@font-face {
  font-family: "Libre Baskerville";
  font-style: normal;
  font-weight: 400 700;
  font-display: swap;
  src: url("/fonts/libre-baskerville-latin-variable.woff2") format("woff2");
}

@font-face {
  font-family: "Montserrat";
  font-style: normal;
  font-weight: 100 900;
  font-display: swap;
  src: url("/fonts/montserrat-latin-variable.woff2") format("woff2");
}

:root {
  --ink: #071c39;
  --ink-2: #102847;
  --paper: #fefdfc;
  --muted: #eef1f5;
  --dim: #cfd6e1;
  --signal: #bb9b61;
  --signal-light: #c9ac73;
  --signal-text: #896a3d;
  --porcelain: #fefdfc;
  --ivory: #f4f0e7;
  --line: rgba(216, 211, 204, 0.18);
  --line-strong: rgba(216, 211, 204, 0.3);
  --serif: "Libre Baskerville", Baskerville, "Iowan Old Style", Georgia, serif;
  --sans: "Montserrat", "Avenir Next", Avenir, "Helvetica Neue", Arial, sans-serif;
  --mono: ui-monospace, "SFMono-Regular", Consolas, monospace;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--ink);
  color: var(--paper);
  font-family: var(--sans);
  font-size: 16px;
  font-weight: 500;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  font-synthesis: none;
  text-rendering: optimizeLegibility;
}

body::after {
  position: fixed;
  inset: 0;
  z-index: 100;
  pointer-events: none;
  content: none;
}

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

a {
  color: inherit;
  text-decoration: none;
}

img {
  display: block;
  max-width: 100%;
}

.skip-link {
  position: fixed;
  top: 10px;
  left: 10px;
  z-index: 200;
  padding: 10px 14px;
  background: var(--paper);
  color: var(--ink);
  font: 700 12px/1 var(--sans);
  transform: translateY(-150%);
}

.skip-link:focus {
  transform: none;
}

.shell {
  width: min(100% - 40px, 1280px);
  margin-inline: auto;
}

.site-nav {
  position: fixed;
  inset: 0 0 auto;
  z-index: 50;
  border-bottom: 1px solid #d8d3cc;
  background: rgba(254, 253, 252, 0.98);
  color: var(--ink);
  backdrop-filter: blur(12px);
}

.nav-inner {
  display: flex;
  min-height: 82px;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
}

.brand {
  display: block;
  flex: 0 0 auto;
  width: 213px;
  height: 56px;
  background: url("/assets/brand/provenial-logo-horizontal-v2.webp") center / contain no-repeat;
  line-height: 0;
}

.brand strong,
.brand span {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip-path: inset(50%);
  white-space: nowrap;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: clamp(10px, 1.1vw, 18px);
  margin-left: auto;
  color: var(--ink);
  font: 750 11px/1 var(--sans);
  letter-spacing: 0.105em;
  text-transform: uppercase;
}

.nav-links a {
  position: relative;
}

.nav-links a::after {
  position: absolute;
  right: 0;
  bottom: -10px;
  left: 0;
  height: 1px;
  background: var(--signal);
  content: "";
  transform: scaleX(0);
  transition: transform 180ms ease;
}

.nav-links a:hover::after,
.nav-links a[aria-current="page"]::after {
  transform: scaleX(1);
}

/* Match the focused homepage navigation while keeping every route available
   through page content, footer links, and direct URLs. */
.nav-links a[href="/land/"],
.nav-links a[href="/commercial/"],
.nav-links a[href="/research/institutional-home-buyers-texas/"],
.nav-links a[href="/careers/"] {
  display: none;
}

.footer-links a,
.text-link {
  transition: color 180ms ease;
}

.nav-links a:hover,
.nav-links a[aria-current="page"],
.footer-links a:hover,
.text-link:hover {
  color: var(--signal-text);
}

.nav-menu-toggle,
.mobile-nav-links {
  display: none;
}

.button {
  display: inline-flex;
  min-height: 42px;
  align-items: center;
  justify-content: center;
  border: 1px solid var(--line-strong);
  padding: 0 18px;
  font: 700 10px/1 var(--sans);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  transition: border-color 180ms ease, color 180ms ease, background 180ms ease;
}

.nav-cta {
  display: inline-flex;
  flex: 0 0 auto;
  min-height: auto;
  align-items: center;
  justify-content: center;
  border: 0;
  border-bottom: 1px solid var(--signal);
  padding: 8px 0 7px;
  color: var(--ink);
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 750;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  transition: color 180ms ease, transform 180ms ease;
}

.nav-cta:hover {
  color: var(--signal-text);
  transform: translateY(-1px);
}

.button:hover {
  border-color: var(--signal);
  color: var(--signal);
}

.button.primary {
  border-color: var(--signal);
  background: var(--signal);
  color: var(--ink);
}

