/* =========================================================================
   MAHIR ASSOCIATE — Property Investment Advisory
   Design system: deep emerald · warm ivory · dark graphite · brass
   One typeface throughout: Hanken Grotesk
   ========================================================================= */

:root {
  /* --- Core palette (OKLCH) --- */
  --ivory:        oklch(0.963 0.013 84);
  --ivory-soft:   oklch(0.945 0.016 84);
  --ivory-deep:   oklch(0.922 0.018 84);

  --emerald:      oklch(0.345 0.066 168);
  --emerald-deep: oklch(0.262 0.052 168);
  --emerald-mid:  oklch(0.430 0.072 168);
  --emerald-tint: oklch(0.930 0.022 168);

  --graphite:     oklch(0.235 0.008 245);
  --graphite-2:   oklch(0.190 0.008 245);
  --graphite-3:   oklch(0.155 0.007 245);

  --brass:        oklch(0.760 0.098 79);
  --brass-deep:   oklch(0.660 0.099 72);
  --brass-soft:   oklch(0.840 0.060 82);

  /* --- Semantic --- */
  --bg:           var(--ivory);
  --surface:      var(--ivory-soft);
  --ink:          oklch(0.245 0.012 200);
  --ink-soft:     oklch(0.430 0.014 200);
  --ink-faint:    oklch(0.560 0.012 200);
  --line:         oklch(0.860 0.012 84);
  --line-strong:  oklch(0.790 0.013 84);

  --on-dark:        oklch(0.948 0.012 84);
  --on-dark-soft:   oklch(0.800 0.012 120);
  --on-dark-faint:  oklch(0.660 0.012 120);

  /* --- Type --- */
  --font: "Hanken Grotesk", system-ui, -apple-system, "Segoe UI", sans-serif;

  --step--1: clamp(0.82rem, 0.80rem + 0.10vw, 0.90rem);
  --step-0:  clamp(1.00rem, 0.97rem + 0.16vw, 1.10rem);
  --step-1:  clamp(1.22rem, 1.14rem + 0.40vw, 1.50rem);
  --step-2:  clamp(1.55rem, 1.38rem + 0.85vw, 2.20rem);
  --step-3:  clamp(2.00rem, 1.65rem + 1.75vw, 3.25rem);
  --step-4:  clamp(2.55rem, 1.95rem + 3.00vw, 4.75rem);
  --step-5:  clamp(3.10rem, 2.10rem + 5.00vw, 5.90rem);

  /* --- Spacing & shape --- */
  --shell: min(1240px, 92vw);
  --shell-wide: min(1440px, 95vw);
  --radius: 4px;
  --radius-lg: 10px;

  --shadow-sm: 0 1px 2px oklch(0.235 0.008 245 / 0.06), 0 2px 8px oklch(0.235 0.008 245 / 0.05);
  --shadow-md: 0 8px 30px oklch(0.235 0.008 245 / 0.10), 0 2px 8px oklch(0.235 0.008 245 / 0.06);
  --shadow-lg: 0 30px 70px oklch(0.235 0.008 245 / 0.22);

  --ease: cubic-bezier(0.22, 1, 0.36, 1);          /* ease-out-quint */
  --ease-soft: cubic-bezier(0.33, 1, 0.68, 1);

  /* z-scale */
  --z-base: 1;
  --z-sticky: 100;
  --z-nav: 200;
  --z-overlay: 300;
}

/* ----------------------------------------------------------------- reset */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  font-family: var(--font);
  font-size: var(--step-0);
  line-height: 1.6;
  color: var(--ink);
  background: var(--bg);
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: none; background: none; color: inherit; }
ul, ol { list-style: none; padding: 0; }
:focus-visible { outline: 2px solid var(--brass-deep); outline-offset: 3px; border-radius: 2px; }

h1, h2, h3, h4 {
  line-height: 1.06;
  font-weight: 700;
  letter-spacing: -0.022em;
  text-wrap: balance;
  color: var(--ink);
}
p { text-wrap: pretty; }

