/* ── Design tokens ─────────────────────────────────────────────── */
:root {
  --gold:   #9F6827;
  --ink:    #1A1A1A;
  --grey:   #6B6B6B;
  --cream:  #F6F2EC;
  --hair:   #D9D2C7;
  --bg:     #FFFFFF;

  --serif:  'Fraunces', Georgia, 'Times New Roman', serif;
  --sans:   -apple-system, 'Helvetica Neue', Arial, sans-serif;

  --max-w:  1160px;
  --nav-h:  64px;
  --gap:    clamp(2rem, 5vw, 5rem);
}

/* ── Reset ─────────────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body { font-family: var(--sans); color: var(--ink); background: var(--bg); font-size: 16px; line-height: 1.65; -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }

/* ── Typography ────────────────────────────────────────────────── */
.serif { font-family: var(--serif); }
h1, h2, h3, .display { font-family: var(--serif); font-weight: 400; letter-spacing: -0.02em; color: var(--ink); }
h1 { font-size: clamp(2.4rem, 5vw, 4.2rem); line-height: 1.08; }
h2 { font-size: clamp(1.8rem, 3.5vw, 2.8rem); line-height: 1.15; }
h3 { font-size: clamp(1.3rem, 2vw, 1.7rem); line-height: 1.25; }
p { color: var(--grey); max-width: 68ch; line-height: 1.75; }

.kicker {
  display: block;
  font-family: var(--sans);
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.9rem;
}
.gold { color: var(--gold); }

/* ── Layout utilities ─────────────────────────────────────────── */
.container { max-width: var(--max-w); margin: 0 auto; padding: 0 clamp(1.25rem, 4vw, 3rem); }
.section { padding: var(--gap) 0; }
.section-lg { padding: clamp(4rem, 8vw, 8rem) 0; }
.rule { border: none; border-top: 1px solid var(--hair); margin: 0; }
.rule-heavy { border: none; border-top: 2px solid var(--ink); margin: 0; }