.button.primary:hover {
  background: transparent;
  color: var(--signal);
}

.eyebrow,
.section-label,
.breadcrumb,
.micro,
.metric-label,
.table-kicker {
  color: var(--dim);
  font: 700 10px/1.5 var(--sans);
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.breadcrumb {
  position: relative;
  z-index: 4;
  padding-top: 124px;
}

.breadcrumb a:hover {
  color: var(--signal);
}

.page-hero {
  position: relative;
  display: flex;
  width: 100%;
  min-height: 720px;
  align-items: center;
  margin-inline: 0;
  overflow: hidden;
  padding: 72px max(20px, calc((100vw - 1280px) / 2)) 92px;
  isolation: isolate;
}

.breadcrumb + .page-hero {
  margin-top: -139px;
  padding-top: 211px;
}

.hero-copy {
  position: relative;
  z-index: 3;
  width: min(100%, 720px);
}

.eyebrow {
  margin-bottom: 25px;
}

.eyebrow::before,
.section-label::before {
  display: inline-block;
  width: 7px;
  height: 7px;
  margin-right: 11px;
  background: var(--signal);
  content: "";
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  font-family: var(--serif);
  font-weight: 400;
}

h1 {
  max-width: 13ch;
  margin-bottom: 28px;
  font-size: clamp(44px, 6.1vw, 86px);
  line-height: 1.02;
  letter-spacing: -0.025em;
}

.hero-copy > p {
  max-width: 58ch;
  margin-bottom: 34px;
  color: var(--muted);
  font-size: clamp(16px, 1.4vw, 19px);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
}

.hero-visual {
  position: absolute;
  inset: 0;
  z-index: 0;
  min-height: 0;
  overflow: hidden;
  border: 0;
  background: var(--ink-2);
  box-shadow: none;
}

.hero-visual::before {
  position: absolute;
  inset: 0;
  z-index: 2;
  background:
    linear-gradient(90deg, rgba(7, 28, 57, 0.98) 0%, rgba(7, 28, 57, 0.90) 42%, rgba(7, 28, 57, 0.46) 74%, rgba(7, 28, 57, 0.62) 100%),
    linear-gradient(0deg, rgba(7, 28, 57, 0.94) 0%, rgba(7, 28, 57, 0.06) 58%);
  content: "";
  pointer-events: none;
}

.hero-visual.image {
  background: var(--ink-2);
}

.hero-visual.image::after {
  content: none;
}

.fact-strip {
  display: grid;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  grid-template-columns: repeat(4, 1fr);
}

.metric {
  min-height: 168px;
  padding: 34px clamp(20px, 3vw, 42px);
  border-left: 1px solid var(--line);
}

.metric:first-child {
  border-left: 0;
}

.metric-value {
  margin-bottom: 18px;
  font: 400 clamp(34px, 4vw, 58px)/1 var(--serif);
  letter-spacing: -0.02em;
}

.metric-value em {
  color: var(--signal);
  font-style: normal;
}

.content-section {
  padding: clamp(76px, 10vw, 132px) 0;
  border-bottom: 1px solid var(--line);
}

.content-section.alt {
  background: var(--ink-2);
}

.section-label {
  margin-bottom: 34px;
}

.content-section h2 {
  max-width: 18ch;
  margin-bottom: 30px;
  font-size: clamp(34px, 4.2vw, 58px);
  line-height: 1.08;
  letter-spacing: -0.018em;
}

.content-section h3 {
  margin-bottom: 14px;
  font-size: clamp(21px, 2vw, 29px);
  line-height: 1.25;
}

.content-section p,
.content-section li,
.answer-block p {
  color: var(--muted);
  font-size: 16px;
}

.content-section p {
  max-width: 66ch;
}

.content-section p + p {
  margin-top: 20px;
}

.content-section strong,
.answer-block strong {
  color: var(--paper);
  font-weight: 500;
}

.split {
  display: grid;
  grid-template-columns: minmax(0, 7fr) minmax(280px, 5fr);
  gap: clamp(44px, 8vw, 120px);
  align-items: start;
}

.answer-block {
  margin: 0 0 56px;
  border-left: 2px solid var(--signal);
  padding: 4px 0 4px clamp(22px, 3vw, 38px);
}

.answer-block p {
  max-width: 76ch;
  margin: 0;
  font-size: clamp(18px, 1.8vw, 23px);
  line-height: 1.58;
}

.ruled-list {
  margin: 0;
  padding: 0;
  list-style: none;
}

.ruled-list li {
  display: grid;
  grid-template-columns: 62px 1fr;
  gap: 20px;
  padding: 25px 0;
  border-top: 1px solid var(--line);
}

.ruled-list li:last-child {
  border-bottom: 1px solid var(--line);
}

.ruled-list .index {
  color: var(--signal);
  font: 700 10px/1.7 var(--mono);
  letter-spacing: 0.17em;
}

