/* ==========================================================================
   PIP Bodega Realty — pipbodega.com
   Core stylesheet
   ========================================================================== */

/* --- Tokens ------------------------------------------------------------- */
:root {
  --ink:        #0c0d10;
  --ink-2:      #14161b;
  --ink-3:      #1c1f26;
  --line:       #262a33;
  --line-soft:  #333844;

  --paper:      #f7f6f3;
  --paper-2:    #ffffff;
  --paper-3:    #ecebe6;

  --text:       #10121a;
  --text-mute:  #5c6272;
  --text-inv:   #f2f1ee;
  --text-inv-mute: #9aa1b1;

  --brand:      #f0b429;   /* bodega awning amber */
  --brand-deep: #c8901a;
  --brand-soft: #fdf3dc;
  --accent:     #2f6f6b;   /* teal — signage green */
  --accent-soft:#e3efee;

  --ok:         #2f7d5c;

  --r-sm: 6px;
  --r-md: 12px;
  --r-lg: 20px;
  --r-full: 999px;

  --shadow-sm: 0 1px 2px rgba(16,18,26,.06), 0 2px 8px rgba(16,18,26,.05);
  --shadow-md: 0 2px 6px rgba(16,18,26,.07), 0 12px 32px rgba(16,18,26,.09);
  --shadow-lg: 0 4px 12px rgba(16,18,26,.08), 0 24px 64px rgba(16,18,26,.14);

  --wrap: 1180px;
  --gut: clamp(20px, 5vw, 48px);

  --font-display: "Space Grotesk", ui-sans-serif, system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --font-body: "Inter", ui-sans-serif, system-ui, -apple-system, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  --font-mono: ui-monospace, SFMono-Regular, "SF Mono", Menlo, Consolas, monospace;

  --ease: cubic-bezier(.4, 0, .2, 1);
}

/* --- Reset -------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .001ms !important;
  }
}
body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 17px;
  line-height: 1.65;
  color: var(--text);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, svg, video { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.1;
  letter-spacing: -0.02em;
  margin: 0 0 .5em;
  text-wrap: balance;
}
p { margin: 0 0 1em; text-wrap: pretty; }
ul, ol { margin: 0 0 1em; padding-left: 1.15em; }
hr { border: 0; border-top: 1px solid rgba(16,18,26,.1); margin: 0; }

::selection { background: var(--brand); color: var(--ink); }

:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
  border-radius: 3px;
}

/* --- Layout primitives -------------------------------------------------- */
.wrap { width: 100%; max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gut); }
.wrap--narrow { max-width: 780px; }
.section { padding-block: clamp(64px, 9vw, 116px); }
.section--tight { padding-block: clamp(48px, 6vw, 76px); }
.section--dark { background: var(--ink); color: var(--text-inv); }
.section--dark h1, .section--dark h2, .section--dark h3 { color: var(--text-inv); }
.section--paper2 { background: var(--paper-2); }
.section--band { background: var(--paper-3); }

.stack > * + * { margin-top: var(--stack-gap, 1rem); }
.center { text-align: center; }
.grid { display: grid; gap: clamp(20px, 3vw, 32px); }
.g2 { grid-template-columns: repeat(2, minmax(0,1fr)); }
.g3 { grid-template-columns: repeat(3, minmax(0,1fr)); }
.g4 { grid-template-columns: repeat(4, minmax(0,1fr)); }
@media (max-width: 900px) { .g3, .g4 { grid-template-columns: repeat(2, minmax(0,1fr)); } }
@media (max-width: 620px) { .g2, .g3, .g4 { grid-template-columns: 1fr; } }

.skip-link {
  position: absolute; left: -9999px; top: 0; z-index: 200;
  background: var(--ink); color: var(--text-inv);
  padding: 12px 18px; border-radius: 0 0 var(--r-sm) 0;
}
.skip-link:focus { left: 0; }

/* --- Type helpers ------------------------------------------------------- */
.eyebrow {
  font-family: var(--font-mono);
  font-size: .74rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--brand-deep);
  margin: 0 0 1rem;
  display: flex; align-items: center; gap: .6rem;
}
.eyebrow::before {
  content: ""; width: 22px; height: 2px; background: var(--brand); flex: none;
}
.eyebrow--center { justify-content: center; }
.section--dark .eyebrow { color: var(--brand); }

.h-xl { font-size: clamp(2.4rem, 6.2vw, 4.4rem); }
.h-lg { font-size: clamp(2rem, 4.4vw, 3.1rem); }
.h-md { font-size: clamp(1.45rem, 2.6vw, 2rem); }
.h-sm { font-size: 1.16rem; letter-spacing: -0.01em; }

