/* Property page styles. You don't need to edit this file — colors and fonts are picked in listing.js (look.palette). */
/* Property page template. Full-bleed photo hero, two-column body with a sticky tour card,
   optional price-drop / buydown band, open house, team, FAQ. Six palettes; pick one in listing.js. */
:root{
  color-scheme:light;
  /* Sage & Charcoal (default) */
  --bg:#F8F5F0; --bg-2:#EFE8E1; --card:#FDFBF7; --ink:#2E2E2A; --ink-soft:#5F5E57;
  --deep:#2F2F2B; --on-deep:#F5F2EC; --on-deep-soft:#BEBCB3; --accent:#7E8B6E; --accent-ink:#55613F;
  --accent-tint:#E2E7DA; --accent-on-deep:#AEBB9B; --line:rgba(46,46,42,.14); --line-deep:rgba(245,242,236,.16);
  --display:"Libre Baskerville",Georgia,"Times New Roman",serif;
  --body:"DM Sans","Helvetica Neue",Arial,system-ui,sans-serif;
  --radius:4px;
  --shadow:0 18px 50px -24px rgba(20,20,18,.35);
}
[data-palette="plum"]{ /* Plum & Blush */
  --bg:#F7F0EF; --bg-2:#EEE2E4; --card:#FCF8F8; --ink:#3A2B35; --ink-soft:#6E5966;
  --deep:#3A1430; --on-deep:#F7EEF2; --on-deep-soft:#D4C5CF; --accent:#BA578C; --accent-ink:#9A3B6E;
  --accent-tint:#F6DCE9; --accent-on-deep:#F4B9D8; --line:rgba(58,20,48,.16); --line-deep:rgba(247,238,242,.18);
  --display:"Playfair Display",Georgia,serif; --body:"Montserrat","Helvetica Neue",Arial,sans-serif;
}
[data-palette="navy"]{ /* Navy & Brass */
  --bg:#F6F4EF; --bg-2:#E9E6DE; --card:#FCFBF8; --ink:#1B2333; --ink-soft:#576071;
  --deep:#14213D; --on-deep:#F3F1EC; --on-deep-soft:#B7BDCB; --accent:#A8864F; --accent-ink:#7A5F31;
  --accent-tint:#EFE6D5; --accent-on-deep:#D6BA86; --line:rgba(20,33,61,.14); --line-deep:rgba(243,241,236,.16);
  --display:"Playfair Display",Georgia,serif; --body:"DM Sans","Helvetica Neue",Arial,sans-serif;
}
[data-palette="oxblood"]{ /* Oxblood & Bone */
  --bg:#F5F0E8; --bg-2:#EAE1D4; --card:#FBF8F3; --ink:#2B1D1C; --ink-soft:#6B5753;
  --deep:#4A1518; --on-deep:#F5EEE6; --on-deep-soft:#D3BFB8; --accent:#8C2F35; --accent-ink:#7A262B;
  --accent-tint:#EFDCD6; --accent-on-deep:#E4A6A6; --line:rgba(74,21,24,.15); --line-deep:rgba(245,238,230,.17);
  --display:"Libre Baskerville",Georgia,serif; --body:"Montserrat","Helvetica Neue",Arial,sans-serif;
}
[data-palette="onyx"]{ /* Onyx & Champagne */
  --bg:#F4F2EE; --bg-2:#E7E3DC; --card:#FBFAF8; --ink:#181818; --ink-soft:#5C5953;
  --deep:#151515; --on-deep:#F2EFEA; --on-deep-soft:#B9B3A9; --accent:#A88F69; --accent-ink:#7A6546;
  --accent-tint:#ECE4D7; --accent-on-deep:#D9C4A0; --line:rgba(20,20,20,.14); --line-deep:rgba(242,239,234,.16);
  --display:"Playfair Display",Georgia,serif; --body:"DM Sans","Helvetica Neue",Arial,sans-serif;
}
[data-palette="brand"]{ /* Gloria: Black, Luxury Gold & Deep Emerald */
  --bg:#F8F6F1; --bg-2:#EEE9DE; --card:#FDFCF9; --ink:#121211; --ink-soft:#57554E;
  --deep:#0B0B0A; --on-deep:#F6F2E8; --on-deep-soft:#BDB6A3; --accent:#B8913F; --accent-ink:#0A4532;
  --accent-tint:#F1E8D4; --accent-on-deep:#D9BD7A; --line:rgba(11,11,10,.14); --line-deep:rgba(246,242,232,.16);
  --emerald:#0A4532; --emerald-dark:#063024;
  --gold-foil:linear-gradient(100deg,#8A6A2B 0%,#C9A456 22%,#F1DC9C 48%,#C9A456 72%,#8A6A2B 100%);
  --display:"Playfair Display",Georgia,serif; --body:"DM Sans","Helvetica Neue",Arial,sans-serif;
}
[data-palette="brand"] .btn-solid{background:var(--deep);color:#EED79A;box-shadow:inset 0 0 0 1px rgba(217,189,122,.7)}
[data-palette="brand"] .btn-solid:hover{background:#1C1A16}
[data-palette="brand"] .mono{background:var(--deep);color:var(--accent-on-deep);box-shadow:inset 0 0 0 2px var(--accent)}
[data-palette="brand"] .bar{background:color-mix(in srgb,var(--deep) 95%,transparent);border-bottom:0}
[data-palette="brand"] .bar::after{content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--gold-foil)}
[data-palette="brand"] .brand{color:var(--on-deep);grid-template-columns:42px auto;column-gap:12px;align-items:center}
[data-palette="brand"] .brand span{color:var(--accent-on-deep)}
[data-palette="brand"] .brand::before{content:"";grid-row:1 / 3;width:42px;height:42px;border-radius:50%;background:url("../media/gloria-headshot.jpg") center/cover;box-shadow:0 0 0 2px var(--accent)}
[data-palette="brand"] .brand b,[data-palette="brand"] .brand span{grid-column:2}
[data-palette="brand"] .lang{color:var(--on-deep);border-color:var(--line-deep)}
[data-palette="brand"] footer{position:relative}
[data-palette="brand"] footer::before{content:"";position:absolute;left:0;right:0;top:0;height:2px;background:var(--gold-foil)}
[data-palette="brand"] .strip{border-top:0;position:relative}
[data-palette="brand"] .strip::before{content:"";position:absolute;left:0;right:0;top:0;height:1px;background:var(--gold-foil);opacity:.8}
[data-palette="brand"] .person{grid-template-columns:120px minmax(0,1fr);align-items:center}
[data-palette="brand"] .person img{width:120px;height:120px;box-shadow:0 0 0 3px var(--accent)}
[data-palette="brand"] .agent img{box-shadow:0 0 0 2px var(--accent)}
[data-palette="brand"] .hero .price{color:#EED79A;text-shadow:0 2px 18px rgba(0,0,0,.55)}
[data-palette="brand"] .special li::before{background:var(--gold-foil)}
/* brand hero: soft blurred photo behind, framed photo beside the details */
[data-palette="brand"] .hero{min-height:0;display:grid;align-items:center;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);column-gap:clamp(24px,4vw,56px);padding-block:clamp(28px,5vw,64px);padding-inline:max(16px,calc((100vw - 1180px)/2 + 16px))}
[data-palette="brand"] .hero::before{content:"";position:absolute;inset:-40px;background:url("../media/photos/p01.jpg") center/cover;filter:blur(28px) saturate(.8) brightness(.35);transform:scale(1.05);z-index:0}
[data-palette="brand"] .hero::after{background:linear-gradient(90deg,rgba(11,11,10,.82) 0%,rgba(11,11,10,.55) 55%,rgba(11,11,10,.35) 100%)}
[data-palette="brand"] .hero-media{position:relative;inset:auto;grid-column:2;grid-row:1;aspect-ratio:3/2;border-radius:2px;overflow:hidden;z-index:2;box-shadow:0 0 0 1px rgba(217,189,122,.75),0 0 0 7px rgba(11,11,10,.5),0 0 0 8px rgba(217,189,122,.35),0 30px 60px -20px rgba(0,0,0,.7)}
[data-palette="brand"] .media-ctl{position:relative;grid-column:2;grid-row:1;align-self:end;justify-self:end;right:auto;top:auto;margin:14px;z-index:3}
[data-palette="brand"] .hero-copy{grid-column:1;grid-row:1;max-width:none;margin:0;padding:0}
[data-palette="brand"] .hero h1{font-size:clamp(34px,4.6vw,60px)}
[data-palette="brand"] .hero-copy::before{content:"";display:block;width:56px;height:2px;background:var(--gold-foil);margin-bottom:6px}
[data-palette="brand"] .slide.on img{animation:none}
@media (max-width:860px){
  [data-palette="brand"] .hero{grid-template-columns:minmax(0,1fr);row-gap:24px;padding-block:20px 28px}
  [data-palette="brand"] .hero-media,[data-palette="brand"] .media-ctl{grid-column:1;grid-row:1}
  [data-palette="brand"] .hero-copy{grid-column:1;grid-row:2}
  [data-palette="brand"] .media-ctl button{width:36px;height:36px}
}
[data-palette="noir"]{ /* Noir & Ivory — black and white, gallery look */
  --bg:#F4F1EA; --bg-2:#E7E2D8; --card:#FBF9F4; --ink:#121211; --ink-soft:#5A5750;
  --deep:#0A0A09; --on-deep:#F4F1EA; --on-deep-soft:#B3AEA4; --accent:#6B675F; --accent-ink:#3D3B37;
  --accent-tint:#E4E0D8; --accent-on-deep:#D2CDC3; --line:rgba(18,18,17,.14); --line-deep:rgba(244,241,234,.16);
  --display:"Cormorant Garamond",Georgia,serif; --body:"Poppins","Helvetica Neue",Arial,sans-serif;
}

