/* ============================================================
   BLAXTON CAPITAL — Production Stylesheet
   blaxtoncapital.com
   ============================================================ */

/* RESET & BASE */
*, *::before, *::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

:root {
  --color-primary: #1A252F;
  --color-accent: #D4AF37;
  --color-accent-dark: #B8961F;
  --color-accent-light: #E8CC6A;
  --color-text: #4A5568;
  --color-text-dark: #2D3748;
  --color-text-light: #718096;
  --color-bg-white: #FFFFFF;
  --color-bg-light: #F7FAFC;
  --color-bg-dark: #1A252F;
  --color-border: rgba(26, 37, 47, 0.1);
  --color-border-dark: rgba(26, 37, 47, 0.2);

  --font-display: 'Playfair Display', Georgia, 'Times New Roman', serif;
  --font-body: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;

  --text-xs: clamp(0.75rem, 0.7rem + 0.2vw, 0.8125rem);
  --text-sm: clamp(0.8125rem, 0.77rem + 0.2vw, 0.875rem);
  --text-base: clamp(0.9375rem, 0.88rem + 0.25vw, 1rem);
  --text-lg: clamp(1.0625rem, 0.98rem + 0.35vw, 1.125rem);
  --text-xl: clamp(1.25rem, 1.1rem + 0.65vw, 1.5rem);
  --text-2xl: clamp(1.5rem, 1.2rem + 1.3vw, 2rem);
  --text-3xl: clamp(1.875rem, 1.4rem + 2vw, 2.75rem);
  --text-4xl: clamp(2.25rem, 1.6rem + 2.8vw, 3.5rem);

  --space-1: 4px;
  --space-2: 8px;
  --space-3: 12px;
  --space-4: 16px;
  --space-5: 20px;
  --space-6: 24px;
  --space-8: 32px;
  --space-10: 40px;
  --space-12: 48px;
  --space-16: 64px;
  --space-20: 80px;
  --space-24: 96px;

  --max-width: 1200px;
  --header-height: 72px;

  --shadow-sm: 0 1px 2px rgba(26, 37, 47, 0.06), 0 1px 3px rgba(26, 37, 47, 0.1);
  --shadow-md: 0 4px 6px rgba(26, 37, 47, 0.07), 0 2px 4px rgba(26, 37, 47, 0.06);
  --shadow-lg: 0 10px 15px rgba(26, 37, 47, 0.1), 0 4px 6px rgba(26, 37, 47, 0.05);
  --shadow-xl: 0 20px 25px rgba(26, 37, 47, 0.1), 0 10px 10px rgba(26, 37, 47, 0.04);

  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --ease-in-out: cubic-bezier(0.65, 0, 0.35, 1);

  scroll-behavior: smooth;
}

html {
  -webkit-text-size-adjust: 100%;
  text-size-adjust: 100%;
  overflow-x: hidden;
}

body {
  font-family: var(--font-body);
  font-size: var(--text-base);
  line-height: 1.65;
  color: var(--color-text);
  background: var(--color-bg-white);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
  width: 100%;
}

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

a {
  color: inherit;
  text-decoration: none;
}

ul, ol {
  list-style: none;
}

button, input, select, textarea {
  font-family: inherit;
  font-size: inherit;
}

/* Skip Link */
.skip-link {
  position: absolute;
  top: -100%;
  left: var(--space-4);
  z-index: 1000;
  padding: var(--space-2) var(--space-4);
  background: var(--color-primary);
  color: #fff;
  font-size: var(--text-sm);
  border-radius: 4px;
  transition: top 0.2s var(--ease-out);
}
.skip-link:focus {
  top: var(--space-2);
}

/* ============================================================
   HEADER
   ============================================================ */
.header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  height: var(--header-height);
  display: flex;
  align-items: center;
  transition: background-color 0.4s var(--ease-out), box-shadow 0.4s var(--ease-out);
  background: transparent;
}

.header--scrolled {
  background: rgba(255, 255, 255, 0.97);
  box-shadow: var(--shadow-sm);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
}

.header--scrolled .logo-text,
.header--scrolled .nav-link,
.header--scrolled .hamburger span {
  color: var(--color-primary);
}

.header--scrolled .logo svg {
  color: var(--color-primary);
}

.header-inner {
  width: 100%;
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 var(--space-6);
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.logo {
  display: flex;
  align-items: center;
  gap: var(--space-3);
  text-decoration: none;
  z-index: 101;
}

.logo svg {
  width: 32px;
  height: 32px;
  color: #fff;
  flex-shrink: 0;
  transition: color 0.4s var(--ease-out);
}

.logo-text {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: #fff;
  letter-spacing: 0.02em;
  transition: color 0.4s var(--ease-out);
  white-space: nowrap;
}

.nav {
  display: flex;
  align-items: center;
  gap: var(--space-1);
}

.nav-link {
  font-size: var(--text-sm);
  font-weight: 500;
  color: rgba(255, 255, 255, 0.9);
  padding: var(--space-2) var(--space-3);
  border-radius: 6px;
  transition: color 0.2s, background-color 0.2s;
  white-space: nowrap;
}

.nav-link:hover,
.nav-link:focus-visible {
  color: var(--color-accent);
}

.header--scrolled .nav-link:hover,
.header--scrolled .nav-link:focus-visible {
  color: var(--color-accent-dark);
  background: rgba(212, 175, 55, 0.06);
}

.nav-link.active {
  color: var(--color-accent);
}

.header--scrolled .nav-link.active {
  color: var(--color-accent-dark);
}

.nav-cta {
  margin-left: var(--space-3);
  padding: var(--space-2) var(--space-5);
  font-size: var(--text-sm);
  font-weight: 600;
  color: var(--color-primary);
  background: var(--color-accent);
  border: none;
  border-radius: 6px;
  cursor: pointer;
  transition: background-color 0.2s, transform 0.2s;
  white-space: nowrap;
  text-decoration: none;
  display: inline-block;
}

.nav-cta:hover {
  background: var(--color-accent-dark);
  transform: translateY(-1px);
}

/* Nav Dropdown Groups */
.nav-group {
  position: relative;
  display: inline-flex;
}

.nav-group-trigger {
  display: inline-flex;
  align-items: center;
  gap: 5px;
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 500;
  color: rgba(255, 255, 255, 0.9);
  padding: var(--space-2) var(--space-3);
  border-radius: 6px;
  border: none;
  background: none;
  cursor: pointer;
  transition: color 0.2s, background-color 0.2s;
  white-space: nowrap;
}

.nav-group-trigger svg {
  width: 10px;
  height: 6px;
  flex-shrink: 0;
  transition: transform 0.2s var(--ease-out);
}

.nav-group-trigger:hover,
.nav-group-trigger:focus-visible {
  color: var(--color-accent);
}

.header--scrolled .nav-group-trigger {
  color: var(--color-primary);
}

.header--scrolled .nav-group-trigger:hover,
.header--scrolled .nav-group-trigger:focus-visible {
  color: var(--color-accent-dark);
  background: rgba(212, 175, 55, 0.06);
}

.nav-dropdown {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translateX(-50%);
  min-width: 200px;
  background: #fff;
  border: 1px solid var(--color-border);
  border-radius: 8px;
  box-shadow: var(--shadow-md);
  padding: var(--space-2) 0;
  opacity: 0;
  visibility: hidden;
  transform: translateX(-50%) translateY(4px);
  transition: opacity 0.2s var(--ease-out), visibility 0.2s, transform 0.2s var(--ease-out);
  z-index: 200;
}

.nav-group:hover .nav-dropdown,
.nav-group:focus-within .nav-dropdown {
  opacity: 1;
  visibility: visible;
  transform: translateX(-50%) translateY(0);
}

.nav-group:hover .nav-group-trigger svg,
.nav-group:focus-within .nav-group-trigger svg {
  transform: rotate(180deg);
}

.nav-dropdown-link {
  display: block;
  padding: var(--space-2) var(--space-5);
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 500;
  color: var(--color-text);
  white-space: nowrap;
  transition: background-color 0.15s, color 0.15s;
  text-decoration: none;
}