.shell { width: var(--shell); margin-inline: auto; }
.shell-wide { width: var(--shell-wide); margin-inline: auto; }

/* shared editorial bits -------------------------------------------------- */
.tag {
  display: inline-flex; align-items: center; gap: 0.55em;
  font-size: var(--step--1);
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--emerald);
}
.tag::before {
  content: ""; width: 26px; height: 1.5px; background: var(--brass-deep);
}
.tag--dark { color: var(--brass-soft); }
.tag--dark::before { background: var(--brass); }

.lead {
  font-size: var(--step-1);
  line-height: 1.45;
  color: var(--ink-soft);
  font-weight: 400;
  max-width: 56ch;
}
.measure { max-width: 64ch; }

/* ============================================================== HEADER === */
.site-header {
  position: fixed; inset: 0 0 auto 0;
  z-index: var(--z-nav);
  transition: background 0.4s var(--ease), box-shadow 0.4s var(--ease), border-color 0.4s var(--ease);
  border-bottom: 1px solid transparent;
}
.site-header .shell-wide {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1.5rem; padding-block: 1.15rem;
}
.site-header.scrolled {
  background: oklch(0.963 0.013 84 / 0.88);
  backdrop-filter: blur(14px) saturate(140%);
  -webkit-backdrop-filter: blur(14px) saturate(140%);
  border-bottom-color: var(--line);
  box-shadow: var(--shadow-sm);
}

.brand { display: flex; align-items: center; gap: 0.7rem; color: var(--on-dark); transition: color 0.4s var(--ease); }
.site-header.scrolled .brand { color: var(--ink); }
.brand-mark {
  width: 40px; height: 40px; flex: none;
  display: grid; place-items: center;
  border: 1.5px solid var(--brass);
  color: var(--brass);
  font-weight: 800; font-size: 1.15rem; letter-spacing: -0.04em;
  border-radius: 3px;
}
.brand-text { display: flex; flex-direction: column; line-height: 1.05; }
.brand-text strong { font-size: 1.06rem; font-weight: 700; letter-spacing: 0.04em; }
.brand-text em { font-style: normal; font-size: 0.66rem; letter-spacing: 0.34em; text-transform: uppercase; opacity: 0.72; }

.nav-links { display: flex; align-items: center; gap: clamp(0.9rem, 2vw, 1.9rem); }
.nav-links a {
  font-size: 0.92rem; font-weight: 500; letter-spacing: 0.01em;
  color: var(--on-dark-soft); position: relative; padding-block: 0.3rem;
  transition: color 0.3s var(--ease);
}
.site-header.scrolled .nav-links a { color: var(--ink-soft); }
.nav-links a::after {
  content: ""; position: absolute; left: 0; bottom: -1px; height: 1.5px; width: 0;
  background: var(--brass-deep); transition: width 0.35s var(--ease);
}
.nav-links a:hover { color: var(--brass); }
.site-header.scrolled .nav-links a:hover { color: var(--emerald); }
.nav-links a:hover::after { width: 100%; }
.nav-privacy { color: var(--brass-soft) !important; }
.site-header.scrolled .nav-privacy { color: var(--brass-deep) !important; }

.header-cta {
  display: inline-flex; align-items: center; gap: 0.5rem;
  font-weight: 600; font-size: 0.92rem;
  padding: 0.62rem 1.2rem; border-radius: 999px;
  background: var(--brass); color: var(--graphite-2);
  border: 1px solid transparent;
  transition: transform 0.3s var(--ease), background 0.3s var(--ease), box-shadow 0.3s var(--ease);
}
.header-cta:hover { background: var(--brass-soft); transform: translateY(-2px); box-shadow: 0 10px 24px oklch(0.66 0.099 72 / 0.4); }

.nav-toggle { display: none; width: 44px; height: 44px; flex-direction: column; justify-content: center; gap: 5px; align-items: center; }
.nav-toggle span { width: 24px; height: 2px; background: var(--on-dark); transition: transform 0.35s var(--ease), opacity 0.25s; }
.site-header.scrolled .nav-toggle span { background: var(--ink); }