*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;scroll-padding-top:calc(env(safe-area-inset-top,0px) + 72px)}
body{margin:0;background:var(--bg);color:var(--ink);font:400 16px/1.6 var(--body);-webkit-font-smoothing:antialiased;transition:background .4s,color .4s}
img,video{max-width:100%;display:block}
h1,h2,h3{font-family:var(--display);font-weight:400;margin:0;line-height:1.12;text-wrap:balance;letter-spacing:-.01em}
p{margin:0}
a{color:var(--accent-ink)}
button{font:inherit;color:inherit}
.eyebrow{font:600 12px/1.3 var(--body);letter-spacing:.18em;text-transform:uppercase;color:var(--accent-ink)}
.wrap{max-width:1180px;margin-inline:auto;padding-inline:16px}
.num{font-variant-numeric:tabular-nums lining-nums}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;padding:12px 22px;border-radius:var(--radius);
  font:600 13px/1 var(--body);letter-spacing:.12em;text-transform:uppercase;text-decoration:none;cursor:pointer;border:1px solid transparent;transition:transform .15s,background .2s,color .2s}
.btn:hover{transform:translateY(-1px)}
.btn-solid{background:var(--deep);color:var(--on-deep)}
.btn-accent{background:var(--accent);color:#fff}
.btn-line{background:transparent;border-color:var(--accent);color:var(--ink)}
.btn-light{background:var(--on-deep);color:var(--deep)}
.btn-ghost{background:transparent;border-color:var(--line-deep);color:var(--on-deep)}
.btn-block{width:100%}

