/* ==========================================================================
   Sector Property Group — Design System
   Navy + cool gray + white. Satoshi display, DM Sans body.
   ========================================================================== */

@font-face {
  font-family: "Satoshi";
  src: url("/manus-storage/Satoshi-Variable_872b5d6e.ttf") format("truetype");
  font-weight: 300 900;
  font-style: normal;
  font-display: swap;
}
@font-face {
  font-family: "DM Sans";
  src: url("/manus-storage/DMSans-Variable_ea5baaa5.ttf") format("truetype");
  font-weight: 100 1000;
  font-style: normal;
  font-display: swap;
}
@font-face {
  font-family: "DM Sans";
  src: url("/manus-storage/DMSans-Italic-Variable_921ff347.ttf") format("truetype");
  font-weight: 100 1000;
  font-style: italic;
  font-display: swap;
}

:root {
  /* Color */
  --navy: #14244A;
  --navy-deep: #0B1733;
  --navy-soft: #1F3160;
  --bg: #F7F8FA;
  --surface: #FFFFFF;
  --sunken: #EEF0F4;
  --border: #DDE1E8;
  --border-on-navy: rgba(255, 255, 255, 0.14);
  --text: #12141B;
  --text-body: #363B49;
  --text-secondary: #6E7685;
  --text-tertiary: #9AA2B0;
  --nav-link: #4F5666;
  --positive: #2F7D4F;
  --warning: #B6852A;
  --negative: #B53A2B;
  --info: #2F5A8A;
  --white-72: rgba(255, 255, 255, 0.72);
  --white-70: rgba(255, 255, 255, 0.70);
  --white-85: rgba(255, 255, 255, 0.85);
  --focus-ring: rgba(20, 36, 74, 0.10);

  /* Type */
  --font-display: "Satoshi", "DM Sans", system-ui, sans-serif;
  --font-body: "DM Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
  --display-xl: clamp(56px, 7.5vw, 104px);
  --display-l: clamp(44px, 5.5vw, 72px);
  --display-m: clamp(34px, 4vw, 52px);

  /* Layout */
  --content-max: 1240px;
  --frame-max: 1440px;
  --gutter: 24px;
  --nav-h: 64px;

  /* Radii */
  --r-card: 6px;
  --r-input: 4px;
  --r-btn: 2px;

  /* Shadow: navy-tinted, soft, short */
  --shadow-rest: 0 1px 2px rgba(11, 23, 51, 0.06), 0 4px 12px rgba(11, 23, 51, 0.06);
  --shadow-raise: 0 2px 4px rgba(11, 23, 51, 0.07), 0 10px 24px rgba(11, 23, 51, 0.10);

  /* Motion */
  --ease: cubic-bezier(0.32, 0.08, 0.24, 1);
  --t-fast: 140ms;
  --t-base: 220ms;
  --t-slow: 380ms;
}

/* --------------------------------------------------------------------------
   Reset / base
   -------------------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: auto; }
body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.6;
  color: var(--text-body);
  background: var(--bg);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  font-feature-settings: "kern" 1;
}
img, svg, video { display: block; max-width: 100%; }
img { height: auto; }
a { color: var(--navy); text-decoration: none; transition: opacity var(--t-fast) var(--ease); }
a:hover { opacity: 0.92; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
ul, ol { margin: 0; padding: 0; list-style: none; }
p { margin: 0 0 1em; }
p:last-child { margin-bottom: 0; }
table { border-collapse: collapse; width: 100%; }
:focus { outline: none; }
:focus-visible { outline: 2px solid var(--navy); outline-offset: 3px; border-radius: 2px; }
.on-navy :focus-visible, .section--navy :focus-visible, .footer :focus-visible, .nav--transparent:not(.is-scrolled) :focus-visible { outline-color: #FFFFFF; }
::selection { background: var(--navy); color: #fff; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.skip-link { position: absolute; left: 16px; top: -48px; z-index: 1000; padding: 8px 12px; background: var(--navy); color: #fff; border-radius: var(--r-btn); font-size: 14px; font-weight: 500; }
.skip-link:focus { top: 12px; }

/* --------------------------------------------------------------------------
   Typography
   -------------------------------------------------------------------------- */
h1, h2, h3, h4, h5, .display-xl, .display-l, .display-m {
  font-family: var(--font-display);
  font-weight: 600;
  color: var(--text);
  margin: 0;
  line-height: 1.1;
  letter-spacing: -0.02em;
}
h1 { font-size: 40px; }
h2 { font-size: 32px; }
h3 { font-size: 24px; letter-spacing: -0.015em; line-height: 1.2; }
h4 { font-size: 20px; letter-spacing: -0.01em; line-height: 1.25; }
h5 { font-size: 17px; letter-spacing: -0.005em; line-height: 1.3; }
.display-xl { font-size: var(--display-xl); letter-spacing: -0.04em; line-height: 0.98; }
.display-l { font-size: var(--display-l); letter-spacing: -0.03em; line-height: 1.02; }
.display-m { font-size: var(--display-m); letter-spacing: -0.025em; line-height: 1.06; }

.eyebrow {
  display: block;
  font-family: var(--font-body);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--navy);
  line-height: 1.4;
  margin: 0 0 16px;
}
.eyebrow--muted { color: var(--text-secondary); }
.on-navy .eyebrow, .section--navy .eyebrow { color: var(--white-70); }

.lead { font-size: 18px; line-height: 1.55; color: var(--text-body); }
.body-l { font-size: 18px; line-height: 1.55; }
.body-s { font-size: 14px; line-height: 1.55; }
.caption { font-size: 12px; line-height: 1.5; color: var(--text-tertiary); }
.text-secondary { color: var(--text-secondary); }
.text-tertiary { color: var(--text-tertiary); }
.measure { max-width: 62ch; }
.measure-narrow { max-width: 52ch; }
.num, .tabular, .stat-value, td, .filter-count, .stat-cell, .key-stat {
  font-variant-numeric: tabular-nums lining-nums;
  font-feature-settings: "tnum" 1, "lnum" 1;
}

.section--navy, .on-navy { color: var(--white-72); }
.section--navy h1, .section--navy h2, .section--navy h3, .section--navy h4, .section--navy h5,
.on-navy h1, .on-navy h2, .on-navy h3, .on-navy h4, .on-navy h5,
.section--navy .display-l, .section--navy .display-m, .on-navy .display-l, .on-navy .display-m { color: #fff; }
.section--navy a, .on-navy a { color: #fff; }

