:root {
  --black: #F7F7F5;
  --near-black: #ffffff;
  --surface: #EEF0F2;
  --surface-2: #E5E8EB;
  --border: #d0d5da;
  --border-light: #b8bfc7;
  --gold: #B08D57;
  --gold-light: #C9A86A;
  --gold-dim: rgba(176,141,87,0.1);
  --gold-border: rgba(176,141,87,0.35);
  --text: #0F1E2D;
  --text-muted: #4a5568;
  --text-dim: #8896a5;
  --white: #0F1E2D;
  --green: #2d7a52;
  --red: #c0392b;
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{background:var(--black);color:var(--text);font-family:'Instrument Sans',sans-serif;font-size:15px;line-height:1.6;overflow-x:hidden;}

/* ─── NOISE OVERLAY ─── */
body::before{content:'';position:fixed;inset:0;background-image:url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='noise'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23noise)' opacity='0.04'/%3E%3C/svg%3E");pointer-events:none;z-index:9999;opacity:0.0;}

/* ─── NAV ─── */
nav{position:fixed;top:0;left:0;right:0;z-index:200;display:flex;flex-direction:column;background:rgba(247,247,245,0.96);backdrop-filter:blur(20px);border-bottom:1px solid var(--border);}
.nav-compliance{width:100%;background:rgba(201,168,76,0.06);border-bottom:1px solid var(--border);padding:16px 52px;display:flex;align-items:center;justify-content:center;gap:16px;}
.nav-compliance-text{font-family:'Instrument Sans',sans-serif;font-size:14px;letter-spacing:0.02em;color:var(--text);}
.nav-compliance-text .name{color:var(--gold);font-weight:500;}
.nav-compliance-logo{height:56px;width:auto;object-fit:contain;flex-shrink:0;display:block;position:relative;top:4px;background:transparent;border:none;}
.nav-main{display:flex;align-items:center;justify-content:space-between;padding:0 52px;height:56px;}
.nav-logo-wrap{display:flex;flex-direction:column;gap:2px;cursor:pointer;}
.nav-logo{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:300;letter-spacing:0.15em;color:var(--gold);text-transform:uppercase;line-height:1.1;}
.nav-logo-sub{font-family:'Instrument Sans',sans-serif;font-size:13px;letter-spacing:0.05em;color:var(--text-muted);text-transform:none;line-height:1.2;}
.nav-links{display:flex;gap:0;list-style:none;}
.nav-links li a{font-family:'DM Mono',monospace;font-size:10.5px;font-weight:400;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-muted);text-decoration:none;padding:18px 18px;display:block;transition:color 0.2s;border-bottom:2px solid transparent;}
.nav-links li a:hover,.nav-links li a.active{color:var(--gold);border-bottom-color:var(--gold);}
.nav-cta{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.14em;text-transform:uppercase;color:#F7F7F5;background:var(--gold);border:none;padding:10px 22px;cursor:pointer;transition:background 0.2s;}
.nav-cta:hover{background:var(--gold-light);}

/* ─── PAGES ─── */
.page{display:none;padding-top:88px;min-height:100vh;}
.page.active{display:block;}

/* ─── SHARED ─── */
.container{max-width:1200px;margin:0 auto;padding:0 52px;}
.section-label{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-bottom:16px;display:flex;align-items:center;gap:14px;}
.section-label::before{content:'';display:block;width:32px;height:1px;background:var(--gold);}
.section-title{font-family:'Cormorant Garamond',serif;font-size:clamp(36px,4vw,56px);font-weight:300;line-height:1.08;color:var(--white);}
.section-title em{font-style:italic;color:var(--gold);}
section{padding:90px 0;}
.btn-gold{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.14em;text-transform:uppercase;color:#F7F7F5;background:var(--gold);border:none;padding:14px 28px;cursor:pointer;transition:background 0.2s;text-decoration:none;display:inline-block;}
.btn-gold:hover{background:var(--gold-light);}
.btn-outline{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--gold);background:transparent;border:1px solid var(--border-light);padding:14px 28px;cursor:pointer;transition:all 0.2s;text-decoration:none;display:inline-block;}
.btn-outline:hover{border-color:var(--gold);}

/* ─── TICKER ─── */
.ticker{background:var(--surface);border-bottom:1px solid var(--border);padding:12px 0;overflow:hidden;}
.ticker-inner{display:flex;gap:60px;animation:tick 35s linear infinite;width:max-content;}
@keyframes tick{from{transform:translateX(0);}to{transform:translateX(-50%);}}
.tick-item{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.1em;color:var(--text-dim);white-space:nowrap;display:flex;align-items:center;gap:10px;}
.tick-up{color:var(--green);}
.tick-down{color:var(--red);}

