:root{--ink:#161A1E;--char:#1D2125;--char2:#282C2F;--bone:#FAF8F5;--stone:#E5E2DC;--bronze:#B8A088;--bronze-dk:#837261;--mute:#AEB4BB;--line:rgba(184,160,136,.28);--max:1200px;--gutter:clamp(18px,4vw,44px);--serif:"Source Serif 4",Georgia,serif;--sans:"Inter",system-ui,-apple-system,sans-serif}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--ink);color:var(--mute);font-family:var(--sans);font-size:1rem;line-height:1.7;-webkit-font-smoothing:antialiased}
img,video{max-width:100%;display:block}
a{color:inherit;text-decoration-color:var(--bronze);text-decoration-thickness:1px;text-underline-offset:.25em}
a:hover{color:var(--bone)}
:focus-visible{outline:2px solid var(--bronze);outline-offset:3px}
.skip{position:absolute;left:-999px;top:0;background:var(--bronze);color:var(--ink);padding:.6rem 1rem;z-index:100}
.skip:focus{left:8px;top:8px}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
h1,h2,h3{font-family:var(--serif);font-weight:500;color:var(--bone);line-height:1.12;margin:0 0 .55em;letter-spacing:-.012em}
h1{font-size:clamp(2.5rem,1.6rem + 3.4vw,4.6rem)}
h2{font-size:clamp(1.9rem,1.4rem + 1.7vw,3rem)}
h3{font-size:clamp(1.15rem,1.05rem + .35vw,1.35rem);font-weight:600;line-height:1.3}
p{margin:0 0 1.1em;max-width:66ch}
.lede{font-size:clamp(1.05rem,1rem + .3vw,1.22rem);color:#C9CDD2;max-width:58ch}
.muted{color:var(--mute)}
.small{font-size:.88rem}
strong,b{color:var(--bone)}
.site-header{position:sticky;top:0;z-index:50;background:rgba(22,26,30,.88);backdrop-filter:blur(10px);border-bottom:1px solid rgba(255,255,255,.06)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:76px}
.brand img{height:34px;width:auto}
.nav{display:flex;align-items:center;gap:clamp(.9rem,2vw,1.8rem)}
.nav a,.has-sub > button{text-decoration:none;font-weight:500;font-size:.86rem;letter-spacing:.01em;color:#D7DADE}
.nav a:hover,.has-sub > button:hover{color:var(--bronze)}
.nav a[aria-current=page]{color:var(--bronze)}
.nav .btn{margin-left:.4rem}
.nav-toggle{display:none;background:none;border:1px solid var(--bronze);color:var(--bone);padding:.5rem .9rem;font:inherit;font-size:.88rem;cursor:pointer}
.has-sub{position:relative}
.has-sub > button{background:none;border:0;font-family:inherit;cursor:pointer;padding:0}
.sub{display:none;position:absolute;top:calc(100% + 18px);left:-1.1rem;background:var(--char);border:1px solid var(--line);min-width:230px;padding:.6rem 0;box-shadow:0 18px 40px rgba(0,0,0,.4)}
.sub a{display:block;padding:.5rem 1.1rem}
.has-sub.open .sub{display:block}
@media (max-width:980px){.nav-toggle{display:block}.nav{display:none;position:absolute;top:76px;left:0;right:0;background:var(--ink);flex-direction:column;align-items:flex-start;padding:1.2rem var(--gutter) 1.6rem;border-bottom:1px solid var(--line);gap:.8rem;max-height:calc(100vh - 76px);overflow:auto}.nav.open{display:flex}.nav a,.has-sub > button{font-size:1rem}.sub{position:static;border:0;box-shadow:none;background:none;padding:.2rem 0 0 1rem;display:block}.has-sub > button{display:block;color:var(--bronze);pointer-events:none;margin-top:.5rem}.nav .btn{margin-left:0;margin-top:.6rem}}
.btn{display:inline-block;background:var(--bronze);color:var(--ink);text-decoration:none;font-family:var(--sans);font-weight:600;font-size:.9rem;letter-spacing:.01em;padding:.95rem 1.6rem;border:1px solid var(--bronze);line-height:1.2;cursor:pointer;transition:background .2s,color .2s}
.btn:hover{background:transparent;color:var(--bronze)}
.btn.ghost,.on-dark .btn.ghost{background:transparent;color:var(--bone)!important;border-color:rgba(250,248,245,.5)!important}
.btn.ghost:hover{border-color:var(--bronze)!important;color:var(--bronze)!important}
.nav .btn{padding:.6rem 1.1rem;font-size:.84rem;background:transparent;color:var(--bronze)}
.nav .btn:hover{background:var(--bronze);color:var(--ink)}
.actions{display:flex;flex-wrap:wrap;gap:.9rem;margin-top:1.8rem}
section{padding:clamp(64px,9vw,128px) 0}
.band{background:var(--char)}
.on-dark{background:var(--char2)}
.light{background:var(--bone);color:#3D4452}
.light h2,.light h3{color:var(--ink)}
.grid{display:grid;gap:clamp(22px,3vw,44px)}
.g2{grid-template-columns:repeat(2,minmax(0,1fr))}
.g3{grid-template-columns:repeat(3,minmax(0,1fr))}
.g4{grid-template-columns:repeat(4,minmax(0,1fr))}
.split{display:grid;grid-template-columns:5fr 7fr;gap:clamp(28px,6vw,88px);align-items:start}
@media (max-width:900px){.g3,.g4{grid-template-columns:repeat(2,minmax(0,1fr))}.split{grid-template-columns:1fr}}
@media (max-width:600px){.g2,.g3,.g4{grid-template-columns:1fr}}
.hero-x{position:relative;min-height:min(92vh,880px);display:flex;align-items:flex-end;padding:0;overflow:hidden;background:var(--ink)}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.55}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(22,26,30,.35) 0%,rgba(22,26,30,.2) 35%,rgba(22,26,30,.92) 82%,var(--ink) 100%)}
.hero-x-inner{position:relative;width:100%;padding-top:clamp(120px,18vh,200px);padding-bottom:clamp(48px,7vw,88px)}
.hero-x h1{max-width:19ch;margin-bottom:.4em}
.hero-stats{display:flex;flex-wrap:wrap;gap:0;margin:clamp(36px,5vw,64px) 0 0;padding:0;border-top:1px solid var(--line)}
.hero-stats div{padding:1.4rem clamp(18px,3vw,44px) 0 0;margin-right:clamp(18px,3vw,44px);border-right:1px solid var(--line)}
.hero-stats div:last-child{border-right:0}
.hero-stats dt{font-family:var(--serif);font-size:clamp(1.8rem,1.3rem + 1.6vw,2.8rem);color:var(--bone);line-height:1}
.hero-stats dd{margin:.5rem 0 0;font-size:.85rem;color:var(--mute)}
.hero{padding:clamp(48px,7vw,96px) 0;border-bottom:1px solid var(--line)}
.hero-grid{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(24px,4vw,64px);align-items:end}
@media (max-width:900px){.hero-grid{grid-template-columns:1fr}}
.plat{margin:0}.plat svg{display:none}.plat img{width:100%;aspect-ratio:4/5;object-fit:cover}
.plat-caption{font-size:.85rem;margin-top:.6rem}