/* --------------------------------------------------------------------------
   Layout
   -------------------------------------------------------------------------- */
.container {
  width: 100%;
  max-width: calc(var(--content-max) + var(--gutter) * 2);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}
.container--wide { max-width: calc(var(--frame-max) + var(--gutter) * 2); }
.section { padding: 72px 0; position: relative; }
.section--tight { padding: 48px 0; }
.section--loose { padding: 96px 0; }
.section--navy { background: var(--navy-deep); }
.section--surface { background: var(--surface); }
.section--sunken { background: var(--sunken); }
.section--border-top { border-top: 1px solid var(--border); }
.section--border-bottom { border-bottom: 1px solid var(--border); }
.section--navy.section--border-top { border-top-color: var(--border-on-navy); }

.grid { display: grid; gap: var(--gutter); }
.grid-12 { grid-template-columns: repeat(12, minmax(0, 1fr)); }
.grid-2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid-3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.grid-4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.col-span-4 { grid-column: span 4; }
.col-span-5 { grid-column: span 5; }
.col-span-6 { grid-column: span 6; }
.col-span-7 { grid-column: span 7; }
.col-span-8 { grid-column: span 8; }
.col-start-8 { grid-column-start: 8; }

.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 32px; margin-bottom: 40px; }
.section-head h2 { max-width: 20ch; }
.section-head .eyebrow { margin-bottom: 12px; }
.section-foot { display: flex; justify-content: flex-end; margin-top: 32px; }

.page-head { padding: 112px 0 48px; }
.page-head .eyebrow { margin-bottom: 20px; }
.page-head h1 { max-width: 16ch; }
.page-head .lead { margin-top: 24px; max-width: 56ch; }
.page-head--navy { background: var(--navy-deep); padding-top: calc(var(--nav-h) + 72px); }

.rule { height: 1px; background: var(--border); border: 0; margin: 0; }
.section--navy .rule { background: var(--border-on-navy); }
.mt-16 { margin-top: 16px; } .mt-24 { margin-top: 24px; } .mt-32 { margin-top: 32px; } .mt-48 { margin-top: 48px; } .mt-64 { margin-top: 64px; }
.mb-16 { margin-bottom: 16px; } .mb-24 { margin-bottom: 24px; } .mb-32 { margin-bottom: 32px; } .mb-48 { margin-bottom: 48px; }

/* --------------------------------------------------------------------------
   Buttons & links
   -------------------------------------------------------------------------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  height: 44px; padding: 0 20px;
  font-family: var(--font-body); font-size: 14px; font-weight: 500; line-height: 1;
  border-radius: var(--r-btn); border: 1px solid transparent;
  white-space: nowrap; user-select: none;
  transition: background-color var(--t-fast) var(--ease), border-color var(--t-fast) var(--ease), transform var(--t-fast) var(--ease), opacity var(--t-fast) var(--ease);
}
.btn:active { transform: scale(0.99); }
.btn svg { width: 16px; height: 16px; stroke-width: 1.75; }
.btn-primary { background: var(--navy); color: #fff; border-color: var(--navy); }
.btn-primary:hover { background: #12213F; border-color: #12213F; opacity: 1; }
.btn-white { background: #fff; color: var(--navy); border-color: #fff; }
.btn-white:hover { background: #F2F4F7; border-color: #F2F4F7; opacity: 1; }
.btn-outline { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn-outline:hover { background: rgba(20, 36, 74, 0.04); opacity: 1; }
.btn-outline-white { background: transparent; color: #fff; border-color: rgba(255, 255, 255, 0.4); }
.btn-outline-white:hover { border-color: #fff; opacity: 1; }
.btn-block { width: 100%; }
.btn-sm { height: 36px; padding: 0 14px; }

.link-arrow {
  display: inline-flex; align-items: center; gap: 6px;
  font-size: 14px; font-weight: 500; color: var(--navy);
  position: relative;
}
.link-arrow svg { width: 16px; height: 16px; stroke-width: 1.75; transition: transform var(--t-base) var(--ease); }
.link-arrow:hover svg { transform: translateX(2px); }
.link-arrow--lg { font-size: 16px; }
.link-arrow--white { color: var(--white-85); }
.link-arrow--white:hover { color: #fff; }
.link-underline { position: relative; }
.link-underline::after { content: ""; position: absolute; left: 0; right: 0; bottom: -2px; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform var(--t-base) var(--ease); }
.link-underline:hover::after { transform: scaleX(1); }

/* --------------------------------------------------------------------------
   Navigation
   -------------------------------------------------------------------------- */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  height: var(--nav-h);
  background: #fff;
  border-bottom: 1px solid var(--border);
  transition: background-color var(--t-base) var(--ease), border-color var(--t-base) var(--ease);
}
.nav.is-scrolled { background: rgba(255, 255, 255, 0.86); -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px); }
.nav--transparent:not(.is-scrolled) { background: transparent; border-bottom-color: transparent; }
.nav__inner { height: 100%; display: flex; align-items: center; justify-content: space-between; gap: 32px; }
.nav__logo { display: block; height: 34px; }
.nav__logo img { height: 100%; width: auto; }
.nav__logo .logo-white { display: none; }
.nav--transparent:not(.is-scrolled) .nav__logo .logo-navy { display: none; }
.nav--transparent:not(.is-scrolled) .nav__logo .logo-white { display: block; }
.nav__links { display: flex; align-items: center; gap: 28px; }
.nav__link {
  position: relative; display: inline-block; padding: 6px 0;
  font-size: 14px; font-weight: 500; color: var(--nav-link); line-height: 1;
  transition: color var(--t-fast) var(--ease);
}
.nav__link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--navy); transform: scaleX(0); transform-origin: left; transition: transform var(--t-base) var(--ease); }
.nav__link:hover, .nav__link.is-active { color: var(--navy); opacity: 1; }
.nav__link:hover::after, .nav__link.is-active::after { transform: scaleX(1); }
.nav--transparent:not(.is-scrolled) .nav__link { color: var(--white-85); }
.nav--transparent:not(.is-scrolled) .nav__link:hover, .nav--transparent:not(.is-scrolled) .nav__link.is-active { color: #fff; }
.nav--transparent:not(.is-scrolled) .nav__link::after { background: #fff; }
.nav__cta { margin-left: 8px; height: 38px; padding: 0 16px; }
.nav--transparent:not(.is-scrolled) .nav__cta { background: #fff; color: var(--navy); border-color: #fff; }
.nav__toggle { display: none; width: 44px; height: 44px; margin-right: -12px; align-items: center; justify-content: center; color: var(--navy); }
.nav__toggle svg { width: 24px; height: 24px; stroke-width: 1.75; }
.nav--transparent:not(.is-scrolled) .nav__toggle { color: #fff; }