/* ================================================================ BUTTONS */
.btn {
  display: inline-flex; align-items: center; gap: 0.65rem;
  font-weight: 600; font-size: var(--step-0);
  padding: 0.92rem 1.7rem; border-radius: 999px;
  transition: transform 0.3s var(--ease), background 0.3s var(--ease), color 0.3s var(--ease), box-shadow 0.3s var(--ease), border-color 0.3s var(--ease);
  border: 1px solid transparent; will-change: transform;
}
.btn svg { transition: transform 0.35s var(--ease); }
.btn:hover svg { transform: translateX(4px); }
.btn-primary { background: var(--emerald); color: var(--on-dark); }
.btn-primary:hover { background: var(--emerald-deep); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-brass { background: var(--brass); color: var(--graphite-2); }
.btn-brass:hover { background: var(--brass-soft); transform: translateY(-2px); box-shadow: 0 14px 30px oklch(0.66 0.099 72 / 0.35); }
.btn-ghost { border-color: currentColor; color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: var(--ivory); transform: translateY(-2px); }
.btn-ghost-light { border-color: oklch(0.8 0.012 120 / 0.5); color: var(--on-dark); }
.btn-ghost-light:hover { background: var(--on-dark); color: var(--graphite-2); border-color: var(--on-dark); }

/* ================================================================== HERO */
.hero {
  position: relative; min-height: 100svh; display: flex; flex-direction: column;
  color: var(--on-dark); overflow: hidden;
  padding-top: 5.5rem;
}
.hero-bg { position: absolute; inset: 0; z-index: 0; }
.hero-bg img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); }
.hero-bg::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(180deg, oklch(0.18 0.02 250 / 0.55) 0%, oklch(0.18 0.02 250 / 0.20) 35%, oklch(0.16 0.03 168 / 0.78) 100%),
    linear-gradient(90deg, oklch(0.16 0.03 168 / 0.55) 0%, transparent 55%);
}
.hero-inner {
  position: relative; z-index: 1; flex: 1;
  display: flex; flex-direction: column; justify-content: space-between;
  padding-block: clamp(1.5rem, 4vh, 3rem);
}

.masthead {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1rem; flex-wrap: wrap;
  padding-bottom: 1.4rem; border-bottom: 1px solid oklch(0.8 0.012 120 / 0.28);
  font-size: 0.78rem; letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--on-dark-soft);
}
.masthead .issue { color: var(--brass-soft); font-weight: 600; }

.hero-headline { margin-top: auto; }
.hero-headline h1 {
  font-size: var(--step-5); font-weight: 700; letter-spacing: -0.035em;
  color: var(--on-dark); line-height: 0.98; max-width: 13ch;
}
.hero-headline h1 .accent { color: var(--brass); font-style: italic; font-weight: 600; }
.hero-sub {
  margin-top: 1.6rem; max-width: 50ch;
  font-size: var(--step-1); line-height: 1.5; color: var(--on-dark-soft); font-weight: 400;
}
.hero-actions { margin-top: 2.2rem; display: flex; gap: 1rem; flex-wrap: wrap; }

.hero-rail {
  margin-top: clamp(2rem, 5vh, 3.5rem);
  display: grid; grid-template-columns: repeat(4, 1fr);
  gap: 1px; background: oklch(0.8 0.012 120 / 0.22);
  border: 1px solid oklch(0.8 0.012 120 / 0.22); border-radius: var(--radius);
  overflow: hidden;
}
.hero-rail .cell {
  background: oklch(0.16 0.03 168 / 0.30);
  backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px);
  padding: 1.1rem 1.3rem;
}
.hero-rail .num { font-size: clamp(1.5rem, 1rem + 1.6vw, 2.1rem); font-weight: 700; color: var(--on-dark); letter-spacing: -0.02em; }
.hero-rail .num span { color: var(--brass); }
.hero-rail .lbl { font-size: 0.78rem; letter-spacing: 0.04em; color: var(--on-dark-soft); margin-top: 0.25rem; }