.ruled-list h3 {
  margin-bottom: 8px;
}

.ruled-list p {
  margin-bottom: 0;
}

.side-note {
  position: sticky;
  top: 100px;
  border-top: 1px solid var(--signal);
  padding-top: 22px;
}

.side-note p {
  font-family: var(--serif);
  font-size: clamp(20px, 2vw, 27px);
  line-height: 1.45;
}

.term-table {
  width: 100%;
  margin-top: 50px;
  border-collapse: collapse;
}

.table-scroll {
  width: 100%;
  margin-top: 50px;
  overflow-x: auto;
  overscroll-behavior-inline: contain;
  -webkit-overflow-scrolling: touch;
}

.table-scroll:focus-visible {
  outline: 2px solid var(--signal);
  outline-offset: 4px;
}

.table-scroll .term-table {
  min-width: 720px;
  margin-top: 0;
}

.evidence-note {
  padding-top: 18px;
  color: var(--dim);
  font: 700 10px/1.7 var(--sans);
  letter-spacing: 0.05em;
}

.term-table th,
.term-table td {
  padding: 22px 18px;
  border-top: 1px solid var(--line);
  text-align: left;
  vertical-align: top;
}

.term-table tr:last-child td {
  border-bottom: 1px solid var(--line);
}

.term-table th {
  color: var(--dim);
  font: 700 9px/1.4 var(--sans);
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.term-table td:first-child {
  width: 25%;
  color: var(--paper);
  font-weight: 500;
}

.term-table td {
  color: var(--muted);
  font-size: 16px;
}

.market-index {
  display: grid;
  border-top: 1px solid var(--line);
}

.market-row {
  display: grid;
  grid-template-columns: 96px minmax(0, 1fr) minmax(180px, 0.5fr) 38px;
  gap: 30px;
  align-items: center;
  padding: 30px 0;
  border-bottom: 1px solid var(--line);
}

.market-row:hover .market-name,
.market-row:hover .arrow {
  color: var(--signal);
}

.market-code,
.arrow {
  color: var(--dim);
  font: 700 10px/1 var(--sans);
  letter-spacing: 0.17em;
}

.market-name {
  font: 700 clamp(26px, 3.2vw, 42px)/1.1 var(--serif);
  transition: color 180ms ease;
}

.market-detail {
  color: var(--muted);
  font-size: 16px;
}

.steps {
  counter-reset: item;
  margin: 38px 0 0;
  padding: 0;
  list-style: none;
}

.steps li {
  position: relative;
  min-height: 122px;
  border-top: 1px solid var(--line);
  padding: 28px 0 28px 86px;
  counter-increment: item;
}

.steps li:last-child {
  border-bottom: 1px solid var(--line);
}

.steps li::before {
  position: absolute;
  top: 33px;
  left: 0;
  color: var(--signal);
  content: "0" counter(item);
  font: 700 11px/1 var(--mono);
  letter-spacing: 0.17em;
}

.steps h3 {
  margin-bottom: 7px;
}

.steps p {
  margin-bottom: 0;
}

.faq {
  border-top: 1px solid var(--line);
}

.faq details {
  border-bottom: 1px solid var(--line);
}

.faq summary {
  position: relative;
  padding: 24px 52px 24px 0;
  cursor: pointer;
  color: var(--paper);
  font: 500 16px/1.5 var(--sans);
  list-style: none;
}

.faq summary::-webkit-details-marker {
  display: none;
}

.faq summary::after {
  position: absolute;
  top: 25px;
  right: 6px;
  color: var(--signal);
  content: "+";
  font: 400 23px/1 var(--mono);
}

.faq details[open] summary::after {
  content: "−";
}

.faq details p {
  max-width: 72ch;
  padding: 0 52px 25px 0;
}

.source-list {
  margin: 28px 0 0;
  padding: 0;
  list-style: none;
}

.source-list li {
  padding: 17px 0;
  border-top: 1px solid var(--line);
}

.source-list li:last-child {
  border-bottom: 1px solid var(--line);
}

.source-list a {
  color: var(--muted);
  text-decoration: underline;
  text-decoration-color: var(--dim);
  text-underline-offset: 4px;
}

.source-list a:hover {
  color: var(--signal);
  text-decoration-color: var(--signal);
}

/* ===== citation architecture ===== */
.hero-copy > p.updated-line {
  margin: -10px 0 22px;
  color: var(--signal-light);
  font: 700 10px/1.5 var(--sans);
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.lane-strip,
.lane-claims,
.metro-lane-links,
.land-use-grid,
.citation-stats {
  display: grid;
  margin: 0;
  padding: 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  list-style: none;
}

.lane-strip {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.lane-strip-link {
  min-height: 190px;
  padding: 30px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  transition: background 180ms ease, color 180ms ease;
}