/* ════════════════════════════════
   PAGE 1 — HOME
════════════════════════════════ */
.hero{min-height:calc(100vh - 64px);display:grid;grid-template-columns:1fr 1fr;position:relative;overflow:hidden;}
.hero-left{display:flex;flex-direction:column;justify-content:flex-end;padding:80px 52px 90px;position:relative;z-index:2;}
.hero-eyebrow{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-bottom:24px;display:flex;align-items:center;gap:14px;animation:fadeUp 0.6s ease 0.1s both;}
.hero-eyebrow::before{content:'';display:block;width:36px;height:1px;background:var(--gold);}
.hero-h1{font-family:'Cormorant Garamond',serif;font-size:clamp(60px,7vw,96px);font-weight:300;line-height:0.98;color:var(--white);margin-bottom:6px;animation:fadeUp 0.6s ease 0.25s both;}
.hero-h1 em{font-style:italic;color:var(--gold);}
.hero-sub{font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:300;font-style:italic;color:var(--text-muted);margin-bottom:52px;animation:fadeUp 0.6s ease 0.4s both;}
.hero-stats{display:flex;gap:44px;margin-bottom:52px;padding-top:28px;border-top:1px solid var(--border);animation:fadeUp 0.6s ease 0.55s both;}
.stat-n{font-family:'Cormorant Garamond',serif;font-size:38px;font-weight:300;color:var(--gold);line-height:1;}
.stat-l{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-dim);margin-top:4px;}
.hero-btns{display:flex;gap:14px;animation:fadeUp 0.6s ease 0.7s both;}
.hero-right{position:relative;overflow:hidden;}
.hero-bg{width:100%;height:100%;background:linear-gradient(135deg,#0F1E2D 0%,#132030 60%,#0F1E2D 100%);display:flex;align-items:center;justify-content:center;}
.hero-monogram{font-family:'Cormorant Garamond',serif;font-size:180px;font-weight:300;color:rgba(201,168,76,0.07);line-height:1;user-select:none;}
.hero-img-overlay{position:absolute;inset:0;background:linear-gradient(to right,#F7F7F5 0%,transparent 40%),linear-gradient(to top,#F7F7F5 0%,transparent 25%);}

/* Featured deal callout */
.hero-deal-badge{position:absolute;bottom:40px;right:40px;background:var(--surface);border:1px solid var(--border-light);padding:20px 24px;max-width:260px;z-index:5;}
.badge-label{font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.18em;text-transform:uppercase;color:var(--gold);margin-bottom:8px;}
.badge-title{font-family:'Cormorant Garamond',serif;font-size:16px;font-weight:300;color:var(--white);line-height:1.4;margin-bottom:10px;}
.badge-tags{display:flex;flex-wrap:wrap;gap:6px;}
.badge-tag{font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.1em;color:var(--text-dim);border:1px solid var(--border);padding:4px 8px;}

/* Specialties strip */
.spec-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--border);}
.spec-item{background:var(--near-black);padding:40px 44px;position:relative;overflow:hidden;transition:background 0.3s;cursor:default;}
.spec-item::after{content:'';position:absolute;bottom:0;left:0;right:0;height:2px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform 0.35s;}
.spec-item:hover{background:var(--surface);}
.spec-item:hover::after{transform:scaleX(1);}
.spec-num{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.18em;color:var(--gold);text-transform:uppercase;margin-bottom:18px;}
.spec-name{font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:300;color:var(--white);margin-bottom:12px;}
.spec-desc{font-size:13.5px;color:var(--text-muted);line-height:1.75;}

/* Why Amanda section */
.why-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center;margin-top:60px;}
.why-left p{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:300;line-height:1.75;color:var(--text);margin-top:28px;}
.why-right{display:flex;flex-direction:column;gap:0;}
.why-item{padding:28px 0;border-bottom:1px solid var(--border);display:flex;gap:24px;align-items:flex-start;}
.why-item:first-child{border-top:1px solid var(--border);}
.why-num{font-family:'DM Mono',monospace;font-size:9.5px;color:var(--gold);letter-spacing:0.1em;padding-top:3px;min-width:28px;}
.why-text strong{display:block;font-family:'Instrument Sans',sans-serif;font-size:15px;font-weight:600;color:var(--white);margin-bottom:6px;}
.why-text span{font-size:13.5px;color:var(--text-muted);line-height:1.7;}

