/* ==========================================================================
   Crestbrick — Design System
   Rebuilt from the Claude design template "Crestbrick Website Redesign".
   Palette: deep forest green + lime + lavender + warm cream.
   Fonts: Hanken Grotesk (sans), Fraunces (serif italic accent), JetBrains Mono.
   ========================================================================== */

@import url('https://fonts.googleapis.com/css2?family=Manrope:wght@400;500;600;700&display=swap');

/* ---- Tokens ------------------------------------------------------------- */
:root {
  /* Greens — CBK Brand Guide, principal + variants (p.18-19) */
  --green-950: #123C2D;   /* CBK Green — official brand dark */
  --green-900: #204F3D;   /* hero / primary dark section */
  --green-850: #2F6652;   /* dark tiles */
  --green-800: #417865;
  --green-700: #5B8D7B;
  --green-600: #7DA392;

  /* Accents — no separate bright hue per the guide; same green family,
     just lighter for use on dark backgrounds, darker for use on light ones */
  --lime:      #7DA392;
  --lime-600:  #5B8D7B;
  --lime-700:  #2F6652;
  --lavender:  #B7AD9C;   /* warm-sand-grey standing in for the old lavender accent */
  --lavender-600: #A19584;

  /* Neutrals — CBK Brand Guide */
  --cream:     #EDE8DE;   /* Warm Sand — light page bg */
  --cream-100: #FAF9F5;
  --paper:     #FFFFFF;   /* White */
  --ink:       #123C2D;   /* CBK Green as dark text-ink */
  --ink-soft:  #2F6652;
  --muted:     #8EA796;
  --muted-dark:#BFD3C7;   /* muted text on green */
  --line:      #D8D8D3;   /* Mist Grey hairline on light */
  --line-dark: rgba(255,255,255,.14);
  --nav-pill:  rgba(237,232,222,.78);

  /* System */
  --radius:    22px;
  --radius-sm: 14px;
  --radius-lg: 30px;
  --maxw:      1200px;
  --gut:       clamp(20px, 5vw, 56px);
  --shadow:    0 18px 50px -18px rgba(18,60,45,.35);

  --sans: "Hanken Grotesk", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Arial, sans-serif;
  --serif:"Fraunces", Georgia, "Times New Roman", serif;
  --mono: "JetBrains Mono", ui-monospace, "SFMono-Regular", Menlo, Consolas, monospace;
}

/* ---- Reset -------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; overflow-x: hidden; width: 100%; }
body {
  font-family: var(--sans);
  color: var(--ink);
  background: var(--cream);
  line-height: 1.55;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, svg, video { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; }
ul { list-style: none; padding: 0; }

/* ---- Layout ------------------------------------------------------------- */
.wrap { width: 100%; max-width: var(--maxw); margin-inline: auto; padding-inline: var(--gut); }
.section { padding-block: clamp(64px, 9vw, 128px); }
.section--tight { padding-block: clamp(48px, 6vw, 84px); }
.bg-green   { background: var(--green-900); color: var(--cream); }
.bg-green-950 { background: var(--green-950); color: var(--cream); }
.bg-cream   { background: var(--cream); color: var(--ink); }
.bg-paper   { background: var(--paper); color: var(--ink); }

/* ---- Typography --------------------------------------------------------- */
.eyebrow, .mono-label {
  font-family: var(--mono);
  font-size: .72rem;
  letter-spacing: .18em;
  text-transform: uppercase;
  font-weight: 500;
}
.eyebrow { color: var(--lime-700); }
.bg-green .eyebrow, .bg-green-950 .eyebrow { color: var(--lime); }

h1, h2, h3 { font-weight: 800; line-height: 1.02; letter-spacing: -.02em; }
.display {
  font-size: clamp(3rem, 9.5vw, 7.4rem);
  font-weight: 800;
  line-height: .95;
  letter-spacing: -.035em;
}
.display .accent {
  font-family: var(--serif);
  font-weight: 400;
  font-style: italic;
  color: var(--lime);
  letter-spacing: -.01em;
}
.bg-cream .display .accent, .bg-paper .display .accent { color: var(--lime-700); }
h2.headline { font-size: clamp(2rem, 4.6vw, 3.5rem); letter-spacing: -.03em; }
h3.sub { font-size: clamp(1.3rem, 2.4vw, 1.9rem); font-weight: 700; }
.lede { font-size: clamp(1.05rem, 1.7vw, 1.32rem); color: var(--muted); max-width: 46ch; }
.bg-green .lede, .bg-green-950 .lede { color: var(--muted-dark); }
.serif-i { font-family: var(--serif); font-style: italic; font-weight: 400; }

