/* ============================================================
   DESIGN TOKENS
   ============================================================ */
:root {
  /* Colors (LOCKED) */
  --navy: #1a3a52;
  --navy-90: rgba(26, 58, 82, 0.90);
  --navy-70: rgba(26, 58, 82, 0.70);
  --navy-10: rgba(26, 58, 82, 0.10);
  --navy-05: rgba(26, 58, 82, 0.05);
  --navy-03: rgba(26, 58, 82, 0.03);
  --emerald: #1f6f4a;
  --emerald-10: rgba(31, 111, 74, 0.10);
  --emerald-05: rgba(31, 111, 74, 0.05);
  --gold: #c9a961;
  --off-white: #f7f6f1;
  --light-gray: #e8e7e3;
  --dark-gray: #4a4a4a;
  --white: #ffffff;

  /* Type */
  --serif: 'Playfair Display', Georgia, 'Times New Roman', serif;
  --sans: 'Inter', 'Segoe UI', system-ui, -apple-system, sans-serif;
  --mono: 'JetBrains Mono', ui-monospace, 'SF Mono', Menlo, monospace;

  --fs-h1: clamp(2.5rem, 4.5vw, 3.5rem);     /* 40–56 */
  --fs-h2: clamp(1.75rem, 3vw, 2.5rem);      /* 28–40 */
  --fs-h3: clamp(1.5rem, 2vw, 1.75rem);      /* 24–28 */
  --fs-body: 1rem;
  --fs-small: 0.875rem;
  --fs-caption: 0.75rem;

  /* Spacing */
  --s-1: 8px;
  --s-2: 16px;
  --s-3: 24px;
  --s-4: 32px;
  --s-5: 48px;
  --s-6: 64px;
  --s-7: 80px;

  /* Effects */
  --r-sm: 4px;
  --r-md: 8px;
  --r-lg: 12px;
  --r-full: 9999px;

  --sh-sm: 0 2px 8px rgba(26, 58, 82, 0.10);
  --sh-md: 0 4px 12px rgba(26, 58, 82, 0.10);
  --sh-lg: 0 8px 24px rgba(26, 58, 82, 0.15);
  --sh-xl: 0 20px 60px rgba(26, 58, 82, 0.20);

  --t-fast: 150ms ease-out;
  --t-std: 200ms ease-out;
  --t-slow: 300ms ease-out;
  --t-slowest: 500ms ease-out;

  --container: 1200px;
  --container-narrow: 1000px;
  --pad-section: clamp(60px, 8vw, 80px) clamp(20px, 4vw, 40px);
}

/* ============================================================
   RESET / BASE
   ============================================================ */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: var(--fs-body);
  line-height: 1.6;
  color: var(--dark-gray);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, svg { display: block; max-width: 100%; }
button { font: inherit; cursor: pointer; border: none; background: none; color: inherit; }
a { color: var(--emerald); text-decoration: none; transition: color var(--t-std); }
a:hover { color: var(--navy); }
input, select, textarea { font: inherit; color: inherit; }

h1, h2, h3, h4 {
  font-family: var(--serif);
  color: var(--navy);
  line-height: 1.15;
  margin: 0;
  letter-spacing: -0.01em;
}
h1 { font-size: var(--fs-h1); font-weight: 700; }
h2 { font-size: var(--fs-h2); font-weight: 600; }
h3 { font-size: var(--fs-h3); font-weight: 600; }
p { margin: 0; }

/* Accessibility */
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; border-radius: 2px; }
.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: -9999px; top: 0; background: var(--navy); color: white; padding: 12px 20px; z-index: 200; }
.skip-link:focus { left: 16px; top: 16px; }

/* ============================================================
   LAYOUT PRIMITIVES
   ============================================================ */
.container { max-width: var(--container); margin: 0 auto; padding: 0 clamp(20px, 4vw, 40px); }
.container-narrow { max-width: var(--container-narrow); margin: 0 auto; padding: 0 clamp(20px, 4vw, 40px); }
.section { padding: var(--pad-section); }
.section--navy-tint { background: var(--navy-03); }
.section--gray { background: var(--light-gray); }
.section--off-white { background: var(--off-white); }
.section--navy { background: var(--navy); color: var(--white); }
.section--navy h1, .section--navy h2, .section--navy h3 { color: var(--white); }

.section-head { text-align: center; margin-bottom: var(--s-6); }
.section-head--left { text-align: left; }
.section-head__eyebrow {
  font-family: var(--mono);
  font-size: var(--fs-caption);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--emerald);
  margin-bottom: var(--s-2);
}
.section-head__sub {
  font-size: 1.125rem;
  color: var(--dark-gray);
  margin-top: var(--s-2);
  max-width: 640px;
  margin-left: auto;
  margin-right: auto;
}
.section-head--left .section-head__sub { margin-left: 0; margin-right: 0; }
.section--navy .section-head__sub { color: rgba(255,255,255,0.78); }
.section--navy .section-head__eyebrow { color: var(--gold); }

.divider-gold { width: 60px; height: 4px; background: var(--gold); border: none; margin: var(--s-3) auto 0; }
.section-head--left .divider-gold { margin-left: 0; }

/* ============================================================
   BUTTONS
   ============================================================ */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--s-1);
  min-height: 48px;
  padding: 0 var(--s-3);
  border-radius: var(--r-md);
  font-family: var(--sans);
  font-size: 0.9375rem;
  font-weight: 600;
  letter-spacing: 0.01em;
  cursor: pointer;
  transition: all var(--t-std);
  border: 2px solid transparent;
  white-space: nowrap;
}
.btn--primary { background: var(--navy); color: var(--white); }
.btn--primary:hover { background: var(--emerald); color: var(--white); transform: translateY(-1px); box-shadow: var(--sh-md); }
.btn--emerald { background: var(--emerald); color: var(--white); }
.btn--emerald:hover { background: #185c3d; color: var(--white); transform: translateY(-1px); box-shadow: var(--sh-md); }
.btn--secondary { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn--secondary:hover { background: var(--navy); color: var(--white); }
.btn--ghost-light { background: transparent; color: var(--white); border-color: rgba(255,255,255,0.4); }
.btn--ghost-light:hover { background: var(--white); color: var(--navy); border-color: var(--white); }
.btn--link { color: var(--emerald); padding: 0; min-height: auto; background: none; }
.btn--link:hover { color: var(--navy); text-decoration: underline; }
.btn--full { width: 100%; }
.btn[disabled] { opacity: 0.5; pointer-events: none; }

/* ============================================================
   PLACEHOLDER IMAGE
   ============================================================ */
.ph {
  position: relative;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  background:
    linear-gradient(135deg, var(--navy-10), var(--emerald-10) 60%, rgba(201,169,97,0.10)),
    repeating-linear-gradient(
      45deg,
      rgba(26,58,82,0.04) 0 12px,
      rgba(26,58,82,0.0) 12px 24px
    );
  color: var(--navy);
}
.ph__label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--navy);
  background: rgba(247,246,241,0.85);
  padding: 8px 12px;
  border-radius: var(--r-sm);
  border: 1px solid rgba(26,58,82,0.12);
  max-width: 80%;
  text-align: center;
  line-height: 1.4;
}
.ph--dark {
  background:
    linear-gradient(135deg, #0f2638, #1a3a52 50%, #14304a),
    repeating-linear-gradient(45deg, rgba(255,255,255,0.04) 0 12px, transparent 12px 24px);
  color: var(--white);
}
.ph--dark .ph__label { background: rgba(0,0,0,0.35); color: var(--gold); border-color: rgba(201,169,97,0.4); }
.ph--portrait { aspect-ratio: 1 / 1; border-radius: var(--r-lg); }
.ph--4x3 { aspect-ratio: 4 / 3; }

/* ============================================================
   NAV
   ============================================================ */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  padding: 18px clamp(20px, 4vw, 40px);
  background: transparent;
  transition: background var(--t-slow), padding var(--t-slow), box-shadow var(--t-slow);
}
.nav.is-scrolled {
  background: rgba(255,255,255,0.96);
  backdrop-filter: saturate(180%) blur(12px);
  -webkit-backdrop-filter: saturate(180%) blur(12px);
  padding: 12px clamp(20px, 4vw, 40px);
  box-shadow: 0 1px 0 rgba(26,58,82,0.08);
}
.nav__inner {
  max-width: var(--container);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-3);
}
.nav__logo {
  display: flex;
  align-items: center;
  gap: 10px;
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--white);
  letter-spacing: -0.01em;
  transition: color var(--t-slow);
}
.nav__logo-img {
  height: 40px;
  width: auto;
  display: block;
  object-fit: contain;
}
.nav.is-scrolled .nav__logo { color: var(--navy); }
.nav__logo-mark {
  width: 32px; height: 32px;
  border-radius: 8px;
  background: var(--emerald);
  display: grid; place-items: center;
  color: var(--white);
  font-family: var(--serif);
  font-size: 1rem;
  font-weight: 700;
  box-shadow: inset 0 0 0 2px rgba(255,255,255,0.15);
}
.nav__logo-sub {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
  display: block;
  line-height: 1;
  margin-top: 2px;
  opacity: 0.75;
}
.nav__links {
  display: flex;
  align-items: center;
  gap: var(--s-4);
  list-style: none;
  margin: 0; padding: 0;
}
.nav__links a {
  font-size: 0.9375rem;
  font-weight: 500;
  color: rgba(255,255,255,0.9);
  transition: color var(--t-std);
}
.nav.is-scrolled .nav__links a { color: var(--navy); }
.nav__links a:hover { color: var(--gold); }
.nav.is-scrolled .nav__links a:hover { color: var(--emerald); }
.nav__cta {
  display: inline-flex;
  align-items: center;
  min-height: 40px;
  padding: 0 18px;
  border-radius: var(--r-md);
  background: var(--gold);
  color: var(--navy);
  font-size: 0.875rem;
  font-weight: 600;
  transition: all var(--t-std);
  border: none;
}
.nav__cta:hover { background: var(--white); color: var(--navy); transform: translateY(-1px); }
.nav.is-scrolled .nav__cta { background: var(--emerald); color: var(--white); }
.nav.is-scrolled .nav__cta:hover { background: var(--navy); color: var(--white); }
.nav__burger {
  display: none;
  width: 44px; height: 44px;
  border-radius: var(--r-md);
  color: var(--white);
}
.nav.is-scrolled .nav__burger { color: var(--navy); }
.nav__burger svg { width: 24px; height: 24px; }

/* Mobile menu drawer */
.mobile-menu {
  position: fixed;
  inset: 0 0 0 auto;
  width: min(360px, 88vw);
  background: var(--navy);
  color: var(--white);
  padding: 80px 32px 32px;
  transform: translateX(100%);
  transition: transform var(--t-slow);
  z-index: 110;
  box-shadow: var(--sh-xl);
  overflow-y: auto;
}
.mobile-menu.is-open { transform: translateX(0); }
.mobile-menu__close {
  position: absolute;
  top: 20px; right: 20px;
  width: 44px; height: 44px;
  color: var(--white);
  border-radius: var(--r-md);
}
.mobile-menu__close:hover { background: rgba(255,255,255,0.08); }
.mobile-menu ul { list-style: none; padding: 0; margin: 0 0 var(--s-4); }
.mobile-menu ul li + li { margin-top: 4px; }
.mobile-menu ul a {
  display: block;
  padding: 14px 0;
  font-size: 1.125rem;
  font-family: var(--serif);
  color: var(--white);
  border-bottom: 1px solid rgba(255,255,255,0.10);
}
.mobile-menu ul a:hover { color: var(--gold); }
.mobile-menu__contact { margin-top: var(--s-4); padding-top: var(--s-3); border-top: 1px solid rgba(255,255,255,0.15); font-size: 0.875rem; color: rgba(255,255,255,0.75); }
.mobile-menu__contact a { color: var(--gold); }
.menu-backdrop {
  position: fixed; inset: 0;
  background: rgba(0,0,0,0.5);
  z-index: 105;
  opacity: 0;
  pointer-events: none;
  transition: opacity var(--t-slow);
}
.menu-backdrop.is-open { opacity: 1; pointer-events: auto; }

@media (max-width: 900px) {
  .nav__links, .nav__cta { display: none; }
  .nav__burger { display: grid; place-items: center; }
}

/* ============================================================
   HERO
   ============================================================ */
.hero {
  position: relative;
  min-height: 92vh;
  display: flex;
  align-items: flex-end;
  color: var(--white);
  overflow: hidden;
  isolation: isolate;
}
/* Vimeo background video container */
.hero__video-bg {
  position: absolute;
  inset: 0;
  z-index: -2;
  overflow: hidden;
  background: #0c1e2e; /* fallback colour while video loads */
}
.hero__video-bg iframe {
  /* Always cover the hero regardless of aspect ratio */
  position: absolute;
  top: 50%;
  left: 50%;
  /* 16:9 fill: wider of (100vw at 16/9 height) vs (100vh at 16/9 width) */
  width: max(100%, 177.78vh);   /* 177.78 = 100 * (16/9) */
  height: max(100%, 56.25vw);   /* 56.25  = 100 * (9/16) */
  transform: translate(-50%, -50%);
  pointer-events: none;
  border: 0;
}
.hero__overlay {
  position: absolute; inset: 0;
  /* Top tint keeps nav readable; bottom tint keeps copy readable over any video frame */
  background:
    linear-gradient(180deg,
      rgba(10, 25, 40, 0.55)  0%,
      rgba(10, 25, 40, 0.20) 35%,
      rgba(10, 25, 40, 0.55) 70%,
      rgba(10, 25, 40, 0.80) 100%
    );
  z-index: -1;
}
.hero__media-label {
  position: absolute;
  top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  text-align: center;
  color: rgba(255,255,255,0.18);
  z-index: -1;
  pointer-events: none;
}
.hero__media-label-mono {
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
}
.hero__media-label-large {
  font-family: var(--serif);
  font-size: clamp(80px, 14vw, 180px);
  line-height: 0.9;
  font-weight: 400;
  color: rgba(255,255,255,0.06);
  white-space: nowrap;
}

.hero__inner {
  position: relative;
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: clamp(120px, 18vh, 200px) clamp(20px, 4vw, 40px) clamp(60px, 10vh, 100px);
  display: grid;
  grid-template-columns: 1fr auto;
  gap: var(--s-5);
  align-items: end;
}
.hero__copy { max-width: 720px; }
.hero__eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: var(--s-3);
}
.hero__eyebrow::before {
  content: '';
  display: inline-block;
  width: 32px; height: 1px;
  background: var(--gold);
}
.hero__h1 {
  color: var(--white);
  font-size: clamp(2.5rem, 6vw, 4.5rem);
  font-weight: 700;
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin-bottom: var(--s-3);
}
.hero__h1 em { font-style: italic; color: var(--gold); font-weight: 400; }
.hero__sub {
  font-size: clamp(1rem, 1.4vw, 1.25rem);
  color: rgba(255,255,255,0.85);
  max-width: 580px;
  margin-bottom: var(--s-2);
}
.hero__body {
  font-size: var(--fs-small);
  color: rgba(255,255,255,0.65);
  max-width: 540px;
  margin-bottom: var(--s-4);
}
.hero__ctas {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  align-items: center;
}
.hero__cta-primary {
  background: var(--white);
  color: var(--navy);
  min-height: 52px;
  padding: 0 26px;
  border-radius: var(--r-md);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  transition: all var(--t-std);
}
.hero__cta-primary:hover { background: var(--emerald); color: var(--white); transform: translateY(-2px); }
.hero__cta-secondary {
  border: 2px solid rgba(255,255,255,0.4);
  color: var(--white);
  min-height: 52px;
  padding: 0 26px;
  border-radius: var(--r-md);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  background: transparent;
  transition: all var(--t-std);
}
.hero__cta-secondary:hover { background: var(--white); color: var(--navy); border-color: var(--white); transform: translateY(-2px); }
.hero__cta-tertiary {
  color: var(--gold);
  font-weight: 500;
  padding: 0 14px;
  min-height: 52px;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.9375rem;
  letter-spacing: 0.02em;
}
.hero__cta-tertiary:hover { color: var(--white); }
.hero__cta-tertiary::after {
  content: '→';
  transition: transform var(--t-std);
}
.hero__cta-tertiary:hover::after { transform: translateX(4px); }

