:root{
  --navy:#0c1730;--navy-deep:#070f22;--navy-soft:#16234a;
  --gold:#c6a35c;--gold-light:#e3c98f;--gold-dark:#856726;
  --ivory:#f8f5ee;--ivory-2:#f1ecdf;--ink:#1a2032;--muted:#5c6274;
  --line:rgba(12,23,48,.12);--line-gold:rgba(198,163,92,.4);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;text-size-adjust:100%}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip-link{position:absolute;left:-9999px;top:0;z-index:200;background:var(--navy);color:#fff;padding:12px 20px;font-size:14px}
.skip-link:focus{left:0}
body{font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:var(--ivory);line-height:1.7;font-size:16px;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4,.serif{font-family:'Cormorant Garamond',Georgia,serif;font-weight:600;line-height:1.12;letter-spacing:.2px;color:var(--navy)}
em.gold-i{font-style:italic;color:var(--gold-dark)}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.wrap{max-width:1180px;margin:0 auto;padding:0 28px}
.wrap-narrow{max-width:780px;margin:0 auto;padding:0 28px}
section{padding:96px 0}
.eyebrow{display:flex;align-items:center;gap:14px;text-transform:uppercase;letter-spacing:.26em;font-size:11.5px;font-weight:600;color:var(--gold-dark)}
.eyebrow::before{content:"";width:36px;height:1px;background:var(--gold)}
.eyebrow.center{justify-content:center}
.eyebrow.center::after{content:"";width:36px;height:1px;background:var(--gold)}
.eyebrow.light{color:var(--gold-light)}
.btn{display:inline-block;padding:16px 34px;font-weight:600;font-size:13px;letter-spacing:.14em;text-transform:uppercase;transition:all .3s ease;cursor:pointer;border:1px solid transparent;line-height:1}
.btn-gold{background:linear-gradient(135deg,var(--gold),var(--gold-light) 60%,var(--gold));color:#221a09;background-size:200% 200%}
.btn-gold:hover{background-position:100% 100%;transform:translateY(-2px);box-shadow:0 12px 28px rgba(198,163,92,.35)}
.btn-outline{border-color:rgba(255,255,255,.55);color:#fff}
.btn-outline:hover{background:#fff;color:var(--navy);border-color:#fff}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-soft);transform:translateY(-2px);box-shadow:0 12px 28px rgba(12,23,48,.28)}
.btn-ghost{border-color:var(--navy);color:var(--navy)}
.btn-ghost:hover{background:var(--navy);color:#fff}
/* ---------- Header ---------- */
header{position:fixed;top:0;left:0;right:0;z-index:90;transition:background .35s,box-shadow .35s,border .35s;border-bottom:1px solid transparent}
header.solid,header.always-solid{background:rgba(7,15,34,.96);backdrop-filter:blur(10px);border-bottom:1px solid rgba(255,255,255,.07);box-shadow:0 6px 30px rgba(0,0,0,.25)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px;gap:30px}
.brand{color:#fff;font-family:'Cormorant Garamond',serif;font-size:21px;font-weight:700;letter-spacing:.4px;display:flex;align-items:center;gap:12px;white-space:nowrap;flex:none}
.brand .mono{width:42px;height:42px;border:1px solid var(--gold);display:flex;align-items:center;justify-content:center;color:var(--gold);font-size:17px;letter-spacing:1px;flex:none}
.brand span{color:var(--gold)}
.nav-links{display:flex;gap:24px;align-items:center}
@media(max-width:1120px){.nav-links{gap:17px}.nav-links>a,.dd>button{font-size:13px}}
.nav-links>a,.dd>button{color:#e9ecf3;font-size:13.5px;font-weight:500;letter-spacing:.05em;position:relative;padding:6px 0;background:none;border:none;cursor:pointer;font-family:inherit}
.nav-links>a::after,.dd>button::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--gold);transition:width .3s}
.nav-links>a:hover::after,.nav-links>a.active::after,.dd:hover>button::after{width:100%}
.nav-links>a:hover,.nav-links>a.active,.dd:hover>button{color:var(--gold-light)}
.dd{position:relative}
.dd>button::before{content:"▾";font-size:9px;margin-left:6px;float:right;margin-top:3px;color:var(--gold)}
.dd-menu{position:absolute;top:100%;left:-18px;background:var(--navy-deep);border:1px solid rgba(255,255,255,.08);border-top:2px solid var(--gold);min-width:210px;padding:10px 0;opacity:0;visibility:hidden;transform:translateY(8px);transition:.25s}
.dd:hover .dd-menu{opacity:1;visibility:visible;transform:translateY(0)}
.dd-menu a{display:block;padding:9px 22px;color:#dfe3ee;font-size:13.5px}
.dd-menu a:hover{color:var(--gold-light);background:rgba(255,255,255,.04);padding-left:26px;transition:.2s}
.nav-cta{display:flex;align-items:center;gap:20px}
.nav-phone{color:#fff;font-weight:600;font-size:14px;letter-spacing:.03em;white-space:nowrap}
.nav-links{white-space:nowrap}
.nav .btn{white-space:nowrap}
.nav-phone:hover{color:var(--gold-light)}
.nav .btn{padding:12px 22px;font-size:11.5px}
.burger{display:none;background:none;border:none;cursor:pointer;width:30px;height:22px;position:relative}