/* top bar */
.bar{position:sticky;top:env(safe-area-inset-top,0px);z-index:40;background:color-mix(in srgb,var(--bg) 92%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.bar .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:64px}
.brand{display:grid;line-height:1.15;text-decoration:none;color:var(--ink);min-width:0}
.brand b{font:400 17px/1.15 var(--display);letter-spacing:.02em;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.brand span{font:500 11px/1.3 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.bar-actions{display:flex;align-items:center;gap:8px;flex-shrink:0}
.lang{background:none;border:1px solid var(--line);border-radius:999px;padding:8px 14px;font:500 13px var(--body);cursor:pointer}
.bar .btn{min-height:40px;padding:10px 16px}
@media (max-width:560px){.bar .call-txt{display:none}.brand span{display:none}}

/* hero */
.hero{position:relative;background:var(--deep);color:var(--on-deep);overflow:hidden;min-height:clamp(520px,78vh,760px);display:grid;align-items:end}
.hero-media{position:absolute;inset:0}
.hero-media img,.hero-media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;max-width:none}
.slide{opacity:0;transition:opacity 1.4s ease}
.slide.on{opacity:1}
.slide.on img{animation:drift 14s ease-out both}
@keyframes drift{from{transform:scale(1.02)}to{transform:scale(1.12)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.18) 0%,rgba(0,0,0,0) 30%,rgba(0,0,0,.25) 55%,rgba(0,0,0,.72) 100%);pointer-events:none}
.hero-copy{position:relative;z-index:2;padding-block:40px 36px;display:grid;gap:14px;width:100%}
@media (max-width:760px){.hero-copy{padding-top:76px}}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{display:inline-flex;align-items:center;gap:8px;background:rgba(255,255,255,.94);color:#1d1d1b;border-radius:999px;padding:7px 14px;font:600 12px/1.2 var(--body);letter-spacing:.08em;text-transform:uppercase}
.chip i{width:8px;height:8px;border-radius:50%;background:var(--accent);flex:none}
.chip.dark{background:rgba(0,0,0,.45);color:#fff;border:1px solid rgba(255,255,255,.35)}
.hero h1{font-size:clamp(36px,6.4vw,76px);color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.hero .where{font-size:clamp(16px,2vw,19px);color:rgba(255,255,255,.88)}
.price-row{display:flex;flex-wrap:wrap;align-items:baseline;gap:6px 18px}
.price{font:400 clamp(30px,4vw,44px)/1 var(--display);color:#fff}
.was{color:rgba(255,255,255,.7);font-size:15px}
.was s{text-decoration-thickness:1px}
.facts{display:flex;flex-wrap:wrap;gap:4px 18px;color:rgba(255,255,255,.9);font-size:15px}
.hook{display:flex;flex-wrap:wrap;align-items:center;gap:10px 16px;margin-top:4px;padding:14px 18px;border-radius:var(--radius);background:rgba(16,16,14,.5);border:1px solid rgba(255,255,255,.22);backdrop-filter:blur(8px);max-width:640px}
.hook b{font:400 26px/1 var(--display);color:#fff}
.hook > span{color:rgba(255,255,255,.86);font-size:14px;line-height:1.4;flex:1;min-width:200px}
.hero-ctas{display:flex;flex-wrap:wrap;gap:10px;margin-top:6px}
.hero-ctas .btn-line{border-color:rgba(255,255,255,.7);color:#fff}
.media-ctl{position:absolute;z-index:3;right:16px;top:16px;display:flex;gap:8px}
.media-ctl button{width:42px;height:42px;border-radius:50%;border:1px solid rgba(255,255,255,.5);background:rgba(0,0,0,.35);color:#fff;cursor:pointer;display:grid;place-items:center}
.media-ctl svg{width:18px;height:18px}
.dots{display:flex;gap:6px}
.dots button{width:22px;height:4px;border-radius:2px;border:0;background:rgba(255,255,255,.4);cursor:pointer;padding:0}
.dots button.on{background:#fff}