.lane-strip-link:nth-child(3n) {
  border-right: 0;
}

.lane-strip-link:nth-last-child(-n + 3) {
  border-bottom: 0;
}

.lane-strip-link:hover {
  background: var(--ink-2);
}

.lane-strip-link h3 {
  margin-bottom: 14px;
}

.lane-strip-link p {
  margin: 0;
  color: var(--muted);
  font-size: 14px;
}

.lane-claims {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.lane-claims li {
  min-height: 210px;
  padding: 28px;
  border-left: 1px solid var(--line);
}

.lane-claims li:first-child {
  border-left: 0;
}

.lane-claims span,
.land-use-grid span {
  display: block;
  margin-bottom: 34px;
  color: var(--signal);
  font: 700 10px/1 var(--mono);
  letter-spacing: 0.17em;
}

.lane-claims p {
  margin: 0;
  color: var(--paper);
  font-family: var(--serif);
  font-size: clamp(18px, 1.6vw, 23px);
  line-height: 1.45;
}

.metro-lane-links {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.metro-lane-links p {
  margin: 0;
  padding: 28px;
  border-left: 1px solid var(--line);
}

.metro-lane-links p:first-child {
  border-left: 0;
}

.metro-lane-links a,
.editorial-copy a,
.faq-visible a {
  color: var(--signal-light);
  text-decoration: underline;
  text-decoration-color: rgba(201, 172, 115, 0.55);
  text-underline-offset: 4px;
}

.land-use-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.land-use-grid a {
  min-height: 190px;
  padding: 28px;
  border-left: 1px solid var(--line);
  transition: background 180ms ease, color 180ms ease;
}

.land-use-grid a:first-child {
  border-left: 0;
}

.land-use-grid a:hover {
  background: rgba(254, 253, 252, 0.035);
  color: var(--signal-light);
}

.editorial-copy {
  max-width: 84ch;
}

.editorial-copy > p {
  font-size: clamp(16px, 1.25vw, 18px);
}

.editorial-subsection {
  display: grid;
  grid-template-columns: minmax(200px, 0.34fr) minmax(0, 0.66fr);
  column-gap: clamp(30px, 6vw, 86px);
  padding: 32px 0;
  border-top: 1px solid var(--line);
}

.editorial-subsection h3 {
  grid-row: 1 / span 8;
}

.faq-section .faq-visible {
  border-top: 1px solid var(--line);
}

.faq-item {
  display: grid;
  grid-template-columns: minmax(220px, 0.42fr) minmax(0, 0.58fr);
  gap: clamp(28px, 6vw, 88px);
  padding: 34px 0;
  border-bottom: 1px solid var(--line);
}

.faq-item h2 {
  max-width: 27ch;
  margin: 0;
  font-size: clamp(21px, 2vw, 29px);
  line-height: 1.28;
}

.faq-item .answer-block {
  margin: 0;
}

.faq-item .answer-block p {
  font-size: 16px;
}

.faq-lane-list {
  margin: 20px 0 0;
  padding-left: 18px;
}

.faq-subsection {
  padding-top: 25px;
}

.faq-subsection h3 {
  font-size: 20px;
}

.citation-stats {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.citation-stat {
  min-height: 215px;
  padding: 28px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.citation-stat:nth-child(3n) {
  border-right: 0;
}

.citation-stat-figure {
  margin-bottom: 16px;
  color: var(--paper);
  font: 400 clamp(28px, 3.4vw, 48px)/1 var(--serif);
}

.citation-stat-label {
  min-height: 52px;
  margin-bottom: 24px;
  color: var(--muted);
}

.citation-stat a {
  color: var(--dim);
  font: 700 9px/1.6 var(--sans);
  letter-spacing: 0.05em;
  text-decoration: underline;
  text-underline-offset: 4px;
}

.related-links {
  display: flex;
  flex-wrap: wrap;
  border-top: 1px solid var(--line);
}

.related-links a {
  min-width: 220px;
  flex: 1 1 25%;
  padding: 22px 20px 22px 0;
  border-bottom: 1px solid var(--line);
  color: var(--muted);
  font: 700 11px/1.5 var(--sans);
  letter-spacing: 0.08em;
  transition: color 180ms ease, padding-left 180ms ease;
}

.related-links a::after {
  margin-left: 10px;
  color: var(--signal);
  content: "\2192";
}

.related-links a:hover {
  padding-left: 8px;
  color: var(--signal-light);
}

.latest-report-links {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 26px;
  padding-top: 24px;
  border-top: 1px solid var(--line);
}

.latest-report-links a {
  color: var(--signal-light);
  font: 700 10px/1.5 var(--sans);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  text-decoration: underline;
  text-decoration-color: rgba(201, 172, 115, 0.55);
  text-underline-offset: 4px;
}

.comparison-table caption {
  padding-bottom: 18px;
  color: var(--dim);
  font: 700 10px/1.5 var(--sans);
  letter-spacing: 0.08em;
  text-align: left;
}

