/* =============================================================================
   Summit Real Estate Services — teamsummitre.com site styles
   Sits on top of summit-brand.css. Site-only layout (header, footer, sections).
   ============================================================================= */

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
    margin: 0;
    font-family: var(--summit-font-body);
    font-size: var(--summit-text-body);
    line-height: 1.625;
    color: var(--summit-ink);
    background: var(--summit-paper);
    -webkit-font-smoothing: antialiased;
    -moz-osx-font-smoothing: grayscale;
    text-rendering: optimizeLegibility;
}

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

h1, h2, h3, h4, h5, h6 {
    font-family: var(--summit-font-display);
    color: var(--summit-navy);
    font-weight: 600;
    letter-spacing: -0.02em;
    margin: 0 0 0.5em;
    text-wrap: balance;
}

p { margin: 0 0 1em; }
a { color: var(--summit-navy-700); text-decoration: none; }
a:hover { color: var(--summit-navy); }

/* Container */
.container {
    width: 100%;
    max-width: var(--summit-page-max);
    margin: 0 auto;
    padding: 0 var(--summit-space-6);
}

/* =============================================================================
   HEADER / NAV
   ============================================================================= */
.site-header {
    position: sticky;
    top: 0;
    z-index: 100;
    background: var(--summit-white);
    border-bottom: var(--summit-border-hairline);
}
.site-header .container {
    display: flex;
    align-items: center;
    justify-content: space-between;
    padding-top: var(--summit-space-4);
    padding-bottom: var(--summit-space-4);
}
.site-logo {
    display: flex;
    align-items: center;
    gap: var(--summit-space-3);
    text-decoration: none;
    color: var(--summit-navy);
}
.site-logo img {
    height: 38px;
    width: auto;
}
.site-logo .logo-text {
    font-family: var(--summit-font-display);
    font-weight: 600;
    font-size: 18px;
    letter-spacing: -0.01em;
    color: var(--summit-navy);
    line-height: 1.1;
}
.site-logo .logo-text small {
    display: block;
    font-size: 10px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-graphite);
    font-weight: 500;
    margin-top: 2px;
}

.site-nav {
    display: flex;
    align-items: center;
    gap: var(--summit-space-8);
}
.site-nav ul {
    list-style: none;
    margin: 0;
    padding: 0;
    display: flex;
    gap: var(--summit-space-6);
}
.site-nav a {
    font-family: var(--summit-font-display);
    font-size: 14px;
    font-weight: 500;
    color: var(--summit-graphite);
    letter-spacing: 0.01em;
    padding: 8px 0;
    border-bottom: 2px solid transparent;
    transition: color 0.15s, border-color 0.15s;
}
.site-nav a:hover { color: var(--summit-navy); }
.site-nav a.active {
    color: var(--summit-navy);
    border-bottom-color: var(--summit-navy);
}

.nav-toggle {
    display: none;
    background: none;
    border: 0;
    cursor: pointer;
    padding: 8px;
}
.nav-toggle span {
    display: block;
    width: 24px;
    height: 2px;
    background: var(--summit-navy);
    margin: 5px 0;
    transition: transform 0.2s;
}

@media (max-width: 860px) {
    .site-nav { display: none; }
    .site-nav.open {
        display: flex;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--summit-white);
        flex-direction: column;
        align-items: stretch;
        padding: var(--summit-space-6);
        border-bottom: var(--summit-border-hairline);
        box-shadow: var(--summit-shadow-md);
    }
    .site-nav.open ul {
        flex-direction: column;
        gap: var(--summit-space-4);
    }
    .site-nav.open .summit-btn {
        align-self: flex-start;
        margin-top: var(--summit-space-3);
    }
    .nav-toggle { display: block; }
}

/* =============================================================================
   HERO
   ============================================================================= */
.hero {
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-24) 0 var(--summit-space-20);
    position: relative;
    overflow: hidden;
}
/* Hero background image — falls back to solid navy if image is missing */
.hero .hero-bg {
    position: absolute;
    inset: 0;
    z-index: 0;
    pointer-events: none;
    overflow: hidden;
}
.hero .hero-bg img,
.hero .hero-bg video {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    opacity: 0.42;
}
.hero .hero-bg::after {
    content: "";
    position: absolute;
    inset: 0;
    background:
        linear-gradient(to right, rgba(15,24,39,0.85) 0%, rgba(15,24,39,0.55) 50%, rgba(15,24,39,0.35) 100%),
        linear-gradient(to bottom, transparent 60%, rgba(15,24,39,0.6) 100%);
}
.hero > .container { position: relative; z-index: 1; }
.hero::before {
    content: "";
    position: absolute;
    top: 0; right: -20%; bottom: 0;
    width: 60%;
    background: radial-gradient(circle at 30% 50%, rgba(156,123,79,0.10), transparent 60%);
    pointer-events: none;
    z-index: 1;
}
.hero .container { position: relative; }
.hero .summit-eyebrow {
    color: var(--summit-bronze);
    margin-bottom: var(--summit-space-6);
    display: inline-block;
}
.hero h1 {
    color: var(--summit-white);
    font-size: clamp(36px, 5.5vw, 64px);
    line-height: 1.05;
    max-width: 18ch;
    margin-bottom: var(--summit-space-6);
}
.hero p.lead {
    font-family: var(--summit-font-serif);
    font-size: clamp(18px, 1.6vw, 22px);
    line-height: 1.5;
    color: var(--summit-navy-100);
    max-width: 60ch;
    margin-bottom: var(--summit-space-8);
}
.hero .cta-row {
    display: flex;
    gap: var(--summit-space-4);
    flex-wrap: wrap;
}
.hero .summit-btn-primary {
    background: var(--summit-white);
    color: var(--summit-navy);
}
.hero .summit-btn-primary:hover { background: var(--summit-paper); color: var(--summit-navy); }
.hero .summit-btn-secondary {
    border-color: var(--summit-white);
    color: var(--summit-white);
}
.hero .summit-btn-secondary:hover { background: var(--summit-white); color: var(--summit-navy); }