.page-hero{padding:clamp(72px,10vw,140px) 0 clamp(48px,6vw,80px);background:radial-gradient(120% 140% at 85% 0%,#2A2E31 0%,var(--ink) 60%);border-bottom:1px solid var(--line)}
.page-hero h1{max-width:20ch}
.crumb{font-size:.82rem;color:var(--bronze);margin-bottom:1.2rem}
.crumb a{color:var(--bronze);text-decoration:none}
.crumb a:hover{color:var(--bone)}
.stats{display:flex;flex-wrap:wrap;gap:clamp(24px,4vw,56px);margin-top:2rem;padding-top:1.4rem;border-top:1px solid var(--line)}
.stat b{display:block;font-family:var(--serif);font-weight:500;font-size:2.2rem;line-height:1}
.stat span{font-size:.85rem}
.lots{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:0 clamp(24px,3vw,48px)}
.lot{display:block;padding:1.6rem 0 1.8rem;border-top:1px solid var(--line);text-decoration:none;background:none;transition:border-color .2s}
.lot h3{margin-bottom:.45em;transition:color .2s}
.lot p{color:var(--mute);margin:0;font-size:.95rem}
a.lot:hover{border-top-color:var(--bronze)}
a.lot:hover h3{color:var(--bronze)}
.light .lot p{color:#5B6270}
.checks{list-style:none;padding:0;margin:0;columns:2;column-gap:3rem}
.checks li{padding:.7rem 0 .7rem 1.5rem;border-bottom:1px solid rgba(255,255,255,.07);break-inside:avoid;position:relative;color:#D7DADE}
.checks li::before{content:"";position:absolute;left:0;top:1.3rem;width:6px;height:6px;background:var(--bronze);transform:rotate(45deg)}
@media (max-width:600px){.checks{columns:1}}
.steps{counter-reset:s;list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:clamp(18px,3vw,36px)}
.steps li{counter-increment:s;border-top:1px solid var(--bronze);padding-top:1.2rem}
.steps li::before{content:counter(s,decimal-leading-zero);display:block;font-family:var(--serif);color:var(--bronze);font-size:1.6rem;line-height:1;margin-bottom:.8rem}
@media (max-width:900px){.steps{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:600px){.steps{grid-template-columns:1fr}}
.project{display:flex;flex-direction:column;gap:.55rem}
.project img{aspect-ratio:4/3;object-fit:cover;width:100%;background:var(--char2);filter:saturate(.85)}
.project .kind{font-size:.8rem;color:var(--bronze);margin-top:.4rem}
.project h3{margin:0}
.project p{margin:0;color:var(--mute);font-size:.95rem}
.press{display:flex;flex-wrap:wrap;align-items:center;gap:clamp(28px,6vw,72px);margin-top:1.4rem}
.press img{height:26px;width:auto;filter:brightness(0) invert(1);opacity:.6;transition:opacity .2s}
.press img[alt="D Magazine"]{filter:grayscale(1) invert(1)}
.press a:hover img{opacity:1}
.quotes{columns:3 300px;column-gap:clamp(22px,3vw,44px)}
.quote{break-inside:avoid;margin:0 0 clamp(22px,3vw,44px);padding:1.8rem;background:var(--char2);border-top:1px solid var(--bronze)}
.quote p{font-family:var(--serif);font-size:1.08rem;line-height:1.6;color:#E3E5E8;max-width:none}
.quote footer{font-weight:600;color:var(--bone);font-size:.92rem}
.quote footer span{display:block;font-weight:400;color:var(--bronze);font-size:.84rem}
.person{text-decoration:none}
.person img{aspect-ratio:4/5;object-fit:cover;width:100%;background:var(--char2);filter:grayscale(.15) contrast(1.02)}
.person h3{margin:1rem 0 .1rem}
.person .role{color:var(--bronze);font-size:.88rem;margin-bottom:.4rem}
.person:hover h3{color:var(--bronze)}
.faq details{border-top:1px solid var(--line);padding:1.3rem 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font-family:var(--serif);color:var(--bone);font-size:1.2rem;list-style:none;display:flex;justify-content:space-between;gap:1rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--bronze);font-size:1.5rem;line-height:1}
.faq details[open] summary::after{content:"\2212"}
.faq details p{margin:.9rem 0 0}
form.lead{display:grid;gap:1.1rem}
.field{display:grid;gap:.4rem}
.field label{font-weight:500;font-size:.88rem;color:#D7DADE}
.field input,.field select,.field textarea{font:inherit;color:var(--bone);padding:.85rem 1rem;border:1px solid rgba(255,255,255,.18);background:rgba(255,255,255,.03);border-radius:0;width:100%}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--bronze);outline:none}
.field select option{color:#000}
.field textarea{min-height:150px;resize:vertical}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}
@media (max-width:600px){.row2{grid-template-columns:1fr}}
.form-note{font-size:.85rem}
.form-status{color:var(--bronze);font-weight:500}
.calc{padding:1.8rem;background:var(--char);border-top:1px solid var(--bronze)}
.calc h3{margin-bottom:.3rem}
.calc .field{margin-top:.9rem}
.calc output{display:block;margin-top:1.2rem;padding-top:1rem;border-top:1px solid var(--line);font-family:var(--serif);color:var(--bone);font-size:1.5rem}
.calc output small{display:block;font-family:var(--sans);font-size:.85rem;color:var(--mute)}
.cta{background:linear-gradient(180deg,var(--char2),var(--ink));border-top:1px solid var(--line)}
.cta h2{max-width:22ch}
.site-footer{background:#111417;color:var(--mute);padding:clamp(56px,7vw,96px) 0 36px;font-size:.92rem;border-top:1px solid var(--line)}
.site-footer a{color:#D7DADE;text-decoration:none}
.site-footer a:hover{color:var(--bronze)}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.5fr;gap:clamp(28px,4vw,56px)}
.foot-grid h2{font-family:var(--sans);font-size:.85rem;font-weight:600;color:var(--bronze);margin-bottom:1rem;letter-spacing:.02em}
.foot-grid ul{list-style:none;margin:0;padding:0;display:grid;gap:.55rem}
.foot-legal{border-top:1px solid rgba(255,255,255,.07);margin-top:clamp(36px,5vw,64px);padding-top:1.5rem;font-size:.8rem;display:grid;gap:.6rem;color:#8A9098}
.foot-legal a{color:#AEB4BB;text-decoration:underline}
.foot-logo img{height:40px;width:auto;margin-bottom:1.2rem}
@media (max-width:900px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.foot-grid{grid-template-columns:1fr}}
.yt{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:1.2rem;padding:2rem;background:var(--char2);border-top:1px solid var(--bronze)}
@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important;animation:none!important}}