.menu {
  position: fixed; inset: 0; z-index: 200; background: var(--navy-deep);
  display: none; flex-direction: column; padding: 24px;
  opacity: 0; transition: opacity var(--t-base) var(--ease);
}
.menu.is-open { display: flex; }
.menu.is-visible { opacity: 1; }
.menu__top { display: flex; align-items: center; justify-content: space-between; height: 40px; }
.menu__top img { height: 26px; width: auto; }
.menu__close { width: 44px; height: 44px; margin-right: -12px; display: inline-flex; align-items: center; justify-content: center; color: #fff; }
.menu__close svg { width: 24px; height: 24px; stroke-width: 1.75; }
.menu__links { margin-top: 56px; display: flex; flex-direction: column; gap: 4px; }
.menu__links a { display: block; padding: 12px 0; font-size: 20px; font-weight: 500; color: #fff; border-bottom: 1px solid var(--border-on-navy); }
.menu__links a.is-active { color: #fff; }
.menu__links a.is-active::before { content: ""; display: inline-block; width: 16px; height: 1px; background: #fff; vertical-align: middle; margin-right: 12px; }
.menu__cta { margin-top: 32px; }
.menu__meta { margin-top: auto; padding-top: 32px; font-size: 14px; color: var(--white-70); line-height: 1.7; }
.menu__meta a { color: #fff; }

/* --------------------------------------------------------------------------
   Hero (homepage)
   -------------------------------------------------------------------------- */
.hero {
  position: relative; background: var(--navy-deep);
  padding: calc(var(--nav-h) + 96px) 0 80px;
  min-height: 80vh; display: flex; align-items: center;
  overflow: hidden;
  isolation: isolate;
}
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: radial-gradient(120% 90% at 20% 30%, #0E1B3B 0%, var(--navy-deep) 70%);
}
.hero__lines { display: grid; }
.hero__lines > * { grid-area: 1 / 1; }
.hero__line { max-width: 15ch; color: #fff; opacity: 0; transition: opacity 700ms var(--ease); }
.hero__line.is-active { opacity: 1; }
.hero__line.display-l { margin: 0; }
.hero__tags { margin-top: 72px; padding-top: 28px; border-top: 1px solid var(--border-on-navy); display: flex; gap: 40px; flex-wrap: wrap; }
.hero__tag { font-family: var(--font-display); font-weight: 600; font-size: 17px; letter-spacing: -0.01em; color: #fff; }
.hero__tag small { display: block; margin-top: 6px; font-family: var(--font-body); font-weight: 400; font-size: 13px; color: var(--white-70); letter-spacing: 0; }
.hero .eyebrow { color: var(--white-70); margin-bottom: 28px; }
.hero h1 { color: #fff; max-width: 15ch; }
.hero h1 .w { display: inline-block; opacity: 0; transform: translateY(6px); }
.hero.is-ready h1 .w { animation: wordIn 380ms var(--ease) forwards; }
@keyframes wordIn { to { opacity: 1; transform: translateY(0); } }
.hero__sub { margin-top: 32px; font-size: 18px; line-height: 1.55; color: var(--white-72); max-width: 52ch; }
.hero__ctas { margin-top: 40px; display: flex; align-items: center; gap: 28px; flex-wrap: wrap; }
.hero__ctas .link-arrow { color: rgba(255, 255, 255, 0.8); font-size: 14px; }
.hero__ctas .link-arrow:hover { color: #fff; }
.hero__stats {
  margin-top: 72px; padding-top: 28px; border-top: 1px solid var(--border-on-navy);
  display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; max-width: 720px;
}
.hero__stat .stat-value, .hero__stat .stat-label { display: block; }
.hero__stat .stat-value { font-family: var(--font-display); font-weight: 700; font-size: 36px; letter-spacing: -0.03em; color: #fff; line-height: 1; }
.hero__stat .stat-label { margin-top: 10px; font-size: 13px; color: var(--white-70); }
.hero__fade { opacity: 0; transform: translateY(6px); }
.hero.is-ready .hero__fade { animation: fadeUp 380ms var(--ease) forwards; }
@keyframes fadeUp { to { opacity: 1; transform: none; } }

/* --------------------------------------------------------------------------
   Scroll motif layer (homepage)
   Layering: #bands (navy backdrops, z0) < .motif (fixed, z1) < nav/main/footer (z2)
   -------------------------------------------------------------------------- */
.bg {
  position: fixed; inset: 0; z-index: 1; pointer-events: none; overflow: hidden;
  contain: paint; opacity: 1;
}
.bg__img {
  position: absolute; left: -4%; top: -4%; width: 108%; max-width: none; height: 108%;
  object-fit: cover; object-position: 50% 42%;
  filter: grayscale(0.45) brightness(0.72) contrast(1.06);
  transform-origin: 50% 45%;
  will-change: transform;
  opacity: 0; transition: opacity 900ms var(--ease);
}
.bg.is-ready .bg__img { opacity: 1; }
.bg__tint { position: absolute; inset: 0; background: rgba(11, 23, 51, 0.70); }
.bg__tint--bottom { background: linear-gradient(to bottom, rgba(11, 23, 51, 0) 60%, rgba(11, 23, 51, 0.55) 100%); }
#bands { position: absolute; top: 0; left: 0; right: 0; height: 0; z-index: 0; pointer-events: none; }
.navy-band { position: absolute; left: 0; right: 0; background: var(--navy-deep); }
body.home { position: relative; }
body.home main, body.home .footer { position: relative; z-index: 2; }
body.home .nav { z-index: 100; }
body.home .menu { z-index: 200; }
body.home .modal { z-index: 300; }
body.home .hero, body.home .section--navy, body.home .footer { background: transparent; }
body.home .hero::before { display: none; }

/* Approach band (homepage) */
.home .section--approach-transition {
  background: var(--bg);
}
.approach { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--gutter); }
.approach__item { border-top: 1px solid var(--border); padding-top: 24px; }
.approach__item h3 { font-size: 28px; letter-spacing: -0.02em; margin-bottom: 12px; }
.approach__item p { font-size: 15px; color: var(--text-secondary); max-width: 34ch; }

/* Type ledger (asset sub-types on service pages) */
.types { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); column-gap: 40px; margin-top: 8px; }
.types li { border-top: 1px solid var(--border); padding: 14px 0; font-size: 15px; color: var(--text-body); }
.types li strong { display: block; font-weight: 600; color: var(--text); }
.types li span { font-size: 14px; color: var(--text-secondary); }