/* ============================================================== SECTIONS */
section { position: relative; }
.band { padding-block: clamp(4.5rem, 9vw, 8rem); }
.band-dark { background: var(--graphite); color: var(--on-dark); }
.band-emerald { background: var(--emerald-deep); color: var(--on-dark); }
.band-tint { background: var(--ivory-soft); }

.sec-head { max-width: 60ch; }
.sec-head h2 { font-size: var(--step-4); margin-top: 1rem; }
.band-dark .sec-head h2, .band-emerald .sec-head h2 { color: var(--on-dark); }
.band-dark h2, .band-emerald h2 { color: var(--on-dark); }
.sec-head .lead { margin-top: 1.3rem; }
.band-dark .lead, .band-emerald .lead { color: var(--on-dark-soft); }

/* reveal (enhances already-visible content) ----------------------------- */
.reveal { opacity: 0; transform: translateY(26px); transition: opacity 0.8s var(--ease), transform 0.8s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.reveal-d1 { transition-delay: 0.08s; }
.reveal-d2 { transition-delay: 0.16s; }
.reveal-d3 { transition-delay: 0.24s; }
.reveal-d4 { transition-delay: 0.32s; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
}

/* ===================================================== ADVISORY (intro) === */
.advisory .split {
  display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(2rem, 5vw, 5rem); align-items: center;
}
.advisory-figure { position: relative; }
.advisory-figure .frame {
  position: relative; border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg);
}
.advisory-figure .frame img { width: 100%; aspect-ratio: 4/5; object-fit: cover; }
.advisory-figure .badge {
  position: absolute; left: -1.5rem; bottom: 2.2rem;
  background: var(--ivory); color: var(--ink);
  padding: 1.2rem 1.5rem; border-radius: var(--radius);
  box-shadow: var(--shadow-md); border: 1px solid var(--line);
  max-width: 240px;
}
.advisory-figure .badge .v { font-size: 2rem; font-weight: 700; color: var(--emerald); letter-spacing: -0.02em; }
.advisory-figure .badge .t { font-size: 0.86rem; color: var(--ink-soft); margin-top: 0.2rem; }

.pillars { margin-top: 2.4rem; display: grid; gap: 0; }
.pillar {
  display: grid; grid-template-columns: auto 1fr; gap: 1.2rem; align-items: start;
  padding-block: 1.5rem; border-top: 1px solid var(--line);
}
.pillar:last-child { border-bottom: 1px solid var(--line); }
.pillar .ix { font-size: 0.82rem; font-weight: 700; color: var(--brass-deep); letter-spacing: 0.1em; padding-top: 0.35rem; }
.pillar h3 { font-size: var(--step-1); letter-spacing: -0.02em; }
.pillar p { margin-top: 0.45rem; color: var(--ink-soft); font-size: 0.98rem; max-width: 46ch; }

/* =================================================== INVESTMENT DASHBOARD === */
.dash {
  display: grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(2rem, 4vw, 4rem); align-items: stretch;
  margin-top: 3rem;
}
.dash-copy { align-self: center; }
.dash-copy .feature-img {
  margin-top: 2rem; border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg);
  border: 1px solid oklch(0.8 0.012 120 / 0.15);
}
.dash-copy .feature-img img { width: 100%; aspect-ratio: 16/10; object-fit: cover; }

.panel {
  background: var(--graphite-2); border: 1px solid oklch(0.8 0.012 120 / 0.12);
  border-radius: var(--radius-lg); padding: clamp(1.4rem, 3vw, 2.2rem);
  display: grid; gap: 1.6rem; align-content: start;
  box-shadow: var(--shadow-lg);
}
.panel-head { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; flex-wrap: wrap; }
.panel-head h3 { font-size: var(--step-1); color: var(--on-dark); }
.panel-head .live { font-size: 0.74rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brass-soft); display: inline-flex; align-items: center; gap: 0.5rem; }
.panel-head .live .dot { width: 7px; height: 7px; border-radius: 50%; background: var(--brass); box-shadow: 0 0 0 0 oklch(0.76 0.098 79 / 0.6); animation: pulse 2.4s var(--ease) infinite; }
@keyframes pulse { 0% { box-shadow: 0 0 0 0 oklch(0.76 0.098 79 / 0.55); } 70% { box-shadow: 0 0 0 9px oklch(0.76 0.098 79 / 0); } 100% { box-shadow: 0 0 0 0 oklch(0.76 0.098 79 / 0); } }
@media (prefers-reduced-motion: reduce) { .panel-head .live .dot { animation: none; } }