/* Recent deal teaser */
.deal-teaser{background:var(--surface);border:1px solid var(--border);padding:52px;display:grid;grid-template-columns:1fr auto;gap:48px;align-items:start;margin-top:60px;transition:border-color 0.3s;cursor:pointer;}
.deal-teaser:hover{border-color:var(--gold);}
.dt-type{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.18em;text-transform:uppercase;color:var(--gold);margin-bottom:14px;}
.dt-title{font-family:'Cormorant Garamond',serif;font-size:28px;font-weight:300;color:var(--white);margin-bottom:14px;}
.dt-excerpt{font-size:14px;color:var(--text-muted);line-height:1.75;max-width:560px;}
.dt-right{text-align:right;}
.dt-val{font-family:'Cormorant Garamond',serif;font-size:13px;font-weight:300;color:var(--text-dim);margin-bottom:16px;font-style:italic;}
.dt-chips{display:flex;flex-direction:column;gap:8px;align-items:flex-end;}
.dt-chip{font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.1em;color:var(--text-dim);border:1px solid var(--border);padding:4px 10px;text-transform:uppercase;}

/* Newsletter strip */
.nl-strip{background:rgba(176,141,87,0.08);border-top:1px solid var(--gold-border);border-bottom:1px solid var(--gold-border);padding:60px 0;}
.nl-inner{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;}
.nl-left h3{font-family:'Cormorant Garamond',serif;font-size:36px;font-weight:300;color:var(--white);margin-top:10px;}
.nl-left p{font-size:14px;color:var(--text-muted);margin-top:14px;line-height:1.75;}
.nl-form{display:flex;gap:0;}
.nl-input{flex:1;background:var(--near-black);border:1px solid var(--border-light);border-right:none;color:var(--text);font-family:'Instrument Sans',sans-serif;font-size:14px;padding:14px 18px;outline:none;transition:border-color 0.2s;}
.nl-input:focus{border-color:var(--gold);}
.nl-btn{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.14em;text-transform:uppercase;background:var(--gold);color:#F7F7F5;border:none;padding:14px 24px;cursor:pointer;white-space:nowrap;transition:background 0.2s;}
.nl-btn:hover{background:var(--gold-light);}
.nl-sub{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.08em;color:var(--text-dim);margin-top:12px;}

/* ════════════════════════════════
   PAGE 2 — INSIGHTS (BLOG)
════════════════════════════════ */
.blog-hero{padding:80px 0 60px;border-bottom:1px solid var(--border);}
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--border);margin-top:60px;}
.blog-card{background:var(--near-black);padding:40px 36px;display:flex;flex-direction:column;transition:background 0.3s;cursor:pointer;position:relative;overflow:hidden;}
.blog-card::before{content:'';position:absolute;top:0;left:0;right:0;height:2px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform 0.3s;}
.blog-card:hover{background:var(--surface);}
.blog-card:hover::before{transform:scaleX(1);}
.blog-card.featured{grid-column:span 2;background:var(--surface);}
.blog-card.featured::before{transform:scaleX(1);}
.blog-cat{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.16em;text-transform:uppercase;color:var(--gold);margin-bottom:16px;}
.blog-title{font-family:'Cormorant Garamond',serif;font-size:24px;font-weight:300;color:var(--white);line-height:1.25;margin-bottom:14px;flex:1;}
.blog-card.featured .blog-title{font-size:34px;}
.blog-excerpt{font-size:13.5px;color:var(--text-muted);line-height:1.75;margin-bottom:24px;}
.blog-meta{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.1em;color:var(--text-dim);display:flex;gap:16px;margin-top:auto;}
.blog-read{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.12em;text-transform:uppercase;color:var(--gold);text-decoration:none;margin-top:20px;display:inline-block;transition:opacity 0.2s;}
.blog-read:hover{opacity:0.7;}

/* Featured post expanded */
.post-view{display:none;}
.post-view.open{display:block;}
.post-back{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-muted);background:none;border:none;cursor:pointer;display:flex;align-items:center;gap:10px;margin-bottom:48px;padding:0;transition:color 0.2s;}
.post-back:hover{color:var(--gold);}
.post-back::before{content:'←';}
.post-header{border-bottom:1px solid var(--border);padding-bottom:48px;margin-bottom:48px;}
.post-cat{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.18em;text-transform:uppercase;color:var(--gold);margin-bottom:20px;}
.post-title{font-family:'Cormorant Garamond',serif;font-size:clamp(36px,5vw,60px);font-weight:300;color:var(--white);line-height:1.08;margin-bottom:20px;}
.post-byline{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.1em;color:var(--text-dim);}
.post-body{max-width:720px;}
.post-body p{font-size:16px;color:var(--text-muted);line-height:1.85;margin-bottom:24px;}
.post-body h3{font-family:'Cormorant Garamond',serif;font-size:28px;font-weight:300;color:var(--white);margin:40px 0 16px;}
.post-body blockquote{border-left:2px solid var(--gold);padding:4px 0 4px 24px;margin:32px 0;}
.post-body blockquote p{font-family:'Cormorant Garamond',serif;font-size:22px;font-style:italic;color:var(--text);}
.post-tags{display:flex;gap:8px;flex-wrap:wrap;margin-top:48px;padding-top:32px;border-top:1px solid var(--border);}
.post-disclosure{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.06em;color:var(--text-dim);line-height:1.6;margin-top:32px;padding-top:24px;border-top:1px solid var(--border);}
.post-body .post-contact-list{margin:16px 0 24px;padding-left:24px;}
.post-body .post-contact-list li{margin-bottom:8px;font-size:16px;color:var(--text-muted);}
.post-body .post-contact-list a{color:var(--gold);}
.post-tag{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.1em;color:var(--text-dim);border:1px solid var(--border);padding:6px 12px;text-transform:uppercase;}