/* Hero stats strip */
.hero-stats {
    margin-top: var(--summit-space-16);
    padding-top: var(--summit-space-8);
    border-top: 1px solid rgba(255,255,255,0.15);
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: var(--summit-space-6);
}
.hero-stats .stat-num {
    font-family: var(--summit-font-display);
    font-size: clamp(36px, 4vw, 56px);
    font-weight: 600;
    color: var(--summit-white);
    line-height: 1;
    letter-spacing: -0.02em;
}
.hero-stats .stat-label {
    font-size: 11px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-navy-300);
    margin-top: var(--summit-space-2);
}
@media (max-width: 720px) {
    .hero-stats { grid-template-columns: repeat(2, 1fr); }
}

/* =============================================================================
   SECTION
   ============================================================================= */
.section {
    padding: var(--summit-space-24) 0;
}
.section.tight { padding: var(--summit-space-16) 0; }
.section.surface-paper { background: var(--summit-paper); }
.section.surface-white { background: var(--summit-white); }
.section.surface-mist  { background: var(--summit-navy-50); }
.section.surface-navy  { background: var(--summit-navy); color: var(--summit-white); }
.section.surface-navy h1, .section.surface-navy h2, .section.surface-navy h3 { color: var(--summit-white); }

.section-head {
    margin-bottom: var(--summit-space-12);
    max-width: 720px;
}
.section-head .summit-eyebrow {
    display: block;
    margin-bottom: var(--summit-space-4);
}
.section-head h2 {
    font-size: clamp(28px, 3vw, 44px);
    line-height: 1.15;
    margin: 0 0 var(--summit-space-4);
}
.section-head p {
    font-family: var(--summit-font-serif);
    font-size: 18px;
    line-height: 1.6;
    color: var(--summit-graphite);
}
.section.surface-navy .section-head p { color: var(--summit-navy-100); }
.section.surface-navy .summit-eyebrow { color: var(--summit-bronze); }

/* =============================================================================
   GRID / CARDS
   ============================================================================= */
.grid-2 { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--summit-space-8); }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: var(--summit-space-8); }
.grid-4 { display: grid; grid-template-columns: repeat(4, 1fr); gap: var(--summit-space-6); }
@media (max-width: 980px) { .grid-3, .grid-4 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; } }

.card {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-8);
    transition: border-color 0.2s, box-shadow 0.2s, transform 0.2s;
}
.card:hover {
    border-color: var(--summit-navy-300);
    box-shadow: var(--summit-shadow-md);
    transform: translateY(-2px);
}
.card .card-eyebrow {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-bronze);
    margin-bottom: var(--summit-space-4);
}
.card h3 {
    font-size: 22px;
    margin: 0 0 var(--summit-space-3);
}
.card p {
    color: var(--summit-graphite);
    margin: 0;
}

/* Bordered list pattern (specs / bullet lists) */
.bordered-list {
    list-style: none;
    margin: 0;
    padding: 0;
}
.bordered-list li {
    padding: var(--summit-space-4) 0;
    border-bottom: var(--summit-border-hairline);
    color: var(--summit-graphite);
    display: flex;
    align-items: flex-start;
    gap: var(--summit-space-3);
}
.bordered-list li::before {
    content: "";
    flex: 0 0 auto;
    width: 8px;
    height: 8px;
    margin-top: 9px;
    background: var(--summit-bronze);
    border-radius: 50%;
}
.bordered-list li:last-child { border-bottom: 0; }

/* Two-column intro */
.two-col {
    display: grid;
    grid-template-columns: 1fr 1.2fr;
    gap: var(--summit-space-16);
    align-items: start;
}
.two-col h2 { font-size: clamp(28px, 3vw, 40px); }
@media (max-width: 860px) { .two-col { grid-template-columns: 1fr; gap: var(--summit-space-8); } }

/* Markets list */
.markets {
    display: flex;
    flex-wrap: wrap;
    gap: var(--summit-space-3);
}
.markets span {
    font-family: var(--summit-font-display);
    font-size: 14px;
    letter-spacing: 0.04em;
    color: var(--summit-navy);
    background: var(--summit-white);
    border: var(--summit-border-subtle);
    padding: 8px 14px;
    border-radius: var(--summit-radius-pill);
}