/* ---- Buttons ------------------------------------------------------------ */
.btn {
  display: inline-flex; align-items: center; gap: .55em;
  padding: .95em 1.5em; border-radius: 999px;
  font-weight: 700; font-size: .98rem; letter-spacing: -.01em;
  border: 1.5px solid transparent; transition: transform .18s ease, background .18s ease, color .18s ease, border-color .18s ease;
  white-space: nowrap;
}
.btn:hover { transform: translateY(-2px); }
.btn--lime { background: var(--lime); color: var(--green-950); }
.btn--lime:hover { background: #b2dd5f; }
.btn--dark { background: var(--green-900); color: var(--cream); }
.btn--dark:hover { background: var(--green-800); }
.btn--ghost { background: transparent; border-color: var(--line); color: var(--ink); }
.bg-green .btn--ghost, .bg-green-950 .btn--ghost { border-color: var(--line-dark); color: var(--cream); }
/* The hero/footer are dark but don't carry .bg-green, so the base .btn--ghost (dark ink)
   made the label invisible. Give ghost buttons on any dark surface light text + a hover fill. */
.hero .btn--ghost, .footer .btn--ghost { color: var(--cream); border-color: rgba(243,240,230,.55); }
.hero .btn--ghost:hover, .footer .btn--ghost:hover,
.bg-green .btn--ghost:hover, .bg-green-950 .btn--ghost:hover { background: var(--cream); color: var(--green-950); border-color: var(--cream); }
.btn--ghost:hover { border-color: currentColor; }
.btn .dot { width: .5em; height: .5em; border-radius: 50%; background: var(--lime); display: inline-block; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; }

/* ---- Nav -- concrete-hex port of css/home-base31.css's real nav (data-surface="media"):
   always-solid #0C2A1E bar, constant height, cream text, lime hover/accent. Kept on the
   sitewide position:fixed mechanism (base31 itself uses position:sticky) so no hero
   padding-top changes were required anywhere. Every color below is a literal hex/rgba
   copy of base31's resolved "media" surface tokens -- NOT styles.css's own --cream/--lime
   (which are different colors) -- so this renders pixel-identical to the native pages. */
.nav-outer { position: fixed; inset: 0 0 auto 0; z-index: 60; padding: 0; pointer-events: none; background: #0C2A1E; border-bottom: 1px solid transparent; transition: border-color .25s ease; }
.nav-outer.scrolled { border-bottom-color: rgba(246,242,239,.26); box-shadow: 0 10px 30px -16px rgba(0,0,0,.5); }
.nav {
  pointer-events: auto;
  width: 100%; max-width: 1360px; margin-inline: auto;
  display: flex; align-items: center; gap: clamp(12px, 1.4vw, 16px);
  background: transparent;
  border: none;
  border-radius: 0;
  min-height: clamp(64px, 7vw, 78px);
  padding-inline: clamp(16px, 4vw, 24px);
  box-shadow: none;
}
.nav__brand { display: flex; align-items: center; min-height: 44px; margin-right: auto; }
.nav__brand img { height: clamp(34px, 3.4vw, 44px); width: auto; display: block; }
.nav__links { display: flex; align-items: center; gap: clamp(14px, 1.8vw, 28px); }
.nav__links > a, .nav__dd-btn {
  display: inline-flex; align-items: center; gap: 7px; min-height: 44px; padding: 0;
  background: none; border: 0;
  font-family: "Manrope", var(--sans); font-size: .8125rem; font-weight: 500;
  letter-spacing: .12em; text-transform: uppercase; color: #F6F2EF;
  cursor: pointer; white-space: nowrap; transition: color .15s;
}
.nav__links > a:hover, .nav__links > a:focus-visible, .nav__dd-btn:hover, .nav__dd-btn:focus-visible { color: #A3D75F; }
.nav__sep { width: 1px; height: 20px; background: rgba(246,242,239,.25); }
.nav__login { font-weight: 700; color: #F6F2EF; }
/* Realtor-login account icon (always visible in the bar, like a portal login) */
.nav__account { display: inline-flex; align-items: center; justify-content: center; width: 44px; height: 44px; border-radius: 15px; color: #F6F2EF; border: 1px solid rgba(246,242,239,.62); background: transparent; transition: background .15s, color .15s, border-color .15s; flex: 0 0 auto; }
.nav__account:hover, .nav__account:focus-visible { background: #A3D75F; border-color: #A3D75F; color: #0C2A1E; outline: none; }
.nav__account svg { width: 19px; height: 19px; display: block; }
.nav__toggle { display: none; align-items: center; justify-content: center; width: 44px; height: 44px; background: none; border: 1px solid rgba(246,242,239,.62); border-radius: 15px; color: #F6F2EF; cursor: pointer; }
.nav__toggle:hover, .nav__toggle:focus-visible { background: #A3D75F; border-color: #A3D75F; color: #0C2A1E; }
.nav__toggle svg { width: 22px; height: 22px; display: block; }