.nav-dropdown-link:hover,
.nav-dropdown-link:focus-visible {
  background: rgba(212, 175, 55, 0.08);
  color: var(--color-accent-dark);
}

/* Mobile nav heading (legacy — kept for non-index pages) */
.mobile-nav-heading {
  display: block;
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 700;
  color: var(--color-accent);
  text-transform: uppercase;
  letter-spacing: 0.1em;
  padding: var(--space-2) var(--space-6);
  margin-top: var(--space-3);
}

.mobile-nav-heading:first-child {
  margin-top: 0;
}

/* Mobile nav accordion sections */
.mobile-nav-section {
  width: 100%;
  max-width: 280px;
}

.mobile-nav-toggle {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 6px;
  width: 100%;
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 700;
  color: var(--color-accent);
  text-transform: uppercase;
  letter-spacing: 0.1em;
  padding: var(--space-2) var(--space-6);
  background: none;
  border: none;
  cursor: pointer;
  transition: color 0.2s;
}

.mobile-nav-toggle:hover {
  color: var(--color-accent-light);
}

.mobile-nav-toggle svg {
  transition: transform 0.3s ease;
  flex-shrink: 0;
}

.mobile-nav-section.is-open .mobile-nav-toggle svg {
  transform: rotate(180deg);
}

.mobile-nav-submenu {
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.3s ease;
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
}

.mobile-nav-section.is-open .mobile-nav-submenu {
  max-height: 300px;
}

.hamburger {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: var(--space-2);
  background: none;
  border: none;
  cursor: pointer;
  z-index: 101;
}

.hamburger span {
  display: block;
  width: 24px;
  height: 2px;
  background: currentColor;
  color: #fff;
  border-radius: 2px;
  transition: transform 0.3s var(--ease-out), opacity 0.3s, color 0.4s var(--ease-out);
}

.hamburger.active span:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}
.hamburger.active span:nth-child(2) {
  opacity: 0;
}
.hamburger.active span:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

/* Mobile Nav Overlay */
.mobile-nav {
  display: none;
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  bottom: 0;
  background: var(--color-primary);
  z-index: 99;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: var(--space-4);
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s var(--ease-out);
  text-align: center;
}

.mobile-nav.active {
  opacity: 1;
  pointer-events: auto;
}

.mobile-nav a {
  font-family: var(--font-display);
  font-size: var(--text-xl);
  color: rgba(255, 255, 255, 0.9);
  padding: var(--space-2) var(--space-6);
  transition: color 0.2s;
}

.mobile-nav a:hover {
  color: var(--color-accent);
}

.mobile-nav .nav-cta {
  margin-top: var(--space-4);
  font-family: var(--font-body);
  font-size: var(--text-base);
  padding: var(--space-3) var(--space-8);
}

/* ============================================================
   HERO (#hero)
   ============================================================ */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: calc(var(--header-height) + var(--space-16)) var(--space-6) var(--space-16);
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background: url('../assets/hero-bg.jpg') center / cover no-repeat;
  z-index: -2;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to bottom,
    rgba(26, 37, 47, 0.78) 0%,
    rgba(26, 37, 47, 0.72) 50%,
    rgba(26, 37, 47, 0.85) 100%
  );
  z-index: -1;
}

.hero-content {
  max-width: 800px;
  text-align: center;
}

.hero-headline {
  font-family: var(--font-display);
  font-size: var(--text-4xl);
  font-weight: 700;
  color: #fff;
  line-height: 1.15;
  margin-bottom: var(--space-6);
  letter-spacing: -0.01em;
}

.hero-subheadline {
  font-size: var(--text-lg);
  color: rgba(255, 255, 255, 0.88);
  line-height: 1.65;
  margin-bottom: var(--space-5);
  max-width: 680px;
  margin-left: auto;
  margin-right: auto;
}

.hero-supporting {
  font-size: var(--text-base);
  color: rgba(255, 255, 255, 0.7);
  line-height: 1.6;
  margin-bottom: var(--space-10);
  max-width: 640px;
  margin-left: auto;
  margin-right: auto;
  font-style: italic;
}

.hero-actions {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-5);
  flex-wrap: wrap;
}

/* Buttons */
.btn-primary {
  display: inline-block;
  padding: var(--space-3) var(--space-8);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-primary);
  background: var(--color-accent);
  border: 2px solid var(--color-accent);
  border-radius: 6px;
  cursor: pointer;
  transition: background-color 0.25s var(--ease-out), border-color 0.25s var(--ease-out), transform 0.2s;
  text-decoration: none;
  letter-spacing: 0.01em;
}

.btn-primary:hover {
  background: var(--color-accent-dark);
  border-color: var(--color-accent-dark);
  transform: translateY(-1px);
}

.btn-primary:active {
  transform: translateY(0);
}

.btn-ghost {
  display: inline-block;
  padding: var(--space-3) var(--space-8);
  font-size: var(--text-base);
  font-weight: 600;
  color: rgba(255, 255, 255, 0.9);
  background: transparent;
  border: 2px solid rgba(255, 255, 255, 0.35);
  border-radius: 6px;
  cursor: pointer;
  transition: border-color 0.25s, color 0.25s, background-color 0.25s, transform 0.2s;
  text-decoration: none;
}

.btn-ghost:hover {
  border-color: var(--color-accent);
  color: var(--color-accent);
  background: rgba(212, 175, 55, 0.08);
}

.btn-ghost-dark {
  color: var(--color-primary);
  border-color: var(--color-primary);
}

.btn-ghost-dark:hover {
  border-color: var(--color-accent-dark);
  color: var(--color-accent-dark);
  background: rgba(212, 175, 55, 0.06);
}

/* ============================================================
   SECTIONS – shared
   ============================================================ */
.section {
  padding: clamp(var(--space-8), 4vw, var(--space-12)) var(--space-6);
}

.section--light {
  background: var(--color-bg-light);
}

.section--white {
  background: var(--color-bg-white);
}

.section--dark {
  background: var(--color-bg-dark);
  color: #fff;
}

.container {
  max-width: var(--max-width);
  margin: 0 auto;
}

.section-title {
  font-family: var(--font-display);
  font-size: var(--text-3xl);
  font-weight: 600;
  color: var(--color-primary);
  text-align: center;
  margin-bottom: var(--space-4);
  letter-spacing: -0.01em;
  line-height: 1.2;
}

.section--dark .section-title {
  color: #fff;
}

.section-intro {
  font-size: var(--text-lg);
  color: var(--color-text-light);
  text-align: center;
  max-width: 680px;
  margin: 0 auto var(--space-8);
  line-height: 1.65;
}

.section--dark .section-intro {
  color: rgba(255, 255, 255, 0.75);
}

.section-link {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-accent-dark);
  transition: color 0.2s, gap 0.2s;
  text-decoration: none;
  margin-top: var(--space-8);
}

.section-link:hover {
  color: var(--color-primary);
  gap: var(--space-3);
}

/* Gold accent bar */
.accent-bar {
  width: 48px;
  height: 3px;
  background: var(--color-accent);
  margin: 0 auto var(--space-6);
  border-radius: 2px;
}

/* ============================================================
   THESIS BAND (Demographic + What We Do + Who We Serve)
   ============================================================ */
.thesis-band {
  position: relative;
  background: linear-gradient(168deg, #F7FAFC 0%, #EDF2F7 40%, #F7FAFC 100%);
  padding: var(--space-8) var(--space-6) var(--space-8);
  overflow: hidden;
}

.thesis-band::before {
  content: '';
  position: absolute;
  top: -60px;
  right: -120px;
  width: 500px;
  height: 500px;
  background: radial-gradient(circle, rgba(212, 175, 55, 0.06) 0%, transparent 70%);
  pointer-events: none;
}

.thesis-band::after {
  content: '';
  position: absolute;
  bottom: -80px;
  left: -100px;
  width: 400px;
  height: 400px;
  background: radial-gradient(circle, rgba(26, 37, 47, 0.04) 0%, transparent 70%);
  pointer-events: none;
}