.lede { font-size: clamp(1.06rem, 1.7vw, 1.28rem); color: var(--text-mute); line-height: 1.6; }
.section--dark .lede { color: var(--text-inv-mute); }
.muted { color: var(--text-mute); }
.section--dark .muted { color: var(--text-inv-mute); }
.mono { font-family: var(--font-mono); font-size: .84em; letter-spacing: .02em; }

/* --- Buttons ------------------------------------------------------------ */
.btn {
  --btn-bg: var(--ink);
  --btn-fg: var(--text-inv);
  display: inline-flex; align-items: center; gap: .55em;
  padding: .82em 1.5em;
  background: var(--btn-bg); color: var(--btn-fg);
  border: 1px solid transparent;
  border-radius: var(--r-full);
  font-weight: 550; font-size: .96rem; letter-spacing: -0.01em;
  cursor: pointer;
  transition: transform .18s var(--ease), box-shadow .18s var(--ease), background .18s var(--ease), color .18s var(--ease);
  white-space: nowrap;
}
.btn:hover { transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn:active { transform: translateY(0); }
.btn .arw { transition: transform .2s var(--ease); }
.btn:hover .arw { transform: translateX(3px); }

.btn--brand { --btn-bg: var(--brand); --btn-fg: var(--ink); }
.btn--ghost {
  --btn-bg: transparent; --btn-fg: var(--text);
  border-color: rgba(16,18,26,.22);
}
.btn--ghost:hover { background: rgba(16,18,26,.05); }
.section--dark .btn--ghost { --btn-fg: var(--text-inv); border-color: rgba(255,255,255,.28); }
.section--dark .btn--ghost:hover { background: rgba(255,255,255,.08); }
.btn--light { --btn-bg: var(--paper-2); --btn-fg: var(--ink); }
.btn--sm { padding: .6em 1.1em; font-size: .88rem; }
.btn--xs { padding: .38em .9em; font-size: .8rem; font-weight: 600; }
.btn--xs:hover { transform: none; box-shadow: 0 2px 10px rgba(240,180,41,.35); }

.btn-row { display: flex; flex-wrap: wrap; gap: .75rem; }

/* --- Header ------------------------------------------------------------- */
.site-head {
  position: sticky; top: 0; z-index: 100;
  background: rgba(247,246,243,.82);
  backdrop-filter: saturate(1.6) blur(14px);
  -webkit-backdrop-filter: saturate(1.6) blur(14px);
  border-bottom: 1px solid transparent;
  transition: border-color .25s var(--ease), background .25s var(--ease);
}
.site-head.is-stuck { border-bottom-color: rgba(16,18,26,.1); box-shadow: 0 1px 12px rgba(16,18,26,.06); }
.head-inner {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1.5rem; min-height: 72px;
}

/* Logo */
.logo { display: inline-flex; align-items: center; gap: .68rem; flex: none; }
.logo__mark { width: 38px; height: 38px; flex: none; }
.logo__txt { display: flex; flex-direction: column; line-height: 1.05; }
.logo__name {
  font-family: var(--font-display); font-weight: 700;
  font-size: 1.06rem; letter-spacing: -0.025em;
}
.logo__sub {
  font-family: var(--font-mono); font-size: .58rem;
  letter-spacing: .18em; text-transform: uppercase; color: var(--text-mute);
}

/* Nav */
.nav { display: flex; align-items: center; gap: .3rem; }
.nav a {
  padding: .5rem .8rem; border-radius: var(--r-full);
  font-size: .94rem; font-weight: 500; color: var(--text-mute);
  transition: color .18s var(--ease), background .18s var(--ease);
}
.nav a:hover { color: var(--text); background: rgba(16,18,26,.05); }
.nav a[aria-current="page"] { color: var(--text); font-weight: 600; }
.head-cta { display: flex; align-items: center; gap: .6rem; }

.nav-toggle {
  display: none; width: 42px; height: 42px; flex: none;
  align-items: center; justify-content: center;
  background: transparent; border: 1px solid rgba(16,18,26,.18);
  border-radius: var(--r-sm); cursor: pointer;
}
.nav-toggle span {
  display: block; width: 18px; height: 1.5px; background: var(--text);
  position: relative; transition: background .2s var(--ease);
}
.nav-toggle span::before, .nav-toggle span::after {
  content: ""; position: absolute; left: 0; width: 18px; height: 1.5px; background: var(--text);
  transition: transform .24s var(--ease), top .24s var(--ease);
}
.nav-toggle span::before { top: -6px; }
.nav-toggle span::after  { top: 6px; }
.nav-toggle[aria-expanded="true"] span { background: transparent; }
.nav-toggle[aria-expanded="true"] span::before { top: 0; transform: rotate(45deg); }
.nav-toggle[aria-expanded="true"] span::after  { top: 0; transform: rotate(-45deg); }