.burger span{position:absolute;left:0;width:100%;height:2px;background:#fff;transition:.3s}
.burger span:nth-child(1){top:0}.burger span:nth-child(2){top:10px}.burger span:nth-child(3){top:20px}
.mobile-menu{display:none;position:fixed;inset:78px 0 0 0;background:var(--navy-deep);z-index:80;padding:34px 28px;overflow:auto}
.mobile-menu.open{display:block}
.mobile-menu a{display:block;color:#fff;font-family:'Cormorant Garamond',serif;font-size:26px;padding:12px 0;border-bottom:1px solid rgba(255,255,255,.07)}
.mobile-menu a small{font-family:'Inter';font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);display:block}
.mobile-menu .sub{font-size:19px;padding-left:18px;color:#c8cede}
/* ---------- Hero (home) ---------- */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:center;color:#fff;overflow:hidden;padding:120px 0 80px}
.hero-bg{position:absolute;inset:-6%;background-size:cover;background-position:center;animation:kb 26s ease-in-out infinite alternate}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
@keyframes kb{from{transform:scale(1)}to{transform:scale(1.08)}}
.hero-veil{position:absolute;inset:0;background:linear-gradient(115deg,rgba(5,11,26,.9) 8%,rgba(9,18,40,.72) 48%,rgba(9,18,40,.42))}
.hero .wrap{position:relative;z-index:2}
.hero h1{font-size:clamp(42px,6.4vw,84px);max-width:16ch;margin:26px 0;color:#fff;font-weight:600}
.hero h1 em{font-style:italic;color:var(--gold-light)}
.hero p.sub{font-size:18.5px;max-width:56ch;color:#dde2ee;margin-bottom:40px;font-weight:300}
.hero-btns{display:flex;gap:18px;flex-wrap:wrap}
.hero-note{margin-top:54px;margin-bottom:60px;display:flex;align-items:center;gap:16px;font-size:13.5px;letter-spacing:.06em;color:#b9c1d4;flex-wrap:wrap}
.hero-note b{color:var(--gold-light);font-weight:600}
.hero-note::before{content:"";width:46px;height:1px;background:var(--gold)}
.scroll-cue{position:absolute;bottom:34px;left:50%;transform:translateX(-50%);z-index:2;color:var(--gold-light);font-size:11px;letter-spacing:.3em;text-transform:uppercase;text-align:center}
.scroll-cue::after{content:"";display:block;width:1px;height:44px;background:linear-gradient(var(--gold),transparent);margin:10px auto 0;animation:drip 2.2s infinite}
@keyframes drip{0%{transform:scaleY(0);transform-origin:top}45%{transform:scaleY(1);transform-origin:top}55%{transform:scaleY(1);transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
@media(max-height:760px){.scroll-cue{display:none}}
/* ---------- Legacy band ---------- */
.legacy{background:var(--navy-deep);color:#fff;text-align:center;padding:130px 0;position:relative;overflow:hidden}
.legacy::before{content:"MM";position:absolute;top:50%;left:50%;transform:translate(-50%,-52%);font-family:'Cormorant Garamond',serif;font-size:min(46vw,560px);line-height:1;color:rgba(198,163,92,.05);pointer-events:none;letter-spacing:-.02em}
.legacy blockquote{font-family:'Cormorant Garamond',serif;font-size:clamp(30px,4.6vw,58px);font-weight:500;line-height:1.25;max-width:22ch;margin:26px auto;color:#f2eee2;position:relative}
.legacy blockquote em{font-style:italic;color:var(--gold-light)}
.legacy .sig{font-size:12.5px;letter-spacing:.3em;text-transform:uppercase;color:#8d97b0}
.legacy .rule{width:56px;height:1px;background:var(--gold);margin:30px auto 0}
/* ---------- Reading progress ---------- */
.progress{position:fixed;top:0;left:0;height:2.5px;width:0;background:linear-gradient(90deg,var(--gold-dark),var(--gold-light));z-index:99;transition:width .1s linear}
/* ---------- Page hero (interior) ---------- */
.page-hero{position:relative;min-height:46vh;display:flex;align-items:flex-end;color:#fff;padding:150px 0 60px;background-size:cover;background-position:center}
.page-hero::before{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(5,11,26,.88),rgba(9,18,40,.55))}
.page-hero .wrap{position:relative;z-index:2}
.crumbs{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#aab3c9;margin-bottom:18px}
.crumbs a:hover{color:var(--gold-light)}
.crumbs span{color:var(--gold);margin:0 8px}
.page-hero h1{font-size:clamp(36px,5vw,62px);color:#fff;max-width:20ch}
.page-hero p.lede{font-size:17.5px;color:#d7dcea;max-width:60ch;margin-top:16px;font-weight:300}
/* ---------- Stats band ---------- */
.stats{background:var(--navy-deep);color:#fff;padding:0;border-top:1px solid rgba(198,163,92,.25)}
.stats .wrap{display:grid;grid-template-columns:repeat(3,1fr)}
.stat{padding:38px 20px;text-align:center;border-right:1px solid rgba(255,255,255,.06)}
.stat:last-child{border-right:none}
.stat .n{font-family:'Cormorant Garamond',serif;font-size:40px;color:var(--gold-light);line-height:1}
.stat .l{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:#98a2ba;margin-top:10px}