.slide{position:absolute;inset:0}
.media-ctl .arrow{font-size:18px}
.media-ctl button:hover{background:rgba(0,0,0,.6)}
.count-pill{display:inline-flex;align-items:center;gap:6px;height:42px;padding:0 14px;border-radius:999px;border:1px solid rgba(255,255,255,.45);background:rgba(0,0,0,.4);color:#fff;font:600 13px/1 var(--body);letter-spacing:.04em}
.strip{background:var(--deep);padding-block:10px 12px;border-top:1px solid var(--line-deep)}
.strip .wrap{display:flex;gap:8px;overflow-x:auto;scrollbar-width:none;scroll-behavior:smooth}
.strip .wrap::-webkit-scrollbar{display:none}
.th{flex:none;position:relative;width:108px;height:70px;padding:0;border:2px solid transparent;border-radius:3px;overflow:hidden;background:#000;cursor:pointer;opacity:.55;transition:opacity .2s,border-color .2s}
.th:hover{opacity:.85}
.th.on{opacity:1;border-color:var(--accent-on-deep)}
.th img{width:100%;height:100%;object-fit:cover}
.th .pl{position:absolute;inset:0;display:grid;place-items:center;color:#fff;background:rgba(0,0,0,.25)}
.th .pl svg{width:22px;height:22px}
.see-all{flex:none;display:inline-flex;align-items:center;gap:8px;padding:0 18px;height:70px;border:1px solid var(--line-deep);border-radius:3px;background:transparent;color:var(--on-deep);font:600 12px/1.2 var(--body);letter-spacing:.1em;text-transform:uppercase;cursor:pointer;white-space:nowrap}
.tabs{display:flex;flex-wrap:wrap;gap:8px;margin-top:10px;padding-top:16px;border-top:1px solid rgba(255,255,255,.22)}
.tabs a,.tabs button{display:inline-flex;align-items:center;gap:8px;padding:9px 14px;border-radius:999px;border:1px solid rgba(255,255,255,.35);background:rgba(0,0,0,.28);color:#fff;text-decoration:none;font:500 13px/1 var(--body);cursor:pointer;backdrop-filter:blur(6px)}
.tabs svg{width:16px;height:16px}
.tabs .tab-gold{background:var(--accent);border-color:transparent}
.lightbox{position:fixed;inset:0;z-index:85;background:rgba(8,8,8,.94);display:grid;place-items:center;padding:56px 16px 80px}
.lightbox img{max-height:100%;max-width:100%;object-fit:contain;border-radius:2px}
.lb-x{position:absolute;top:calc(12px + env(safe-area-inset-top,0px));right:16px;border-color:rgba(255,255,255,.3)!important;color:#fff!important}
.lb-nav{position:absolute;bottom:calc(16px + env(safe-area-inset-bottom,0px));left:0;right:0;display:flex;justify-content:center;align-items:center;gap:18px;color:#fff;font-size:14px}
.lb-nav button{width:46px;height:46px;border-radius:50%;border:1px solid rgba(255,255,255,.3);background:transparent;color:#fff;cursor:pointer;font-size:20px}

/* body layout */
.main{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:56px;padding-block:56px 40px}
@media (max-width:980px){.main{grid-template-columns:minmax(0,1fr);gap:36px}}
.story{display:grid;gap:36px;align-content:start;min-width:0}
.story h2{font-size:clamp(28px,3.4vw,40px)}
.lede{font-size:18px;max-width:62ch;color:var(--ink)}
.spec{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-top:1px solid var(--line)}
.spec div{padding:16px 16px 16px 0;border-bottom:1px solid var(--line);display:grid;gap:2px;min-width:0}
.spec dt{font:600 11px/1.3 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.spec dd{margin:0;font:400 20px/1.3 var(--display)}
@media (max-width:640px){.spec{grid-template-columns:repeat(2,minmax(0,1fr))}}
.permit{display:flex;gap:14px;align-items:flex-start;padding:18px 20px;background:var(--accent-tint);border-radius:var(--radius)}
.permit svg{flex:none;width:22px;height:22px;color:var(--accent-ink);margin-top:2px}
.permit b{display:block;font-weight:600}
.special,.history{display:grid;gap:14px}
.special h3,.history h3{font-size:24px}
.special ul{margin:0;padding:0;list-style:none;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px 24px}
@media (max-width:640px){.special ul{grid-template-columns:minmax(0,1fr)}}
.special li{display:flex;gap:10px;align-items:baseline}
.special li::before{content:"";flex:none;width:7px;height:7px;transform:rotate(45deg) translateY(-2px);background:var(--accent)}
.history .tbl table{min-width:0}
.plan{display:grid;gap:14px}
.plan-head{display:flex;justify-content:space-between;align-items:baseline;gap:12px;flex-wrap:wrap}
.plan-head h3{font-size:24px}
.plan-head .tour-link{background:none;border:0;padding:0;font:600 15px var(--body);color:var(--accent-ink);cursor:pointer}
.plan-img{display:block;padding:0;border:1px solid var(--line);border-radius:var(--radius);background:#fff;cursor:zoom-in;overflow:hidden}
.plan-img img{width:100%;height:auto}
.rooms{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 24px;margin:0}
@media (max-width:640px){.rooms{grid-template-columns:minmax(0,1fr)}}
.rooms div{display:flex;justify-content:space-between;gap:12px;padding:10px 0;border-bottom:1px solid var(--line);min-width:0}
.rooms dt{color:var(--ink-soft);font-size:14px}
.rooms dd{margin:0;font-variant-numeric:tabular-nums;text-align:right;font-size:14px}
.tour-link{display:inline-flex;align-items:center;gap:8px;font-weight:600;text-decoration:none}
.tour-link::after{content:"→"}