.hero__badge {
  background: rgba(15,28,42,0.78);
  border-top: 4px solid var(--gold);
  padding: 22px 24px;
  border-radius: var(--r-md);
  min-width: 260px;
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  box-shadow: var(--sh-lg);
}
.hero__badge-row + .hero__badge-row { margin-top: 14px; padding-top: 14px; border-top: 1px solid rgba(255,255,255,0.10); }
.hero__badge-val {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 600;
  color: var(--white);
  line-height: 1;
  letter-spacing: -0.01em;
}
.hero__badge-val em { color: var(--gold); font-style: normal; }
.hero__badge-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.6);
  margin-top: 6px;
}

.hero__scroll {
  position: absolute;
  bottom: 24px;
  left: 50%;
  transform: translateX(-50%);
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.5);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
}
.hero__scroll::after {
  content: '';
  width: 1px; height: 32px;
  background: linear-gradient(180deg, rgba(255,255,255,0.4), transparent);
  animation: scrollHint 2s ease-in-out infinite;
}
@keyframes scrollHint {
  0%, 100% { transform: scaleY(1); opacity: 0.5; }
  50% { transform: scaleY(0.5); opacity: 1; }
}

@media (max-width: 900px) {
  .hero { min-height: 80vh; }
  .hero__inner { grid-template-columns: 1fr; }
  .hero__badge { display: none; }
  .hero__cta-primary, .hero__cta-secondary { width: 100%; justify-content: center; }
  .hero__scroll { display: none; }
}

/* Fade-up entry */
.fade-up {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity 600ms ease-out, transform 600ms ease-out;
}
.fade-up.is-visible { opacity: 1; transform: translateY(0); }

/* ============================================================
   PILLARS (Section 2)
   ============================================================ */
.pillars__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .pillars__grid { grid-template-columns: 1fr; gap: var(--s-3); } }

.pillar-card {
  background: var(--white);
  border-radius: var(--r-lg);
  overflow: hidden;
  box-shadow: var(--sh-sm);
  border: 1px solid rgba(26,58,82,0.06);
  display: flex;
  flex-direction: column;
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.pillar-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }
.pillar-card__media { aspect-ratio: 4 / 3; }
.pillar-card__body { padding: var(--s-3) var(--s-3) var(--s-4); display: flex; flex-direction: column; gap: 12px; flex: 1; }
.pillar-card__idx {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--emerald);
}
.pillar-card__title { font-size: 1.5rem; }
.pillar-card__sub {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--emerald);
  letter-spacing: 0.01em;
}
.pillar-card__desc { font-size: 0.9375rem; color: var(--dark-gray); }
.pillar-card__metric {
  margin-top: 8px;
  padding: 14px 16px;
  background: var(--navy-03);
  border-left: 3px solid var(--gold);
  font-size: 0.8125rem;
  color: var(--navy);
  font-weight: 600;
  line-height: 1.5;
}
.pillar-card__metric span { font-weight: 400; color: var(--dark-gray); font-family: var(--mono); }
.pillar-card__cta { margin-top: auto; padding-top: var(--s-2); }

/* ============================================================
   THESIS (Section 3)
   ============================================================ */
.thesis__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-6);
  align-items: start;
}
@media (max-width: 900px) { .thesis__grid { grid-template-columns: 1fr; gap: var(--s-5); } }

.thesis__bullets { list-style: none; padding: 0; margin: var(--s-4) 0; display: flex; flex-direction: column; gap: var(--s-3); }
.thesis__bullets li {
  display: grid;
  grid-template-columns: 36px 1fr;
  gap: 16px;
  align-items: start;
}
.thesis__bullet-num {
  width: 36px; height: 36px;
  border-radius: var(--r-full);
  background: var(--navy);
  color: var(--gold);
  display: grid; place-items: center;
  font-family: var(--mono);
  font-size: 13px;
  font-weight: 600;
}
.thesis__bullet-title { font-weight: 600; color: var(--navy); margin-bottom: 2px; font-size: 1rem; }
.thesis__bullet-desc { font-size: 0.9375rem; color: var(--dark-gray); }

.thesis__sub {
  font-size: 1.125rem;
  font-weight: 600;
  color: var(--emerald);
  letter-spacing: 0.005em;
  margin-top: var(--s-2);
}

.stat-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-2);
}
.stat-box {
  background: var(--off-white);
  border-top: 4px solid var(--navy);
  padding: var(--s-3);
  text-align: left;
  border-radius: 0 0 var(--r-md) var(--r-md);
  display: flex;
  flex-direction: column;
  gap: 6px;
  min-height: 150px;
}
.stat-box--gold { border-top-color: var(--gold); }
.stat-box__icon { color: var(--emerald); margin-bottom: 4px; }
.stat-box--gold .stat-box__icon { color: var(--gold); }
.stat-box__icon svg { width: 28px; height: 28px; }
.stat-box__num {
  font-family: var(--serif);
  font-size: 2.25rem;
  font-weight: 700;
  color: var(--navy);
  line-height: 1;
  letter-spacing: -0.01em;
}
.stat-box__label {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  line-height: 1.4;
  margin-top: 4px;
}

.thesis__ctas { margin-top: var(--s-4); display: flex; flex-wrap: wrap; gap: var(--s-2); align-items: center; }

/* ============================================================
   TEAM (Section 4)
   ============================================================ */
.team__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .team__grid { grid-template-columns: 1fr; gap: var(--s-4); } }

.team-card {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.08);
  border-radius: var(--r-lg);
  overflow: hidden;
  box-shadow: var(--sh-sm);
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.team-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }
.team-card__photo { aspect-ratio: 1 / 1; }
.team-card__body { padding: var(--s-3); }
.team-card__name { font-size: 1.375rem; margin-bottom: 4px; }
.team-card__role {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: var(--s-2);
}
.team-card__creds { list-style: none; padding: 0; margin: 0 0 var(--s-2); display: flex; flex-direction: column; gap: 6px; }
.team-card__creds li {
  font-size: 0.8125rem;
  color: var(--emerald);
  padding-left: 16px;
  position: relative;
  font-weight: 500;
}
.team-card__creds li::before {
  content: '';
  position: absolute;
  left: 0; top: 8px;
  width: 8px; height: 1px;
  background: var(--emerald);
}
.team-card__bio { font-size: 0.875rem; color: var(--dark-gray); margin-bottom: var(--s-3); }
.team-card__tag {
  display: inline-block;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  background: var(--navy);
  color: var(--white);
  padding: 6px 12px;
  border-radius: var(--r-full);
  font-weight: 500;
}

/* ============================================================
   MARKETS (Section 5)
   ============================================================ */
.markets__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-6);
  align-items: start;
}
@media (max-width: 900px) { .markets__grid { grid-template-columns: 1fr; gap: var(--s-4); } }

.fl-map {
  position: relative;
  background: var(--off-white);
  border-radius: var(--r-lg);
  padding: var(--s-3);
  border: 1px solid rgba(26,58,82,0.08);
}
.fl-map svg { width: 100%; height: auto; display: block; }
.fl-map__path { fill: rgba(26,58,82,0.06); stroke: var(--navy); stroke-width: 1.5; }
.fl-pin {
  cursor: pointer;
  transition: transform var(--t-std);
  transform-origin: center;
  transform-box: fill-box;
}
.fl-pin__bg { fill: var(--emerald); }
.fl-pin__dot { fill: var(--white); }
.fl-pin:hover, .fl-pin.is-active { transform: scale(1.25); }
.fl-pin.is-active .fl-pin__bg { fill: var(--gold); }
.fl-pin__label {
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  fill: var(--navy);
  font-weight: 600;
}

.market-tabs {
  display: flex;
  border-bottom: 1px solid rgba(26,58,82,0.12);
  margin-bottom: var(--s-3);
  gap: 4px;
  flex-wrap: wrap;
}
.market-tab {
  padding: 14px 16px;
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--dark-gray);
  border-bottom: 2px solid transparent;
  margin-bottom: -1px;
  font-family: var(--sans);
  transition: all var(--t-std);
}
.market-tab:hover { color: var(--navy); }
.market-tab.is-active { color: var(--navy); border-bottom-color: var(--gold); }

.market-panel { display: none; animation: fadeIn 350ms ease-out; }
.market-panel.is-active { display: block; }
@keyframes fadeIn { from { opacity: 0; transform: translateY(8px); } to { opacity: 1; transform: translateY(0); } }

.market-panel__head { display: flex; align-items: center; gap: 12px; margin-bottom: var(--s-3); flex-wrap: wrap; }
.market-panel__indicator {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--emerald);
  background: var(--emerald-10);
  padding: 6px 12px;
  border-radius: var(--r-full);
  font-weight: 600;
}
.market-panel__indicator::before {
  content: '';
  width: 8px; height: 8px;
  border-radius: 50%;
  background: var(--emerald);
  box-shadow: 0 0 0 4px rgba(31,111,74,0.15);
}
.market-panel__county { font-family: var(--mono); font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--dark-gray); }
.market-panel__title { font-size: 1.75rem; margin-bottom: var(--s-2); }
.market-stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-2);
  margin: var(--s-3) 0;
}
.market-stat {
  padding: 14px;
  background: var(--off-white);
  border-radius: var(--r-md);
  border-left: 3px solid var(--emerald);
}
.market-stat__icon { color: var(--emerald); margin-bottom: 6px; }
.market-stat__icon svg { width: 18px; height: 18px; }
.market-stat__label { font-size: 0.8125rem; font-weight: 600; color: var(--navy); }
.market-stat__sub { font-size: 0.75rem; color: var(--dark-gray); margin-top: 2px; }
@media (max-width: 600px) { .market-stats { grid-template-columns: 1fr; } }

.market-panel__desc { font-size: 0.9375rem; margin-bottom: var(--s-3); }
.market-panel__meta { display: flex; gap: var(--s-3); flex-wrap: wrap; margin-bottom: var(--s-3); font-size: 0.875rem; }
.market-panel__meta strong { color: var(--navy); }
.market-panel__meta-item { display: flex; flex-direction: column; gap: 2px; }
.market-panel__meta-label { font-family: var(--mono); font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--dark-gray); }

/* ============================================================
   ROI (Section 6)
   ============================================================ */
.roi__card {
  background: var(--white);
  border-radius: var(--r-lg);
  box-shadow: var(--sh-lg);
  overflow: hidden;
  border: 1px solid rgba(26,58,82,0.06);
}
.roi__card-head {
  background: var(--navy);
  color: var(--white);
  padding: var(--s-3) var(--s-4);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-2);
  flex-wrap: wrap;
}
.roi__card-head h3 { color: var(--white); font-size: 1.375rem; margin: 0; }
.roi__card-head-sub { font-family: var(--mono); font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold); }
.roi__table { padding: var(--s-3) var(--s-4) var(--s-4); }
.roi__row {
  display: flex;
  justify-content: space-between;
  padding: 12px 0;
  font-size: 0.9375rem;
  border-bottom: 1px solid rgba(26,58,82,0.06);
  align-items: center;
  gap: var(--s-2);
}
.roi__row:last-child { border-bottom: none; }
.roi__row-label { font-weight: 600; color: var(--navy); }
.roi__row-val { color: var(--dark-gray); font-family: var(--mono); font-size: 0.9375rem; }
.roi__row--divider { border-top: 1px solid var(--gold); padding-top: 16px; margin-top: 4px; }
.roi__row--key { background: var(--emerald-05); margin: 6px -8px; padding: 14px 16px; border-radius: var(--r-md); border-bottom: none; }
.roi__row--key .roi__row-val { color: var(--emerald); font-weight: 600; font-size: 1.0625rem; }
.roi__row--total .roi__row-val { color: var(--navy); font-weight: 600; }

.roi__calc {
  margin-top: var(--s-5);
  background: var(--white);
  border-radius: var(--r-lg);
  padding: var(--s-4);
  box-shadow: var(--sh-md);
  border: 1px solid rgba(26,58,82,0.06);
}
.roi__calc-title { font-size: 1.25rem; margin-bottom: var(--s-3); }
.roi__calc-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-3);
  margin-bottom: var(--s-3);
}
@media (max-width: 700px) { .roi__calc-grid { grid-template-columns: 1fr; } }

.roi__calc-result {
  margin-top: var(--s-3);
  padding: var(--s-3);
  background: var(--navy);
  color: var(--white);
  border-radius: var(--r-md);
  display: none;
  border-top: 4px solid var(--gold);
}
.roi__calc-result.is-shown { display: block; }
.roi__calc-result-row { display: flex; justify-content: space-between; padding: 6px 0; font-size: 0.9375rem; }
.roi__calc-result-row strong { color: var(--gold); font-family: var(--mono); }
.roi__calc-result-row--big { font-size: 1.125rem; padding-top: 12px; border-top: 1px solid rgba(255,255,255,0.15); margin-top: 8px; }
.roi__calc-result-row--big strong { font-size: 1.5rem; }

.roi__disclaim {
  margin-top: var(--s-3);
  font-size: var(--fs-caption);
  color: var(--dark-gray);
  line-height: 1.6;
  font-style: italic;
}

/* ============================================================
   FORMS
   ============================================================ */
.field { display: flex; flex-direction: column; gap: 6px; }
.field__label {
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--navy);
  letter-spacing: 0.01em;
}
.field__label .req { color: var(--emerald); }
.field input[type="text"], .field input[type="email"], .field input[type="tel"], .field input[type="number"], .field select, .field textarea {
  width: 100%;
  padding: 12px 0;
  font-size: 1rem;
  background: transparent;
  border: none;
  border-bottom: 2px solid rgba(26,58,82,0.25);
  color: var(--navy);
  font-family: var(--sans);
  transition: border-color var(--t-std);
  border-radius: 0;
}
.field select {
  appearance: none;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a3a52' stroke-width='2'><polyline points='6 9 12 15 18 9'/></svg>");
  background-repeat: no-repeat;
  background-position: right 4px center;
  background-size: 16px;
  padding-right: 28px;
}
.field textarea {
  min-height: 110px;
  resize: vertical;
  border: 1px solid rgba(26,58,82,0.25);
  border-radius: var(--r-md);
  padding: 12px 14px;
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none;
  border-color: var(--emerald);
}
.field--error input, .field--error select, .field--error textarea { border-color: #c5453a !important; }
.field__error {
  font-size: 0.75rem;
  color: #c5453a;
  display: none;
  font-weight: 500;
}
.field--error .field__error { display: block; }

.field--money { position: relative; }
.field--money input { padding-left: 22px; }
.field--money::before {
  content: '$';
  position: absolute;
  left: 0; top: 30px;
  color: var(--dark-gray);
  font-weight: 600;
}

.field--radio-group, .field--check-group { gap: 10px; }
.choice-group {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}
.choice {
  position: relative;
}
.choice input { position: absolute; opacity: 0; pointer-events: none; }
.choice span {
  display: inline-flex;
  padding: 10px 16px;
  border: 1.5px solid rgba(26,58,82,0.25);
  border-radius: var(--r-md);
  font-size: 0.875rem;
  font-weight: 500;
  color: var(--navy);
  cursor: pointer;
  transition: all var(--t-std);
}
.choice:hover span { border-color: var(--navy); }
.choice input:checked + span { background: var(--navy); color: var(--white); border-color: var(--navy); }
.choice input:focus-visible + span { outline: 2px solid var(--gold); outline-offset: 2px; }