.hero-v{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;overflow:hidden;background:var(--ink);padding:0;margin-top:-77px}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-v .hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(22,26,30,.55) 0%,rgba(22,26,30,.25) 40%,rgba(22,26,30,.88) 80%,var(--ink) 100%)}
.hero-v-inner{position:relative;width:100%;padding-top:180px;padding-bottom:clamp(44px,6vw,80px)}
.hero-kicker{color:var(--bronze);font-size:.95rem;font-weight:500;margin-bottom:1rem}
.hero-name{font-size:clamp(3.2rem,2rem + 6vw,7.5rem);line-height:.98;letter-spacing:-.02em;margin:0 0 .35em}
.hero-sub{font-size:clamp(1.05rem,1rem + .45vw,1.35rem);color:#D7DADE;max-width:52ch}
.site-header{background:linear-gradient(180deg,rgba(22,26,30,.85),rgba(22,26,30,.55));border-bottom-color:rgba(255,255,255,.04)}

.press-bar{background:#282C2F;padding:40px 0 44px;border-top:1px solid rgba(255,255,255,.05);border-bottom:1px solid rgba(255,255,255,.05)}
.press-bar__kicker{font-family:var(--sans);font-size:11px;font-weight:700;letter-spacing:.24em;text-transform:uppercase;color:var(--bronze);text-align:center;margin:0 0 28px;max-width:none}
.press-bar__viewport{overflow:hidden;position:relative;-webkit-mask-image:linear-gradient(90deg,transparent 0%,#000 8%,#000 92%,transparent 100%);mask-image:linear-gradient(90deg,transparent 0%,#000 8%,#000 92%,transparent 100%)}
.press-bar__track{display:flex;align-items:center;gap:72px;list-style:none;padding:0;margin:0;width:max-content;animation:press-marquee 38s linear infinite}
.press-bar__track:hover{animation-play-state:paused}
@keyframes press-marquee{0%{transform:translateX(0)}100%{transform:translateX(-50%)}}
.press-logo{display:inline-flex;align-items:center;justify-content:center;padding:8px 0;text-decoration:none}
.press-logo img{height:36px;width:auto;opacity:.88;transition:opacity .2s}
.press-logo:hover img{opacity:1}
.press-logo--square img{height:52px}
.press-logo--badge img{height:76px;opacity:1}
.press-logo--light-pill{background:#fff;padding:8px 14px;border-radius:4px}
.press-logo--light-pill img{height:26px;opacity:1}
@media (prefers-reduced-motion:reduce){.press-bar__track{animation:none;flex-wrap:wrap;justify-content:center;width:auto;gap:40px 56px;padding:0 24px}.press-bar__track li[aria-hidden]{display:none}}

