@import url('https://fonts.googleapis.com/css2?family=Prata&family=Poppins:wght@300;400;500;600;700&display=swap');

:root {
  /* Base palette */
  --onyx: #1a1a1a;
  --gold: #C9A84C;
  --gold-hover: #d6b95e;
  --cream: #F5F3EE;
  --charcoal: #3a3a3a;

  --ink-2: #242424;
  --gray-warm: #8a877f;
  --gray-cool: #b5b3ad;
  --line-dark: rgba(245, 243, 238, 0.14);
  --line-dark-soft: rgba(245, 243, 238, 0.07);
  --line-light: rgba(26, 26, 26, 0.12);
  --gold-soft: rgba(201, 168, 76, 0.16);
  --gold-line: rgba(201, 168, 76, 0.4);

  --font-display: 'Prata', Georgia, serif;
  --font-body: 'Poppins', -apple-system, sans-serif;

  --tracking-label: 0.22em;
  --tracking-wide: 0.08em;

  --space-4: 16px;
  --space-5: 24px;

  --radius-sm: 2px;

  --ease-brand: cubic-bezier(0.25, 0.6, 0.3, 1);
  --duration-fast: 150ms;
  --duration-base: 250ms;

  --container: 560px;
}

* { box-sizing: border-box; }

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

html, body {
  margin: 0;
  background: var(--onyx);
  -webkit-font-smoothing: antialiased;
}

body {
  scroll-behavior: smooth;
  font-family: var(--font-body), sans-serif;
  color: var(--cream);
  min-height: 100vh;
  text-wrap: pretty;
  overflow-x: hidden;
  -webkit-tap-highlight-color: transparent;
}

a { color: var(--cream); text-decoration: none; touch-action: manipulation; }
a:hover { color: var(--gold); }

::-webkit-scrollbar { height: 0; width: 0; }

section[id] { scroll-margin-top: 62px; }

button {
  font-family: inherit;
  touch-action: manipulation;
  -webkit-tap-highlight-color: transparent;
}

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

.wrap {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 max(20px, env(safe-area-inset-right)) 0 max(20px, env(safe-area-inset-left));
  box-sizing: border-box;
}

/* ---------- Buttons ---------- */
.btn {
  font-family: var(--font-body);
  font-weight: 500;
  letter-spacing: var(--tracking-label);
  text-transform: uppercase;
  border-radius: var(--radius-sm);
  cursor: pointer;
  transition: all var(--duration-fast) var(--ease-brand);
  border: 1px solid transparent;
  display: inline-flex;
  align-items: center;
  justify-content: center;
}
.btn:active { transform: scale(0.98); }
.btn[disabled] { opacity: 0.4; pointer-events: none; }

.btn-sm { padding: 8px 18px; font-size: 11px; }
.btn-md { padding: 12px 26px; font-size: 12px; }
.btn-lg { padding: 16px 34px; font-size: 13px; }

.btn-gold { background: var(--gold); color: var(--onyx); }
.btn-gold:hover { background: var(--gold-hover); }

.btn-primary { background: var(--cream); color: var(--onyx); }
.btn-primary:hover { background: var(--gold); }

.btn-outline { background: transparent; color: var(--cream); border-color: var(--line-dark); }
.btn-outline:hover { color: var(--gold); border-color: var(--gold); }

.btn-block { width: 100%; }

/* ---------- Badge ---------- */
.badge {
  display: inline-block;
  font-family: var(--font-body);
  font-weight: 600;
  font-size: 10px;
  letter-spacing: var(--tracking-label);
  text-transform: uppercase;
  padding: 5px 12px;
  border-radius: var(--radius-sm);
}
.badge-gold { background: var(--gold); color: var(--onyx); }
.badge-gold-soft { background: var(--gold-soft); color: var(--gold); border: 1px solid var(--gold-line); }
.badge-outline { background: transparent; color: var(--cream); border: 1px solid var(--line-dark); }

