/* Template C · Investor */
@font-face { font-family: 'Cormorant Garamond'; font-style: normal; font-weight: 500 700; font-display: swap; src: url('../assets/fonts/cormorant-garamond.woff2') format('woff2'); }
@font-face { font-family: 'Cormorant Garamond'; font-style: italic; font-weight: 500 700; font-display: swap; src: url('../assets/fonts/cormorant-garamond-italic.woff2') format('woff2'); }
@font-face { font-family: 'Manrope'; font-style: normal; font-weight: 400 800; font-display: swap; src: url('../assets/fonts/manrope.woff2') format('woff2'); }

:root {
  --bg: #ECEDE7; --card: #F7F8F4;
  --ink: #112B2C; --ink-2: #3F5352; --muted: #4F6160; --muted-2: #5B6B69; --note: #5C6D6C;
  --gold-ink: #8A6110; --rule: #C8901C;
  --line: #BFC5BB; --line-2: #C9CEC4; --line-3: #D6DAD2; --line-ftr: #D0D4CB;
  --field: #7F897E;
  --panel: #112B2C; --panel-2: #0E2627; --panel-in: #0B1F20; --panel-hover: #1C4241;
  --cream: #F2EBDD; --cream-hi: #F7F1E6; --on-dark-2: #C9D3D1; --on-dark-3: #A9B8B6; --sand: #D9CBAE;
  --gold: #E2B65A; --gold-hi: #EECF8C;
  --dme-error: #A32019;
  --wrap: 1360px; --gut: clamp(16px, 4vw, 48px);
  --display: 'Cormorant Garamond', Georgia, serif; --body: 'Manrope', 'Segoe UI', system-ui, sans-serif;
  --ease: cubic-bezier(0.23, 1, 0.32, 1);
  --r: 4px;
  color-scheme: light;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 24px; scrollbar-color: #9AA398 var(--bg); }
body { margin: 0; background: var(--bg); color: var(--ink); font-family: var(--body); font-weight: 400; -webkit-font-smoothing: antialiased; caret-color: var(--ink); font-variant-numeric: lining-nums tabular-nums; }
::selection { background: var(--ink); color: var(--cream); }
img { display: block; max-width: 100%; }
a { color: var(--ink); text-underline-offset: 4px; }
a:hover { color: #22504F; }
button { font: inherit; color: inherit; }
h1, h2, h3, p, dl, dd, figure, ul, ol { margin: 0; }
ul, ol { padding: 0; list-style: none; }
:focus-visible { outline: 2px solid var(--gold-ink); outline-offset: 2px; }
main:focus { outline: none; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding-left: var(--gut); padding-right: var(--gut); }
.num { font-variant-numeric: lining-nums tabular-nums; }

/* dark world (panels): tokens flip */
.dark { background: var(--panel); color: var(--cream); --dme-error: #F4A592; caret-color: var(--gold); border-radius: var(--r); }
.dark ::selection { background: var(--gold); color: var(--ink); }
.dark :focus-visible { outline-color: var(--gold); }
.dark a { color: var(--gold); }
.dark a:hover { color: var(--gold-hi); }

/* type */
.d1 { font-family: var(--display); font-weight: 500; font-size: clamp(42px, 5vw, 72px); line-height: 1.02; letter-spacing: -0.005em; text-wrap: balance; }
.d2 { font-family: var(--display); font-weight: 500; font-size: clamp(36px, 4vw, 58px); line-height: 1.04; text-wrap: balance; }
.d3 { font-family: var(--display); font-weight: 600; font-size: clamp(28px, 2.6vw, 36px); line-height: 1.1; }
.dark .d1, .dark .d2, .dark .d3 { color: var(--cream-hi); }
.d1 em, .d2 em { font-style: italic; color: var(--gold); padding-bottom: 4px; }
.lede { font-size: clamp(17px, 1.4vw, 19px); line-height: 1.6; color: var(--ink-2); max-width: 58ch; }
.body { font-size: 17px; line-height: 1.65; color: var(--ink-2); max-width: 60ch; }
.body--lg { font-size: 18px; }
.dark .body { color: var(--on-dark-2); }
.kicker { font-size: 13px; font-weight: 600; letter-spacing: 0.24em; text-transform: uppercase; color: var(--gold-ink); }
.note { font-size: 13px; line-height: 1.5; color: var(--note); }
.tag { display: inline-flex; align-items: center; gap: 6px; font-size: 12px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-ink); }
.tag .dme-i { width: 16px; height: 16px; }
.tag--conf { color: var(--ink); border: 1px solid var(--line); border-radius: var(--r); padding: 5px 10px 5px 8px; letter-spacing: 0.1em; }
.tag-sm { font-size: 12px; font-weight: 600; color: var(--gold-ink); white-space: nowrap; }
.mb { margin-bottom: 44px; }

/* buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; min-height: 52px; padding: 0 26px; font-weight: 700; font-size: 15px; text-decoration: none; border: 1px solid transparent; cursor: pointer; border-radius: var(--r); text-align: center; line-height: 1.2; transition: transform 160ms var(--ease), background-color 200ms ease, color 200ms ease, border-color 200ms ease; }
.btn:active { transform: scale(0.97); }
.btn .dme-i { width: 18px; height: 18px; }
.btn--dark, .btn--dark:hover { background: var(--ink); color: var(--cream); font-weight: 600; }
.btn--gold, .btn--gold:hover, .dark .btn--gold, .dark .btn--gold:hover { background: var(--gold); color: var(--ink); }
.btn--ghost-dark, .dark .btn--ghost-dark { color: var(--cream); border-color: rgba(242,235,221,0.4); font-weight: 600; background: transparent; }
.btn--ghost-dark:hover, .dark .btn--ghost-dark:hover { color: var(--cream); }
.btn--line { background: transparent; color: var(--ink); border-color: var(--field); font-weight: 600; }
.btn--line:hover { color: var(--ink); }
.dark .btn--line { color: var(--cream); border-color: rgba(242,235,221,0.45); }
.btn--sm { min-height: 46px; padding: 0 20px; font-size: 14px; }
.btn--block { width: 100%; }
.btn[disabled] { opacity: 0.7; cursor: progress; }
@media (hover: hover) and (pointer: fine) {
  .btn--dark:hover { background: var(--panel-hover); }
  .btn--gold:hover, .dark .btn--gold:hover { background: var(--gold-hi); }
  .btn--ghost-dark:hover, .dark .btn--ghost-dark:hover { background: rgba(242,235,221,0.08); border-color: rgba(242,235,221,0.7); }
  .btn--line:hover { background: rgba(17,43,44,0.05); border-color: var(--ink); }
}
.link-under { font-weight: 600; font-size: 15px; text-decoration: none; border-bottom: 1px solid var(--ink); padding: 10px 0 3px; display: inline-block; }
.cta-row { display: flex; flex-wrap: wrap; gap: 12px; }

/* header */
.hdr-in { height: 84px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: flex; align-items: center; gap: 14px; text-decoration: none; min-height: 44px; }
.brand img { width: 44px; height: 35px; }
.brand-text { display: flex; flex-direction: column; gap: 3px; }
.brand-name { font-family: var(--display); font-weight: 600; font-size: 24px; letter-spacing: 0.08em; color: var(--ink); line-height: 1; }
.brand-tag { font-size: 10px; letter-spacing: 0.3em; color: var(--muted-2); line-height: 1; }
.nav-links { display: flex; gap: 34px; font-size: 15px; font-weight: 500; }
.nav-links a { text-decoration: none; padding: 12px 0; border-bottom: 1px solid transparent; }
.nav-links a[aria-current="page"] { border-bottom-color: var(--rule); }
@media (hover: hover) and (pointer: fine) { .nav-links a:hover { border-bottom-color: var(--line); } }
.nav-right { display: flex; gap: 10px; align-items: center; }
.lang-btn { display: inline-flex; align-items: center; justify-content: center; height: 48px; min-width: 48px; padding: 0 12px; border-radius: var(--r); background: transparent; color: var(--ink); font-weight: 700; font-size: 14px; border: 1px solid var(--line); cursor: pointer; transition: border-color 200ms ease; }
.lang-btn:hover { border-color: var(--ink); }
.nav-cta { min-height: 48px; padding: 0 24px; }
.menu-btn { display: none; min-height: 48px; padding: 0 18px; }
.icon-btn { display: inline-flex; align-items: center; justify-content: center; width: 48px; height: 48px; border-radius: var(--r); background: var(--ink); color: var(--cream); border: 0; cursor: pointer; }
.icon-btn .dme-i { width: 22px; height: 22px; }
@media (max-width: 900px) { .nav-links, .nav-cta { display: none !important; } .menu-btn { display: inline-flex; } }
.brand-name { white-space: nowrap; }
@media (max-width: 480px) {
  .brand { gap: 10px; } .brand img { width: 38px; height: 30px; }
  .brand-name { font-size: 20px; letter-spacing: 0.06em; } .brand-tag { font-size: 9px; letter-spacing: 0.22em; }
  .hdr-in { gap: 8px; height: 76px; } .nav-right { gap: 8px; }
  .menu-btn { padding: 0; width: 48px; }
  .menu-txt { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
}

/* mobile sheet */
.sheet { position: fixed; inset: 0; z-index: 50; background: var(--bg); display: flex; flex-direction: column; padding: 0 var(--gut) 32px; overflow-y: auto; animation: cSheet 300ms var(--ease) both; }
.sheet[hidden] { display: none; }
.sheet-top { min-height: 84px; display: flex; align-items: center; justify-content: space-between; border-bottom: 1px solid var(--line-2); }
.sheet-links { display: flex; flex-direction: column; padding: 8px 0 24px; }
.sheet-links a { font-family: var(--display); font-weight: 500; font-size: 36px; text-decoration: none; padding: 14px 0; border-bottom: 1px solid var(--line-3); display: flex; justify-content: space-between; align-items: center; }
.sheet-links a .dme-i { color: var(--gold-ink); width: 26px; height: 26px; }
.sheet-foot { margin-top: auto; display: flex; flex-direction: column; gap: 12px; }
@keyframes cSheet { from { opacity: 0; transform: translateY(-8px); } to { opacity: 1; transform: none; } }