/* ── Navigation ────────────────────────────────────────────────── */
.site-nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  background: transparent;
  transition: background 0.3s, box-shadow 0.3s;
}
.site-nav.scrolled {
  background: rgba(255,255,255,0.97);
  box-shadow: 0 1px 0 var(--hair);
}
.nav-inner {
  display: flex; align-items: center; justify-content: space-between;
  height: var(--nav-h); max-width: var(--max-w); margin: 0 auto;
  padding: 0 clamp(1.25rem, 4vw, 3rem);
}
.nav-logo { height: 32px; width: auto; }
.nav-wordmark-text {
  font-family: var(--sans); font-size: 0.7rem; font-weight: 700;
  letter-spacing: 0.25em; text-transform: uppercase; color: var(--ink);
}
.nav-links { display: flex; align-items: center; gap: 2rem; }
.nav-links a { font-size: 0.78rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink); transition: color 0.2s; }
.nav-links a:hover { color: var(--gold); }
.nav-cta {
  display: inline-block; padding: 0.55rem 1.2rem;
  border: 1px solid var(--gold); color: var(--gold) !important;
  font-size: 0.7rem !important; letter-spacing: 0.12em;
  transition: background 0.2s, color 0.2s !important;
}
.nav-cta:hover { background: var(--gold); color: #fff !important; }
.nav-hamburger { display: none; flex-direction: column; gap: 5px; background: none; border: none; cursor: pointer; padding: 4px; }
.nav-hamburger span { display: block; width: 22px; height: 1.5px; background: var(--ink); transition: all 0.25s; }
.nav-hamburger.open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav-hamburger.open span:nth-child(2) { opacity: 0; }
.nav-hamburger.open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* ── Hero ──────────────────────────────────────────────────────── */
.hero {
  position: relative; min-height: 100svh;
  display: flex; align-items: flex-end;
  overflow: hidden;
}
.hero-carousel { position: absolute; inset: 0; }
.hero-slide {
  position: absolute; inset: 0;
  background: #1a1a12 center/cover no-repeat;
  opacity: 0;
  transform: scale(1.04);
  transition: opacity 1.6s ease-in-out;
  will-change: opacity, transform;
}
.hero-slide.is-active {
  opacity: 1;
  animation: kenburns 7.6s ease-out forwards;
}
@keyframes kenburns {
  from { transform: scale(1.04) translate(0,0); }
  to   { transform: scale(1.12) translate(-1%, 0.5%); }
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(10,8,5,0.78) 0%, rgba(10,8,5,0.2) 55%, transparent 100%);
}
.hero-content {
  position: relative; z-index: 2;
  width: 100%; padding: clamp(3rem, 6vw, 6rem) clamp(1.25rem, 4vw, 3rem);
  max-width: var(--max-w); margin: 0 auto;
}
.hero-address { font-size: 0.7rem; font-weight: 700; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,0.6); margin-bottom: 1.2rem; }
.hero h1 { color: #fff; margin-bottom: 1.25rem; }
.hero-tagline { font-family: var(--serif); font-style: italic; font-size: clamp(1.1rem, 2vw, 1.45rem); color: rgba(255,255,255,0.75); margin-bottom: 2.5rem; max-width: 52ch; }
.hero-price { font-family: var(--serif); font-size: clamp(1.4rem, 2.5vw, 2rem); color: var(--gold); margin-bottom: 2.5rem; }
.hero-ctas { display: flex; gap: 1rem; flex-wrap: wrap; }
.btn { display: inline-block; padding: 0.85rem 2rem; font-size: 0.75rem; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 600; transition: all 0.2s; cursor: pointer; }
.btn-primary { background: var(--gold); color: #fff; border: 1px solid var(--gold); }
.btn-primary:hover { background: transparent; color: var(--gold); }
.btn-outline { background: transparent; color: #fff; border: 1px solid rgba(255,255,255,0.5); }
.btn-outline:hover { border-color: #fff; }
.btn-gold-outline { background: transparent; color: var(--gold); border: 1px solid var(--gold); }
.btn-gold-outline:hover { background: var(--gold); color: #fff; }
.btn-dark { background: var(--ink); color: #fff; border: 1px solid var(--ink); }
.btn-dark:hover { background: transparent; color: var(--ink); }

/* ── Stat strip ────────────────────────────────────────────────── */
.stat-strip { background: var(--cream); border-top: 1px solid var(--hair); border-bottom: 1px solid var(--hair); }
.stat-strip-inner { display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 0; }
.stat-item { padding: 2.5rem 2rem; border-right: 1px solid var(--hair); }
.stat-item:last-child { border-right: none; }
.stat-number { font-family: var(--serif); font-size: clamp(1.8rem, 3vw, 2.6rem); color: var(--gold); display: block; margin-bottom: 0.3rem; }
.stat-label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.18em; text-transform: uppercase; color: var(--grey); }

/* ── Photo band ────────────────────────────────────────────────── */
.photo-band { position: relative; overflow: hidden; }
.photo-band img { width: 100%; height: clamp(320px, 45vw, 600px); object-fit: cover; object-position: center; display: block; }

/* Portrait source — keep the elevated subject framed in wide crops */
img[src*="treehouse"] { object-position: center 32%; }
.photo-band-caption { position: absolute; bottom: 2rem; left: 2rem; right: 2rem; color: rgba(255,255,255,0.8); font-size: 0.7rem; letter-spacing: 0.15em; text-transform: uppercase; }

/* ── Two column ────────────────────────────────────────────────── */
.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(3rem, 6vw, 7rem); align-items: center; }
.two-col.img-right > :first-child { order: 0; }
.two-col.img-right > :last-child { order: 1; }

/* ── Stream cards ─────────────────────────────────────────────── */
.streams-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 0; border-top: 2px solid var(--ink); }
.stream-card { padding: 2.5rem 2rem; border-right: 1px solid var(--hair); border-bottom: 1px solid var(--hair); }
.stream-card:last-child { border-right: none; }
.stream-noi { font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 2.8rem); color: var(--gold); display: block; margin-bottom: 0.2rem; }
.stream-revenue { font-size: 0.75rem; color: var(--grey); margin-bottom: 0.8rem; }
.stream-name { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink); margin-bottom: 0.5rem; }
.stream-blurb { font-size: 0.85rem; color: var(--grey); line-height: 1.55; }