/* sidebar */
.side{position:relative}
.side-in{position:sticky;top:calc(env(safe-area-inset-top,0px) + 84px);display:grid;gap:16px}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px;display:grid;gap:16px;box-shadow:var(--shadow)}
.agent{display:grid;grid-template-columns:64px minmax(0,1fr);gap:14px;align-items:center}
.agent img{width:64px;height:64px;border-radius:50%;object-fit:cover}
.agent b{font:400 19px/1.2 var(--display);display:block}
.agent small{display:block;color:var(--ink-soft);font-size:13px;line-height:1.4}
.agent .ph{font-weight:600;font-size:14px;margin-top:2px;user-select:all}
.duo{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.lbl{font:600 11px/1.3 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.days{display:flex;gap:8px;overflow-x:auto;padding-bottom:4px;scrollbar-width:thin}
.day{flex:none;width:62px;padding:8px 4px;border:1px solid var(--line);border-radius:var(--radius);background:transparent;cursor:pointer;display:grid;gap:0;text-align:center;line-height:1.2;position:relative}
.day small{font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}
.day b{font:400 20px/1.2 var(--display)}
.day.oh::after{content:"";position:absolute;top:6px;right:6px;width:6px;height:6px;border-radius:50%;background:var(--accent)}
.day[aria-pressed="true"]{border-color:var(--deep);background:var(--deep);color:var(--on-deep)}
.day[aria-pressed="true"] small{color:var(--on-deep-soft)}
.seg{display:grid;grid-template-columns:1fr 1fr;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.seg button{border:0;background:transparent;padding:11px;font:600 12px var(--body);letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.seg button[aria-pressed="true"]{background:var(--accent-tint);color:var(--accent-ink)}
.field{display:grid;gap:6px}
.field label{font-size:13px;color:var(--ink-soft)}
.field input,.field select,.field textarea{font:400 16px var(--body);padding:12px 14px;border:1px solid var(--line);border-radius:var(--radius);background:var(--bg);color:var(--ink);width:100%}
.check{display:flex;gap:10px;font-size:13px;color:var(--ink-soft);line-height:1.45;align-items:flex-start}
.check input{margin-top:3px;accent-color:var(--accent)}
.fine{font-size:12px;color:var(--ink-soft);line-height:1.5}
.oh-note{font-size:13px;color:var(--accent-ink);font-weight:600}
.sent{padding:14px 16px;border-radius:var(--radius);background:var(--accent-tint);color:var(--ink);font-size:14px}

/* lender pop-out */
.lender-box{position:relative;background:var(--deep);color:var(--on-deep);border-radius:var(--radius);padding:22px;display:grid;gap:14px;box-shadow:var(--shadow);overflow:hidden;animation:pop .7s cubic-bezier(.2,.9,.3,1.25) .6s both}
@keyframes pop{from{transform:translateY(14px) scale(.97)}to{transform:none}}
.lender-box::before{content:"";position:absolute;right:-60px;top:-60px;width:180px;height:180px;border-radius:50%;border:1px solid var(--line-deep)}
.lender-box .eyebrow{color:var(--accent-on-deep)}
.lender-box h3{font-size:24px;color:var(--on-deep)}
.lender-box p{color:var(--on-deep-soft);font-size:15px}
.lender-box p b{color:var(--on-deep);font-weight:600}
.lender-id{display:grid;grid-template-columns:44px minmax(0,1fr);gap:12px;align-items:center;padding-top:14px;border-top:1px solid var(--line-deep)}
.mono{width:44px;height:44px;border-radius:50%;display:grid;place-items:center;background:var(--accent);color:#fff;font:400 16px/1 var(--display);letter-spacing:.02em}
.lender-id small{display:block;color:var(--on-deep-soft);font-size:12px;line-height:1.45}
.lender-id b{font-weight:600;font-size:14px;color:var(--on-deep)}
.play-ico{width:16px;height:16px}

/* payment band */
.band{background:var(--deep);color:var(--on-deep);padding-block:72px}
.band .eyebrow{color:var(--accent-on-deep)}
.band h2{font-size:clamp(30px,4.4vw,52px);color:var(--on-deep);max-width:18ch}
.band .lede{color:var(--on-deep-soft)}
.band-in{display:grid;gap:32px}
.drop{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);gap:28px;align-items:end}
@media (max-width:860px){.drop{grid-template-columns:minmax(0,1fr)}}
.drop-card{display:grid;gap:8px;justify-items:start;padding:24px;border:1px solid var(--line-deep);border-radius:var(--radius);min-width:0}
.drop-card .lbl{color:var(--on-deep-soft)}
.drop-card b{font:400 clamp(40px,5.5vw,64px)/1 var(--display);color:var(--on-deep)}
.drop-was{color:var(--on-deep-soft);font-size:15px}
.drop-off{display:inline-block;background:var(--accent-on-deep);color:var(--deep);font:600 14px/1 var(--body);letter-spacing:.04em;padding:9px 14px;border-radius:999px}
.bd-gen{display:grid;gap:18px;border-top:1px solid var(--line-deep);padding-top:28px}
.bd-gen h3{font-size:clamp(24px,3vw,34px);color:var(--on-deep)}
.bd-gen .lede{color:var(--on-deep-soft)}
.yr .t{font:400 22px/1.25 var(--display)}
.yr p{font-size:14px;color:var(--ink-soft)}
.years{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:14px}
@media (max-width:980px){.years{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:520px){.years{grid-template-columns:minmax(0,1fr)}}
.yr{border:1px solid var(--line-deep);border-radius:var(--radius);padding:22px;display:grid;gap:6px;align-content:start}
.yr.full{background:var(--on-deep);color:var(--deep);border-color:transparent}
.yr .lbl{color:var(--on-deep-soft)}
.yr.full .lbl{color:var(--ink-soft)}
.yr .rate{font:400 18px/1.2 var(--display);color:var(--accent-on-deep)}
.yr.full .rate{color:var(--accent-ink)}
.yr .pay{font:400 clamp(34px,4vw,46px)/1.05 var(--display)}
.yr .pay small{font:400 16px var(--body);opacity:.75}
.yr .save{font-size:14px;color:var(--on-deep-soft)}
.yr.full .save{color:var(--ink-soft)}
.compare{display:grid;gap:12px;border-top:1px solid var(--line-deep);padding-top:26px}
.compare h3{font-size:clamp(22px,2.6vw,30px);color:var(--on-deep)}
.cmp-row{display:grid;grid-template-columns:150px minmax(0,1fr) 110px;gap:14px;align-items:center}
@media (max-width:560px){.cmp-row{grid-template-columns:minmax(0,1fr) auto}.cmp-row .track{grid-column:1/-1;order:3}}
.cmp-row span{font-size:14px;color:var(--on-deep-soft)}
.cmp-row b{font:400 22px/1 var(--display);text-align:right}
.track{height:12px;background:rgba(255,255,255,.08);border-radius:6px;overflow:hidden}
.track i{display:block;height:100%;border-radius:6px;background:var(--on-deep-soft)}
.track.win i{background:var(--accent-on-deep)}
.assume{font-size:12.5px;line-height:1.55;color:var(--on-deep-soft);max-width:90ch}
.band-ctas{display:flex;flex-wrap:wrap;gap:10px}