.thesis-band .container {
  position: relative;
  z-index: 1;
  width: 100%;
  box-sizing: border-box;
  overflow: hidden;
}

.thesis-top {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: var(--space-6);
  align-items: stretch;
  margin-bottom: var(--space-10);
  width: 100%;
  box-sizing: border-box;
  overflow: hidden;
}

/* Right column wrapper — stacks What We Do above Market Snapshot on desktop */
.thesis-right {
  display: flex;
  flex-direction: column;
  gap: var(--space-5);
  min-width: 0;
}

/* Desktop order inside right column: What We Do first, Market Snapshot second */
.thesis-right .what-we-do-block {
  order: 1;
}

.thesis-right .market-snapshot {
  order: 2;
  margin-top: var(--space-3);
}

/* DEMOGRAPHIC SHIFT */
.demographic {
  text-align: left;
  overflow: hidden;
  min-width: 0;
  display: flex;
  flex-direction: column;
}

.demographic .accent-bar {
  margin: 0 0 var(--space-3);
}

.demographic .section-title {
  text-align: left;
  margin-bottom: var(--space-3);
}

.demographic-body {
  font-size: var(--text-base);
  color: var(--color-text);
  max-width: 480px;
  line-height: 1.7;
  overflow-wrap: break-word;
  word-wrap: break-word;
}

.demographic-body-2 {
  margin-top: var(--space-4);
}

.demographic-visual {
  margin-top: auto;
  padding-top: var(--space-5);
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  grid-template-rows: 1fr 1fr;
  gap: var(--space-3);
  max-width: 480px;
}

.demo-stat {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: var(--space-3) var(--space-4);
  background: rgba(255, 255, 255, 0.8);
  border-radius: 8px;
  border: 1px solid rgba(212, 175, 55, 0.2);
  min-width: 90px;
  flex: 1 1 auto;
  max-width: 160px;
}

.demo-stat-icon {
  width: 28px;
  height: 28px;
  margin-bottom: var(--space-1);
  color: var(--color-accent-dark);
}

.demo-stat-label {
  font-size: var(--text-xs);
  font-weight: 600;
  color: var(--color-text-light);
  text-transform: uppercase;
  letter-spacing: 0.06em;
  text-align: center;
  line-height: 1.3;
}

/* Insight Tiles — compact clickable nav cards */
.insight-tile {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: var(--space-3) var(--space-4);
  background: rgba(240, 235, 222, 0.75);
  border-radius: 8px;
  border: 1.5px solid rgba(212, 175, 55, 0.2);
  text-decoration: none;
  cursor: pointer;
  transition: transform 0.22s var(--ease-out), box-shadow 0.22s var(--ease-out), border-color 0.22s, background 0.22s;
}

.insight-tile:hover {
  transform: translateY(-2px);
  box-shadow: 0 6px 18px rgba(26, 37, 47, 0.12);
  border-color: var(--color-accent);
  background: rgba(240, 235, 222, 1);
}

.insight-tile:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 2px;
}

.insight-tile:active {
  transform: translateY(0);
  box-shadow: 0 2px 6px rgba(26, 37, 47, 0.08);
  border-color: var(--color-accent-dark);
  background: rgba(235, 228, 212, 0.95);
}

.insight-tile-title {
  display: block;
  font-family: var(--font-display);
  font-size: var(--text-sm);
  font-weight: 700;
  color: var(--color-primary);
  line-height: 1.3;
  margin-bottom: 1px;
}

.insight-tile-desc {
  display: block;
  font-size: var(--text-xs);
  color: var(--color-text-light);
  line-height: 1.4;
  display: -webkit-box;
  -webkit-line-clamp: 2;
  -webkit-box-orient: vertical;
  overflow: hidden;
}

/* WHAT WE DO — right column in thesis-top */
.what-we-do-block {
  overflow: hidden;
  min-width: 0;
}

.what-we-do-block .section-title {
  text-align: left;
  margin-bottom: var(--space-3);
}

.what-we-do-block .accent-bar {
  margin: 0 0 var(--space-3);
}

.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-3);
  margin-bottom: var(--space-3);
  min-width: 0;
}

.service-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 10px;
  padding: var(--space-4) var(--space-4);
  box-shadow: var(--shadow-sm);
  overflow: hidden;
  min-width: 0;
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
}

.service-card:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow-lg);
}

.service-icon {
  width: 28px;
  height: 28px;
  margin-bottom: var(--space-2);
  color: var(--color-accent-dark);
}

.service-card h3 {
  font-family: var(--font-display);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-1);
  line-height: 1.3;
}

.service-card p {
  font-size: var(--text-xs);
  color: var(--color-text);
  line-height: 1.55;
}

.services-link-wrap {
  text-align: left;
}

.services-link-wrap .section-link {
  margin-top: var(--space-2);
}

/* ============================================================
   MARKET SNAPSHOT CAROUSEL
   ============================================================ */
/* Market Snapshot — lives in the macro thesis band, right column */
/* "Market Snapshot" section label – sits outside the card */
.ms-section-label {
  font-family: var(--font-display);
  font-size: var(--text-xs);
  font-weight: 600;
  color: var(--color-text-light);
  text-transform: uppercase;
  letter-spacing: 0.06em;
  margin: 0 0 var(--space-1);
}

.market-snapshot {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  box-shadow: var(--shadow-sm);
  padding: var(--space-2) var(--space-3);
  overflow: hidden;
}

/* Row with per-slide chart title + nav arrows */
.ms-slide-header {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-2);
  margin-bottom: var(--space-1);
}

/* Per-slide chart title – same prominence the old "Market Snapshot" heading had */
.ms-chart-title {
  font-family: var(--font-display);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-primary);
  margin: 0;
  line-height: 1.3;
}

.market-snapshot-nav {
  display: flex;
  gap: var(--space-1);
  flex-shrink: 0;
}

.ms-arrow {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 28px;
  height: 28px;
  border-radius: 50%;
  border: 1px solid var(--color-border-dark);
  background: var(--color-bg-white);
  color: var(--color-primary);
  cursor: pointer;
  transition: background 0.2s, border-color 0.2s;
}

.ms-arrow:hover {
  background: var(--color-bg-light);
  border-color: var(--color-accent);
  color: var(--color-accent-dark);
}

/* Per-slide footnote: smaller & lighter secondary text */
.ms-footnote {
  font-size: 10px;
  color: var(--color-text-muted, #A0AEC0);
  line-height: 1.4;
  margin-top: 4px;
  margin-bottom: 0;
  font-style: italic;
}

/* Legacy classes kept for backward compat */
.market-snapshot-header { display: none; }
.market-snapshot-title { display: none; }
.ms-intro { display: none; }
.ms-subtitle { display: none; }

.ms-carousel-track {
  position: relative;
  overflow: hidden;
}

.ms-slide {
  display: none;
  opacity: 0;
  transition: opacity 0.5s ease;
}

.ms-slide-active {
  display: block;
  opacity: 1;
}

.ms-chart-area {
  width: calc(100% + var(--space-5) * 2);
  margin-left: calc(var(--space-5) * -1);
  margin-right: calc(var(--space-5) * -1);
  aspect-ratio: 5 / 2;
  background: var(--color-bg-light);
  border-radius: 0;
  border: none;
  border-top: 1px solid var(--color-border);
  border-bottom: 1px solid var(--color-border);
  overflow: hidden;
  display: flex;
  align-items: stretch;
  position: relative;
}

/* Canvas charts don't need the negative-margin bleed – keep them
   inside the card padding so y-axis labels aren't clipped. */
.ms-chart-area:has(canvas) {
  width: 100%;
  margin-left: 0;
  margin-right: 0;
  border-top: none;
  border-bottom: none;
  background: transparent;
}