/* ---------- Cards / paths ---------- */
.head{text-align:center;max-width:680px;margin:0 auto 60px}
.head h2{font-size:clamp(32px,4.2vw,52px);margin:16px 0 14px}
.head p{color:var(--muted);font-size:17px;font-weight:300}
.paths{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.path{position:relative;background:#fff;border:1px solid var(--line);overflow:hidden;transition:.35s;display:flex;flex-direction:column}
.path:hover{transform:translateY(-6px);box-shadow:0 26px 60px rgba(12,23,48,.16);border-color:var(--line-gold)}
.path .ph{height:210px;background-size:cover;background-position:center;position:relative;transition:.6s}
.path:hover .ph{transform:scale(1.04)}
.path .ph-wrap{overflow:hidden;height:210px}
.path .body{padding:32px 30px 30px;display:flex;flex-direction:column;flex:1}
.path .num{position:absolute;top:16px;left:22px;font-family:'Cormorant Garamond',serif;font-size:15px;letter-spacing:.2em;color:var(--gold-light);z-index:2}
.path h3{font-size:27px;margin-bottom:10px}
.path p{color:var(--muted);font-size:15px;margin-bottom:22px;flex:1}
.tlink{color:var(--navy);font-weight:600;font-size:12.5px;text-transform:uppercase;letter-spacing:.14em;display:inline-flex;align-items:center;gap:10px}
.tlink::after{content:"→";color:var(--gold-dark);transition:transform .3s}
.tlink:hover::after{transform:translateX(6px)}
.tlink:hover{color:var(--gold-dark)}
/* ---------- Areas grid ---------- */
.dark{background:linear-gradient(180deg,var(--navy) 0%,var(--navy-deep) 100%);color:#fff}
.dark .head h2{color:#fff}
.dark .head p{color:#b9c1d4}
.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.area{position:relative;overflow:hidden;min-height:230px;display:flex;align-items:flex-end}
.area .bg{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .7s ease}
.area:hover .bg{transform:scale(1.07)}
.area::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(7,15,34,.05) 30%,rgba(7,15,34,.88));transition:.4s}
.area .tag{position:relative;z-index:2;padding:24px 26px;width:100%}
.area .tag small{display:block;font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-light);font-weight:600;margin-bottom:4px}
.area .tag .nm{font-family:'Cormorant Garamond',serif;font-size:27px;font-weight:600;color:#fff;display:flex;justify-content:space-between;align-items:center}
.area .tag .nm::after{content:"→";font-size:18px;color:var(--gold);opacity:0;transform:translateX(-8px);transition:.35s}
.area:hover .tag .nm::after{opacity:1;transform:translateX(0)}
.area .line{width:0;height:1px;background:var(--gold);transition:width .5s;margin-top:10px}
.area:hover .line{width:52px}
/* ---------- Why / split ---------- */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:center}
.split h2{font-size:clamp(30px,4vw,46px);margin:16px 0 20px}
.split p{color:var(--muted);font-size:16px;margin-bottom:16px;font-weight:300}
.split p strong{color:var(--ink)}
.gold-list{list-style:none;margin-top:26px}
.gold-list li{padding-left:34px;position:relative;margin-bottom:15px;font-weight:500;font-size:15.5px}
.gold-list li::before{content:"";position:absolute;left:0;top:11px;width:16px;height:1px;background:var(--gold-dark)}
.gold-list li::after{content:"";position:absolute;left:14px;top:8px;width:7px;height:7px;border-top:1px solid var(--gold-dark);border-right:1px solid var(--gold-dark);transform:rotate(45deg)}
.portrait{position:relative}
.portrait img,.portrait .ph-fallback{width:100%;aspect-ratio:4/5;object-fit:cover}
.portrait .ph-fallback{display:flex;align-items:center;justify-content:center;background:linear-gradient(150deg,var(--navy),var(--navy-soft));color:var(--gold);font-family:'Cormorant Garamond',serif;font-size:90px;letter-spacing:6px}
.portrait::before{content:"";position:absolute;inset:22px -22px -22px 22px;border:1px solid var(--gold);z-index:-1}
.portrait .badge{position:absolute;left:-26px;bottom:34px;background:var(--navy);color:#fff;padding:20px 26px;border-left:3px solid var(--gold);box-shadow:0 20px 50px rgba(7,15,34,.35)}
.portrait .badge b{font-family:'Cormorant Garamond',serif;font-size:20px;display:block;color:#fff}
.portrait .badge small{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-light)}
.invest-card{background:linear-gradient(160deg,var(--navy) 0%,var(--navy-deep) 100%);color:#fff;padding:50px 44px;position:relative;overflow:hidden}
.invest-card::before{content:"";position:absolute;top:-40px;right:-40px;width:180px;height:180px;border:1px solid rgba(198,163,92,.3);transform:rotate(45deg)}
.invest-card h3{font-size:32px;margin:12px 0 16px;color:#fff}
.invest-card p{color:#c3cadb;font-size:15px;margin-bottom:26px}
/* ---------- Gold band ---------- */
.gold-band{background:linear-gradient(120deg,#b9964e,var(--gold) 45%,var(--gold-light));color:#241b08;text-align:center;position:relative;overflow:hidden}