/* team */
.team{padding-block:72px;display:grid;gap:28px}
.team h2{font-size:clamp(28px,3.4vw,40px)}
.people{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}
@media (max-width:760px){.people{grid-template-columns:minmax(0,1fr)}}
.person{display:grid;grid-template-columns:88px minmax(0,1fr);gap:18px;padding:24px;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);align-items:start}
.person img,.person .mono{width:88px;height:88px;border-radius:50%;object-fit:cover;font-size:28px}
.person h3{font-size:24px}
.person .role{font-size:14px;color:var(--ink-soft)}
.person ul{margin:10px 0 0;padding:0;list-style:none;display:grid;gap:4px;font-size:14px}
.person li::before{content:"·";margin-right:8px;color:var(--accent)}
.person .contact{margin-top:12px;font-weight:600;font-size:15px;user-select:all}

/* open house */
.oh-band{background:var(--bg-2);padding-block:56px}
.oh-grid{display:grid;grid-template-columns:auto minmax(0,1fr) auto;gap:28px;align-items:center}
@media (max-width:860px){.oh-grid{grid-template-columns:minmax(0,1fr)}}
.cal{display:flex;gap:10px}
.cal div{width:92px;border-radius:var(--radius);background:var(--card);border:1px solid var(--line);text-align:center;overflow:hidden}
.cal small{display:block;background:var(--deep);color:var(--on-deep);font:600 11px/2.2 var(--body);letter-spacing:.16em;text-transform:uppercase}
.cal b{display:block;font:400 40px/1.3 var(--display)}
.cal span{display:block;font-size:12px;color:var(--ink-soft);padding-bottom:8px}
.oh-grid h2{font-size:clamp(26px,3vw,36px)}

/* faq */
.faq{padding-block:72px;display:grid;gap:22px}
.faq h2{font-size:clamp(28px,3.4vw,40px)}
.faq details{border-top:1px solid var(--line);padding:18px 0}
.faq details:last-of-type{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:16px;font:400 20px/1.35 var(--display)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--body);color:var(--accent-ink)}
.faq details[open] summary::after{content:"–"}
.faq details p{margin-top:10px;max-width:68ch;color:var(--ink-soft)}

footer{background:var(--deep);color:var(--on-deep-soft);padding-block:44px 120px;font-size:13px;line-height:1.6}
footer .wrap{display:grid;gap:14px}
footer b{color:var(--on-deep);font-weight:600}
footer a{color:var(--accent-on-deep)}

/* mobile sticky actions */
.m-bar{display:none}
@media (max-width:980px){
  .m-bar{display:grid;grid-template-columns:1fr 1fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:45;padding:10px 16px calc(10px + env(safe-area-inset-bottom,0px));background:color-mix(in srgb,var(--bg) 94%,transparent);backdrop-filter:blur(10px);border-top:1px solid var(--line)}
  .m-bar .btn{min-height:46px;padding:10px;font-size:12px}
  .side-in{position:static}
}