/* ── Data table ────────────────────────────────────────────────── */
.data-table { width: 100%; border-collapse: collapse; }
.data-table thead tr { border-top: 2px solid var(--ink); border-bottom: 1px solid var(--hair); }
.data-table th { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); padding: 0.75rem 1rem; text-align: left; }
.data-table td { padding: 0.85rem 1rem; font-size: 0.9rem; border-bottom: 1px solid var(--hair); color: var(--ink); }
.data-table tbody tr:last-child td { border-bottom: 2px solid var(--ink); }
.data-table .num { font-family: var(--serif); color: var(--gold); text-align: right; }
.data-table .right { text-align: right; }
.data-table .highlight td { background: var(--cream); font-weight: 600; }

/* ── Tax cards ─────────────────────────────────────────────────── */
.tax-grid { display: grid; grid-template-columns: 1fr; gap: 0; border-top: 1px solid var(--hair); }
.tax-item { display: grid; grid-template-columns: 3.5rem 1fr; gap: 2rem; padding: 2.5rem 0; border-bottom: 1px solid var(--hair); }
.tax-num { font-family: var(--serif); font-size: 2.5rem; color: var(--hair); line-height: 1; }
.tax-title { font-family: var(--serif); font-size: 1.2rem; margin-bottom: 0.75rem; }
.tax-body { font-size: 0.9rem; color: var(--grey); line-height: 1.7; }

/* ── Alert / Disclaimer ────────────────────────────────────────── */
.disclaimer-bar { background: var(--cream); border-top: 1px solid var(--hair); border-bottom: 1px solid var(--hair); padding: 1.25rem 2rem; }
.disclaimer-bar p { font-size: 0.8rem; color: var(--grey); margin: 0; max-width: 100%; line-height: 1.6; }

/* ── Photo grid ────────────────────────────────────────────────── */
.photo-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0.5rem; }
.photo-grid-item { position: relative; overflow: hidden; }
.photo-grid-item img { width: 100%; height: clamp(220px, 28vw, 420px); object-fit: cover; display: block; transition: transform 0.6s ease; }
.photo-grid-item:hover img { transform: scale(1.04); }
.photo-grid-cap { padding: 1rem 0 0; font-size: 0.65rem; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); }

.video-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 4vw, 3.5rem); }
.video-card { display: flex; flex-direction: column; }
.video-frame { position: relative; width: 100%; aspect-ratio: 16 / 9; overflow: hidden; background: #111; border-radius: 2px; }
.video-frame iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video-meta { padding: 1.25rem 0 0; }
.video-title { font-family: var(--serif); font-size: clamp(1.2rem, 2vw, 1.6rem); color: var(--ink); margin: 0 0 0.5rem; }
.video-blurb { color: var(--grey); font-size: 0.95rem; line-height: 1.6; }
@media (max-width: 820px) { .video-grid { grid-template-columns: 1fr; } }

/* ── Pillar row ────────────────────────────────────────────────── */
.pillars { display: grid; grid-template-columns: repeat(auto-fit, minmax(200px, 1fr)); gap: 0; border-top: 1px solid var(--hair); border-bottom: 1px solid var(--hair); }
.pillar { padding: 2.5rem 1.5rem; border-right: 1px solid var(--hair); }
.pillar:last-child { border-right: none; }
.pillar-value { font-family: var(--serif); font-size: clamp(1.6rem, 3vw, 2.4rem); color: var(--gold); display: block; margin-bottom: 0.3rem; }
.pillar-label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); }