.gold-band::before{content:"";position:absolute;inset:12px;border:1px solid rgba(36,27,8,.18);pointer-events:none}
.gold-band h2{font-size:clamp(30px,4.4vw,50px);margin-bottom:14px;color:#241b08}
.gold-band p{max-width:54ch;margin:0 auto 30px;font-size:17px}
.gold-band .eyebrow{color:#5a4a1e;justify-content:center}
.gold-band .eyebrow::before,.gold-band .eyebrow::after{background:#5a4a1e}
/* ---------- Blog cards ---------- */
.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.post-card{background:#fff;border:1px solid var(--line);overflow:hidden;display:flex;flex-direction:column;transition:.35s}
.post-card:hover{transform:translateY(-6px);box-shadow:0 26px 60px rgba(12,23,48,.14);border-color:var(--line-gold)}
.post-card .ph-wrap{height:200px;overflow:hidden}
.post-card .ph{height:100%;background-size:cover;background-position:center;transition:.6s}
.post-card:hover .ph{transform:scale(1.05)}
.post-card .body{padding:26px 26px 24px;display:flex;flex-direction:column;flex:1}
.post-card .cat{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-dark);font-weight:600;margin-bottom:10px}
.post-card h3{font-size:21.5px;margin-bottom:10px;flex:0}
.post-card h3 a:hover{color:var(--gold-dark)}
.post-card p{color:var(--muted);font-size:14px;margin-bottom:18px;flex:1}
.featured{display:grid;grid-template-columns:1.2fr 1fr;background:var(--navy);color:#fff;overflow:hidden;margin-bottom:56px}
.featured .fimg{background-size:cover;background-position:center;min-height:360px}
.featured .fbody{padding:52px 48px}
.featured h2{color:#fff;font-size:clamp(26px,3vw,38px);margin:14px 0}
.featured p{color:#c3cadb;font-size:15.5px;margin-bottom:26px}
/* ---------- Article ---------- */
.article-hero{padding:170px 0 70px;background:linear-gradient(160deg,var(--navy-deep),var(--navy));color:#fff}
.article-hero .cat{color:var(--gold-light);font-size:11.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:600}
.article-hero h1{color:#fff;font-size:clamp(34px,4.6vw,56px);margin:18px 0;max-width:22ch}
.article-hero .meta{color:#a7b0c6;font-size:14px;display:flex;gap:22px;flex-wrap:wrap}
.article-hero .meta b{color:#fff;font-weight:500}
.article img.cover{width:100%;max-height:460px;object-fit:cover;margin:-50px 0 50px;box-shadow:0 30px 70px rgba(7,15,34,.3)}
.article{background:#fff}
.prose{font-size:17px;color:#2b3143;font-weight:300}
.prose>p:first-of-type::first-letter{font-family:'Cormorant Garamond',serif;font-size:64px;line-height:.85;float:left;padding:8px 12px 0 0;color:var(--gold-dark);font-weight:600}
.prose p{margin-bottom:22px}
.prose h2{font-size:30px;margin:44px 0 16px;position:relative;padding-top:22px}
.prose h2::before{content:"";position:absolute;top:0;left:0;width:44px;height:1px;background:var(--gold)}
.prose h3{font-size:21px;margin:28px 0 10px;font-family:'Inter';font-weight:600;color:var(--navy)}
.prose ul{margin:0 0 22px 22px}
.prose li{margin-bottom:10px}
.prose strong{color:var(--ink);font-weight:600}
.prose a{color:var(--gold-dark);border-bottom:1px solid var(--line-gold)}
.prose a:hover{color:var(--navy)}
.faq-block{background:var(--ivory);border:1px solid var(--line);border-top:2px solid var(--gold);padding:38px 40px;margin:48px 0}
.faq-block h2{margin:0 0 8px;padding:0}
.faq-block h2::before{display:none}
.faq-item{border-bottom:1px solid var(--line);padding:20px 0}
.faq-item:last-child{border-bottom:none}
.faq-item h3{margin:0;cursor:pointer;display:flex;justify-content:space-between;gap:20px;align-items:baseline;font-family:'Cormorant Garamond',serif;font-size:21px;font-weight:600}
.faq-item h3::after{content:none}

.faq-item .a{max-height:0;overflow:hidden;transition:max-height .45s ease;color:var(--muted);font-size:15.5px}
.faq-item.open .a{max-height:900px;padding-top:12px}
.author-box{display:flex;gap:28px;align-items:center;background:linear-gradient(150deg,var(--navy),var(--navy-deep));color:#fff;padding:38px 40px;margin:54px 0 0}
.author-box .av{width:104px;height:104px;border-radius:50%;object-fit:cover;border:2px solid var(--gold);flex:none}
.author-box .av-fallback{width:104px;height:104px;border-radius:50%;border:2px solid var(--gold);display:flex;align-items:center;justify-content:center;font-family:'Cormorant Garamond',serif;font-size:36px;color:var(--gold-light);flex:none;background:var(--navy-soft)}
.author-box h4{color:#fff;font-size:24px;margin-bottom:6px}
.author-box p{color:#c3cadb;font-size:14px;margin-bottom:14px}
.author-box .links{display:flex;gap:18px;flex-wrap:wrap;font-size:13px;font-weight:600;letter-spacing:.06em}
.author-box .links a{color:var(--gold-light)}
.author-box .links a:hover{color:#fff}