.chart-wrap { position: relative; }
.chart-wrap svg { width: 100%; height: auto; display: block; overflow: visible; }
.chart-line { fill: none; stroke: var(--brass); stroke-width: 2.5; stroke-linecap: round; stroke-linejoin: round; }
.chart-area { fill: url(#areaFill); opacity: 0.85; }
.chart-grid { stroke: oklch(0.8 0.012 120 / 0.10); stroke-width: 1; }
.chart-axis-label { fill: var(--on-dark-faint); font-size: 11px; font-family: var(--font); letter-spacing: 0.04em; }
.chart-dot { fill: var(--graphite-2); stroke: var(--brass); stroke-width: 2.5; }

.metric-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: oklch(0.8 0.012 120 / 0.12); border-radius: var(--radius); overflow: hidden; }
.metric { background: var(--graphite-2); padding: 1.1rem 1.2rem; }
.metric .v { font-size: 1.6rem; font-weight: 700; color: var(--on-dark); letter-spacing: -0.02em; }
.metric .v small { font-size: 0.9rem; color: var(--brass-soft); font-weight: 600; }
.metric .k { font-size: 0.76rem; color: var(--on-dark-faint); letter-spacing: 0.05em; margin-top: 0.25rem; }

.bars { display: grid; gap: 0.85rem; }
.bar-row { display: grid; grid-template-columns: 120px 1fr auto; gap: 1rem; align-items: center; }
.bar-row .name { font-size: 0.86rem; color: var(--on-dark-soft); }
.bar-track { height: 8px; background: oklch(0.8 0.012 120 / 0.10); border-radius: 999px; overflow: hidden; }
.bar-fill { height: 100%; border-radius: 999px; background: linear-gradient(90deg, var(--emerald-mid), var(--brass)); width: 0; transition: width 1.2s var(--ease); }
.bar-row .val { font-size: 0.86rem; font-weight: 700; color: var(--brass-soft); font-variant-numeric: tabular-nums; }

/* ================================================= RESIDENTIAL OPPORTUNITIES */
.res-grid {
  margin-top: 3rem; display: grid;
  grid-template-columns: repeat(2, 1fr);
  grid-auto-rows: 1fr; gap: clamp(1.2rem, 2.5vw, 2rem);
}
.res-grid .estate:first-child { grid-column: 1 / -1; }
.estate {
  position: relative; border-radius: var(--radius-lg); overflow: hidden;
  color: var(--on-dark); display: flex; isolation: isolate; min-height: 320px;
  box-shadow: var(--shadow-md);
}
.estate:first-child { min-height: 440px; }
.estate img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 0.9s var(--ease); }
.estate::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, oklch(0.16 0.03 168 / 0.1) 30%, oklch(0.13 0.02 250 / 0.85) 100%); }
.estate:hover img { transform: scale(1.05); }
.estate-body { margin-top: auto; padding: clamp(1.4rem, 3vw, 2.1rem); width: 100%; }
.estate-meta { display: flex; gap: 0.8rem; align-items: center; font-size: 0.78rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--brass-soft); margin-bottom: 0.7rem; }
.estate-meta .pill { border: 1px solid oklch(0.84 0.06 82 / 0.4); padding: 0.2rem 0.6rem; border-radius: 999px; }
.estate h3 { font-size: var(--step-2); color: var(--on-dark); }
.estate .loc { margin-top: 0.4rem; color: var(--on-dark-soft); font-size: 0.95rem; }
.estate .figs { margin-top: 1.1rem; display: flex; gap: 1.6rem; flex-wrap: wrap; }
.estate .figs div { display: flex; flex-direction: column; }
.estate .figs .n { font-weight: 700; font-size: 1.1rem; color: var(--on-dark); }
.estate .figs .l { font-size: 0.74rem; color: var(--on-dark-faint); letter-spacing: 0.04em; }

