial-gradient(700px 460px at 86% 70%, rgba(167,124,80,0.10), transparent 60%),
    var(--graphite);
}
.hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.3fr) minmax(0, 1fr);
  gap: 48px;
  align-items: center;
}
.hero-photo {
  position: relative;
  background: var(--charcoal);
  border: 1px solid var(--line);
  aspect-ratio: 4 / 5;
  overflow: hidden;
  max-width: 460px;
  margin-left: auto;
}
.hero-photo img {
  width: 100%; height: 100%;
  object-fit: cover;
  filter: contrast(1.04);
}
.hero-photo::before,
.hero-photo::after {
  content: '';
  position: absolute;
  width: 16px; height: 16px;
  border: 1px solid var(--brass);
}
.hero-photo::before { top: -1px; left: -1px; border-right: 0; border-bottom: 0; }
.hero-photo::after { bottom: -1px; right: -1px; border-left: 0; border-top: 0; }
.hero-photo-caption {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 12px 14px;
  background: linear-gradient(to top, rgba(11,13,12,0.95), transparent);
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
}
.hero-photo-caption .nameplate {
  font-family: var(--font-head);
  font-size: 14px;
  font-weight: 500;
  color: var(--ivory);
}
.hero-photo-caption .region {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass-bright);
}

@media (max-width: 900px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-photo { margin: 0 auto; }
}

.hero-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 16px 22px;
  margin-top: 22px;
  padding-top: 16px;
  border-top: 1px solid var(--line-soft);
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
}
.hero-meta strong {
  color: var(--brass);
  font-weight: 600;
  margin-right: 6px;
}

/* =========================================================
   Page head (subpage hero)
   ========================================================= */
.page-head {
  padding: clamp(56px, 7vw, 84px) 0 clamp(28px, 4vw, 48px);
  border-bottom: 1px solid var(--line-soft);
  background:
    radial-gradient(720px 320px at 20% -10%, rgba(20,56,51,0.30), transparent 60%),
    radial-gradient(560px 320px at 100% 110%, rgba(167,124,80,0.06), transparent 60%),
    var(--graphite);
}
.page-head-title {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: clamp(28px, 3.6vw, 46px);
  line-height: 1.06;
  color: var(--ivory);
  margin: 0 0 14px;
}
.page-head-title em {
  font-style: italic;
  color: var(--brass-bright);
  font-weight: 500;
}
.page-head-lede {
  font-family: var(--font-body);
  font-size: clamp(16px, 1.2vw, 18px);
  line-height: 1.55;
  color: var(--stone);
  margin: 0;
  max-width: 60ch;
}

.field-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
  margin-top: 24px;
  padding-top: 18px;
  border-top: 1px solid var(--line-soft);
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
}
.field-meta strong {
  color: var(--brass);
  font-weight: 600;
  margin-right: 6px;
}

.breadcrumbs {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone-mid);
  margin: 0 0 14px;
}
.breadcrumbs a { color: var(--stone); }
.breadcrumbs a:hover { color: var(--brass-bright); }
.breadcrumbs .sep { color: var(--stone-dim); margin: 0 8px; }

/* =========================================================
   Route cards (homepage)
   ========================================================= */
.route-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 0;
  border-top: 1px solid var(--line-soft);
  border-left: 1px solid var(--line-soft);
}
.route-card {
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  gap: 18px;
  padding: 26px 24px 22px;
  border-right: 1px solid var(--line-soft);
  border-bottom: 1px solid var(--line-soft);
  background: var(--charcoal);
  color: var(--ivory);
  text-decoration: none;
  position: relative;
  transition: background .2s, border-color .2s;
  min-height: 200px;
}
.route-card:hover {
  background: var(--deep-green);
  border-right-color: var(--brass);
  border-bottom-color: var(--brass);
}
.route-num {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
}
.route-title {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 24px;
  line-height: 1.1;
  color: var(--ivory);
  margin: 6px 0 8px;
}
.route-sub {
  margin: 0;
  font-size: 14px;
  line-height: 1.5;
  color: var(--stone);
}
.route-arrow {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass-bright);
}
.route-card:hover .route-arrow { color: var(--ivory); }
@media (max-width: 1000px) { .route-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .route-grid { grid-template-columns: 1fr; } }

