:root {
  --bg: #0c0d0f;
  --bg-elevated: #14161a;
  --surface: #1a1c21;
  --surface-2: #22252c;
  --text: #f3efe6;
  --text-soft: #c8c2b6;
  --muted: #8e8a82;
  --gold: #c4a574;
  --gold-dim: rgba(196, 165, 116, 0.18);
  --red-dot: #8b3a3a;
  --red-dot-soft: rgba(139, 58, 58, 0.22);
  --line: rgba(243, 239, 230, 0.1);
  --line-strong: rgba(243, 239, 230, 0.16);
  --radius: 12px;
  --radius-lg: 18px;
  --max: 1080px;
  --font: "Segoe UI", "Helvetica Neue", system-ui, -apple-system, sans-serif;
  --sticky-cta-h: 4.25rem;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--font);
  background: var(--bg);
  color: var(--text);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  padding-bottom: calc(var(--sticky-cta-h) + env(safe-area-inset-bottom, 0px));
}

img { max-width: 100%; display: block; }
a { color: var(--gold); text-decoration: none; }
a:hover { text-decoration: underline; }
ul { list-style: none; }

.wrap {
  width: min(100% - 2rem, var(--max));
  margin-inline: auto;
}

/* —— Header —— */
.site-header {
  position: sticky;
  top: 0;
  z-index: 40;
  background: rgba(12, 13, 15, 0.92);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.site-header .inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 1rem 0;
  gap: 1rem;
}
.logo {
  font-weight: 700;
  font-size: 0.95rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text);
  text-decoration: none;
}
.logo:hover { text-decoration: none; color: var(--text); }
.header-meta {
  display: none;
  font-size: 0.7rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold);
}
@media (min-width: 720px) {
  .header-meta { display: block; }
}

/* —— Buttons —— */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.4rem;
  padding: 0.9rem 1.35rem;
  border-radius: 999px;
  font-weight: 600;
  font-size: 0.92rem;
  letter-spacing: 0.02em;
  border: 1px solid transparent;
  cursor: pointer;
  text-decoration: none;
  transition: opacity 0.15s ease, transform 0.12s ease, background 0.15s ease;
  font-family: inherit;
}
.btn:hover { text-decoration: none; opacity: 0.92; }
.btn:active { transform: scale(0.98); }
.btn-primary {
  background: var(--gold);
  color: #1a1408;
}
.btn-ghost {
  background: transparent;
  color: var(--text);
  border-color: var(--line-strong);
}
.btn-ghost:hover { background: var(--surface); }
.cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
}

/* —— Hero —— */
.hero {
  padding: 2.5rem 0 3.5rem;
}
.hero-label {
  display: inline-block;
  font-size: 0.72rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.25rem;
}
.hero-media {
  margin-bottom: 1.75rem;
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--surface);
  aspect-ratio: 16 / 10;
}
.hero-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 40%;
}
.loc-chip {
  display: inline-flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 0.35rem 0.55rem;
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--text-soft);
  margin-bottom: 0.85rem;
}
.loc-chip .sep { color: var(--muted); opacity: 0.6; }
.deal-chip {
  display: inline-block;
  font-size: 0.65rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 0.28rem 0.6rem;
  border-radius: 999px;
  background: var(--red-dot-soft);
  color: #e8b4b4;
  border: 1px solid rgba(139, 58, 58, 0.35);
}
.hero h1 {
  font-size: clamp(2rem, 6vw, 3.25rem);
  font-weight: 700;
  line-height: 1.12;
  letter-spacing: -0.02em;
  margin-bottom: 1rem;
  max-width: 14ch;
}
.hero .lede {
  color: var(--text-soft);
  font-size: clamp(1.02rem, 2.2vw, 1.15rem);
  max-width: 38em;
  margin-bottom: 1.75rem;
}
.stats-row {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 0.75rem;
  margin-bottom: 1.25rem;
}
@media (min-width: 720px) {
  .stats-row { grid-template-columns: repeat(4, 1fr); }
}
.stat {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1rem 1.05rem;
}
.stat .label {
  font-size: 0.68rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.35rem;
}
.stat .value {
  font-size: 1.05rem;
  font-weight: 700;
  font-variant-numeric: tabular-nums;
  letter-spacing: -0.01em;
}
.finance-bar {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1.25rem;
  align-items: center;
  background: var(--gold-dim);
  border: 1px solid rgba(196, 165, 116, 0.28);
  border-radius: var(--radius);
  padding: 1rem 1.15rem;
  margin-bottom: 1.75rem;
}
.finance-bar .fin-label {
  font-size: 0.68rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
  width: 100%;
  margin-bottom: 0.15rem;
}
.finance-bar .fin-item {
  font-size: 0.95rem;
  font-weight: 600;
  font-variant-numeric: tabular-nums;
}
.finance-bar .fin-item span {
  display: block;
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.15rem;
}