.check {
  display: flex;
  gap: 10px;
  align-items: flex-start;
  font-size: 0.875rem;
  color: var(--dark-gray);
  cursor: pointer;
  line-height: 1.5;
}
.check input { margin-top: 3px; accent-color: var(--navy); width: 16px; height: 16px; }

.form-success {
  display: none;
  padding: var(--s-3);
  background: var(--emerald-10);
  border-left: 4px solid var(--emerald);
  border-radius: var(--r-md);
  color: var(--navy);
  font-size: 0.9375rem;
  margin-top: var(--s-2);
}
.form-success.is-shown { display: block; }
.form-success::before { content: '✓ '; color: var(--emerald); font-weight: 700; }

/* ============================================================
   PROJECTS (Section 7)
   ============================================================ */
.proj__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-3);
}
@media (max-width: 900px) { .proj__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .proj__grid { grid-template-columns: 1fr; } }

.proj-card {
  position: relative;
  background: var(--white);
  border-radius: var(--r-md);
  overflow: hidden;
  box-shadow: var(--sh-sm);
  border: 1px solid rgba(26,58,82,0.06);
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.proj-card:hover { transform: translateY(-3px); box-shadow: var(--sh-lg); }
.proj-card__media { aspect-ratio: 4 / 3; position: relative; }
.proj-card__badge {
  position: absolute;
  top: 12px; left: 12px;
  background: var(--navy);
  color: var(--white);
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 6px 10px;
  border-radius: var(--r-full);
  font-weight: 500;
}
.proj-card__badge--gold { background: var(--gold); color: var(--navy); }
.proj-card__overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(15,28,42,0.85) 100%);
  opacity: 0;
  transition: opacity var(--t-slow);
  display: flex;
  align-items: flex-end;
  padding: 16px;
  color: var(--white);
}
.proj-card:hover .proj-card__overlay { opacity: 1; }
.proj-card__overlay-cta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
}
.proj-card__overlay-cta::after { content: ' →'; }
.proj-card__body { padding: var(--s-3); display: flex; flex-direction: column; gap: 6px; }
.proj-card__loc {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--emerald);
}
.proj-card__name { font-size: 1.25rem; }
.proj-card__specs {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  font-family: var(--mono);
  margin-top: 4px;
}
.proj-card__price {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--navy);
  margin-top: 6px;
}

/* ============================================================
   RESOURCES (Section 8)
   ============================================================ */
.res__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-5);
  align-items: start;
}
@media (max-width: 900px) { .res__grid { grid-template-columns: 1fr; } }

.res-list { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: 12px; }
.res-item {
  display: grid;
  grid-template-columns: 44px 1fr auto;
  gap: var(--s-2);
  padding: 18px;
  background: var(--white);
  border-radius: var(--r-md);
  border: 1px solid rgba(26,58,82,0.08);
  cursor: pointer;
  transition: all var(--t-std);
  align-items: center;
}
.res-item:hover { transform: translateX(4px); border-color: var(--emerald); box-shadow: var(--sh-sm); }
.res-item__icon {
  width: 44px; height: 44px;
  border-radius: var(--r-md);
  background: var(--navy);
  color: var(--gold);
  display: grid;
  place-items: center;
}
.res-item__icon svg { width: 20px; height: 20px; }
.res-item__title { font-size: 1rem; font-weight: 600; color: var(--navy); margin-bottom: 2px; }
.res-item__desc { font-size: 0.8125rem; color: var(--dark-gray); }
.res-item__meta { font-family: var(--mono); font-size: 11px; color: var(--dark-gray); font-style: italic; }

.res-form {
  background: var(--white);
  padding: var(--s-4);
  border-radius: var(--r-md);
  border: 1px solid rgba(26,58,82,0.10);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.res-form__title { font-size: 1.25rem; margin-bottom: 4px; }

/* ============================================================
   FINANCING (Section 9 — accordion)
   ============================================================ */
.acc { display: flex; flex-direction: column; gap: 8px; }
.acc-item {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.10);
  border-radius: var(--r-md);
  overflow: hidden;
  transition: border-color var(--t-std);
}
.acc-item.is-open { border-color: var(--gold); border-top-width: 1px; }
.acc-item__header {
  width: 100%;
  padding: 20px 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-2);
  text-align: left;
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 600;
  color: var(--navy);
  transition: background var(--t-std);
}
.acc-item__header:hover { background: var(--off-white); }
.acc-item.is-open .acc-item__header { border-bottom: 1px solid rgba(26,58,82,0.06); background: var(--off-white); }
.acc-item__chevron {
  width: 24px; height: 24px;
  color: var(--navy);
  transition: transform var(--t-slow);
  flex-shrink: 0;
}
.acc-item.is-open .acc-item__chevron { transform: rotate(180deg); color: var(--emerald); }
.acc-item__body {
  max-height: 0;
  overflow: hidden;
  transition: max-height var(--t-slow) ease-out;
}
.acc-item__body-inner { padding: 24px; font-size: 0.9375rem; line-height: 1.7; }
.acc-item__body-inner p { margin-bottom: 12px; }
.acc-item__callout {
  background: var(--emerald-10);
  border-left: 3px solid var(--emerald);
  padding: 16px;
  border-radius: 0 var(--r-md) var(--r-md) 0;
  margin: 12px 0;
  font-size: 0.9375rem;
}
.acc-item__callout strong { color: var(--emerald); }
.acc-table {
  width: 100%;
  border-collapse: collapse;
  margin: 12px 0;
  font-size: 0.875rem;
}
.acc-table td { padding: 8px 0; border-bottom: 1px solid rgba(26,58,82,0.06); }
.acc-table td:last-child { text-align: right; font-family: var(--mono); color: var(--navy); font-weight: 500; }

.dti-calc { margin-top: 16px; display: grid; grid-template-columns: 1fr 1fr auto; gap: 12px; align-items: end; padding: 16px; background: var(--off-white); border-radius: var(--r-md); }
@media (max-width: 700px) { .dti-calc { grid-template-columns: 1fr; } }
.dti-result { margin-top: 12px; padding: 14px; border-radius: var(--r-md); background: var(--navy); color: var(--white); display: none; }
.dti-result.is-shown { display: block; }
.dti-result strong { color: var(--gold); font-family: var(--mono); }
.dti-result.is-ok strong { color: #7be0a8; }

/* ============================================================
   BENEFITS (Section 10)
   ============================================================ */
.benefits__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-3);
}
@media (max-width: 900px) { .benefits__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .benefits__grid { grid-template-columns: 1fr; } }

.benefit-card {
  background: var(--off-white);
  border-radius: var(--r-md);
  padding: var(--s-4) var(--s-3);
  text-align: center;
  transition: transform var(--t-std), box-shadow var(--t-std);
  border: 1px solid rgba(26,58,82,0.04);
  display: flex;
  flex-direction: column;
  gap: 10px;
  align-items: center;
}
.benefit-card:hover { transform: translateY(-3px); box-shadow: var(--sh-md); background: var(--white); }
.benefit-card__icon {
  width: 64px; height: 64px;
  border-radius: var(--r-full);
  background: var(--white);
  display: grid; place-items: center;
  color: var(--emerald);
  margin-bottom: 6px;
  box-shadow: inset 0 0 0 1px rgba(31,111,74,0.20);
}
.benefit-card__icon svg { width: 28px; height: 28px; }
.benefit-card__title { font-size: 1.125rem; }
.benefit-card__desc { font-size: 0.875rem; color: var(--dark-gray); }
.benefit-card__stat {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--emerald);
  padding-top: 10px;
  border-top: 1px solid rgba(31,111,74,0.20);
  width: 100%;
  margin-top: auto;
}

/* ============================================================
   VALUES (Section 11 — navy)
   ============================================================ */
.values__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: var(--s-5);
}
@media (max-width: 900px) { .values__grid { grid-template-columns: 1fr; } }
.value-pillar {
  padding: var(--s-4);
  position: relative;
  text-align: center;
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  align-items: center;
}
.value-pillar + .value-pillar { border-left: 1px solid rgba(201,169,97,0.25); }
@media (max-width: 900px) {
  .value-pillar + .value-pillar { border-left: none; border-top: 1px solid rgba(201,169,97,0.25); }
}
.value-pillar__icon {
  width: 72px; height: 72px;
  border-radius: var(--r-full);
  background: rgba(201,169,97,0.10);
  display: grid; place-items: center;
  color: var(--gold);
  margin-bottom: var(--s-2);
  border: 1px solid rgba(201,169,97,0.30);
}
.value-pillar__icon svg { width: 32px; height: 32px; }
.value-pillar__title { color: var(--white); font-size: 1.5rem; }
.value-pillar__desc { color: rgba(255,255,255,0.75); font-size: 0.9375rem; max-width: 320px; }
.value-pillar__list { list-style: none; padding: 0; margin: var(--s-3) 0 0; text-align: left; display: flex; flex-direction: column; gap: 10px; max-width: 280px; }
.value-pillar__list li {
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.85);
  padding-left: 20px;
  position: relative;
}
.value-pillar__list li::before {
  content: '';
  position: absolute;
  left: 0; top: 6px;
  width: 10px; height: 10px;
  border-bottom: 1.5px solid var(--gold);
  border-right: 1.5px solid var(--gold);
  transform: rotate(45deg);
  margin-top: 1px;
}

/* ============================================================
   CONTACT (Section 12)
   ============================================================ */
.contact__tabs {
  display: flex;
  gap: 8px;
  margin-bottom: var(--s-4);
  flex-wrap: wrap;
  justify-content: center;
}
.contact__tab {
  padding: 12px 22px;
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--navy);
  border: 2px solid var(--navy);
  border-radius: var(--r-full);
  transition: all var(--t-std);
  background: transparent;
}
.contact__tab:hover { background: var(--navy-10); }
.contact__tab.is-active {
  background: var(--navy);
  color: var(--white);
  box-shadow: 0 4px 0 0 var(--gold);
}
.contact__form-card {
  background: var(--white);
  padding: var(--s-5);
  border-radius: var(--r-md);
  box-shadow: var(--sh-md);
}
@media (max-width: 600px) { .contact__form-card { padding: var(--s-3); } }
.contact__form { display: none; flex-direction: column; gap: var(--s-3); }
.contact__form.is-active { display: flex; }
.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-3);
}
@media (max-width: 600px) { .form-row { grid-template-columns: 1fr; } }

.contact__details {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s-3);
  margin-top: var(--s-5);
  padding-top: var(--s-4);
  border-top: 1px solid rgba(26,58,82,0.10);
}
@media (max-width: 900px) { .contact__details { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .contact__details { grid-template-columns: 1fr; } }
.contact-item { display: flex; flex-direction: column; gap: 4px; }
.contact-item__icon {
  color: var(--emerald);
  margin-bottom: 6px;
  width: 32px; height: 32px;
  display: grid; place-items: center;
  border-radius: var(--r-full);
  background: var(--emerald-10);
}
.contact-item__icon svg { width: 16px; height: 16px; }
.contact-item__label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--dark-gray);
}
.contact-item__val { font-size: 0.9375rem; color: var(--navy); font-weight: 500; }
.contact-item__val a { color: var(--navy); }
.contact-item__val a:hover { color: var(--emerald); }

.socials { display: flex; gap: 10px; margin-top: 8px; }
.socials a {
  width: 36px; height: 36px;
  display: grid; place-items: center;
  border-radius: var(--r-full);
  background: var(--emerald);
  color: var(--white);
  transition: all var(--t-std);
}
.socials a:hover { background: var(--navy); transform: translateY(-2px); }
.socials svg { width: 16px; height: 16px; }

/* ============================================================
   FOOTER
   ============================================================ */
.footer {
  background: #0f2638;
  color: rgba(255,255,255,0.7);
  padding: var(--s-7) clamp(20px, 4vw, 40px) var(--s-3);
  font-size: 0.875rem;
}
.footer__grid {
  max-width: var(--container);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: var(--s-5);
  margin-bottom: var(--s-5);
}
@media (max-width: 900px) { .footer__grid { grid-template-columns: 1fr 1fr; gap: var(--s-4); } }
@media (max-width: 600px) { .footer__grid { grid-template-columns: 1fr; } }
.footer h4 {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: var(--s-2);
  font-weight: 600;
}
.footer ul { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: 8px; }
.footer a { color: rgba(255,255,255,0.7); }
.footer a:hover { color: var(--white); }
.footer__brand p { max-width: 360px; line-height: 1.7; margin-top: var(--s-2); }
.footer__bottom {
  max-width: var(--container);
  margin: 0 auto;
  padding-top: var(--s-3);
  border-top: 1px solid rgba(255,255,255,0.10);
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: var(--s-2);
  font-size: 0.75rem;
  color: rgba(255,255,255,0.5);
  font-family: var(--mono);
  letter-spacing: 0.05em;
}

/* ============================================================
   PAGE: FOR INVESTORS
   ============================================================ */
.page-hero {
  position: relative;
  padding: clamp(140px, 22vh, 220px) clamp(20px, 4vw, 40px) clamp(80px, 14vh, 140px);
  background:
    radial-gradient(ellipse at 80% 30%, rgba(31,111,74,0.30) 0%, transparent 50%),
    radial-gradient(ellipse at 10% 80%, rgba(201,169,97,0.15) 0%, transparent 55%),
    linear-gradient(135deg, #0f2638 0%, #1a3a52 60%);
  color: var(--white);
  overflow: hidden;
  isolation: isolate;
}
.page-hero::before {
  content: '';
  position: absolute; inset: 0;
  background:
    repeating-linear-gradient(45deg, rgba(255,255,255,0.04) 0 1px, transparent 1px 18px),
    repeating-linear-gradient(-45deg, rgba(255,255,255,0.04) 0 1px, transparent 1px 18px);
  z-index: -1;
  opacity: 0.5;
}
.page-hero__inner {
  position: relative;
  max-width: var(--container);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: var(--s-6);
  align-items: center;
}
@media (max-width: 900px) { .page-hero__inner { grid-template-columns: 1fr; } }
.page-hero__eyebrow {
  display: inline-flex; align-items: center; gap: 10px;
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: var(--s-3);
}
.page-hero__eyebrow::before { content: ''; width: 32px; height: 1px; background: var(--gold); }
.page-hero__h1 {
  color: var(--white);
  font-size: clamp(2rem, 4.5vw, 3.5rem);
  font-weight: 700;
  letter-spacing: -0.02em;
  margin-bottom: var(--s-3);
}
.page-hero__h1 em { font-style: italic; color: var(--gold); font-weight: 400; }
.page-hero__sub { color: rgba(255,255,255,0.82); font-size: 1.125rem; max-width: 580px; margin-bottom: var(--s-4); }
.page-hero__ctas { display: flex; gap: 12px; flex-wrap: wrap; }

.page-hero__stats {
  background: rgba(15,28,42,0.6);
  border: 1px solid rgba(201,169,97,0.30);
  border-top: 4px solid var(--gold);
  border-radius: var(--r-md);
  padding: var(--s-4);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
}
.page-hero__stats h3 { color: var(--white); font-size: 1.125rem; font-family: var(--mono); font-weight: 500; letter-spacing: 0.12em; text-transform: uppercase; margin-bottom: var(--s-3); }
.page-hero__stat-row { display: flex; justify-content: space-between; gap: var(--s-2); padding: 14px 0; border-bottom: 1px solid rgba(255,255,255,0.08); }
.page-hero__stat-row:last-child { border-bottom: none; padding-bottom: 0; }
.page-hero__stat-label { font-size: 0.875rem; color: rgba(255,255,255,0.65); }
.page-hero__stat-val { font-family: var(--serif); font-size: 1.25rem; color: var(--white); font-weight: 600; }
.page-hero__stat-val em { color: var(--gold); font-style: normal; }