/* =========================================================
   Florida market signal map
   ========================================================= */
.market-signal {
  position: relative;
  background:
    repeating-linear-gradient(0deg, transparent 0 39px, rgba(167,124,80,0.05) 39px 40px),
    repeating-linear-gradient(90deg, transparent 0 39px, rgba(167,124,80,0.05) 39px 40px),
    var(--deep-green);
  border: 1px solid var(--line);
  padding: clamp(28px, 4vw, 56px);
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1fr);
  gap: 40px;
  align-items: center;
}
.market-signal-copy h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: clamp(22px, 2.6vw, 32px);
  margin: 8px 0 10px;
  color: var(--ivory);
}
.market-signal-copy p {
  margin: 0 0 16px;
  color: var(--ivory);
  opacity: 0.86;
  font-size: 16px;
  line-height: 1.55;
}
.market-map {
  position: relative;
  aspect-ratio: 5 / 4;
  background: rgba(11,13,12,0.45);
  border: 1px solid var(--line);
}
.market-map svg { width: 100%; height: 100%; display: block; }
@media (max-width: 800px) {
  .market-signal { grid-template-columns: 1fr; }
}

/* =========================================================
   Opportunity cards
   ========================================================= */
.opps-list {
  display: grid;
  grid-template-columns: 1fr;
  gap: 12px;
}
.opp-card {
  border: 1px solid var(--line);
  background: var(--charcoal);
  padding: 22px 22px 22px;
  display: grid;
  grid-template-columns: minmax(160px, 0.4fr) minmax(0, 1.6fr) minmax(140px, 0.3fr);
  gap: 22px;
  align-items: center;
  transition: border-color .2s, background .2s;
}
.opp-card:hover {
  border-color: var(--brass);
  background: var(--surface-2);
}
.opp-card .opp-meta {
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.opp-card .opp-meta .label-caps { color: var(--brass-bright); }
.opp-card .opp-meta-loc {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
}
.opp-card .opp-status {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--signal);
  margin-top: 4px;
}
.opp-card h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 19px;
  color: var(--ivory);
  margin: 0 0 4px;
}
.opp-card p {
  margin: 0;
  font-size: 14px;
  line-height: 1.5;
  color: var(--stone);
}
.opp-card .opp-cta {
  text-align: right;
}
.opp-card .opp-cta a { color: var(--brass-bright); }
@media (max-width: 800px) {
  .opp-card { grid-template-columns: 1fr; gap: 8px; }
  .opp-card .opp-cta { text-align: left; }
}

.opps-grid-cards {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}
@media (max-width: 900px) { .opps-grid-cards { grid-template-columns: 1fr; } }

.opps-tools {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding: 14px 16px;
  background: var(--charcoal);
  border: 1px solid var(--line);
  margin-bottom: 16px;
}
.toggle-group {
  display: inline-flex;
  border: 1px solid var(--line);
  background: var(--graphite);
}
.toggle-group button {
  background: transparent;
  border: 0;
  border-right: 1px solid var(--line);
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
  padding: 8px 14px;
  cursor: pointer;
  transition: background .2s, color .2s;
}
.toggle-group button:last-child { border-right: 0; }
.toggle-group button[aria-pressed="true"] {
  background: var(--brass);
  color: var(--graphite);
}
.toggle-group button:hover:not([aria-pressed="true"]) { color: var(--ivory); }

/* =========================================================
   Filter chips
   ========================================================= */
.filter-bar {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 10px;
}
.filter-group {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  align-items: center;
}
.filter-group .filter-label {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
  margin-right: 4px;
}
.chip {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--stone);
  background: transparent;
  border: 1px solid var(--line);
  padding: 6px 10px;
  cursor: pointer;
  transition: all .18s;
}
.chip:hover { color: var(--ivory); border-color: var(--stone-mid); }
.chip[aria-pressed="true"] {
  background: var(--brass);
  border-color: var(--brass);
  color: var(--graphite);
}