/* entrance */
@keyframes ciUp { from { opacity: 0; transform: translateY(18px); } to { opacity: 1; transform: none; } }
@keyframes ciFade { from { opacity: 0; } to { opacity: 1; } }
.rise { animation: ciUp 820ms var(--ease) both; }
.d-1 { animation-delay: 80ms; }

/* sections */
.sec { padding-top: clamp(80px, 9vw, 136px); }
.sec--last { padding-bottom: clamp(80px, 9vw, 136px); }
.sec-head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 16px; margin-bottom: 30px; }

/* hero */
.hero { position: relative; }
.hero-img { width: 100%; height: clamp(420px, 52vw, 720px); object-fit: cover; border-radius: var(--r); }
.hero-panel { position: absolute; left: var(--gut); bottom: 0; max-width: 640px; padding: clamp(28px, 3.6vw, 52px); border-radius: 0 var(--r) 0 var(--r); display: flex; flex-direction: column; gap: 22px; }
.hero-lede { font-size: 17px; line-height: 1.6; color: var(--on-dark-2); max-width: 44ch; }
@media (max-width: 760px) { .hero-panel { position: relative; left: auto; bottom: auto; max-width: none; margin-top: -48px; } }

/* estimator */
.split-calc { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(460px, 100%), 1fr)); gap: clamp(36px, 5vw, 80px); align-items: start; }
.calc-copy { display: flex; flex-direction: column; gap: 22px; }
.calc-copy .body { max-width: 46ch; }
.calc-form { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(200px, 100%), 1fr)); gap: 16px; margin-top: 8px; }
.est { padding: clamp(28px, 3.6vw, 48px); display: flex; flex-direction: column; gap: 32px; }
.est-figs { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(130px, 100%), 1fr)); gap: 28px; }
.est-fig { display: flex; flex-direction: column; gap: 6px; min-width: 0; }
.est-lbl { font-size: 14px; color: var(--on-dark-2); }
.est-big { font-family: var(--display); font-size: clamp(54px, 6vw, 84px); font-weight: 600; line-height: 1; color: var(--cream-hi); font-variant-numeric: tabular-nums lining-nums; }
.is-gold, .est-big.is-gold { color: var(--gold); }
.est-sub { display: flex; flex-wrap: wrap; gap: 12px 40px; border-top: 1px solid rgba(242,235,221,0.16); padding-top: 22px; font-size: 15px; }
.est-sub div { display: flex; flex-direction: column; gap: 4px; }
.est-sub .num { font-size: 20px; font-weight: 600; color: var(--cream-hi); }
.est-note { font-size: 13px; line-height: 1.5; color: var(--on-dark-3); }

/* fields */
.field { display: flex; flex-direction: column; gap: 8px; min-width: 0; }
.field label { font-size: 14px; font-weight: 600; color: var(--ink); }
.field label .opt { font-weight: 400; color: var(--muted); }
.input, .select, .textarea { height: 54px; padding: 0 16px; background-color: var(--card); border: 1px solid var(--field); border-radius: var(--r); color: var(--ink); font: inherit; font-size: 17px; width: 100%; transition: border-color 200ms ease; }
.input.num { font-variant-numeric: tabular-nums; }
.select { padding: 0 40px 0 14px; font-size: 16px; appearance: none; -webkit-appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%23112B2C' stroke-width='2' stroke-linecap='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; }
.textarea { height: auto; padding: 14px 16px; resize: vertical; line-height: 1.5; font-size: 16px; }
.input:hover, .select:hover, .textarea:hover { border-color: var(--ink); }
.input::placeholder, .textarea::placeholder { color: var(--note); }
.field--full { grid-column: 1 / -1; }
.dark .field label { color: var(--sand); font-weight: 500; }
.dark .field label .opt { color: var(--on-dark-3); }
.dark .input, .dark .select, .dark .textarea { background-color: var(--panel-in); border-color: rgba(242,235,221,0.45); color: var(--cream); font-size: 16px; }
.dark .input:hover, .dark .select:hover, .dark .textarea:hover { border-color: rgba(242,235,221,0.75); }
.dark .select { background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%23E2B65A' stroke-width='2' stroke-linecap='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E"); }
.dark .select option { background: var(--panel); color: var(--cream); }
.dark .input { color-scheme: dark; }

/* forms */
.form-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(200px, 100%), 1fr)); gap: 16px 14px; align-content: start; }
.btn--submit { grid-column: 1 / -1; min-height: 56px; font-size: 16px; }
.form-hint { grid-column: 1 / -1; font-size: 13px; color: var(--note); }
.dark .form-hint { color: var(--on-dark-3); }
.done { display: flex; flex-direction: column; gap: 18px; align-items: flex-start; padding: 8px 0; animation: ciFade 400ms ease both; }
.done:focus { outline: none; }
.done-mark { width: 56px; height: 56px; display: inline-flex; align-items: center; justify-content: center; border: 1px solid var(--gold-ink); color: var(--gold-ink); border-radius: var(--r); }
.dark .done-mark { border-color: var(--gold); color: var(--gold); }
.done-mark .dme-i { width: 28px; height: 28px; }
.done h3 { font-family: var(--display); font-weight: 600; font-size: 32px; line-height: 1.1; }
.dark .done h3 { color: var(--cream-hi); }
.done p { font-size: 17px; line-height: 1.6; color: var(--ink-2); max-width: 46ch; }
.dark .done p { color: var(--on-dark-2); }
.ref { font-variant-numeric: tabular-nums; font-weight: 700; color: var(--gold-ink); letter-spacing: 0.04em; }
.dark .ref { color: var(--gold); }