.comparison-table th:first-child {
  width: 24%;
}

.comparison-table tbody th {
  color: var(--paper);
  font-size: 15px;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: none;
}

.research-index {
  border-top: 1px solid var(--line);
}

.research-index-item {
  display: grid;
  grid-template-columns: minmax(150px, 0.22fr) minmax(280px, 0.42fr) minmax(260px, 0.36fr);
  gap: clamp(22px, 4vw, 64px);
  align-items: start;
  padding: clamp(28px, 4vw, 48px) 0;
  border-bottom: 1px solid var(--line);
  transition: color 180ms ease, padding-left 180ms ease;
}

.research-index-item:hover {
  padding-left: 10px;
  color: var(--signal-light);
}

.research-index-item h2 {
  margin: 0;
  font-size: clamp(22px, 2.4vw, 34px);
  line-height: 1.18;
}

.research-index-item p {
  margin: 0;
  color: var(--muted);
  font-size: 15px;
}

.research-updated {
  grid-column: 3;
  color: var(--signal-light);
  font: 700 9px/1.5 var(--sans);
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.research-report-hero .hero-copy > p.micro {
  max-width: 62ch;
  margin: -8px 0 24px;
  color: var(--signal-light);
  font: 700 10px/1.6 var(--sans);
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.report-changes p {
  margin: 0;
}

@media (max-width: 940px) {
  .lane-claims,
  .land-use-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .lane-claims li:nth-child(3),
  .land-use-grid a:nth-child(3) {
    border-left: 0;
  }

  .lane-claims li:nth-child(n + 3),
  .land-use-grid a:nth-child(n + 3) {
    border-top: 1px solid var(--line);
  }

  .lane-strip,
  .citation-stats {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .lane-strip-link:nth-child(3n),
  .citation-stat:nth-child(3n) {
    border-right: 1px solid var(--line);
  }

  .lane-strip-link:nth-child(2n),
  .citation-stat:nth-child(2n) {
    border-right: 0;
  }

  .lane-strip-link:nth-last-child(-n + 3) {
    border-bottom: 1px solid var(--line);
  }

  .lane-strip-link:nth-last-child(-n + 2) {
    border-bottom: 0;
  }

  .metro-lane-links {
    grid-template-columns: 1fr;
  }

  .metro-lane-links p {
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .metro-lane-links p:first-child {
    border-top: 0;
  }

  .research-index-item {
    grid-template-columns: minmax(140px, 0.28fr) minmax(0, 0.72fr);
  }

  .research-index-item p,
  .research-updated {
    grid-column: 2;
  }
}

@media (max-width: 640px) {
  .lane-strip,
  .lane-claims,
  .land-use-grid,
  .citation-stats,
  .editorial-subsection,
  .faq-item {
    grid-template-columns: 1fr;
  }

  .lane-strip-link,
  .lane-strip-link:nth-child(2n),
  .lane-strip-link:nth-child(3n),
  .lane-claims li,
  .land-use-grid a,
  .citation-stat,
  .citation-stat:nth-child(2n),
  .citation-stat:nth-child(3n) {
    min-height: auto;
    border-right: 0;
    border-bottom: 1px solid var(--line);
    border-left: 0;
  }

  .lane-strip-link:last-child,
  .lane-claims li:last-child,
  .land-use-grid a:last-child,
  .citation-stat:last-child {
    border-bottom: 0;
  }

  .lane-claims li:nth-child(n + 3),
  .land-use-grid a:nth-child(n + 3) {
    border-top: 0;
  }

  .editorial-subsection h3 {
    grid-row: auto;
  }

  .faq-item {
    gap: 18px;
  }

  .faq-item .answer-block {
    padding-left: 20px;
  }

  .research-index-item {
    grid-template-columns: 1fr;
    gap: 12px;
  }

  .research-index-item p,
  .research-updated {
    grid-column: 1;
  }
}

.cta-band {
  padding: clamp(76px, 10vw, 124px) 0;
  background: var(--signal);
  color: var(--ink);
}

.cta-band .section-label,
.cta-band .micro {
  color: #493b29;
}

.cta-band .section-label::before {
  background: var(--ink);
}

.cta-band h2 {
  max-width: 17ch;
  margin: 0 0 28px;
  font: 700 clamp(38px, 5vw, 68px)/1.05 var(--serif);
  letter-spacing: -0.02em;
}

.cta-band p {
  max-width: 58ch;
  margin-bottom: 30px;
  font-size: 17px;
}

.cta-band .button {
  border-color: var(--ink);
  color: var(--ink);
}

.cta-band .button:hover {
  background: var(--ink);
  color: var(--paper);
}

.site-footer {
  padding: 46px 0 54px;
  border-top: 1px solid var(--line);
}

.footer-top {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 40px;
}

.footer-brand {
  color: var(--muted);
  font: 700 10px/1.5 var(--sans);
  letter-spacing: 0.18em;
}