/* Crumb */
.crumb {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.55);
  margin-bottom: var(--s-3);
}
.crumb a { color: rgba(255,255,255,0.55); }
.crumb a:hover { color: var(--gold); }
.crumb__sep { margin: 0 8px; color: var(--gold); }

/* Investor overview cards */
.invest-overview__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-3);
}
@media (max-width: 900px) { .invest-overview__grid { grid-template-columns: 1fr; } }

.invest-card {
  background: var(--white);
  border-radius: var(--r-lg);
  border: 1px solid rgba(26,58,82,0.10);
  padding: var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  transition: transform var(--t-std), box-shadow var(--t-std);
  position: relative;
  overflow: hidden;
}
.invest-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 4px;
  background: var(--gold);
}
.invest-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }
.invest-card__idx { font-family: var(--mono); font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--emerald); }
.invest-card__title { font-size: 1.5rem; }
.invest-card__metric-list { list-style: none; padding: 0; margin: var(--s-2) 0; display: flex; flex-direction: column; gap: 10px; }
.invest-card__metric-list li { display: flex; justify-content: space-between; gap: 8px; padding: 10px 0; border-bottom: 1px dashed rgba(26,58,82,0.10); font-size: 0.875rem; }
.invest-card__metric-list li:last-child { border-bottom: none; }
.invest-card__metric-list strong { color: var(--navy); font-family: var(--mono); font-weight: 600; }
.invest-card__cta { margin-top: auto; padding-top: var(--s-2); }

/* Capital requirements table */
.cap-table {
  width: 100%;
  border-collapse: collapse;
  background: var(--white);
  border-radius: var(--r-lg);
  overflow: hidden;
  box-shadow: var(--sh-md);
  font-size: 0.9375rem;
}
.cap-table thead { background: var(--navy); color: var(--white); }
.cap-table th, .cap-table td { padding: 16px 20px; text-align: left; }
.cap-table th { font-family: var(--mono); font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; font-weight: 600; }
.cap-table tbody tr { border-bottom: 1px solid rgba(26,58,82,0.06); }
.cap-table tbody tr:last-child { border-bottom: none; }
.cap-table tbody td:first-child { font-weight: 600; color: var(--navy); }
.cap-table tbody td { color: var(--dark-gray); }
.cap-table .cap-table__roi { color: var(--emerald); font-weight: 600; font-family: var(--mono); }
@media (max-width: 700px) {
  .cap-table thead { display: none; }
  .cap-table tr { display: block; padding: 16px; border-bottom: 1px solid rgba(26,58,82,0.10); }
  .cap-table td { display: flex; justify-content: space-between; padding: 6px 0; }
  .cap-table td::before { content: attr(data-label); font-family: var(--mono); font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--dark-gray); }
  .cap-table tbody td:first-child::before { content: ''; }
  .cap-table tbody td:first-child { font-size: 1.125rem; padding-bottom: 12px; margin-bottom: 8px; border-bottom: 1px solid rgba(26,58,82,0.06); }
}

/* Case studies */
.case-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .case-grid { grid-template-columns: 1fr; } }

.case-card {
  background: var(--white);
  border-radius: var(--r-lg);
  overflow: hidden;
  box-shadow: var(--sh-sm);
  border: 1px solid rgba(26,58,82,0.08);
  display: flex;
  flex-direction: column;
}
.case-card__media { aspect-ratio: 16 / 10; position: relative; }
.case-card__media .ph__label { background: rgba(247,246,241,0.92); }
.case-card__badge {
  position: absolute;
  top: 14px; left: 14px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  background: var(--gold);
  color: var(--navy);
  padding: 6px 10px;
  border-radius: var(--r-full);
  font-weight: 600;
}
.case-card__body { padding: var(--s-3); display: flex; flex-direction: column; gap: var(--s-2); flex: 1; }
.case-card__loc { font-family: var(--mono); font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--emerald); }
.case-card__title { font-size: 1.375rem; }
.case-card__metrics { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin-top: 8px; }
.case-card__metric { padding: 10px 12px; background: var(--off-white); border-left: 3px solid var(--emerald); border-radius: var(--r-sm); }
.case-card__metric--gold { border-left-color: var(--gold); }
.case-card__metric-label { font-family: var(--mono); font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--dark-gray); }
.case-card__metric-val { font-family: var(--serif); font-size: 1.25rem; font-weight: 600; color: var(--navy); line-height: 1.2; margin-top: 2px; }
.case-card__metric--gold .case-card__metric-val { color: var(--gold); }
.case-card__desc { font-size: 0.875rem; color: var(--dark-gray); margin-top: 8px; }
.case-card__cta { margin-top: auto; padding-top: var(--s-2); }

/* FAQ */
.faq__grid { display: grid; grid-template-columns: 1fr 1fr; gap: var(--s-4); }
@media (max-width: 900px) { .faq__grid { grid-template-columns: 1fr; } }
.faq-item {
  background: var(--white);
  padding: var(--s-3);
  border-radius: var(--r-md);
  border: 1px solid rgba(26,58,82,0.08);
}
.faq-item__q { font-family: var(--serif); font-size: 1.125rem; font-weight: 600; color: var(--navy); margin-bottom: 8px; }
.faq-item__a { font-size: 0.9375rem; color: var(--dark-gray); }

/* Bank logos / partners */
.partners {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s-2);
}
@media (max-width: 700px) { .partners { grid-template-columns: 1fr 1fr; } }
.partner {
  height: 80px;
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.10);
  border-radius: var(--r-md);
  display: grid;
  place-items: center;
  font-family: var(--serif);
  font-weight: 600;
  color: var(--navy);
  font-size: 1.0625rem;
  letter-spacing: 0.02em;
  position: relative;
  transition: all var(--t-std);
}
.partner::after {
  content: 'partner';
  position: absolute;
  bottom: 8px;
  right: 10px;
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--dark-gray);
}
.partner:hover { border-color: var(--emerald); transform: translateY(-2px); }

/* Big CTA section */
.cta-band {
  background: var(--navy);
  color: var(--white);
  padding: clamp(60px, 10vh, 100px) clamp(20px, 4vw, 40px);
  text-align: center;
  position: relative;
  overflow: hidden;
}
.cta-band::before {
  content: '';
  position: absolute; inset: 0;
  background:
    radial-gradient(ellipse at center, rgba(31,111,74,0.30) 0%, transparent 60%);
}
.cta-band__inner { position: relative; max-width: 760px; margin: 0 auto; }
.cta-band h2 { color: var(--white); margin-bottom: var(--s-2); }
.cta-band p { color: rgba(255,255,255,0.78); font-size: 1.125rem; margin-bottom: var(--s-4); }
.cta-band__buttons { display: inline-flex; flex-wrap: wrap; gap: 12px; justify-content: center; }
.cta-band .btn--emerald { background: var(--gold); color: var(--navy); }
.cta-band .btn--emerald:hover { background: var(--white); color: var(--navy); }

/* ============================================================
   PAGE: SERVICE (single-family / multifamily / fix-flip)
   ============================================================ */
.service-overview {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: var(--s-5);
  align-items: start;
}
@media (max-width: 900px) { .service-overview { grid-template-columns: 1fr; } }
.service-overview p { font-size: 1.0625rem; line-height: 1.7; margin-bottom: var(--s-3); }
.service-overview p + p { margin-top: 0; }

.spec-card {
  background: var(--off-white);
  border-radius: var(--r-lg);
  padding: var(--s-4);
  border-top: 4px solid var(--gold);
}
.spec-card h3 { font-family: var(--mono); font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--navy); margin-bottom: var(--s-3); font-weight: 600; }
.spec-row { display: flex; justify-content: space-between; padding: 12px 0; border-bottom: 1px solid rgba(26,58,82,0.08); font-size: 0.9375rem; }
.spec-row:last-child { border-bottom: none; }
.spec-row__label { color: var(--dark-gray); }
.spec-row__val { font-family: var(--serif); font-weight: 600; color: var(--navy); }

/* Timeline */
.timeline {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  position: relative;
  margin-top: var(--s-4);
}
.timeline::before {
  content: '';
  position: absolute;
  top: 32px; left: 12.5%; right: 12.5%;
  height: 2px;
  background: var(--gold);
  z-index: 0;
}
@media (max-width: 900px) {
  .timeline { grid-template-columns: 1fr; gap: var(--s-3); }
  .timeline::before { left: 32px; right: auto; top: 0; bottom: 0; width: 2px; height: auto; }
}
.timeline-step { padding: 0 var(--s-2); text-align: center; position: relative; z-index: 1; }
@media (max-width: 900px) {
  .timeline-step { text-align: left; padding-left: 64px; min-height: 80px; }
}
.timeline-step__dot {
  width: 64px; height: 64px;
  border-radius: 50%;
  background: var(--navy);
  color: var(--gold);
  display: grid; place-items: center;
  font-family: var(--mono);
  font-size: 14px;
  font-weight: 600;
  margin: 0 auto var(--s-2);
  border: 4px solid var(--off-white);
}
@media (max-width: 900px) {
  .timeline-step__dot { position: absolute; left: 0; top: 0; margin: 0; }
}
.timeline-step__title { font-family: var(--serif); font-size: 1.125rem; color: var(--navy); margin-bottom: 6px; font-weight: 600; }
.timeline-step__pct { font-family: var(--mono); font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--emerald); margin-bottom: 8px; }
.timeline-step__desc { font-size: 0.8125rem; color: var(--dark-gray); }

/* ============================================================
   PAGE: CONTACT (with map)
   ============================================================ */
.map-card {
  background: var(--white);
  border-radius: var(--r-lg);
  overflow: hidden;
  box-shadow: var(--sh-md);
  border: 1px solid rgba(26,58,82,0.08);
}
.map-embed {
  position: relative;
  aspect-ratio: 16 / 9;
  background:
    linear-gradient(135deg, rgba(31,111,74,0.10), rgba(26,58,82,0.06)),
    repeating-linear-gradient(0deg, rgba(26,58,82,0.04) 0 1px, transparent 1px 24px),
    repeating-linear-gradient(90deg, rgba(26,58,82,0.04) 0 1px, transparent 1px 24px);
}
.map-embed__pin {
  position: absolute;
  top: 50%; left: 50%;
  transform: translate(-50%, -100%);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 6px;
}
.map-embed__pin-marker {
  width: 44px; height: 44px;
  background: var(--emerald);
  border-radius: 50% 50% 50% 0;
  transform: rotate(-45deg);
  box-shadow: var(--sh-md);
  position: relative;
}
.map-embed__pin-marker::after {
  content: '';
  position: absolute;
  inset: 13px;
  background: var(--white);
  border-radius: 50%;
}
.map-embed__pin-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  background: var(--navy);
  color: var(--white);
  padding: 6px 12px;
  border-radius: var(--r-sm);
  white-space: nowrap;
}
.map-embed__label {
  position: absolute;
  bottom: 14px; left: 14px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--navy);
  background: rgba(247,246,241,0.85);
  padding: 6px 10px;
  border-radius: var(--r-sm);
}


/* ============================================================
   LANGUAGE SWITCHER (EN / ES)
   ============================================================ */
.lang-switch {
  display: inline-flex;
  align-items: center;
  background: rgba(255,255,255,0.10);
  border: 1px solid rgba(255,255,255,0.20);
  border-radius: var(--r-full);
  padding: 3px;
  margin-right: var(--s-2);
  transition: all var(--t-slow);
}
.nav.is-scrolled .lang-switch {
  background: rgba(26,58,82,0.06);
  border-color: rgba(26,58,82,0.15);
}
.lang-switch__btn {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.12em;
  font-weight: 600;
  padding: 6px 12px;
  border-radius: var(--r-full);
  color: rgba(255,255,255,0.7);
  transition: all var(--t-std);
  background: transparent;
  border: none;
  cursor: pointer;
  line-height: 1;
}
.nav.is-scrolled .lang-switch__btn { color: var(--dark-gray); }
.lang-switch__btn:hover { color: var(--white); }
.nav.is-scrolled .lang-switch__btn:hover { color: var(--navy); }
.lang-switch__btn.is-active {
  background: var(--gold);
  color: var(--navy);
}
.nav.is-scrolled .lang-switch__btn.is-active {
  background: var(--navy);
  color: var(--white);
}
@media (max-width: 900px) {
  /* On mobile show lang switch even when burger is shown */
  .lang-switch { margin-right: 8px; }
  .lang-switch__btn { padding: 5px 10px; font-size: 10px; }
}

/* Lang switch in mobile menu */
.mobile-menu .lang-switch {
  background: rgba(255,255,255,0.10);
  border-color: rgba(255,255,255,0.20);
  margin: 0 0 var(--s-3);
}
.mobile-menu .lang-switch__btn { color: rgba(255,255,255,0.75); }
.mobile-menu .lang-switch__btn.is-active { background: var(--gold); color: var(--navy); }

/* Spanish text often runs ~15% longer; loosen line-height a hair */
[data-lang="es"] .hero__h1,
[data-lang="es"] .page-hero__h1 {
  line-height: 1.1;
}

/* ============================================================
   HOME CARDS (Section 2 — Featured Homes)
   ============================================================ */
.home-cards__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-3);
  margin-bottom: var(--s-5);
}
@media (max-width: 900px)  { .home-cards__grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .home-cards__grid { grid-template-columns: 1fr; } }

/* Coming Soon row — 2 cards centered */
.home-cards__soon {
  margin-top: var(--s-2);
}
.home-cards__soon-label {
  text-align: center;
  margin-bottom: var(--s-3);
  padding-top: var(--s-4);
  border-top: 1px dashed rgba(26,58,82,0.15);
}
.home-cards__soon-title {
  font-family: var(--serif);
  font-size: 1.375rem;
  color: var(--navy);
  margin: 6px 0 0;
}
.home-cards__soon-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: var(--s-3);
  max-width: 800px;
  margin: 0 auto;
}
@media (max-width: 600px) { .home-cards__soon-grid { grid-template-columns: 1fr; } }

.home-card {
  background: var(--white);
  border-radius: var(--r-lg);
  overflow: hidden;
  box-shadow: var(--sh-sm);
  border: 1px solid rgba(26,58,82,0.07);
  display: flex;
  flex-direction: column;
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.home-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }

.home-card__media-link {
  display: block;
  position: relative;
  text-decoration: none;
  overflow: hidden;
}
.home-card__media {
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: var(--off-white);
}
/* Real image — fill + hover zoom */
.home-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform var(--t-slowest);
}
.home-card:hover .home-card__media img {
  transform: scale(1.05);
}

.home-card__status {
  position: absolute;
  top: 12px; left: 12px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-weight: 600;
  padding: 6px 12px;
  border-radius: var(--r-full);
}
.home-card__status--available { background: var(--emerald); color: var(--white); }
.home-card__status--soon      { background: #d97706; color: var(--white); }
.home-card__status--presale   { background: var(--navy); color: var(--white); }

.home-card__body {
  padding: var(--s-3);
  display: flex;
  flex-direction: column;
  gap: 8px;
  flex: 1;
}
.home-card__loc {
  display: flex;
  align-items: center;
  gap: 5px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--emerald);
}
.home-card__name {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 600;
  color: var(--navy);
  margin: 0;
  line-height: 1.2;
}
.home-card__address {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  line-height: 1.45;
}
.home-card__desc-text {
  font-size: 0.875rem;
  color: var(--dark-gray);
  line-height: 1.55;
  font-style: italic;
}
.home-card__specs {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: var(--dark-gray);
}
.home-card__price-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-1);
  flex-wrap: wrap;
  margin-top: 4px;
  padding-top: 12px;
  border-top: 1px solid rgba(26,58,82,0.08);
}
.home-card__price {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--navy);
}
.home-card__price--tbd {
  font-family: var(--mono);
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--dark-gray);
}
.home-card__financing {
  font-size: 0.75rem;
  color: var(--emerald);
  font-weight: 600;
}
.home-card .btn {
  margin-top: auto;
}

