/* reset */
*, *::before, *::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

/* Reduced-motion: collapse all motion for users who request it. */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
}

:root {
  color-scheme: light;

  /* Brand */
  --brand-gold: oklch(63.45% 0.131 79.4);     /* ~ #B8860B */
  --brand-gold-ink: oklch(50.4% 0.110 75.7);  /* ~ #8B6508 — AA-legible gold on light bg */
  --brand-dark: #111417;
  --brand-darker: #0c0e10;
  /* Whites tinted ~1% toward brand gold for subconscious cohesion (no pure white). */
  --brand-light: color-mix(in oklch, white 99.2%, var(--brand-gold));
  --surface-white: color-mix(in oklch, white 99.5%, var(--brand-gold));
  --surface-input: color-mix(in oklch, white 99.2%, var(--brand-gold));
  --surface-neutral: color-mix(in oklch, white 96%, var(--brand-gold));
  --surface-monogram: color-mix(in oklch, white 92%, var(--brand-gold));

  /* Text */
  --text-main: #333333;
  --text-muted: #595959;             /* AA on light bg */
  --text-placeholder: #737373;
  --text-monogram: #888;
  --border-light: rgba(0, 0, 0, 0.08);
  --border-input: rgba(0, 0, 0, 0.15);

  /* On-dark foregrounds (layered whites) */
  --on-dark-primary: rgba(255, 255, 255, 0.92);
  --on-dark-secondary: rgba(255, 255, 255, 0.78);
  --on-dark-body: rgba(255, 255, 255, 0.7);
  --on-dark-muted: rgba(255, 255, 255, 0.65);
  --on-dark-faint: rgba(255, 255, 255, 0.3);
  --on-dark-border: rgba(255, 255, 255, 0.08);
  --on-dark-border-strong: rgba(255, 255, 255, 0.1);
  --on-dark-overlay: rgba(255, 255, 255, 0.1);
  --scrim: rgba(12, 14, 16, 0.55);
  --hero-scrim-top: rgba(17, 20, 23, 0.7);
  --hero-scrim-bottom: rgba(17, 20, 23, 0.9);

  /* Semantic */
  --danger: #b00020;
  --focus-ring: color-mix(in oklch, var(--brand-gold) 25%, transparent);
  --brand-gold-wash: color-mix(in oklch, var(--brand-gold) 8%, transparent);

  /* Elevation */
  --shadow-card: 0 20px 40px rgba(0, 0, 0, 0.05);
  --shadow-soft: 0 20px 40px rgba(0, 0, 0, 0.02);

  /* Contextual gold — light surfaces default to ink, dark surfaces override. */
  --mono-color: var(--brand-gold-ink);

  /* Spacing */
  --spacing-sm: 0.5rem;
  --spacing-md: 1rem;
  --spacing-lg: 2rem;
  --spacing-xl: 4rem;
  --spacing-xxl: 8rem;

  /* Layout */
  --header-h: 80px;

  /* Tracking (uppercase letter-spacing scale) */
  --track-sm: 0.05em;
  --track-md: 0.1em;
  --track-lg: 0.15em;
  --track-xl: 0.2em;
  --track-xxl: 0.3em;

  /* Motion */
  --ease-out-quart: cubic-bezier(0.25, 1, 0.5, 1);
  --trans-fast: 0.2s var(--ease-out-quart);
  --trans-med: 0.3s var(--ease-out-quart);
  --trans-slow: 0.6s var(--ease-out-quart);
}

body {
  font-family: 'Inter', sans-serif;
  background-color: var(--brand-light);
  color: var(--text-main);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  overflow-x: clip;
}

main { display: block; }

h1, h2, h3, h4, p, a, li, span, strong {
  overflow-wrap: break-word;
  word-wrap: break-word;
}

.portfolio-card-title, .logo-name, .leader-title { overflow-wrap: anywhere; }

/* Keyboard focus ring — applies to every interactive surface. */
:focus { outline: none; }
:focus-visible {
  outline: 2px solid var(--brand-gold);
  outline-offset: 3px;
}
/* Fallback for engines without :focus-visible — restore visible focus ring. */
@supports not selector(:focus-visible) {
  :focus {
    outline: 2px solid var(--brand-gold);
    outline-offset: 3px;
  }
}

/* Skip link: visible only when focused, first tab stop. */
.skip-link {
  position: absolute;
  top: 0;
  left: 0;
  transform: translateY(-110%);
  background: var(--brand-dark);
  color: var(--surface-white);
  padding: 1rem 1.5rem;
  z-index: 2000;
  font-weight: 600;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: var(--track-lg);
  transition: transform var(--trans-fast);
}
.skip-link:focus { transform: translateY(0); }

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0,0,0,0);
  white-space: nowrap;
  border: 0;
}

h1, h2, h3, h4, .serif {
  font-family: 'Playfair Display', serif;
  font-weight: 400;
  color: var(--brand-dark);
}

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

/* Utilities */
.max-w {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 var(--spacing-lg);
}

@media (min-width: 1600px) {
  .max-w { max-width: 1280px; }
}
@media (min-width: 2200px) {
  .max-w { max-width: 1360px; }
}

.text-white { color: var(--surface-white); }
.text-muted { color: var(--text-muted); }

.bg-dark { background-color: var(--brand-dark); color: var(--surface-white); }
.bg-light { background-color: var(--brand-light); }
.bg-gray { background-color: var(--surface-neutral); }

.section-padding { padding: clamp(3.5rem, 8vw, 8rem) 0; }
.text-center { text-align: center; }

.uppercase { text-transform: uppercase; letter-spacing: var(--track-md); }
.mono-label {
  font-family: 'Inter', sans-serif;
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: var(--track-xxl);
  font-weight: 600;
  color: var(--mono-color);
  display: block;
  margin-bottom: var(--spacing-md);
}

/* Dark-surface contexts override mono-color back to brand gold. */
.hero, .page-header, .bg-dark, .site-header, .site-footer {
  --mono-color: var(--brand-gold);
}

/* Header */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  width: 100%;
  background: var(--brand-dark);
  border-bottom: 1px solid var(--on-dark-border);
  z-index: 1000;
  color: var(--surface-white);
}

.header-container {
  display: flex;
  justify-content: space-between;
  align-items: center;
  height: var(--header-h);
}