/* Filter dropdowns (multi-select) */
.dd { position: relative; }
.dd__btn {
  display: inline-flex; align-items: center; gap: 8px; height: 36px; padding: 0 12px 0 14px;
  font-size: 14px; font-weight: 500; color: var(--text-body); background: #fff;
  border: 1px solid var(--border); border-radius: var(--r-btn);
  transition: border-color var(--t-fast) var(--ease), color var(--t-fast) var(--ease);
}
.dd__btn svg { width: 16px; height: 16px; stroke-width: 1.75; color: var(--text-secondary); transition: transform var(--t-base) var(--ease); }
.dd__btn:hover, .dd.is-open .dd__btn { border-color: var(--navy); color: var(--navy); }
.dd.has-value .dd__btn { border-color: var(--navy); color: var(--navy); }
.dd.is-open .dd__btn svg { transform: rotate(180deg); }
.dd__count { display: inline-flex; align-items: center; justify-content: center; min-width: 20px; height: 20px; padding: 0 6px; border-radius: 999px; background: var(--navy); color: #fff; font-size: 11px; font-weight: 600; }
.dd__panel {
  position: absolute; top: calc(100% + 6px); left: 0; z-index: 60; min-width: 240px;
  background: #fff; border: 1px solid var(--border); border-radius: var(--r-card); box-shadow: var(--shadow-raise);
  padding: 8px; display: none;
}
.dd.is-open .dd__panel { display: block; }
.dd__panel .choice { display: flex; padding: 8px 8px; border-radius: 4px; font-size: 14px; }
.dd__panel .choice:hover { background: var(--sunken); }
.dd__foot { display: flex; align-items: center; justify-content: space-between; margin-top: 6px; padding: 8px 8px 0; border-top: 1px solid var(--border); }
.dd__clear { font-size: 13px; font-weight: 500; color: var(--text-secondary); padding: 6px 0; }
.dd__clear:hover { color: var(--navy); }
.filter-reset { font-size: 13px; font-weight: 500; color: var(--text-secondary); text-decoration: underline; text-underline-offset: 3px; }
.filter-reset:hover { color: var(--navy); }

/* Modal (OM gate) */
.modal { position: fixed; inset: 0; z-index: 300; display: flex; align-items: center; justify-content: center; padding: 24px; opacity: 0; transition: opacity var(--t-base) var(--ease); }
.modal.is-open { opacity: 1; }
.modal__backdrop { position: absolute; inset: 0; background: rgba(11, 23, 51, 0.72); }
.modal__panel { position: relative; width: 100%; max-width: 480px; background: #fff; border-radius: var(--r-card); padding: 32px; box-shadow: var(--shadow-raise); transform: translateY(6px); transition: transform var(--t-base) var(--ease); }
.modal.is-open .modal__panel { transform: none; }
.modal__close { position: absolute; top: 12px; right: 12px; width: 40px; height: 40px; display: inline-flex; align-items: center; justify-content: center; color: var(--text-secondary); border-radius: 4px; }
.modal__close:hover { color: var(--navy); background: var(--sunken); }
.modal__close svg { width: 20px; height: 20px; stroke-width: 1.75; }
.modal__panel h3 { margin-bottom: 8px; }
.form__fail { padding: 12px 14px; border: 1px solid var(--negative); border-radius: var(--r-input); font-size: 14px; color: var(--negative); }

/* Offset column helper (contact) */
.col-8-6 { grid-column: 8 / span 6; }
.col-9-4 { grid-column: 9 / span 4; }
.col-8-5 { grid-column: 8 / span 5; }

/* --------------------------------------------------------------------------
   Cards
   -------------------------------------------------------------------------- */
.card {
  background: var(--surface); border: 1px solid var(--border); border-radius: var(--r-card);
  padding: 24px; position: relative;
  transition: transform var(--t-base) var(--ease), box-shadow var(--t-base) var(--ease), border-color var(--t-base) var(--ease);
}
.card--hover:hover { transform: translateY(-2px); box-shadow: var(--shadow-raise); }
.card--flat { padding: 24px; }

.listing-card { display: flex; flex-direction: column; padding: 0; overflow: hidden; }
.listing-card__media { position: relative; aspect-ratio: 16 / 9; background: var(--sunken); overflow: hidden; border-bottom: 1px solid var(--border); }
.listing-card__media img { width: 100%; height: 100%; object-fit: cover; }
.listing-card__media .ph-label { position: absolute; left: 16px; bottom: 14px; }
.listing-card__status { position: absolute; top: 14px; left: 16px; }
.listing-card__body { padding: 24px; display: flex; flex-direction: column; flex: 1; }
.listing-card__body .eyebrow { margin-bottom: 10px; }
.listing-card__title { margin: 0; }
.listing-card__title a { color: var(--text); }
.listing-card__title a::after { content: ""; position: absolute; inset: 0; }
.listing-card__addr { margin-top: 6px; font-size: 14px; color: var(--text-secondary); }
.listing-card__desc { margin-top: 12px; font-size: 14px; color: var(--text-body); line-height: 1.55; display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; overflow: hidden; }
.listing-card__stats { margin-top: 20px; padding-top: 16px; border-top: 1px solid var(--border); display: flex; gap: 24px; flex-wrap: wrap; }
.listing-card__stat .k { display: block; font-size: 11px; letter-spacing: 0.08em; text-transform: uppercase; color: var(--text-tertiary); font-weight: 500; }
.listing-card__stat .v { display: block; margin-top: 4px; font-family: var(--font-display); font-weight: 600; font-size: 17px; color: var(--text); letter-spacing: -0.01em; }
.listing-card__foot { margin-top: 20px; display: flex; justify-content: space-between; align-items: center; }
.listing-card__price { font-family: var(--font-display); font-weight: 600; font-size: 15px; color: var(--navy); }

.ph-label {
  display: inline-flex; align-items: center; height: 24px; padding: 0 10px;
  background: var(--navy); color: #fff; font-size: 11px; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase;
  border-radius: var(--r-btn);
}
.placeholder-media {
  background: var(--sunken); display: flex; align-items: flex-end; padding: 16px;
  position: relative; overflow: hidden;
}
.placeholder-media::before {
  content: ""; position: absolute; inset: 0;
  background-image: linear-gradient(var(--border) 1px, transparent 1px), linear-gradient(90deg, var(--border) 1px, transparent 1px);
  background-size: 32px 32px; opacity: 0.6;
}
.placeholder-media > * { position: relative; }