.homes__bottom-cta {
  text-align: center;
  margin-top: var(--s-4);
}

/* ============================================================
   TWO PATHS (Section 3)
   ============================================================ */
.paths__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-4);
}
@media (max-width: 768px) { .paths__grid { grid-template-columns: 1fr; gap: var(--s-3); } }

.path-card {
  border-radius: var(--r-lg);
  padding: var(--s-5) var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-3);
  border: 2px solid rgba(26,58,82,0.10);
  transition: box-shadow var(--t-std), transform var(--t-std);
}
.path-card:hover { box-shadow: var(--sh-lg); transform: translateY(-3px); }
.path-card--buyer  { background: var(--white); border-top: 5px solid var(--navy); }
.path-card--invest { background: var(--white); border-top: 5px solid var(--emerald); }

.path-card__icon {
  width: 72px; height: 72px;
  border-radius: var(--r-full);
  display: grid; place-items: center;
  flex-shrink: 0;
}
.path-card--buyer  .path-card__icon { background: var(--navy-10); color: var(--navy); }
.path-card--invest .path-card__icon { background: var(--emerald-10); color: var(--emerald); }

.path-card__heading {
  font-family: var(--serif);
  font-size: 1.75rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.path-card__desc {
  font-size: 1rem;
  color: var(--dark-gray);
  line-height: 1.65;
}
.path-card__checks {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: 10px;
  flex: 1;
}
.path-card__checks li {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  padding-left: 22px;
  position: relative;
  font-weight: 500;
}
.path-card__checks li::before {
  content: '';
  position: absolute;
  left: 0; top: 7px;
  width: 10px; height: 10px;
  border-bottom: 2px solid var(--emerald);
  border-right: 2px solid var(--emerald);
  transform: rotate(45deg) translateY(-3px);
}
.path-card .btn { align-self: flex-start; margin-top: var(--s-2); }

/* ============================================================
   WHY EMERALD DIFFERENTIATORS (Section 4)
   ============================================================ */
.diff__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .diff__grid { grid-template-columns: 1fr; gap: var(--s-3); } }

.diff-card {
  background: var(--white);
  border-radius: var(--r-lg);
  padding: var(--s-4) var(--s-3);
  border: 1px solid rgba(26,58,82,0.07);
  box-shadow: var(--sh-sm);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.diff-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }
.diff-card__icon {
  width: 64px; height: 64px;
  border-radius: var(--r-full);
  background: var(--navy-10);
  color: var(--navy);
  display: grid; place-items: center;
}
.diff-card__title {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 600;
  color: var(--navy);
  margin: 0;
}
.diff-card__desc {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.65;
}

/* ============================================================
   FLORIDA ADVANTAGES (Section 5)
   ============================================================ */
.fl-adv__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-3);
}
@media (max-width: 900px) { .fl-adv__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .fl-adv__grid { grid-template-columns: 1fr; } }

.fl-adv-card {
  background: var(--off-white);
  border-radius: var(--r-md);
  padding: var(--s-3);
  border: 1px solid rgba(26,58,82,0.06);
  border-left: 4px solid var(--emerald);
  display: flex;
  flex-direction: column;
  gap: 8px;
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.fl-adv-card:hover { transform: translateY(-3px); box-shadow: var(--sh-md); background: var(--white); }
.fl-adv-card__icon { color: var(--emerald); }
.fl-adv-card__title {
  font-family: var(--serif);
  font-size: 1.125rem;
  font-weight: 600;
  color: var(--navy);
  margin: 0;
}
.fl-adv-card__stat {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: var(--emerald);
  font-weight: 600;
  letter-spacing: 0.02em;
  margin: 0;
}
.fl-adv-card__desc {
  font-size: 0.875rem;
  color: var(--dark-gray);
  line-height: 1.6;
  margin: 0;
}

/* ============================================================
   TESTIMONIALS (Section 7)
   ============================================================ */
.testi__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .testi__grid { grid-template-columns: 1fr; gap: var(--s-3); } }

.testi-card {
  background: var(--white);
  border-radius: var(--r-lg);
  padding: var(--s-4) var(--s-3);
  border: 1px solid rgba(26,58,82,0.08);
  box-shadow: var(--sh-sm);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  position: relative;
  overflow: hidden;
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.testi-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }
.testi-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 4px;
  background: var(--gold);
}
.testi-card--investor::before { background: var(--emerald); }

.testi-card__stars {
  color: var(--gold);
  font-size: 1.125rem;
  letter-spacing: 2px;
}
.testi-card__quote {
  font-family: var(--serif);
  font-size: 1rem;
  line-height: 1.7;
  color: var(--dark-gray);
  font-style: italic;
  margin: 0;
  flex: 1;
}
.testi-card__author {
  display: flex;
  align-items: center;
  gap: 14px;
  padding-top: var(--s-2);
  border-top: 1px solid rgba(26,58,82,0.08);
  margin-top: auto;
}
.testi-card__photo {
  width: 52px;
  height: 52px;
  flex-shrink: 0;
  border-radius: 50%;
}
.testi-card__name {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--navy);
}
.testi-card__meta {
  font-family: var(--mono);
  font-size: 0.75rem;
  color: var(--dark-gray);
  letter-spacing: 0.03em;
  margin-top: 2px;
  line-height: 1.4;
}

/* ============================================================
   EMAIL SPLIT / NEWSLETTER (Section 8)
   ============================================================ */
.email-split {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  gap: var(--s-5);
  align-items: start;
}
@media (max-width: 900px) {
  .email-split { grid-template-columns: 1fr; gap: var(--s-4); }
  .email-split__divider { display: none; }
}

.email-split__panel { display: flex; flex-direction: column; gap: var(--s-2); }

.email-split__divider {
  width: 1px;
  align-self: stretch;
  background: rgba(255,255,255,0.15);
  margin-top: 40px;
}

.email-split__title {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 600;
  color: var(--white);
  margin: 0;
}
.email-split__desc {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.72);
  line-height: 1.65;
}
.email-split__form { margin-top: 8px; }
.email-split__row {
  display: flex;
  gap: 10px;
  flex-wrap: wrap;
}
.email-split__input {
  flex: 1;
  min-width: 200px;
  padding: 12px 16px;
  font-size: 0.9375rem;
  background: rgba(255,255,255,0.10);
  border: 1.5px solid rgba(255,255,255,0.25);
  border-radius: var(--r-md);
  color: var(--white);
  font-family: var(--sans);
  transition: border-color var(--t-std);
}
.email-split__input::placeholder { color: rgba(255,255,255,0.45); }
.email-split__input:focus {
  outline: none;
  border-color: var(--gold);
  background: rgba(255,255,255,0.15);
}
.email-split .btn--ghost-light { flex-shrink: 0; }
.email-split .form-success {
  margin-top: 10px;
  background: rgba(31,111,74,0.25);
  border-color: var(--emerald);
  color: var(--white);
}

/* ============================================================
   PAGE: INVEST — MODEL CARDS
   ============================================================ */
.model-cards__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
  align-items: start;
}
@media (max-width: 1024px) { .model-cards__grid { grid-template-columns: 1fr; max-width: 640px; margin: 0 auto; } }

.model-card {
  background: var(--white);
  border-radius: var(--r-lg);
  border: 1px solid rgba(26,58,82,0.10);
  box-shadow: var(--sh-sm);
  display: flex;
  flex-direction: column;
  overflow: hidden;
  transition: transform var(--t-std), box-shadow var(--t-std);
  position: relative;
}
.model-card:hover { transform: translateY(-4px); box-shadow: var(--sh-lg); }

/* Featured badge */
.model-card--featured {
  border: 2px solid var(--emerald);
  box-shadow: var(--sh-md);
}
.model-card__featured-label {
  position: absolute;
  top: 12px; right: 12px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 600;
  background: var(--emerald);
  color: var(--white);
  padding: 5px 10px;
  border-radius: var(--r-full);
}

/* Card header strip */
.model-card__header {
  display: flex;
  align-items: center;
  gap: var(--s-2);
  padding: var(--s-3) var(--s-4);
  border-bottom: 1px solid rgba(26,58,82,0.08);
}
.model-card__header--a { background: linear-gradient(135deg, var(--navy-05), var(--navy-10)); }
.model-card__header--b { background: linear-gradient(135deg, var(--emerald-05), var(--emerald-10)); }
.model-card__header--c { background: linear-gradient(135deg, rgba(201,169,97,0.06), rgba(201,169,97,0.12)); }

.model-card__letter {
  width: 52px; height: 52px;
  border-radius: var(--r-md);
  display: grid; place-items: center;
  font-family: var(--serif);
  font-size: 1.75rem;
  font-weight: 700;
  flex-shrink: 0;
}
.model-card__header--a .model-card__letter { background: var(--navy); color: var(--white); }
.model-card__header--b .model-card__letter { background: var(--emerald); color: var(--white); }
.model-card__header--c .model-card__letter { background: var(--gold); color: var(--navy); }

.model-card__tag {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--dark-gray);
  font-weight: 600;
}
.model-card__returns {
  font-family: var(--serif);
  font-size: 1.125rem;
  font-weight: 700;
  color: var(--navy);
  margin-top: 3px;
}

/* Card body */
.model-card__body {
  padding: var(--s-3) var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  flex: 1;
}
.model-card__how {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.65;
  padding-bottom: var(--s-2);
  border-bottom: 1px dashed rgba(26,58,82,0.12);
}
.model-card__struct-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--dark-gray);
  font-weight: 600;
}
.model-card__checks {
  list-style: none;
  padding: 0; margin: 0;
  display: flex;
  flex-direction: column;
  gap: 7px;
}
.model-card__checks li {
  font-size: 0.875rem;
  color: var(--dark-gray);
  padding-left: 20px;
  position: relative;
}
.model-card__checks li::before {
  content: '';
  position: absolute;
  left: 0; top: 6px;
  width: 9px; height: 9px;
  border-bottom: 2px solid var(--emerald);
  border-right: 2px solid var(--emerald);
  transform: rotate(45deg) translateY(-3px);
}

/* Example box */
.model-card__example {
  background: var(--navy-03);
  border-left: 3px solid var(--gold);
  border-radius: 0 var(--r-md) var(--r-md) 0;
  padding: var(--s-2) var(--s-3);
  margin-top: var(--s-1);
}
.model-card__example-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--dark-gray);
  margin-bottom: 8px;
  font-weight: 600;
}
.model-card__example-row {
  display: flex;
  justify-content: space-between;
  font-size: 0.8125rem;
  padding: 5px 0;
  border-bottom: 1px solid rgba(26,58,82,0.07);
  color: var(--dark-gray);
}
.model-card__example-row:last-child { border-bottom: none; }
.model-card__example-row strong { color: var(--navy); font-weight: 600; font-family: var(--mono); }
.model-card__example-row--key {
  background: rgba(201,169,97,0.12);
  margin: 4px -12px -8px;
  padding: 8px 12px;
  border-radius: 0 0 var(--r-md) var(--r-md);
  font-weight: 600;
}
.model-card__example-row--key strong { color: var(--gold); font-size: 0.9375rem; }

.model-card__tags-row {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  margin-top: var(--s-1);
}
.model-card__badge {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-weight: 600;
  padding: 5px 10px;
  border-radius: var(--r-full);
  background: var(--navy);
  color: var(--white);
}
.model-card__badge--light {
  background: var(--off-white);
  color: var(--dark-gray);
  border: 1px solid rgba(26,58,82,0.12);
}
.model-card__best {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  line-height: 1.55;
}
.model-card__cta {
  margin: 0 var(--s-4) var(--s-4);
  display: block;
  text-align: center;
}

/* ============================================================
   PAGE: INVEST — COMPARISON TABLE WRAPPER
   ============================================================ */
.compare-wrap {
  overflow-x: auto;
  border-radius: var(--r-lg);
  box-shadow: var(--sh-md);
}
.compare-table { margin: 0; border-radius: var(--r-lg); overflow: hidden; }
.compare-table th:first-child,
.compare-table td:first-child { min-width: 140px; }
.compare-table tbody tr:nth-child(5) td { background: rgba(31,111,74,0.06); }

/* ============================================================
   PAGE: INVEST — OPPORTUNITY CARDS
   ============================================================ */
.opp__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-4);
}
@media (max-width: 768px) { .opp__grid { grid-template-columns: 1fr; max-width: 560px; margin: 0 auto; } }

.opp-card {
  background: var(--white);
  border-radius: var(--r-lg);
  border: 1px solid rgba(26,58,82,0.10);
  box-shadow: var(--sh-sm);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: transform var(--t-std), box-shadow var(--t-std);
}
.opp-card:hover { transform: translateY(-3px); box-shadow: var(--sh-lg); }

.opp-card__head {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 14px var(--s-3);
  background: var(--navy-03);
  border-bottom: 1px solid rgba(26,58,82,0.08);
}
.opp-card__status {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 600;
}
.opp-card__status-dot {
  width: 8px; height: 8px;
  border-radius: 50%;
  flex-shrink: 0;
}
.opp-card__status--open { color: var(--emerald); }
.opp-card__status--open .opp-card__status-dot {
  background: var(--emerald);
  box-shadow: 0 0 0 3px rgba(31,111,74,0.20);
  animation: pulse 2s ease-in-out infinite;
}
@keyframes pulse {
  0%, 100% { box-shadow: 0 0 0 3px rgba(31,111,74,0.20); }
  50%       { box-shadow: 0 0 0 6px rgba(31,111,74,0.08); }
}
.opp-card__loc {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--dark-gray);
}
.opp-card__media {
  aspect-ratio: 16 / 9;
  overflow: hidden;
}
.opp-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform var(--t-slowest);
}
.opp-card:hover .opp-card__media img {
  transform: scale(1.04);
}
.opp-card__desc {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.6;
}
.opp-card__specs-row {
  display: flex;
  gap: var(--s-2);
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: var(--navy);
  font-weight: 600;
}
.opp-card__specs-row span {
  padding-right: var(--s-2);
  border-right: 1px solid rgba(26, 58, 82, 0.15);
}
.opp-card__specs-row span:last-child {
  border-right: none;
}
.opp-card__body {
  padding: var(--s-3);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  flex: 1;
}
.opp-card__title {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.opp-card__type {
  font-size: 0.875rem;
  color: var(--dark-gray);
  font-weight: 500;
}
.opp-card__delivery {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--emerald);
  font-weight: 600;
}
.opp-card__metrics {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 8px;
  margin: var(--s-1) 0;
}
.opp-card__metric {
  padding: 12px;
  background: var(--off-white);
  border-radius: var(--r-md);
  border-left: 3px solid var(--navy);
}
.opp-card__metric--gold { border-left-color: var(--gold); }
.opp-card__metric-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--dark-gray);
  margin-bottom: 4px;
}
.opp-card__metric-val {
  font-family: var(--serif);
  font-size: 1.125rem;
  font-weight: 700;
  color: var(--navy);
  line-height: 1.2;
}
.opp-card__metric--gold .opp-card__metric-val { color: var(--gold); }

.opp-card__models { margin-top: var(--s-1); }
.opp-card__models-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--dark-gray);
  margin-bottom: 8px;
  font-weight: 600;
}
.opp-card__models-row {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
}
.opp-card__model-tag {
  font-size: 0.75rem;
  font-weight: 600;
  color: var(--emerald);
  background: var(--emerald-10);
  border: 1px solid rgba(31,111,74,0.25);
  padding: 5px 10px;
  border-radius: var(--r-full);
}
.opp-card__ctas {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  margin-top: auto;
  padding-top: var(--s-2);
}
.opp-card__ctas .btn { flex: 1; text-align: center; }