.logo {
  display: flex;
  align-items: center;
  gap: var(--spacing-sm);
}

.logo-box {
  width: 40px;
  height: 40px;
  border: 2px solid var(--brand-gold);
  display: flex;
  align-items: center;
  justify-content: center;
  font-weight: bold;
  font-size: 1.1rem;
}

.logo-box.small {
  width: 30px;
  height: 30px;
  font-size: 0.8rem;
}

.logo-text {
  display: flex;
  flex-direction: column;
  line-height: 1.3;
}

.logo-name {
  font-size: 1.1rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: var(--track-sm);
}

.logo-sub {
	font-size: 0.58rem;
	color: var(--brand-gold);
	text-transform: uppercase;
	letter-spacing: var(--track-xl);
}

.main-nav {
  display: flex;
  gap: var(--spacing-lg);
}

.nav-link {
  font-size: 0.85rem;
  font-weight: 500;
  color: var(--on-dark-secondary);
  transition: color var(--trans-fast);
  position: relative;
  padding: 0.5rem 0;
  min-height: 44px;
  display: inline-flex;
  align-items: center;
}

.nav-link:hover,
.nav-link:focus-visible,
.nav-link[aria-current="page"] {
  color: var(--surface-white);
}

.nav-link[aria-current="page"]::after {
  width: 100%;
}

/* Mobile nav toggle — hidden on desktop. */
.nav-toggle {
  display: none;
  background: transparent;
  border: 1px solid var(--brand-gold);
  color: var(--brand-gold);
  width: 44px;
  height: 44px;
  padding: 0;
  cursor: pointer;
  align-items: center;
  justify-content: center;
}

.nav-toggle:focus-visible {
  outline: 2px solid var(--surface-white);
  outline-offset: 2px;
}

.nav-toggle span {
  display: block;
  width: 18px;
  height: 1.5px;
  background: currentColor;
  position: relative;
}

.nav-toggle span::before,
.nav-toggle span::after {
  content: '';
  position: absolute;
  left: 0;
  width: 18px;
  height: 1.5px;
  background: currentColor;
}

.nav-toggle span::before { top: -6px; }
.nav-toggle span::after { top: 6px; }

.nav-backdrop { display: none; }

/* Mobile bottom-sheet nav (≤767px). */
@media (max-width: 767px) {
  .nav-toggle { display: inline-flex; }

  .nav-backdrop {
    display: block;
    position: fixed;
    inset: 0;
    background: var(--scrim);
    opacity: 0;
    pointer-events: none;
    transition: opacity 220ms ease;
    z-index: 1500;
  }

  .site-header[data-nav-open="true"] .nav-backdrop {
    opacity: 1;
    pointer-events: auto;
  }

  .main-nav {
    position: fixed;
    left: 0;
    right: 0;
    bottom: 0;
    top: auto;
    background: var(--brand-dark);
    border-top: 1px solid var(--on-dark-border);
    padding: 1rem var(--spacing-lg) calc(var(--spacing-xl) + env(safe-area-inset-bottom, 0));
    flex-direction: column;
    gap: 0;
    transform: translateY(100%);
    transition: transform 340ms cubic-bezier(0.22, 1, 0.36, 1);
    z-index: 1600;
    max-height: 85vh;
    overflow-y: auto;
    border-start-start-radius: 18px;
    border-start-end-radius: 18px;
    visibility: hidden;
  }

  .site-header[data-nav-open="true"] .main-nav {
    transform: translateY(0);
    visibility: visible;
  }

  /* Drag handle visual. */
  .main-nav::before {
    content: '';
    display: block;
    width: 40px;
    height: 4px;
    background: var(--on-dark-faint);
    border-radius: 999px;
    margin: 0 auto var(--spacing-md);
    flex-shrink: 0;
  }

  .main-nav .nav-link {
    font-family: 'Playfair Display', serif;
    font-size: 1.75rem;
    padding: 1rem 0;
    color: var(--on-dark-primary);
    border-bottom: 1px solid var(--on-dark-border);
    width: 100%;
    letter-spacing: 0;
    min-height: 56px;
  }

  .main-nav .nav-link[aria-current="page"] {
    color: var(--brand-gold);
  }

  .main-nav .nav-link:last-of-type { border-bottom: none; }

  body.has-nav-open { overflow: hidden; }
}

/* Landscape phone — keep sheet readable in short viewport. */
@media (max-width: 900px) and (orientation: landscape) and (max-height: 500px) {
  .main-nav {
    max-height: 92vh;
    padding-block: 0.75rem 1.25rem;
  }
  .main-nav .nav-link {
    font-size: 1.25rem;
    padding: 0.65rem 0;
    min-height: 44px;
  }
}

.nav-link::after {
  content: '';
  position: absolute;
  width: 0;
  height: 1px;
  bottom: -4px;
  left: 0;
  background-color: var(--brand-gold);
  transition: width var(--trans-med);
}

.nav-link:hover::after {
  width: 100%;
}

.cta-button {
  padding: 0.5rem 1.5rem;
  border: 1px solid var(--brand-gold);
  color: var(--brand-gold);
  font-size: 0.85rem;
  font-weight: 500;
  transition: background-color var(--trans-fast), color var(--trans-fast);
}

.cta-button:hover {
  background: var(--brand-gold);
  color: var(--surface-white);
}

/* Footer */
.site-footer {
  background-color: var(--brand-dark);
  color: var(--surface-white);
  padding: var(--spacing-xl) 0 var(--spacing-lg);
}

.footer-top {
  display: flex;
  justify-content: space-between;
  align-items: center;
}

.border-bottom {
  border-bottom: 1px solid var(--on-dark-border-strong);
}

.mb-4 { margin-bottom: var(--spacing-lg); }
.pb-4 { padding-bottom: var(--spacing-lg); }

.footer-brand {
  display: flex;
  align-items: center;
  gap: var(--spacing-sm);
}

.footer-links {
  display: flex;
  gap: var(--spacing-md);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  color: var(--on-dark-secondary);
}

.footer-links a:hover,
.footer-links a:focus-visible {
  color: var(--brand-gold);
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: var(--spacing-md);
  font-size: 0.7rem;
  color: var(--on-dark-muted);
  text-transform: uppercase;
  letter-spacing: var(--track-md);
}

.footer-legal {
  display: flex;
  gap: var(--spacing-lg);
}

.footer-legal a:hover {
  color: var(--surface-white);
}

@media (max-width: 767px) {
  .desktop-only { display: none; }
  .footer-top, .footer-bottom { flex-direction: column; gap: var(--spacing-md); text-align: center; }
}