@media (max-width: 940px) {
  .nav-toggle { display: inline-flex; }
  .head-cta .btn { display: none; }
  .nav {
    position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--paper-2);
    border-bottom: 1px solid rgba(16,18,26,.1);
    box-shadow: var(--shadow-md);
    padding: .5rem var(--gut) 1.25rem;
    display: none;
  }
  .nav.is-open { display: flex; }
  .nav a { padding: .85rem .25rem; border-radius: 0; border-bottom: 1px solid rgba(16,18,26,.07); font-size: 1.02rem; }
  .nav .btn { margin-top: .9rem; justify-content: center; }
  .nav .nav-util { border-bottom: 0; }
}

/* --- Hero --------------------------------------------------------------- */
.hero {
  position: relative; overflow: hidden;
  background: var(--ink); color: var(--text-inv);
  padding-block: clamp(72px, 11vw, 138px);
  isolation: isolate;
}
.hero__grid-bg {
  position: absolute; inset: 0; z-index: -2;
  background-image:
    linear-gradient(rgba(255,255,255,.045) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,.045) 1px, transparent 1px);
  background-size: 64px 64px;
  mask-image: radial-gradient(ellipse 90% 70% at 60% 30%, #000 20%, transparent 78%);
  -webkit-mask-image: radial-gradient(ellipse 90% 70% at 60% 30%, #000 20%, transparent 78%);
}
.hero__glow {
  position: absolute; z-index: -1; border-radius: 50%;
  filter: blur(90px); opacity: .28; pointer-events: none;
}
.hero__glow--a { width: 44vw; height: 44vw; top: -14%; right: -8%; background: var(--brand); }
.hero__glow--b { width: 38vw; height: 38vw; bottom: -22%; left: -10%; background: var(--accent); opacity: .34; }

.hero__inner { display: grid; grid-template-columns: 1.15fr .85fr; gap: clamp(32px, 5vw, 64px); align-items: center; }
@media (max-width: 900px) { .hero__inner { grid-template-columns: 1fr; } }

.hero h1 { font-size: clamp(2.5rem, 6.6vw, 4.6rem); letter-spacing: -0.035em; margin-bottom: .35em; }
.hero h1 .accent { color: var(--brand); }
.hero .lede { max-width: 46ch; font-size: clamp(1.08rem, 1.8vw, 1.32rem); }

.badge {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .42rem .9rem .42rem .55rem;
  background: rgba(255,255,255,.06);
  border: 1px solid rgba(255,255,255,.14);
  border-radius: var(--r-full);
  font-family: var(--font-mono); font-size: .72rem;
  letter-spacing: .1em; text-transform: uppercase; color: var(--text-inv);
  margin-bottom: 1.6rem;
}
.badge .dot {
  width: 7px; height: 7px; border-radius: 50%; background: var(--brand);
  box-shadow: 0 0 0 4px rgba(240,180,41,.18);
  animation: pulse 2.6s var(--ease) infinite;
}
@keyframes pulse {
  0%, 100% { box-shadow: 0 0 0 3px rgba(240,180,41,.18); }
  50%      { box-shadow: 0 0 0 7px rgba(240,180,41,.04); }
}

/* Hero side panel */
.hero-card {
  background: rgba(255,255,255,.04);
  border: 1px solid rgba(255,255,255,.12);
  border-radius: var(--r-lg);
  padding: 1.5rem;
  backdrop-filter: blur(8px);
  box-shadow: 0 24px 64px rgba(0,0,0,.35);
}
.hero-card__head {
  display: flex; align-items: center; justify-content: space-between;
  padding-bottom: .9rem; margin-bottom: .3rem;
  border-bottom: 1px solid rgba(255,255,255,.1);
}
.hero-card__title { font-family: var(--font-mono); font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--text-inv-mute); }
.live-pill {
  display: inline-flex; align-items: center; gap: .4rem;
  font-family: var(--font-mono); font-size: .66rem; letter-spacing: .1em;
  text-transform: uppercase; color: var(--brand);
}
.live-pill .dot { width: 6px; height: 6px; border-radius: 50%; background: var(--brand); animation: pulse 2.6s infinite; }