/* ---------- Input ---------- */
.field { display: flex; flex-direction: column; gap: 8px; font-family: var(--font-body); }
.field-label {
  font-size: 10px; font-weight: 500; letter-spacing: var(--tracking-label);
  text-transform: uppercase; color: var(--gray-cool);
}
.field input {
  background: rgba(245, 243, 238, 0.05);
  color: var(--cream);
  font-family: var(--font-body);
  /* 16px, not the design's 14px: iOS Safari force-zooms the page on focusing
     any input smaller than that, which is worse than the 2px size difference. */
  font-size: 16px;
  font-weight: 300;
  padding: 12px 14px;
  border-radius: var(--radius-sm);
  outline: none;
  border: 1px solid var(--line-dark);
  transition: border-color var(--duration-fast) var(--ease-brand);
  min-height: 44px;
}
.field input:focus { border-color: var(--gold); }
.field input::placeholder { color: var(--gray-warm); }

/* ---------- Chips ---------- */
.chip {
  padding: 9px 13px;
  min-height: 38px;
  border-radius: var(--radius-sm);
  cursor: pointer;
  font-family: var(--font-body);
  font-size: 10.5px;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  transition: all 160ms ease;
  background: transparent;
  color: var(--gray-cool);
  border: 1px solid var(--line-dark);
  white-space: nowrap;
}
.chip.active { background: var(--gold); color: var(--onyx); border-color: var(--gold); }

/* ---------- Segmented control ---------- */
.seg { display: flex; border: 1px solid var(--line-dark); border-radius: var(--radius-sm); overflow: hidden; }
.seg button {
  padding: 8px 16px; min-height: 36px; background: transparent; color: var(--gray-cool);
  border: 0; cursor: pointer; font-family: var(--font-body); font-size: 9.5px; font-weight: 500;
  letter-spacing: 0.18em; text-transform: uppercase; transition: all 160ms ease;
}
.seg button.active { background: var(--gold); color: var(--onyx); }

/* ---------- Gate ---------- */
.gate {
  position: fixed; inset: 0; z-index: 200; background: var(--onyx);
  overflow-y: auto; display: flex; justify-content: center;
}
.gate-inner {
  width: 100%; max-width: 460px; box-sizing: border-box;
  padding: max(40px, env(safe-area-inset-top)) max(26px, env(safe-area-inset-right)) max(56px, env(safe-area-inset-bottom)) max(26px, env(safe-area-inset-left));
  display: flex; flex-direction: column; gap: 24px;
}
.gate-top { display: flex; justify-content: flex-end; }
.gate-brand { display: flex; flex-direction: column; align-items: center; gap: 12px; }
.gate-brand img { width: 84px; height: 84px; }
.gate-brand-name { font-family: var(--font-display); font-size: 27px; letter-spacing: 0.02em; }
.gate-tagline {
  font-size: 9.5px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--gold); text-align: center;
}
.hr { height: 1px; background: var(--line-dark); border: 0; margin: 0; }
.gate-title { font-family: var(--font-display); font-size: 19px; line-height: 1.35; }
.gate-body { margin: 8px 0 0; font-size: 13px; font-weight: 300; line-height: 1.65; color: var(--gray-cool); }
.gate-fields { display: flex; flex-direction: column; gap: 16px; }
.gate-group { display: flex; flex-direction: column; gap: 9px; }
.gate-group-label {
  font-size: 10px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gray-cool);
}
.gate-chips { display: flex; flex-wrap: wrap; gap: 7px; }
.gate-submit { display: flex; flex-direction: column; gap: 12px; }
.gate-hint { font-size: 10.5px; font-weight: 300; line-height: 1.6; color: var(--gray-warm); text-align: center; }
.gate-legal {
  font-size: 9.5px; font-weight: 300; line-height: 1.7; color: var(--gray-warm); text-align: center;
  padding-top: 6px; border-top: 1px solid var(--line-dark);
}