/* investor cards */
.pcard { background: var(--card); border-radius: var(--r); overflow: hidden; display: flex; flex-direction: column; height: 100%; text-decoration: none; color: var(--ink); }
.pcard:hover { color: var(--ink); }
.pcard-media { overflow: hidden; aspect-ratio: 4 / 3; position: relative; background: var(--line-3); }
.pcard-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 700ms var(--ease); }
.flag { position: absolute; left: 12px; top: 12px; background: var(--ink); color: var(--cream); font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; padding: 7px 10px; border-radius: var(--r); }
.pcard-body { padding: 22px; display: flex; flex-direction: column; gap: 14px; flex-grow: 1; justify-content: space-between; }
.pcard-head { display: flex; flex-direction: column; gap: 4px; }
.pcard-title { font-size: 17px; font-weight: 600; line-height: 1.35; }
.pcard-area { font-size: 14px; color: var(--muted); }
.pcard-nums { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 10px; border-top: 1px solid var(--line-3); padding-top: 14px; }
.pcard-nums div { display: flex; flex-direction: column; gap: 2px; min-width: 0; }
.pcard-nums dt { font-size: 12px; color: var(--muted-2); }
.pcard-nums dd { font-size: 16px; font-weight: 700; white-space: nowrap; }
.pcard-nums dd.is-yield { color: var(--gold-ink); }
@media (hover: hover) and (pointer: fine) { .pcard:hover .pcard-media img { transform: scale(1.04); } .pcard:hover .pcard-title { text-decoration: underline; text-decoration-color: var(--line); text-underline-offset: 4px; } }
.port { display: flex; flex-direction: column; }
.hscroll { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(min(300px, 80vw), 380px); gap: 22px; overflow-x: auto; padding-bottom: 16px; margin-bottom: 14px; scroll-snap-type: x mandatory; scrollbar-width: thin; scrollbar-color: #9AA398 transparent; overscroll-behavior-x: contain; }
.hscroll > * { scroll-snap-align: start; }
.grid3 { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(320px, 100%), 1fr)); gap: 28px 22px; }

/* services (home) */
.split { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(460px, 100%), 1fr)); gap: clamp(36px, 5vw, 80px); align-items: stretch; }
.svc-img { width: 100%; height: 100%; min-height: 420px; object-fit: cover; border-radius: var(--r); }
.svc-copy { display: flex; flex-direction: column; gap: 36px; justify-content: center; align-items: flex-start; }
.svc-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(240px, 100%), 1fr)); gap: 32px 40px; }
.svc-grid div { display: flex; flex-direction: column; gap: 8px; }
.svc-grid h3 { font-size: 19px; font-weight: 700; }
.svc-grid p { font-size: 15px; line-height: 1.65; color: var(--ink-2); }

/* process */
.process { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(240px, 100%), 1fr)); gap: 0; }
.process li { display: flex; flex-direction: column; gap: 12px; border-top: 2px solid var(--rule); padding: 24px 28px 28px 0; }
.process h3 { font-size: 22px; font-weight: 700; }
.process p { font-size: 15px; line-height: 1.65; color: var(--ink-2); }

/* FAQ */
.faq { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(460px, 100%), 1fr)); gap: 0 56px; align-items: start; }
.faq details { border-top: 1px solid var(--line-2); padding: 10px 0 12px; }
.faq summary { list-style: none; cursor: pointer; display: flex; justify-content: space-between; align-items: center; gap: 16px; font-size: 18px; font-weight: 600; min-height: 56px; padding: 6px 0; }
.faq summary::-webkit-details-marker { display: none; }
.faq-i { color: var(--gold-ink); display: inline-flex; flex: none; transition: transform 200ms var(--ease); }
.faq-i .dme-i { width: 24px; height: 24px; }
.faq details[open] .faq-i { transform: rotate(45deg); }
.faq details p { margin: 6px 0 10px; font-size: 16px; line-height: 1.65; color: var(--ink-2); max-width: 56ch; }

/* advisor split panel */
.advisor { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(420px, 100%), 1fr)); overflow: hidden; }
.advisor-main { padding: clamp(28px, 4.5vw, 64px); display: flex; flex-direction: column; gap: 24px; }
.advisor-main .d2 { font-size: clamp(38px, 4.4vw, 62px); line-height: 1.02; }
.advisor-main .body { font-size: 16px; max-width: 40ch; }
.advisor-side { background: var(--panel-2); padding: clamp(28px, 4.5vw, 64px); display: flex; flex-direction: column; justify-content: space-between; gap: 36px; }
.advisor-side img { width: 96px; height: 76px; }
.dl { display: grid; grid-template-columns: auto minmax(0, 1fr); gap: 14px 28px; font-size: 16px; line-height: 1.5; }
.dl dt { color: var(--sand); }
.dl dd a { text-decoration: none; }
@media (max-width: 420px) { .dl { grid-template-columns: 1fr; gap: 2px; } .dl dd { margin-bottom: 12px; } }