.founder .role-line{color:var(--bronze);font-size:1rem;margin:-.2rem 0 1.4rem}
.founder-media{position:relative;margin:0 14px 14px 0}
.founder-media img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 20%;position:relative;z-index:1}
.founder-media::after{content:"";position:absolute;inset:14px -14px -14px 14px;border:1px solid var(--bronze)}
.founder-points{list-style:none;padding:0;margin:1.6rem 0 0;display:grid;gap:.9rem}
.founder-points li{padding-left:1.4rem;position:relative;color:#D7DADE}
.founder-points li::before{content:"";position:absolute;left:0;top:.65rem;width:6px;height:6px;background:var(--bronze);transform:rotate(45deg)}

.listings-head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:1rem 2rem;margin-bottom:clamp(28px,4vw,48px)}
.listings-head p{margin:0}
.listings{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:clamp(18px,2.4vw,32px)}
@media (max-width:1000px){.listings{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.listings{grid-template-columns:1fr}}
.listing{display:flex;flex-direction:column;text-decoration:none;background:var(--char2);transition:transform .2s}
.listing:hover{transform:translateY(-3px)}
.listing img{width:100%;aspect-ratio:716/444;object-fit:cover;background:#33383C}
.listing .lb{padding:1.1rem 1.2rem 1.3rem;display:grid;gap:.25rem}
.listing .price{font-family:var(--serif);font-size:1.35rem;color:var(--bone)}
.listing .name{color:#E3E5E8;font-weight:600;font-size:.95rem;line-height:1.35}
.listing .meta{color:var(--mute);font-size:.85rem}
.listing .tag{color:var(--bronze);font-size:.8rem}
.listing:hover .name{color:var(--bronze)}

/* Hero: logo only, centered on the video */
.hero-v:has(.hero-v-logo){align-items:center}
.hero-v:has(.hero-v-logo) .hero-shade{background:linear-gradient(180deg,rgba(22,26,30,.35) 0%,rgba(22,26,30,.08) 18%,rgba(22,26,30,.08) 82%,var(--ink) 100%)}
.hero-v-logo{display:flex;justify-content:center;padding:77px 0 0}
.hero-v-logo img{width:min(760px,86vw);height:auto;filter:drop-shadow(0 2px 18px rgba(0,0,0,.35))}
.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}

/* Intro: founding member section (dark, editorial layout modeled on Michael's reference) */
.intro-x{position:relative;overflow:hidden;background:var(--ink);color:var(--mute);padding:clamp(56px,7vw,96px) 0 clamp(64px,8vw,110px)}
.intro-x .wrap{position:relative;z-index:1}
.intro-x__head{text-align:center;margin-bottom:clamp(36px,5vw,64px)}
.intro-x__kicker{font-family:var(--serif);font-size:clamp(1.3rem,1rem + 1vw,2rem);letter-spacing:.03em;color:var(--bronze);margin:0 0 .2em;max-width:none}
.intro-x__name{font-family:var(--serif);font-weight:400;text-transform:uppercase;letter-spacing:.04em;font-size:clamp(2.8rem,1.6rem + 5vw,5.4rem);line-height:1;color:var(--bone);margin:0}
.intro-x__grid{display:grid;grid-template-columns:1fr minmax(0,400px) 1fr;gap:clamp(28px,4.5vw,64px);align-items:center}
.intro-x__lede{font-family:var(--serif);font-size:clamp(1.5rem,1.1rem + 1.1vw,2.1rem);line-height:1.3;letter-spacing:.01em;color:var(--bone);margin:0;max-width:20ch}
.intro-x__media{margin:0}
.intro-x__media img{display:block;width:100%;aspect-ratio:2/3;object-fit:cover;object-position:50% 25%}
.intro-x__body p{font-size:.98rem;line-height:1.75;letter-spacing:.02em;color:var(--mute);margin:0 0 1.6rem;max-width:44ch}
.intro-x__btn{display:inline-block;border:1px solid var(--bronze);color:var(--bone);padding:1rem 2rem;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;transition:background .2s,color .2s}
.intro-x__btn:hover{background:var(--bronze);color:var(--ink)}
@media (max-width:900px){
.intro-x__grid{grid-template-columns:1fr;max-width:520px;margin:0 auto}
.intro-x__media{order:-1}
.intro-x__lede{max-width:none}
.intro-x__body:empty{display:none}
}
/* Stats band: hairline Didone numbers, small caps labels with a lead-in rule (Michael's reference) */
.stats-x{position:relative;background:linear-gradient(rgba(22,26,30,.58),rgba(22,26,30,.58)),url("/images/dallas-skyline.jpg") center 62%/cover no-repeat,var(--char);padding:clamp(48px,6vw,80px) 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stats-x__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin:0}
.stats-x__grid div{text-align:center}
.stats-x__grid dt,.stats-x__grid dd{text-shadow:0 1px 14px rgba(0,0,0,.35)}
.stats-x__grid dt{font-family:"Cormorant Garamond",var(--serif);font-weight:300;font-variant-numeric:lining-nums;font-feature-settings:"lnum" 1;font-size:clamp(3.4rem,1.6rem + 5.4vw,7rem);line-height:1;letter-spacing:.01em;color:var(--bone)}
.stats-x__grid dd{margin:1.1rem 0 0;font-family:var(--sans);font-size:clamp(.78rem,.7rem + .3vw,.95rem);font-weight:500;letter-spacing:.06em;text-transform:uppercase;color:var(--bone);display:inline-flex;align-items:center;gap:.9rem;white-space:nowrap}
.stats-x__grid dd::before{content:"";width:22px;height:1px;background:currentColor;opacity:.8}
@media (max-width:760px){.stats-x__grid{grid-template-columns:1fr;gap:44px}}
/* Listings: one compact row, scroll or use the arrows */
.listings-x{padding:clamp(44px,5.5vw,72px) 0}
.listings-x .listings-head{margin-bottom:clamp(20px,2.6vw,32px)}
.listings-x h2{margin-bottom:.25em}
.listings-nav{display:flex;align-items:center;gap:.6rem}
.listings-arrow{width:44px;height:44px;display:inline-flex;align-items:center;justify-content:center;background:none;border:1px solid var(--line);color:var(--bone);font-size:1.1rem;cursor:pointer;transition:border-color .2s,color .2s,opacity .2s}
.listings-arrow:hover:not(:disabled){border-color:var(--bronze);color:var(--bronze)}
.listings-arrow:disabled{opacity:.3;cursor:default}
.listings--row{display:grid;grid-auto-flow:column;grid-template-columns:none;grid-auto-columns:clamp(220px,22vw,272px);gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;overscroll-behavior-x:contain;scrollbar-width:none;padding-bottom:4px}
.listings--row::-webkit-scrollbar{display:none}
.listings--row .listing{scroll-snap-align:start}
.listings--row .listing:hover{transform:none}
.listings--row .listing .lb{padding:.85rem 1rem 1rem;gap:.15rem}
.listings--row .listing .price{font-size:1.15rem}
.listings--row .listing .name{font-size:.88rem}
.listings--row .listing .tag,.listings--row .listing .meta{font-size:.76rem}
@media (max-width:1000px){.listings--row{grid-template-columns:none}}
@media (max-width:560px){.listings--row{grid-template-columns:none;grid-auto-columns:72%}.listings-nav .listings-arrow{display:none}}
/* Reviews: one compact row like the listings */
.reviews-x{padding:clamp(44px,5.5vw,72px) 0}
.reviews-x .listings-head{margin-bottom:clamp(20px,2.6vw,32px)}
.reviews-x h2{margin-bottom:.25em}
.quotes--row{columns:auto;display:grid;grid-auto-flow:column;grid-auto-columns:clamp(260px,28vw,340px);gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;overscroll-behavior-x:contain;scrollbar-width:none;padding-bottom:4px}
.quotes--row::-webkit-scrollbar{display:none}
.quotes--row .quote{margin:0;scroll-snap-align:start;display:flex;flex-direction:column;padding:1.3rem 1.3rem 1.2rem}
.quotes--row .quote p{font-size:.96rem;line-height:1.55;margin:0 0 1rem}
.quotes--row .quote footer{margin-top:auto;font-size:.86rem}
.quotes--row .quote footer span{font-size:.78rem}
@media (max-width:560px){.quotes--row{grid-auto-columns:82%}.reviews-x .listings-nav .listings-arrow{display:none}}
/* Reviews band matches the listings band */
.reviews-x{background:var(--char)}