/* Hero Section — left-aligned editorial */
.hero {
  height: 100vh;
  min-height: 600px;
  display: flex;
  align-items: center;
  position: relative;
  background-color: var(--brand-dark);
  background-size: cover;
  background-position: center;
  padding-inline: var(--spacing-lg);
}

.hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(var(--hero-scrim-top), var(--hero-scrim-bottom));
}

.hero-content {
  position: relative;
  z-index: 10;
  width: 100%;
  max-width: 1200px;
  margin: 0 auto;
  color: var(--surface-white);
  animation: fadeIn 1s var(--ease-out-quart) forwards;
}

.hero-content > * { max-width: 640px; }

@keyframes fadeIn {
  from { opacity: 0; transform: translateY(20px); }
  to { opacity: 1; transform: translateY(0); }
}

.hero h1 {
  font-size: clamp(3rem, 5vw, 5.5rem);
  color: var(--surface-white);
  margin-bottom: var(--spacing-md);
  line-height: 1.05;
}

.hero p {
  font-size: 1.2rem;
  font-weight: 300;
  color: var(--on-dark-body);
  margin-bottom: var(--spacing-lg);
}

.hero-btns {
  display: flex;
  gap: var(--spacing-md);
  flex-wrap: wrap;
}

.btn {
  padding: 1rem 2.5rem;
  font-weight: 600;
  font-size: 0.9rem;
  transition: background-color var(--trans-fast), color var(--trans-fast), border-color var(--trans-fast);
  cursor: pointer;
  display: inline-block;
}

.btn-primary {
  background: var(--brand-gold);
  color: var(--surface-white);
  border: 1px solid var(--brand-gold);
}

.btn-primary:hover {
  background: var(--brand-gold-ink);
  border-color: var(--brand-gold-ink);
}

.btn-outline {
  border: 1px solid var(--on-dark-faint);
  color: var(--surface-white);
}

.btn-outline:hover {
  background: var(--on-dark-overlay);
}

/* Grid Layouts */
.grid-2 {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 5vw, 8rem);
  align-items: start;
}

@media (max-width: 767px) {
  .grid-2 { grid-template-columns: 1fr; gap: var(--spacing-xl); }
}

.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--spacing-lg);
}

@media (max-width: 900px) {
  .grid-3 { grid-template-columns: 1fr; }
}

/* Prevent flex/grid children from overflowing their track. */
.grid-2 > *, .grid-3 > *, .stats-grid > * { min-width: 0; }

/* Stats — left-aligned ledger w/ hairline column rules. */
.stats {
  border-bottom: 1px solid var(--border-light);
  background: var(--surface-white);
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
}
.stat-box {
  display: flex;
  flex-direction: column;
  gap: var(--spacing-sm);
  padding-inline-start: var(--spacing-lg);
  border-inline-start: 1px solid var(--border-light);
}
.stat-box:first-child {
  padding-inline-start: 0;
  border-inline-start: 0;
}
.stat-box .mono-label { margin-bottom: 0; }
.stat-value {
  font-family: 'Playfair Display', serif;
  font-size: clamp(2.25rem, 4vw, 3rem);
  color: var(--brand-dark);
  line-height: 1;
  letter-spacing: -0.01em;
}
@media (max-width: 900px) {
  .stats-grid {
    grid-template-columns: repeat(2, 1fr);
    row-gap: var(--spacing-lg);
  }
  .stat-box:nth-child(odd) {
    padding-inline-start: 0;
    border-inline-start: 0;
  }
  .stat-box:nth-child(n+3) {
    padding-block-start: var(--spacing-lg);
    border-block-start: 1px solid var(--border-light);
  }
}
@media (max-width: 480px) {
  .stats-grid {
    grid-template-columns: 1fr;
    row-gap: var(--spacing-lg);
  }
  .stat-box {
    padding-inline-start: 0;
    border-inline-start: 0;
  }
  .stat-box:not(:first-child) {
    padding-block-start: var(--spacing-lg);
    border-block-start: 1px solid var(--border-light);
  }
}

.overview-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.overview-heading {
  font-size: clamp(2rem, 4vw, 3rem);
  margin-bottom: var(--spacing-lg);
}
.overview-lede {
  font-size: 1.1rem;
  margin-bottom: var(--spacing-md);
}
.overview-lede + .overview-lede { margin-bottom: var(--spacing-lg); }
.overview-cta {
  align-self: flex-start;
  margin-top: var(--spacing-sm);
}

/* Page Header for subpages */
.page-header {
  padding-top: calc(var(--header-h) + var(--spacing-xl));
  padding-bottom: var(--spacing-xl);
  background: var(--brand-dark);
  color: var(--surface-white);
}

.page-header h1 {
  color: var(--surface-white);
  font-size: 4rem;
  margin-bottom: var(--spacing-sm);
}

.page-header p {
  font-size: 1.25rem;
  color: var(--on-dark-muted);
  max-width: 600px;
}

.image-panel {
  aspect-ratio: 4/5;
  background: var(--brand-darker);
  position: relative;
  overflow: hidden;
}

.image-panel-wide {
  aspect-ratio: 16/9;
}

.image-panel-tall {
  aspect-ratio: 9/16;
}

/* Page-header with bg image (property detail). */
.page-header-image {
  background-image:
    linear-gradient(var(--hero-scrim-bottom), var(--hero-scrim-bottom)),
    url('../images/properties/710/710-property.png');
  background-image:
    linear-gradient(var(--hero-scrim-bottom), var(--hero-scrim-bottom)),
    image-set(
      url('../images/properties/710/710-property.avif') type('image/avif'),
      url('../images/properties/710/710-property.webp') type('image/webp'),
      url('../images/properties/710/710-property.png') type('image/png')
    );
  background-size: cover;
  background-position: center;
}

.back-link {
  color: var(--brand-gold);
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  display: inline-block;
  margin-bottom: var(--spacing-md);
}
.back-link:hover,
.back-link:focus-visible {
  color: var(--surface-white);
}

.spec-list {
  list-style: none;
  padding: 0;
}
.spec-row {
  display: flex;
  justify-content: space-between;
  gap: var(--spacing-md);
  padding: var(--spacing-sm) 0;
  border-bottom: 1px solid var(--border-light);
}
.spec-row dt { font-weight: 600; }
.spec-row dd { color: var(--text-muted); margin: 0; text-align: end; }