/* ── Form ──────────────────────────────────────────────────────── */
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }
.form-group { display: flex; flex-direction: column; gap: 0.45rem; }
.form-group.full { grid-column: 1 / -1; }
.form-group label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); }
.form-group input, .form-group select, .form-group textarea {
  width: 100%; border: 1px solid var(--hair); padding: 0.85rem 1rem;
  font-family: var(--sans); font-size: 0.9rem; color: var(--ink);
  background: var(--bg); outline: none; transition: border-color 0.2s;
  appearance: none;
}
.form-group input:focus, .form-group select:focus, .form-group textarea:focus { border-color: var(--gold); }
.form-group textarea { resize: vertical; min-height: 120px; }
.honeypot { display: none; }
.form-error { color: #b00; font-size: 0.85rem; padding: 0.75rem 1rem; border: 1px solid #f0d0d0; background: #fff5f5; margin-bottom: 1.5rem; }

/* ── Dossier gate ─────────────────────────────────────────────── */
.gate-wrapper { min-height: 80vh; display: flex; align-items: center; justify-content: center; padding: var(--gap); }
.gate-box { max-width: 480px; width: 100%; }

/* ── Valuation interactive ────────────────────────────────────── */
.calc-box { background: var(--cream); padding: clamp(2rem, 4vw, 3.5rem); }
.calc-row { display: flex; gap: 1.5rem; margin-bottom: 1.5rem; flex-wrap: wrap; }
.calc-row > * { flex: 1; min-width: 220px; }
.calc-select, .calc-slider-wrap { display: flex; flex-direction: column; gap: 0.5rem; }
.calc-label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); }
.calc-select select { width: 100%; border: 1px solid var(--hair); padding: 0.75rem 1rem; font-family: var(--sans); font-size: 0.9rem; background: var(--bg); appearance: none; outline: none; cursor: pointer; }
.calc-select select:focus { border-color: var(--gold); }
input[type=range] { width: 100%; accent-color: var(--gold); cursor: pointer; }
.cap-display { font-size: 0.9rem; color: var(--grey); }
.cap-display strong { font-family: var(--serif); font-size: 1.4rem; color: var(--gold); }
.indicated-value { font-family: var(--serif); font-size: clamp(2.4rem, 5vw, 4rem); color: var(--gold); }
.implied-cap { font-size: 0.85rem; color: var(--grey); margin-top: 0.5rem; }
.matrix-wrap { overflow-x: auto; margin-top: 2rem; }

/* ── Sum of parts bar ─────────────────────────────────────────── */
.sop-bar { display: flex; height: 48px; border-radius: 0; overflow: hidden; margin: 2rem 0 1rem; }
.sop-seg { display: flex; align-items: center; justify-content: center; font-size: 0.65rem; font-weight: 700; letter-spacing: 0.08em; color: #fff; text-align: center; transition: flex 0.4s; overflow: hidden; }
.sop-legend { display: grid; grid-template-columns: repeat(auto-fill, minmax(200px, 1fr)); gap: 0.75rem; margin-top: 1rem; }
.sop-legend-item { display: flex; align-items: center; gap: 0.6rem; font-size: 0.8rem; }
.sop-swatch { width: 12px; height: 12px; flex-shrink: 0; }
.bucket-pills { display: flex; gap: 2rem; margin-top: 1.5rem; flex-wrap: wrap; }
.bucket-pill { }
.bucket-pill-value { font-family: var(--serif); font-size: 1.8rem; color: var(--gold); }
.bucket-pill-label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); }

/* ── Convergence chart ────────────────────────────────────────── */
.conv-chart { position: relative; padding: 1.5rem 0 1rem; }
.conv-axis { display: flex; justify-content: space-between; font-size: 0.7rem; color: var(--grey); margin-bottom: 1rem; padding: 0 0 0 120px; }
.conv-row { display: flex; align-items: center; margin-bottom: 1.25rem; }
.conv-label { width: 120px; font-size: 0.7rem; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--grey); flex-shrink: 0; }
.conv-track { flex: 1; height: 6px; background: var(--hair); position: relative; }
.conv-range { position: absolute; height: 100%; background: var(--ink); opacity: 0.2; }
.conv-range-line { position: absolute; height: 100%; background: var(--ink); opacity: 0.5; }
.conv-dot { position: absolute; width: 12px; height: 12px; border-radius: 50%; background: var(--gold); top: -3px; transform: translateX(-50%); }
.conv-list-price { position: absolute; top: -18px; transform: translateX(-50%); font-size: 0.6rem; color: var(--gold); font-weight: 700; white-space: nowrap; }
.conv-list-line { position: absolute; top: 0; bottom: 0; width: 1px; border-left: 2px dashed var(--gold); }
.conv-methods { display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 1rem; margin-top: 2.5rem; }
.conv-method-card { padding: 1.5rem; background: var(--cream); }
.conv-method-name { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); margin-bottom: 0.5rem; }
.conv-method-mid { font-family: var(--serif); font-size: 1.4rem; color: var(--gold); margin-bottom: 0.3rem; }
.conv-method-note { font-size: 0.78rem; color: var(--grey); line-height: 1.5; }