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 90; background: rgba(26,26,26,0.94);
  backdrop-filter: blur(10px); border-bottom: 1px solid var(--line-dark);
}
.site-header-row {
  min-height: 61px; display: flex; align-items: center; gap: 10px;
}
.site-header-row img { height: 30px; width: auto; flex: none; }
.brand-block { display: flex; flex-direction: column; gap: 1px; margin-right: auto; min-width: 0; overflow: hidden; }
.brand-name, .brand-byline { white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.brand-name { font-family: var(--font-display); font-size: 15px; letter-spacing: 0.02em; }
.brand-byline { font-size: 7.5px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gray-warm); }

.nav-menu { border-top: 1px solid var(--line-dark); background: var(--onyx); }
.nav-grid {
  padding: 8px 20px 16px; display: grid; grid-template-columns: 1fr 1fr; gap: 2px;
}
.nav-grid a {
  display: flex; align-items: baseline; gap: 9px; padding: 11px 8px; font-size: 11px;
  font-weight: 400; letter-spacing: 0.04em; color: var(--cream); border-bottom: 1px solid var(--line-dark-soft);
}
.nav-num { font-size: 8.5px; font-weight: 500; color: var(--gold); min-width: 14px; }

/* ---------- Hero ---------- */
.hero {
  position: relative; min-height: 76vh; min-height: 76dvh; display: flex; align-items: flex-end;
}
.hero-photo { position: absolute; inset: 0; }
.hero-scrim {
  position: absolute; inset: 0; pointer-events: none;
  background: linear-gradient(180deg, rgba(26,26,26,0.55) 0%, rgba(26,26,26,0.72) 45%, rgba(26,26,26,0.97) 100%);
}
.hero-content {
  position: relative; width: 100%; padding: 0 20px 44px; box-sizing: border-box;
  display: flex; flex-direction: column; gap: 20px; pointer-events: none;
}
.hero-badges { display: flex; gap: 7px; flex-wrap: wrap; }
.hero-title {
  margin: 0; font-family: var(--font-display); font-weight: 400; font-size: 34px;
  line-height: 1.22; letter-spacing: -0.01em;
}
.hero-body { margin: 0; font-size: 14.5px; font-weight: 300; line-height: 1.7; color: var(--cream); max-width: 42ch; }
.hero-stats { display: flex; flex-wrap: wrap; gap: 24px; padding-top: 4px; }
.hero-stat { display: flex; flex-direction: column; gap: 3px; }
.hero-stat-value { font-family: var(--font-display); font-size: 22px; color: var(--gold); }
.hero-stat-label { font-size: 8.5px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gray-cool); }

/* ---------- Photo slot ---------- */
.photo-slot {
  position: absolute; inset: 0; overflow: hidden; background: var(--ink-2);
}
.photo-slot img {
  width: 100%; height: 100%; object-fit: cover; display: block;
}

/* ---------- Section generic ---------- */
.section { padding: 52px 20px 8px; box-sizing: border-box; }
.section-head { display: flex; align-items: baseline; gap: 10px; margin-bottom: 22px; }
.section-num { font-size: 9px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); }
.section-title { margin: 0; font-family: var(--font-display); font-weight: 400; font-size: 24px; }
.section-sub { margin: 0 0 20px; font-size: 13px; font-weight: 300; line-height: 1.65; color: var(--gray-cool); }

/* ---------- Edges (01) ---------- */
.edges { display: flex; flex-direction: column; gap: 1px; border-top: 1px solid var(--line-dark); }
.edge { display: flex; gap: 16px; padding: 18px 2px; border-bottom: 1px solid var(--line-dark); align-items: flex-start; }
.edge-num { font-family: var(--font-display); font-size: 15px; color: var(--gold); min-width: 22px; padding-top: 1px; }
.edge-body { display: flex; flex-direction: column; gap: 5px; }
.edge-title { font-size: 10px; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--cream); }
.edge-text { font-size: 13px; font-weight: 300; line-height: 1.65; color: var(--gray-cool); }