.image-panel img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(20%);
  transition: filter var(--trans-slow);
}

@media (hover: hover) {
  .image-panel:hover img {
    filter: grayscale(0%);
  }
}

@media (hover: none) {
  .image-panel img { filter: grayscale(0%); }
}

/* Portfolio — featured card (image + content) + status plates. */
.portfolio-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: var(--spacing-lg);
}

.portfolio-card {
  background: var(--surface-white);
  border: 1px solid var(--border-light);
  color: inherit;
  display: block;
  transition: border-color var(--trans-fast), box-shadow var(--trans-fast);
}

a.portfolio-card { text-decoration: none; }

.portfolio-card.is-featured {
  display: grid;
  grid-template-columns: 5fr 7fr;
  align-items: stretch;
  min-height: 360px;
}

@media (max-width: 767px) {
  .portfolio-card.is-featured {
    grid-template-columns: 1fr;
    min-height: 0;
  }
}

.portfolio-card-media {
  background: var(--brand-darker);
  overflow: hidden;
  position: relative;
}

.portfolio-card-media picture {
  display: block;
  width: 100%;
  height: 100%;
}

.portfolio-card-media img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(20%);
  transition: filter var(--trans-slow);
}

@media (max-width: 767px) {
  .portfolio-card-media { aspect-ratio: 16 / 10; }
}

@media (hover: hover) {
  a.portfolio-card.is-featured:hover {
    border-color: var(--brand-gold);
  }
  a.portfolio-card.is-featured:hover .portfolio-card-media img {
    filter: grayscale(0%);
  }
  a.portfolio-card.is-featured:hover .portfolio-card-cta::after {
    transform: translateX(4px);
  }
}

a.portfolio-card.is-featured:focus-visible {
  border-color: var(--brand-gold);
}

.portfolio-card-body {
  padding: var(--spacing-xl);
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-width: 0;
}

.portfolio-card-eyebrow {
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: var(--track-xxl);
  color: var(--brand-gold-ink);
  font-weight: 600;
  margin-bottom: var(--spacing-md);
}

.portfolio-card-title {
  font-family: 'Playfair Display', serif;
  font-size: clamp(1.5rem, 2.5vw, 2rem);
  color: var(--brand-dark);
  line-height: 1.15;
  margin-bottom: var(--spacing-sm);
}

.portfolio-card-meta {
  color: var(--text-muted);
  font-size: 0.95rem;
}

.portfolio-card-cta {
  margin-top: var(--spacing-lg);
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: var(--track-lg);
  font-weight: 600;
  color: var(--brand-gold-ink);
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
}

.portfolio-card-cta::after {
  content: '\2192';
  transition: transform var(--trans-fast);
}

/* Plate row — non-clickable status entries. */
.portfolio-plates {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: var(--spacing-lg);
}

@media (max-width: 767px) {
  .portfolio-plates { grid-template-columns: 1fr; }
}

/* Home-page holdings teaser — 3 plates in a row. */
.holdings-teaser-head {
  text-align: center;
  margin-bottom: var(--spacing-xl);
}

.holdings-teaser-head .overview-heading {
  margin-top: var(--spacing-sm);
}

@media (min-width: 768px) {
  .section-padding > .max-w > .portfolio-plates:last-child,
  .section-padding > .max-w > .holdings-teaser-head + .portfolio-plates {
    grid-template-columns: repeat(3, 1fr);
  }
}

.portfolio-card.is-plate {
  padding: var(--spacing-xl);
  display: flex;
  flex-direction: column;
  min-width: 0;
}

.portfolio-card.is-plate .portfolio-card-meta {
  margin-bottom: var(--spacing-lg);
}

.portfolio-card-status {
  margin-top: auto;
  padding-top: var(--spacing-md);
  border-top: 1px solid var(--border-light);
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: var(--track-lg);
  color: var(--text-muted);
}

.portfolio-footer {
  margin-top: var(--spacing-xl);
  padding-top: var(--spacing-lg);
  border-top: 1px solid var(--border-light);
}
.portfolio-cta { margin-top: var(--spacing-md); }

/* Contact page — shared surface base for card + form pane. */
.contact-card,
.contact-form-wrap {
  background: var(--surface-white);
  padding: var(--spacing-xl);
  border: 1px solid var(--border-light);
}

.contact-card { height: 100%; }
.contact-card-title {
  font-size: clamp(1.5rem, 3vw, 2rem);
  margin-bottom: var(--spacing-lg);
}
.contact-block {
  margin-bottom: var(--spacing-lg);
}
.contact-label {
  display: block;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: var(--track-lg);
  color: var(--brand-gold-ink);
  margin-bottom: var(--spacing-sm);
}
.contact-email,
.contact-block a {
  color: var(--text-main);
  text-decoration: underline;
  text-underline-offset: 3px;
}
.contact-email:hover,
.contact-block a:hover,
.contact-block a:focus-visible {
  color: var(--brand-gold-ink);
}

.contact-form-wrap { box-shadow: var(--shadow-soft); }
.contact-status-title {
  font-size: clamp(1.5rem, 3vw, 2rem);
  color: var(--brand-gold-ink);
  margin-bottom: var(--spacing-sm);
}
#inq-status:focus-visible { outline: 2px solid var(--brand-gold); outline-offset: 4px; }
#inq-status[tabindex] { outline: none; }

/* Forms */
.form-group {
  margin-bottom: var(--spacing-md);
}

.form-group label {
  display: block;
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: var(--track-lg);
  font-weight: 600;
  color: var(--text-main);
  margin-bottom: var(--spacing-sm);
}

.required-mark {
  color: var(--brand-gold-ink);
  margin-inline-start: 2px;
}

.form-control {
  width: 100%;
  padding: 1rem;
  background: var(--surface-input);
  border: 1px solid var(--border-input);
  font-family: inherit;
  font-size: 1rem;
  color: var(--text-main);
  transition: border-color var(--trans-fast), box-shadow var(--trans-fast);
}

.form-control:focus-visible {
  outline: none;
  border-color: var(--brand-gold);
  box-shadow: 0 0 0 2px var(--focus-ring);
}