.footer-links {
  display: flex;
  flex-wrap: wrap;
  gap: 22px;
  color: var(--dim);
  font: 700 9px/1.5 var(--sans);
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.footer-legal {
  max-width: 90ch;
  margin: 24px 0 0;
  color: var(--dim);
  font-size: 11px;
  font-weight: 700;
}

.js .reveal {
  opacity: 1;
  transform: translateY(16px);
  transition: opacity 600ms ease, transform 600ms ease;
}

.js .reveal.visible {
  opacity: 1;
  transform: none;
}

@media (min-width: 941px) and (max-width: 1020px) {
  .nav-inner {
    gap: 10px;
  }

  .nav-links {
    gap: 8px;
    font-size: 11px;
    letter-spacing: 0.04em;
  }

  .nav-cta {
    padding-inline: 10px;
    font-size: 10.5px;
  }
}

@media (min-width: 941px) and (max-width: 1180px) {
  .brand {
    width: 178px;
    height: 47px;
  }

  .nav-inner {
    gap: 18px;
  }

  .nav-links {
    gap: 12px;
    font-size: 10px;
    letter-spacing: 0.065em;
  }

  .nav-cta {
    font-size: 9.5px;
    letter-spacing: 0.08em;
  }
}

@media (max-width: 940px) {
  .nav-links {
    display: none;
  }

  .nav-inner {
    position: relative;
    min-height: 72px;
  }

  .nav-cta {
    display: none;
  }

  .nav-menu-toggle {
    display: inline-flex;
    min-height: 44px;
    align-items: center;
    border: 0;
    padding: 0 2px;
    background: transparent;
    color: var(--ink);
    cursor: pointer;
    font: 750 11px/1 var(--sans);
    letter-spacing: 0.14em;
    text-transform: uppercase;
  }

  .mobile-nav-links:not([hidden]) {
    position: absolute;
    top: calc(100% - 1px);
    right: 0;
    display: grid;
    width: min(320px, calc(100vw - 40px));
    border: 1px solid var(--line-strong);
    padding: 12px 22px;
    background: rgba(254, 253, 252, 0.995);
    box-shadow: 0 18px 50px rgba(4, 22, 58, 0.14);
  }

  .mobile-nav-links a {
    border-bottom: 1px solid var(--line);
    padding: 13px 0;
    color: var(--ink);
    font: 750 11px/1.2 var(--sans);
    letter-spacing: 0.1em;
    text-transform: uppercase;
  }

  .mobile-nav-links a:last-child {
    border-bottom: 0;
    color: var(--signal-text);
  }

  .page-hero {
    min-height: 700px;
    padding-top: 58px;
  }

  .hero-visual {
    min-height: 0;
  }

  .split {
    grid-template-columns: 1fr;
  }

  .side-note {
    position: static;
  }

  .fact-strip {
    grid-template-columns: repeat(2, 1fr);
  }

  .metric:nth-child(3) {
    border-left: 0;
  }

  .metric:nth-child(n + 3) {
    border-top: 1px solid var(--line);
  }
}

@media (max-width: 640px) {
  .shell {
    width: min(100% - 32px, 1280px);
  }

  .nav-inner {
    min-height: 70px;
  }

  .brand {
    width: 160px;
    height: 42px;
  }

  .nav-cta {
    padding-inline: 12px;
    font-size: 9px;
  }

  .breadcrumb {
    padding-top: 96px;
  }

  .breadcrumb + .page-hero {
    margin-top: -111px;
    padding-top: 169px;
  }

  .page-hero {
    min-height: 660px;
    padding-bottom: 68px;
  }

  h1 {
    font-size: clamp(40px, 12.5vw, 58px);
  }

  .fact-strip {
    grid-template-columns: 1fr 1fr;
  }

  .metric {
    min-height: 140px;
    padding: 26px 18px;
  }

  .metric-value {
    font-size: clamp(28px, 9vw, 38px);
  }

  .market-row {
    grid-template-columns: 64px 1fr 24px;
    gap: 14px;
  }

  .market-detail {
    display: none;
  }

  .table-scroll {
    margin-right: -20px;
    padding-right: 20px;
  }

  .table-scroll .term-table {
    min-width: 680px;
  }

  .ruled-list li {
    grid-template-columns: 42px 1fr;
  }

  .footer-top {
    flex-direction: column;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  .js .reveal,
  .js .reveal.visible {
    opacity: 1;
    transform: none;
    transition: none;
  }
}