/* mobile nav -- inline expansion within the bar itself (NOT a floating light card),
   matching base31's own @media(max-width:900px) block exactly: nav wraps, links drop
   to a full-width row below brand/account/toggle, everything stays dark-on-dark. */
@media (max-width: 900px) {
  .nav { flex-wrap: wrap; }
  .nav__account { order: 2; }
  .nav__toggle { display: inline-flex; order: 3; }
  .nav__links {
    order: 4; display: none; flex-direction: column; align-items: stretch; width: 100%;
    gap: 0; padding-block: 8px 16px; border-top: 1px solid rgba(246,242,239,.26);
  }
  .nav__links.open { display: flex; }
  .nav__links .nav__sep { display: none; }
  .nav__links > a, .nav__dd-btn { width: 100%; padding-block: 10px; min-height: 48px; }
}

/* ---- Hero --------------------------------------------------------------- */
.hero { position: relative; background: var(--green-900); color: var(--cream); overflow: hidden; padding-top: 140px; }
.hero__mono-bg { position: absolute; right: -6%; top: 2%; width: min(60vw, 760px); height: min(60vw, 760px); opacity: .06; pointer-events: none; background-color: var(--lime); -webkit-mask-image: url(/assets/brand/brick-icon-small.png); mask-image: url(/assets/brand/brick-icon-small.png); -webkit-mask-repeat: no-repeat; mask-repeat: no-repeat; -webkit-mask-position: center; mask-position: center; -webkit-mask-size: contain; mask-size: contain; }
.hero .wrap { position: relative; z-index: 2; }
/* ---- Hero photo variant (full-bleed background photo/illustration + scrim) ---- */
.hero--photo .hero__bg-photo { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: left center; z-index: 0; pointer-events: none; }
.hero--photo .hero__mono-bg { left: -6%; right: auto; top: 2%; z-index: 1; }
.hero--photo .hero__grid { grid-template-columns: minmax(0, 1.15fr); align-items: start; gap: 26px; }
.hero--photo .hero__scrim { position: absolute; inset: 0; z-index: 1; pointer-events: none; background: linear-gradient(100deg, rgba(18,60,45,.95) 0%, rgba(18,60,45,.88) 35%, rgba(18,60,45,.45) 58%, rgba(18,60,45,0) 78%); }
.hero--photo .hero__lede { color: var(--cream); text-align: left; max-width: 40ch; }
@media (max-width: 640px) {
  .hero--photo .hero__scrim { background: rgba(18,60,45,.7); }
  .hero--photo .hero__lede { max-width: 30ch; }
  .hero--photo .hero__mono-bg { left: 24%; top: 50%; right: auto; transform: translate(-50%, -50%); width: auto; height: 92%; aspect-ratio: 1 / 1; }
  h1.display, .display { font-size: 50px; }
}

.hero__meta { display: flex; align-items: center; gap: 22px; margin-bottom: 26px; }
.hero__meta .rule { flex: 1; height: 1px; background: var(--line-dark); max-width: 240px; }
.hero__meta .markets { font-family: var(--mono); font-size: .72rem; letter-spacing: .16em; color: var(--muted-dark); }
.hero__grid { display: grid; grid-template-columns: 1.15fr .85fr; gap: 40px; align-items: end; }
.hero__cta { display: flex; flex-direction: column; gap: 20px; align-items: flex-start; justify-content: flex-end; padding-bottom: 8px; }
@media (max-width: 900px) { .hero__grid { grid-template-columns: 1fr; gap: 24px; } .hero__cta { align-items: stretch; } }