.form-control::placeholder {
  color: var(--text-placeholder);
  opacity: 1;
}

.form-control[aria-invalid="true"] {
  border-color: var(--danger);
}

.form-error {
  color: var(--danger);
  font-size: 0.85rem;
  margin-top: var(--spacing-sm);
  display: block;
}

.form-status {
  padding: var(--spacing-lg);
  background: var(--brand-gold-wash);
  border-inline-start: 3px solid var(--brand-gold);
  margin-top: var(--spacing-md);
}

.form-status[hidden] { display: none; }

button[type="submit"] {
  width: 100%;
  background: var(--brand-dark);
  color: var(--surface-white);
  border: none;
  padding: 1.25rem;
  font-weight: bold;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  cursor: pointer;
  transition: background var(--trans-fast);
}

button[type="submit"]:hover:not(:disabled) {
  background: var(--brand-gold-ink);
}

button[type="submit"]:disabled {
  opacity: 0.6;
  cursor: not-allowed;
}

/* Real Image Adjustments */
.hero-img {
  background-image: url('../images/hero/houston-skyline-hero.png');
  background-image: image-set(
    url('../images/hero/houston-skyline-hero.avif') type('image/avif'),
    url('../images/hero/houston-skyline-hero.webp') type('image/webp'),
    url('../images/hero/houston-skyline-hero.png') type('image/png')
  );
}

.headshot img {
  width: 100%;
  height: auto;
  border-bottom: 4px solid var(--brand-gold);
  display: block;
}

.headshot-monogram {
  background: var(--surface-monogram);
  display: flex;
  align-items: center;
  justify-content: center;
  aspect-ratio: 1;
  border-bottom: 4px solid var(--brand-gold);
  font-family: 'Playfair Display', serif;
  font-size: 4rem;
  color: var(--text-monogram);
}

.leader-card {
  margin-bottom: var(--spacing-xl);
}

.leader-title {
  margin-top: var(--spacing-md);
  margin-bottom: var(--spacing-sm);
  font-size: 2rem;
}

.leader-role {
  color: var(--brand-gold-ink);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  font-weight: 600;
  margin-bottom: var(--spacing-md);
}

.leader-creds { font-size: 0.75rem; }

.mb-2 { margin-bottom: var(--spacing-sm); }

/* Shared section primitives (extracted from inline styles). */
.section-heading {
  font-size: clamp(1.75rem, 3vw, 2.5rem);
  margin-bottom: var(--spacing-md);
}

/* Trim leading above heading caps so paired image+heading share top baseline. */
.grid-2 .section-heading {
  line-height: 1;
  margin-top: -0.22em;
}

.section-heading-lg {
  font-size: clamp(2rem, 4vw, 3rem);
}
.section-lede {
  margin-bottom: var(--spacing-lg);
}
.section-intro {
  margin-bottom: var(--spacing-xxl);
}

.callout {
  padding: var(--spacing-lg);
  background: var(--brand-dark);
  color: var(--surface-white);
  border-inline-start: 4px solid var(--brand-gold);
}
.callout-title {
  color: var(--surface-white);
  margin-bottom: var(--spacing-sm);
}
.callout-body {
  color: var(--on-dark-primary);
  font-size: 0.95rem;
}

/* ---------- Properties: Baytown map + exhibits ---------- */

.btn-outline-dark {
  display: inline-block;
  padding: 1rem 2.5rem;
  font-weight: 600;
  font-size: 0.9rem;
  background: transparent;
  color: var(--brand-dark);
  border: 1px solid var(--brand-dark);
  cursor: pointer;
  transition: background var(--trans-fast), color var(--trans-fast);
}
.btn-outline-dark:hover,
.btn-outline-dark:focus-visible {
  background: var(--brand-dark);
  color: var(--surface-white);
}

.baytown-map {
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) minmax(0, 1fr);
  gap: var(--spacing-xl);
  align-items: start;
}
@media (max-width: 900px) {
  .baytown-map { grid-template-columns: 1fr; gap: var(--spacing-lg); }
}

.baytown-map-figure {
  margin: 0;
  background: var(--surface-white);
  border: 1px solid var(--border-light);
  padding: var(--spacing-md);
  box-shadow: var(--shadow-soft);
}
.baytown-map-svg-wrap {
  position: relative;
  width: 100%;
  line-height: 0;
}
.baytown-map-img {
  display: block;
  width: 100%;
  height: auto;
  user-select: none;
  -webkit-user-drag: none;
}
.baytown-map-overlay {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  pointer-events: none;
}
.baytown-map-caption {
  margin-top: var(--spacing-md);
  padding-top: var(--spacing-md);
  border-top: 1px solid var(--border-light);
  display: block;
  text-align: center;
}

.hotspot {
  pointer-events: auto;
  cursor: pointer;
  outline: none;
}
.hotspot-hit {
  fill: transparent;
  stroke: transparent;
}
.hotspot-ring {
  fill: rgba(255, 255, 255, 0.0);
  stroke: rgba(255, 255, 255, 0.85);
  stroke-width: 4;
  transition: stroke var(--trans-fast), fill var(--trans-fast), r var(--trans-fast);
}
.hotspot-dot {
  fill: rgba(17, 20, 23, 0.85);
  transition: fill var(--trans-fast);
}
.hotspot-label {
  fill: var(--surface-white);
  font-family: 'Playfair Display', serif;
  font-size: 38px;
  font-weight: 600;
  pointer-events: none;
  user-select: none;
}
.hotspot.is-hovered .hotspot-ring,
.hotspot:focus-visible .hotspot-ring {
  stroke: var(--brand-gold);
  stroke-width: 6;
}
.hotspot.is-hovered .hotspot-dot,
.hotspot:focus-visible .hotspot-dot {
  fill: var(--brand-gold-ink);
}
.hotspot.is-active .hotspot-dot {
  fill: var(--brand-gold);
}
.hotspot.is-active .hotspot-ring {
  stroke: var(--brand-gold);
  stroke-width: 7;
}
.hotspot.is-active .hotspot-label {
  fill: var(--brand-darker);
}
.hotspot:focus-visible {
  outline: none;
}
.hotspot-debug {
  fill: magenta;
  font-size: 18px;
  font-family: ui-monospace, monospace;
  pointer-events: none;
}