/* ════════════════════════════════
   PAGE 3 — MARKET DATA
════════════════════════════════ */
.market-hero{padding:80px 0 40px;}
.mkt-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--border);border:1px solid var(--border);}
.mkt-card{background:var(--near-black);padding:32px 28px;}
.mkt-label{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-dim);margin-bottom:10px;}
.mkt-value{font-family:'Cormorant Garamond',serif;font-size:34px;font-weight:300;color:var(--white);line-height:1;margin-bottom:6px;}
.mkt-change{font-family:'DM Mono',monospace;font-size:10.5px;}
.mkt-sub{font-family:'DM Mono',monospace;font-size:9.5px;color:var(--text-dim);margin-top:4px;}
.up{color:var(--green);}
.dn{color:var(--red);}

.submarket-grid{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--border);border:1px solid var(--border);margin-top:60px;}
.sm-row{background:var(--near-black);padding:28px 32px;display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1fr;gap:16px;align-items:center;transition:background 0.2s;}
.sm-row:hover{background:var(--surface);}
.sm-row.header{background:var(--surface-2) !important;border-bottom:1px solid var(--border);}
.sm-cell{font-size:13.5px;color:var(--text-muted);}
.sm-cell.label{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.1em;text-transform:uppercase;color:var(--text-dim);}
.sm-cell.name{font-family:'Instrument Sans',sans-serif;font-weight:600;color:var(--white);font-size:14px;}
.sm-cell.highlight{color:var(--gold);font-weight:500;}

/* Chart bars */
.bar-row{margin-top:80px;}
.bar-title{font-family:'Cormorant Garamond',serif;font-size:28px;font-weight:300;color:var(--white);margin-bottom:32px;}
.bar-item{margin-bottom:20px;}
.bar-meta{display:flex;justify-content:space-between;margin-bottom:8px;}
.bar-name{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.1em;text-transform:uppercase;color:var(--text-muted);}
.bar-val{font-family:'DM Mono',monospace;font-size:10px;color:var(--gold);}
.bar-track{height:4px;background:var(--border);position:relative;}
.bar-fill{position:absolute;left:0;top:0;height:100%;background:var(--gold);transition:width 1s ease;}

.report-cta{background:var(--surface);border:1px solid var(--border);padding:48px;margin-top:60px;display:flex;align-items:center;justify-content:space-between;gap:40px;}
.report-cta h3{font-family:'Cormorant Garamond',serif;font-size:32px;font-weight:300;color:var(--white);}
.report-cta p{font-size:14px;color:var(--text-muted);margin-top:8px;}