.feed { list-style: none; margin: 0; padding: 0; }
.feed li {
  display: flex; gap: .8rem; align-items: flex-start;
  padding: .78rem 0;
  border-bottom: 1px solid rgba(255,255,255,.07);
  font-size: .9rem;
}
.feed li:last-child { border-bottom: 0; padding-bottom: 0; }
.feed .ico {
  width: 26px; height: 26px; flex: none; border-radius: var(--r-sm);
  display: grid; place-items: center;
  background: rgba(240,180,41,.14); color: var(--brand);
  font-size: .8rem;
}
.feed .ico--teal { background: rgba(47,111,107,.24); color: #7fd3cc; }
.feed .txt { flex: 1; min-width: 0; }
.feed .txt b { font-weight: 600; color: var(--text-inv); display: block; letter-spacing: -0.01em; }
.feed .txt span { color: var(--text-inv-mute); font-size: .84rem; }
.feed .time { font-family: var(--font-mono); font-size: .68rem; color: var(--text-inv-mute); flex: none; padding-top: .18rem; }

/* --- Stat bar ----------------------------------------------------------- */
.statbar { border-top: 1px solid rgba(255,255,255,.1); background: var(--ink-2); color: var(--text-inv); }
.statbar__grid { display: grid; grid-template-columns: repeat(4, 1fr); }
@media (max-width: 760px) { .statbar__grid { grid-template-columns: repeat(2, 1fr); } }
.stat { padding: clamp(24px, 3.4vw, 38px) clamp(14px, 2vw, 26px); border-right: 1px solid rgba(255,255,255,.08); }
.stat:last-child { border-right: 0; }
@media (max-width: 760px) {
  .stat:nth-child(2n) { border-right: 0; }
  .stat:nth-child(-n+2) { border-bottom: 1px solid rgba(255,255,255,.08); }
}
.stat__num {
  font-family: var(--font-display); font-weight: 700;
  font-size: clamp(1.8rem, 3.4vw, 2.6rem); letter-spacing: -0.03em;
  color: var(--brand); line-height: 1;
}
.stat__lbl { font-size: .84rem; color: var(--text-inv-mute); margin-top: .5rem; line-height: 1.4; }

/* --- Cards -------------------------------------------------------------- */
.card {
  background: var(--paper-2);
  border: 1px solid rgba(16,18,26,.09);
  border-radius: var(--r-md);
  padding: clamp(22px, 2.6vw, 30px);
  transition: transform .22s var(--ease), box-shadow .22s var(--ease), border-color .22s var(--ease);
  height: 100%;
  display: flex; flex-direction: column;
}
.card--link:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: rgba(16,18,26,.16); }
.card__ico {
  width: 46px; height: 46px; border-radius: var(--r-md);
  display: grid; place-items: center; margin-bottom: 1.05rem;
  background: var(--brand-soft); color: var(--brand-deep);
  border: 1px solid rgba(240,180,41,.32);
}
.card__ico--teal { background: var(--accent-soft); color: var(--accent); border-color: rgba(47,111,107,.24); }
.card h3 { font-size: 1.12rem; margin-bottom: .45rem; }
.card p { font-size: .95rem; color: var(--text-mute); margin-bottom: 0; }
.card__more {
  margin-top: auto; padding-top: 1.1rem;
  font-size: .88rem; font-weight: 600; color: var(--brand-deep);
  display: inline-flex; align-items: center; gap: .35rem;
}
.card--link:hover .card__more .arw { transform: translateX(3px); }
.card__more .arw { transition: transform .2s var(--ease); }

/* Numbered / dark cards */
.card--dark {
  background: var(--ink-2); border-color: rgba(255,255,255,.1); color: var(--text-inv);
}
.card--dark p { color: var(--text-inv-mute); }
.card--dark h3 { color: var(--text-inv); }

.numcard { position: relative; padding-top: 2.6rem; }
.numcard__n {
  position: absolute; top: 1.15rem; left: clamp(22px, 2.6vw, 30px);
  font-family: var(--font-mono); font-size: .74rem; letter-spacing: .14em;
  color: var(--brand-deep);
}
.section--dark .numcard__n { color: var(--brand); }

/* --- Split media -------------------------------------------------------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 68px); align-items: center; }
.split--reverse .split__media { order: -1; }
@media (max-width: 880px) {
  .split { grid-template-columns: 1fr; }
  .split--reverse .split__media { order: 0; }
}

/* --- Checklist ---------------------------------------------------------- */
.checks { list-style: none; padding: 0; margin: 1.4rem 0 0; }
.checks li {
  display: flex; gap: .8rem; align-items: flex-start;
  padding: .62rem 0; font-size: .97rem;
  border-bottom: 1px solid rgba(16,18,26,.07);
}
.section--dark .checks li { border-bottom-color: rgba(255,255,255,.08); }
.checks li:last-child { border-bottom: 0; }
.checks svg { flex: none; margin-top: .28em; color: var(--accent); }
.section--dark .checks svg { color: var(--brand); }
.checks b { font-weight: 600; }