/* ============================================================
   PAGE: INVEST — PROCESS TIMELINE
   ============================================================ */
.inv-timeline {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s-3);
  position: relative;
  margin-top: var(--s-2);
}
.inv-timeline::before {
  content: '';
  position: absolute;
  top: 28px; left: calc(12.5% + 14px); right: calc(12.5% + 14px);
  height: 2px;
  background: linear-gradient(90deg, var(--gold), var(--emerald));
  z-index: 0;
}
@media (max-width: 900px) {
  .inv-timeline { grid-template-columns: 1fr; gap: var(--s-4); }
  .inv-timeline::before {
    left: 28px; right: auto; top: 0; bottom: 0;
    width: 2px; height: auto;
  }
}

.inv-timeline__step {
  position: relative;
  z-index: 1;
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
}
@media (max-width: 900px) {
  .inv-timeline__step {
    flex-direction: row;
    align-items: flex-start;
    text-align: left;
    gap: var(--s-3);
  }
}

.inv-timeline__dot {
  width: 56px; height: 56px;
  border-radius: 50%;
  background: var(--navy);
  color: var(--gold);
  display: grid; place-items: center;
  font-family: var(--mono);
  font-size: 1rem;
  font-weight: 700;
  border: 4px solid var(--off-white);
  box-shadow: var(--sh-sm);
  flex-shrink: 0;
  margin-bottom: var(--s-2);
}
@media (max-width: 900px) { .inv-timeline__dot { margin-bottom: 0; } }

.inv-timeline__content { flex: 1; }
.inv-timeline__month {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--emerald);
  font-weight: 600;
  margin-bottom: 6px;
}
.inv-timeline__title {
  font-family: var(--serif);
  font-size: 1rem;
  font-weight: 600;
  color: var(--navy);
  margin: 0 0 var(--s-2);
}
.inv-timeline__list {
  list-style: none;
  padding: 0; margin: 0;
  display: flex;
  flex-direction: column;
  gap: 5px;
  text-align: left;
}
.inv-timeline__list li {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  padding-left: 14px;
  position: relative;
  line-height: 1.45;
}
.inv-timeline__list li::before {
  content: '–';
  position: absolute;
  left: 0;
  color: var(--gold);
  font-weight: 600;
}

/* ============================================================
   PAGE: INVEST — WHY INVEST DIFFERENTIATORS
   ============================================================ */
.inv-diff__list {
  display: flex;
  flex-direction: column;
  gap: var(--s-4);
}
.inv-diff__item {
  display: grid;
  grid-template-columns: 44px 1fr;
  gap: var(--s-2);
  align-items: start;
}
.inv-diff__num {
  width: 44px; height: 44px;
  border-radius: var(--r-full);
  background: var(--navy);
  color: var(--gold);
  display: grid; place-items: center;
  font-family: var(--mono);
  font-size: 0.875rem;
  font-weight: 700;
  flex-shrink: 0;
}
.inv-diff__title {
  font-family: var(--serif);
  font-size: 1.125rem;
  font-weight: 600;
  color: var(--navy);
  margin: 0 0 6px;
}
.inv-diff__desc {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.65;
  margin: 0;
}

/* ============================================================
   PAGE: HOMES — FILTER BAR
   ============================================================ */
.filter-bar {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: var(--s-2);
  padding: var(--s-3) var(--s-3);
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.12);
  border-radius: var(--r-md);
  margin-bottom: var(--s-5);
}
.filter-bar__group {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: var(--s-1);
}
.filter-bar__label {
  font-family: var(--mono);
  font-size: 0.6875rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--mid-gray);
  white-space: nowrap;
  margin-right: 4px;
}
.filter-bar__divider {
  width: 1px;
  height: 28px;
  background: rgba(26,58,82,0.12);
  flex-shrink: 0;
}
.filter-btn {
  font-family: var(--sans);
  font-size: 0.8125rem;
  font-weight: 500;
  color: var(--dark-gray);
  background: transparent;
  border: 1px solid rgba(26,58,82,0.18);
  border-radius: 100px;
  padding: 6px 14px;
  cursor: pointer;
  transition: background var(--t-fast), color var(--t-fast), border-color var(--t-fast);
  white-space: nowrap;
}
.filter-btn:hover {
  border-color: var(--emerald);
  color: var(--emerald);
}
.filter-btn.is-active {
  background: var(--navy);
  color: var(--white);
  border-color: var(--navy);
}
@media (max-width: 768px) {
  .filter-bar { gap: var(--s-1); }
  .filter-bar__divider { display: none; }
}

/* ============================================================
   PAGE: HOMES — HOMES GRID (reuses home-card, adds grid)
   ============================================================ */
.homes-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
  margin-bottom: var(--s-4);
}
@media (max-width: 900px) { .homes-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .homes-grid { grid-template-columns: 1fr; } }

/* Active card highlight */
.home-card.is-active {
  border: 2px solid var(--emerald);
  transform: translateY(-4px);
  box-shadow: var(--sh-lg);
}

/* No results */
.homes-no-results {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: var(--s-2);
  padding: var(--s-7) var(--s-3);
  text-align: center;
  color: var(--dark-gray);
}
.homes-no-results svg { color: var(--mid-gray); }
.homes-no-results p { font-size: 1rem; margin: 0; }

/* ============================================================
   PAGE: HOMES — DETAIL DRAWER
   ============================================================ */
.home-detail-drawer {
  overflow: hidden;
  max-height: 0;
  transition: max-height 0.55s cubic-bezier(0.4, 0, 0.2, 1);
  background: var(--navy-03);
  border-radius: var(--r-lg);
  margin-top: var(--s-3);
  border: 1px solid rgba(26,58,82,0.12);
}
.home-detail-drawer.is-open {
  /* max-height set by JS */
}
.home-detail-drawer__inner {
  padding: var(--s-5) var(--s-4);
}
.home-detail-drawer__header {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: var(--s-3);
  margin-bottom: var(--s-4);
  padding-bottom: var(--s-3);
  border-bottom: 1px solid rgba(26,58,82,0.12);
}
.home-detail-drawer__title {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 3vw, 2.25rem);
  font-weight: 700;
  color: var(--navy);
  margin: 6px 0 4px;
  line-height: 1.15;
}
.home-detail-drawer__address {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: var(--dark-gray);
}
.home-detail-drawer__close {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--navy);
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.18);
  border-radius: var(--r-sm);
  padding: 8px 16px;
  cursor: pointer;
  white-space: nowrap;
  flex-shrink: 0;
  transition: background var(--t-fast), color var(--t-fast);
}
.home-detail-drawer__close:hover {
  background: var(--navy);
  color: var(--white);
  border-color: var(--navy);
}
.home-detail-drawer__layout {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-6);
  align-items: start;
}
@media (max-width: 900px) {
  .home-detail-drawer__layout { grid-template-columns: 1fr; }
  .home-detail-drawer__gallery { order: -1; }
}

/* ── Drawer Info Column ── */
.drawer-specs-bar {
  display: flex;
  flex-wrap: wrap;
  gap: var(--s-2);
  margin-bottom: var(--s-3);
}
.drawer-spec {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: var(--dark-gray);
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.12);
  border-radius: var(--r-sm);
  padding: 6px 12px;
}
.drawer-spec strong {
  color: var(--navy);
  font-weight: 700;
}
.drawer-price-row {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: var(--s-2);
  margin-bottom: var(--s-3);
}
.drawer-price {
  font-family: var(--serif);
  font-size: 2rem;
  font-weight: 700;
  color: var(--navy);
  line-height: 1;
}
.drawer-financing-badge {
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--emerald);
  background: rgba(31,111,74,0.08);
  border: 1px solid rgba(31,111,74,0.2);
  border-radius: 100px;
  padding: 5px 12px;
}
.drawer-soon-badge {
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--gold);
  background: rgba(201,169,97,0.1);
  border: 1px solid rgba(201,169,97,0.25);
  border-radius: 100px;
  padding: 5px 12px;
}
.drawer-desc {
  margin-bottom: var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.drawer-desc p {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
}
.drawer-features {
  margin-bottom: var(--s-4);
}
.drawer-features__title,
.drawer-phases__title {
  font-family: var(--mono);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--navy);
  font-weight: 600;
  margin: 0 0 var(--s-2);
}
.drawer-features__list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 8px;
}
.drawer-features__list li {
  display: flex;
  align-items: flex-start;
  gap: 8px;
  font-size: 0.875rem;
  color: var(--dark-gray);
  line-height: 1.45;
}
.drawer-features__list li svg {
  flex-shrink: 0;
  margin-top: 2px;
  color: var(--emerald);
}
@media (max-width: 600px) { .drawer-features__list { grid-template-columns: 1fr; } }

/* Payment Phases */
.drawer-phases {
  margin-bottom: var(--s-4);
}
.drawer-phases__list {
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.drawer-phase {
  display: flex;
  align-items: flex-start;
  gap: var(--s-2);
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-sm);
  padding: var(--s-2) var(--s-3);
}
.drawer-phase__step {
  font-family: var(--mono);
  font-size: 0.8125rem;
  font-weight: 700;
  color: var(--emerald);
  flex-shrink: 0;
  width: 24px;
  padding-top: 2px;
}
.drawer-phase__label {
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 2px;
}
.drawer-phase__amount {
  font-family: var(--mono);
  font-size: 0.875rem;
  font-weight: 700;
  color: var(--gold);
  margin-bottom: 2px;
}
.drawer-phase__desc {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  line-height: 1.45;
}
.drawer-ctas {
  display: flex;
  gap: var(--s-2);
  flex-wrap: wrap;
}

/* ── Gallery Column ── */
.home-detail-drawer__gallery {
  position: sticky;
  top: 100px;
}
.gallery-main {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  border-radius: var(--r-md);
  background: var(--navy-08);
  cursor: zoom-in;
}
.gallery-main img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform var(--t-slowest);
}
.gallery-main:hover img { transform: scale(1.03); }
.gallery-main__expand {
  position: absolute;
  bottom: var(--s-2);
  right: var(--s-2);
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--white);
  background: rgba(10,25,40,0.75);
  backdrop-filter: blur(6px);
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: var(--r-sm);
  padding: 7px 12px;
  cursor: pointer;
  transition: background var(--t-fast);
}
.gallery-main__expand:hover { background: rgba(10,25,40,0.95); }

/* Thumbnails strip */
.gallery-thumbs {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: var(--s-1);
  margin-top: var(--s-2);
}
.gallery-thumb {
  aspect-ratio: 1;
  overflow: hidden;
  border-radius: var(--r-sm);
  border: 2px solid transparent;
  cursor: pointer;
  padding: 0;
  background: var(--navy-08);
  transition: border-color var(--t-fast), transform var(--t-fast);
}
.gallery-thumb img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.gallery-thumb:hover { transform: scale(1.04); }
.gallery-thumb.is-active { border-color: var(--emerald); }

/* Full photo request link */
.gallery-request {
  display: flex;
  align-items: center;
  gap: 6px;
  font-size: 0.8125rem;
  color: var(--dark-gray);
  margin-top: var(--s-2);
}
.gallery-request svg { flex-shrink: 0; color: var(--mid-gray); }
.gallery-request a { color: var(--emerald); text-decoration: underline; }

/* ============================================================
   PAGE: HOMES — WHY EMERALD STRIP
   ============================================================ */
.homes-why-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .homes-why-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 500px) { .homes-why-grid { grid-template-columns: 1fr; } }

.homes-why-item {
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.homes-why-icon {
  width: 44px;
  height: 44px;
  background: rgba(31,111,74,0.1);
  border-radius: var(--r-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.homes-why-icon svg {
  width: 22px;
  height: 22px;
  stroke: var(--emerald);
}
.homes-why-item h4 {
  font-family: var(--serif);
  font-size: 1.0625rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.homes-why-item p {
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.65;
  margin: 0;
}

/* ============================================================
   LIGHTBOX
   ============================================================ */
.lightbox {
  position: fixed;
  inset: 0;
  z-index: 9000;
  display: flex;
  align-items: center;
  justify-content: center;
}
.lightbox[hidden] { display: none; }
.lightbox.is-open { display: flex; }
.lightbox__backdrop {
  position: absolute;
  inset: 0;
  background: rgba(5, 15, 25, 0.94);
  cursor: pointer;
}
.lightbox__stage {
  position: relative;
  z-index: 1;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  max-width: 92vw;
  max-height: 95vh;
  gap: var(--s-2);
}
.lightbox__img-wrap {
  display: flex;
  align-items: center;
  justify-content: center;
  max-width: 88vw;
  max-height: 80vh;
}
.lightbox__img {
  max-width: 88vw;
  max-height: 80vh;
  object-fit: contain;
  border-radius: var(--r-sm);
  box-shadow: 0 24px 80px rgba(0,0,0,0.6);
  display: block;
  user-select: none;
}
.lightbox__close {
  position: fixed;
  top: var(--s-3);
  right: var(--s-3);
  z-index: 2;
  width: 44px;
  height: 44px;
  background: rgba(255,255,255,0.12);
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 50%;
  color: var(--white);
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: background var(--t-fast);
}
.lightbox__close:hover { background: rgba(255,255,255,0.22); }
.lightbox__nav {
  position: fixed;
  top: 50%;
  transform: translateY(-50%);
  z-index: 2;
  width: 52px;
  height: 52px;
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 50%;
  color: var(--white);
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: background var(--t-fast);
}
.lightbox__nav:hover { background: rgba(255,255,255,0.22); }
.lightbox__nav--prev { left: clamp(12px, 2vw, 32px); }
.lightbox__nav--next { right: clamp(12px, 2vw, 32px); }
.lightbox__footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  width: 100%;
  max-width: 88vw;
  gap: var(--s-3);
}
.lightbox__caption {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.7);
  line-height: 1.4;
}
.lightbox__counter {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.5);
  white-space: nowrap;
  flex-shrink: 0;
}
@media (max-width: 600px) {
  .lightbox__nav { width: 40px; height: 40px; }
  .lightbox__nav--prev { left: 8px; }
  .lightbox__nav--next { right: 8px; }
}

/* ============================================================
   PAGE: ABOUT — MISSION & VISION
   ============================================================ */
.mv-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-4);
}
@media (max-width: 700px) { .mv-grid { grid-template-columns: 1fr; } }

.mv-card {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-lg);
  padding: var(--s-5);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  position: relative;
  overflow: hidden;
}
.mv-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 4px;
  background: var(--emerald);
  border-radius: var(--r-lg) var(--r-lg) 0 0;
}
.mv-card--vision::before { background: var(--gold); }

.mv-card__icon {
  width: 48px;
  height: 48px;
  background: rgba(31,111,74,0.1);
  border-radius: var(--r-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.mv-card--vision .mv-card__icon { background: rgba(201,169,97,0.12); }
.mv-card__icon svg {
  width: 24px;
  height: 24px;
  stroke: var(--emerald);
}
.mv-card--vision .mv-card__icon svg { stroke: var(--gold); }

.mv-card__label {
  font-family: var(--mono);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--emerald);
  font-weight: 600;
}
.mv-card--vision .mv-card__label { color: var(--gold); }

.mv-card__title {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
  line-height: 1.25;
}
.mv-card__text {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.75;
  margin: 0;
}

/* ============================================================
   PAGE: ABOUT — SERVICES
   ============================================================ */
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .services-grid { grid-template-columns: 1fr; } }

.service-card {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-lg);
  padding: var(--s-4) var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  transition: transform var(--t-base), box-shadow var(--t-base);
}
.service-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--sh-lg);
}
.service-card--featured {
  border-color: var(--emerald);
  background: linear-gradient(160deg, rgba(31,111,74,0.04) 0%, var(--white) 60%);
}
.service-card__icon {
  width: 52px;
  height: 52px;
  background: rgba(31,111,74,0.1);
  border-radius: var(--r-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.service-card--featured .service-card__icon {
  background: var(--emerald);
}
.service-card__icon svg {
  width: 26px;
  height: 26px;
  stroke: var(--emerald);
}
.service-card--featured .service-card__icon svg { stroke: var(--white); }