/* ════════════════════════════════
   PAGE 4 — TOOLS
════════════════════════════════ */
.tools-hero{padding:80px 0 60px;}
.tools-layout{display:grid;grid-template-columns:280px 1fr;gap:1px;background:var(--border);min-height:600px;}
.tools-sidebar{background:var(--near-black);padding:32px 0;}
.tool-nav-item{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.12em;text-transform:uppercase;padding:16px 28px;cursor:pointer;color:var(--text-dim);transition:all 0.2s;border-left:2px solid transparent;display:flex;align-items:center;gap:12px;}
.tool-nav-item:hover{color:var(--text-muted);background:var(--surface);}
.tool-nav-item.active{color:var(--gold);border-left-color:var(--gold);background:var(--surface);}
.tool-nav-item .tni-dot{width:6px;height:6px;border-radius:50%;background:currentColor;flex-shrink:0;}
.tools-main{background:var(--near-black);padding:48px;}
.tool-panel{display:none;}
.tool-panel.active{display:block;}
.tool-title{font-family:'Cormorant Garamond',serif;font-size:36px;font-weight:300;color:var(--white);margin-bottom:8px;}
.tool-desc{font-size:14px;color:var(--text-muted);line-height:1.7;margin-bottom:36px;max-width:560px;}
.tool-form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-bottom:28px;}
.tf-row{display:flex;flex-direction:column;gap:8px;}
.tf-row.full{grid-column:span 2;}
.tf-label{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-dim);}
.tf-input{background:var(--surface-2);border:1px solid var(--border);color:var(--text);font-family:'DM Mono',monospace;font-size:13px;padding:12px 14px;outline:none;transition:border-color 0.2s;width:100%;}
.tf-input:focus{border-color:var(--gold);}
.tf-select{background:var(--surface-2);border:1px solid var(--border);color:var(--text);font-family:'DM Mono',monospace;font-size:13px;padding:12px 14px;outline:none;width:100%;cursor:pointer;}
.tool-result{background:rgba(176,141,87,0.08);border:1px solid var(--gold-border);padding:32px;margin-top:4px;}
.tr-label{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--gold);margin-bottom:8px;}
.tr-value{font-family:'Cormorant Garamond',serif;font-size:48px;font-weight:300;color:var(--white);line-height:1;}
.tr-sub{font-family:'DM Mono',monospace;font-size:10px;color:var(--text-dim);margin-top:6px;}
.tr-breakdown{margin-top:20px;display:flex;gap:32px;}
.tr-b-item{}
.tr-b-label{font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.1em;text-transform:uppercase;color:var(--text-dim);}
.tr-b-val{font-family:'Cormorant Garamond',serif;font-size:24px;color:var(--gold-light);}
.tool-calc-btn{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.14em;text-transform:uppercase;color:#F7F7F5;background:var(--gold);border:none;padding:14px 28px;cursor:pointer;margin-top:8px;transition:background 0.2s;}
.tool-calc-btn:hover{background:var(--gold-light);}

/* Chatbot tool */
.chat-window{border:1px solid var(--border);background:var(--black);}
.chat-bar{background:var(--surface);border-bottom:1px solid var(--border);padding:14px 20px;display:flex;align-items:center;gap:12px;}
.chat-avi{width:30px;height:30px;border-radius:50%;background:rgba(176,141,87,0.08);border:1px solid var(--gold);display:flex;align-items:center;justify-content:center;font-family:'Cormorant Garamond',serif;font-size:13px;color:var(--gold);}
.chat-info{}
.chat-nm{font-family:'DM Mono',monospace;font-size:11px;color:var(--text);letter-spacing:0.06em;}
.chat-st{font-family:'DM Mono',monospace;font-size:9.5px;color:var(--green);display:flex;align-items:center;gap:5px;margin-top:2px;}
.chat-st::before{content:'';width:5px;height:5px;border-radius:50%;background:var(--green);}
.chat-msgs{padding:20px;display:flex;flex-direction:column;gap:14px;min-height:320px;max-height:400px;overflow-y:auto;}
.msg{max-width:80%;padding:12px 16px;font-size:13px;line-height:1.6;}
.msg-bot{background:var(--surface-2);border:1px solid var(--border);color:var(--text);align-self:flex-start;border-radius:0 8px 8px 8px;}
.msg-user{background:rgba(176,141,87,0.08);border:1px solid var(--gold-border);color:var(--text);align-self:flex-end;border-radius:8px 8px 0 8px;}
.chat-pills{display:flex;flex-wrap:wrap;gap:7px;padding:0 20px 14px;}
.chat-pill{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.08em;color:var(--text-muted);border:1px solid var(--border);padding:7px 12px;cursor:pointer;background:transparent;transition:all 0.2s;text-transform:uppercase;}
.chat-pill:hover{border-color:var(--gold);color:var(--gold);}
.chat-inp-row{border-top:1px solid var(--border);padding:14px 20px;display:flex;gap:10px;}
.chat-inp{flex:1;background:transparent;border:none;color:var(--text);font-family:'Instrument Sans',sans-serif;font-size:13px;outline:none;}
.chat-send{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.12em;text-transform:uppercase;background:var(--gold);color:#F7F7F5;border:none;padding:9px 16px;cursor:pointer;}

/* ════════════════════════════════
   PAGE 5 — ABOUT / CONTACT
════════════════════════════════ */
.about-hero{padding:80px 0 0;}
.about-layout{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start;}
.about-img-block{position:sticky;top:80px;}
.about-photo{width:100%;aspect-ratio:3/4;background:linear-gradient(160deg,#1a1a1a,#0a0a0a);display:flex;align-items:center;justify-content:center;position:relative;overflow:hidden;}
.about-photo-mono{font-family:'Cormorant Garamond',serif;font-size:120px;font-weight:300;color:rgba(201,168,76,0.1);user-select:none;}
.about-photo-label{position:absolute;bottom:20px;left:20px;font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.2em;color:var(--text-dim);text-transform:uppercase;}
.about-accent{position:absolute;bottom:-12px;right:-12px;width:80px;height:80px;border:1px solid var(--gold);z-index:-1;}
.about-content{padding:80px 0 100px;}
.about-quote{font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:300;font-style:italic;color:var(--text);line-height:1.6;border-left:2px solid var(--gold);padding-left:24px;margin:32px 0 32px;}
.about-body{font-size:15px;color:var(--text-muted);line-height:1.85;margin-bottom:20px;}
.about-creds{margin-top:40px;display:flex;flex-direction:column;gap:14px;border-top:1px solid var(--border);padding-top:32px;}
.cred{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.1em;color:var(--text-muted);display:flex;align-items:center;gap:14px;}
.cred::before{content:'';width:20px;height:1px;background:var(--gold);flex-shrink:0;}