/* =========================================================
   Deal cards (filterable list)
   ========================================================= */
.deal-list {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0;
  border-top: 1px solid var(--line-soft);
}
.deal-row {
  display: grid;
  grid-template-columns: minmax(160px, 0.5fr) minmax(0, 1.7fr) minmax(140px, 0.3fr);
  gap: 24px;
  padding: 22px 6px;
  border-bottom: 1px solid var(--line-soft);
  text-decoration: none;
  color: inherit;
  transition: background .18s;
}
.deal-row:hover { background: rgba(16,37,30,0.30); }
.deal-row .deal-row-meta {
  display: flex; flex-direction: column; gap: 6px;
}
.deal-row .deal-row-meta .label-caps { color: var(--brass-bright); }
.deal-row .deal-row-meta .deal-row-loc {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
}
.deal-row .deal-row-meta .deal-row-year {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--stone-mid);
}
.deal-row .deal-row-body h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 19px;
  color: var(--ivory);
  margin: 0 0 6px;
}
.deal-row .deal-row-body p {
  margin: 0 0 6px;
  font-size: 14px;
  line-height: 1.5;
  color: var(--stone);
}
.deal-row .deal-row-body .role-line {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone-mid);
}
.deal-row .deal-row-body .role-line strong {
  color: var(--brass);
  font-weight: 600;
  margin-right: 6px;
}
.deal-row .deal-row-link {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass);
  align-self: center;
  text-align: right;
}
.deal-row:hover .deal-row-link { color: var(--ivory); }
.source-tag {
  display: inline-block;
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--stone-mid);
  border: 1px solid var(--line);
  padding: 2px 6px;
  margin-top: 4px;
}
@media (max-width: 800px) {
  .deal-row {
    grid-template-columns: 1fr;
    gap: 8px;
    padding: 20px 0;
  }
  .deal-row .deal-row-link { text-align: left; }
}

/* Deal-card teaser (homepage) */
.deal-card-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 14px;
}
@media (max-width: 1000px) { .deal-card-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .deal-card-grid { grid-template-columns: 1fr; } }

.deal-card {
  position: relative;
  background: var(--charcoal);
  border: 1px solid var(--line-soft);
  padding: 18px 18px 18px;
  text-decoration: none;
  color: inherit;
  display: flex;
  flex-direction: column;
  gap: 10px;
  transition: background .2s, border-color .2s;
}
.deal-card:hover {
  background: var(--deep-green);
  border-color: var(--brass);
}
.deal-card .deal-meta {
  display: flex;
  justify-content: space-between;
  gap: 8px;
  align-items: center;
}
.deal-card .deal-role { color: var(--brass-bright); }
.deal-card h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 17px;
  color: var(--ivory);
  margin: 4px 0 4px;
  line-height: 1.2;
}
.deal-card p {
  margin: 0;
  font-size: 13px;
  line-height: 1.5;
  color: var(--stone);
}

/* =========================================================
   Edge capability cards
   ========================================================= */
.capability-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 0;
  border-top: 1px solid var(--line-soft);
  border-left: 1px solid var(--line-soft);
}
.capability {
  padding: 24px 22px 22px;
  border-right: 1px solid var(--line-soft);
  border-bottom: 1px solid var(--line-soft);
  background: var(--charcoal);
}
.capability .label-caps { display: block; margin-bottom: 8px; }
.capability h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 19px;
  color: var(--ivory);
  margin: 6px 0 8px;
  line-height: 1.15;
}
.capability p {
  margin: 0;
  font-size: 14px;
  line-height: 1.55;
  color: var(--stone);
}
@media (max-width: 800px) { .capability-grid { grid-template-columns: 1fr; } }

/* =========================================================
   Memo cards (market notes)
   ========================================================= */
.memo-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}
@media (max-width: 800px) { .memo-grid { grid-template-columns: 1fr; } }