.badge { display: inline-flex; align-items: center; height: 22px; padding: 0 9px; border-radius: 999px; font-size: 11px; font-weight: 600; letter-spacing: 0.06em; text-transform: uppercase; line-height: 1; }
.badge--navy { background: var(--navy); color: #fff; }
.badge--white { background: #fff; color: var(--navy); border: 1px solid var(--border); }
.badge--positive { background: rgba(47, 125, 79, 0.10); color: var(--positive); }
.badge--warning { background: rgba(182, 133, 42, 0.12); color: var(--warning); }
.badge--muted { background: var(--sunken); color: var(--text-secondary); }

/* --------------------------------------------------------------------------
   Ledger list (services)
   -------------------------------------------------------------------------- */
.ledger { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); column-gap: 64px; row-gap: 0; }
.ledger__item { border-top: 1px solid var(--border); padding: 24px 0; display: block; color: inherit; position: relative; }
.ledger__item h5 { color: var(--text); margin-bottom: 6px; display: flex; align-items: center; justify-content: space-between; gap: 16px; }
.ledger__item h5 svg { width: 16px; height: 16px; stroke-width: 1.75; color: var(--text-tertiary); flex: none; opacity: 0; transform: translateX(-4px); transition: opacity var(--t-base) var(--ease), transform var(--t-base) var(--ease); }
.ledger__item:hover h5 svg { opacity: 1; transform: none; }
.ledger__item p { font-size: 14px; color: var(--text-secondary); line-height: 1.55; }
.ledger__item:hover { opacity: 1; }
.ledger__item:hover h5 { color: var(--navy); }
.ledger--stack { grid-template-columns: 1fr; }

/* --------------------------------------------------------------------------
   Stats
   -------------------------------------------------------------------------- */
.stat-bar { display: grid; grid-template-columns: repeat(auto-fit, minmax(160px, 1fr)); border: 1px solid var(--border); border-radius: var(--r-card); background: var(--surface); overflow: hidden; }
.stat-cell { padding: 24px; border-right: 1px solid var(--border); }
.stat-cell:last-child { border-right: 0; }
.stat-cell .k { display: block; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 600; color: var(--text-secondary); }
.stat-cell .v { display: block; margin-top: 10px; font-family: var(--font-display); font-weight: 600; font-size: 28px; letter-spacing: -0.02em; color: var(--text); line-height: 1.1; }
.stat-cell .v small { font-size: 14px; font-weight: 500; letter-spacing: 0; color: var(--text-secondary); margin-left: 4px; font-family: var(--font-body); }

/* --------------------------------------------------------------------------
   Tables
   -------------------------------------------------------------------------- */
.table { font-size: 15px; }
.table th, .table td { text-align: left; padding: 14px 0; border-bottom: 1px solid var(--border); vertical-align: top; }
.table th { font-weight: 500; color: var(--text-secondary); width: 40%; padding-right: 24px; }
.table td { color: var(--text); }
.table tr:first-child th, .table tr:first-child td { border-top: 1px solid var(--border); }
.table--compact th, .table--compact td { padding: 10px 0; font-size: 14px; }

/* --------------------------------------------------------------------------
   Forms
   -------------------------------------------------------------------------- */
.form { display: grid; gap: 20px; }
.form__row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
.field { display: flex; flex-direction: column; gap: 6px; }
.field__label { font-size: 14px; font-weight: 500; color: var(--text-body); }
.field__label .opt { color: var(--text-tertiary); font-weight: 400; }
.input, .select, .textarea {
  width: 100%; height: 40px; padding: 0 12px;
  font-family: var(--font-body); font-size: 16px; color: var(--text);
  background: #fff; border: 1px solid var(--border); border-radius: var(--r-input);
  transition: border-color var(--t-fast) var(--ease), box-shadow var(--t-fast) var(--ease);
  -webkit-appearance: none; appearance: none;
}
.textarea { height: auto; padding: 10px 12px; resize: vertical; line-height: 1.5; min-height: 88px; }
.input::placeholder, .textarea::placeholder { color: var(--text-tertiary); }
.input:focus, .select:focus, .textarea:focus { border-color: var(--navy); box-shadow: 0 0 0 3px var(--focus-ring); outline: none; }
.select-wrap { position: relative; }
.select { padding-right: 36px; cursor: pointer; }
.select-wrap svg { position: absolute; right: 12px; top: 50%; transform: translateY(-50%); width: 16px; height: 16px; stroke-width: 1.75; color: var(--text-secondary); pointer-events: none; }
.field.is-invalid .input, .field.is-invalid .select, .field.is-invalid .textarea { border-color: var(--negative); }
.field__error { display: none; font-size: 13px; color: var(--negative); }
.field.is-invalid .field__error { display: block; }
.fieldset { border: 0; padding: 0; margin: 0; min-width: 0; }
.fieldset legend { font-size: 14px; font-weight: 500; color: var(--text-body); padding: 0; margin-bottom: 10px; }
.choices { display: grid; grid-template-columns: repeat(auto-fill, minmax(180px, 1fr)); gap: 10px 20px; }
.choices--inline { display: flex; flex-wrap: wrap; gap: 10px 24px; }
.choice { display: inline-flex; align-items: center; gap: 10px; font-size: 15px; color: var(--text-body); cursor: pointer; line-height: 1.3; }
.choice input { position: absolute; opacity: 0; width: 0; height: 0; }
.choice__box { flex: none; width: 18px; height: 18px; border: 1px solid #C5CAD3; border-radius: 2px; background: #fff; display: inline-flex; align-items: center; justify-content: center; transition: background-color var(--t-fast) var(--ease), border-color var(--t-fast) var(--ease); }
.choice__box svg { width: 12px; height: 12px; stroke-width: 2.5; color: #fff; opacity: 0; }
.choice input:checked + .choice__box { background: var(--navy); border-color: var(--navy); }
.choice input:checked + .choice__box svg { opacity: 1; }
.choice input:focus-visible + .choice__box { outline: 2px solid var(--navy); outline-offset: 2px; }
.choice--radio .choice__box { border-radius: 3px; }
.choice--radio .choice__box::after { content: ""; width: 8px; height: 8px; background: #fff; border-radius: 1px; opacity: 0; }
.choice--radio input:checked + .choice__box::after { opacity: 1; }
.choice--radio .choice__box svg { display: none; }
.fieldset.is-invalid .choice__box { border-color: var(--negative); }
.form__actions { display: flex; align-items: center; gap: 20px; flex-wrap: wrap; padding-top: 8px; }
.form__note { font-size: 13px; color: var(--text-tertiary); }
.form__success { display: none; padding: 24px; border: 1px solid var(--border); border-radius: var(--r-card); background: var(--sunken); }
.form__success h4 { margin-bottom: 8px; }
.form.is-sent { display: none; }
.form.is-sent + .form__success { display: block; }
.form-card { background: #fff; border-radius: var(--r-card); padding: 32px; border: 1px solid var(--border); }
.on-navy .form-card, .section--navy .form-card { border: 0; color: var(--text-body); }
.section--navy .form-card h1, .section--navy .form-card h2, .section--navy .form-card h3, .section--navy .form-card h4 { color: var(--text); }
.section--navy .form-card a { color: var(--navy); }
.section--navy .form-card .eyebrow { color: var(--navy); }