/* --- Feature list (arrow items) ----------------------------------------- */
.arrowlist { list-style: none; padding: 0; margin: 0; display: grid; gap: .1rem; }
.arrowlist li a, .arrowlist li > span {
  display: flex; align-items: center; gap: .8rem;
  padding: .95rem .25rem;
  border-bottom: 1px solid rgba(16,18,26,.08);
  font-size: 1.02rem; font-weight: 500;
  transition: padding-left .2s var(--ease), color .2s var(--ease);
}
.section--dark .arrowlist li a, .section--dark .arrowlist li > span { border-bottom-color: rgba(255,255,255,.09); }
.arrowlist li a:hover { padding-left: .8rem; color: var(--brand-deep); }
.arrowlist .arw { color: var(--brand); flex: none; }

/* --- Panel / callout ---------------------------------------------------- */
.panel {
  background: var(--paper-2);
  border: 1px solid rgba(16,18,26,.1);
  border-radius: var(--r-lg);
  padding: clamp(26px, 3.6vw, 44px);
  box-shadow: var(--shadow-sm);
}
.panel--brand {
  background: linear-gradient(140deg, #fff9e9 0%, var(--paper-2) 62%);
  border-color: rgba(240,180,41,.4);
}
.panel--dark { background: var(--ink-2); border-color: rgba(255,255,255,.12); color: var(--text-inv); }

/* --- CTA band ----------------------------------------------------------- */
.cta {
  position: relative; overflow: hidden; isolation: isolate;
  background: var(--ink); color: var(--text-inv);
  padding-block: clamp(60px, 8vw, 100px);
}
.cta::before {
  content: ""; position: absolute; z-index: -1; inset: 0;
  background:
    radial-gradient(60% 90% at 15% 110%, rgba(47,111,107,.5), transparent 62%),
    radial-gradient(52% 88% at 88% -10%, rgba(240,180,41,.34), transparent 60%);
}
.cta__inner { display: flex; align-items: center; justify-content: space-between; gap: clamp(24px, 4vw, 56px); flex-wrap: wrap; }
.cta h2 { margin-bottom: .35em; }

/* --- Awning stripe accent ------------------------------------------------ */
.awning {
  height: 6px;
  background: repeating-linear-gradient(
    90deg,
    var(--brand) 0 34px,
    var(--paper-2) 34px 68px
  );
}
.awning--dark {
  background: repeating-linear-gradient(90deg, var(--brand) 0 34px, var(--ink) 34px 68px);
}

/* --- Page hero (interior pages) ----------------------------------------- */
.pagehero {
  background: var(--ink); color: var(--text-inv);
  padding-block: clamp(56px, 8vw, 92px);
  position: relative; overflow: hidden; isolation: isolate;
}
.pagehero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: radial-gradient(70% 120% at 85% -20%, rgba(240,180,41,.22), transparent 58%);
}
.pagehero h1 { font-size: clamp(2.1rem, 5vw, 3.5rem); margin-bottom: .3em; }
.pagehero .lede { max-width: 62ch; }
.crumbs { font-family: var(--font-mono); font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--text-inv-mute); margin-bottom: 1.4rem; }
.crumbs a:hover { color: var(--brand); }
.crumbs span { opacity: .5; margin: 0 .5rem; }

/* --- Table -------------------------------------------------------------- */
.table-scroll { overflow-x: auto; -webkit-overflow-scrolling: touch; border: 1px solid rgba(16,18,26,.1); border-radius: var(--r-md); background: var(--paper-2); }
table { width: 100%; border-collapse: collapse; font-size: .94rem; min-width: 520px; }
th, td { text-align: left; padding: .9rem 1.1rem; border-bottom: 1px solid rgba(16,18,26,.08); vertical-align: top; }
thead th { font-family: var(--font-mono); font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; color: var(--text-mute); background: var(--paper-3); }
tbody tr:last-child td { border-bottom: 0; }

/* --- FAQ / details ------------------------------------------------------ */
.faq { border-top: 1px solid rgba(16,18,26,.1); }
.faq details { border-bottom: 1px solid rgba(16,18,26,.1); }
.faq summary {
  cursor: pointer; list-style: none;
  padding: 1.15rem .25rem; font-weight: 600; font-size: 1.04rem;
  display: flex; align-items: center; justify-content: space-between; gap: 1rem;
  transition: color .18s var(--ease);
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary:hover { color: var(--brand-deep); }
.faq summary::after {
  content: "+"; font-family: var(--font-mono); font-size: 1.3rem; color: var(--brand-deep);
  flex: none; transition: transform .22s var(--ease);
}
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details > div { padding: 0 .25rem 1.3rem; color: var(--text-mute); max-width: 72ch; }