.memo {
  position: relative;
  background:
    repeating-linear-gradient(0deg, transparent 0 23px, rgba(11,13,12,0.06) 23px 24px),
    var(--paper);
  color: var(--graphite);
  padding: 22px 24px 24px;
  border: 1px solid var(--brass);
  text-decoration: none;
  display: block;
  transition: transform .18s, border-color .18s;
}
.memo:hover {
  border-color: var(--brass-bright);
  transform: translateY(-1px);
}
.memo-meta {
  display: flex;
  justify-content: space-between;
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass);
  border-bottom: 1px solid rgba(11,13,12,0.18);
  padding-bottom: 8px;
  margin-bottom: 10px;
}
.memo h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 20px;
  color: var(--graphite);
  margin: 6px 0 8px;
  line-height: 1.2;
}
.memo p {
  margin: 0 0 8px;
  font-family: var(--font-body);
  font-size: 14px;
  line-height: 1.55;
  color: #1f2624;
}
.memo .memo-cta {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
}
.memo:hover .memo-cta { color: var(--graphite); }

/* =========================================================
   About / bio
   ========================================================= */
.bio-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.4fr);
  gap: 56px;
  align-items: start;
}
.bio-photo {
  position: relative;
  background: var(--charcoal);
  border: 1px solid var(--line);
  aspect-ratio: 4 / 5;
  overflow: hidden;
  max-width: 380px;
}
.bio-photo img { width: 100%; height: 100%; object-fit: cover; }
.bio-photo::before,
.bio-photo::after {
  content: ''; position: absolute; width: 14px; height: 14px;
  border: 1px solid var(--brass);
}
.bio-photo::before { top: -1px; left: -1px; border-right: 0; border-bottom: 0; }
.bio-photo::after { bottom: -1px; right: -1px; border-left: 0; border-top: 0; }
@media (max-width: 800px) {
  .bio-grid { grid-template-columns: 1fr; gap: 24px; }
}

/* =========================================================
   Forms (intake)
   ========================================================= */
.form-page {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.2fr);
  gap: 56px;
  align-items: start;
}
.form-page-copy {
  position: sticky;
  top: calc(var(--header-h) + 16px);
}
.form-page-copy h2 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: clamp(22px, 2.4vw, 30px);
  color: var(--ivory);
  margin: 0 0 14px;
}
@media (max-width: 900px) {
  .form-page { grid-template-columns: 1fr; gap: 32px; }
  .form-page-copy { position: static; }
}

.form-card {
  background: var(--charcoal);
  border: 1px solid var(--line);
  padding: 22px 22px 22px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}
.form-head {
  margin-bottom: 4px;
  border-bottom: 1px solid var(--line-soft);
  padding-bottom: 12px;
}
.form-title {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 22px;
  color: var(--ivory);
  margin: 6px 0 4px;
}
.form-sub {
  margin: 0;
  font-size: 13px;
  line-height: 1.55;
  color: var(--stone);
}
.field-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px;
}
@media (max-width: 600px) { .field-row { grid-template-columns: 1fr; } }
.field {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.field-label {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
}
.field input,
.field select,
.field textarea {
  background: transparent;
  border: 0;
  border-bottom: 1px solid var(--line);
  color: var(--ivory);
  font-family: var(--font-body);
  font-size: 15px;
  padding: 10px 0 8px;
  outline: none;
  transition: border-color .2s ease;
  border-radius: 0;
  width: 100%;
}
.field textarea { resize: vertical; min-height: 80px; }
.field select {
  background-color: var(--graphite);
  border: 1px solid var(--line);
  padding: 10px 12px;
}
.field input:focus,
.field select:focus,
.field textarea:focus {
  border-color: var(--brass-bright);
}
.field input::placeholder,
.field textarea::placeholder { color: var(--stone-dim); }

.consent {
  display: flex;
  align-items: flex-start;
  gap: 10px;
  font-size: 12px;
  color: var(--stone);
  line-height: 1.5;
}
.consent input[type="checkbox"] {
  margin-top: 3px;
  accent-color: var(--brass);
}

.form-status {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--brass-bright);
  margin: 0;
  min-height: 14px;
}
.form-status.error { color: #ffb4ab; }