/* ── Dossier download library ─────────────────────────────────── */
.download-list { border-top: 2px solid var(--ink); }
.download-item { display: flex; align-items: center; justify-content: space-between; padding: 1.25rem 0; border-bottom: 1px solid var(--hair); gap: 1rem; }
.download-name { font-size: 0.9rem; }
.download-meta { font-size: 0.75rem; color: var(--grey); }
.download-btn { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold); border: 1px solid var(--gold); padding: 0.45rem 1rem; transition: all 0.2s; white-space: nowrap; }
.download-btn:hover { background: var(--gold); color: #fff; }

/* ── Residence features ───────────────────────────────────────── */
.features-list { display: grid; grid-template-columns: repeat(auto-fill, minmax(220px, 1fr)); gap: 1.75rem; }
.feature-item h4 { font-size: 0.85rem; font-weight: 600; margin-bottom: 0.3rem; }
.feature-item p { font-size: 0.85rem; max-width: 100%; margin: 0; }

/* ── Page intro ────────────────────────────────────────────────── */
.page-hero { min-height: 60svh; display: flex; align-items: flex-end; position: relative; overflow: hidden; }
.page-hero-bg { position: absolute; inset: 0; background: #111 center/cover no-repeat; }
.page-hero-overlay { position: absolute; inset: 0; background: linear-gradient(to top, rgba(10,8,5,0.7) 0%, rgba(10,8,5,0.15) 60%, transparent 100%); }
.page-hero-content { position: relative; z-index: 2; width: 100%; padding: clamp(2.5rem, 5vw, 4.5rem) clamp(1.25rem, 4vw, 3rem); max-width: var(--max-w); margin: 0 auto; }
.page-hero-content h1 { color: #fff; }
.page-hero-content .kicker { color: rgba(255,255,255,0.6); }
.page-hero-content p { color: rgba(255,255,255,0.65); }

/* ── Spacers / utilities ─────────────────────────────────────────*/
.mt-1 { margin-top: 0.5rem; } .mt-2 { margin-top: 1rem; } .mt-3 { margin-top: 1.5rem; } .mt-4 { margin-top: 2rem; } .mt-6 { margin-top: 3rem; } .mt-8 { margin-top: 4rem; }
.mb-1 { margin-bottom: 0.5rem; } .mb-2 { margin-bottom: 1rem; } .mb-3 { margin-bottom: 1.5rem; } .mb-4 { margin-bottom: 2rem; } .mb-6 { margin-bottom: 3rem; }
.text-center { text-align: center; }

/* ── Footer ────────────────────────────────────────────────────── */
.site-footer { background: var(--ink); color: rgba(255,255,255,0.5); padding: 3.5rem 0 2rem; margin-top: 6rem; }
.footer-inner { max-width: var(--max-w); margin: 0 auto; padding: 0 clamp(1.25rem, 4vw, 3rem); }
.footer-brand { margin-bottom: 0.75rem; }
.footer-brokerage { font-family: var(--serif); font-size: 1.1rem; color: #fff; }
.footer-details { font-size: 0.75rem; letter-spacing: 0.08em; margin-bottom: 1.5rem; display: flex; gap: 0.75rem; flex-wrap: wrap; }
.footer-sep { opacity: 0.4; }
.footer-disclaimer { font-size: 0.75rem; line-height: 1.7; max-width: 68ch; margin-bottom: 2rem; color: rgba(255,255,255,0.4); }
.footer-links { display: flex; gap: 2rem; flex-wrap: wrap; font-size: 0.7rem; letter-spacing: 0.1em; text-transform: uppercase; }
.footer-links a { color: rgba(255,255,255,0.4); transition: color 0.2s; }
.footer-links a:hover { color: var(--gold); }