/* footer */
.ftr { border-top: 1px solid var(--line-ftr); }
.ftr-in { padding-top: 48px; padding-bottom: 40px; display: flex; flex-direction: column; gap: 36px; }
.ftr-top { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 32px; }
.ftr-cols { display: flex; flex-wrap: wrap; gap: 12px 56px; font-size: 15px; }
.ftr-cols div { display: flex; flex-direction: column; }
.ftr-cols a { text-decoration: none; color: var(--ink-2); padding: 10px 0; }
.ftr-cols a:hover { color: var(--ink); text-decoration: underline; }
.ftr-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 12px 24px; font-size: 14px; color: var(--muted); border-top: 1px solid var(--line-ftr); padding-top: 16px; padding-bottom: 56px; }
.ftr-meta { display: flex; gap: 8px 24px; flex-wrap: wrap; }
.ftr-meta a, .ftr-meta button { color: #2E4443; background: none; border: 0; padding: 12px 0; cursor: pointer; font-size: 14px; text-decoration: underline; text-decoration-color: var(--line); text-underline-offset: 4px; }

/* ---------- inner pages ---------- */
.page-head { padding-top: clamp(32px, 5vw, 64px); padding-bottom: clamp(32px, 4vw, 48px); display: flex; flex-direction: column; gap: 18px; }
.crumbs { display: flex; flex-wrap: wrap; align-items: center; gap: 4px 10px; font-size: 14px; color: var(--muted); }
.crumbs a { color: var(--ink-2); text-decoration: none; padding: 12px 0; }
.crumbs a:hover { text-decoration: underline; }
.crumbs span[aria-hidden] { color: var(--line); }
.crumbs [aria-current] { color: var(--muted); }

/* listings */
.filters { background: var(--card); border: 1px solid var(--line-3); border-radius: var(--r); padding: clamp(18px, 2.4vw, 28px); display: flex; flex-direction: column; gap: 20px; }
.tabs { display: flex; gap: 6px; flex-wrap: wrap; }
.tab { min-height: 46px; padding: 0 18px; font-size: 15px; font-weight: 600; cursor: pointer; background: transparent; color: var(--ink); border: 1px solid var(--line); border-radius: var(--r); transition: background-color 200ms ease, color 200ms ease, border-color 200ms ease; }
.tab:hover { border-color: var(--ink); }
.tab[aria-pressed="true"] { background: var(--ink); color: var(--cream); border-color: var(--ink); }
.fields { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(140px, 100%), 1fr)); gap: 16px; align-items: end; }
.fields .select { height: 50px; }
.results-bar { display: flex; flex-wrap: wrap; align-items: center; gap: 14px 20px; margin: 28px 0 24px; }
.results-count { font-size: 16px; color: var(--ink-2); margin-right: auto; }
.results-count b { color: var(--ink); font-weight: 700; font-variant-numeric: tabular-nums; }
.active-filters { display: flex; flex-wrap: wrap; gap: 8px; }
.active-filters:empty { display: none; }
.pill { display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 0 10px 0 14px; border: 1px solid var(--line); border-radius: var(--r); background: var(--card); color: var(--ink); font-size: 14px; cursor: pointer; }
.pill .dme-i { width: 16px; height: 16px; color: var(--gold-ink); }
.pill:hover { border-color: var(--ink); }
.pill--clear { background: transparent; border-color: transparent; text-decoration: underline; text-underline-offset: 4px; padding: 0 10px; }
.seg { display: inline-flex; border: 1px solid var(--field); border-radius: var(--r); padding: 3px; gap: 3px; background: var(--card); }
.seg button { min-height: 40px; min-width: 64px; padding: 0 16px; border: 0; border-radius: 2px; background: transparent; color: var(--ink); font-size: 14px; font-weight: 600; cursor: pointer; }
.seg button[aria-pressed="true"] { background: var(--ink); color: var(--cream); }
.seg button:focus-visible { outline-offset: 1px; }
.empty { border: 1px dashed var(--field); border-radius: var(--r); padding: clamp(28px, 5vw, 56px); display: flex; flex-direction: column; gap: 18px; align-items: flex-start; }
.empty h2 { font-family: var(--display); font-weight: 600; font-size: 32px; line-height: 1.1; }
.band { margin-top: clamp(56px, 7vw, 96px); background: var(--card); border: 1px solid var(--line-3); border-radius: var(--r); display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 24px 48px; align-items: center; padding: clamp(28px, 4vw, 52px); }
.band-copy { display: flex; flex-direction: column; gap: 10px; }
@media (max-width: 760px) { .band { grid-template-columns: 1fr; } }