/* ---------- Deck (02) ---------- */
.deck-scroll {
  display: flex; gap: 14px; overflow-x: auto; scroll-snap-type: x mandatory;
  padding: 4px 20px 22px; -webkit-overflow-scrolling: touch;
}
.deck-spacer { flex: none; }
.deck-spacer.tail { width: 20px; }
.deck-card {
  flex: none; width: 300px; scroll-snap-align: center; box-sizing: border-box; cursor: pointer;
  display: flex; flex-direction: column; min-height: 300px; padding: 22px 20px; border-radius: var(--radius-sm);
  background: #1f1f1f; border: 1px solid var(--line-dark); transition: border-color 180ms ease, background 180ms ease;
}
.deck-card.open { background: var(--ink-2); border-color: var(--gold-line); }
.deck-card-top { display: flex; align-items: center; justify-content: space-between; gap: 10px; }
.deck-card-num { font-size: 9px; font-weight: 500; letter-spacing: 0.22em; color: var(--gold); }
.deck-card-cue { font-size: 9px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gray-warm); }
.deck-card-title { margin: 16px 0 0; font-family: var(--font-display); font-weight: 400; font-size: 22px; line-height: 1.28; }
.deck-card-sub { margin: 10px 0 0; font-size: 13.5px; font-weight: 300; line-height: 1.65; color: var(--gray-cool); }
.deck-card-detail {
  margin-top: 18px; padding-top: 16px; border-top: 1px solid var(--gold-line);
  display: flex; flex-direction: column; gap: 11px;
}
.deck-point { display: flex; gap: 10px; align-items: flex-start; }
.deck-point .dash { color: var(--gold); font-size: 11px; line-height: 1.7; }
.deck-point span:last-child { font-size: 12.5px; font-weight: 300; line-height: 1.7; color: var(--cream); }
.deck-row { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; padding: 8px 0; border-bottom: 1px solid var(--line-dark-soft); }
.deck-row:last-child { border-bottom: 0; }
.deck-row .label { font-size: 11px; font-weight: 400; letter-spacing: 0.06em; color: var(--gray-cool); }
.deck-row .value { font-size: 12.5px; font-weight: 500; letter-spacing: 0.04em; color: var(--cream); }
.deck-row.total .value { font-family: var(--font-display); font-size: 17px; color: var(--gold); }
.deck-card-hint { margin-top: auto; padding-top: 18px; font-size: 9px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); }

/* ---------- Project (03) ---------- */
.project-card { border: 1px solid var(--line-dark); border-radius: var(--radius-sm); overflow: hidden; background: var(--ink-2); }
.project-photo { position: relative; height: 172px; }
.project-photo-scrim { position: absolute; inset: 0; pointer-events: none; background: linear-gradient(180deg, rgba(26,26,26,0.25), rgba(26,26,26,0.9)); }
.project-photo-tag { position: absolute; left: 18px; right: 18px; bottom: 14px; display: flex; flex-direction: column; gap: 7px; pointer-events: none; }
.project-photo-tag .badge { align-self: flex-start; }
.project-photo-addr { font-family: var(--font-display); font-size: 19px; line-height: 1.3; }
.project-photo-meta { font-size: 10px; font-weight: 400; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gray-cool); }
.project-body { padding: 20px 18px; display: flex; flex-direction: column; gap: 20px; }
.project-stats { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.stat-label { font-size: 8.5px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gray-warm); display: block; }
.stat-value { font-family: var(--font-display); font-size: 18px; display: block; margin-top: 4px; }
.stat-value.gold { color: var(--gold); }
.stat-value.cream { color: var(--cream); }

.funding { display: flex; flex-direction: column; gap: 9px; padding-top: 16px; border-top: 1px solid var(--line-dark); }
.funding-top { display: flex; align-items: baseline; justify-content: space-between; }
.funding-label { font-size: 9px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gray-cool); }
.funding-status { font-size: 11px; font-weight: 500; color: var(--gold); }
.funding-track { height: 5px; background: rgba(245,243,238,0.1); border-radius: 2px; overflow: hidden; }
.funding-bar { height: 100%; background: var(--gold); }
.funding-meta { display: flex; justify-content: space-between; font-size: 10.5px; font-weight: 300; color: var(--gray-warm); }