.ms-chart-area canvas {
  width: 100% !important;
  height: 100% !important;
}

.ms-chart-svg {
  width: 100%;
  height: 100%;
}

.ms-caption {
  font-size: var(--text-xs);
  color: var(--color-text-light);
  line-height: 1.5;
  margin-top: var(--space-2);
  margin-bottom: 0;
}

/* Keep ms-caption for backward compat; ms-footnote is the new standard */

.ms-dots {
  display: flex;
  justify-content: center;
  gap: var(--space-2);
  margin-top: var(--space-2);
}

.ms-dot {
  width: 7px;
  height: 7px;
  border-radius: 50%;
  border: none;
  background: var(--color-border-dark);
  cursor: pointer;
  padding: 0;
  transition: background 0.25s, transform 0.25s;
}

.ms-dot:hover {
  background: var(--color-accent);
}

.ms-dot-active {
  background: var(--color-accent-dark);
  transform: scale(1.25);
}

/* WHO WE SERVE */
.who-we-serve-wrap .section-title {
  text-align: center;
  margin-bottom: var(--space-3);
}

.who-we-serve-wrap .accent-bar {
  margin: 0 auto var(--space-3);
}

.serve-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-5);
}

.serve-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 10px;
  padding: var(--space-5) var(--space-5);
  box-shadow: var(--shadow-sm);
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
  display: flex;
  flex-direction: column;
}

.serve-card:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow-lg);
}

.serve-card-icon {
  width: 36px;
  height: 36px;
  margin-bottom: var(--space-3);
  color: var(--color-accent-dark);
}

.serve-card h3 {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-2);
  line-height: 1.3;
}

.serve-card ul {
  display: flex;
  flex-direction: column;
  gap: var(--space-2);
  margin-bottom: var(--space-3);
}

.serve-card li {
  position: relative;
  padding-left: var(--space-5);
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.55;
}

.serve-card li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 8px;
  width: 7px;
  height: 7px;
  background: var(--color-accent);
  border-radius: 50%;
}

.serve-card .section-link {
  margin-top: auto;
  font-size: var(--text-sm);
}

/* ============================================================
   CASE STUDY (#case-study)
   ============================================================ */
.case-study {
  background: var(--color-bg-light);
}

.case-study-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-6);
  align-items: stretch;
}

.case-details-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  padding: var(--space-8) var(--space-6);
  display: flex;
  flex-direction: column;
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
}

.case-details-card:hover {
  transform: translateY(-4px) scale(1.02);
  box-shadow: var(--shadow-xl);
}

.case-details-card h3 {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-1);
  line-height: 1.3;
}

.case-property-type {
  font-size: var(--text-sm);
  color: var(--color-text-light);
  margin-bottom: var(--space-4);
}

.case-desc {
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.65;
  margin-bottom: var(--space-6);
}

.case-metrics {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-3);
  margin-bottom: var(--space-6);
}

.metric {
  background: var(--color-bg-light);
  border: 1px solid var(--color-border);
  border-radius: 8px;
  padding: var(--space-3) var(--space-3);
  text-align: center;
}

.metric-label {
  display: block;
  font-size: var(--text-xs);
  font-weight: 500;
  color: var(--color-text-light);
  text-transform: uppercase;
  letter-spacing: 0.05em;
  margin-bottom: var(--space-1);
}

.metric-value {
  display: block;
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 700;
  color: var(--color-primary);
  line-height: 1.2;
}

.case-details-card .section-link {
  margin-top: auto;
  font-size: var(--text-sm);
}

.case-image-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
  position: relative;
}

.case-image-card:hover {
  transform: translateY(-4px) scale(1.02);
  box-shadow: var(--shadow-xl);
}

/* Case Study Carousel — stacked images with cross-fade */
.case-carousel-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  position: absolute;
  top: 0;
  left: 0;
  opacity: 0;
  transition: opacity 1s ease;
}

.case-carousel-img:first-child {
  position: relative;
}

.case-carousel-img.case-carousel-active {
  opacity: 1;
}

.case-image-card:hover .case-carousel-active {
  transform: scale(1.04);
  transition: opacity 1s ease, transform 0.5s var(--ease-out);
}

/* ============================================================
   TRACK RECORD (#track-record)
   ============================================================ */
.track-record-filters {
  display: flex;
  justify-content: center;
  gap: var(--space-2);
  flex-wrap: wrap;
  margin-bottom: var(--space-6);
}

.filter-btn {
  padding: var(--space-2) var(--space-5);
  font-size: var(--text-sm);
  font-weight: 600;
  font-family: var(--font-body);
  color: var(--color-text);
  background: var(--color-bg-white);
  border: 1px solid var(--color-border-dark);
  border-radius: 100px;
  cursor: pointer;
  transition: background-color 0.2s, color 0.2s, border-color 0.2s;
  white-space: nowrap;
}

.filter-btn:hover {
  border-color: var(--color-accent);
  color: var(--color-primary);
}

.filter-btn.active {
  background: var(--color-accent);
  color: var(--color-primary);
  border-color: var(--color-accent);
}

.map-container {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  margin-bottom: var(--space-6);
}

#track-record-map {
  width: 100%;
  height: 400px;
}

.map-container .gm-style-iw {
  font-family: var(--font-body);
}

.map-info-window {
  padding: 4px 2px;
  min-width: 180px;
}

.map-info-window h4 {
  font-family: var(--font-display);
  font-size: 14px;
  font-weight: 600;
  color: var(--color-primary);
  margin: 0 0 4px 0;
  line-height: 1.3;
}

.map-info-window .map-info-type {
  display: inline-block;
  font-size: 11px;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  padding: 2px 6px;
  border-radius: 4px;
  margin-bottom: 4px;
}

.map-info-window .map-info-type.type-disposition { background: rgba(56, 161, 105, 0.1); color: #276749; }
.map-info-window .map-info-type.type-holding { background: rgba(66, 153, 225, 0.1); color: #2B6CB0; }
.map-info-window .map-info-type.type-zoning { background: rgba(128, 90, 213, 0.1); color: #553C9A; }
.map-info-window .map-info-type.type-lease { background: rgba(214, 158, 46, 0.12); color: #975A16; }

.map-info-window .map-info-meta {
  font-size: 12px;
  color: var(--color-text-light);
  margin: 0;
  line-height: 1.4;
}

.deal-cards {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-5);
}

.deal-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  display: flex;
  flex-direction: row;
  box-shadow: var(--shadow-sm);
  transition: transform 0.35s var(--ease-out), box-shadow 0.35s var(--ease-out), opacity 0.3s;
  position: relative;
  overflow: hidden;
  cursor: pointer;
  align-items: stretch;
}

.deal-card:hover {
  transform: translateY(-2px);
  box-shadow: 0 8px 24px rgba(26, 37, 47, 0.12), 0 2px 8px rgba(26, 37, 47, 0.06);
  z-index: 2;
}

.deal-card.hidden {
  display: none;
}

/* Staggered entrance animation for deal cards */
.deal-card.deal-card--anim {
  opacity: 0;
  transform: translateY(16px);
}
.deal-card.deal-card--visible {
  opacity: 1;
  transform: translateY(0);
  transition: opacity 0.35s ease-out, transform 0.35s ease-out;
}
.deal-card.deal-card--visible:hover {
  transform: translateY(-2px);
}

/* Card image — left thumbnail */
.deal-card-img {
  width: 120px;
  overflow: hidden;
  background: var(--color-bg-light);
  flex-shrink: 0;
}

.deal-card-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.5s var(--ease-out);
}

.deal-card:hover .deal-card-img img {
  transform: scale(1.05);
}



/* ============================================================
   DEAL MODAL (Case-Study Style)
   ============================================================ */
.deal-modal-backdrop {
  position: fixed;
  inset: 0;
  z-index: 9999;
  background: rgba(26, 37, 47, 0.6);
  display: flex;
  align-items: flex-start;
  justify-content: center;
  padding: var(--space-8) var(--space-6);
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.3s ease, visibility 0.3s ease;
  -webkit-backdrop-filter: blur(4px);
  backdrop-filter: blur(4px);
  overflow-y: auto;
}