/* comparison table */
.table-wrap { overflow-x: auto; background: var(--card); border: 1px solid var(--line-3); border-radius: var(--r); scrollbar-width: thin; scrollbar-color: #9AA398 transparent; }
.ctable { width: 100%; min-width: 860px; border-collapse: collapse; font-size: 15px; }
.ctable thead th { text-align: left; font-weight: 600; font-size: 13px; color: var(--muted); border-bottom: 1px solid var(--line); padding: 0; white-space: nowrap; background: var(--card); }
.ctable thead th button { display: inline-flex; align-items: center; gap: 4px; min-height: 48px; width: 100%; padding: 0 14px; background: none; border: 0; color: inherit; font: inherit; cursor: pointer; text-align: inherit; }
.ctable thead th.n button { justify-content: flex-end; }
.ctable thead th button:hover { color: var(--ink); }
.ctable thead th button:focus-visible { outline-offset: -3px; }
.ctable thead th[aria-sort] { color: var(--ink); }
.sort-i { display: inline-flex; transition: transform 200ms var(--ease); }
.sort-i .dme-i { width: 16px; height: 16px; }
.sort-i[data-dir="desc"] { transform: rotate(90deg); color: var(--gold-ink); }
.sort-i[data-dir="asc"] { transform: rotate(-90deg); color: var(--gold-ink); }
.sort-i[data-dir="none"] { transform: rotate(90deg); opacity: 0; }
.ctable thead th button:hover .sort-i[data-dir="none"], .ctable thead th button:focus-visible .sort-i[data-dir="none"] { opacity: 0.5; }
.ctable tbody th, .ctable tbody td { padding: 16px 14px; border-top: 1px solid var(--line-3); text-align: left; vertical-align: middle; }
.ctable tbody tr:first-child th, .ctable tbody tr:first-child td { border-top: 0; }
.ctable tbody th { font-weight: 600; min-width: 200px; }
.ctable tbody th a { text-decoration: none; }
.ctable tbody th a:hover { text-decoration: underline; }
.ctable .n { text-align: right; white-space: nowrap; }
.ctable td.is-yield { color: var(--gold-ink); font-weight: 700; }
.ctable tbody tr { cursor: pointer; transition: background-color 160ms ease; }
.ctable tbody tr:hover { background: #EEF0EA; }

/* property */
.prop { padding-top: 12px; }
.prop .crumbs { margin-bottom: 12px; }
.gallery { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 12px; height: clamp(320px, 44vw, 600px); }
.gallery button { padding: 0; border: 0; background: var(--line-3); cursor: zoom-in; overflow: hidden; position: relative; border-radius: var(--r); }
.gallery button:first-child { grid-row: span 2; }
.gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform 700ms var(--ease); }
@media (hover: hover) and (pointer: fine) { .gallery button:hover img { transform: scale(1.03); } }
.gallery--one { grid-template-columns: 1fr; }
.gallery--two { grid-template-rows: 1fr; }
.gallery--two button:first-child { grid-row: auto; }
.gallery-all { position: absolute; right: 16px; bottom: 16px; display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 0 16px; background: var(--card); color: var(--ink); font-size: 14px; font-weight: 600; border-radius: var(--r); }
@media (max-width: 760px) { .gallery { grid-template-columns: 1fr; grid-template-rows: 1fr; height: 300px; } .gallery button:not(:first-child) { display: none; } .gallery button:first-child { grid-row: auto; } }
.status-bar { display: flex; gap: 14px; align-items: center; padding: 16px 20px; border-radius: var(--r); background: var(--ink); color: var(--cream); margin-top: 20px; font-size: 16px; }
.status-bar .dme-i { color: var(--gold); }
.prop-head { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 20px 48px; align-items: end; padding: 36px 0 28px; border-bottom: 1px solid var(--line-2); }
.prop-title { display: flex; flex-direction: column; gap: 12px; }
.tags { display: flex; flex-wrap: wrap; gap: 10px 16px; align-items: center; }
.prop-head .d2 { font-size: clamp(36px, 4vw, 54px); }
.prop-loc { display: inline-flex; align-items: center; gap: 8px; color: var(--ink-2); font-size: 16px; }
.prop-loc .dme-i { color: var(--gold-ink); }
.prop-price { text-align: right; display: flex; flex-direction: column; gap: 8px; align-items: flex-end; }
.prop-price .amt { font-family: var(--display); font-weight: 600; font-size: clamp(36px, 3.6vw, 50px); line-height: 1; }
.prop-yield { font-size: 15px; color: var(--ink-2); }
.prop-yield b { color: var(--gold-ink); font-weight: 700; }
@media (max-width: 760px) { .prop-head { grid-template-columns: 1fr; } .prop-price { text-align: left; align-items: flex-start; } }
.factbar { display: grid; grid-template-columns: repeat(auto-fit, minmax(120px, 1fr)); border-bottom: 1px solid var(--line-2); }
.factbar div { padding: 20px 0; display: flex; flex-direction: column; gap: 6px; }
.factbar dt { font-size: 13px; color: var(--muted); }
.factbar dd { font-family: var(--display); font-size: 26px; font-weight: 600; line-height: 1.1; }
.prop-body { display: grid; grid-template-columns: minmax(0, 1fr) 400px; gap: clamp(36px, 5vw, 72px); padding-top: 48px; align-items: start; }
@media (max-width: 1060px) { .prop-body { grid-template-columns: 1fr; } }
.prop-main { display: flex; flex-direction: column; gap: 56px; min-width: 0; }
.prop-main > section > h2 { font-family: var(--display); font-weight: 600; font-size: 32px; line-height: 1.1; margin-bottom: 18px; }
.features { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(240px, 100%), 1fr)); gap: 14px 28px; }
.features li { display: flex; gap: 12px; align-items: center; font-size: 16px; color: var(--ink-2); }
.features .dme-i { color: var(--gold-ink); }
.checks li { display: grid; grid-template-columns: 28px 1fr; gap: 16px; padding: 18px 0; border-top: 1px solid var(--line-2); }
.checks li:last-child { border-bottom: 1px solid var(--line-2); }
.checks .dme-i { color: var(--gold-ink); width: 24px; height: 24px; margin-top: 2px; }
.checks h3 { font-size: 17px; font-weight: 700; margin-bottom: 4px; }
.checks p { font-size: 15px; line-height: 1.6; color: var(--ink-2); }
.costs { display: grid; grid-template-columns: minmax(0, 1fr) auto; font-size: 16px; font-variant-numeric: tabular-nums; }
.costs dt, .costs dd { padding: 14px 0; border-top: 1px solid var(--line-2); }
.costs dt { color: var(--ink-2); padding-right: 16px; }
.costs dd { text-align: right; font-weight: 600; }
.costs--dark dt, .costs--dark dd { border-top-color: rgba(242,235,221,0.16); }
.costs--dark dt { color: var(--on-dark-2); }
.costs--dark dd { color: var(--cream-hi); }
.costs--dark dd.is-gold { color: var(--gold); }