/* --------------------------------------------------------------------------
   Filter bar & chips
   -------------------------------------------------------------------------- */
.filter-bar { position: sticky; top: var(--nav-h); z-index: 50; background: #fff; border-bottom: 1px solid var(--border); border-top: 1px solid var(--border); }
.filter-bar__inner { display: flex; align-items: center; gap: 32px; padding: 14px 0; flex-wrap: wrap; }
.filter-group { display: flex; align-items: center; gap: 8px; flex-wrap: wrap; }
.filter-group__label { font-size: 11px; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-secondary); margin-right: 4px; }
.chip {
  display: inline-flex; align-items: center; height: 32px; padding: 0 12px;
  font-size: 14px; font-weight: 500; color: var(--text-body);
  border: 1px solid var(--border); border-radius: var(--r-btn); background: #fff;
  transition: background-color var(--t-fast) var(--ease), color var(--t-fast) var(--ease), border-color var(--t-fast) var(--ease);
}
.chip:hover { border-color: var(--navy); color: var(--navy); }
.chip.is-selected { background: var(--navy); color: #fff; border-color: var(--navy); }
.filter-count { margin-left: auto; font-size: 14px; color: var(--text-secondary); white-space: nowrap; }
.filter-toggle { display: none; }
.filter-bar__panel { display: contents; }

/* --------------------------------------------------------------------------
   Listing detail
   -------------------------------------------------------------------------- */
.listing-hero { position: relative; min-height: 62vh; background: var(--navy-deep); display: flex; align-items: flex-end; padding-top: var(--nav-h); overflow: hidden; }
.listing-hero__media { position: absolute; inset: 0; }
.listing-hero__media img { width: 100%; height: 100%; object-fit: cover; filter: grayscale(1); }
.listing-hero__media::after { content: ""; position: absolute; inset: 0; background: rgba(11, 23, 51, 0.6); }
.listing-hero__media.is-placeholder { background: var(--navy-deep); }
.listing-hero__media.is-placeholder::before { content: ""; position: absolute; inset: 0; background-image: linear-gradient(var(--border-on-navy) 1px, transparent 1px), linear-gradient(90deg, var(--border-on-navy) 1px, transparent 1px); background-size: 48px 48px; opacity: 0.5; }
.listing-hero__media.is-placeholder::after { display: none; }
.listing-hero__content { position: relative; padding: 64px 0 48px; }
.capsule { display: inline-block; background: var(--navy); color: #fff; padding: 10px 16px; border-radius: var(--r-btn); }
.capsule h1 { color: #fff; font-size: clamp(28px, 3.2vw, 40px); }
.capsule--sub { margin-top: 6px; padding: 8px 16px; font-size: 14px; color: var(--white-85); }
.listing-hero__badges { display: flex; gap: 8px; margin-bottom: 20px; }
.key-stats { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); background: #fff; border-bottom: 1px solid var(--border); }
.key-stat { padding: 28px 24px; border-right: 1px solid var(--border); }
.key-stat:last-child { border-right: 0; }
.key-stat .k { display: block; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 600; color: var(--text-secondary); }
.key-stat .v { display: block; margin-top: 10px; font-family: var(--font-display); font-weight: 600; font-size: 28px; letter-spacing: -0.02em; color: var(--text); line-height: 1.1; }
.key-stat .v small { font-family: var(--font-body); font-size: 13px; font-weight: 500; letter-spacing: 0; color: var(--text-secondary); margin-left: 4px; }
.listing-body { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: 64px; align-items: start; }
.listing-body__main h2 { margin-bottom: 20px; }
.listing-body__main .block + .block { margin-top: 40px; padding-top: 36px; border-top: 1px solid var(--border); }
.highlights li { position: relative; padding: 12px 0 12px 28px; border-bottom: 1px solid var(--border); font-size: 15px; color: var(--text-body); }
.highlights li::before { content: ""; position: absolute; left: 0; top: 22px; width: 12px; height: 1px; background: var(--navy); }
.contact-card { position: sticky; top: calc(var(--nav-h) + 24px); }
.contact-card__agent { display: flex; align-items: center; gap: 16px; }
.contact-card__agent img { width: 64px; height: 64px; object-fit: cover; border-radius: var(--r-card); filter: grayscale(1); }
.contact-card__agent .name { font-weight: 600; color: var(--text); font-size: 16px; }
.contact-card__agent .title { font-size: 14px; color: var(--text-secondary); }
.contact-card__lines { margin-top: 20px; padding-top: 20px; border-top: 1px solid var(--border); display: grid; gap: 10px; font-size: 14px; }
.contact-card__lines a { display: inline-flex; align-items: center; gap: 8px; color: var(--text-body); }
.contact-card__lines svg { width: 16px; height: 16px; stroke-width: 1.75; color: var(--text-secondary); }
.contact-card .btn { margin-top: 20px; }
.contact-card__foot { margin-top: 12px; font-size: 12px; color: var(--text-tertiary); }
.map-embed { position: relative; aspect-ratio: 16 / 7; background: var(--sunken); border: 1px solid var(--border); border-radius: var(--r-card); overflow: hidden; }
.map-embed iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; filter: grayscale(1) contrast(1.02) brightness(0.98); }
.map-embed::after { content: ""; position: absolute; inset: 0; background: rgba(20, 36, 74, 0.10); pointer-events: none; mix-blend-mode: multiply; }
.gallery { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 16px; }
.gallery__item { aspect-ratio: 4 / 3; border-radius: var(--r-card); overflow: hidden; border: 1px solid var(--border); }
.gallery__item img { width: 100%; height: 100%; object-fit: cover; }
.gallery__item:first-child { grid-column: span 2; grid-row: span 2; aspect-ratio: auto; }

/* --------------------------------------------------------------------------
   Off-market split
   -------------------------------------------------------------------------- */
.split { display: grid; grid-template-columns: 1fr 1px 1fr; gap: 0; }
.split__divider { background: var(--border-on-navy); }
.split__col { padding: 0 64px; }
.split__col:first-child { padding-left: 0; }
.split__col:last-child { padding-right: 0; }
.split__col h3 { max-width: 18ch; margin-bottom: 20px; }
.split__col p { font-size: 16px; color: var(--white-72); max-width: 46ch; }
.split__col .link-arrow { margin-top: 28px; }