/* Cluster pin — shown in the full-state view */
.gulf-cluster {
  cursor: pointer;
  outline: none;
  transition: opacity 0.45s var(--ease-out-quart);
}
.gulf-cluster-hit { fill: transparent; }
.gulf-cluster-glow {
  opacity: 0.85;
  transition: opacity var(--trans-fast);
}
.gulf-cluster-ring {
  fill: transparent;
  stroke: rgba(184, 134, 11, 0.55);
  stroke-width: 0.4;
  transition: stroke var(--trans-fast), stroke-width var(--trans-fast);
}
.gulf-cluster-dot {
  fill: var(--brand-gold);
  transition: fill var(--trans-fast);
}
.gulf-cluster-count {
  fill: var(--brand-dark);
  font-family: 'Playfair Display', serif;
  font-size: 3.8px;
  font-weight: 700;
  pointer-events: none;
  user-select: none;
}
.gulf-cluster-label {
  fill: rgba(255, 255, 255, 0.94);
  font-family: 'Inter', sans-serif;
  font-size: 2.2px;
  font-weight: 700;
  letter-spacing: 0.16px;
  pointer-events: none;
  user-select: none;
  paint-order: stroke;
  stroke: rgba(10, 12, 14, 0.85);
  stroke-width: 0.4;
}
.gulf-cluster:hover .gulf-cluster-ring,
.gulf-cluster:focus-visible .gulf-cluster-ring {
  stroke: var(--brand-gold);
  stroke-width: 0.55;
}
.gulf-cluster:hover .gulf-cluster-glow,
.gulf-cluster:focus-visible .gulf-cluster-glow {
  opacity: 1;
}

/* View-state visibility — toggled via .gulf-map[data-view] */
.gulf-map[data-view="state"] .gulf-cluster { opacity: 1; pointer-events: auto; }
.gulf-map[data-view="state"] .gulf-marker { opacity: 0; pointer-events: none; }
.gulf-map[data-view="region"] .gulf-cluster,
.gulf-map[data-view="property"] .gulf-cluster {
  opacity: 0;
  pointer-events: none;
}
.gulf-map[data-view="region"] .gulf-marker,
.gulf-map[data-view="property"] .gulf-marker {
  opacity: 1;
  pointer-events: auto;
}
.gulf-marker { transition: opacity 0.45s var(--ease-out-quart); }

/* Subtle hint overlay sitting in the canvas corner */
.gulf-map-hint {
  position: absolute;
  right: 18px;
  bottom: 18px;
  font-size: 0.65rem;
  color: var(--on-dark-muted);
  letter-spacing: var(--track-md);
  text-transform: uppercase;
  pointer-events: none;
  background: rgba(10, 12, 14, 0.55);
  padding: 6px 10px;
  border: 1px solid var(--on-dark-border-strong);
  backdrop-filter: blur(6px);
}

.baytown-detail {
  position: sticky;
  top: calc(var(--header-h) + var(--spacing-md));
  background: var(--surface-white);
  border: 1px solid var(--border-light);
  padding: var(--spacing-xl);
  box-shadow: var(--shadow-soft);
  min-height: 240px;
}
@media (max-width: 900px) {
  .baytown-detail { position: static; }
}
.baytown-detail-empty .mono-label,
.baytown-detail-head .mono-label {
  margin-bottom: var(--spacing-sm);
}
.baytown-detail-empty h3,
.baytown-detail-head h3 {
  font-size: clamp(1.4rem, 2.5vw, 1.85rem);
  margin-bottom: var(--spacing-sm);
  color: var(--brand-dark);
}
.baytown-detail-meta {
  font-size: 1rem;
  color: var(--text-main);
  margin-bottom: var(--spacing-lg);
}
.baytown-detail-meta strong {
  color: var(--brand-gold-ink);
  letter-spacing: var(--track-sm);
}
.baytown-detail-exhibits-heading {
  font-size: 1rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  color: var(--text-muted);
  margin-bottom: var(--spacing-md);
}
.baytown-detail-noexhibit { font-size: 0.95rem; }
.baytown-detail-close {
  margin-top: var(--spacing-lg);
  background: none;
  border: 1px solid var(--border-input);
  color: var(--text-muted);
  padding: 0.6rem 1.2rem;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  cursor: pointer;
  transition: color var(--trans-fast), border-color var(--trans-fast);
}
.baytown-detail-close:hover,
.baytown-detail-close:focus-visible {
  color: var(--brand-dark);
  border-color: var(--brand-dark);
}

.exhibit-list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: var(--spacing-md);
}
.exhibit-card {
  border: 1px solid var(--border-light);
  background: var(--surface-neutral);
  padding: var(--spacing-md);
  display: grid;
  gap: var(--spacing-md);
}
.exhibit-card .mono-label {
  margin-bottom: var(--spacing-sm);
  font-size: 0.7rem;
}
.exhibit-card-title {
  font-size: 1.15rem;
  color: var(--brand-dark);
  margin-bottom: var(--spacing-sm);
}
.exhibit-card-sub {
  font-size: 0.9rem;
  margin-bottom: 0;
}
.exhibit-actions {
  display: flex;
  flex-wrap: wrap;
  gap: var(--spacing-sm);
}
.exhibit-actions .btn,
.exhibit-actions .btn-outline-dark {
  padding: 0.7rem 1.4rem;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
}

.tract-list-section {
  margin-top: var(--spacing-xl);
  padding-top: var(--spacing-xl);
  border-top: 1px solid var(--border-light);
}
.tract-list-section h3 {
  font-size: clamp(1.5rem, 3vw, 2rem);
  margin-bottom: var(--spacing-sm);
  color: var(--brand-dark);
}
.tract-list-section > p { margin-bottom: var(--spacing-lg); }
.tract-list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--border-light);
  border: 1px solid var(--border-light);
}
@media (max-width: 700px) {
  .tract-list { grid-template-columns: 1fr; }
}
.tract-list-item {
  width: 100%;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: var(--spacing-md);
  padding: var(--spacing-md) var(--spacing-lg);
  background: var(--surface-white);
  border: none;
  cursor: pointer;
  text-align: left;
  font-family: inherit;
  transition: background var(--trans-fast);
}
.tract-list-item:hover,
.tract-list-item:focus-visible {
  background: var(--surface-neutral);
}
.tract-list-item.is-active {
  background: var(--brand-gold-wash);
}
.tract-list-num {
  font-family: 'Playfair Display', serif;
  font-size: 1.6rem;
  color: var(--brand-gold-ink);
  letter-spacing: -0.02em;
}
.tract-list-title {
  display: block;
  color: var(--brand-dark);
  font-weight: 600;
}
.tract-list-meta {
  display: block;
  font-size: 0.85rem;
  color: var(--text-muted);
  margin-top: 2px;
}
.tract-list-cta {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  color: var(--brand-gold-ink);
}