.service-card__num {
  font-family: var(--mono);
  font-size: 0.75rem;
  color: var(--mid-gray);
  letter-spacing: 0.1em;
}
.service-card__title {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.service-card__desc {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
  flex: 1;
}
.service-card__list {
  list-style: none;
  padding: 0;
  margin: var(--s-1) 0 0;
  display: flex;
  flex-direction: column;
  gap: 7px;
  border-top: 1px solid rgba(26,58,82,0.08);
  padding-top: var(--s-2);
}
.service-card__list li {
  font-size: 0.875rem;
  color: var(--dark-gray);
  padding-left: 16px;
  position: relative;
  line-height: 1.45;
}
.service-card__list li::before {
  content: '—';
  position: absolute;
  left: 0;
  color: var(--emerald);
  font-weight: 700;
}

/* ============================================================
   PAGE: ABOUT — VALUES
   ============================================================ */
.values-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .values-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 500px) { .values-grid { grid-template-columns: 1fr; } }

.value-item {
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  padding: var(--s-3);
  background: var(--white);
  border-radius: var(--r-md);
  border: 1px solid rgba(26,58,82,0.08);
}
.value-item__icon {
  width: 44px;
  height: 44px;
  background: rgba(31,111,74,0.1);
  border-radius: var(--r-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.value-item__icon svg {
  width: 22px;
  height: 22px;
  stroke: var(--emerald);
}
.value-item__title {
  font-family: var(--serif);
  font-size: 1.125rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.value-item__desc {
  font-size: 0.875rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
}

/* ============================================================
   PAGE: ABOUT — TEAM CARDS
   ============================================================ */
.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-5);
  align-items: start;
}
@media (max-width: 960px) { .team-grid { grid-template-columns: 1fr; max-width: 560px; margin: 0 auto; } }

.team-card {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-lg);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: transform var(--t-base), box-shadow var(--t-base);
}
.team-card:hover {
  transform: translateY(-6px);
  box-shadow: var(--sh-lg);
}

/* Portrait photo */
.team-card__photo-wrap {
  position: relative;
  aspect-ratio: 3 / 4;
  overflow: hidden;
  background: var(--navy-08);
}
.team-card__photo {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
  display: block;
  transition: transform var(--t-slowest);
}
.team-card:hover .team-card__photo { transform: scale(1.04); }

.team-card__photo-overlay {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 40%;
  background: linear-gradient(to top, rgba(10,25,40,0.75) 0%, transparent 100%);
  display: flex;
  align-items: flex-end;
  padding: var(--s-2) var(--s-3);
}
.team-card__photo-role {
  font-family: var(--mono);
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--gold);
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

/* Body */
.team-card__body {
  padding: var(--s-3) var(--s-3) var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  flex: 1;
}
.team-card__meta { display: flex; flex-direction: column; gap: 4px; }
.team-card__name {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
  line-height: 1.2;
}
.team-card__title {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--emerald);
  margin: 0;
}
.team-card__divider {
  border: none;
  border-top: 1px solid rgba(26,58,82,0.1);
  margin: var(--s-1) 0;
}
.team-card__bio {
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
  flex: 1;
}
.team-card__creds {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  margin-top: var(--s-1);
}
.team-cred {
  font-family: var(--mono);
  font-size: 0.7rem;
  font-weight: 500;
  color: var(--navy);
  background: rgba(26,58,82,0.07);
  border: 1px solid rgba(26,58,82,0.13);
  border-radius: 100px;
  padding: 4px 10px;
  white-space: nowrap;
}

/* ============================================================
   PAGE: ABOUT — DIFFERENTIATORS
   ============================================================ */
.diff-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: var(--s-4);
}
@media (max-width: 700px) { .diff-grid { grid-template-columns: 1fr; } }

.diff-item {
  display: flex;
  align-items: flex-start;
  gap: var(--s-3);
  padding: var(--s-3);
  background: var(--white);
  border-radius: var(--r-md);
  border: 1px solid rgba(26,58,82,0.08);
  transition: border-color var(--t-fast);
}
.diff-item:hover { border-color: rgba(31,111,74,0.3); }
.diff-item__num {
  font-family: var(--mono);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--emerald);
  opacity: 0.5;
  flex-shrink: 0;
  line-height: 1;
  padding-top: 3px;
  min-width: 32px;
}
.diff-item__title {
  font-family: var(--serif);
  font-size: 1.0625rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0 0 6px;
  line-height: 1.3;
}
.diff-item__desc {
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
}

/* ============================================================
   PAGE: CONTACT — LAYOUT
   ============================================================ */
.contact-section { background: var(--off-white); }
.contact-layout {
  display: grid;
  grid-template-columns: 1fr 380px;
  gap: var(--s-6);
  align-items: start;
}
@media (max-width: 1100px) { .contact-layout { grid-template-columns: 1fr 320px; } }
@media (max-width: 860px)  { .contact-layout { grid-template-columns: 1fr; } }

/* ============================================================
   PAGE: CONTACT — TABS
   ============================================================ */
.contact-tabs {
  display: flex;
  gap: 4px;
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.12);
  border-radius: var(--r-md);
  padding: 5px;
  margin-bottom: var(--s-4);
}
.contact-tab {
  flex: 1;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--dark-gray);
  background: transparent;
  border: none;
  border-radius: calc(var(--r-md) - 3px);
  padding: 10px 12px;
  cursor: pointer;
  transition: background var(--t-fast), color var(--t-fast);
  white-space: nowrap;
}
.contact-tab svg { flex-shrink: 0; }
.contact-tab:hover { background: var(--navy-03); color: var(--navy); }
.contact-tab.is-active {
  background: var(--navy);
  color: var(--white);
  box-shadow: 0 2px 8px rgba(26,58,82,0.2);
}
@media (max-width: 560px) {
  .contact-tabs { flex-direction: column; }
  .contact-tab  { justify-content: flex-start; }
}

/* ============================================================
   PAGE: CONTACT — FORM PANELS
   ============================================================ */
.contact-form-panel { display: none; }
.contact-form-panel.is-active { display: block; }

.form-panel__intro { margin-bottom: var(--s-4); }
.form-panel__title {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 3vw, 2rem);
  font-weight: 700;
  color: var(--navy);
  margin: 0 0 var(--s-1);
}
.form-panel__desc {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
  max-width: 560px;
}

/* Form grid rows */
.contact-form { display: flex; flex-direction: column; gap: var(--s-3); }
.form-row { display: flex; flex-direction: column; gap: var(--s-2); }
.form-row--2 {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-3);
}
@media (max-width: 600px) { .form-row--2 { grid-template-columns: 1fr; } }
.form-row--submit { gap: var(--s-1); }

/* Field */
.field { display: flex; flex-direction: column; gap: 6px; }
.field__label {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--navy);
}
.field__optional {
  font-weight: 400;
  color: var(--mid-gray);
  font-size: 0.8125rem;
}
.field__input,
.field__select,
.field__textarea {
  font-family: var(--sans);
  font-size: 0.9375rem;
  color: var(--navy);
  background: var(--white);
  border: 1.5px solid rgba(26,58,82,0.18);
  border-radius: var(--r-sm);
  padding: 11px 14px;
  width: 100%;
  transition: border-color var(--t-fast), box-shadow var(--t-fast);
  -webkit-appearance: none;
  appearance: none;
}
.field__input::placeholder,
.field__textarea::placeholder { color: var(--mid-gray); }
.field__input:focus,
.field__select:focus,
.field__textarea:focus {
  outline: none;
  border-color: var(--emerald);
  box-shadow: 0 0 0 3px rgba(31,111,74,0.12);
}
.field__select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' viewBox='0 0 24 24' fill='none' stroke='%231a3a52' stroke-width='2' stroke-linecap='round'%3E%3Cpolyline points='6 9 12 15 18 9'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 12px center;
  padding-right: 36px;
  cursor: pointer;
}
.field__textarea { resize: vertical; min-height: 110px; line-height: 1.6; }

/* Error state */
.field--error .field__input,
.field--error .field__select,
.field--error .field__textarea {
  border-color: #c0392b;
  box-shadow: 0 0 0 3px rgba(192,57,43,0.1);
}
.field__error {
  font-size: 0.8125rem;
  color: #c0392b;
  display: none;
}
.field--error .field__error { display: block; }

/* Submit button loading state */
.btn--submit { position: relative; min-height: 48px; }
.btn-submit__loading {
  display: none;
  align-items: center;
  gap: 8px;
}
.spin {
  animation: spin 0.9s linear infinite;
}
@keyframes spin { to { transform: rotate(360deg); } }

/* Form privacy note */
.form-privacy {
  display: flex;
  align-items: center;
  gap: 6px;
  font-size: 0.8125rem;
  color: var(--mid-gray);
  margin: 0;
}
.form-privacy svg { flex-shrink: 0; color: var(--emerald); }

/* Success message */
.form-success {
  display: none;
  align-items: flex-start;
  gap: var(--s-2);
  background: rgba(31,111,74,0.08);
  border: 1px solid rgba(31,111,74,0.25);
  border-radius: var(--r-sm);
  padding: var(--s-3);
  margin-top: var(--s-2);
}
.form-success.is-shown { display: flex; }
.form-success svg { flex-shrink: 0; color: var(--emerald); margin-top: 2px; }
.form-success strong { font-size: 1rem; color: var(--navy); display: block; margin-bottom: 4px; }
.form-success p { font-size: 0.9rem; color: var(--dark-gray); margin: 0; }

/* ============================================================
   PAGE: CONTACT — SIDEBAR
   ============================================================ */
.contact-sidebar {
  display: flex;
  flex-direction: column;
  gap: var(--s-3);
  position: sticky;
  top: 100px;
}
.contact-info-card,
.contact-next-card,
.contact-markets-card {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-md);
  padding: var(--s-3) var(--s-3);
}
.contact-info-card__title,
.contact-next-card__title,
.contact-markets-card__title {
  font-family: var(--mono);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--navy);
  font-weight: 600;
  margin: 0 0 var(--s-2);
}
.contact-info-list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.contact-info-item {
  display: flex;
  align-items: flex-start;
  gap: var(--s-2);
}
.contact-info-item__icon {
  width: 36px;
  height: 36px;
  background: rgba(31,111,74,0.08);
  border-radius: var(--r-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.contact-info-item__icon svg {
  width: 16px;
  height: 16px;
  stroke: var(--emerald);
}
.contact-info-item__label {
  font-size: 0.75rem;
  font-weight: 600;
  color: var(--mid-gray);
  text-transform: uppercase;
  letter-spacing: 0.08em;
  margin-bottom: 2px;
}
.contact-info-item__value {
  font-size: 0.9rem;
  color: var(--navy);
  line-height: 1.5;
}
.contact-info-item__value a {
  color: var(--navy);
  font-weight: 600;
}
.contact-info-item__value a:hover { color: var(--emerald); }

/* What happens next steps */
.contact-next-steps {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.contact-next-steps li {
  display: flex;
  align-items: flex-start;
  gap: var(--s-2);
}
.contact-next-step__num {
  font-family: var(--mono);
  font-size: 0.875rem;
  font-weight: 700;
  color: var(--emerald);
  flex-shrink: 0;
  padding-top: 1px;
  min-width: 24px;
}
.contact-next-steps strong {
  font-size: 0.875rem;
  color: var(--navy);
  display: block;
  margin-bottom: 2px;
}
.contact-next-steps p {
  font-size: 0.8125rem;
  color: var(--dark-gray);
  margin: 0;
  line-height: 1.5;
}

/* Market tags */
.contact-market-tags {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
}
.contact-market-tag {
  font-family: var(--mono);
  font-size: 0.75rem;
  color: var(--navy);
  background: var(--navy-03);
  border: 1px solid rgba(26,58,82,0.13);
  border-radius: 100px;
  padding: 5px 12px;
  white-space: nowrap;
}

/* ============================================================
   PAGE: MARKETS — WHY FLORIDA STRIP
   ============================================================ */
.florida-why-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .florida-why-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .florida-why-grid { grid-template-columns: 1fr; } }

.fl-why-item {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.08);
  border-radius: var(--r-md);
  padding: var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-1);
}
.fl-why-item__stat {
  font-family: var(--serif);
  font-size: 2.5rem;
  font-weight: 700;
  color: var(--emerald);
  line-height: 1;
}
.fl-why-item__label {
  font-family: var(--mono);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--navy);
  font-weight: 600;
  margin-bottom: var(--s-1);
}
.fl-why-item__desc {
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
}

/* ============================================================
   PAGE: MARKETS — MARKET SECTIONS
   ============================================================ */
.mkt-section { overflow: hidden; }

.mkt-layout {
  display: grid;
  grid-template-columns: 420px 1fr;
  gap: var(--s-6);
  align-items: start;
}
.mkt-layout--flip {
  grid-template-columns: 1fr 420px;
}
@media (max-width: 1024px) {
  .mkt-layout,
  .mkt-layout--flip { grid-template-columns: 1fr; }
  .mkt-layout--flip .mkt-visual { order: -1; }
}

/* ── Visual Panel ── */
.mkt-visual {
  border-radius: var(--r-lg);
  padding: var(--s-5);
  display: flex;
  flex-direction: column;
  gap: var(--s-3);
  min-height: 480px;
  position: relative;
  overflow: hidden;
}
/* Market-specific gradient backgrounds */
.mkt-visual--marion {
  background: linear-gradient(145deg, #0d2b1f 0%, #1a4a30 40%, #0f3522 100%);
}
.mkt-visual--port-charlotte {
  background: linear-gradient(145deg, #0d1f35 0%, #1a3a5c 40%, #0f2848 100%);
}
.mkt-visual--citrus {
  background: linear-gradient(145deg, #1a2d0d 0%, #2e4a1a 40%, #1e380f 100%);
}
.mkt-visual--orlando {
  background: linear-gradient(145deg, #1a1a35 0%, #2d1a52 40%, #1a1040 100%);
}
/* Subtle texture overlay */
.mkt-visual::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at 80% 20%, rgba(201,169,97,0.08) 0%, transparent 60%);
  pointer-events: none;
}

.mkt-visual__badge {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: 100px;
  padding: 6px 14px;
  align-self: flex-start;
}
.mkt-visual__badge--pipeline {
  background: rgba(201,169,97,0.15);
  border-color: rgba(201,169,97,0.25);
}
.mkt-visual__badge-num {
  font-family: var(--mono);
  font-size: 0.75rem;
  font-weight: 700;
  color: var(--gold);
}
.mkt-visual__badge-label {
  font-size: 0.75rem;
  font-weight: 600;
  color: rgba(255,255,255,0.7);
}
.mkt-visual__name {
  font-family: var(--serif);
  font-size: clamp(1.75rem, 3vw, 2.5rem);
  font-weight: 700;
  color: var(--white);
  line-height: 1.1;
}
.mkt-visual__region {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.55);
  margin-top: -8px;
}
.mkt-visual__feat-stat {
  display: flex;
  flex-direction: column;
  gap: 4px;
  margin-top: auto;
}
.mkt-visual__feat-num {
  font-family: var(--serif);
  font-size: clamp(2.5rem, 5vw, 4rem);
  font-weight: 700;
  color: var(--gold);
  line-height: 1;
}
.mkt-visual__feat-sub {
  font-family: var(--mono);
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.6);
  text-transform: uppercase;
  letter-spacing: 0.1em;
}
.mkt-visual__chips {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
}
.mkt-chip {
  font-size: 0.75rem;
  font-weight: 600;
  color: rgba(255,255,255,0.8);
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: 100px;
  padding: 4px 10px;
}
.mkt-visual__props {
  border-top: 1px solid rgba(255,255,255,0.12);
  padding-top: var(--s-2);
  display: flex;
  flex-direction: column;
  gap: var(--s-1);
}
.mkt-visual__props-label {
  font-family: var(--mono);
  font-size: 0.6875rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: rgba(255,255,255,0.4);
}
.mkt-prop-link {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-2);
  background: rgba(255,255,255,0.07);
  border: 1px solid rgba(255,255,255,0.1);
  border-radius: var(--r-sm);
  padding: 10px 14px;
  color: var(--white);
  font-size: 0.875rem;
  font-weight: 600;
  transition: background var(--t-fast), border-color var(--t-fast);
}
.mkt-prop-link:hover {
  background: rgba(255,255,255,0.13);
  border-color: rgba(201,169,97,0.4);
  color: var(--gold);
}
.mkt-prop-link__price {
  font-family: var(--mono);
  font-size: 0.75rem;
  font-weight: 500;
  color: rgba(255,255,255,0.55);
  white-space: nowrap;
}
.mkt-prop-link--pipeline .mkt-prop-link__price { color: var(--gold); opacity: 0.8; }