/* --------------------------------------------------------------------------
   Photo strip
   -------------------------------------------------------------------------- */
.strip { display: flex; gap: 16px; overflow-x: auto; scroll-snap-type: none; padding-bottom: 8px; -webkit-overflow-scrolling: touch; scrollbar-width: thin; scrollbar-color: var(--border) transparent; }
.strip__item { flex: none; width: 320px; aspect-ratio: 4 / 3; border-radius: var(--r-card); overflow: hidden; border: 1px solid var(--border); }
.strip__item img { width: 100%; height: 100%; object-fit: cover; filter: grayscale(1); }
.strip__item .placeholder-media { width: 100%; height: 100%; }

/* --------------------------------------------------------------------------
   Team
   -------------------------------------------------------------------------- */
.team-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--gutter); }
.team-card { padding: 0; overflow: hidden; }
.team-card__photo { aspect-ratio: 4 / 5; overflow: hidden; background: var(--sunken); position: relative; }
.team-card__photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 20%; filter: grayscale(1) contrast(1.02); }
.team-card__photo::after { content: ""; position: absolute; inset: 0; background: var(--navy); mix-blend-mode: screen; opacity: 0.18; pointer-events: none; }
.team-card__body { padding: 24px; }
.team-card__body h4 { margin-bottom: 4px; }
.team-card__title { font-size: 14px; color: var(--text-secondary); }
.team-card__lines { margin-top: 16px; display: grid; gap: 6px; font-size: 14px; }
.team-card__lines a { color: var(--text-body); }
.team-member { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 7fr); gap: 64px; align-items: start; padding: 48px 0; border-top: 1px solid var(--border); }
.team-member:last-child { border-bottom: 1px solid var(--border); }
.team-member .team-card__photo { border-radius: var(--r-card); }
.team-member h3 { margin-bottom: 6px; }
.team-member__bio { margin-top: 24px; max-width: 60ch; }
.team-member__bio p { color: var(--text-body); }
.team-member__lines { margin-top: 24px; display: flex; gap: 32px; flex-wrap: wrap; font-size: 14px; }
.team-member__lines a { display: inline-flex; align-items: center; gap: 8px; color: var(--text-body); }
.team-member__lines svg { width: 16px; height: 16px; stroke-width: 1.75; color: var(--text-secondary); }
.placeholder-note { display: inline-flex; align-items: center; gap: 8px; margin-top: 16px; padding: 8px 12px; border: 1px dashed var(--border); border-radius: var(--r-btn); font-size: 12px; color: var(--text-tertiary); background: transparent; }
.placeholder-note svg { width: 14px; height: 14px; stroke-width: 1.75; }

/* --------------------------------------------------------------------------
   Service pages
   -------------------------------------------------------------------------- */
.service-nav { display: flex; gap: 4px; flex-wrap: wrap; }
.service-nav a { display: inline-block; padding: 8px 12px; font-size: 14px; font-weight: 500; color: var(--text-secondary); border-radius: var(--r-btn); border: 1px solid transparent; }
.service-nav a:hover { color: var(--navy); opacity: 1; }
.service-nav a.is-active { color: var(--navy); border-color: var(--border); background: #fff; }
.prose { max-width: 66ch; }
.prose h2 { font-size: 24px; letter-spacing: -0.015em; line-height: 1.2; margin-bottom: 16px; }
.prose p { color: var(--text-body); }
.prose .block + .block { margin-top: 36px; padding-top: 32px; border-top: 1px solid var(--border); }
.prose .block--lead p { font-size: 18px; line-height: 1.55; }
.callout { border-left: 1px solid var(--navy); padding: 4px 0 4px 24px; margin: 24px 0; }
.callout p { font-size: 15px; }
.callout .eyebrow { margin-bottom: 8px; }
.service-aside { position: sticky; top: calc(var(--nav-h) + 24px); }
.service-aside .card + .card { margin-top: 16px; }
.service-aside h5 { margin-bottom: 8px; }
.service-aside p { font-size: 14px; color: var(--text-secondary); }
.service-aside .btn { margin-top: 16px; }
.service-aside ul { display: grid; gap: 0; }
.service-aside ul li { border-top: 1px solid var(--border); }
.service-aside ul li:first-child { border-top: 0; }
.service-aside ul a { display: flex; align-items: center; justify-content: space-between; padding: 10px 0; font-size: 14px; color: var(--text-body); }
.service-aside ul a:hover { color: var(--navy); }
.service-aside ul a.is-active { color: var(--navy); font-weight: 500; }
.service-aside ul svg { width: 14px; height: 14px; stroke-width: 1.75; color: var(--text-tertiary); }

/* CTA band */
.cta-band { background: var(--navy-deep); padding: 72px 0; }
.cta-band__inner { display: flex; align-items: flex-end; justify-content: space-between; gap: 48px; }
.cta-band h2 { color: #fff; max-width: 18ch; }
.cta-band p { color: var(--white-72); margin-top: 16px; max-width: 48ch; }
.cta-band__actions { display: flex; align-items: center; gap: 24px; flex: none; }

/* --------------------------------------------------------------------------
   Contact
   -------------------------------------------------------------------------- */
.contact-info dl { display: grid; gap: 0; }
.contact-info .row { display: grid; grid-template-columns: 140px 1fr; gap: 24px; padding: 18px 0; border-top: 1px solid var(--border); }
.contact-info .row:last-child { border-bottom: 1px solid var(--border); }
.contact-info dt { font-size: 11px; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-secondary); padding-top: 4px; }
.contact-info dd { margin: 0; color: var(--text); font-size: 16px; }
.contact-info dd a { color: var(--text); }
.contact-info dd .sub { display: block; font-size: 14px; color: var(--text-secondary); }
.contact-info .note { margin-top: 24px; font-size: 14px; color: var(--text-secondary); display: flex; gap: 10px; align-items: flex-start; }
.contact-info .note svg { width: 16px; height: 16px; stroke-width: 1.75; flex: none; margin-top: 3px; }

/* --------------------------------------------------------------------------
   Transactions grid
   -------------------------------------------------------------------------- */
.txn-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: var(--gutter); }
.txn-card { padding: 0; overflow: hidden; cursor: pointer; }
.txn-card__media { aspect-ratio: 4 / 3; border-bottom: 1px solid var(--border); }
.txn-card__media .placeholder-media { width: 100%; height: 100%; }
.txn-card__media img { width: 100%; height: 100%; object-fit: cover; filter: grayscale(1); }
.txn-card__body { padding: 20px 24px 24px; }
.txn-card__body .eyebrow { margin-bottom: 8px; }
.txn-card__body h5 { color: var(--text); }
.txn-card__body p { margin-top: 4px; font-size: 14px; color: var(--text-secondary); }
.txn-card__detail { display: none; margin-top: 16px; padding-top: 16px; border-top: 1px solid var(--border); }
.txn-card.is-open .txn-card__detail { display: block; }
.txn-card.is-open { grid-column: span 2; }
.txn-card__detail .table--compact th { width: 45%; }