.subhead-row { display: flex; align-items: center; justify-content: space-between; gap: 12px; margin: 30px 0 14px; }
.subhead { font-size: 10px; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: var(--cream); }

.stage-list { border-top: 1px solid var(--line-dark); }
.stage-item { border-bottom: 1px solid var(--line-dark); }
.stage-btn {
  width: 100%; background: transparent; border: 0; cursor: pointer; padding: 15px 2px;
  display: flex; align-items: center; gap: 13px; text-align: left; min-height: 44px; color: inherit;
}
.stage-dot { width: 9px; height: 9px; flex: none; border-radius: 50%; }
.stage-main { display: flex; flex-direction: column; gap: 3px; flex: 1; min-width: 0; }
.stage-name { font-size: 12.5px; }
.stage-dates { font-size: 10.5px; font-weight: 300; color: var(--gray-warm); }
.stage-status { font-size: 8.5px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; }
.stage-chev { font-size: 15px; color: var(--gray-warm); transition: transform 180ms ease; }
.stage-detail { padding: 0 2px 18px 35px; display: flex; flex-direction: column; gap: 12px; }
.stage-detail p { margin: 0; font-size: 12.5px; font-weight: 300; line-height: 1.7; color: var(--gray-cool); }
.stage-facts { display: flex; flex-wrap: wrap; gap: 18px; }
.fact { display: flex; flex-direction: column; gap: 3px; }
.fact-label { font-size: 8px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gray-warm); }
.fact-value { font-size: 12px; font-weight: 500; letter-spacing: 0.03em; }

.gantt { border: 1px solid var(--line-dark); border-radius: var(--radius-sm); padding: 14px 12px 16px; background: var(--ink-2); }
.gantt-axis { position: relative; height: 16px; margin-bottom: 8px; border-bottom: 1px solid var(--line-dark); }
.gantt-axis span { position: absolute; top: 0; font-size: 8px; font-weight: 500; letter-spacing: 0.1em; color: var(--gray-warm); text-align: center; }
.gantt-rows { position: relative; display: flex; flex-direction: column; gap: 7px; }
.gantt-today { position: absolute; top: -4px; bottom: -4px; width: 1px; background: rgba(245,243,238,0.45); z-index: 2; }
.gantt-row { display: flex; flex-direction: column; gap: 3px; }
.gantt-row-label { font-size: 9.5px; font-weight: 400; letter-spacing: 0.04em; color: var(--gray-cool); }
.gantt-track { position: relative; height: 9px; background: rgba(245,243,238,0.06); border-radius: 1px; }
.gantt-bar { position: absolute; top: 0; bottom: 0; border-radius: 1px; }
.gantt-legend { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 14px; padding-top: 12px; border-top: 1px solid var(--line-dark); }
.gantt-legend-item { display: flex; align-items: center; gap: 6px; font-size: 8.5px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gray-warm); }
.gantt-swatch { width: 10px; height: 4px; border-radius: 1px; }

.permit-list { margin-top: 14px; border-top: 1px solid var(--line-dark); }
.permit-row { display: flex; align-items: center; gap: 12px; padding: 13px 2px; border-bottom: 1px solid var(--line-dark); }
.permit-main { display: flex; flex-direction: column; gap: 3px; flex: 1; }
.permit-name { font-size: 12px; font-weight: 400; color: var(--cream); }
.permit-ref { font-size: 9.5px; font-weight: 300; letter-spacing: 0.08em; color: var(--gray-warm); }
.permit-status { font-size: 9.5px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; }