/* YouTube feature: vertical Shorts cards in one row */
.yt-x{padding:clamp(48px,6vw,80px) 0}
.yt-x .listings-head{margin-bottom:clamp(20px,2.6vw,32px)}
.yt-x h2{margin-bottom:.25em}
.yt-x__kicker{font-size:11px;font-weight:700;letter-spacing:.24em;text-transform:uppercase;color:var(--bronze);margin:0 0 .8rem}
.shorts--row{display:grid;grid-auto-flow:column;grid-auto-columns:clamp(180px,17vw,220px);gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;overscroll-behavior-x:contain;scrollbar-width:none;padding-bottom:4px}
.shorts--row::-webkit-scrollbar{display:none}
.short{scroll-snap-align:start;display:flex;flex-direction:column;gap:.7rem;text-decoration:none;color:var(--bone)}
.short__media{position:relative;display:block;aspect-ratio:9/16;overflow:hidden;background:var(--char2)}
.short__media img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.short:hover .short__media img{transform:scale(1.03)}
.short__play{position:absolute;left:50%;top:50%;width:54px;height:54px;margin:-27px 0 0 -27px;border-radius:50%;background:rgba(22,26,30,.55);border:1px solid rgba(250,248,245,.6);backdrop-filter:blur(2px)}
.short__play::after{content:"";position:absolute;left:21px;top:16px;border-style:solid;border-width:11px 0 11px 17px;border-color:transparent transparent transparent var(--bone)}
.short:hover .short__play{background:var(--bronze);border-color:var(--bronze)}
.short__title{font-size:.86rem;line-height:1.4;font-weight:500;color:#E3E5E8}
.short:hover .short__title{color:var(--bronze)}
@media (max-width:560px){.shorts--row{grid-auto-columns:46%}.yt-x .listings-nav .listings-arrow{display:none}}
/* Footer social icons, under the description */
.foot-social{display:flex;gap:.6rem;margin-top:1.4rem}
.foot-social a{display:inline-flex;align-items:center;justify-content:center;width:40px;height:40px;border:1px solid var(--line);color:var(--bone);transition:color .2s,border-color .2s,background .2s}
.foot-social a:hover{color:var(--ink);background:var(--bronze);border-color:var(--bronze)}
.foot-social svg{width:17px;height:17px}
/* Footer legal: condensed to two full-width lines (TREC link labels kept exactly as required) */
.foot-legal{gap:.45rem;padding-top:1.1rem;margin-top:clamp(28px,4vw,48px);font-size:.8rem;line-height:1.55}
.foot-legal p{max-width:none;margin:0}
.foot-legal__links{display:flex;flex-wrap:wrap;gap:.2rem 1.4rem}
/* Commercial page (one page, modeled on the original site's /commercial) */
.cx-kicker{font-size:11px;font-weight:700;letter-spacing:.24em;text-transform:uppercase;color:var(--bronze);margin:0 0 .8rem}
.cx-hero{background:var(--char);text-align:center;padding:clamp(56px,7vw,96px) 0 clamp(48px,6vw,80px);border-bottom:1px solid var(--line)}
.cx-hero h1{font-size:clamp(2.4rem,1.6rem + 3vw,4rem);margin:0 auto .35em;max-width:none}
.cx-sub{color:var(--mute);font-size:clamp(1rem,.95rem + .3vw,1.2rem);margin:0 auto;max-width:none}
.cx-guard{padding:clamp(52px,6vw,88px) 0}
.cx-guard .wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(28px,5vw,72px);align-items:center}
.cx-guard__media{margin:0}
.cx-guard__media img{display:block;width:100%;height:auto;aspect-ratio:2/3;object-fit:cover;object-position:50% 30%}
@media (max-width:820px){.cx-guard .wrap{grid-template-columns:1fr}.cx-guard__media{max-width:420px}}
.cx-guard h2{font-size:clamp(2rem,1.5rem + 2vw,3rem);margin-bottom:.5em}
.cx-guard p{color:#C9CDD2;line-height:1.75;max-width:none}
.cx-guard .actions{margin-top:1.6rem}
.cx-work{background:var(--char);padding:clamp(52px,6vw,88px) 0}
.cx-work .wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(28px,5vw,72px);align-items:center}
.cx-work h2{font-size:clamp(2rem,1.5rem + 2vw,3rem);margin-bottom:.45em}
.cx-work p{color:#C9CDD2;max-width:42ch}
.cx-video{position:relative;aspect-ratio:16/9;background:var(--char2);border:1px solid var(--line)}
.cx-video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.cx-video--soon{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:1rem;color:var(--mute);font-size:11px;font-weight:700;letter-spacing:.22em;text-transform:uppercase}
.cx-video__play{position:relative;width:62px;height:62px;border-radius:50%;border:1px solid rgba(250,248,245,.35);background:rgba(250,248,245,.06)}
.cx-video__play::after{content:"";position:absolute;left:25px;top:19px;border-style:solid;border-width:12px 0 12px 18px;border-color:transparent transparent transparent var(--bone)}
.cx-types{padding:clamp(52px,6vw,88px) 0;text-align:center}
.cx-types h2{font-size:clamp(2rem,1.5rem + 2vw,3rem);margin:0 auto .4em;max-width:none}
.cx-types__lede{color:var(--mute);margin:0 auto clamp(28px,4vw,44px);max-width:56ch}
.cx-types__grid{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(7,minmax(0,1fr));gap:14px}
.cx-type{display:flex;flex-direction:column;align-items:center;gap:.55rem;padding:1.6rem .8rem 1.4rem;background:var(--char2);border:1px solid var(--line)}
.cx-type svg{width:30px;height:30px;fill:none;stroke:var(--bronze);stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round}
.cx-type span{color:var(--bone);font-weight:600;font-size:.95rem}
.cx-type small{color:var(--mute);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase}
@media (max-width:1000px){.cx-types__grid{grid-template-columns:repeat(4,minmax(0,1fr))}}
@media (max-width:820px){.cx-work .wrap{grid-template-columns:1fr}}
@media (max-width:520px){.cx-types__grid{grid-template-columns:repeat(2,minmax(0,1fr))}}.cx-hero .cx-kicker,.cx-types .cx-kicker{max-width:none}
.cx-guard .cx-kicker,.cx-work .cx-kicker{color:var(--bronze)}
@media (max-width:520px){.cx-type:last-child:nth-child(odd){grid-column:1/-1}}