/* Rosenberg page exhibit grid + facts */
.rosenberg-exhibits {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--spacing-lg);
}
@media (max-width: 900px) {
  .rosenberg-exhibits { grid-template-columns: 1fr; }
}
.rosenberg-exhibits .exhibit-card { background: var(--surface-white); }

.rosenberg-facts {
  display: grid;
  grid-template-columns: 200px 1fr;
  gap: var(--spacing-md) var(--spacing-lg);
  padding: var(--spacing-xl);
  background: var(--surface-white);
  border: 1px solid var(--border-light);
}
@media (max-width: 700px) {
  .rosenberg-facts { grid-template-columns: 1fr; gap: var(--spacing-sm); padding: var(--spacing-lg); }
  .rosenberg-facts dt { padding-top: var(--spacing-md); border-top: 1px solid var(--border-light); }
  .rosenberg-facts dt:first-child { padding-top: 0; border-top: none; }
}
.rosenberg-facts dt {
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  color: var(--brand-gold-ink);
  font-weight: 600;
}
.rosenberg-facts dd {
  font-size: 1rem;
  color: var(--text-main);
  margin: 0;
}

@media (prefers-reduced-motion: reduce) {
  .hotspot-ring, .hotspot-dot, .tract-list-item, .baytown-detail-close { transition: none !important; }
}

/* ---------- Home-page Texas map (gulf-map) ---------- */

.gulf-map-section {
  background: var(--brand-darker);
  color: var(--on-dark-primary);
  padding: clamp(4rem, 8vw, 8rem) 0;
}
.gulf-map-section .max-w { max-width: 1320px; }

.gulf-map { display: block; }

.gulf-map-header {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: var(--spacing-lg);
  margin-bottom: var(--spacing-xl);
  flex-wrap: wrap;
}
.gulf-map-eyebrow { color: var(--brand-gold); }
.gulf-map-title {
  color: var(--surface-white);
  font-size: clamp(2rem, 4vw, 3.25rem);
  letter-spacing: -0.01em;
  margin-top: var(--spacing-sm);
  margin-bottom: var(--spacing-sm);
}
.gulf-map-lede {
  color: var(--on-dark-body);
  max-width: 38ch;
}
.gulf-map-reset {
  background: transparent;
  border: 1px solid var(--on-dark-border-strong);
  color: var(--on-dark-secondary);
  padding: 0.7rem 1.4rem;
  font-size: 0.78rem;
  letter-spacing: var(--track-md);
  text-transform: uppercase;
  cursor: pointer;
  transition: background var(--trans-fast), color var(--trans-fast), border-color var(--trans-fast);
}
.gulf-map-reset:hover,
.gulf-map-reset:focus-visible {
  background: var(--on-dark-overlay);
  color: var(--surface-white);
  border-color: var(--on-dark-faint);
}

.gulf-map-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.45fr) minmax(0, 1fr);
  gap: var(--spacing-xl);
  align-items: start;
}
@media (max-width: 960px) {
  .gulf-map-grid { grid-template-columns: 1fr; }
}

.gulf-map-canvas {
  position: relative;
  margin: 0;
  border: 1px solid var(--on-dark-border-strong);
  background: #0a0c0e;
  overflow: hidden;
  aspect-ratio: 1 / 1;
  max-height: 720px;
  padding: 4%;
  touch-action: none; /* enable pinch + drag pan */
  user-select: none;
  cursor: grab;
}
.gulf-map-canvas.is-dragging,
.gulf-map-canvas.is-dragging * {
  cursor: grabbing !important;
}
.gulf-map-svg {
  width: 100%;
  height: 100%;
  display: block;
  filter: drop-shadow(0 30px 40px rgba(0, 0, 0, 0.6));
}
.gulf-map-state {
  transition: d 0.6s var(--ease-out-quart);
}

.gulf-marker {
  cursor: pointer;
  outline: none;
}
.gulf-marker-hit { fill: transparent; }
.gulf-marker-halo {
  fill: rgba(184, 134, 11, 0.10);
  stroke: rgba(184, 134, 11, 0.32);
  stroke-width: 0.08;
  transition: fill var(--trans-fast), stroke var(--trans-fast);
}
.gulf-marker-pulse {
  fill: transparent;
  stroke: rgba(255, 255, 255, 0.7);
  stroke-width: 0.13;
  transition: stroke var(--trans-fast), stroke-width var(--trans-fast), r var(--trans-fast);
}
.gulf-marker-dot {
  fill: var(--surface-white);
  transition: fill var(--trans-fast), r var(--trans-fast);
}
.gulf-marker-label {
  fill: rgba(255, 255, 255, 0.92);
  font-family: 'Inter', sans-serif;
  font-size: 0.78px;
  font-weight: 700;
  letter-spacing: 0.05px;
  text-transform: uppercase;
  pointer-events: none;
  paint-order: stroke;
  stroke: rgba(10, 12, 14, 0.85);
  stroke-width: 0.18;
  transition: fill var(--trans-fast);
}
.gulf-marker.is-hovered .gulf-marker-pulse,
.gulf-marker:focus-visible .gulf-marker-pulse {
  stroke: var(--brand-gold);
  stroke-width: 0.6;
}
.gulf-marker.is-hovered .gulf-marker-label,
.gulf-marker:focus-visible .gulf-marker-label,
.gulf-marker.is-active .gulf-marker-label {
  fill: var(--brand-gold);
}
.gulf-marker.is-hovered .gulf-marker-halo,
.gulf-marker:focus-visible .gulf-marker-halo,
.gulf-marker.is-active .gulf-marker-halo {
  fill: rgba(184, 134, 11, 0.22);
  stroke: rgba(184, 134, 11, 0.7);
}
.gulf-marker.is-active .gulf-marker-dot { fill: var(--brand-gold); }
.gulf-marker.is-active .gulf-marker-pulse {
  stroke: var(--brand-gold);
  stroke-width: 0.22;
}