/* =========================================================
   Contact direct
   ========================================================= */
.contact-direct {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
  border-top: 1px solid var(--line-soft);
  padding-top: 22px;
  margin-top: 28px;
}
.contact-line {
  margin: 6px 0 0;
  font-family: var(--font-body);
  font-size: 15px;
  color: var(--ivory);
}
.contact-line.muted { color: var(--stone-mid); }
.contact-direct .label-caps { color: var(--brass); }
@media (max-width: 700px) { .contact-direct { grid-template-columns: 1fr; } }

/* =========================================================
   CTA band
   ========================================================= */
.cta-band {
  border-top: 1px solid var(--line-soft);
  border-bottom: 1px solid var(--line-soft);
  background:
    radial-gradient(640px 240px at 50% -20%, rgba(167,124,80,0.12), transparent 60%),
    var(--charcoal);
  padding: clamp(36px, 5vw, 64px) 0;
}
.cta-band-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 24px;
}
.cta-band-copy {
  font-family: var(--font-head);
  font-size: clamp(20px, 2vw, 26px);
  font-weight: 500;
  color: var(--ivory);
  margin: 0;
  max-width: 36ch;
}
.cta-band .cta-row { margin-top: 0; }

/* =========================================================
   Tabs (segmented)
   ========================================================= */
.tabs {
  display: inline-flex;
  border: 1px solid var(--line);
  background: var(--charcoal);
  margin-bottom: 24px;
}
.tabs button {
  background: transparent;
  border: 0;
  border-right: 1px solid var(--line);
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
  padding: 10px 16px;
  cursor: pointer;
}
.tabs button:last-child { border-right: 0; }
.tabs button[aria-selected="true"] {
  background: var(--brass);
  color: var(--graphite);
}
.tabs button:hover:not([aria-selected="true"]) { color: var(--ivory); }
.tab-panel { display: none; }
.tab-panel.active { display: block; }

/* =========================================================
   Modal (brief request)
   ========================================================= */
.modal-overlay {
  position: fixed;
  inset: 0;
  background: rgba(11,13,12,0.85);
  backdrop-filter: blur(4px);
  -webkit-backdrop-filter: blur(4px);
  z-index: 100;
  display: none;
  align-items: center;
  justify-content: center;
  padding: 24px;
}
.modal-overlay.open { display: flex; }
.modal {
  background: var(--charcoal);
  border: 1px solid var(--brass);
  max-width: 560px;
  width: 100%;
  max-height: calc(100vh - 48px);
  overflow-y: auto;
}
.modal-header {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 18px 22px;
  border-bottom: 1px solid var(--line);
}
.modal-header h2 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 22px;
  margin: 0;
  color: var(--ivory);
}
.modal-close {
  background: transparent;
  border: 1px solid var(--line);
  color: var(--stone);
  width: 32px; height: 32px;
  cursor: pointer;
  font-family: var(--font-label);
  font-size: 16px;
}
.modal-close:hover { color: var(--ivory); border-color: var(--brass); }
.modal-body { padding: 20px 22px 22px; }
.modal-body form { display: flex; flex-direction: column; gap: 12px; }

/* =========================================================
   Footer
   ========================================================= */
.site-footer {
  border-top: 1px solid var(--line-soft);
  background: var(--graphite);
  padding: 36px 0 28px;
}
.footer-inner {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  gap: 24px;
  align-items: start;
}
.footer-brand { display: flex; flex-direction: column; gap: 4px; }
.footer-tag {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
}
.footer-nav {
  display: flex;
  gap: 16px;
  flex-wrap: wrap;
  justify-content: center;
}
.footer-nav a {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone-mid);
}
.footer-nav a:hover { color: var(--ivory); }
.footer-nav a[aria-current="page"] { color: var(--ivory); }
.footer-meta {
  text-align: right;
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.10em;
  color: var(--stone-mid);
}
.footer-meta p { margin: 0 0 4px; }
.footer-legal {
  display: flex;
  gap: 14px;
  justify-content: flex-end;
  margin-top: 8px;
}
.footer-legal a {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone-mid);
}
.footer-legal a:hover { color: var(--ivory); }
@media (max-width: 800px) {
  .footer-inner { grid-template-columns: 1fr; text-align: center; }
  .footer-meta, .footer-legal { text-align: center; justify-content: center; }
}