/* Bento row */
.bento { display: grid; grid-template-columns: 1.5fr 1fr 1.2fr; gap: 16px; margin-top: clamp(28px, 4vw, 48px); }
.bento__tile { border-radius: var(--radius); padding: 26px; min-height: 300px; display: flex; flex-direction: column; justify-content: space-between; overflow: hidden; position: relative; }
.bento__tile.img { background: var(--green-850); background-size: cover; background-position: center; }
.bento__tile.lime { background: var(--lime); color: var(--green-950); }
.bento__tile.lav  { background: var(--lavender); color: var(--green-950); }
.bento__stat { font-weight: 800; font-size: clamp(2.6rem, 5vw, 3.7rem); line-height: 1; letter-spacing: -.03em; }
.bento__stat sub, .bento__stat .u { font-size: .5em; font-weight: 700; vertical-align: baseline; }
.bento__cap { font-size: .9rem; font-weight: 600; opacity: .8; margin-top: 8px; }
.bento__tile .mono-label { color: rgba(15,36,23,.7); }
.bento__tile.img .mono-label { color: var(--muted-dark); }
@media (max-width: 820px){ .bento { grid-template-columns: 1fr 1fr; } .bento__tile.img { grid-column: 1 / -1; min-height: 200px; } }
@media (max-width: 520px){ .bento { grid-template-columns: 1fr; } }

/* ---- Marquee ------------------------------------------------------------ */
.marquee { background: var(--green-950); color: var(--cream); padding: 18px 0; overflow: hidden; border-block: 1px solid var(--line-dark); }
.marquee__track { display: flex; gap: 0; width: max-content; animation: marquee 32s linear infinite; }
.marquee__track span { font-family: var(--mono); font-size: .82rem; letter-spacing: .12em; text-transform: uppercase; padding-inline: 22px; display: inline-flex; align-items: center; gap: 22px; white-space: nowrap; }
.marquee__track .cb { color: var(--lime); font-weight: 700; }
.marquee:hover .marquee__track { animation-play-state: paused; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ---- Section header ----------------------------------------------------- */
.sec-head { display: grid; grid-template-columns: 1fr auto; gap: 24px; align-items: end; margin-bottom: clamp(32px, 4vw, 56px); }
.sec-head .eyebrow { margin-bottom: 14px; display: block; }
@media (max-width: 720px){ .sec-head { grid-template-columns: 1fr; } }

/* ---- Numbered cards (01–04) --------------------------------------------- */
.num-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(230px, 1fr)); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; }
.bg-green .num-grid, .bg-green-950 .num-grid { border-color: var(--line-dark); }
.num-card { background: var(--cream); padding: 30px 26px 34px; display: flex; flex-direction: column; gap: 12px; min-height: 240px; transition: background .2s; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.bg-green .num-card, .bg-green-950 .num-card { background: var(--green-900); border-color: var(--line-dark); }
.num-card:hover { background: var(--cream-100); }
.bg-green .num-card:hover, .bg-green-950 .num-card:hover { background: var(--green-850); }
.num-card__n { font-family: var(--mono); font-size: .8rem; color: var(--lime-700); letter-spacing: .1em; }
.bg-green .num-card__n, .bg-green-950 .num-card__n { color: var(--lime); }
.num-card h4 { font-size: 1.28rem; font-weight: 700; letter-spacing: -.02em; }
.num-card p { color: var(--muted); font-size: .98rem; }
.bg-green .num-card p, .bg-green-950 .num-card p { color: var(--muted-dark); }
.num-card .ico { width: 42px; height: 42px; margin-bottom: 6px; }
.pod .ico { width: 38px; height: 38px; margin-bottom: 4px; }


/* ---- Pods bento (colored tiles) ----------------------------------------- */
.pods { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.pod { border-radius: var(--radius); padding: 30px; min-height: 260px; display: flex; flex-direction: column; justify-content: space-between; color: var(--green-950); }
.pod .mono-label { color: rgba(15,36,23,.65); }
.pod h4 { font-size: 1.5rem; font-weight: 800; letter-spacing: -.02em; }
.pod p { font-size: .96rem; opacity: .82; }
.pod--lime { background: var(--lime); }
.pod--lav  { background: var(--lavender); }
.pod--green{ background: var(--green-850); color: var(--cream); }
.pod--green .mono-label { color: var(--lime); }
.pod--cream{ background: var(--cream-100); }
@media (max-width: 800px){ .pods { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px){ .pods { grid-template-columns: 1fr; } }

/* ---- Cards: country / property / news ----------------------------------- */
/* Instagram strip — real <img> so it can lazy-load/decode async (background-image can't) */
.insta-grid { display: grid; grid-template-columns: repeat(6, 1fr); gap: 12px; }
.insta-tile { display: block; aspect-ratio: 1; border-radius: var(--radius-sm); overflow: hidden; background: var(--cream-100); }
.insta-tile img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .4s ease; }
.insta-tile:hover img { transform: scale(1.06); }
@media (max-width: 820px) { .insta-grid { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 420px) { .insta-grid { grid-template-columns: repeat(2, 1fr); gap: 8px; } }