.deal-modal-backdrop.is-open {
  opacity: 1;
  visibility: visible;
}

.deal-modal {
  position: relative;
  max-width: 480px;
  width: 100%;
  margin: 0 auto;
  transform: scale(0.92) translateY(16px);
  transition: transform 0.35s cubic-bezier(0.16, 1, 0.3, 1);
}

.deal-modal-backdrop.is-open .deal-modal {
  transform: scale(1) translateY(0);
}

/* Close button floats over the image card */
.deal-modal-close {
  position: absolute;
  top: var(--space-3);
  right: var(--space-3);
  z-index: 10;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  border: none;
  background: rgba(26, 37, 47, 0.55);
  color: #fff;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: background 0.2s ease;
}

.deal-modal-close:hover {
  background: rgba(26, 37, 47, 0.85);
}

/* Image card — mirrors .case-image-card */
.deal-modal-img-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  position: relative;
}

.deal-modal-img-card img {
  width: 100%;
  aspect-ratio: 16 / 9;
  object-fit: cover;
  display: block;
  transition: opacity 0.8s ease;
}

.deal-modal-img-card img.carousel-fade {
  opacity: 0;
}

/* Details card — mirrors .case-details-card */
.deal-modal-details-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  padding: 28px 24px 32px;
  margin-top: var(--space-4);
  display: flex;
  flex-direction: column;
}

.deal-modal-details-card h3 {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-1);
  line-height: 1.3;
}

.deal-modal-subtitle {
  font-size: var(--text-sm);
  color: var(--color-text-light);
  margin-bottom: var(--space-4);
}

.deal-modal-desc {
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.65;
  margin-bottom: var(--space-6);
}

/* Metrics — mirrors .case-metrics / .metric */
.deal-modal-metrics {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-3);
  margin-bottom: var(--space-6);
}

.deal-modal-metric {
  background: var(--color-bg-light);
  border: 1px solid var(--color-border);
  border-radius: 8px;
  padding: var(--space-3);
  text-align: center;
}

.deal-modal-metric-label {
  display: block;
  font-size: var(--text-xs);
  font-weight: 500;
  color: var(--color-text-light);
  text-transform: uppercase;
  letter-spacing: 0.05em;
  margin-bottom: var(--space-1);
}

.deal-modal-metric-value {
  display: block;
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 700;
  color: var(--color-primary);
  line-height: 1.2;
}

/* Link — mirrors .section-link inside case card */
.deal-modal-link {
  margin-top: auto;
  font-size: var(--text-sm);
  align-self: flex-start;
}

.deal-card-content {
  padding: var(--space-3) var(--space-4) var(--space-4);
  display: flex;
  flex-direction: column;
  min-width: 0;
}

.deal-card-content h3 {
  font-family: var(--font-display);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-1);
  line-height: 1.3;
}

.deal-card-meta {
  font-size: var(--text-sm);
  color: var(--color-text-light);
  margin-bottom: var(--space-2);
}

.deal-card-content p {
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.6;
  display: -webkit-box;
  -webkit-line-clamp: 2;
  -webkit-box-orient: vertical;
  overflow: hidden;
}

.deal-type-badge {
  display: inline-block;
  font-size: var(--text-xs);
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  padding: 2px var(--space-2);
  border-radius: 4px;
  margin-bottom: var(--space-2);
}

.badge-disposition { background: rgba(56, 161, 105, 0.1); color: #276749; }
.badge-holding { background: rgba(66, 153, 225, 0.1); color: #2B6CB0; }
.badge-zoning { background: rgba(128, 90, 213, 0.1); color: #553C9A; }
.badge-lease { background: rgba(214, 158, 46, 0.12); color: #975A16; }

/* ============================================================
   OPPORTUNITIES (#opportunities)
   ============================================================ */
.opportunities-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
  margin-bottom: var(--space-10);
}

.property-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
  display: flex;
  flex-direction: column;
  text-decoration: none;
  color: inherit;
  cursor: pointer;
}

.property-card-img {
  position: relative;
  width: 100%;
  aspect-ratio: 16 / 9;
  overflow: hidden;
}

.property-card-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.5s var(--ease-out);
}

.property-card:hover .property-card-img img {
  transform: scale(1.04);
}

.property-card-body {
  padding: var(--space-5) var(--space-6) var(--space-5);
  display: flex;
  flex-direction: column;
  flex: 1;
}

.property-card:hover {
  transform: translateY(-4px) scale(1.02);
  box-shadow: var(--shadow-xl);
}

.property-card h3 {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-1);
  line-height: 1.3;
}

.property-type {
  font-size: var(--text-sm);
  color: var(--color-text-light);
  margin-bottom: var(--space-3);
}

.property-status {
  display: inline-block;
  font-size: var(--text-xs);
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  padding: var(--space-1) var(--space-3);
  border-radius: 4px;
  margin-bottom: var(--space-4);
  width: fit-content;
}

.status-active { background: rgba(56, 161, 105, 0.1); color: #276749; }
.status-under-agreement { background: rgba(214, 158, 46, 0.12); color: #975A16; }
.status-expired { background: rgba(160, 60, 60, 0.1); color: #9B2C2C; }
.status-review { background: rgba(214, 158, 46, 0.12); color: #975A16; }
.status-coming { background: rgba(66, 153, 225, 0.1); color: #2B6CB0; }
.status-loi { background: rgba(128, 90, 213, 0.1); color: #553C9A; }

.property-desc {
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.6;
  margin-top: auto;
}

.opportunities-cta {
  text-align: center;
}

/* Skeleton loaders for opportunities */
.property-card--skeleton {
  pointer-events: none;
}
.skeleton-pulse {
  background: linear-gradient(90deg, #e2e8f0 25%, #edf2f7 50%, #e2e8f0 75%);
  background-size: 200% 100%;
  animation: skeleton-shimmer 1.5s ease-in-out infinite;
}
.property-card--skeleton .property-card-img {
  background: linear-gradient(90deg, #e2e8f0 25%, #edf2f7 50%, #e2e8f0 75%);
  background-size: 200% 100%;
  animation: skeleton-shimmer 1.5s ease-in-out infinite;
}
.skeleton-line {
  background: linear-gradient(90deg, #e2e8f0 25%, #edf2f7 50%, #e2e8f0 75%);
  background-size: 200% 100%;
  animation: skeleton-shimmer 1.5s ease-in-out infinite;
  border-radius: 4px;
}
.skeleton-line--title {
  height: 20px;
  width: 75%;
  margin-bottom: var(--space-2);
}
.skeleton-line--sm {
  height: 14px;
  width: 50%;
  margin-bottom: var(--space-3);
}
.skeleton-line--pill {
  height: 24px;
  width: 60px;
  border-radius: 4px;
  margin-bottom: var(--space-4);
}
.skeleton-line--desc {
  height: 14px;
  width: 90%;
}
@keyframes skeleton-shimmer {
  0% { background-position: 200% 0; }
  100% { background-position: -200% 0; }
}

/* Empty-state fallback message */
.opportunities-empty {
  grid-column: 1 / -1;
  text-align: center;
  padding: var(--space-10) var(--space-6);
  color: var(--color-text-light);
  font-size: var(--text-base);
  line-height: 1.6;
}

/* ============================================================
   MLS SEARCH (#mls-search)
   ============================================================ */
.mls-widget-wrapper {
  background: #fff;
  border: 1px solid var(--color-border-dark);
  border-radius: 16px;
  padding: var(--space-8);
  margin-bottom: var(--space-6);
  box-shadow: var(--shadow-sm);
  max-width: 640px;
  margin-left: auto;
  margin-right: auto;
}

.mls-search-form .mls-form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-4);
}

.mls-form-group {
  min-width: 0;
}

.mls-form-group.mls-form-location,
.mls-form-group.mls-form-type {
  grid-column: 1 / -1;
}