/* Contact */
.contact-section{background:rgba(176,141,87,0.08);border-top:1px solid var(--gold-border);border-bottom:1px solid var(--gold-border);padding:80px 0;}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start;}
.contact-form{display:flex;flex-direction:column;gap:18px;}
.cf-row{display:flex;flex-direction:column;gap:8px;}
.cf-label{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-dim);}
.cf-input{background:var(--near-black);border:1px solid var(--border);color:var(--text);font-family:'Instrument Sans',sans-serif;font-size:14px;padding:13px 16px;outline:none;transition:border-color 0.2s;width:100%;}
.cf-input:focus{border-color:var(--gold);}
.cf-select{background:var(--near-black);border:1px solid var(--border);color:var(--text);font-family:'Instrument Sans',sans-serif;font-size:14px;padding:13px 16px;outline:none;width:100%;cursor:pointer;}
textarea.cf-input{resize:vertical;min-height:120px;}
.contact-info h3{font-family:'Cormorant Garamond',serif;font-size:36px;font-weight:300;color:var(--white);margin-top:16px;}
.contact-info p{font-size:14px;color:var(--text-muted);line-height:1.8;margin-top:16px;margin-bottom:36px;}
.contact-details{display:flex;flex-direction:column;gap:18px;}
.cd-item{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.1em;color:var(--text-muted);display:flex;align-items:center;gap:14px;}
.cd-item::before{content:'';width:20px;height:1px;background:var(--gold);}

/* ─── FOOTER ─── */
footer{background:var(--near-black);border-top:1px solid var(--border);padding:40px 0;}
.footer-inner{display:flex;align-items:center;justify-content:space-between;}
.footer-logo-wrap{display:flex;flex-direction:column;gap:2px;}
.footer-logo{font-family:'Cormorant Garamond',serif;font-size:17px;font-weight:300;letter-spacing:0.15em;color:var(--gold);text-transform:uppercase;line-height:1.1;}
.footer-logo-sub{font-family:'Instrument Sans',sans-serif;font-size:13px;letter-spacing:0.05em;color:var(--text-muted);text-transform:none;line-height:1.2;}
.footer-mid{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.08em;color:var(--text-dim);text-align:center;line-height:1.9;}
.footer-credit{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.08em;color:var(--text-dim);text-align:right;}
.footer-credit a{color:var(--gold);text-decoration:none;}

/* ─── ANIMATIONS ─── */
@keyframes fadeUp{from{opacity:0;transform:translateY(20px);}to{opacity:1;transform:translateY(0);}}

/* ════════════════════════════════
   PAGE 6 — LISTINGS
════════════════════════════════ */
.listings-hero{padding:100px 0 32px;}
.listings-toggle{display:flex;gap:0;border:1px solid var(--border);width:fit-content;margin-top:28px;}
.listings-toggle-btn{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.12em;text-transform:uppercase;padding:12px 28px;background:transparent;color:var(--text-muted);border:none;cursor:pointer;transition:all 0.2s;}
.listings-toggle-btn.active{background:var(--gold);color:#F7F7F5;}
.listings-toggle-btn:hover:not(.active){color:var(--gold);}
.listings-count{font-family:'DM Mono',monospace;font-size:11px;color:var(--text-dim);margin-top:16px;letter-spacing:0.06em;}