/* Investment page */
.iv-hero-actions{justify-content:center;margin-top:1.8rem}
.iv-owner{padding:clamp(52px,6vw,88px) 0}
.iv-owner .wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(28px,5vw,72px)}
.iv-owner h2{font-size:clamp(2rem,1.5rem + 2vw,3rem)}
.iv-owner p{color:#C9CDD2;line-height:1.75;max-width:none}
.iv-tiers,.iv-steps{background:var(--char);padding:clamp(52px,6vw,88px) 0}
.iv-tiers h2,.iv-pillars h2,.iv-steps h2{font-size:clamp(2rem,1.5rem + 2vw,3rem);margin-bottom:clamp(24px,3.5vw,40px)}
.iv-tiers__grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.iv-tier{background:var(--char2);border-top:2px solid var(--bronze);padding:1.8rem 1.6rem}
.iv-tier__who{font-size:11px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze);margin:0 0 .6rem}
.iv-tier h3{font-size:1.55rem;margin:0 0 .7rem}
.iv-tier p{color:#C9CDD2;font-size:.95rem;line-height:1.7}
.iv-tier ul{list-style:none;padding:0;margin:1.2rem 0 0;display:grid;gap:.55rem;border-top:1px solid var(--line);padding-top:1.1rem}
.iv-tier li{position:relative;padding-left:1.2rem;color:var(--bone);font-size:.9rem}
.iv-tier li::before{content:"";position:absolute;left:0;top:.6rem;width:6px;height:6px;background:var(--bronze);transform:rotate(45deg)}
.iv-pillars{padding:clamp(52px,6vw,88px) 0}
.iv-pillars__grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:clamp(18px,2.5vw,32px)}
.iv-pillar{border-top:1px solid var(--line);padding-top:1.2rem}
.iv-pillar__num{font-family:"Cormorant Garamond",var(--serif);font-size:2.6rem;line-height:1;color:var(--bronze)}
.iv-pillar h3{font-size:1.5rem;margin:.6rem 0 .3rem}
.iv-pillar__line{color:var(--bone);font-weight:600;font-size:.95rem;margin:0 0 .6rem}
.iv-pillar p{color:#C9CDD2;font-size:.93rem;line-height:1.7}
.iv-note{margin-top:clamp(24px,3vw,36px);font-size:.82rem;color:var(--mute);max-width:none}
.iv-steps__list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px;counter-reset:none}
.iv-steps__list li{border-top:1px solid var(--bronze);padding-top:1.1rem}
.iv-steps__list span{font-size:.8rem;font-weight:700;letter-spacing:.14em;color:var(--bronze)}
.iv-steps__list h3{font-size:1.3rem;margin:.5rem 0 .4rem}
.iv-steps__list p{color:#C9CDD2;font-size:.92rem}
.iv-quotes{padding:clamp(52px,6vw,88px) 0}
.iv-quotes .quotes{margin-top:1rem}
@media (max-width:1000px){.iv-tiers__grid{grid-template-columns:1fr}.iv-pillars__grid,.iv-steps__list{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:820px){.iv-owner .wrap{grid-template-columns:1fr}}
@media (max-width:560px){.iv-pillars__grid,.iv-steps__list{grid-template-columns:1fr}}
.iv-owner .cx-kicker,.iv-tiers .cx-kicker,.iv-pillars .cx-kicker,.iv-steps .cx-kicker,.iv-quotes .cx-kicker{color:var(--bronze)}