.budget-list { margin-top: 14px; display: flex; flex-direction: column; gap: 12px; }
.budget-row { display: flex; flex-direction: column; gap: 6px; }
.budget-top { display: flex; align-items: baseline; gap: 10px; }
.budget-label { font-size: 11.5px; font-weight: 400; color: var(--cream); flex: 1; }
.budget-planned { font-size: 11px; font-weight: 300; color: var(--gray-warm); }
.budget-actual { font-size: 11.5px; font-weight: 500; letter-spacing: 0.03em; min-width: 68px; text-align: right; }
.budget-track { height: 4px; background: rgba(245,243,238,0.08); border-radius: 1px; position: relative; }
.budget-bar { position: absolute; top: 0; bottom: 0; left: 0; border-radius: 1px; }
.budget-total { display: flex; justify-content: space-between; align-items: baseline; margin-top: 18px; padding-top: 14px; border-top: 1px solid var(--gold-line); }
.budget-total-label { font-size: 10px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gray-cool); }
.budget-total-value { font-family: var(--font-display); font-size: 17px; color: var(--gold); }

/* ---------- Deals (04) ---------- */
.deal-list { display: flex; flex-direction: column; gap: 14px; }
.deal-card { border: 1px solid var(--line-dark); border-radius: var(--radius-sm); background: var(--ink-2); overflow: hidden; transition: border-color 180ms ease; }
.deal-card:hover { border-color: var(--gold-line); }
.deal-photo { position: relative; height: 124px; }
.deal-photo-scrim { position: absolute; inset: 0; pointer-events: none; background: linear-gradient(180deg, rgba(26,26,26,0.2), rgba(26,26,26,0.92)); }
.deal-photo-status { position: absolute; top: 12px; left: 14px; pointer-events: none; }
.deal-status-pill {
  display: inline-block; font-size: 8px; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase;
  padding: 5px 10px; border-radius: 999px;
}
.deal-status-pill.hot { background: var(--gold); color: var(--onyx); border: 1px solid var(--gold); }
.deal-status-pill.open { background: var(--gold-soft); color: var(--gold); border: 1px solid var(--gold-line); }
.deal-photo-bottom { position: absolute; left: 14px; right: 14px; bottom: 11px; display: flex; align-items: flex-end; justify-content: space-between; gap: 10px; pointer-events: none; }
.deal-headline { display: flex; flex-direction: column; gap: 4px; }
.deal-headline-value { font-family: var(--font-display); font-size: 26px; line-height: 1; color: var(--gold); }
.deal-headline-sub { font-size: 9px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gray-cool); }
.deal-term { font-size: 9px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gray-cool); text-align: right; }
.deal-btn {
  width: 100%; background: transparent; border: 0; cursor: pointer; text-align: left; min-height: 44px;
  padding: 15px 16px; display: flex; align-items: center; gap: 12px; color: inherit;
}
.deal-addr-block { display: flex; flex-direction: column; gap: 3px; flex: 1; min-width: 0; }
.deal-address { font-size: 13.5px; font-weight: 400; color: var(--cream); }
.deal-city { font-size: 10px; font-weight: 300; letter-spacing: 0.1em; text-transform: uppercase; color: var(--gray-warm); }
.deal-min-block { display: flex; flex-direction: column; gap: 3px; align-items: flex-end; }
.deal-min-label { font-size: 8px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gray-warm); }
.deal-min-value { font-family: var(--font-display); font-size: 16px; color: var(--cream); }
.deal-chev { font-size: 16px; color: var(--gray-warm); transition: transform 180ms ease; }
.deal-detail { padding: 4px 16px 18px; display: flex; flex-direction: column; gap: 18px; }
.deal-rows { display: flex; flex-direction: column; gap: 1px; border-top: 1px solid var(--gold-line); padding-top: 14px; }
.deal-row { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; padding: 8px 0; border-bottom: 1px solid var(--line-dark-soft); }
.deal-row .label { font-size: 11.5px; font-weight: 300; color: var(--gray-cool); }
.deal-row .value { font-size: 11.5px; font-weight: 500; letter-spacing: 0.03em; text-align: right; }
.deal-block { display: flex; flex-direction: column; gap: 8px; }
.deal-block-label { font-size: 9px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; }
.deal-block-label.gold { color: var(--gold); }
.deal-block-label.muted { color: var(--gray-warm); }
.deal-block p { margin: 0; font-size: 12.5px; font-weight: 300; line-height: 1.7; }
.deal-actions { display: flex; gap: 9px; flex-wrap: wrap; }