/* —— Sections —— */
.section {
  padding: 3.5rem 0;
  border-top: 1px solid var(--line);
}
.section-label {
  font-size: 0.7rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.6rem;
}
.section h2 {
  font-size: clamp(1.55rem, 3.5vw, 2rem);
  font-weight: 700;
  letter-spacing: -0.02em;
  line-height: 1.2;
  margin-bottom: 1.35rem;
}
.prose {
  color: var(--text-soft);
  max-width: 40em;
}
.prose p + p { margin-top: 1rem; }

/* —— Snapshot cards —— */
.snapshot-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 0.75rem;
}
@media (min-width: 640px) {
  .snapshot-grid { grid-template-columns: repeat(3, 1fr); }
}
@media (min-width: 900px) {
  .snapshot-grid { grid-template-columns: repeat(3, 1fr); }
}
.snap {
  background: var(--bg-elevated);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.15rem 1.2rem;
  min-height: 5.5rem;
}
.snap .label {
  font-size: 0.68rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.45rem;
}
.snap .value {
  font-size: 1.2rem;
  font-weight: 700;
  font-variant-numeric: tabular-nums;
  letter-spacing: -0.015em;
  line-height: 1.25;
}
.snap.accent {
  border-color: rgba(196, 165, 116, 0.35);
  background: linear-gradient(160deg, var(--gold-dim), var(--bg-elevated));
}

/* —— Why points —— */
.why-grid {
  display: grid;
  gap: 1rem;
}
@media (min-width: 720px) {
  .why-grid { grid-template-columns: repeat(2, 1fr); gap: 1.15rem; }
}
.why-card {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.35rem 1.4rem;
  background: var(--surface);
}
.why-card h3 {
  font-size: 1.05rem;
  font-weight: 650;
  margin-bottom: 0.45rem;
  letter-spacing: -0.01em;
}
.why-card p {
  color: var(--text-soft);
  font-size: 0.95rem;
}

/* —— Gallery —— */
.gallery-grid {
  display: grid;
  gap: 0.85rem;
}
@media (min-width: 640px) {
  .gallery-grid { grid-template-columns: 1.4fr 1fr; grid-template-rows: 1fr 1fr; }
  .gallery-grid .g-item:first-child { grid-row: 1 / -1; }
}
.g-item {
  margin: 0;
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--surface);
  cursor: zoom-in;
  position: relative;
  aspect-ratio: 4 / 3;
}
.gallery-grid .g-item:first-child { aspect-ratio: 4 / 5; }
@media (min-width: 640px) {
  .gallery-grid .g-item:first-child { aspect-ratio: auto; height: 100%; min-height: 28rem; }
}
.g-item img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.35s ease;
}
.g-item:hover img { transform: scale(1.03); }
.g-item figcaption {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 0.7rem 1rem;
  font-size: 0.75rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--text);
  background: linear-gradient(transparent, rgba(0,0,0,0.65));
}

/* Lightbox */
.lightbox {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 100;
  background: rgba(0, 0, 0, 0.92);
  align-items: center;
  justify-content: center;
  padding: 1.5rem;
  cursor: zoom-out;
}
.lightbox.open { display: flex; }
.lightbox img {
  max-width: min(96vw, 1100px);
  max-height: 90vh;
  border-radius: 8px;
  object-fit: contain;
}
.lightbox-close {
  position: absolute;
  top: 1rem;
  right: 1.25rem;
  background: transparent;
  border: none;
  color: var(--text);
  font-size: 1.75rem;
  cursor: pointer;
  line-height: 1;
  padding: 0.5rem;
}

/* —— Location / map —— */
.map-frame {
  margin-top: 1.5rem;
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--surface);
  aspect-ratio: 16 / 9;
}
.map-frame iframe {
  width: 100%;
  height: 100%;
  border: 0;
  filter: grayscale(0.35) contrast(1.05);
}
.map-note {
  margin-top: 0.75rem;
  font-size: 0.8rem;
  color: var(--muted);
}

/* —— Deal terms —— */
.terms-table {
  width: 100%;
  border-collapse: collapse;
  margin: 1.5rem 0 1rem;
}
.terms-table th,
.terms-table td {
  text-align: left;
  padding: 0.95rem 0;
  border-bottom: 1px solid var(--line);
  vertical-align: top;
}
.terms-table th {
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
  width: 42%;
}
.terms-table td {
  font-weight: 650;
  font-variant-numeric: tabular-nums;
  font-size: 1.05rem;
}
.disclaimer {
  font-size: 0.85rem;
  color: var(--muted);
  max-width: 40em;
  margin-top: 1rem;
}