.gulf-map-zoom {
  position: absolute;
  bottom: 18px;
  left: 18px;
  display: flex;
  gap: 2px;
  background: rgba(10, 12, 14, 0.7);
  border: 1px solid var(--on-dark-border-strong);
  backdrop-filter: blur(6px);
}
.gulf-map-zoom-btn {
  background: transparent;
  border: none;
  color: var(--on-dark-secondary);
  width: 36px;
  height: 36px;
  font-size: 1.1rem;
  cursor: pointer;
  transition: color var(--trans-fast), background var(--trans-fast);
}
.gulf-map-zoom-btn:hover,
.gulf-map-zoom-btn:focus-visible {
  color: var(--surface-white);
  background: rgba(255, 255, 255, 0.06);
}

.gulf-map-aside {
  display: flex;
  flex-direction: column;
  gap: var(--spacing-lg);
  min-width: 0;
}

.gulf-map-list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: flex;
  flex-direction: column;
  gap: 1px;
  background: var(--on-dark-border-strong);
  border: 1px solid var(--on-dark-border-strong);
}
.gulf-map-list-item {
  width: 100%;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: var(--spacing-md);
  padding: var(--spacing-md) var(--spacing-lg);
  background: #111417;
  border: none;
  cursor: pointer;
  text-align: left;
  font-family: inherit;
  color: var(--on-dark-primary);
  transition: background var(--trans-fast);
}
.gulf-map-list-item:hover,
.gulf-map-list-item:focus-visible {
  background: #15191c;
}
.gulf-map-list-item.is-active {
  background: color-mix(in oklch, var(--brand-gold) 10%, #111417);
}
.gulf-map-list-num {
  font-family: 'Playfair Display', serif;
  font-size: 1.4rem;
  color: var(--brand-gold);
  letter-spacing: -0.02em;
}
.gulf-map-list-title {
  display: block;
  font-weight: 600;
  color: var(--surface-white);
}
.gulf-map-list-meta {
  display: block;
  font-size: 0.85rem;
  color: var(--on-dark-muted);
  margin-top: 2px;
}
.gulf-map-list-cta {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  color: var(--brand-gold);
}

.gulf-detail {
  background: #15191c;
  border: 1px solid var(--on-dark-border-strong);
  padding: var(--spacing-xl);
  min-height: 240px;
}
.gulf-detail-empty .mono-label,
.gulf-detail-body .mono-label { color: var(--brand-gold); margin-bottom: var(--spacing-sm); }
.gulf-detail-empty h3,
.gulf-detail-title {
  color: var(--surface-white);
  font-size: clamp(1.4rem, 2.5vw, 1.85rem);
  margin-bottom: var(--spacing-sm);
}
.gulf-detail-empty p { color: var(--on-dark-body); }
.gulf-detail-region {
  color: var(--on-dark-secondary);
  font-size: 0.9rem;
  text-transform: uppercase;
  letter-spacing: var(--track-md);
  margin-bottom: var(--spacing-md);
}
.gulf-detail-summary {
  color: var(--on-dark-body);
  margin-bottom: var(--spacing-lg);
}
.gulf-detail-cta { margin-top: var(--spacing-sm); }

@media (prefers-reduced-motion: reduce) {
  .gulf-marker-pulse, .gulf-marker-dot, .gulf-marker-label, .gulf-map-state,
  .gulf-map-list-item, .gulf-map-zoom-btn, .gulf-map-reset { transition: none !important; }
}

/* ---------- Print ---------- */
@media print {
  @page { margin: 0.75in; }

  body {
    background: #fff;
    color: #000;
    font-size: 11pt;
    line-height: 1.5;
    overflow: visible;
  }

  /* Hide non-print chrome. */
  .skip-link,
  .site-header,
  .site-footer,
  .nav-toggle,
  .nav-backdrop,
  .main-nav,
  .hero-btns,
  .btn,
  .btn-primary,
  .btn-outline,
  .cta-button,
  .portfolio-cta,
  .overview-cta,
  .contact-form-wrap form,
  .form-status,
  .portfolio-footer .btn {
    display: none !important;
  }

  main { display: block; }

  /* Neutralize brand surfaces. */
  .bg-dark, .bg-gray, .bg-light, .stats, .hero, .page-header, .page-header-image, .callout, .contact-card {
    background: #fff !important;
    color: #000 !important;
    box-shadow: none !important;
    border-color: #000 !important;
  }

  .hero::before, .page-header-image { background-image: none !important; }

  .hero {
    min-height: 0;
    height: auto;
    padding: 0.25in 0;
    text-align: start;
  }

  .hero h1, .hero p, .page-header h1, .page-header p,
  .callout-title, .callout-body {
    color: #000 !important;
  }

  .mono-label {
    color: #000 !important;
    font-weight: 700;
    border-bottom: 0.5pt solid #000;
    padding-bottom: 2pt;
    margin-bottom: 6pt;
  }

  .serif, h1, h2, h3, h4 {
    color: #000 !important;
    page-break-after: avoid;
  }

  section, .section-padding {
    padding: 12pt 0;
    page-break-inside: avoid;
  }

  .grid-2 { gap: 18pt; }
  .stats-grid { grid-template-columns: repeat(4, 1fr) !important; gap: 12pt; }
  .stat-value { font-size: 18pt; color: #000 !important; }

  .leader-card, .portfolio-card, .stat-box, .spec-row, .callout {
    page-break-inside: avoid;
  }

  .image-panel {
    aspect-ratio: auto;
    max-height: 2.75in;
    page-break-inside: avoid;
    border: 0.5pt solid #000;
  }
  .image-panel img { filter: grayscale(100%) !important; }

  .leader-role { color: #000 !important; }

  a { color: #000 !important; text-decoration: underline; }
  a[href^="http"]::after,
  a[href^="mailto:"]::after,
  a[href^="tel:"]::after {
    content: " (" attr(href) ")";
    font-size: 0.85em;
    color: #333;
    text-decoration: none;
  }
  a[href^="/"]::after,
  a[href^="#"]::after { content: ""; }

  p, li, dd { orphans: 3; widows: 3; }

  /* Print header band per page with firm name. */
  body::before {
    content: "Gulf Equities Realty Advisors, Inc.";
    display: block;
    font-family: 'Playfair Display', serif;
    font-size: 10pt;
    padding-bottom: 8pt;
    margin-bottom: 12pt;
    border-bottom: 0.5pt solid #000;
    letter-spacing: var(--track-sm);
  }
}