/* ===== instrument layer ===== */
.grain-overlay{display:none}
.grain-overlay svg{width:100%;height:100%;display:block}
.hero-visual{position:absolute;inset:0;overflow:hidden}
.hero-visual .bed{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:brightness(.78) saturate(.82) contrast(1.06);transform:scale(1.01);transition:transform 900ms cubic-bezier(.2,.7,.2,1),filter 600ms ease;z-index:0}
.hero-visual:hover .bed{filter:brightness(.82) saturate(.88) contrast(1.04);transform:scale(1.025)}
.hero-visual .bed-shade{position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(7,28,57,.20) 0%,rgba(7,28,57,.06) 62%,rgba(7,28,57,.20) 100%);pointer-events:none}
.hero-visual canvas.metro-map{position:absolute;inset:0;width:100%;height:100%;z-index:1}
@media(prefers-reduced-motion:reduce){.hero-visual .bed{transition:none;transform:none}.hero-visual:hover .bed{transform:none}}

.hero-visual canvas.metro-map{z-index:2}

/* ===== property intake ===== */
.property-intake-main {
  padding-top: 82px;
}

.property-intake-hero {
  position: relative;
  overflow: hidden;
  padding: clamp(76px, 10vw, 138px) 0 clamp(68px, 8vw, 110px);
  border-bottom: 1px solid var(--line);
  background:
    radial-gradient(circle at 83% 22%, rgba(232, 163, 61, 0.12), transparent 23%),
    linear-gradient(135deg, var(--ink) 0%, var(--ink-2) 100%);
}

.property-intake-hero::after {
  position: absolute;
  inset: 0;
  pointer-events: none;
  background-image:
    linear-gradient(var(--line) 1px, transparent 1px),
    linear-gradient(90deg, var(--line) 1px, transparent 1px);
  background-size: 96px 96px;
  content: "";
  opacity: 0.28;
  mask-image: linear-gradient(90deg, transparent 28%, #000 100%);
}

.property-intake-hero .shell {
  position: relative;
  z-index: 1;
}

.property-intake-hero h1 {
  margin-bottom: 24px;
}

.property-intake-hero p {
  max-width: 55ch;
  margin-bottom: 38px;
  color: var(--muted);
  font-size: clamp(17px, 1.55vw, 21px);
}

.property-type-index {
  display: flex;
  flex-wrap: wrap;
  gap: 0;
  border-top: 1px solid var(--line-strong);
  color: var(--paper);
  font: 700 10px/1.4 var(--sans);
  letter-spacing: 0.17em;
  text-transform: uppercase;
}

.property-type-index span {
  min-width: 160px;
  padding: 17px 28px 0 0;
}

.property-type-index span::before {
  display: inline-block;
  width: 6px;
  height: 6px;
  margin-right: 10px;
  background: var(--signal);
  content: "";
}

.property-intake-section {
  padding: clamp(70px, 9vw, 126px) 0;
}

.property-intake-layout {
  display: grid;
  grid-template-columns: minmax(0, 8fr) minmax(260px, 3fr);
  gap: clamp(52px, 8vw, 120px);
  align-items: start;
}

.property-intake-form {
  display: grid;
  gap: 54px;
}

.property-intake-form [hidden] {
  display: none !important;
}

.property-form-section {
  min-width: 0;
  margin: 0;
  border: 0;
  border-top: 1px solid var(--line-strong);
  padding: 28px 0 0;
}

.property-form-section legend {
  padding: 0 20px 0 0;
  color: var(--paper);
  font: 700 clamp(25px, 2.8vw, 37px)/1.15 var(--serif);
}

.property-form-section legend span {
  margin-right: 15px;
  color: var(--signal);
  font: 700 10px/1 var(--mono);
  letter-spacing: 0.16em;
  vertical-align: 0.5em;
}

.property-form-intro {
  max-width: 62ch;
  margin: 16px 0 24px;
  color: var(--muted);
}

.property-type-options {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border: 1px solid var(--line-strong);
}

.property-type-options label {
  position: relative;
  min-width: 0;
  cursor: pointer;
  border-left: 1px solid var(--line-strong);
}

.property-type-options label:first-child {
  border-left: 0;
}

.property-type-options input {
  position: absolute;
  width: 1px;
  height: 1px;
  opacity: 0;
}

.property-type-options label > span {
  display: block;
  min-height: 132px;
  padding: 25px 23px;
  transition: background 180ms ease, box-shadow 180ms ease;
}

.property-type-options strong,
.property-type-options small {
  display: block;
}

.property-type-options strong {
  margin-bottom: 9px;
  color: var(--paper);
  font: 700 18px/1.25 var(--serif);
}

.property-type-options small {
  color: var(--muted);
  font-size: 16px;
  line-height: 1.5;
}

.property-type-options input:checked + span {
  background: rgba(232, 163, 61, 0.1);
  box-shadow: inset 0 -3px 0 var(--signal);
}

.property-type-options input:focus-visible + span {
  outline: 2px solid var(--signal);
  outline-offset: -4px;
}

.property-field-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px 20px;
  margin-top: 25px;
}

.property-field {
  display: grid;
  min-width: 0;
  align-content: start;
  gap: 9px;
}