.mls-form-submit {
  grid-column: 1 / -1;
}

.mls-form-group label {
  display: block;
  font-family: var(--font-body);
  font-size: 13px;
  font-weight: 600;
  color: var(--color-text-dark);
  margin-bottom: 6px;
  letter-spacing: 0.02em;
}

.mls-form-group input,
.mls-form-group select {
  width: 100%;
  padding: 10px 14px;
  border: 1px solid var(--color-border-dark);
  border-radius: 6px;
  font-family: var(--font-body);
  font-size: 14px;
  color: var(--color-text-dark);
  background: var(--color-bg-light);
  transition: border-color 0.2s ease, box-shadow 0.2s ease;
  box-sizing: border-box;
  -webkit-appearance: none;
  appearance: none;
}

.mls-form-group select {
  background-image: url("data:image/svg+xml,%3Csvg width='10' height='6' viewBox='0 0 10 6' fill='none' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M1 1L5 5L9 1' stroke='%234A5568' stroke-width='1.5' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 12px center;
  padding-right: 32px;
}

.mls-form-group input:focus,
.mls-form-group select:focus {
  outline: none;
  border-color: var(--color-accent);
  box-shadow: 0 0 0 3px rgba(212, 175, 55, 0.15);
}

.mls-form-submit .btn-primary {
  width: 100%;
  padding: 12px 28px;
}

.mls-back-link {
  text-align: center;
}

/* ============================================================
   WHY PARTNER
   ============================================================ */
.partner-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-8);
}

.partner-item {
  display: flex;
  gap: var(--space-5);
  align-items: flex-start;
}

.partner-icon {
  flex-shrink: 0;
  width: 48px;
  height: 48px;
  background: rgba(212, 175, 55, 0.1);
  border-radius: 10px;
  display: flex;
  align-items: center;
  justify-content: center;
}

.partner-icon svg {
  width: 24px;
  height: 24px;
  color: var(--color-accent-dark);
}

.partner-item h3 {
  font-family: var(--font-body);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-2);
  line-height: 1.4;
}

.partner-item p {
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.65;
}

/* ============================================================
   PROCESS (#process)
   ============================================================ */
.process-steps {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-8);
  margin-bottom: var(--space-10);
}

.process-step {
  text-align: center;
  padding: var(--space-8) var(--space-6);
}

.step-number {
  width: 56px;
  height: 56px;
  border-radius: 50%;
  background: var(--color-accent);
  color: var(--color-primary);
  font-family: var(--font-display);
  font-size: var(--text-xl);
  font-weight: 700;
  display: flex;
  align-items: center;
  justify-content: center;
  margin: 0 auto var(--space-5);
}

.process-step h3 {
  font-family: var(--font-display);
  font-size: var(--text-xl);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-3);
}

.process-step p {
  font-size: var(--text-base);
  color: var(--color-text);
  line-height: 1.7;
  max-width: 320px;
  margin: 0 auto;
}

.process-cta {
  text-align: center;
}

/* ============================================================
   ABOUT (#about)
   ============================================================ */
.bio-wrapper {
  max-width: 720px;
  margin: 0 auto;
  text-align: center;
}

.bio-wrapper p {
  font-size: var(--text-lg);
  color: var(--color-text);
  line-height: 1.75;
  margin-bottom: var(--space-5);
}

.bio-more {
  display: none;
}

.bio-more.expanded {
  display: block;
}

.btn-link {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-family: var(--font-body);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-accent-dark);
  background: none;
  border: none;
  padding: 0;
  cursor: pointer;
  transition: color 0.2s, gap 0.2s;
}

.btn-link:hover {
  color: var(--color-primary);
}

/* ============================================================
   CONTACT (#contact)
   ============================================================ */
.contact-cols {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-8);
  margin-bottom: var(--space-12);
}

.contact-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  padding: var(--space-8);
  text-align: center;
  box-shadow: var(--shadow-sm);
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
}

.contact-card:hover {
  transform: translateY(-2px);
  box-shadow: var(--shadow-md);
}

.contact-card h3 {
  font-family: var(--font-display);
  font-size: var(--text-xl);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-4);
}

.contact-card p {
  font-size: var(--text-base);
  color: var(--color-text);
  line-height: 1.7;
  margin-bottom: var(--space-6);
}

.contact-card .btn-primary {
  width: 100%;
  text-align: center;
}

/* Contact Form */
.contact-form-wrapper {
  max-width: 700px;
  margin: 0 auto;
  background: var(--color-bg-dark);
  border-radius: 16px;
  padding: var(--space-10) var(--space-8);
  box-shadow: var(--shadow-xl);
  overflow: hidden;
}

.contact-form {
  display: grid;
  gap: var(--space-6);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-5);
}

.form-group {
  display: flex;
  flex-direction: column;
  gap: var(--space-2);
}

.form-group label {
  font-size: var(--text-sm);
  font-weight: 600;
  color: rgba(255, 255, 255, 0.9);
  letter-spacing: 0.02em;
}

.form-group label .required {
  color: var(--color-accent);
  margin-left: 2px;
}

.form-group input,
.form-group select,
.form-group textarea {
  padding: var(--space-3) var(--space-4);
  background: rgba(255, 255, 255, 0.07);
  border: 1px solid rgba(255, 255, 255, 0.15);
  border-radius: 8px;
  color: #fff;
  font-size: var(--text-base);
  transition: border-color 0.2s, background-color 0.2s;
  outline: none;
}

.form-group input::placeholder,
.form-group textarea::placeholder {
  color: rgba(255, 255, 255, 0.4);
}

.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  border-color: var(--color-accent);
  background: rgba(255, 255, 255, 0.1);
}

.form-group select {
  appearance: none;
  -webkit-appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' viewBox='0 0 16 16' fill='none'%3E%3Cpath d='M4 6L8 10L12 6' stroke='rgba(255,255,255,0.5)' stroke-width='1.5' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 12px center;
  padding-right: var(--space-10);
}

.form-group select option {
  background: var(--color-primary);
  color: #fff;
}

.form-group textarea {
  resize: vertical;
  min-height: 120px;
}

.form-group.error input,
.form-group.error select,
.form-group.error textarea {
  border-color: #FC8181;
}

.form-error {
  font-size: var(--text-xs);
  color: #FC8181;
  display: none;
}

.form-group.error .form-error {
  display: block;
}

.form-submit {
  justify-self: start;
}

.form-submit .btn-primary {
  min-width: 200px;
  text-align: center;
  font-size: var(--text-base);
  padding: var(--space-4) var(--space-8);
  border: none;
}

.form-success {
  display: none;
  text-align: center;
  padding: var(--space-10);
}

.form-success.active {
  display: block;
}

.form-success h3 {
  font-family: var(--font-display);
  font-size: var(--text-2xl);
  color: #fff;
  margin-bottom: var(--space-3);
}

.form-success p {
  font-size: var(--text-lg);
  color: rgba(255, 255, 255, 0.75);
}

/* ============================================================
   AUTOCOMPLETE DROPDOWN (reusable)
   ============================================================ */
.autocomplete-wrap { position: relative; }
.autocomplete-dropdown {
  position: absolute;
  top: 100%;
  left: 0;
  right: 0;
  background: #fff;
  border: 1px solid #e2e8f0;
  border-radius: 6px;
  box-shadow: 0 4px 12px rgba(0,0,0,0.1);
  z-index: 100;
  max-height: 240px;
  overflow-y: auto;
  display: none;
}
.autocomplete-dropdown.is-open { display: block; }
.autocomplete-item {
  padding: 10px 14px;
  cursor: pointer;
  font-family: var(--font-body);
  font-size: 0.9rem;
  color: var(--color-primary);
  display: flex;
  align-items: center;
  justify-content: space-between;
}
.autocomplete-item:hover,
.autocomplete-item.is-highlighted { background: var(--color-bg-light); }
.autocomplete-item .autocomplete-type {
  font-size: 0.75rem;
  color: var(--color-text-light);
  margin-left: 8px;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  font-weight: 600;
}