/* --- Forms -------------------------------------------------------------- */
.field { display: flex; flex-direction: column; gap: .4rem; margin-bottom: 1.1rem; }
.field label { font-size: .86rem; font-weight: 600; letter-spacing: -0.005em; }
.field .hint { font-size: .8rem; color: var(--text-mute); font-weight: 400; }
.field input, .field select, .field textarea {
  width: 100%;
  padding: .78rem .95rem;
  background: var(--paper-2);
  border: 1px solid rgba(16,18,26,.18);
  border-radius: var(--r-sm);
  font-size: .97rem;
  transition: border-color .18s var(--ease), box-shadow .18s var(--ease);
}
.field textarea { min-height: 132px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none;
  border-color: var(--accent);
  box-shadow: 0 0 0 3px rgba(47,111,107,.16);
}
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0 1.1rem; }
@media (max-width: 620px) { .field-row { grid-template-columns: 1fr; } }
.form-note { font-size: .84rem; color: var(--text-mute); margin-top: .5rem; }
.form-note--ok  { color: var(--ok); font-weight: 550; }
.form-note--err { color: #b3392b; font-weight: 550; }
#form-status[class*="form-note--"] {
  padding: .7rem .9rem; border-radius: var(--r-sm);
  background: var(--paper-3); margin-top: .9rem;
}
#form-status.form-note--ok  { background: #e7f3ec; }
#form-status.form-note--err { background: #fbeceb; }
.hp { position: absolute; left: -9999px; opacity: 0; height: 0; overflow: hidden; }

/* --- Contact tiles ------------------------------------------------------ */
.ctile {
  display: flex; gap: 1rem; align-items: flex-start;
  padding: 1.15rem 0; border-bottom: 1px solid rgba(16,18,26,.09);
}
.ctile:last-child { border-bottom: 0; }
.ctile__ico {
  width: 40px; height: 40px; flex: none; border-radius: var(--r-sm);
  display: grid; place-items: center;
  background: var(--brand-soft); color: var(--brand-deep);
}
.ctile b { display: block; font-size: .8rem; text-transform: uppercase; letter-spacing: .1em; font-family: var(--font-mono); color: var(--text-mute); font-weight: 400; margin-bottom: .2rem; }
.ctile a { font-weight: 550; }
.ctile a:hover { color: var(--brand-deep); }

/* --- Footer ------------------------------------------------------------- */
.site-foot { background: var(--ink); color: var(--text-inv-mute); padding-block: clamp(48px, 6vw, 72px) 0; font-size: .92rem; }
.foot-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: clamp(28px, 4vw, 48px); }
@media (max-width: 900px) { .foot-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .foot-grid { grid-template-columns: 1fr; } }
.site-foot .logo__name { color: var(--text-inv); }
.site-foot h4 {
  font-family: var(--font-mono); font-size: .72rem; letter-spacing: .14em;
  text-transform: uppercase; color: var(--text-inv); margin-bottom: 1rem; font-weight: 500;
}
.foot-links { list-style: none; padding: 0; margin: 0; display: grid; gap: .55rem; }
.foot-links a { transition: color .18s var(--ease); }
.foot-links a:hover { color: var(--brand); }
.foot-addr { font-style: normal; line-height: 1.7; margin-top: 1.1rem; }
.foot-addr a:hover { color: var(--brand); }
.foot-bottom {
  margin-top: clamp(36px, 5vw, 56px); padding-block: 1.5rem;
  border-top: 1px solid rgba(255,255,255,.1);
  display: flex; flex-wrap: wrap; gap: .6rem 1.5rem; justify-content: space-between; align-items: center;
  font-size: .82rem;
}
.foot-bottom .legal-links { display: flex; gap: 1.2rem; flex-wrap: wrap; }
.foot-bottom a:hover { color: var(--brand); }
.eho { display: flex; align-items: center; gap: .55rem; }
.eho svg { flex: none; opacity: .85; }

/* --- Reveal animation --------------------------------------------------- */
.reveal { opacity: 0; transform: translateY(16px); transition: opacity .6s var(--ease), transform .6s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; } }

/* --- Utility ------------------------------------------------------------ */
.mt0 { margin-top: 0; } .mb0 { margin-bottom: 0; }
.mt-1 { margin-top: 1rem; } .mt-2 { margin-top: 1.75rem; } .mt-3 { margin-top: 2.5rem; }
.maxw-60 { max-width: 60ch; } .maxw-70 { max-width: 70ch; }
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}

/* ==========================================================================
   Portal, listings, and application surfaces
   ========================================================================== */