.byline{display:flex;align-items:center;gap:12px;margin:0 0 34px;padding-bottom:26px;border-bottom:1px solid var(--line)}
.byline .av,.byline .av-fallback{width:46px;height:46px;border-radius:50%;object-fit:cover;border:1.5px solid var(--gold)}
.byline .av-fallback{display:flex;align-items:center;justify-content:center;background:var(--navy);color:var(--gold-light);font-family:'Cormorant Garamond',serif;font-size:17px}
.byline b{font-size:14.5px;display:block;line-height:1.3}
.byline small{color:var(--muted);font-size:12.5px}
.fig-note{font-size:13px;color:var(--muted);border-left:2px solid var(--gold);padding:10px 18px;background:var(--ivory);margin:34px 0 0;font-style:italic}
/* ---------- Steps ---------- */
.steps{counter-reset:step;display:grid;gap:0;margin-top:20px}
.step{position:relative;padding:34px 0 34px 92px;border-bottom:1px solid var(--line)}
.step:last-child{border-bottom:none}
.step::before{counter-increment:step;content:"0" counter(step);position:absolute;left:0;top:30px;font-family:'Cormorant Garamond',serif;font-size:44px;color:var(--gold-dark);font-weight:600;line-height:1}
.step h3{font-size:24px;margin-bottom:8px}
.step p{color:var(--muted);font-size:15.5px;font-weight:300}
/* ---------- Form ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:60px;align-items:start}
.info-rows{margin-top:28px}
.info-row{display:flex;gap:18px;padding:18px 0;border-bottom:1px solid var(--line);align-items:baseline}
.info-row b{font-size:11px;text-transform:uppercase;letter-spacing:.2em;color:var(--gold-dark);width:110px;flex:none;font-weight:600}
.info-row a,.info-row span{font-size:16.5px;font-weight:500;color:var(--ink)}
.info-row a:hover{color:var(--gold-dark)}
.lead-form{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:44px 42px;box-shadow:0 30px 80px rgba(12,23,48,.1)}
.lead-form h3{font-size:26px;margin-bottom:6px}
.lead-form .fsub{color:var(--muted);font-size:14px;margin-bottom:26px}
.lead-form label{display:block;font-size:11px;font-weight:600;margin:0 0 7px;letter-spacing:.16em;text-transform:uppercase;color:var(--navy)}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;padding:13px 15px;border:1px solid var(--line);font-family:inherit;font-size:15px;margin-bottom:20px;background:var(--ivory);transition:border .25s;border-radius:0;-webkit-appearance:none}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:none;border-color:var(--gold);background:#fff}
.lead-form .btn{width:100%}
.form-note{font-size:12px;color:var(--muted);text-align:center;margin-top:14px}
.dark .lead-form{border-color:rgba(255,255,255,.08);border-top-color:var(--gold)}
/* ---------- CTA strip ---------- */
.cta-strip{background:var(--navy-deep);color:#fff;text-align:center;padding:80px 0;border-top:1px solid rgba(198,163,92,.25)}
.cta-strip h2{color:#fff;font-size:clamp(28px,3.6vw,44px);margin-bottom:12px}
.cta-strip p{color:#b9c1d4;max-width:52ch;margin:0 auto 30px;font-weight:300}
.cta-strip .btns{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}
/* ---------- Footer ---------- */
footer{background:var(--navy-deep);color:#aab3c9;padding:70px 0 34px;font-size:14px;border-top:1px solid rgba(198,163,92,.2)}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.2fr;gap:44px;margin-bottom:44px}
footer h4{color:#fff;font-size:20px;margin-bottom:16px}
footer a:hover{color:var(--gold-light)}
footer ul{list-style:none}footer li{margin-bottom:10px}
footer .fbrand{font-family:'Cormorant Garamond',serif;font-size:24px;color:#fff;margin-bottom:14px}
footer .fbrand span{color:var(--gold)}
.disclosure{border-top:1px solid rgba(255,255,255,.08);padding-top:26px;font-size:12px;color:#768197;line-height:1.8}
.eho{display:inline-block;margin-top:8px;letter-spacing:.08em}
/* ---------- Reveal ---------- */
.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s cubic-bezier(.2,.6,.2,1),transform .9s cubic-bezier(.2,.6,.2,1)}
.reveal.in{opacity:1;transform:none}
.d1{transition-delay:.08s}.d2{transition-delay:.16s}.d3{transition-delay:.24s}.d4{transition-delay:.32s}.d5{transition-delay:.4s}.d6{transition-delay:.48s}
/* ---------- Mobile ---------- */
.mobile-cta{display:none}
@media(max-width:960px){
  .nav-links,.nav-phone{display:none}
  .burger{display:block}
  section{padding:64px 0}
  .paths,.area-grid,.post-grid{grid-template-columns:1fr}
  .split,.contact-grid,.featured{grid-template-columns:1fr}
  .stats .wrap{grid-template-columns:repeat(2,1fr)}
  .stat{border-bottom:1px solid rgba(255,255,255,.06)}
  .foot-grid{grid-template-columns:1fr 1fr}
  .hero{min-height:88vh;min-height:88svh}
  .lead-form input,.lead-form select,.lead-form textarea{font-size:16px}
  .mmchat-form input{font-size:16px}
  .portrait::before{display:none}
  .portrait .badge{left:12px}
  .mobile-cta{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:70}