/* --------------------------------------------------------------------------
   Footer
   -------------------------------------------------------------------------- */
.footer { background: var(--navy-deep); color: var(--white-72); padding: 64px 0 28px; }
.footer__grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: 48px; }
.footer__logo img { height: 34px; width: auto; }
.footer__desc { margin-top: 20px; font-size: 14px; max-width: 34ch; line-height: 1.6; }
.footer h6 { margin: 0 0 16px; font-family: var(--font-body); font-size: 11px; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--white-70); }
.footer__links { display: grid; gap: 10px; font-size: 14px; }
.footer__links a { color: var(--white-85); }
.footer__links a:hover { color: #fff; }
.footer__contact { display: grid; gap: 12px; font-size: 14px; }
.footer__contact a { color: var(--white-85); }
.footer__bottom { margin-top: 48px; padding-top: 24px; border-top: 1px solid var(--border-on-navy); display: flex; justify-content: space-between; gap: 24px; font-size: 12px; color: var(--white-70); flex-wrap: wrap; }
.footer__bottom a { color: var(--white-85); }

/* --------------------------------------------------------------------------
   Reveal on scroll
   -------------------------------------------------------------------------- */
.reveal { opacity: 0; transform: translateY(6px); transition: opacity var(--t-slow) var(--ease), transform var(--t-slow) var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: 60ms; }
.reveal[data-delay="2"] { transition-delay: 120ms; }
.reveal[data-delay="3"] { transition-delay: 180ms; }

.no-motion *, .no-motion *::before, .no-motion *::after { animation: none !important; transition: none !important; }
.no-motion .reveal, .no-motion .hero h1 .w, .no-motion .hero__fade { opacity: 1 !important; transform: none !important; }
.no-motion .hero { min-height: 720px; }
.no-motion .bg { position: absolute; top: 0; bottom: auto; height: 720px; }
.no-motion .listing-hero { min-height: 560px; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: 0.01ms !important; animation-iteration-count: 1 !important; transition-duration: 0.01ms !important; }
  .reveal { opacity: 1; transform: none; }
  .hero h1 .w, .hero__fade { opacity: 1; transform: none; animation: none; }
}

/* --------------------------------------------------------------------------
   Responsive
   -------------------------------------------------------------------------- */
@media (max-width: 1100px) {
  .footer__grid { grid-template-columns: 1fr 1fr; }
  .txn-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .split__col { padding: 0 40px; }
}
@media (max-width: 900px) {
  .nav__links { display: none; }
  .nav__toggle { display: inline-flex; }
  .grid-3, .grid-4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .team-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .listing-body { grid-template-columns: 1fr; gap: 48px; }
  .contact-card { position: static; }
  .key-stats { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .key-stat:nth-child(3n) { border-right: 0; }
  .key-stat { border-bottom: 1px solid var(--border); }
  .split { grid-template-columns: 1fr; }
  .split__divider { height: 1px; width: 100%; margin: 48px 0; }
  .split__col { padding: 0; }
  .txn-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .team-member { grid-template-columns: 1fr; gap: 32px; padding: 48px 0; }
  .team-member .team-card__photo { max-width: 320px; }
  .cta-band__inner { flex-direction: column; align-items: flex-start; }
  .service-aside { position: static; }
  .col-span-4, .col-span-5, .col-span-6, .col-span-7, .col-span-8, .col-8-6, .col-9-4, .col-8-5 { grid-column: span 12; }
  .approach { grid-template-columns: 1fr; }
  .types { grid-template-columns: 1fr; }
  .col-start-8 { grid-column-start: auto; }
  .ledger { grid-template-columns: 1fr; }
  .section-head { flex-direction: column; align-items: flex-start; gap: 16px; }
}
@media (max-width: 767px) {
  :root { --gutter: 16px; }
  body { font-size: 16px; }
  h1 { font-size: 34px; } h2 { font-size: 28px; } h3 { font-size: 22px; }
  .section { padding: 56px 0; }
  .section--loose { padding: 72px 0; }
  .page-head { padding: 96px 0 40px; }
  .hero { padding: calc(var(--nav-h) + 56px) 0 64px; min-height: 0; }
  .hero__stats { grid-template-columns: 1fr 1fr; margin-top: 56px; }
  .hero__stat .stat-value { font-size: 30px; }
  .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; }
  .team-grid { grid-template-columns: 1fr; }
  .form__row { grid-template-columns: 1fr; }
  .form-card { padding: 24px; }
  .key-stats { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .key-stat:nth-child(3n) { border-right: 1px solid var(--border); }
  .key-stat:nth-child(2n) { border-right: 0; }
  .key-stat .v { font-size: 22px; }
  .stat-bar { grid-template-columns: 1fr 1fr; }
  .stat-cell:nth-child(2n) { border-right: 0; }
  .stat-cell { border-bottom: 1px solid var(--border); }
  .txn-grid { grid-template-columns: 1fr; }
  .txn-card.is-open { grid-column: span 1; }
  .gallery { grid-template-columns: 1fr 1fr; }
  .gallery__item:first-child { grid-column: span 2; grid-row: span 1; aspect-ratio: 16 / 10; }
  .footer__grid { grid-template-columns: 1fr; gap: 40px; }
  .footer { padding: 48px 0 24px; }
  .contact-info .row { grid-template-columns: 1fr; gap: 6px; }
  .filter-toggle { display: inline-flex; }
  .filter-bar__inner { padding: 12px 0; gap: 12px; }
  .filter-bar__panel { display: none; width: 100%; padding-top: 4px; }
  .filter-bar__panel.is-open { display: grid; gap: 14px; }
  .filter-bar .filter-count { margin-left: auto; }
  .strip__item { width: 260px; }
  .dd__panel { min-width: 220px; }
  .modal__panel { padding: 24px; }
  .capsule h1 { font-size: 26px; }
  .listing-hero { min-height: 52vh; }
  .split__col h3 { max-width: none; }
  .cta-band { padding: 56px 0; }
  .service-nav { overflow-x: auto; flex-wrap: nowrap; padding-bottom: 4px; }
  .service-nav a { white-space: nowrap; }
}