/* ── Info Panel ── */
.mkt-info { display: flex; flex-direction: column; gap: var(--s-3); }
.mkt-info__title {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 3vw, 2.125rem);
  font-weight: 700;
  color: var(--navy);
  margin: var(--s-1) 0 0;
  line-height: 1.2;
}
.mkt-info__lead {
  font-size: 1rem;
  color: var(--dark-gray);
  line-height: 1.75;
  margin: 0;
}

/* Stats grid inside market section */
.mkt-stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s-2);
}
@media (max-width: 700px) { .mkt-stats-grid { grid-template-columns: repeat(2, 1fr); } }

.mkt-stat {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-sm);
  padding: var(--s-2) var(--s-2);
  text-align: center;
}
.section--navy-tint .mkt-stat { background: rgba(255,255,255,0.7); }
.mkt-stat--gold { border-color: var(--gold); background: rgba(201,169,97,0.06); }
.mkt-stat__num {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 700;
  color: var(--navy);
  line-height: 1.1;
}
.mkt-stat--gold .mkt-stat__num { color: var(--gold); }
.mkt-stat__label {
  font-family: var(--mono);
  font-size: 0.6875rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  color: var(--dark-gray);
  margin-top: 4px;
  line-height: 1.3;
}

/* Reasons list */
.mkt-reasons { display: flex; flex-direction: column; gap: var(--s-2); }
.mkt-reasons__title {
  font-family: var(--mono);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--navy);
  font-weight: 600;
  margin: 0;
}
.mkt-reasons__list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
}
.mkt-reasons__list li {
  display: flex;
  align-items: flex-start;
  gap: 10px;
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.65;
}
.mkt-reasons__list li svg {
  flex-shrink: 0;
  margin-top: 3px;
  color: var(--emerald);
}
.mkt-reasons__list strong { color: var(--navy); }

/* Pipeline note */
.mkt-pipeline-note {
  display: flex;
  align-items: flex-start;
  gap: 10px;
  background: rgba(201,169,97,0.08);
  border: 1px solid rgba(201,169,97,0.2);
  border-radius: var(--r-sm);
  padding: var(--s-2) var(--s-3);
  font-size: 0.875rem;
  color: var(--dark-gray);
  line-height: 1.6;
}
.mkt-pipeline-note svg { flex-shrink: 0; margin-top: 2px; color: var(--gold); }

.mkt-ctas { display: flex; gap: var(--s-2); flex-wrap: wrap; }

/* ============================================================
   PAGE: MARKETS — COMPARISON TABLE
   ============================================================ */
.mkt-compare-wrap { overflow-x: auto; -webkit-overflow-scrolling: touch; }
.mkt-compare-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.9rem;
  min-width: 640px;
}
.mkt-compare-table thead tr {
  background: var(--navy);
  color: var(--white);
}
.mkt-compare-table th {
  padding: 14px 16px;
  text-align: left;
  font-family: var(--mono);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  font-weight: 600;
}
.mkt-compare-table th:first-child { border-radius: var(--r-sm) 0 0 0; }
.mkt-compare-table th:last-child  { border-radius: 0 var(--r-sm) 0 0; }
.mkt-compare-table td {
  padding: 13px 16px;
  border-bottom: 1px solid rgba(26,58,82,0.08);
  color: var(--dark-gray);
  vertical-align: middle;
}
.mkt-compare-table__row-label {
  font-weight: 600;
  color: var(--navy);
  white-space: nowrap;
}
.mkt-compare-table tbody tr:hover { background: rgba(26,58,82,0.03); }
.mkt-compare-table__highlight td { background: rgba(31,111,74,0.05); }
.mkt-compare-table__highlight .mkt-compare-table__row-label { color: var(--emerald); }

.mkt-badge {
  display: inline-block;
  font-family: var(--mono);
  font-size: 0.75rem;
  font-weight: 700;
  border-radius: 100px;
  padding: 3px 10px;
}
.mkt-badge--high     { background: rgba(31,111,74,0.1);  color: var(--emerald); }
.mkt-badge--mid      { background: rgba(26,58,82,0.08);  color: var(--navy); }
.mkt-badge--pipeline { background: rgba(201,169,97,0.12); color: #a07c3a; }

/* ============================================================
   PAGE: FINANCING — WHY GRID
   ============================================================ */
.fin-why-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
}
@media (max-width: 900px) { .fin-why-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .fin-why-grid { grid-template-columns: 1fr; } }

.fin-why-item {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.08);
  border-radius: var(--r-md);
  padding: var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-2);
  transition: transform var(--t-base), box-shadow var(--t-base);
}
.fin-why-item:hover { transform: translateY(-3px); box-shadow: var(--sh-md); }
.fin-why-item__icon {
  width: 48px; height: 48px;
  background: rgba(31,111,74,0.1);
  border-radius: var(--r-sm);
  display: flex; align-items: center; justify-content: center;
}
.fin-why-item__icon svg { width: 24px; height: 24px; stroke: var(--emerald); }
.fin-why-item h4 {
  font-family: var(--serif);
  font-size: 1.125rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.fin-why-item p {
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
}

/* ============================================================
   PAGE: FINANCING — PROGRAM CARDS
   ============================================================ */
.fin-programs-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--s-4);
  align-items: start;
}
@media (max-width: 960px) { .fin-programs-grid { grid-template-columns: 1fr; max-width: 520px; margin: 0 auto; } }

.fin-program-card {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-lg);
  padding: var(--s-4);
  display: flex;
  flex-direction: column;
  gap: var(--s-3);
}
.fin-program-card--featured {
  border-color: var(--emerald);
  box-shadow: 0 0 0 1px rgba(31,111,74,0.15), var(--sh-md);
}
.fin-program-card__eyebrow {
  font-family: var(--mono);
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--emerald);
  font-weight: 600;
}
.fin-program-card--featured .fin-program-card__eyebrow { color: var(--emerald); }
.fin-program-card__icon {
  width: 52px; height: 52px;
  background: rgba(31,111,74,0.1);
  border-radius: var(--r-sm);
  display: flex; align-items: center; justify-content: center;
}
.fin-program-card--featured .fin-program-card__icon { background: var(--emerald); }
.fin-program-card__icon svg { width: 26px; height: 26px; stroke: var(--emerald); }
.fin-program-card--featured .fin-program-card__icon svg { stroke: var(--white); }
.fin-program-card__title {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
  line-height: 1.25;
}
.fin-program-card__desc {
  font-size: 0.9rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0;
}
.fin-program-card__terms {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  border-top: 1px solid rgba(26,58,82,0.08);
  padding-top: var(--s-2);
  flex: 1;
}
.fin-program-card__terms li {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  gap: var(--s-2);
  padding: 9px 0;
  border-bottom: 1px solid rgba(26,58,82,0.06);
  font-size: 0.875rem;
}
.fin-program-card__terms li:last-child { border-bottom: none; }
.fin-term__label {
  font-weight: 600;
  color: var(--navy);
  white-space: nowrap;
  flex-shrink: 0;
}
.fin-term__value {
  color: var(--dark-gray);
  text-align: right;
  font-size: 0.8375rem;
}

/* ============================================================
   PAGE: FINANCING — PROCESS STEPS
   ============================================================ */
.fin-process {
  max-width: 760px;
  margin: 0 auto;
  display: flex;
  flex-direction: column;
  gap: 0;
  position: relative;
}
.fin-process__track {
  position: absolute;
  left: 27px;
  top: 40px;
  bottom: 40px;
  width: 2px;
  background: linear-gradient(to bottom, var(--emerald), rgba(31,111,74,0.15));
}
.fin-step {
  display: flex;
  gap: var(--s-4);
  align-items: flex-start;
  padding: var(--s-3) 0;
  position: relative;
}
.fin-step__num {
  width: 56px;
  height: 56px;
  border-radius: 50%;
  background: var(--emerald);
  color: var(--white);
  font-family: var(--mono);
  font-size: 0.875rem;
  font-weight: 700;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  position: relative;
  z-index: 1;
  box-shadow: 0 0 0 4px var(--off-white), 0 0 0 6px rgba(31,111,74,0.2);
}
.section--navy-tint .fin-step__num {
  box-shadow: 0 0 0 4px var(--navy-03), 0 0 0 6px rgba(31,111,74,0.2);
}
.fin-step__content {
  flex: 1;
  padding-top: 12px;
  padding-bottom: var(--s-3);
}
.fin-step__title {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0 0 var(--s-1);
}
.fin-step__desc {
  font-size: 0.9375rem;
  color: var(--dark-gray);
  line-height: 1.7;
  margin: 0 0 var(--s-2);
}
.fin-step__action { margin-top: var(--s-1); }
.fin-step__meta {
  display: flex;
  flex-wrap: wrap;
  gap: var(--s-2);
  margin-top: var(--s-1);
}
.fin-step__meta span {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.8375rem;
  color: var(--dark-gray);
  font-weight: 500;
}
.fin-step__meta svg { color: var(--emerald); flex-shrink: 0; }
.fin-step__docs {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  margin-top: var(--s-1);
}
.fin-doc-tag {
  display: inline-flex;
  align-items: center;
  gap: 5px;
  font-size: 0.8125rem;
  color: var(--navy);
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.14);
  border-radius: var(--r-sm);
  padding: 5px 10px;
}
.section--navy-tint .fin-doc-tag { background: rgba(255,255,255,0.7); }
.fin-doc-tag svg { color: var(--emerald); flex-shrink: 0; }

/* ============================================================
   PAGE: FINANCING — PAYMENT PHASES
   ============================================================ */
.fin-phases-layout {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-5);
  align-items: start;
}
@media (max-width: 860px) { .fin-phases-layout { grid-template-columns: 1fr; } }

.fin-phases-col {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-lg);
  overflow: hidden;
}
.fin-phases-col--preconstruction {
  border-color: var(--gold);
  box-shadow: 0 0 0 1px rgba(201,169,97,0.15);
}
.fin-phases-col__header {
  background: var(--navy);
  padding: var(--s-4) var(--s-4) var(--s-3);
  color: var(--white);
}
.fin-phases-col--preconstruction .fin-phases-col__header { background: linear-gradient(135deg, #1a3a52 0%, #2d1a0a 100%); }
.fin-phases-col__header h3 {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 700;
  color: var(--white);
  margin: 0 0 4px;
}
.fin-phases-col__header p {
  font-family: var(--mono);
  font-size: 0.75rem;
  color: rgba(255,255,255,0.5);
  margin: 0;
}
.fin-phases-list {
  padding: var(--s-3) var(--s-3);
  display: flex;
  flex-direction: column;
  gap: 0;
}
.fin-phase-item {
  display: flex;
  gap: var(--s-2);
  align-items: flex-start;
  padding-bottom: var(--s-3);
  position: relative;
}
.fin-phase-item__line {
  position: absolute;
  left: 9px;
  top: 20px;
  bottom: 0;
  width: 2px;
  background: rgba(26,58,82,0.1);
}
.fin-phase-item__line--last { display: none; }
.fin-phase-item__dot {
  width: 20px; height: 20px;
  border-radius: 50%;
  background: var(--navy);
  border: 3px solid var(--white);
  box-shadow: 0 0 0 2px var(--navy);
  flex-shrink: 0;
  margin-top: 2px;
  position: relative;
  z-index: 1;
}
.fin-phase-item__dot--active { background: var(--emerald); box-shadow: 0 0 0 2px var(--emerald); }
.fin-phase-item__dot--gold   { background: var(--gold);    box-shadow: 0 0 0 2px var(--gold); }
.fin-phase-item__body { flex: 1; }
.fin-phase-item__step {
  font-family: var(--mono);
  font-size: 0.6875rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--mid-gray);
  font-weight: 600;
  margin-bottom: 2px;
}
.fin-phase-item__title {
  font-size: 0.9375rem;
  font-weight: 700;
  color: var(--navy);
  margin-bottom: 2px;
}
.fin-phase-item__amount {
  font-family: var(--mono);
  font-size: 1rem;
  font-weight: 700;
  color: var(--emerald);
  margin-bottom: var(--s-1);
}
.fin-phases-col--preconstruction .fin-phase-item__amount { color: var(--gold); }
.fin-phase-item__desc {
  font-size: 0.875rem;
  color: var(--dark-gray);
  line-height: 1.65;
  margin: 0;
}
.fin-phases-col__cta {
  padding: 0 var(--s-3) var(--s-3);
}

/* ============================================================
   PAGE: FINANCING — QUALIFICATIONS
   ============================================================ */
.fin-qualify-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--s-5);
  align-items: start;
}
@media (max-width: 760px) { .fin-qualify-grid { grid-template-columns: 1fr; } }

.fin-qualify-col {
  background: var(--white);
  border: 1px solid rgba(26,58,82,0.1);
  border-radius: var(--r-lg);
  overflow: hidden;
}
.fin-qualify-col__header {
  display: flex;
  align-items: center;
  gap: var(--s-2);
  padding: var(--s-3) var(--s-3) var(--s-3);
  border-bottom: 1px solid rgba(26,58,82,0.08);
}
.fin-qualify-col__header h3 {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--navy);
  margin: 0;
}
.fin-qualify-col__icon {
  width: 40px; height: 40px;
  border-radius: var(--r-sm);
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
}
.fin-qualify-col__icon--yes { background: rgba(31,111,74,0.1); }
.fin-qualify-col__icon--yes svg { width: 20px; height: 20px; stroke: var(--emerald); }
.fin-qualify-col__icon--req { background: rgba(26,58,82,0.08); }
.fin-qualify-col__icon--req svg { width: 20px; height: 20px; stroke: var(--navy); }

.fin-qualify-list {
  list-style: none;
  padding: var(--s-3);
  margin: 0;
  display: flex;
  flex-direction: column;
}
.fin-qualify-list li {
  padding: 9px 0;
  border-bottom: 1px solid rgba(26,58,82,0.06);
  font-size: 0.9rem;
  color: var(--dark-gray);
  display: flex;
  align-items: flex-start;
  gap: 10px;
  line-height: 1.5;
}
.fin-qualify-list li::before {
  content: '✓';
  color: var(--emerald);
  font-weight: 700;
  font-size: 0.875rem;
  flex-shrink: 0;
  margin-top: 1px;
}
.fin-qualify-list li:last-child { border-bottom: none; }
.fin-qualify-list--req li { flex-direction: column; gap: 3px; }
.fin-qualify-list--req li::before { display: none; }
.fin-req-label {
  font-family: var(--mono);
  font-size: 0.6875rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--emerald);
  font-weight: 600;
}
.fin-qualify-note {
  display: flex;
  align-items: flex-start;
  gap: 8px;
  background: rgba(201,169,97,0.08);
  border-top: 1px solid rgba(201,169,97,0.2);
  padding: var(--s-2) var(--s-3);
  font-size: 0.8375rem;
  color: var(--dark-gray);
  line-height: 1.6;
}
.fin-qualify-note svg { flex-shrink: 0; color: var(--gold); margin-top: 2px; }