/* ============================================================
   OPPORTUNITY STATUS FILTERS
   ============================================================ */
.opp-status-filters {
  display: flex;
  gap: var(--space-2);
  justify-content: center;
  flex-wrap: wrap;
  margin-bottom: var(--space-6);
}

.opp-filter-btn {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 500;
  color: var(--color-text);
  background: transparent;
  border: 1.5px solid var(--color-border-dark);
  border-radius: 24px;
  padding: var(--space-2) var(--space-5);
  cursor: pointer;
  transition: all 0.25s var(--ease-out);
  white-space: nowrap;
}

.opp-filter-btn:hover {
  border-color: var(--color-accent);
  color: var(--color-accent-dark);
}

.opp-filter-btn.active {
  background: var(--color-accent);
  border-color: var(--color-accent);
  color: #fff;
  font-weight: 600;
}

/* ============================================================
   CARD CAROUSEL (property cards)
   ============================================================ */
.card-carousel {
  position: relative;
}

/* Opportunity card carousel — stacked images with cross-fade (mirrors case-study) */
.card-carousel .opp-carousel-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  position: absolute;
  top: 0;
  left: 0;
  opacity: 0;
  transition: opacity 1s ease;
}

.card-carousel .opp-carousel-img:first-child {
  position: relative;
}

.card-carousel .opp-carousel-img.opp-carousel-active {
  opacity: 1;
}

.property-card:hover .card-carousel .opp-carousel-active {
  transform: scale(1.04);
  transition: opacity 1s ease, transform 0.5s var(--ease-out);
}

.carousel-prev,
.carousel-next {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  background: rgba(255,255,255,0.85);
  color: var(--color-primary);
  border: none;
  border-radius: 50%;
  width: 28px;
  height: 28px;
  font-size: 16px;
  line-height: 1;
  cursor: pointer;
  opacity: 0;
  transition: opacity 0.2s ease;
  z-index: 2;
  display: flex;
  align-items: center;
  justify-content: center;
}

.card-carousel:hover .carousel-prev,
.card-carousel:hover .carousel-next {
  opacity: 1;
}

.carousel-prev { left: 6px; }
.carousel-next { right: 6px; }

.carousel-dots {
  position: absolute;
  bottom: 6px;
  left: 50%;
  transform: translateX(-50%);
  display: flex;
  gap: 4px;
  z-index: 2;
}

.carousel-dot {
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: rgba(255,255,255,0.5);
  transition: background 0.2s ease;
}

.carousel-dot.active {
  background: #fff;
}


/* ============================================================
   CONTACT FORM — DYNAMIC FIELDS
   ============================================================ */
.contact-fields-investor,
.contact-fields-owner {
  border-top: 1px solid rgba(255,255,255,0.12);
  padding-top: var(--space-6);
  margin-top: var(--space-4);
  display: grid;
  gap: var(--space-6);
}

/* Property Types row — extra breathing room above checkboxes */
.form-group--prop-types {
  padding-top: var(--space-2);
}

.form-group--prop-types > label {
  margin-bottom: var(--space-2);
}

.form-group--prop-types .checkbox-group {
  margin-top: var(--space-3);
  row-gap: var(--space-4);
}

/* 1031 Exchange row — padding above and below for visual separation */
.form-group--exchange {
  padding-top: var(--space-2);
  padding-bottom: var(--space-1);
  border-top: 1px solid rgba(255,255,255,0.06);
}

.checkbox-group,
.radio-group {
  display: flex;
  flex-wrap: wrap;
  gap: var(--space-3) var(--space-5);
  margin-top: var(--space-2);
}

.checkbox-label,
.radio-label {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-family: var(--font-body);
  font-size: var(--text-sm);
  color: rgba(255,255,255,0.85);
  cursor: pointer;
  padding: 2px 0;
}

.checkbox-label input,
.radio-label input {
  accent-color: var(--color-accent);
}


/* ============================================================
   FOOTER
   ============================================================ */
.footer {
  background: var(--color-primary);
  border-top: 1px solid rgba(255, 255, 255, 0.08);
  padding: var(--space-10) var(--space-6);
}

.footer-inner {
  max-width: var(--max-width);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: var(--space-4);
}

.footer-left {
  display: flex;
  flex-direction: column;
  gap: var(--space-2);
}

.footer-brand {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: #fff;
}

.footer-contact-info {
  display: flex;
  gap: var(--space-5);
  flex-wrap: wrap;
}

.footer-contact-info a {
  font-size: var(--text-sm);
  color: rgba(255, 255, 255, 0.65);
  transition: color 0.2s;
}

.footer-contact-info a:hover {
  color: var(--color-accent);
}

.footer-right {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
  gap: var(--space-2);
}

.footer-social a {
  color: rgba(255, 255, 255, 0.6);
  transition: color 0.2s;
}

.footer-social a:hover {
  color: var(--color-accent);
}

.footer-copy {
  font-size: var(--text-xs);
  color: rgba(255, 255, 255, 0.45);
}

.footer-attribution {
  font-size: var(--text-xs);
  color: rgba(255, 255, 255, 0.45);
  transition: color 0.2s;
}

.footer-attribution:hover {
  color: rgba(255, 255, 255, 0.7);
}

/* ============================================================
   LATEST INSIGHTS (homepage)
   ============================================================ */
.insights-home-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
  margin-bottom: var(--space-8);
}

.insight-card {
  background: var(--color-bg-white);
  border: 1px solid var(--color-border);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  transition: transform 0.3s var(--ease-out), box-shadow 0.3s var(--ease-out);
  display: flex;
  flex-direction: column;
  text-decoration: none;
  cursor: pointer;
}

.insight-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-lg);
}

.insight-card-img {
  position: relative;
  width: 100%;
  height: 140px;
  display: flex;
  align-items: flex-end;
  padding: var(--space-3);
}

.insight-card-category {
  display: inline-block;
  font-size: 11px;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  color: #fff;
  background: rgba(212, 175, 55, 0.85);
  padding: 2px 10px;
  border-radius: 4px;
}

.insight-card-body {
  padding: var(--space-5) var(--space-5) var(--space-5);
  display: flex;
  flex-direction: column;
  flex: 1;
}

.insight-card-body h3 {
  font-family: var(--font-display);
  font-size: var(--text-base);
  font-weight: 600;
  color: var(--color-primary);
  margin-bottom: var(--space-2);
  line-height: 1.35;
}

.insight-card-excerpt {
  font-size: var(--text-sm);
  color: var(--color-text);
  line-height: 1.6;
  margin-bottom: var(--space-3);
  display: -webkit-box;
  -webkit-line-clamp: 3;
  -webkit-box-orient: vertical;
  overflow: hidden;
}

.insight-card-meta {
  font-size: var(--text-xs);
  color: var(--color-text-light);
  margin-top: auto;
}

.insights-home-cta {
  text-align: center;
}

.insights-home-cta .section-link {
  margin-top: 0;
}

/* ============================================================
   ANIMATION – fade in
   ============================================================ */
.fade-in {
  opacity: 0;
  transition: opacity 0.7s var(--ease-out);
}

.fade-in.visible {
  opacity: 1;
}

@media (prefers-reduced-motion: reduce) {
  .fade-in {
    opacity: 1;
    transition: none;
  }
  html {
    scroll-behavior: auto;
  }
}

/* Focus Visible */
:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 2px;
}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 1024px) {
  .thesis-top {
    grid-template-columns: 1fr;
    gap: var(--space-6);
    align-items: start;
  }

  .demographic-visual {
    margin-top: var(--space-5);
    padding-top: 0;
  }

  /* Dissolve right-column wrapper so children flow into the single-column grid */
  .thesis-right {
    display: contents;
  }

  .what-we-do-block .section-title {
    text-align: center;
  }

  .what-we-do-block .accent-bar {
    margin: 0 auto var(--space-3);
  }

  .services-grid {
    grid-template-columns: repeat(3, 1fr);
  }

  .services-link-wrap {
    text-align: center;
  }

  .demographic .section-title {
    text-align: center;
  }

  .demographic {
    text-align: center;
  }

  .demographic .accent-bar {
    margin: 0 auto var(--space-4);
  }

  .demographic-body {
    max-width: 680px;
    margin: 0 auto;
  }

  .demographic-visual {
    grid-template-columns: repeat(2, 1fr);
    max-width: 480px;
    margin-left: auto;
    margin-right: auto;
  }