/* =========================================================
   Recovered route navigation
   Shared by the Owner File, Buyer File, Transactions,
   Private Access, and Direct Line pages.
   ========================================================= */
.route-nav {
  width: min(1240px, calc(100% - 44px));
  margin: 0 auto;
  padding: 24px 0 18px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  border-bottom: 1px solid rgba(199, 156, 112, 0.24);
}

.route-nav,
.route-nav * {
  letter-spacing: 0;
}

.route-nav-brand {
  display: grid;
  gap: 2px;
  color: var(--ivory);
  text-decoration: none;
  min-width: max-content;
}

.route-nav-brand strong {
  font-family: var(--font-head);
  font-size: 26px;
  font-weight: 500;
  line-height: 1;
}

.route-nav-brand span,
.route-nav-links a {
  font-family: var(--font-label);
  font-size: 12px;
  line-height: 1.35;
  text-transform: uppercase;
}

.route-nav-brand span {
  color: var(--brass-bright);
  text-transform: none;
}

.route-nav-links {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  flex-wrap: wrap;
  gap: 18px;
}

.route-nav-links a {
  color: var(--stone);
  text-decoration: none;
  border-bottom: 1px solid transparent;
  padding-bottom: 4px;
}

.route-nav-links a:hover,
.route-nav-links a:focus-visible,
.route-nav-links a[aria-current="page"] {
  color: var(--ivory);
  border-bottom-color: var(--brass-bright);
}

@media (max-width: 900px) {
  .route-nav {
    align-items: flex-start;
    flex-direction: column;
  }

  .route-nav-links {
    justify-content: flex-start;
  }
}

@media (max-width: 520px) {
  .route-nav {
    width: min(100% - 28px, 1240px);
    padding-top: 18px;
    padding-bottom: 14px;
    gap: 18px;
  }

  .route-nav-links {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    width: 100%;
    gap: 7px;
  }

  .route-nav-links a[data-mobile-secondary]:not([aria-current="page"]) {
    display: none;
  }

  .route-nav-links a[href="/"] {
    display: none;
  }

  .route-nav-links a {
    min-height: 34px;
    display: flex;
    align-items: center;
    border: 1px solid rgba(199, 156, 112, 0.30);
    padding: 8px 10px;
    background: rgba(16, 37, 30, 0.24);
    font-size: 12px;
  }
}

/* Route-page footer: minimal, mirrors the home .fo-foot (brand line + legal links). */
.route-foot {
  width: min(1240px, calc(100% - 44px));
  margin: 56px auto 0;
  padding: 26px 0 96px;
  border-top: 1px solid var(--line);
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 14px;
  font-family: var(--font-label);
  font-size: 11px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--stone);
}
.route-foot a { color: var(--stone); text-decoration: none; }
.route-foot a:hover { color: var(--brass-bright); }

/* =========================================================
   Utility
   ========================================================= */
.hidden { display: none !important; }
.divider {
  height: 1px;
  background: var(--line-soft);
  margin: 32px 0;
}

/* =========================================================
   Edge page: visual motifs (survey lines, deal-file panel,
   memo strips, proof objects, process list)
   ========================================================= */
.edge-page-head {
  position: relative;
  background:
    repeating-linear-gradient(0deg, transparent 0 39px, rgba(167,124,80,0.06) 39px 40px),
    repeating-linear-gradient(90deg, transparent 0 39px, rgba(167,124,80,0.04) 39px 40px),
    radial-gradient(720px 320px at 20% -10%, rgba(20,56,51,0.30), transparent 60%),
    var(--graphite);
}
.edge-page-head::before,
.edge-page-head::after {
  content: '';
  position: absolute;
  width: 18px; height: 18px;
  border: 1px solid var(--brass);
  pointer-events: none;
  opacity: 0.6;
}
.edge-page-head::before { top: 16px; left: 16px;  border-right: 0; border-bottom: 0; }
.edge-page-head::after  { bottom: 16px; right: 16px; border-left: 0; border-top: 0; }