.property-field-wide {
  grid-column: 1 / -1;
}

.property-field label {
  color: var(--paper);
  font: 700 10px/1.45 var(--sans);
  letter-spacing: 0.11em;
  text-transform: uppercase;
}

.property-field label small {
  color: var(--muted);
  font-size: 9px;
  letter-spacing: 0.06em;
}

.property-field input,
.property-field select,
.property-field textarea {
  width: 100%;
  min-height: 54px;
  border: 1px solid var(--line-strong);
  border-radius: 0;
  background: rgba(255, 255, 255, 0.035);
  padding: 14px 15px;
  color: var(--paper);
  font: 500 16px/1.45 var(--sans);
  transition: border-color 160ms ease, background 160ms ease, box-shadow 160ms ease;
}

.property-field select {
  color-scheme: dark;
}

.property-field textarea {
  min-height: 112px;
  resize: vertical;
}

.property-field input::placeholder,
.property-field textarea::placeholder {
  color: rgba(255, 255, 255, 0.58);
}

.property-field input:hover,
.property-field select:hover,
.property-field textarea:hover {
  border-color: rgba(226, 232, 244, 0.38);
}

.property-field input:focus,
.property-field select:focus,
.property-field textarea:focus {
  border-color: var(--signal);
  background: rgba(255, 255, 255, 0.055);
  outline: 0;
  box-shadow: 0 0 0 2px rgba(232, 163, 61, 0.19);
}

.property-field [aria-invalid="true"] {
  border-color: var(--signal);
  box-shadow: 0 0 0 2px rgba(232, 163, 61, 0.19);
}

.property-panel {
  animation: property-panel-in 220ms ease both;
}

@keyframes property-panel-in {
  from { opacity: 0; transform: translateY(9px); }
  to { opacity: 1; transform: none; }
}

.property-submit-row {
  display: flex;
  align-items: center;
  gap: 22px;
  flex-wrap: wrap;
  border-top: 1px solid var(--line-strong);
  padding-top: 28px;
}

.property-submit-row .button {
  min-width: 205px;
  min-height: 52px;
}

.property-submit-row .button:disabled {
  cursor: wait;
  opacity: 0.62;
}

.property-submit-row span {
  color: var(--muted);
  font-size: 16px;
  font-weight: 600;
}

.property-form-status:empty {
  display: none;
}

.property-form-status {
  border-left: 2px solid var(--signal);
  padding: 19px 24px;
  background: rgba(232, 163, 61, 0.08);
  color: var(--paper);
  font-size: 16px;
}

.property-form-status strong,
.property-form-status span {
  color: var(--signal);
}

.property-form-errors {
  border-top: 1px solid var(--signal);
  padding-top: 18px;
  color: var(--paper);
}

.property-form-errors ul {
  margin: 0;
  padding-left: 20px;
}

.property-fallback {
  border-top: 1px solid var(--signal);
  padding-top: 24px;
}

.property-fallback p {
  max-width: 60ch;
  margin-bottom: 18px;
  color: var(--paper);
}

.property-intake-aside {
  position: sticky;
  top: 102px;
  border-top: 1px solid var(--signal);
  padding-top: 24px;
}

.property-intake-aside h2 {
  margin-bottom: 22px;
  font-size: clamp(30px, 3.2vw, 45px);
  line-height: 1.08;
}

.property-intake-aside ul {
  margin: 0 0 32px;
  padding: 0;
  list-style: none;
}

.property-intake-aside li {
  border-top: 1px solid var(--line);
  padding: 13px 0;
  color: var(--muted);
  font-size: 16px;
}

.property-intake-aside li:last-child {
  border-bottom: 1px solid var(--line);
}

.property-intake-aside p {
  color: var(--paper);
  font-size: 16px;
  font-weight: 600;
}

.property-intake-aside a {
  color: var(--signal);
  text-decoration: underline;
  text-underline-offset: 4px;
}

.property-honeypot {
  position: absolute !important;
  left: -10000px !important;
  width: 1px !important;
  height: 1px !important;
  overflow: hidden !important;
}

@media (max-width: 860px) {
  .property-intake-layout {
    grid-template-columns: 1fr;
  }

  .property-intake-aside {
    position: static;
  }
}

@media (max-width: 640px) {
  .property-intake-main {
    padding-top: 70px;
  }

  .property-intake-hero {
    padding-top: 72px;
  }

  .property-type-options,
  .property-field-grid {
    grid-template-columns: 1fr;
  }

  .property-type-options label {
    border-top: 1px solid var(--line-strong);
    border-left: 0;
  }

  .property-type-options label:first-child {
    border-top: 0;
  }

  .property-type-options label > span {
    min-height: 0;
    padding: 20px;
  }

  .property-field,
  .property-field-wide {
    grid-column: 1;
  }

  .property-form-section legend {
    font-size: 26px;
  }
}

@media (prefers-reduced-motion: reduce) {
  .property-panel {
    animation: none;
  }
}