/* the numbers panel */
.numbers { padding: clamp(24px, 3.6vw, 44px); display: flex; flex-direction: column; gap: 28px; }
.num-row { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(150px, 100%), 1fr)); gap: 20px 32px; border-bottom: 1px solid rgba(242,235,221,0.16); padding-bottom: 28px; }
.num-row div { display: flex; flex-direction: column; gap: 6px; }
.num-row dt { font-size: 14px; color: var(--on-dark-2); }
.num-row dd { font-family: var(--display); font-size: clamp(30px, 2.6vw, 36px); white-space: nowrap; font-weight: 600; line-height: 1; color: var(--cream-hi); }
.num-row dd.is-gold { color: var(--gold); }
.num-adjust { display: flex; flex-direction: column; gap: 24px; }
.num-adjust-head { display: flex; flex-direction: column; gap: 6px; }
.num-adjust-head h3 { font-size: 19px; font-weight: 700; color: var(--cream-hi); }
.num-adjust-head p { font-size: 15px; line-height: 1.6; color: var(--on-dark-2); }
.numbers .calc-form { margin-top: 0; }
.range-field { gap: 10px; }
.range-top { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; }
.range-top output { font-size: 20px; font-weight: 700; color: var(--cream-hi); }
.range-hint { font-size: 14px; line-height: 1.5; color: var(--on-dark-3); }
input[type="range"] { width: 100%; height: 44px; margin: 0; accent-color: var(--gold); background: transparent; cursor: pointer; }
.est-out { display: flex; flex-direction: column; gap: 24px; border-top: 1px solid rgba(242,235,221,0.16); padding-top: 24px; }
.numbers .est-big { font-size: clamp(48px, 5vw, 72px); }
.num-foot { display: flex; flex-wrap: wrap; gap: 14px 24px; align-items: center; }
.num-foot .est-note { flex: 1 1 240px; }

/* advisor aside */
.aside { position: sticky; top: 24px; background: var(--card); border: 1px solid var(--line-3); border-radius: var(--r); padding: 28px; display: flex; flex-direction: column; gap: 20px; }
.aside-head { display: flex; flex-direction: column; gap: 8px; }
.aside h2 { font-family: var(--display); font-weight: 600; font-size: 30px; line-height: 1.1; }
.aside-head p { font-size: 15px; line-height: 1.6; color: var(--ink-2); }
.aside .form-grid { grid-template-columns: 1fr; }
.aside-meta { display: flex; flex-direction: column; gap: 10px; font-size: 14px; color: var(--ink-2); }
.aside-meta span { display: flex; gap: 10px; align-items: center; }
.aside-meta .dme-i { color: var(--gold-ink); width: 18px; height: 18px; }
@media (max-width: 1060px) { .aside { position: static; } .aside .form-grid { grid-template-columns: repeat(auto-fit, minmax(min(200px, 100%), 1fr)); } }