/* ── Footnotes ─────────────────────────────────────────────────── */
.footnotes { border-top: 1px solid var(--hair); padding-top: 2rem; margin-top: 4rem; }
.footnotes p { font-size: 0.78rem; color: var(--grey); margin-bottom: 0.5rem; max-width: 100%; }

/* ── Ramp metrics ─────────────────────────────────────────────── */
.ramp-metrics { display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 0; border-top: 1px solid var(--hair); border-bottom: 1px solid var(--hair); margin: 3rem 0; }
.ramp-metric { padding: 2rem 1.5rem; border-right: 1px solid var(--hair); }
.ramp-metric:last-child { border-right: none; }
.ramp-metric-value { font-family: var(--serif); font-size: clamp(1.6rem, 3vw, 2.2rem); color: var(--gold); display: block; margin-bottom: 0.3rem; }
.ramp-metric-label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.15em; text-transform: uppercase; color: var(--grey); }

/* ── Chart container ──────────────────────────────────────────── */
.chart-wrap { position: relative; width: 100%; max-width: 100%; }

/* ── Reconciled value ─────────────────────────────────────────── */
.reconciled { background: var(--cream); padding: 3rem; text-align: center; margin: 3rem 0; }
.reconciled-value { font-family: var(--serif); font-size: clamp(2.8rem, 6vw, 4.5rem); color: var(--gold); display: block; }
.reconciled-label { font-size: 0.65rem; font-weight: 700; letter-spacing: 0.2em; text-transform: uppercase; color: var(--grey); margin-top: 0.5rem; }

/* ── 404 ─────────────────────────────────────────────────────── */
.not-found { min-height: 70vh; display: flex; align-items: center; justify-content: center; }

/* ── Responsive ────────────────────────────────────────────────── */
@media (max-width: 900px) {
  .two-col { grid-template-columns: 1fr; }
  .two-col.img-right > * { order: 0 !important; }
  .photo-grid { grid-template-columns: 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .nav-links { display: none; flex-direction: column; position: fixed; top: var(--nav-h); left: 0; right: 0; background: #fff; padding: 1.5rem; gap: 1rem; border-bottom: 1px solid var(--hair); z-index: 99; }
  .nav-links.open { display: flex; }
  .nav-hamburger { display: flex; }
  .site-nav { background: rgba(255,255,255,0.97); box-shadow: 0 1px 0 var(--hair); }
  .stat-strip-inner { grid-template-columns: 1fr 1fr; }
  .stat-item { border-bottom: 1px solid var(--hair); }
  .streams-grid { grid-template-columns: 1fr 1fr; }
  .tax-item { grid-template-columns: 1fr; gap: 0.75rem; }
  .tax-num { font-size: 1.5rem; }
  .calc-row > * { min-width: 100%; }
}
@media (max-width: 580px) {
  .streams-grid { grid-template-columns: 1fr; }
  .stat-strip-inner { grid-template-columns: 1fr; }
  .stat-item { border-right: none; }
  .ramp-metrics { grid-template-columns: 1fr 1fr; }
  .conv-methods { grid-template-columns: 1fr 1fr; }
  .pillars { grid-template-columns: 1fr 1fr; }
  .pillar { border-bottom: 1px solid var(--hair); }
}

/* ── Tax Benefit Estimator ─────────────────────────────────────────────────── */
.tax-opp-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--hair); border: 1px solid var(--hair); margin: 3rem 0; }
.tax-opp-card { background: var(--bg); padding: 2rem; }
.tax-opp-card h3 { font-family: var(--serif); font-size: 1.15rem; color: var(--gold); margin-bottom: 0.6rem; }
.tax-opp-card p { font-size: 0.92rem; line-height: 1.7; }

.estimator { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 0; border: 1px solid var(--hair); margin: 2.5rem 0; }
.estimator .controls { padding: 2.5rem; border-right: 1px solid var(--hair); }
.estimator .results { padding: 2.5rem; background: var(--cream); }