.iv-quotes .quotes{columns:auto;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}
.iv-quotes .quote{margin:0}
@media (max-width:1000px){.iv-quotes .quotes{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.iv-quotes .quotes{grid-template-columns:1fr}}

/* Business Brokerage page */
.bb-lede{color:var(--mute);max-width:62ch;margin:-.6rem 0 clamp(28px,3.5vw,44px)}
.bb-sell .cx-kicker,.bb-buy .cx-kicker,.bb-both .cx-kicker{color:var(--bronze)}
.bb-buy{background:var(--char);padding:clamp(52px,6vw,88px) 0}
.bb-buy .wrap{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,8fr);gap:clamp(28px,5vw,72px);align-items:start}
.bb-buy h2{font-size:clamp(2rem,1.5rem + 2vw,3rem)}
.bb-buy .bb-lede{margin:0}
.bb-buy__list{list-style:none;margin:0;padding:0;counter-reset:bb}
.bb-buy__list li{counter-increment:bb;position:relative;padding:1.2rem 0 1.2rem 3.4rem;border-top:1px solid var(--line)}
.bb-buy__list li:last-child{border-bottom:1px solid var(--line)}
.bb-buy__list li::before{content:counter(bb,decimal-leading-zero);position:absolute;left:0;top:1.25rem;font-size:.8rem;font-weight:700;letter-spacing:.14em;color:var(--bronze)}
.bb-buy__list h3{font-size:1.25rem;margin:0 0 .3rem}
.bb-buy__list p{color:#C9CDD2;font-size:.95rem;margin:0;max-width:none}
@media (max-width:900px){.bb-buy .wrap{grid-template-columns:1fr}}
/* Luxury page */
.lx-intro .cx-kicker,.lx-process .cx-kicker{color:var(--bronze)}
.lx-process{background:var(--char);padding:clamp(52px,6vw,88px) 0}
.lx-process h2{font-size:clamp(2rem,1.5rem + 2vw,3rem);margin-bottom:clamp(24px,3.5vw,40px)}
.lx-steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.lx-steps>li{display:flex;flex-direction:column;gap:.6rem;background:var(--char2);border-top:2px solid var(--bronze);padding:1.6rem 1.5rem}
.lx-step__num{font-family:"Cormorant Garamond",var(--serif);font-size:2.4rem;line-height:1;color:var(--bronze)}
.lx-steps h3{font-size:1.35rem;margin:0 0 .45rem}
.lx-steps p{color:#C9CDD2;font-size:.93rem;line-height:1.7;margin:0}
.lx-step__list{list-style:none;padding:0;margin:.8rem 0 0;display:grid;gap:.4rem}
.lx-step__list li{position:relative;padding-left:1.1rem;color:var(--bone);font-size:.88rem}
.lx-step__list li::before{content:"";position:absolute;left:0;top:.55rem;width:5px;height:5px;background:var(--bronze);transform:rotate(45deg)}
.lx-close{margin:clamp(28px,4vw,44px) auto 0;max-width:none;text-align:center;font-family:var(--serif);font-size:clamp(1.2rem,1rem + .7vw,1.6rem);line-height:1.45;color:var(--bone)}
.iv-quotes .quotes:has(.quote:nth-child(2):last-child){grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:1000px){.lx-steps{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:620px){.lx-steps{grid-template-columns:1fr}.iv-quotes .quotes:has(.quote:nth-child(2):last-child){grid-template-columns:1fr}}
/* Contact page */
.ct-main{padding:clamp(52px,6vw,88px) 0}
.ct-main .wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,5vw,80px);align-items:start}
.ct-info .cx-kicker{color:var(--bronze)}
.ct-info h2{font-size:clamp(2rem,1.5rem + 2vw,2.8rem);margin-bottom:.5em}
.ct-info>p{color:#C9CDD2;line-height:1.75;max-width:none}
.ct-lines{list-style:none;margin:1.8rem 0 0;padding:0;display:grid;gap:0}
.ct-lines li{display:flex;flex-direction:column;gap:.15rem;padding:.9rem 0;border-top:1px solid var(--line);color:var(--bone)}
.ct-lines li:last-child{border-bottom:1px solid var(--line)}
.ct-lines span{font-size:11px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze)}
.ct-lines a{color:var(--bone);text-decoration:none}
.ct-lines a:hover{color:var(--bronze)}
.ct-phone{font-family:var(--serif);font-size:1.7rem;line-height:1.2}
.ct-social{margin:1.6rem 0 1.4rem}
.ct-form{background:var(--char2);border-top:2px solid var(--bronze);padding:clamp(22px,3vw,40px)}
@media (max-width:900px){.ct-main .wrap{grid-template-columns:1fr}}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}