/* Research index — typographic list, no cover art */
.rlist { border-top: 1px solid var(--line); }
.rlist__item { display: grid; grid-template-columns: 168px 1fr; gap: 28px; padding: 30px 4px; border-bottom: 1px solid var(--line);
  text-decoration: none; color: inherit; transition: background .15s ease; }
.rlist__item:hover { background: rgba(20,38,26,.035); }
.rlist__item:hover .rlist__title { text-decoration: underline; text-underline-offset: 3px; text-decoration-thickness: 2px; }
.rlist__meta { display: flex; flex-direction: column; align-items: flex-start; gap: 10px; }
.rlist__date { font-family: var(--mono); font-size: .78rem; letter-spacing: .06em; color: var(--ink-soft); }
.rlist__title { font-size: clamp(1.28rem, 2.2vw, 1.75rem); font-weight: 700; letter-spacing: -.025em; line-height: 1.2; margin: 0 0 8px; color: var(--green-950); }
.rlist__dek { color: var(--muted); margin: 0 0 10px; max-width: 68ch; }
.rlist__by { font-family: var(--mono); font-size: .74rem; letter-spacing: .06em; color: var(--ink-soft); }
@media (max-width: 700px) {
  .rlist__item { grid-template-columns: 1fr; gap: 10px; padding: 24px 2px; }
  .rlist__meta { flex-direction: row; align-items: center; gap: 12px; }
}
.card-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 20px; }
.card { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; display: flex; flex-direction: column; transition: transform .2s ease, box-shadow .2s ease; }
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.card__media { aspect-ratio: 16/11; overflow: hidden; background: var(--green-850); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
.card:hover .card__media img { transform: scale(1.06); }
.card__body { padding: 20px 22px 24px; display: flex; flex-direction: column; gap: 10px; flex: 1; }
.card__meta { display: flex; gap: 10px; align-items: center; flex-wrap: wrap; }
.card h4 { font-size: 1.2rem; font-weight: 700; letter-spacing: -.02em; }
.card p { color: var(--muted); font-size: .95rem; }
.card__foot { margin-top: auto; padding-top: 8px; font-family: var(--mono); font-size: .78rem; letter-spacing: .06em; color: var(--ink-soft); display: flex; justify-content: space-between; }

/* chips */
.chip { font-family: var(--mono); font-size: .68rem; letter-spacing: .1em; text-transform: uppercase; padding: .4em .7em; border-radius: 999px; border: 1px solid var(--line); color: var(--ink-soft); }
.chip--lime { background: var(--lime); border-color: var(--lime); color: var(--green-950); }
.chip--lav { background: var(--lavender); border-color: var(--lavender); color: var(--green-950); }
.chip--soft { background: var(--cream-100); }
.chip--status { background: var(--green-900); color: var(--cream); border-color: var(--green-900); }

/* ---- Big stat band ------------------------------------------------------ */
.statband { text-align: center; }
.statband .big { font-size: clamp(5rem, 20vw, 17rem); font-weight: 800; line-height: .82; color: var(--lime); }
.statband .big .u { font-family: var(--serif); font-style: italic; font-weight: 400; color: var(--cream); font-size: .3em; letter-spacing: -.02em}
.statband p { max-width: 40ch; margin: 18px auto 0; color: var(--muted-dark); }

/* ---- Partner marquee logos ---------------------------------------------- */
.logos-marquee {
  overflow: hidden;
  width: 100%;
  -webkit-mask-image: linear-gradient(90deg, transparent, #000 6%, #000 94%, transparent);
  mask-image: linear-gradient(90deg, transparent, #000 6%, #000 94%, transparent);
}
.logos-track {
  display: flex;
  flex-wrap: nowrap;
  align-items: center;
  gap: clamp(28px, 5vw, 64px);
  width: max-content;
  animation: linear-scroll 25s linear infinite;
}
.logos-track img {
  height: 100px;
  width: auto;
  flex-shrink: 0;
  opacity: .8;
  filter: saturate(0);
  transition: opacity .2s, filter .2s;
}
.logos-marquee:hover .logos-track { animation-play-state: paused; }
.logos-track img:hover { opacity: 1; filter: none; }
@keyframes linear-scroll {
  0%   { transform: translateX(0); }
  100% { transform: translateX(-50%); }
}
@media (prefers-reduced-motion: reduce) { .logos-track { animation: none; } }