.control { margin-bottom: 1.75rem; }
.control:last-child { margin-bottom: 0; }
.control-head { display: flex; justify-content: space-between; align-items: baseline; margin-bottom: 0.6rem; }
.control-head label { font-size: 0.78rem; letter-spacing: 0.06em; text-transform: uppercase; color: var(--ink); }
.control-val { font-family: var(--serif); font-size: 1.05rem; color: var(--gold); }

.tc-slider { -webkit-appearance: none; appearance: none; width: 100%; height: 2px; background: var(--hair); outline: none; cursor: pointer; }
.tc-slider::-webkit-slider-thumb { -webkit-appearance: none; appearance: none; width: 18px; height: 18px; border-radius: 50%; background: var(--gold); cursor: pointer; border: 2px solid var(--bg); box-shadow: 0 0 0 1px var(--gold); }
.tc-slider::-moz-range-thumb { width: 16px; height: 16px; border-radius: 50%; background: var(--gold); cursor: pointer; border: 2px solid var(--bg); box-shadow: 0 0 0 1px var(--gold); }

.control-toggle { padding-top: 0.5rem; border-top: 1px solid var(--hair); }
.toggle { display: flex; align-items: flex-start; gap: 0.85rem; cursor: pointer; }
.toggle input { position: absolute; opacity: 0; width: 0; height: 0; }
.toggle-track { flex: 0 0 auto; width: 40px; height: 22px; border-radius: 22px; background: var(--hair); position: relative; transition: background 0.2s; margin-top: 2px; }
.toggle-thumb { position: absolute; top: 2px; left: 2px; width: 18px; height: 18px; border-radius: 50%; background: var(--bg); transition: transform 0.2s; box-shadow: 0 1px 2px rgba(0,0,0,0.2); }
.toggle input:checked + .toggle-track { background: var(--gold); }
.toggle input:checked + .toggle-track .toggle-thumb { transform: translateX(18px); }
.toggle-text { font-size: 0.85rem; line-height: 1.5; color: var(--grey); }

.result-big { font-family: var(--serif); font-size: 0.78rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--grey); line-height: 1.5; margin-bottom: 1.5rem; }
.result-big span { display: block; font-size: clamp(2rem, 4vw, 2.75rem); letter-spacing: -0.02em; text-transform: none; color: var(--gold); margin-top: 0.4rem; transition: color 0.2s, opacity 0.2s; }
.result-big span.is-muted { color: var(--grey); opacity: 0.55; }
.result-detail { list-style: none; padding: 0; margin: 0; border-top: 1px solid var(--hair); }
.result-detail li { display: flex; justify-content: space-between; gap: 1rem; padding: 0.85rem 0; border-bottom: 1px solid var(--hair); font-size: 0.88rem; }
.result-detail li > span:first-child { color: var(--grey); }
.result-detail li > span:last-child { color: var(--ink); font-variant-numeric: tabular-nums; text-align: right; }
.status-text { font-size: 0.82rem !important; line-height: 1.4; max-width: 22ch; }
.status-text.is-warning { color: var(--gold) !important; }

.estimator-note { background: var(--cream); border: 1px solid var(--hair); padding: 1.5rem 1.75rem; margin-top: 1rem; }
.estimator-note p { font-size: 0.8rem; line-height: 1.7; color: var(--grey); max-width: none; margin: 0; }

@media (max-width: 720px) {
  .tax-opp-grid { grid-template-columns: 1fr; }
  .estimator { grid-template-columns: 1fr; }
  .estimator .controls { border-right: none; border-bottom: 1px solid var(--hair); }
}