/* ---------- Structures (05) ---------- */
.tab-scroll { display: flex; gap: 6px; overflow-x: auto; padding-bottom: 14px; -webkit-overflow-scrolling: touch; }
.structure-card {
  border: 1px solid var(--gold-line); border-radius: var(--radius-sm); background: var(--ink-2);
  padding: 22px 18px; display: flex; flex-direction: column; gap: 18px;
}
.structure-top { display: flex; align-items: flex-start; justify-content: space-between; gap: 14px; }
.structure-kind { font-size: 9px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold); display: block; }
.structure-name { font-family: var(--font-display); font-size: 21px; line-height: 1.25; display: block; margin-top: 6px; }
.structure-rate { text-align: right; }
.structure-rate-value { font-family: var(--font-display); font-size: 25px; color: var(--gold); line-height: 1; display: block; }
.structure-rate-label { font-size: 8px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gray-warm); display: block; margin-top: 3px; }
.structure-body { margin: 0; font-size: 13px; font-weight: 300; line-height: 1.7; color: var(--cream); }
.structure-rows { display: flex; flex-direction: column; gap: 1px; }
.structure-row { display: flex; justify-content: space-between; gap: 12px; padding: 9px 0; border-bottom: 1px solid var(--line-dark-soft); }
.structure-row .label { font-size: 11px; font-weight: 300; color: var(--gray-cool); }
.structure-row .value { font-size: 11px; font-weight: 500; letter-spacing: 0.04em; color: var(--cream); text-align: right; }
.structure-best { display: flex; flex-direction: column; gap: 6px; padding-top: 4px; }
.structure-best-label { font-size: 9px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gray-warm); }
.structure-best p { margin: 0; font-size: 12.5px; font-weight: 300; line-height: 1.65; color: var(--cream); }
.structure-note {
  margin-top: 16px; display: flex; gap: 11px; align-items: flex-start; padding: 14px 16px;
  border: 1px solid var(--line-dark); border-radius: var(--radius-sm);
}
.structure-note .mark { color: var(--gold); font-size: 13px; line-height: 1.4; }
.structure-note p { margin: 0; font-size: 11.5px; font-weight: 300; line-height: 1.7; color: var(--gray-cool); }

/* ---------- Record (06) ---------- */
.record-list { display: flex; flex-direction: column; gap: 14px; }
.record-card { border: 1px solid var(--line-dark); border-radius: var(--radius-sm); overflow: hidden; background: var(--ink-2); display: flex; }
.record-photo { width: 108px; flex: none; position: relative; }
.record-body { flex: 1; padding: 15px 16px; display: flex; flex-direction: column; gap: 11px; min-width: 0; }
.record-head { display: flex; flex-direction: column; gap: 4px; }
.record-status { font-size: 8px; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; }
.record-address { font-size: 13px; font-weight: 400; color: var(--cream); }
.record-city { font-size: 10px; font-weight: 300; letter-spacing: 0.1em; text-transform: uppercase; color: var(--gray-warm); }
.record-stats { display: flex; flex-wrap: wrap; gap: 14px; }
.record-stat { display: flex; flex-direction: column; gap: 2px; }
.record-stat-label { font-size: 7.5px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gray-warm); }
.record-stat-value { font-size: 12px; font-weight: 500; letter-spacing: 0.03em; }