/* ---- Forms -------------------------------------------------------------- */
.form { display: grid; gap: 14px; }
.form .row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
@media (max-width: 560px){ .form .row { grid-template-columns: 1fr; } }
.field { display: flex; flex-direction: column; gap: 6px; }
.field label { font-family: var(--mono); font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }
.bg-green .field label { color: var(--muted-dark); }
.field input, .field select, .field textarea {
  font: inherit; font-size: .98rem; padding: .8em .95em; border-radius: var(--radius-sm);
  border: 1px solid var(--line); background: var(--paper); color: var(--ink); width: 100%;
}
.bg-green .field input, .bg-green .field select, .bg-green .field textarea { background: rgba(255,255,255,.06); border-color: var(--line-dark); color: var(--cream); }
.field input:focus, .field select:focus, .field textarea:focus { outline: 2px solid var(--lime); outline-offset: 1px; border-color: transparent; }
.form .consent { font-size: .8rem; color: var(--muted); }
.bg-green .form .consent { color: var(--muted-dark); }
.req { color: var(--lime-700); }

/* ---- Map embed (click-to-activate; keeps page scroll from being captured by the iframe) --- */
.map-embed iframe { pointer-events: none; }
.map-embed.is-active iframe { pointer-events: auto; }
.map-embed__hint {
  position: absolute; inset: 0; display: flex; flex-direction: column; align-items: center;
  justify-content: center; gap: 6px; width: 100%; height: 100%; border: 0; padding: 16px;
  background: rgba(15,36,23,.4); color: var(--cream); font: inherit; font-size: 1rem;
  font-weight: 600; letter-spacing: .01em; text-align: center; cursor: pointer; transition: opacity .2s;
}
.map-embed__hint span { display: block; font-size: .8rem; font-weight: 400; }
.map-embed.is-active .map-embed__hint { opacity: 0; pointer-events: none; }

/* ---- Footer ------------------------------------------------------------- */
.footer { position: relative; z-index: 0; background: var(--green-950); color: var(--cream); padding-top: clamp(56px, 7vw, 96px); overflow: hidden; }
.footer__top { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 36px; padding-bottom: 48px; }
.footer__top .footer__brand { flex: 1 1 320px; max-width: 400px; }
.footer__top > div:not(.footer__brand) { flex: 0 0 auto; min-width: 200px; }
.footer h5 { font-family: var(--mono); font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--muted-dark); margin-bottom: 16px; }
.footer a { color: var(--cream); opacity: .82; font-size: .95rem; display: block; padding: 5px 0; transition: opacity .15s, color .15s; }
.footer__disclaimer a { display: inline; padding: 0; }
.footer a:hover { opacity: 1; color: var(--lime); }
.footer__brand p { color: var(--muted-dark); max-width: 30ch; margin-top: 12px; font-size: .95rem; }
.footer__socials { display: flex; gap: 12px; margin-top: 18px; }
.footer__socials a { width: 38px; height: 38px; border: 1px solid var(--line-dark); border-radius: 50%; display: grid; place-items: center; padding: 0; }
.footer__socials img { width: 16px; height: 16px; filter: brightness(0) invert(1); opacity: .8; }
.footer__wordmark { position: absolute; top: 50%; left: 0; transform: translateY(-50%); width: 100%; aspect-ratio: 2599 / 502; background-color: var(--green-850); -webkit-mask-image: url(/assets/brand/wordmark-welcome.png); mask-image: url(/assets/brand/wordmark-welcome.png); -webkit-mask-repeat: no-repeat; mask-repeat: no-repeat; -webkit-mask-position: left center; mask-position: left center; -webkit-mask-size: 100% 100%; mask-size: 100% 100%; z-index: -1; opacity: .4; pointer-events: none; user-select: none; }
.footer__legal { border-top: 1px solid var(--line-dark); padding: 26px 0 40px; display: flex; flex-wrap: wrap; gap: 12px 28px; align-items: center; font-size: .82rem; color: var(--muted-dark); }
.footer__legal .lic { font-family: var(--mono); letter-spacing: .06em; }
@media (max-width: 620px){ .footer__top { flex-direction: column; gap: 24px; } .footer__top .footer__brand { max-width: none; flex: 0 0 auto; } .footer__socials { margin-top: 14px; } .footer h5 { margin-bottom: 10px; } .footer__legal { padding: 20px 0 30px; } }

/* ---- Reveal animations -------------------------------------------------- */
.reveal { opacity: 0; transform: translateY(24px); transition: opacity .7s ease, transform .7s ease; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce){ .reveal { opacity: 1; transform: none; transition: none; } .marquee__track { animation: none; } }