  .opportunities-grid {
    grid-template-columns: 1fr 1fr;
  }
  .process-steps {
    grid-template-columns: 1fr 1fr 1fr;
  }
  .insights-home-grid {
    grid-template-columns: 1fr 1fr;
  }
  .case-study-grid {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width: 768px) {
  :root {
    --header-height: 64px;
  }

  .nav {
    display: none;
  }

  .hamburger {
    display: flex;
  }

  .mobile-nav {
    display: flex;
  }

  .hero {
    min-height: 100svh;
    padding-top: calc(var(--header-height) + var(--space-12));
    padding-bottom: var(--space-12);
  }

  .hero-content {
    text-align: center;
  }

  .hero-actions {
    flex-direction: column;
    align-items: stretch;
    max-width: 320px;
    margin: 0 auto;
  }

  .hero-actions .btn-primary,
  .hero-actions .btn-ghost {
    text-align: center;
    width: 100%;
  }

  .thesis-band {
    padding: var(--space-6) var(--space-6) var(--space-6);
  }

  .thesis-top {
    grid-template-columns: 1fr;
    gap: var(--space-5);
    margin-bottom: var(--space-8);
    align-items: start;
  }

  /* Mobile sequence: hero→tiles(demographic)→Market Snapshot→What We Do */
  .demographic { order: 1; }
  .thesis-right .market-snapshot,
  .market-snapshot { order: 2; }
  .thesis-right .what-we-do-block,
  .what-we-do-block { order: 3; }

  /* thesis-right already dissolved via display:contents at 1024px */

  .demographic .section-title {
    text-align: center;
  }

  .demographic {
    text-align: center;
  }

  .demographic .accent-bar {
    margin: 0 auto var(--space-4);
  }

  .demographic-body {
    max-width: none;
    margin: 0 auto;
  }

  .demographic-visual {
    grid-template-columns: repeat(2, 1fr);
    max-width: 400px;
    margin-left: auto;
    margin-right: auto;
    margin-top: var(--space-5);
    padding-top: 0;
  }

  .what-we-do-block .section-title {
    text-align: center;
  }

  .what-we-do-block .accent-bar {
    margin: 0 auto var(--space-3);
  }

  .services-grid {
    grid-template-columns: 1fr;
  }

  .ms-chart-area {
    aspect-ratio: 5 / 2.2;
    width: calc(100% + var(--space-4) * 2);
    margin-left: calc(var(--space-4) * -1);
    margin-right: calc(var(--space-4) * -1);
  }

  .ms-chart-area:has(canvas) {
    width: 100%;
    margin-left: 0;
    margin-right: 0;
  }

  .market-snapshot {
    padding: var(--space-2) var(--space-3);
  }

  .ms-chart-title {
    font-size: var(--text-sm);
  }

  /* Smaller arrows on mobile to match the older, subtler design */
  .market-snapshot .ms-arrow {
    width: 22px;
    height: 22px;
    border-color: var(--color-border);
  }

  .market-snapshot .ms-arrow svg {
    width: 12px;
    height: 12px;
  }

  /* Smaller, subtler dots on mobile */
  .market-snapshot .ms-dots {
    gap: 6px;
    margin-top: 6px;
  }

  .market-snapshot .ms-dot {
    width: 5px;
    height: 5px;
  }

  .market-snapshot .ms-dot-active {
    transform: scale(1.2);
  }

  /* Mobile deal cards — compact */
  .deal-card-content {
    padding: var(--space-2) var(--space-3) var(--space-3);
  }

  .deal-card-img {
    width: 88px;
  }

  .deal-card-content h3 {
    font-size: var(--text-sm);
    margin-bottom: 2px;
  }

  .deal-card-meta {
    font-size: var(--text-xs);
    margin-bottom: var(--space-1);
  }

  .deal-card-content p {
    font-size: var(--text-xs);
    -webkit-line-clamp: 2;
  }

  .deal-type-badge {
    font-size: 0.625rem;
    padding: 1px 6px;
    margin-bottom: var(--space-1);
  }

  .serve-grid {
    grid-template-columns: 1fr;
  }

  .serve-card {
    padding: var(--space-5);
  }

  .opportunities-grid {
    grid-template-columns: 1fr;
  }

  .partner-grid {
    grid-template-columns: 1fr;
  }

  .insights-home-grid {
    grid-template-columns: 1fr;
  }

  .process-steps {
    grid-template-columns: 1fr;
    gap: var(--space-6);
  }

  .contact-cols {
    grid-template-columns: 1fr;
  }

  .form-row {
    grid-template-columns: 1fr;
    gap: var(--space-5);
  }

  .contact-fields-investor,
  .contact-fields-owner {
    gap: var(--space-5);
  }

  .form-group--prop-types .checkbox-group {
    row-gap: var(--space-3);
  }

  .form-group--exchange {
    padding-top: var(--space-3);
    padding-bottom: var(--space-2);
  }

  .footer-inner {
    flex-direction: column;
    align-items: center;
    text-align: center;
  }

  .footer-left {
    align-items: center;
  }

  .footer-right {
    align-items: center;
  }

  .footer-contact-info {
    justify-content: center;
  }

  .form-submit {
    justify-self: stretch;
  }

  .form-submit .btn-primary {
    width: 100%;
  }

  .deal-cards {
    grid-template-columns: 1fr;
  }

  .deal-card-img {
    width: 100px;
    min-height: 100%;
  }

  .deal-card:hover {
    transform: none;
  }

  /* Modal mobile adjustments (case-study style) */
  .deal-modal-backdrop {
    padding: 12px;
    align-items: flex-start;
    padding-top: 16px;
  }

  .deal-modal {
    max-width: 100%;
  }

  .deal-modal-img-card img {
    aspect-ratio: 16 / 9;
  }

  .deal-modal-details-card {
    padding: 20px 16px 24px;
    margin-top: var(--space-3);
  }

  .deal-modal-details-card h3 {
    font-size: var(--text-base);
  }

  .deal-modal-metrics {
    grid-template-columns: repeat(3, 1fr);
    gap: 8px;
  }

  .deal-modal-metric {
    padding: 8px 4px;
  }

  .deal-modal-metric-value {
    font-size: var(--text-base);
  }

  #track-record-map {
    height: 280px;
  }

  .map-container {
    margin-left: 0;
    margin-right: 0;
  }

  .case-study-grid {
    grid-template-columns: 1fr;
  }

  .case-image-card {
    aspect-ratio: 16 / 9;
  }

  .case-details-card {
    padding: var(--space-6) var(--space-5);
  }

  .metric-value {
    font-size: var(--text-base);
  }
}

@media (max-width: 480px) {
  .section {
    padding-left: var(--space-4);
    padding-right: var(--space-4);
  }

  .header-inner {
    padding: 0 var(--space-4);
  }

  .service-card {
    padding: var(--space-4);
  }

  .serve-card {
    padding: var(--space-4);
  }

  .property-card-body {
    padding: var(--space-4) var(--space-5) var(--space-4);
  }

  .contact-card {
    padding: var(--space-6) var(--space-5);
  }

  .contact-form-wrapper {
    padding: var(--space-6) var(--space-4);
  }

  .mls-widget-wrapper {
    padding: var(--space-6) var(--space-4);
  }

  .mls-search-form .mls-form-row {
    grid-template-columns: 1fr;
    gap: var(--space-3);
  }

  .mls-form-submit {
    width: 100%;
  }

  .mls-form-submit .btn-primary {
    width: 100%;
  }

  .thesis-band {
    padding-left: var(--space-4);
    padding-right: var(--space-4);
  }

  .footer {
    padding-left: var(--space-4);
    padding-right: var(--space-4);
  }
}