/* —— Confidential —— */
.panel {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 1.75rem 1.5rem;
}
@media (min-width: 720px) {
  .panel { padding: 2.25rem 2.5rem; }
}
.panel p { color: var(--text-soft); margin-bottom: 1.35rem; max-width: 38em; }

/* —— Form —— */
.form-grid {
  display: grid;
  gap: 1rem;
}
@media (min-width: 640px) {
  .form-grid.two { grid-template-columns: 1fr 1fr; }
}
.field label {
  display: block;
  font-size: 0.75rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.4rem;
}
.field input,
.field select,
.field textarea {
  width: 100%;
  background: var(--bg);
  border: 1px solid var(--line-strong);
  border-radius: 10px;
  color: var(--text);
  padding: 0.85rem 1rem;
  font-size: 1rem;
  font-family: inherit;
  outline: none;
  transition: border-color 0.15s ease;
}
.field input:focus,
.field select:focus,
.field textarea:focus {
  border-color: var(--gold);
}
.field select {
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%238e8a82' d='M1 1l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 1rem center;
  padding-right: 2.5rem;
}
.field textarea { min-height: 7rem; resize: vertical; }
.form-actions { margin-top: 1.25rem; }
.form-note {
  margin-top: 0.85rem;
  font-size: 0.8rem;
  color: var(--muted);
}
.hp {
  position: absolute;
  left: -10000px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}
.form-status {
  margin-top: 0.85rem;
  font-size: 0.9rem;
  color: var(--text-soft);
}
.form-status.is-error {
  color: #e8a0a0;
}
#deal-form { position: relative; }
.thank-you {
  display: none;
  background: var(--gold-dim);
  border: 1px solid rgba(196, 165, 116, 0.3);
  border-radius: var(--radius);
  padding: 1.5rem;
  margin-top: 1rem;
}
.thank-you.visible { display: block; }
.thank-you h3 { margin-bottom: 0.5rem; }
.thank-you p { color: var(--text-soft); margin-bottom: 1rem; }

/* —— Brokers / Contact —— */
.two-col {
  display: grid;
  gap: 1.5rem;
}
@media (min-width: 720px) {
  .two-col { grid-template-columns: 1fr 1fr; gap: 2rem; }
}
.contact-card {
  background: var(--bg-elevated);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 1.75rem 1.5rem;
}
.contact-card .role {
  font-size: 0.72rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.4rem;
}
.contact-card h3 {
  font-size: 1.35rem;
  margin-bottom: 0.5rem;
}
.contact-card p {
  color: var(--text-soft);
  margin-bottom: 1.25rem;
  font-size: 0.95rem;
}

/* —— Footer —— */
.site-footer {
  border-top: 1px solid var(--line);
  padding: 3rem 0 2.5rem;
  margin-top: 1rem;
}
.footer-brand {
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-size: 0.9rem;
  margin-bottom: 0.4rem;
}
.footer-tagline {
  color: var(--muted);
  font-size: 0.95rem;
  margin-bottom: 1.75rem;
}
.footer-nav {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1.35rem;
  margin-bottom: 1.75rem;
}
.footer-nav a {
  color: var(--text-soft);
  font-size: 0.88rem;
}
.footer-nav a:hover { color: var(--gold); }
.footer-disclaimer {
  font-size: 0.75rem;
  color: var(--muted);
  max-width: 48em;
  line-height: 1.55;
}

/* —— Sticky mobile CTA —— */
.sticky-cta {
  position: fixed;
  left: 0; right: 0; bottom: 0;
  z-index: 50;
  padding: 0.75rem 1rem calc(0.75rem + env(safe-area-inset-bottom, 0px));
  background: rgba(12, 13, 15, 0.94);
  backdrop-filter: blur(12px);
  border-top: 1px solid var(--line);
}
.sticky-cta .btn {
  width: 100%;
  max-width: var(--max);
  margin-inline: auto;
  display: flex;
}
@media (min-width: 900px) {
  .sticky-cta { display: none; }
  body { padding-bottom: 0; }
}

/* Stub pages */
.stub-main {
  padding: 4rem 0 5rem;
  min-height: 60vh;
}
.stub-main h1 {
  font-size: clamp(1.75rem, 4vw, 2.4rem);
  margin-bottom: 1.25rem;
  letter-spacing: -0.02em;
}
.stub-main .prose { margin-bottom: 2rem; }