.listings-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(340px,1fr));gap:24px;padding:48px 0 60px;}
.listing-card{background:var(--near-black);border:1px solid var(--border);overflow:hidden;cursor:pointer;transition:border-color 0.25s,box-shadow 0.25s;}
.listing-card:hover{border-color:var(--gold-border);box-shadow:0 8px 32px rgba(176,141,87,0.08);}
.listing-card-img-wrap{position:relative;overflow:hidden;background:var(--surface);}
.listing-card-img{width:100%;height:220px;object-fit:cover;display:block;}
.listing-card-logo{position:absolute;bottom:12px;right:12px;width:52px;height:52px;object-fit:contain;background:rgba(255,255,255,0.92);border-radius:50%;padding:8px;box-shadow:0 2px 12px rgba(0,0,0,0.18);pointer-events:none;}
.listing-card-body{padding:24px;}
.listing-card-type{font-family:'DM Mono',monospace;font-size:9.5px;letter-spacing:0.16em;text-transform:uppercase;color:var(--gold);margin-bottom:10px;}
.listing-card-name{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:300;color:var(--white);line-height:1.2;margin-bottom:8px;}
.listing-card-address{font-family:'Instrument Sans',sans-serif;font-size:13px;color:var(--text-muted);margin-bottom:16px;line-height:1.4;}
.listing-card-meta{display:flex;gap:20px;flex-wrap:wrap;padding-top:14px;border-top:1px solid var(--border);}
.listing-card-stat{display:flex;flex-direction:column;gap:2px;}
.listing-card-stat-label{font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.12em;text-transform:uppercase;color:var(--text-dim);}
.listing-card-stat-value{font-family:'Instrument Sans',sans-serif;font-size:13px;font-weight:500;color:var(--text);}
.listing-card-badge{display:inline-block;font-family:'DM Mono',monospace;font-size:9px;letter-spacing:0.1em;text-transform:uppercase;padding:4px 10px;margin-bottom:10px;}
.badge-active{background:rgba(45,122,82,0.1);color:var(--green);border:1px solid rgba(45,122,82,0.25);}
.badge-closed{background:rgba(176,141,87,0.1);color:var(--gold);border:1px solid var(--gold-border);}

/* Listing Detail */
.listing-detail{display:none;padding:40px 0 80px;}
.listing-detail.open{display:block;}
.listing-detail-back{font-family:'DM Mono',monospace;font-size:10.5px;letter-spacing:0.14em;text-transform:uppercase;color:var(--gold);cursor:pointer;background:none;border:none;display:flex;align-items:center;gap:8px;margin-bottom:32px;transition:color 0.2s;}
.listing-detail-back:hover{color:var(--gold-light);}
.listing-detail-hero-img{width:100%;max-height:480px;object-fit:cover;display:block;border:1px solid var(--border);}
.listing-detail-grid{display:grid;grid-template-columns:2fr 1fr;gap:48px;margin-top:40px;}
.listing-detail-name{font-family:'Cormorant Garamond',serif;font-size:clamp(32px,3.5vw,48px);font-weight:300;color:var(--white);line-height:1.1;margin-bottom:8px;}
.listing-detail-address{font-family:'Instrument Sans',sans-serif;font-size:15px;color:var(--text-muted);margin-bottom:24px;}
.listing-detail-desc{font-family:'Instrument Sans',sans-serif;font-size:15px;line-height:1.7;color:var(--text);margin-bottom:32px;}
.listing-detail-cta{margin-top:20px;}
.listing-detail-sidebar{display:flex;flex-direction:column;gap:20px;}
.listing-detail-info-card{background:var(--surface);border:1px solid var(--border);padding:28px;}
.listing-detail-info-card h4{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.16em;text-transform:uppercase;color:var(--gold);margin-bottom:20px;}
.detail-info-row{display:flex;justify-content:space-between;padding:10px 0;border-bottom:1px solid var(--border);}
.detail-info-row:last-child{border-bottom:none;}
.detail-info-label{font-family:'DM Mono',monospace;font-size:10px;letter-spacing:0.1em;text-transform:uppercase;color:var(--text-dim);}
.detail-info-value{font-family:'Instrument Sans',sans-serif;font-size:14px;font-weight:500;color:var(--text);}

/* ════════════════════════════════
   MOBILE RESPONSIVE
════════════════════════════════ */
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:4px;background:none;border:none;}
.hamburger span{display:block;width:22px;height:1.5px;background:var(--gold);transition:all 0.3s;}
.hamburger.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg);}
.hamburger.open span:nth-child(2){opacity:0;}
.hamburger.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg);}

.mobile-nav{display:none;position:fixed;top:0;left:0;right:0;bottom:0;background:#F7F7F5;z-index:300;flex-direction:column;align-items:center;justify-content:center;gap:0;}
.mobile-nav.open{display:flex;}
.mobile-nav a{font-family:'DM Mono',monospace;font-size:13px;letter-spacing:0.2em;text-transform:uppercase;color:var(--text-muted);text-decoration:none;padding:18px 32px;border-bottom:1px solid var(--border);width:100%;text-align:center;transition:color 0.2s;}
.mobile-nav a:hover,.mobile-nav a.mactive{color:var(--gold);}
.mobile-nav .mobile-cta{font-family:'DM Mono',monospace;font-size:11px;letter-spacing:0.14em;text-transform:uppercase;color:#F7F7F5;background:var(--gold);border:none;padding:16px 40px;cursor:pointer;margin-top:24px;width:80%;}