/* ===================================================== MARKET INSIGHTS === */
.insights-grid { margin-top: 3rem; display: grid; grid-template-columns: repeat(auto-fit, minmax(290px, 1fr)); gap: clamp(1.4rem, 3vw, 2.4rem); }
.article { display: flex; flex-direction: column; }
.article .thumb { border-radius: var(--radius-lg); overflow: hidden; aspect-ratio: 3/2; }
.article .thumb img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--ease); }
.article:hover .thumb img { transform: scale(1.05); }
.article .kicker { margin-top: 1.3rem; font-size: 0.78rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brass-deep); font-weight: 600; }
.band-dark .article .kicker { color: var(--brass-soft); }
.article h3 { margin-top: 0.6rem; font-size: var(--step-2); }
.band-dark .article h3 { color: var(--on-dark); }
.article p { margin-top: 0.7rem; color: var(--ink-soft); font-size: 0.97rem; }
.band-dark .article p { color: var(--on-dark-soft); }
.article .more { margin-top: 1rem; font-weight: 600; color: var(--emerald); display: inline-flex; gap: 0.4rem; align-items: center; font-size: 0.92rem; }
.band-dark .article .more { color: var(--brass-soft); }
.article .more svg { transition: transform 0.3s var(--ease); }
.article:hover .more svg { transform: translateX(4px); }

.trend-strip {
  margin-top: 3.4rem; padding: clamp(1.6rem, 3vw, 2.4rem);
  border: 1px solid oklch(0.8 0.012 120 / 0.14); border-radius: var(--radius-lg);
  display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 1px;
  background: oklch(0.8 0.012 120 / 0.12); overflow: hidden;
}
.trend-strip .ts { background: var(--graphite); padding: 1.3rem 1.4rem; }
.trend-strip .ts .v { font-size: clamp(1.6rem, 1rem + 1.6vw, 2.2rem); font-weight: 700; color: var(--on-dark); letter-spacing: -0.02em; }
.trend-strip .ts .v .up { color: var(--brass); font-size: 0.95rem; }
.trend-strip .ts .k { font-size: 0.82rem; color: var(--on-dark-faint); margin-top: 0.3rem; }

/* ===================================================== LOCATION / MAP === */
.loc-wrap { display: grid; grid-template-columns: 1.25fr 0.75fr; gap: clamp(2rem, 4vw, 3.5rem); margin-top: 3rem; align-items: stretch; }
.map-card {
  position: relative; border-radius: var(--radius-lg); overflow: hidden;
  background: var(--emerald-deep); border: 1px solid oklch(0.84 0.06 82 / 0.18);
  box-shadow: var(--shadow-lg); min-height: 460px;
}
.map-card svg { width: 100%; height: 100%; display: block; }
.map-legend { position: absolute; left: 1.2rem; bottom: 1.2rem; background: oklch(0.16 0.03 168 / 0.78); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); border: 1px solid oklch(0.84 0.06 82 / 0.22); border-radius: var(--radius); padding: 0.9rem 1.1rem; }
.map-legend .row { display: flex; align-items: center; gap: 0.6rem; font-size: 0.8rem; color: var(--on-dark-soft); }
.map-legend .row + .row { margin-top: 0.45rem; }
.map-legend .swatch { width: 12px; height: 12px; border-radius: 3px; }
.map-pin { cursor: default; }
.map-pin circle { transition: r 0.3s var(--ease); }
.map-label { fill: var(--on-dark); font-family: var(--font); font-size: 13px; font-weight: 600; letter-spacing: -0.01em; }
.map-sub { fill: var(--brass-soft); font-family: var(--font); font-size: 10.5px; letter-spacing: 0.02em; }