/* Process list (numbered beats) */
.process-list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: 1fr;
  gap: 0;
  border-top: 1px solid var(--line-soft);
}
.process-list > li {
  display: grid;
  grid-template-columns: 90px 1fr;
  gap: 24px;
  padding: 22px 6px;
  border-bottom: 1px solid var(--line-soft);
  align-items: start;
  transition: background .2s;
}
.process-list > li:hover { background: rgba(20,56,51,0.18); }
.process-num {
  font-family: var(--font-label);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
  border-right: 1px solid var(--line);
  padding-right: 16px;
  padding-top: 4px;
}
.process-list h3 {
  font-family: var(--font-head);
  font-weight: 500;
  font-size: 20px;
  line-height: 1.2;
  color: var(--ivory);
  margin: 0 0 6px;
}
.process-list p {
  margin: 0;
  font-size: 15px;
  line-height: 1.55;
  color: var(--stone);
}
@media (max-width: 600px) {
  .process-list > li { grid-template-columns: 1fr; gap: 8px; padding: 18px 0; }
  .process-num { border-right: 0; border-bottom: 1px solid var(--line); padding: 0 0 6px; }
}

/* Proof-object capability cards (deal-file panels with brass corner blade) */
.edge-capability-grid .capability {
  position: relative;
  background:
    linear-gradient(180deg, rgba(167,124,80,0.04), transparent 40%),
    var(--charcoal);
}
.edge-capability-grid .capability::before {
  content: '';
  position: absolute;
  top: 0; left: 0;
  width: 28px; height: 1px;
  background: var(--brass);
}
.edge-capability-grid .capability::after {
  content: '';
  position: absolute;
  top: 0; left: 0;
  width: 1px; height: 28px;
  background: var(--brass);
}
.proof-object .proof-tag {
  display: inline-block;
  margin-top: 14px;
  padding: 3px 8px;
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
  border: 1px solid var(--line);
  background: rgba(167,124,80,0.05);
}

/* =========================================================
   Proof stat band ($400M+, 29+ rows, public source)
   ========================================================= */
.proof-band {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 0;
  border: 1px solid var(--brass);
  background:
    linear-gradient(180deg, rgba(167,124,80,0.05), transparent 60%),
    var(--charcoal);
}
.proof-stat {
  padding: 22px 22px 22px;
  border-right: 1px solid var(--line-soft);
}
.proof-stat:last-child { border-right: 0; }
.proof-stat .proof-num {
  display: block;
  font-family: var(--font-head);
  font-weight: 500;
  font-size: clamp(26px, 3vw, 36px);
  color: var(--ivory);
  margin: 0 0 4px;
  letter-spacing: 0;
}
.proof-stat .proof-num em {
  font-style: italic;
  color: var(--brass-bright);
  font-weight: 500;
}
.proof-stat .proof-label {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
}
@media (max-width: 800px) {
  .proof-band { grid-template-columns: 1fr; }
  .proof-stat { border-right: 0; border-bottom: 1px solid var(--line-soft); }
  .proof-stat:last-child { border-bottom: 0; }
}

/* =========================================================
   Filter empty state
   ========================================================= */
.filter-empty {
  display: none;
  border: 1px dashed var(--line);
  background: var(--charcoal);
  padding: 28px 22px;
  text-align: center;
  margin-top: 12px;
}
.filter-empty.show { display: block; }
.filter-empty .label-caps { display: block; margin-bottom: 8px; color: var(--brass); }
.filter-empty p {
  margin: 0;
  font-family: var(--font-body);
  font-size: 15px;
  color: var(--stone);
}

/* =========================================================
   Reduced motion
   ========================================================= */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    transition-duration: 0.001ms !important;
    animation-duration: 0.001ms !important;
    scroll-behavior: auto !important;
  }
}