  .mobile-cta a{flex:1;text-align:center;padding:16px;padding-bottom:calc(16px + env(safe-area-inset-bottom));font-weight:600;font-size:13px;letter-spacing:.1em;text-transform:uppercase;background:var(--navy-deep);color:#fff;border-top:1px solid rgba(255,255,255,.14)}
  .mobile-cta a.gold{background:var(--gold);color:#221a09}
  body{padding-bottom:calc(50px + env(safe-area-inset-bottom))}
  body.menu-open{overflow:hidden}
  .article img.cover{margin-top:-30px}
  .featured .fbody{padding:36px 28px}
  .lead-form{padding:32px 26px}
}
@media(max-width:560px){
  .foot-grid{grid-template-columns:1fr}
  .wrap,.wrap-narrow{padding:0 20px}
  section{padding:56px 0}
  .hero h1{font-size:clamp(34px,10vw,44px)}
  .hero p.sub{font-size:16.5px}
  .hero-btns{width:100%}
  .hero-btns .btn{flex:1 1 100%;text-align:center}
  .page-hero{padding:130px 0 44px;min-height:38vh}
  .page-hero h1{font-size:clamp(30px,8.5vw,40px)}
  .legacy{padding:90px 0}
  .step{padding:28px 0 28px 72px}
  .step::before{font-size:34px}
  .prose{font-size:16.5px}
  .prose h2{font-size:26px}
  .faq-block{padding:28px 22px}
  .invest-card{padding:36px 26px}
  .featured .fimg{min-height:220px}
  .author-box{flex-direction:column;text-align:center;padding:32px 24px}
  .author-box .links{justify-content:center}
  .article img.cover{max-height:280px}
  .stats .wrap{grid-template-columns:1fr 1fr}
  .stat .n{font-size:32px}
  .nav{height:68px}
  .mobile-menu{inset:68px 0 0 0}
  .nav .btn{padding:11px 16px;font-size:11px}
  .brand{font-size:18px;gap:9px}
  .brand .mono{width:36px;height:36px;font-size:15px}
}
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms !important;animation-iteration-count:1 !important;transition-duration:.01ms !important;scroll-behavior:auto !important}
  .reveal{opacity:1;transform:none}
  .hero-video{display:none}
}

/* ---------- ROI calculator ---------- */
.calc-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:44px;align-items:start;margin-top:50px}
.calc-form .two{display:grid;grid-template-columns:1fr 1fr;gap:0 18px}
.calc-out{background:linear-gradient(160deg,var(--navy),var(--navy-deep));color:#fff;padding:40px 36px;border-top:3px solid var(--gold);position:sticky;top:104px}
.calc-out h3{color:#fff;font-size:24px;margin-bottom:4px}
.calc-out .sub{color:#9aa6bf;font-size:13px;margin-bottom:20px}
.calc-out .row{display:flex;justify-content:space-between;align-items:baseline;border-bottom:1px solid rgba(255,255,255,.09);padding:13px 0;font-size:14px;color:#c3cadb}
.calc-out .row b{font-family:'Cormorant Garamond',Georgia,serif;font-size:24px;color:var(--gold-light);font-weight:600}
.calc-out .row.hl{border-bottom:none;padding-top:18px}
.calc-out .row.hl b{font-size:34px}
.calc-out .row b.neg{color:#e08f8f}
.calc-note{font-size:11.5px;color:#768197;margin-top:18px;line-height:1.6}
@media(max-width:960px){.calc-grid{grid-template-columns:1fr}.calc-out{position:static}}
.eho-logo{vertical-align:-4px;margin-right:6px}

/* ---------- Valuation wizard ---------- */
.val-wizard{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:42px 40px;box-shadow:0 30px 80px rgba(12,23,48,.12)}
.val-progress{height:4px;background:var(--ivory-2);margin-bottom:30px}
#val-bar{display:block;height:100%;width:33%;background:linear-gradient(90deg,var(--gold-dark),var(--gold-light));transition:width .45s ease}
.val-step h3{font-size:27px;margin-bottom:20px}
.val-wizard label{display:block;font-size:11px;font-weight:600;margin:0 0 7px;letter-spacing:.16em;text-transform:uppercase;color:var(--navy)}
.val-wizard input,.val-wizard select{width:100%;padding:13px 15px;border:1px solid var(--line);font-family:inherit;font-size:16px;margin-bottom:18px;background:var(--ivory);border-radius:0;-webkit-appearance:none}
.val-wizard input:focus,.val-wizard select:focus{outline:none;border-color:var(--gold);background:#fff}
.val-wizard .two{display:grid;grid-template-columns:1fr 1fr;gap:0 18px}
.val-btns{display:flex;gap:12px;margin-top:8px;flex-wrap:wrap;align-items:center}
.val-back{background:none;border:1px solid var(--line);padding:15px 22px;cursor:pointer;font-family:inherit;font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;font-weight:600;color:var(--muted)}
.val-back:hover{border-color:var(--navy);color:var(--navy)}
.val-err{color:#a33327;font-size:13.5px;margin:-6px 0 14px;display:none}
.val-note{font-size:12px;color:var(--muted);margin-top:14px}
.val-done{text-align:center;padding:14px 0}
.val-done .tick{width:64px;height:64px;border-radius:50%;background:linear-gradient(135deg,var(--gold),var(--gold-light));color:#221a09;font-size:30px;display:flex;align-items:center;justify-content:center;margin:0 auto 18px}