.zone-list { display: grid; gap: 0; align-content: start; }
.zone {
  display: grid; grid-template-columns: 1fr auto; gap: 0.4rem 1rem; align-items: center;
  padding-block: 1.15rem; border-top: 1px solid var(--line); cursor: default;
}
.band-dark .zone { border-top-color: oklch(0.8 0.012 120 / 0.14); }
.zone:last-child { border-bottom: 1px solid var(--line); }
.band-dark .zone:last-child { border-bottom-color: oklch(0.8 0.012 120 / 0.14); }
.zone .zn { font-size: var(--step-1); letter-spacing: -0.02em; }
.band-dark .zone .zn { color: var(--on-dark); }
.zone .zg { text-align: right; font-weight: 700; color: var(--emerald); font-variant-numeric: tabular-nums; }
.band-dark .zone .zg { color: var(--brass-soft); }
.zone .zd { grid-column: 1 / -1; font-size: 0.9rem; color: var(--ink-soft); }
.band-dark .zone .zd { color: var(--on-dark-soft); }

/* ========================================================= PROCESS === */
.process { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.process-figure { border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.process-figure img { width: 100%; aspect-ratio: 4/5; object-fit: cover; }
.steps { display: grid; gap: 0; counter-reset: step; }
.step { display: grid; grid-template-columns: auto 1fr; gap: 1.4rem; padding-block: 1.6rem; border-top: 1px solid var(--line); position: relative; }
.step:last-child { border-bottom: 1px solid var(--line); }
.step .dot {
  counter-increment: step; width: 46px; height: 46px; border-radius: 50%;
  border: 1.5px solid var(--brass-deep); color: var(--emerald);
  display: grid; place-items: center; font-weight: 700; font-size: 1.1rem;
  transition: background 0.4s var(--ease), color 0.4s var(--ease), border-color 0.4s var(--ease);
}
.step .dot::before { content: counter(step, decimal-leading-zero); }
.step:hover .dot { background: var(--emerald); color: var(--ivory); border-color: var(--emerald); }
.step h3 { font-size: var(--step-1); }
.step p { margin-top: 0.4rem; color: var(--ink-soft); font-size: 0.97rem; max-width: 52ch; }

/* process sits on the emerald band — light treatment */
.band-emerald .step { border-top-color: oklch(0.84 0.06 82 / 0.18); }
.band-emerald .step:last-child { border-bottom-color: oklch(0.84 0.06 82 / 0.18); }
.band-emerald .step h3 { color: var(--on-dark); }
.band-emerald .step p { color: var(--on-dark-soft); }
.band-emerald .step .dot { color: var(--brass-soft); border-color: var(--brass); }
.band-emerald .step:hover .dot { background: var(--brass); color: var(--graphite-2); border-color: var(--brass); }

/* ========================================================= CONTACT === */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 4vw, 4rem); align-items: stretch; }
.contact-figure { position: relative; border-radius: var(--radius-lg); overflow: hidden; min-height: 100%; box-shadow: var(--shadow-lg); }
.contact-figure img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.contact-figure .overlay { position: absolute; inset: 0; background: linear-gradient(180deg, transparent 40%, oklch(0.16 0.03 168 / 0.9)); display: flex; align-items: flex-end; padding: clamp(1.6rem, 3vw, 2.4rem); }
.contact-figure .overlay blockquote { color: var(--on-dark); font-size: var(--step-1); line-height: 1.4; font-weight: 500; max-width: 34ch; }
.contact-figure .overlay cite { display: block; margin-top: 0.8rem; font-style: normal; font-size: 0.86rem; color: var(--brass-soft); letter-spacing: 0.04em; }