/* ---------- Team (07) ---------- */
.team-list { display: flex; flex-direction: column; gap: 20px; }
.team-member { display: flex; gap: 16px; align-items: flex-start; }
.team-photo { width: 92px; height: 108px; flex: none; position: relative; border: 1px solid var(--line-dark); }
.team-body { display: flex; flex-direction: column; gap: 8px; flex: 1; min-width: 0; }
.team-name { font-family: var(--font-display); font-size: 18px; }
.team-role { font-size: 9px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold); }
.team-bio { margin: 0; font-size: 12.5px; font-weight: 300; line-height: 1.7; color: var(--gray-cool); }
.team-owns { font-size: 10px; font-weight: 400; letter-spacing: 0.1em; color: var(--gray-warm); }
.logo-note {
  margin-top: 22px; padding: 14px 16px; border: 1px dashed rgba(245,243,238,0.25); border-radius: var(--radius-sm);
  font-size: 10.5px; font-weight: 300; line-height: 1.7; color: var(--gray-warm);
}

/* ---------- FAQ (08) ---------- */
.faq-list { border-top: 1px solid var(--line-dark); }
.faq-item { border-bottom: 1px solid var(--line-dark); }
.faq-btn {
  width: 100%; background: transparent; border: 0; cursor: pointer; padding: 16px 2px;
  display: flex; align-items: center; gap: 12px; text-align: left; min-height: 44px; color: inherit;
}
.faq-q { flex: 1; font-size: 13px; font-weight: 400; line-height: 1.5; color: var(--cream); }
.faq-q.open { font-weight: 500; color: var(--gold); }
.faq-chev { font-size: 15px; color: var(--gray-warm); transition: transform 180ms ease; }
.faq-a { margin: 0; padding: 0 2px 18px; font-size: 12.5px; font-weight: 300; line-height: 1.75; color: var(--gray-cool); }

.risk-box {
  margin-top: 24px; border: 1px solid var(--gold-line); border-radius: var(--radius-sm); padding: 20px 18px;
  display: flex; flex-direction: column; gap: 14px;
}
.risk-title { font-size: 9px; font-weight: 600; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); }
.risk-body { margin: 0; font-size: 13px; font-weight: 300; line-height: 1.75; color: var(--cream); }
.risk-mitigations { display: flex; flex-direction: column; gap: 10px; padding-top: 4px; border-top: 1px solid var(--line-dark); }

/* ---------- Contact (09) ---------- */
.contact-section { margin-top: 52px; background: var(--cream); color: var(--onyx); }
.contact-inner { padding: 44px 20px 40px; box-sizing: border-box; display: flex; flex-direction: column; gap: 22px; }
.contact-head { display: flex; align-items: baseline; gap: 10px; }
.contact-num { font-size: 9px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gray-warm); }
.contact-title { margin: 0; font-family: var(--font-display); font-weight: 400; font-size: 25px; color: var(--onyx); }
.contact-closing { margin: 0; font-family: var(--font-display); font-size: 20px; line-height: 1.45; color: var(--onyx); }
.cta-list { display: flex; flex-direction: column; gap: 1px; border-top: 1px solid var(--line-light); }
.cta-item {
  display: flex; align-items: center; gap: 14px; padding: 17px 2px; border-bottom: 1px solid var(--line-light);
  color: var(--onyx); min-height: 44px;
}
.cta-item:hover { color: var(--gold); }
.cta-text { display: flex; flex-direction: column; gap: 3px; flex: 1; }
.cta-label { font-size: 11px; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; }
.cta-sub { font-size: 12px; font-weight: 300; color: var(--charcoal); }
.cta-arrow { font-size: 15px; color: var(--gray-warm); }
.footer-tags { display: flex; gap: 7px; flex-wrap: wrap; padding-top: 6px; }
.footer-tag {
  border: 1px dashed rgba(26,26,26,0.25); border-radius: var(--radius-sm); padding: 5px 9px;
  font-size: 7.5px; font-weight: 500; letter-spacing: 0.08em; color: var(--charcoal);
}
.footer-id { font-size: 10px; font-weight: 400; line-height: 1.6; color: var(--charcoal); }
.footer-legal { font-size: 9px; font-weight: 300; line-height: 1.7; color: var(--gray-warm); }

@media (min-width: 640px) {
  .hero-title { font-size: 40px; }
}