/* ---- Utilities ---------------------------------------------------------- */
.stack > * + * { margin-top: var(--s, 18px); }
.center { text-align: center; }
.mt-s{margin-top:12px}.mt-m{margin-top:24px}.mt-l{margin-top:40px}
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(24px,4vw,56px); align-items: center; }
@media (max-width: 800px){ .grid-2 { grid-template-columns: 1fr; } }
.pill-note { display:inline-flex; flex-wrap:wrap; max-width:100%; align-items:center; gap:.5em; font-family:var(--mono); font-size:.72rem; letter-spacing:.1em; text-transform:uppercase; background:var(--cream-100); border:1px solid var(--line); padding:.5em .9em; border-radius:999px; color:var(--ink-soft); }
.bg-green .pill-note{ background:rgba(255,255,255,.5); border-color:var(--line-dark); color:var(--cream); }

/* ---- Invest dropdown (nav) -- dark panel matching #0C2A1E media-surface exactly,
   NOT the old light/white mega-menu panel this replaced. -------------------------- */
.nav__dd { position: relative; }
.nav__caret { font-size: .6em; opacity: .75; transition: transform .15s; }
.nav__dd.open .nav__caret { transform: rotate(180deg); }
.nav__dd-menu { position: absolute; top: calc(100% + 6px); left: 0; min-width: 290px;
  background: #0C2A1E; border: 1px solid rgba(246,242,239,.26); border-radius: 15px;
  box-shadow: 0 24px 60px -28px rgba(12,42,30,.5); padding: 8px; display: none; flex-direction: column; gap: 2px; z-index: 70; }
.nav__dd-menu a { display: block; padding: 12px 14px; min-height: 44px; font-size: .9375rem; font-weight: 400; letter-spacing: normal; text-transform: none; color: #DCE7E0; width: auto; }
.nav__dd-menu a:hover, .nav__dd-menu a:focus-visible { background: #A3D75F; color: #0C2A1E; }
.nav__dd-menu a:hover b, .nav__dd-menu a:hover span,
.nav__dd-menu a:focus-visible b, .nav__dd-menu a:focus-visible span { color: #0C2A1E; }
.nav__dd-menu a b { display: block; font-weight: 700; color: #F6F2EF; }
.nav__dd-menu a span { display: block; margin-top: 2px; font-family: "Manrope", var(--mono); font-size: .75rem; letter-spacing: .1em; text-transform: uppercase; color: #A9C2AE; }
.nav__dd-menu hr { margin: 6px 0; border: 0; border-top: 1px solid rgba(246,242,239,.26); }
.nav__dd.open .nav__dd-menu { display: flex; }
@media (hover: hover) and (min-width: 901px) {
  .nav__dd:hover .nav__dd-menu { display: flex; }
  .nav__dd:hover .nav__caret { transform: rotate(180deg); }
}
@media (max-width: 900px) {
  .nav__dd { width: 100%; }
  .nav__dd-menu { position: static; box-shadow: none; border: 0; border-left: 1px solid rgba(246,242,239,.26);
    background: transparent; padding: 0 0 0 12px; margin-top: 2px; width: 100%; min-width: 0; }
  .nav__dd-menu a { min-height: 40px; display: flex; flex-direction: column; justify-content: center; padding: 9px 6px; }
}

/* redeploy-marker: v18 */

/* ---- Honeypot anti-bot field (forms) ------------------------------------ */
.hp-field { position: absolute; left: -9999px; top: -9999px; height: 0; width: 0; overflow: hidden; }


/* ---- Mobile card carousel (side-scroll, snap) — appended last so it wins
   over the earlier .pods / .card-grid breakpoint rules ---------------------- */
@media (max-width: 640px) {
  .card-grid {
    display: flex; flex-wrap: nowrap; overflow-x: auto; scroll-snap-type: x mandatory;
    gap: 16px; margin: 0 calc(-1 * var(--gut)); padding: 4px var(--gut) 10px;
    -webkit-overflow-scrolling: touch; scrollbar-width: none;
  }
  .card-grid::-webkit-scrollbar { display: none; }
  .card-grid .card { flex: 0 0 82%; scroll-snap-align: start; }

  .pods {
    display: flex; flex-wrap: nowrap; overflow-x: auto; scroll-snap-type: x mandatory;
    gap: 16px; margin: 0 calc(-1 * var(--gut)); padding: 4px var(--gut) 10px;
    -webkit-overflow-scrolling: touch; scrollbar-width: none;
  }
  .pods::-webkit-scrollbar { display: none; }
  .pods .pod { flex: 0 0 78%; scroll-snap-align: start; min-height: auto; }
}