/* deck (digital presentation) */
.deck{position:fixed;inset:0;z-index:80;background:var(--deep);color:var(--on-deep);display:grid;grid-template-columns:minmax(0,1fr);grid-template-rows:auto minmax(0,1fr) auto;padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}
.deck-top{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:14px 16px;border-bottom:1px solid var(--line-deep)}
.deck-top .who{font-size:13px;color:var(--on-deep-soft);min-width:0;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.deck-top .who b{color:var(--on-deep);font-weight:600}
.deck-tools{display:flex;gap:8px;align-items:center;flex-shrink:0}
.aud{display:flex;border:1px solid var(--line-deep);border-radius:999px;overflow:hidden}
.aud button{border:0;background:transparent;color:var(--on-deep-soft);padding:8px 12px;font:600 11px var(--body);letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.aud button[aria-pressed="true"]{background:var(--on-deep);color:var(--deep)}
.x{width:40px;height:40px;border-radius:50%;border:1px solid var(--line-deep);background:transparent;color:var(--on-deep);cursor:pointer;font-size:22px;line-height:1}
.stage{position:relative;overflow:hidden}
.sl{position:absolute;inset:0;overflow-y:auto;padding:clamp(28px,6vw,72px) 16px;display:grid;align-content:center;opacity:0;visibility:hidden;transform:translateX(30px);transition:opacity .45s,transform .45s,visibility .45s}
.sl.on{opacity:1;visibility:visible;transform:none}
.sl.back{transform:translateX(-30px)}
.sl-in{max-width:1040px;width:100%;margin:0 auto;display:grid;gap:22px}
.sl .eyebrow{color:var(--accent-on-deep)}
.sl h2{font-size:clamp(32px,5.4vw,68px);color:var(--on-deep)}
.sl h2.md{font-size:clamp(28px,4vw,48px)}
.sl p.sub{font-size:clamp(17px,2vw,21px);color:var(--on-deep-soft);max-width:60ch}
.sl.light{background:var(--bg);color:var(--ink)}
.sl.light h2{color:var(--ink)}
.sl.light .eyebrow{color:var(--accent-ink)}
.sl.light p.sub{color:var(--ink-soft)}
.sl.photo{background-size:cover;background-position:center}
.sl.photo::before{content:"";position:fixed;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.78),rgba(0,0,0,.35) 70%,rgba(0,0,0,.2));pointer-events:none}
.sl.photo .sl-in{position:relative}
.sl .by{font-size:14px;color:var(--on-deep-soft)}
.steps3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px}
.steps3.n4{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:900px){.steps3.n4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:760px){.steps3{grid-template-columns:minmax(0,1fr)}}
.st{border:1px solid var(--line);background:var(--card);border-radius:var(--radius);padding:22px;display:grid;gap:8px;align-content:start}
.st.dk{background:var(--deep);color:var(--on-deep);border-color:transparent}
.st .lbl{color:var(--accent-ink)}
.st.dk .lbl{color:var(--accent-on-deep)}
.st big{font:400 clamp(40px,5vw,60px)/1 var(--display)}
.st p{font-size:15px;color:var(--ink-soft)}
.st.dk p{color:var(--on-deep-soft)}
.tbl{overflow-x:auto;border-radius:var(--radius);border:1px solid var(--line)}
.tbl table{width:100%;border-collapse:collapse;min-width:520px;font-size:16px;background:var(--card)}
.tbl th{background:var(--deep);color:var(--on-deep);text-align:left;font:600 12px/1 var(--body);letter-spacing:.12em;text-transform:uppercase;padding:14px 16px}
.tbl td{padding:14px 16px;border-top:1px solid var(--line)}
.tbl td.r,.tbl th.r{text-align:right}
.tbl tr.hl td{background:var(--accent-tint)}
@media (max-width:560px){.tbl table{min-width:0;font-size:14px}.tbl th,.tbl td{padding:12px 10px}.tbl th{font-size:10.5px;letter-spacing:.08em}}
.callout{display:flex;flex-wrap:wrap;gap:8px 18px;align-items:center;background:var(--accent);color:#fff;border-radius:var(--radius);padding:18px 22px}
.callout b{font:400 clamp(30px,4vw,44px)/1 var(--display)}
.callout span{flex:1;min-width:220px}
.tiny{font-size:12.5px;color:var(--ink-soft)}
.sl:not(.light) .tiny{color:var(--on-deep-soft)}
.vs{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}
@media (max-width:700px){.vs{grid-template-columns:minmax(0,1fr)}}
.vs div{border:1px solid var(--line-deep);border-radius:var(--radius);padding:24px;display:grid;gap:8px}
.vs div.win{background:var(--accent);border-color:transparent;color:#fff}
.vs .lbl{color:var(--on-deep-soft)}
.vs .win .lbl{color:rgba(255,255,255,.85)}
.vs big{font:400 clamp(44px,7vw,84px)/1 var(--display)}
.vs big small{font-size:.45em;opacity:.8}
.vs p{font-size:15px;color:var(--on-deep-soft)}
.vs .win p{color:rgba(255,255,255,.92)}
.grid4{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}
@media (max-width:700px){.grid4{grid-template-columns:minmax(0,1fr)}}
.grid4 div{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:20px;display:grid;gap:4px}
.grid4 b{font-size:18px;font-weight:600}
.grid4 p{font-size:15px;color:var(--ink-soft)}
.bars{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;align-items:end;height:260px;max-width:440px}
.bars.n4{grid-template-columns:repeat(4,minmax(0,1fr));max-width:520px}
.bars div{display:grid;grid-template-rows:auto 1fr auto;gap:6px;height:100%;text-align:center}
.bars b{font-weight:600}
.bars i{align-self:end;border-radius:6px 6px 0 0;background:var(--accent);transform-origin:bottom;transition:transform .8s cubic-bezier(.2,.8,.2,1)}
.bars div:last-child i{background:var(--deep)}
.bars small{font-size:12px;color:var(--ink-soft)}
.split{display:grid;grid-template-columns:minmax(0,440px) minmax(0,1fr);gap:40px;align-items:center}
@media (max-width:820px){.split{grid-template-columns:minmax(0,1fr)}}
.pts{display:grid;gap:18px}
.pts b{display:block;font-size:18px;font-weight:600}
.pts p{color:var(--ink-soft);font-size:15px}
.qa{display:grid;border-top:1px solid var(--line)}
.qa div{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.4fr);gap:20px;padding:18px 0;border-bottom:1px solid var(--line)}
@media (max-width:700px){.qa div{grid-template-columns:minmax(0,1fr);gap:6px}}
.qa b{font-size:18px;font-weight:600}
.qa p{color:var(--ink-soft)}
.deck-foot{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:12px 16px;border-top:1px solid var(--line-deep)}
.prog{flex:1;display:flex;gap:5px;max-width:520px}
.prog button{flex:1;height:4px;border:0;border-radius:2px;background:var(--line-deep);cursor:pointer;padding:0}
.prog button.on{background:var(--accent-on-deep)}
.nav{display:flex;gap:8px}
.nav button{width:46px;height:46px;border-radius:50%;border:1px solid var(--line-deep);background:transparent;color:var(--on-deep);cursor:pointer;font-size:20px}
.nav button:disabled{opacity:.3;cursor:default}
.count{font-size:13px;color:var(--on-deep-soft);font-variant-numeric:tabular-nums;min-width:48px}