.contact-card { display: grid; gap: 1.6rem; align-content: start; }
.contact-line { display: grid; grid-template-columns: auto 1fr; gap: 1rem; align-items: start; padding-block: 1.3rem; border-bottom: 1px solid oklch(0.8 0.012 120 / 0.16); }
.contact-line .ic { width: 44px; height: 44px; border-radius: 50%; border: 1.5px solid var(--brass); color: var(--brass); display: grid; place-items: center; }
.contact-line .ic svg { width: 20px; height: 20px; }
.contact-line .k { font-size: 0.78rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--on-dark-faint); }
.contact-line .val { font-size: var(--step-1); color: var(--on-dark); font-weight: 600; margin-top: 0.25rem; }
.contact-line .val a:hover { color: var(--brass-soft); }
.contact-line .sub { color: var(--on-dark-soft); font-size: 0.95rem; margin-top: 0.2rem; }
.contact-hours { display: flex; gap: 2rem; flex-wrap: wrap; color: var(--on-dark-soft); font-size: 0.92rem; }
.contact-hours strong { color: var(--on-dark); display: block; font-size: 0.78rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--brass-soft); margin-bottom: 0.3rem; }

/* ============================================================ FOOTER === */
.site-footer { background: var(--graphite-3); color: var(--on-dark-soft); padding-block: clamp(3.5rem, 6vw, 5rem) 2rem; }
.footer-top { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: clamp(2rem, 4vw, 3.5rem); padding-bottom: 3rem; border-bottom: 1px solid oklch(0.8 0.012 120 / 0.12); }
.footer-brand .brand { color: var(--on-dark); margin-bottom: 1.2rem; }
.footer-brand p { max-width: 42ch; font-size: 0.95rem; }
.footer-col h4 { font-size: 0.78rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brass-soft); margin-bottom: 1.2rem; font-weight: 600; }
.footer-col a, .footer-col p { display: block; color: var(--on-dark-soft); font-size: 0.95rem; padding-block: 0.35rem; transition: color 0.3s var(--ease); }
.footer-col a:hover { color: var(--brass-soft); }
.footer-bottom { display: flex; justify-content: space-between; gap: 1rem; flex-wrap: wrap; padding-top: 2rem; font-size: 0.86rem; color: var(--on-dark-faint); }
.footer-bottom a { color: var(--on-dark-soft); }
.footer-bottom a:hover { color: var(--brass-soft); }
.footer-bottom .legal-links { display: flex; gap: 1.4rem; flex-wrap: wrap; }

/* scroll progress -------------------------------------------------------- */
.scroll-progress { position: fixed; top: 0; left: 0; height: 3px; width: 0; background: linear-gradient(90deg, var(--emerald-mid), var(--brass)); z-index: var(--z-overlay); transition: width 0.1s linear; }

/* ======================================================== RESPONSIVE === */
@media (max-width: 1000px) {
  .advisory .split,
  .dash,
  .loc-wrap,
  .process,
  .contact-grid,
  .footer-top { grid-template-columns: 1fr; }
  .advisory-figure { max-width: 520px; }
  .advisory-figure .badge { left: 1rem; }
  .res-grid { grid-template-columns: 1fr; }
  .process-figure { max-width: 480px; order: 2; }
  .footer-top { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 760px) {
  .nav-links, .header-cta { display: none; }
  .nav-links.open {
    display: flex; position: fixed; inset: 64px 0 auto 0;
    flex-direction: column; align-items: flex-start; gap: 0;
    background: var(--ivory); padding: 1rem 6vw 2rem; box-shadow: var(--shadow-md);
    border-bottom: 1px solid var(--line);
  }
  .nav-links.open a { color: var(--ink); width: 100%; padding-block: 0.9rem; border-bottom: 1px solid var(--line); font-size: 1.05rem; }
  .nav-toggle { display: flex; }
  .nav-toggle.active span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .nav-toggle.active span:nth-child(2) { opacity: 0; }
  .nav-toggle.active span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
  .hero-rail { grid-template-columns: repeat(2, 1fr); }
  .metric-row { grid-template-columns: 1fr; }
  .bar-row { grid-template-columns: 90px 1fr auto; }
  .footer-top { grid-template-columns: 1fr; }
  .contact-figure { min-height: 320px; }
}

@media (max-width: 440px) {
  .hero-rail { grid-template-columns: 1fr; }
  .estate .figs { gap: 1.1rem; }
}