/* about / services */
.wide-img { width: 100%; height: clamp(260px, 36vw, 520px); object-fit: cover; border-radius: var(--r); }
.svc-list { padding-top: clamp(40px, 5vw, 72px); }
.svc { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(24px, 5vw, 80px); padding: clamp(40px, 5vw, 72px) 0; border-top: 1px solid var(--line-2); scroll-margin-top: 24px; }
.svc-word { font-family: var(--display); font-size: clamp(40px, 4.6vw, 64px); font-weight: 500; line-height: 1; }
.svc-body { display: flex; flex-direction: column; gap: 28px; }
.incl-h { font-size: 14px; font-weight: 700; margin-bottom: 8px; color: var(--ink); }
.incl li { display: grid; grid-template-columns: 24px 1fr; gap: 12px; padding: 12px 0; border-top: 1px solid var(--line-3); font-size: 16px; line-height: 1.55; color: var(--ink-2); }
.incl li:last-child { border-bottom: 1px solid var(--line-3); }
.incl .dme-i { color: var(--gold-ink); margin-top: 1px; }
@media (max-width: 760px) { .svc { grid-template-columns: 1fr; } }
.method { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(36px, 5vw, 80px); align-items: start; }
@media (max-width: 960px) { .method { grid-template-columns: 1fr; } }
.method-copy { display: flex; flex-direction: column; gap: 28px; }
.formula { border-top: 2px solid var(--rule); padding-top: 18px; display: flex; flex-direction: column; gap: 8px; }
.formula h3 { font-size: 19px; font-weight: 700; }
.formula-eq { font-family: var(--display); font-size: clamp(26px, 2.6vw, 34px); font-weight: 600; line-height: 1.2; }
.formula-p { font-size: 15px; line-height: 1.6; color: var(--ink-2); max-width: 56ch; }
.excl h3 { font-size: 19px; font-weight: 700; margin-bottom: 12px; }
.excl dl { display: grid; grid-template-columns: minmax(110px, auto) minmax(0, 1fr); }
.excl dt, .excl dd { padding: 14px 0; border-top: 1px solid var(--line-2); font-size: 15px; line-height: 1.6; }
.excl dt { font-weight: 700; padding-right: 20px; }
.excl dd { color: var(--ink-2); }
@media (max-width: 480px) { .excl dl { grid-template-columns: 1fr; } .excl dd { border-top: 0; padding-top: 0; } }
.method-side { padding: clamp(24px, 3.6vw, 44px); position: sticky; top: 24px; }
@media (max-width: 960px) { .method-side { position: static; } }
.example { display: flex; flex-direction: column; gap: 18px; }
.example h3 { font-family: var(--display); font-size: 28px; font-weight: 600; line-height: 1.15; color: var(--cream-hi); }

/* contact */
.contact-page { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(36px, 5vw, 72px); align-items: start; }
@media (max-width: 960px) { .contact-page { grid-template-columns: 1fr; } }
.card-panel { background: var(--card); border: 1px solid var(--line-3); border-radius: var(--r); padding: clamp(22px, 3.5vw, 44px); }
.contact-side { display: flex; flex-direction: column; gap: 40px; }
.next { display: flex; flex-direction: column; gap: 16px; }
.next-list { counter-reset: n; }
.next-list li { counter-increment: n; display: grid; grid-template-columns: 36px 1fr; gap: 10px; padding: 14px 0; border-top: 1px solid var(--line-2); font-size: 16px; line-height: 1.55; color: var(--ink-2); }
.next-list li:last-child { border-bottom: 1px solid var(--line-2); }
.next-list li::before { content: counter(n); font-family: var(--display); font-size: 24px; font-weight: 600; line-height: 1; color: var(--gold-ink); font-variant-numeric: lining-nums tabular-nums; }
.office { padding: clamp(24px, 3.5vw, 40px); display: flex; flex-direction: column; gap: 22px; align-items: flex-start; }
.office img { width: 72px; height: 57px; }
.office .dl { font-size: 15px; }
.office .btn .dme-i:last-child { width: 16px; height: 16px; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .rise { animation: ciFade 300ms ease both; }
  .pcard-media img, .gallery img { transition: none; }
  .sheet, .done { animation: none; }
  .faq-i, .sort-i, .btn { transition: none; }
}
@media print { .hdr .nav-right, .sheet { display: none; } }
@media (max-width: 760px) { .svc-img { min-height: 0; height: auto; aspect-ratio: 4 / 3; } }

/* property: title and price ride the hero's dark panel over the main photo */
.prop-hero { position: relative; }
.prop-hero .gallery { height: clamp(440px, 52vw, 700px); }
.prop-panel { position: absolute; left: 0; bottom: 0; width: min(620px, 64%); background: var(--panel); color: var(--cream); padding: clamp(24px, 3vw, 44px); border-radius: 0 var(--r) 0 var(--r); display: flex; flex-direction: column; gap: 22px; }
.prop-panel .d2 { color: var(--cream-hi); font-size: clamp(34px, 3.6vw, 52px); }
.prop-panel .prop-loc { color: var(--on-dark-2); }
.prop-panel .prop-loc .dme-i { color: var(--gold); }
.prop-panel .prop-price { text-align: left; align-items: flex-start; gap: 12px; border-top: 1px solid rgba(242,235,221,0.16); padding-top: 20px; }
.prop-amt-row { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 16px; }
.prop-panel .amt { color: var(--cream-hi); }
.prop-panel .prop-yield { color: var(--on-dark-2); }
.prop-panel .prop-yield b { color: var(--gold); }
.prop-panel .tag--conf, .tag--status { color: var(--cream); border: 1px solid rgba(242,235,221,0.32); border-radius: var(--r); padding: 6px 10px; letter-spacing: 0.1em; }
.prop-panel .tag--conf .dme-i { color: var(--gold); }
.prop-hero ~ .status-bar { margin-top: 20px; }
@media (max-width: 760px) {
  .prop-hero .gallery { height: 300px; }
  .prop-panel { position: relative; width: auto; margin: -48px 12px 0; }
}
@media (max-width: 760px) {
  .prop-hero .gallery-all { top: 12px; bottom: auto; }
  .prop-hero + .factbar, .prop-hero ~ .factbar { margin-top: 12px; }
}
@media (min-width: 761px) { .prop-hero ~ .factbar { margin-top: 40px; border-top: 1px solid var(--line-2); } }