/* ── Valuation: master list-price model ─────────────────────────────── */
.lp-model { max-width: 760px; }
.lp-readout { margin-bottom: 1rem; }
.lp-price { font-family: var(--serif); font-size: clamp(2.4rem, 6vw, 4rem); color: var(--gold); line-height: 1; font-variant-numeric: tabular-nums; }
#lp-slider { width: 100%; accent-color: var(--gold); cursor: pointer; margin: 0.5rem 0 1.75rem; }
.lp-presets { display: flex; gap: 0.75rem; flex-wrap: wrap; }
.lp-preset { font-family: var(--sans); font-size: 0.72rem; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; padding: 0.6rem 1.15rem; cursor: pointer; background: transparent; color: var(--cream); border: 1px solid rgba(255,255,255,0.35); transition: all 0.2s; }
.lp-preset:hover { border-color: var(--gold); color: var(--gold); }
.lp-preset.active { background: var(--gold); border-color: var(--gold); color: #fff; }

/* ── Location ──────────────────────────────────────────────────── */
.location-header { padding-bottom: clamp(1.5rem, 3vw, 2.5rem); }
.lede { font-family: var(--serif); font-size: clamp(1.15rem, 1.9vw, 1.55rem); line-height: 1.6; color: var(--grey); max-width: 60ch; margin-top: 1.5rem; }

.location-grid { display: grid; grid-template-columns: 1.55fr 1fr; gap: clamp(2rem, 4vw, 3.5rem); align-items: start; }
.location-map { height: 560px; width: 100%; border-radius: 4px; overflow: hidden; background: var(--cream); border: 1px solid var(--hair); }
.location-map-fallback { position: relative; background-size: cover; background-position: center; display: flex; align-items: flex-end; }
.location-map-fallback::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(10,8,5,0.72), rgba(10,8,5,0.15)); }
.location-map-fallback-inner { position: relative; z-index: 1; padding: clamp(1.5rem, 3vw, 2.5rem); }
.location-map-fallback-inner .kicker { color: rgba(255,255,255,0.7); }
.location-map-fallback-inner p { color: #fff; font-family: var(--serif); font-size: clamp(1.1rem, 2vw, 1.4rem); max-width: 26ch; }

.commute-toggle { display: inline-flex; border: 1px solid var(--hair); border-radius: 999px; padding: 3px; margin-bottom: 1.25rem; }
.commute-mode { font-family: var(--sans); font-size: 0.72rem; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--grey); background: transparent; border: none; padding: 0.5rem 1.5rem; border-radius: 999px; cursor: pointer; transition: all 0.2s; }
.commute-mode.is-active { background: var(--ink); color: #fff; }

.live-flag { display: none; align-items: center; gap: 0.55rem; font-family: var(--sans); font-size: 0.68rem; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold); margin-bottom: 1.5rem; }
.live-flag.on { display: flex; }
.live-dot { width: 7px; height: 7px; border-radius: 50%; background: var(--gold); animation: livepulse 2s infinite; }
@keyframes livepulse {
  0%   { box-shadow: 0 0 0 0 rgba(159,104,39,0.5); }
  70%  { box-shadow: 0 0 0 6px rgba(159,104,39,0); }
  100% { box-shadow: 0 0 0 0 rgba(159,104,39,0); }
}

.commute-group { margin-bottom: 1.7rem; }
.lab { font-family: var(--sans); font-size: 0.68rem; font-weight: 700; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin-bottom: 0.6rem; padding-bottom: 0.5rem; border-bottom: 1px solid var(--hair); }
.commute-list { display: flex; flex-direction: column; }
.commute-row { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; padding: 0.6rem 0; border-bottom: 1px solid rgba(217,210,199,0.5); }
.commute-dest { display: flex; flex-direction: column; gap: 0.1rem; }
.commute-name { color: var(--ink); font-weight: 500; }
.commute-note { color: var(--grey); font-size: 0.8rem; }
.time { font-family: var(--serif); font-size: 1.05rem; white-space: nowrap; flex-shrink: 0; }
.time.approx { color: var(--grey); font-style: italic; }
.time.live { color: var(--ink); font-style: normal; font-weight: 500; }

.commute-disclaimer { font-size: 0.8rem; color: var(--grey); font-style: italic; max-width: 86ch; margin-top: clamp(2rem, 4vw, 3rem); line-height: 1.65; }

@media (max-width: 860px) {
  .location-grid { grid-template-columns: 1fr; }
  .location-map { height: 380px; }
}