@media(max-width:560px){.val-wizard{padding:28px 20px}.val-wizard .two{grid-template-columns:1fr}}

/* ---------- Clickable listing highlights + inquiry modal ---------- */
.listing-item{cursor:pointer;transition:.25s;padding:14px 16px 14px 34px !important;margin-left:-16px;border:1px solid transparent}
.listing-item:hover,.listing-item:focus-visible{background:#fff;border-color:var(--line-gold);box-shadow:0 10px 30px rgba(12,23,48,.08)}
.listing-cta{display:block;margin-top:6px;font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-dark)}
.listing-item:hover .listing-cta{color:var(--navy)}
/* --- visual listing cards --- */
.listing-cards{list-style:none;margin:28px 0 0;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:20px}
.listing-cards .lcard{cursor:pointer;background:#fff;border:1px solid var(--line);padding:0 !important;margin:0;overflow:hidden;display:flex;flex-direction:column;transition:transform .28s,box-shadow .28s,border-color .28s}
.listing-cards .lcard:hover,.listing-cards .lcard:focus-visible{border-color:var(--line-gold);box-shadow:0 18px 44px rgba(12,23,48,.15);transform:translateY(-4px);background:#fff}
.lcard-top{position:relative;min-height:112px;background:linear-gradient(135deg,#0c1a3a,#132a52 62%,#1c355f);display:flex;align-items:flex-start;justify-content:space-between;gap:8px;padding:14px 15px;border-bottom:2px solid var(--gold);overflow:hidden}
.lcard-top::after{content:"";position:absolute;right:-14px;bottom:-30px;width:150px;height:150px;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23c6a35c' stroke-width='1' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M3 11l9-8 9 8'/%3E%3Cpath d='M5 10v10h14V10'/%3E%3Cpath d='M10 20v-6h4v6'/%3E%3C/svg%3E") no-repeat center/contain;opacity:.16;pointer-events:none}
.lcard-badge{font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:#fff;background:rgba(255,255,255,.13);border:1px solid rgba(255,255,255,.28);padding:5px 10px;border-radius:999px;position:relative;z-index:1}
.lcard-status{font-size:9.5px;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:#fff;padding:5px 10px;border-radius:999px;position:relative;z-index:1;white-space:nowrap}
.s-new{background:#2f8f5b}.s-price{background:var(--gold-dark)}.s-back{background:#3a6ea5}.s-builder{background:#5a4b8a}.s-default{background:rgba(255,255,255,.22);border:1px solid rgba(255,255,255,.3)}
.lcard-body{padding:17px 18px 20px;display:flex;flex-direction:column;flex:1}
.lcard-price{font-family:'Cormorant Garamond',serif;font-size:31px;line-height:1;color:var(--navy);font-weight:600}
.lcard-title{font-size:14.5px;font-weight:600;color:var(--navy);margin:9px 0 7px;line-height:1.35}
.lcard-blurb{font-size:13.5px;color:var(--muted);line-height:1.55;margin:0;flex:1}
.listing-cards .listing-cta{margin-top:15px}
.listing-cards .lcard:hover .listing-cta{color:var(--navy)}
@media(max-width:560px){.listing-cards{grid-template-columns:1fr;gap:16px}.lcard-top{min-height:96px}}
.inq-overlay{position:fixed;inset:0;background:rgba(7,15,34,.72);z-index:120;display:flex;align-items:center;justify-content:center;padding:18px}
.inq-card{background:#fff;border-top:3px solid var(--gold);max-width:430px;width:100%;padding:34px 32px;position:relative;box-shadow:0 40px 100px rgba(0,0,0,.4);max-height:90vh;overflow:auto}
.inq-close{position:absolute;top:10px;right:14px;background:none;border:none;font-size:26px;color:var(--muted);cursor:pointer;line-height:1;padding:6px}
.inq-card h3{font-size:23px;margin-bottom:6px}
.inq-prop{font-size:13.5px;color:var(--gold-dark);font-weight:600;margin-bottom:14px}
.inq-card p.sub{font-size:14px;color:var(--muted);margin-bottom:18px}
.inq-card label{display:block;font-size:11px;font-weight:600;margin:0 0 6px;letter-spacing:.16em;text-transform:uppercase;color:var(--navy)}
.inq-card input{width:100%;padding:12px 14px;border:1px solid var(--line);font-family:inherit;font-size:16px;margin-bottom:14px;background:var(--ivory);border-radius:0;-webkit-appearance:none}
.inq-card input:focus{outline:none;border-color:var(--gold);background:#fff}
.inq-err{color:#a33327;font-size:13px;margin:-4px 0 10px;display:none}
.inq-note{font-size:11.5px;color:var(--muted);margin-top:12px;text-align:center}

/* ---------- Mobile tab slider (swipeable section pills) ---------- */
.tab-strip{display:none}
@media(max-width:960px){
  .tab-strip{display:flex;gap:8px;overflow-x:auto;-webkit-overflow-scrolling:touch;scrollbar-width:none;
    position:fixed;top:78px;left:0;right:0;z-index:85;background:rgba(7,15,34,.97);
    padding:10px 14px 12px;border-bottom:1px solid rgba(255,255,255,.08)}
  .tab-strip::-webkit-scrollbar{display:none}
  .tab-strip a{flex:none;padding:8px 15px;border:1px solid rgba(255,255,255,.22);border-radius:999px;