/* --- Tabs --------------------------------------------------------------- */
.tabs {
  display: flex; gap: .25rem; padding: .3rem;
  background: var(--paper-3); border-radius: var(--r-full);
  margin-bottom: 1.6rem;
}
.tab {
  flex: 1; padding: .7rem 1rem; border: 0; background: transparent;
  border-radius: var(--r-full); cursor: pointer;
  font-size: .94rem; font-weight: 550; color: var(--text-mute);
  transition: background .18s var(--ease), color .18s var(--ease), box-shadow .18s var(--ease);
}
.tab:hover { color: var(--text); }
.tab[aria-selected="true"] {
  background: var(--paper-2); color: var(--text); box-shadow: var(--shadow-sm);
}
.tabpanel[hidden] { display: none; }

/* --- Auth card ---------------------------------------------------------- */
.authwrap { max-width: 470px; margin-inline: auto; }
.authcard {
  background: var(--paper-2);
  border: 1px solid rgba(16,18,26,.1);
  border-radius: var(--r-lg);
  padding: clamp(24px, 3.4vw, 38px);
  box-shadow: var(--shadow-md);
}
.authcard h2 { font-size: 1.4rem; margin-bottom: .3rem; }
.authcard .sub { color: var(--text-mute); font-size: .94rem; margin-bottom: 1.6rem; }
.auth-foot {
  margin-top: 1.3rem; padding-top: 1.2rem;
  border-top: 1px solid rgba(16,18,26,.09);
  font-size: .89rem; color: var(--text-mute);
  display: flex; flex-wrap: wrap; gap: .5rem 1rem; justify-content: space-between;
}
.auth-foot a { font-weight: 550; color: var(--brand-deep); }
.auth-foot a:hover { text-decoration: underline; }

/* --- Alerts ------------------------------------------------------------- */
.alert {
  display: flex; gap: .75rem; align-items: flex-start;
  padding: .9rem 1.05rem; border-radius: var(--r-sm);
  font-size: .91rem; line-height: 1.55;
  border: 1px solid transparent;
}
.alert svg { flex: none; margin-top: .15em; }
.alert--info { background: var(--accent-soft); border-color: rgba(47,111,107,.28); color: #1f4f4c; }
.alert--warn { background: #fdf3dc; border-color: rgba(240,180,41,.45); color: #6b4d08; }
.alert--err  { background: #fbeceb; border-color: rgba(179,57,43,.3); color: #8d2a20; }
.alert--ok   { background: #e7f3ec; border-color: rgba(47,125,92,.3); color: #1d5c40; }
.alert a { text-decoration: underline; font-weight: 600; color: inherit; }
.alert--mb { margin-bottom: 1.4rem; }

/* --- Listings ----------------------------------------------------------- */
.filters {
  display: flex; flex-wrap: wrap; gap: .7rem; align-items: flex-end;
  padding: 1.1rem; background: var(--paper-2);
  border: 1px solid rgba(16,18,26,.1); border-radius: var(--r-md);
  margin-bottom: 1.8rem;
}
.filters .field { margin-bottom: 0; flex: 1 1 165px; }
.filters .field label { font-size: .76rem; text-transform: uppercase; letter-spacing: .08em; color: var(--text-mute); }
.filters .field select, .filters .field input { padding: .6rem .75rem; font-size: .92rem; }

.listing {
  display: flex; flex-direction: column;
  background: var(--paper-2);
  border: 1px solid rgba(16,18,26,.1);
  border-radius: var(--r-md); overflow: hidden;
  transition: transform .22s var(--ease), box-shadow .22s var(--ease);
}
.listing:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); }
.listing__img {
  aspect-ratio: 4/3; background: var(--paper-3);
  display: grid; place-items: center; color: var(--text-mute);
  position: relative; overflow: hidden;
}
.listing__img img { width: 100%; height: 100%; object-fit: cover; }
.listing__badge {
  position: absolute; top: .7rem; left: .7rem;
  padding: .28rem .7rem; border-radius: var(--r-full);
  font-size: .72rem; font-weight: 650; letter-spacing: .03em;
  background: var(--brand); color: var(--ink);
}
.listing__badge--soon { background: var(--accent); color: #fff; }
.listing__badge--leased { background: var(--ink-3); color: var(--text-inv); }
.listing__body { padding: 1.15rem; display: flex; flex-direction: column; flex: 1; }
.listing__rent { font-family: var(--font-display); font-size: 1.35rem; font-weight: 700; letter-spacing: -.02em; }
.listing__addr { font-size: .93rem; color: var(--text-mute); margin: .15rem 0 .8rem; }
.listing__specs {
  display: flex; flex-wrap: wrap; gap: .45rem; margin-bottom: 1rem;
}
.spec {
  font-size: .8rem; padding: .28rem .6rem;
  background: var(--paper-3); border-radius: var(--r-sm); color: var(--text);
}
.listing__cta { margin-top: auto; }