/* ---- Narrative / "Standard" section (Redpoint-inspired numbered story) --- */
.narrative { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(28px, 4vw, 56px); align-items: start; }
.narrative__media { border-radius: var(--radius); overflow: hidden; aspect-ratio: 4/3; }
.narrative__media img { width: 100%; height: 100%; object-fit: cover; display: block; }
.narrative__points { display: flex; flex-direction: column; gap: clamp(22px, 3vw, 34px); }
.narrative__point { padding-top: 18px; border-top: 1px solid var(--line); }
.narrative__point .mono-label { color: var(--lime-700); display: block; margin-bottom: 8px; }
.narrative__point h4 { font-size: 1.15rem; font-weight: 700; letter-spacing: -.02em; margin-bottom: 6px; }
.narrative__point p { color: var(--muted); font-size: .96rem; }
@media (max-width: 800px) {
  .narrative { grid-template-columns: 1fr; }
  .narrative__media { aspect-ratio: 16/10; }
}

/* ---- Region split (two-column, Redpoint "Offices" pattern) -------------- */
.region-split { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.region-card { background: var(--cream); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; }
.region-card__media { aspect-ratio: 16/10; overflow: hidden; }
.region-card__media img { width: 100%; height: 100%; object-fit: cover; display: block; }
.region-card__body { padding: 26px 26px 30px; }
.region-card__body .mono-label { color: var(--lime-700); display: block; margin-bottom: 10px; }
.region-card__body h4 { font-size: 1.25rem; font-weight: 700; letter-spacing: -.02em; margin-bottom: 10px; }
.region-card__body p { color: var(--muted); font-size: .96rem; }
@media (max-width: 700px) { .region-split { grid-template-columns: 1fr; } }

/* ---- CrestCARE: four-service editorial grid (shared, used on homepage + crestcare.html) ---- */
.crestcare-grid { display: grid; grid-template-columns: 1.1fr .9fr; grid-template-rows: auto auto; gap: 20px; margin-top: 32px; }
.cc-feature { position: relative; display: flex; flex-direction: column; justify-content: flex-end; border-radius: var(--radius); overflow: hidden; aspect-ratio: 4/3; text-decoration: none; color: inherit; grid-row: span 1; }
.cc-feature img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; transition: transform .6s ease; }
.cc-feature:hover img { transform: scale(1.035); }
.cc-feature::after { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(180deg, rgba(12,42,30,0) 40%, rgba(12,42,30,.92) 100%); }
.cc-feature__body { position: relative; z-index: 2; padding: 20px 22px; width: 100%; align-self: flex-end; margin-top: auto; }
.cc-feature__tag { font-family: var(--mono); font-size: .64rem; letter-spacing: .1em; text-transform: uppercase; color: var(--lime); display: block; margin-bottom: 6px; }
.cc-feature__body p { font-size: .92rem; color: var(--muted-dark); max-width: 34ch; }
.cc-editorial { background: var(--green-850); border-radius: var(--radius); padding: 26px clamp(20px, 3vw, 30px); display: flex; flex-direction: column; justify-content: center; }
.cc-editorial__tag { font-family: var(--mono); font-size: .64rem; letter-spacing: .1em; text-transform: uppercase; color: var(--lime); display: block; margin-bottom: 10px; }
.cc-editorial h4 { font-size: 1.2rem; font-weight: 700; letter-spacing: -.01em; margin-bottom: 8px; color: var(--cream); }
.cc-editorial p { color: var(--muted-dark); font-size: .92rem; max-width: 40ch; margin-bottom: 14px; }
.cc-mini { border: 1px solid var(--line-dark); border-radius: var(--radius); padding: 22px clamp(18px, 3vw, 26px); }
.cc-mini__tag { font-family: var(--mono); font-size: .64rem; letter-spacing: .1em; text-transform: uppercase; color: var(--lime); display: block; margin-bottom: 10px; }
.cc-mini h4 { font-size: 1.05rem; font-weight: 700; margin-bottom: 6px; color: var(--cream); }
.cc-mini p { color: var(--muted-dark); font-size: .88rem; max-width: 38ch; }
@media (max-width: 900px) { .crestcare-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 640px) { .crestcare-grid { grid-template-columns: 1fr; } .cc-feature { aspect-ratio: 16/10; } }

/* ---- Generic arrow-hover + link-arrow utility (shared) ------------------- */
.link-arrow { font-weight: 700; font-size: .92rem; display: inline-flex; align-items: center; gap: .4em; }
.link-arrow .arrow { display: inline-block; transition: transform .2s ease; }
.link-arrow:hover .arrow { transform: translateX(5px); }