    color:#dfe3ee;font-size:12.5px;font-weight:600;letter-spacing:.04em;white-space:nowrap}
  .tab-strip a.tab-hot{border-color:var(--gold);color:var(--gold-light)}
  .tab-strip a.active{background:var(--gold);border-color:var(--gold);color:#221a09;font-weight:700}
  /* push page content below the strip */
  .hero{padding-top:184px}
  .page-hero{padding-top:206px}
  .article-hero{padding-top:224px}
  .mobile-menu{inset:130px 0 0 0}
}
@media(max-width:560px){
  .tab-strip{top:68px}
  .hero{padding-top:172px}
  .page-hero{padding-top:188px}
  .article-hero{padding-top:210px}
  .mobile-menu{inset:120px 0 0 0}
}
/* header cutoff fix: drop the header CTA button on small phones (strip + bottom bar cover it) */
@media(max-width:480px){
  .nav .btn{display:none}
  .nav{gap:12px}
}

.trustbar{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.trustbar .wrap{display:flex;align-items:center;justify-content:center;gap:12px;flex-wrap:wrap;padding:15px 24px;font-size:14.5px;max-width:1180px}
.trustbar .stars{color:var(--gold-dark);letter-spacing:3px;font-size:16px}
.trustbar .tb-rate b{color:var(--navy);font-weight:700}
.trustbar .tb-rate,.trustbar .tb-txt{color:var(--ink)}
.trustbar .tb-sep{color:var(--muted)}
.trustbar .tb-link{color:var(--gold-dark);font-weight:600;text-decoration:none}
.trustbar .tb-link:hover{text-decoration:underline}
@media(max-width:540px){.trustbar .tb-sep{display:none}.trustbar .wrap{gap:8px}}

/* ===== Home Search / IDX page (added 2026-07) ===== */
.search-intro{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin:6px 0 4px}
.search-intro .si-item{display:flex;gap:14px;align-items:flex-start}
.search-intro .si-ico{font-size:26px;line-height:1;flex-shrink:0;filter:saturate(.9)}
.search-intro .si-item b{display:block;font-family:"Cormorant Garamond",Georgia,serif;font-size:20px;color:var(--navy);margin-bottom:4px}
.search-intro .si-item p{font-size:14px;color:var(--muted);margin:0;line-height:1.55}
.search-intro .si-item a{color:var(--gold-dark);font-weight:600}
.idx-wrap{border:1px solid var(--line);border-radius:16px;overflow:hidden;box-shadow:0 18px 50px -28px rgba(12,23,48,.4);background:#fff}
.idx-bar{display:flex;align-items:center;justify-content:space-between;gap:12px;flex-wrap:wrap;background:linear-gradient(160deg,var(--navy),var(--navy-soft));color:#fff;padding:12px 20px}
.idx-live{display:inline-flex;align-items:center;gap:9px;font-weight:600;font-size:14px;letter-spacing:.3px}
.idx-live .dot{width:9px;height:9px;border-radius:50%;background:#3ad07f;box-shadow:0 0 0 4px rgba(58,208,127,.25);animation:idxpulse 2s infinite}
@keyframes idxpulse{0%,100%{opacity:1}50%{opacity:.45}}
.idx-note{font-size:12px;color:#c8cfdb;font-weight:300}
.idx-frame-holder{position:relative;width:100%;background:var(--ivory-2)}
.idx-loading{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:15px;font-style:italic;pointer-events:none}
.idx-frame{display:block;width:100%;height:1180px;border:0}
.idx-fallback{text-align:center;font-size:13px;color:var(--muted);padding:12px 16px;margin:0;border-top:1px solid var(--line)}
.idx-fallback a{color:var(--gold-dark);font-weight:600}
@media(max-width:820px){.search-intro{grid-template-columns:1fr;gap:16px}.idx-frame{height:1500px}.idx-note{display:none}}

/* ===== Accessibility fixes (2026-07-11) ===== */
/* Keyboard-openable Areas dropdown (JS toggles .open; hover still works) */
.dd.open>button{color:var(--gold-light)}
.dd.open>button::after{width:100%}
.dd.open .dd-menu{opacity:1;visibility:visible;transform:translateY(0)}
/* Visible focus ring on form fields (they set outline:none on :focus) */
.lead-form input:focus-visible,.lead-form select:focus-visible,.lead-form textarea:focus-visible,
.val-wizard input:focus-visible,.val-wizard select:focus-visible,
.inq-card input:focus-visible,.mmchat-form input:focus-visible,
.calc-form input:focus-visible,.calc-form select:focus-visible,
.mc-form input:focus-visible,.mc-form select:focus-visible{outline:2px solid var(--gold-dark);outline-offset:1px;border-color:var(--gold-dark)}
/* FAQ disclosure button reset (JS wraps question text in a real <button>) */
.faq-q-btn{all:unset;display:flex;justify-content:space-between;gap:20px;align-items:baseline;width:100%;box-sizing:border-box;cursor:pointer;font-family:'Cormorant Garamond',Georgia,serif;font-size:21px;font-weight:600;color:var(--navy);line-height:1.2}
.faq-q-btn::after{content:"+";color:var(--gold-dark);font-size:22px;transition:.3s;font-family:Inter;font-weight:300}
.faq-item.open .faq-q-btn::after{transform:rotate(45deg)}
.faq-q-btn:focus-visible{outline:2px solid var(--gold-dark);outline-offset:3px}
/* larger hamburger touch target */
.burger{height:24px}
.burger span:nth-child(3){top:22px}