.empty {
  text-align: center; padding: clamp(38px, 6vw, 70px) 1.5rem;
  background: var(--paper-2);
  border: 1px dashed rgba(16,18,26,.2);
  border-radius: var(--r-lg);
}
.empty__ico {
  width: 58px; height: 58px; margin: 0 auto 1.1rem;
  border-radius: var(--r-md); display: grid; place-items: center;
  background: var(--brand-soft); color: var(--brand-deep);
}
.empty h3 { font-size: 1.25rem; margin-bottom: .4rem; }
.empty p { color: var(--text-mute); max-width: 46ch; margin-inline: auto; }

/* --- Numbered steps ----------------------------------------------------- */
.steps { list-style: none; padding: 0; margin: 0; counter-reset: step; }
.steps li {
  position: relative; padding: 0 0 1.6rem 3.1rem; counter-increment: step;
}
.steps li::before {
  content: counter(step, decimal-leading-zero);
  position: absolute; left: 0; top: 0;
  width: 2.1rem; height: 2.1rem; border-radius: 50%;
  display: grid; place-items: center;
  background: var(--brand-soft); color: var(--brand-deep);
  border: 1px solid rgba(240,180,41,.4);
  font-family: var(--font-mono); font-size: .74rem; font-weight: 600;
}
.steps li::after {
  content: ""; position: absolute; left: 1.05rem; top: 2.35rem; bottom: .3rem;
  width: 1px; background: rgba(16,18,26,.12);
}
.steps li:last-child { padding-bottom: 0; }
.steps li:last-child::after { display: none; }
.steps b { display: block; margin-bottom: .2rem; }
.steps span { color: var(--text-mute); font-size: .95rem; }

/* --- Doc list ----------------------------------------------------------- */
.doclist { list-style: none; padding: 0; margin: 0; }
.doclist li {
  display: flex; gap: .85rem; align-items: center;
  padding: .85rem 0; border-bottom: 1px solid rgba(16,18,26,.08);
  font-size: .95rem;
}
.doclist li:last-child { border-bottom: 0; }
.doclist svg { flex: none; color: var(--text-mute); }

/* --- Utility bar --------------------------------------------------------
   Sits above the sticky header and scrolls away with the page, so the
   phone number and portal link stay reachable without competing with the
   nav for space in the sticky row.                                       */
.util-bar {
  background: var(--ink);
  color: var(--text-inv-mute);
  font-size: .82rem;
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.util-inner {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1.25rem; min-height: 44px;
}
.util-left { letter-spacing: .01em; }
.util-right { display: flex; align-items: center; gap: 1.35rem; }
.util-right a { transition: color .18s var(--ease); }
.util-right a:hover { color: var(--brand); }
.util-phone {
  display: inline-flex; align-items: center; gap: .42rem;
  font-weight: 600; color: var(--text-inv); white-space: nowrap;
}
.util-phone svg { color: var(--brand); }

@media (max-width: 820px) {
  .util-bar { display: none; }
}

/* The nav carries Call / Portal / Get in touch for the mobile menu only.
   On desktop those live in the utility bar and the header CTA, so hide the
   duplicates rather than rendering each action twice. */
@media (min-width: 941px) {
  .nav .nav-util,
  .nav .btn { display: none; }
}

/* Utility links inside the mobile menu.
   :first-of-type would match the first <a> sibling (a nav link), not the
   first .nav-util -- so key off the transition from nav links instead. */
.nav .nav-util { color: var(--text-mute); font-size: .95rem; }
.nav a:not(.nav-util) + .nav-util {
  margin-top: .45rem;
  border-top: 2px solid rgba(16,18,26,.12);
}

/* --- Hero name gloss -----------------------------------------------------
   Decodes an unfamiliar brand name in the hero, where people actually read,
   without delaying the calls to action above it. */
.name-gloss {
  display: flex; flex-wrap: wrap; gap: .5rem 2rem;
  margin: 2.3rem 0 0;
  padding-top: 1.15rem;
  border-top: 1px solid rgba(255,255,255,.13);
  font-size: .88rem;
  color: var(--text-inv-mute);
  max-width: 52ch;
}
.name-gloss span { display: inline-flex; align-items: baseline; gap: .55rem; }
.name-gloss b {
  font-family: var(--font-mono);
  font-size: .72rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--brand);
  font-weight: 600;
}
@media (max-width: 520px) {
  .name-gloss { gap: .45rem; flex-direction: column; margin-top: 1.9rem; }
}