.foot-social{flex-wrap:wrap}

.site-footer .foot-social{gap:.4rem}
.site-footer .foot-social a{width:36px;height:36px}
.site-footer .foot-social svg{width:15px;height:15px}

.lx-follow{text-align:center;margin:1.6rem 0 0}

/* Property-type icons on /commercial that link to their own page */
.cx-types__grid>li{display:flex}
.cx-types__grid>li>a.cx-type{flex:1;text-decoration:none;transition:border-color .2s}
a.cx-type:hover{border-color:var(--bronze)}

/* ===== Theme: the blend (white + grey, deep slate navy) ===== */
:root{--ink:#FFFFFF;--char:#F3F5F8;--char2:#FFFFFF;--bone:#0B1324;--stone:#E3E7EE;--bronze:#1A2A4A;--bronze-dk:#5B667A;--mute:#5B667A;--line:rgba(11,19,36,.12)}
body{background:#FFFFFF;color:#4A5568}
.site-header,.hero-v,.press-bar,.stats-x,.site-footer,.cta,.on-dark{--ink:#0B1324;--char:#111B31;--char2:#1A2540;--bone:#FFFFFF;--bronze:#B4BECD;--bronze-dk:#97A2B6;--mute:#97A2B6;--line:rgba(180,190,205,.22);color:#97A2B6}
.site-header{background:#0B1324;border-bottom-color:rgba(255,255,255,.06)}
.nav a,.has-sub>button{color:#E6EAF0}
.nav a:hover,.has-sub>button:hover,.nav a[aria-current=page]{color:#B4BECD}
.sub{background:#111B31;border-color:rgba(180,190,205,.22)}
.sub a{color:#E6EAF0}
@media (max-width:980px){.nav{background:#0B1324}}
.hero-v{background:#0B1324}
.hero-v:has(.hero-v-logo) .hero-shade{background:linear-gradient(180deg,rgba(11,19,36,.35) 0%,rgba(11,19,36,.08) 18%,rgba(11,19,36,.08) 82%,rgba(11,19,36,.85) 100%)}
.press-bar{background:#0B1324}
.stats-x{background:linear-gradient(rgba(11,19,36,.6),rgba(11,19,36,.6)),url("/images/dallas-skyline.jpg") center 62%/cover no-repeat,#111B31}
.site-footer{background:#0B1324}
.cta{background:linear-gradient(180deg,#111B31,#0B1324)}
.page-hero{background:#F3F5F8;border-bottom-color:var(--line)}
.intro-x{background:#FFFFFF}
.btn:hover{background:transparent;color:#1A2A4A}
.btn.ghost,.on-dark .btn.ghost{color:#1A2A4A!important;border-color:rgba(26,42,74,.4)!important}
.btn.ghost:hover{color:#0B1324!important;border-color:#0B1324!important}
.cta .btn.ghost,.on-dark .btn.ghost,.site-footer .btn.ghost{color:#FFFFFF!important;border-color:rgba(255,255,255,.5)!important}
.listing,.quote,.cx-type,.iv-tier,.lx-steps>li,.ct-form,.cx-video,.lot{border:1px solid var(--line)}
.quote,.iv-tier,.lx-steps>li,.ct-form{border-top:2px solid #1A2A4A}
.listing .price,.listing .name,.quote p,.quote footer,.short__title{color:#0B1324}
.listing .meta{color:#5B667A}
.listings-arrow{color:#0B1324;border-color:rgba(11,19,36,.25)}
.cx-video--soon{background:#F3F5F8;color:#5B667A}
.cx-video__play{border-color:rgba(11,19,36,.3);background:rgba(11,19,36,.05)}
.cx-video__play::after{border-left-color:#0B1324}
.short__play{background:rgba(11,19,36,.55)}
.field input,.field select,.field textarea,.lead input,.lead select,.lead textarea{background:#FFFFFF;color:#0B1324;border-color:rgba(11,19,36,.2)}
.ct-form{background:#FFFFFF}
/* Overrides for rules that hard-coded light text */
.lede{color:#4A5568}
.checks li{color:#4A5568}
.quote p{color:#0B1324}
.field label{color:#4A5568}
.founder-points li{color:#4A5568}
.listing .name{color:#0B1324}
.short__title{color:#0B1324}
.cx-guard p{color:#4A5568}
.cx-work p{color:#4A5568}
.iv-owner p{color:#4A5568}
.iv-tier p{color:#4A5568}
.iv-pillar p{color:#4A5568}
.iv-steps__list p{color:#4A5568}
.bb-buy__list p{color:#4A5568}
.lx-steps p{color:#4A5568}
.ct-info>p{color:#4A5568}
/* ...but text inside the sections that stay dark keeps light colors */
.cta p,.cta .lede,.on-dark p,.on-dark .lede,.press-bar p,.stats-x p,.site-footer p{color:#C9CFDA}
.cta h2,.on-dark h2,.on-dark h3{color:#FFFFFF}