/* lead modal */
.modal{position:fixed;inset:0;z-index:90;background:rgba(10,10,9,.55);display:grid;place-items:center;padding:16px}
.modal .card{width:min(460px,100%);max-height:calc(100% - 32px);overflow:auto}
.modal h3{font-size:26px}

/* agent preview dock */
.dock{position:fixed;left:16px;bottom:calc(16px + env(safe-area-inset-bottom,0px));z-index:70;background:var(--card);color:var(--ink);border:1px solid var(--line);border-radius:12px;box-shadow:0 20px 60px -20px rgba(0,0,0,.45);padding:16px;display:grid;gap:12px;width:min(320px,calc(100% - 32px))}
@media (max-width:980px){.dock{bottom:calc(84px + env(safe-area-inset-bottom,0px))}}
.dock header{display:flex;justify-content:space-between;align-items:center;gap:8px}
.dock header b{font:400 17px var(--display)}
.dock .min{border:0;background:none;cursor:pointer;color:var(--ink-soft);font-size:13px;text-decoration:underline}
.sw{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px}
.sw button{border:2px solid transparent;border-radius:10px;padding:3px;background:none;cursor:pointer;display:grid;gap:4px;justify-items:center}
.sw button[aria-pressed="true"]{border-color:var(--ink)}
.sw i{display:block;width:100%;aspect-ratio:1;border-radius:7px;max-width:100%}
.sw span{font-size:10px;line-height:1.1;color:var(--ink-soft);text-align:center}
.dock p{font-size:12.5px;color:var(--ink-soft);line-height:1.45}
.dock .row{display:flex;gap:8px;flex-wrap:wrap}
.dock .row button{flex:1;min-height:38px;font-size:11px;padding:8px}
.dock.small .body{display:none}

@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important;scroll-behavior:auto!important}
}

/* template additions */
.sample-note{background:#FFF4CC;color:#4A3B00;font:500 13px/1.4 var(--body);text-align:center;padding:8px 16px;border-bottom:1px solid rgba(0,0,0,.08)}
.agent .mono{width:64px;height:64px;font-size:22px}
.people.one{grid-template-columns:minmax(0,640px)}
.bd-gen.first{border-top:0;padding-top:0}
.m-bar.one{grid-template-columns:minmax(0,1fr)}
.years.n3{grid-template-columns:repeat(3,minmax(0,1fr))}
.years.n2{grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:520px){.years.n2,.years.n3{grid-template-columns:minmax(0,1fr)}}

/* calculator + alerts */
.calc{padding-block:64px 24px;display:grid;gap:22px}
.calc h2{font-size:clamp(28px,3.4vw,40px)}
.calc-grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:24px;align-items:start}
.calc-in{display:grid;gap:14px}
.trio{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px}
.affix{display:flex;align-items:center;border:1px solid var(--line);border-radius:var(--radius);background:var(--bg)}
.affix span{padding:0 12px;color:var(--ink-soft);font-size:15px}
.affix input{border:0!important;background:transparent!important;padding-left:4px!important;min-width:0}
.affix:focus-within{outline:2px solid var(--accent);outline-offset:1px}
.calc-out{background:var(--deep);color:var(--on-deep);border-radius:var(--radius);padding:24px;display:grid;gap:8px;box-shadow:var(--shadow)}
.calc-out .lbl{color:var(--on-deep-soft)}
.calc-total{font:400 clamp(36px,5vw,52px)/1.05 var(--display);color:var(--accent-on-deep)}
.calc-total small{font:400 16px var(--body);color:var(--on-deep-soft);margin-left:4px}
.calc-loan{font-size:14px;color:var(--on-deep-soft)}
.calc-loan b{color:var(--on-deep);font-weight:500}
.calc-rows{list-style:none;margin:10px 0 0;padding:0;display:grid;gap:12px}
.calc-rows li{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:4px 12px;font-size:14px}
.calc-rows li b{font-weight:500}
.calc-rows li i{grid-column:1 / -1;height:4px;border-radius:2px;background:var(--accent);opacity:.85}
.disc{font-size:12.5px;line-height:1.55;color:var(--ink-soft);border:1px solid var(--line);border-left:3px solid var(--accent);border-radius:var(--radius);padding:12px 14px;background:var(--card)}
.num{font-variant-numeric:tabular-nums}
.alerts{background:var(--deep);color:var(--on-deep);padding-block:64px;position:relative}
.alerts .eyebrow{color:var(--accent-on-deep)}
.alerts h2{color:var(--on-deep);font-size:clamp(28px,3.4vw,40px)}
.alerts .lede{color:var(--on-deep-soft)}
.alerts .fine{color:var(--on-deep-soft)}
.al-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:32px;align-items:start}
.al-copy{display:grid;gap:14px;align-content:start}
.al-form{color:var(--ink)}
[data-palette="brand"] .alerts::before{content:"";position:absolute;left:0;right:0;top:0;height:2px;background:var(--gold-foil)}
@media (max-width:860px){.calc-grid,.al-grid{grid-template-columns:minmax(0,1fr)}.trio{gap:8px}}
.calc-head{display:grid;gap:10px}