@media(max-width:900px){
  .nav-compliance{flex-direction:column;align-items:center;padding:16px 28px;gap:12px;}
  .nav-compliance-text{font-size:13px;order:1;text-align:center;}
  .nav-compliance-logo{height:48px;width:auto;order:2;align-self:center;}
  .nav-main{padding:0 28px;}
  .nav-links,.nav-cta{display:none;}
  .hamburger{display:flex;}
  .page{padding-top:180px;}
  .container{padding:0 28px;}

  /* Hero */
  .hero{grid-template-columns:1fr;min-height:auto;}
  .hero-left{padding:56px 28px 60px;}
  .hero-right{display:none;}
  .hero-h1{font-size:clamp(48px,13vw,72px);}
  .hero-sub{font-size:17px;margin-bottom:32px;}
  .hero-stats{gap:24px;margin-bottom:32px;}
  .stat-n{font-size:28px;}
  .hero-btns{flex-direction:column;gap:10px;}
  .hero-btns .btn-gold,.hero-btns .btn-outline{text-align:center;width:100%;display:block;}

  /* Spec strip */
  .spec-strip{grid-template-columns:1fr;}
  .spec-item{padding:28px 28px;}

  /* Why grid */
  .why-grid{grid-template-columns:1fr;gap:36px;}

  /* Deal teaser */
  .deal-teaser{grid-template-columns:1fr;gap:20px;padding:24px 28px;}
  .dt-right{text-align:left;}
  .dt-chips{align-items:flex-start;flex-direction:row;flex-wrap:wrap;}
  .dt-title{font-size:22px;}

  /* Newsletter */
  .nl-inner{grid-template-columns:1fr;gap:28px;}
  .nl-form{flex-direction:column;}
  .nl-input{border-right:1px solid var(--border-light);}
  .nl-btn{width:100%;padding:14px;}

  /* Blog */
  .blog-grid{grid-template-columns:1fr;}
  .blog-card.featured{grid-column:span 1;}
  .blog-card.featured .blog-title{font-size:24px;}
  .blog-card{padding:28px 28px;}

  /* Market */
  .mkt-grid{grid-template-columns:1fr 1fr;}
  .mkt-card{padding:20px 16px;}
  .mkt-value{font-size:26px;}

  /* Submarket */
  .sm-row{grid-template-columns:1fr 1fr;gap:6px;padding:20px 16px;}
  .sm-row.header{display:none;}
  .sm-cell.label{display:none;}
  .sm-cell.name{grid-column:span 2;font-size:13px;margin-bottom:2px;}
  .submarket-grid{grid-template-columns:1fr;}

  /* Report CTA */
  .report-cta{flex-direction:column;gap:20px;padding:28px 28px;}

  /* Tools */
  .tools-layout{grid-template-columns:1fr;}
  .tools-sidebar{display:flex;overflow-x:auto;padding:0 28px;border-bottom:1px solid var(--border);-webkit-overflow-scrolling:touch;}
  .tool-nav-item{white-space:nowrap;border-left:none;border-bottom:2px solid transparent;padding:14px 18px;flex-shrink:0;}
  .tool-nav-item.active{border-left:none;border-bottom-color:var(--gold);background:var(--surface);}
  .tools-main{padding:24px 28px;}
  .tool-form-grid{grid-template-columns:1fr;}
  .tf-row.full{grid-column:span 1;}
  .tool-title{font-size:28px;}
  .tr-value{font-size:36px;}
  .tr-breakdown{gap:20px;}

  /* Chat */
  .chat-msgs{min-height:220px;max-height:280px;}

  /* About */
  .about-layout{grid-template-columns:1fr;gap:0;}
  .about-img-block{position:relative;top:0;}
  .about-photo{aspect-ratio:3/2;}
  .about-content{padding:36px 0 60px;}
  .about-quote{font-size:19px;}

  /* Contact */
  .contact-grid{grid-template-columns:1fr;gap:40px;}
  .contact-info h3{font-size:28px;}

  /* Footer */
  .footer-inner{flex-direction:column;gap:16px;text-align:center;}
  .footer-mid{text-align:center;}
  .footer-credit{text-align:center;}

  /* Listings */
  .listings-grid{grid-template-columns:1fr;}
  .listing-detail-grid{grid-template-columns:1fr;gap:28px;}
  .listing-detail-hero-img{max-height:280px;}
  .listings-toggle-btn{padding:10px 18px;font-size:9.5px;}

  /* Sections */
  section{padding:52px 0;}
  .blog-hero,.market-hero,.tools-hero,.about-hero,.listings-hero{padding:56px 0 32px;}

  /* Post */
  .post-body{max-width:100%;}
  .post-body p{font-size:15px;}
  .post-body blockquote p{font-size:18px;}
  .post-view{padding:48px 0 60px;}
}