/* Track record table */
.tr-card {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-8);
    display: flex;
    flex-direction: column;
    gap: var(--summit-space-4);
}
.tr-card .tr-meta {
    display: flex;
    flex-wrap: wrap;
    gap: var(--summit-space-3) var(--summit-space-6);
    color: var(--summit-graphite);
    font-size: 14px;
    border-top: var(--summit-border-hairline);
    border-bottom: var(--summit-border-hairline);
    padding: var(--summit-space-3) 0;
}
.tr-card .tr-meta strong { color: var(--summit-navy); font-weight: 600; }
.tr-card ul {
    list-style: none;
    padding: 0;
    margin: 0;
    display: flex;
    flex-direction: column;
    gap: var(--summit-space-2);
}
.tr-card ul li {
    padding-left: var(--summit-space-5);
    position: relative;
    color: var(--summit-graphite);
}
.tr-card ul li::before {
    content: "→";
    position: absolute;
    left: 0;
    top: 0;
    color: var(--summit-bronze);
    font-weight: 600;
}

/* Team card */
.team-card {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    overflow: hidden;
    display: flex;
    flex-direction: column;
    transition: border-color 0.2s, box-shadow 0.2s, transform 0.2s;
}
.team-card:hover {
    border-color: var(--summit-navy-300);
    box-shadow: var(--summit-shadow-md);
    transform: translateY(-2px);
}
.team-card .photo {
    position: relative;
    background: linear-gradient(135deg, var(--summit-navy-700), var(--summit-navy));
    aspect-ratio: 4 / 3;
    overflow: hidden;
}
.team-card .photo img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: center top;
}
/* Branded placeholder when no real photo: Summit logomark centered in gradient */
.team-card .photo.placeholder {
    display: flex;
    align-items: center;
    justify-content: center;
}
.team-card .photo.placeholder::before {
    content: "";
    position: absolute;
    inset: 0;
    background: radial-gradient(circle at 50% 60%, rgba(156,123,79,0.15), transparent 60%);
}
.team-card .photo.placeholder::after {
    content: "";
    position: absolute;
    inset: 0;
    background-image: url("summit-logo-mark-white.svg");
    background-repeat: no-repeat;
    background-position: center;
    background-size: 90px auto;
    opacity: 0.5;
    filter: drop-shadow(0 4px 16px rgba(0,0,0,0.2));
}
.team-card .body { padding: var(--summit-space-6) var(--summit-space-6) var(--summit-space-8); }
.team-card .role {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-bronze);
    margin-bottom: var(--summit-space-2);
}
.team-card h3 { font-size: 22px; margin-bottom: var(--summit-space-3); }
.team-card p { color: var(--summit-graphite); margin-bottom: var(--summit-space-4); }
.team-card .contact {
    border-top: var(--summit-border-hairline);
    padding-top: var(--summit-space-4);
    display: flex;
    flex-direction: column;
    gap: 4px;
    font-size: 14px;
}
.team-card .contact a { color: var(--summit-navy); }

/* Stats block (light) */
.stats-block {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: var(--summit-space-6);
    padding: var(--summit-space-12) 0;
    border-top: var(--summit-border-rule);
    border-bottom: var(--summit-border-rule);
}
.stats-block .stat-num {
    font-family: var(--summit-font-display);
    font-size: clamp(36px, 4vw, 56px);
    font-weight: 600;
    color: var(--summit-navy);
    line-height: 1;
    letter-spacing: -0.02em;
}
.stats-block .stat-label {
    font-size: 11px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-graphite);
    margin-top: var(--summit-space-2);
}
@media (max-width: 720px) { .stats-block { grid-template-columns: repeat(2, 1fr); } }

/* =============================================================================
   CTA
   ============================================================================= */
.cta-banner {
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-20) 0;
}
.cta-banner h2 {
    color: var(--summit-white);
    font-size: clamp(28px, 3vw, 44px);
    line-height: 1.15;
    max-width: 22ch;
    margin-bottom: var(--summit-space-4);
}
.cta-banner p {
    font-family: var(--summit-font-serif);
    font-size: 18px;
    color: var(--summit-navy-100);
    max-width: 60ch;
    margin-bottom: var(--summit-space-8);
}
.cta-banner .cta-row {
    display: flex;
    gap: var(--summit-space-4);
    flex-wrap: wrap;
}
.cta-banner .summit-btn-primary {
    background: var(--summit-white);
    color: var(--summit-navy);
}
.cta-banner .summit-btn-primary:hover { background: var(--summit-paper); color: var(--summit-navy); }
.cta-banner .summit-btn-secondary {
    border-color: var(--summit-white);
    color: var(--summit-white);
}
.cta-banner .summit-btn-secondary:hover { background: var(--summit-white); color: var(--summit-navy); }

/* CTA grid (two paths) */
.cta-grid {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: var(--summit-space-6);
    margin-top: var(--summit-space-12);
}
.cta-tile {
    background: rgba(255,255,255,0.04);
    border: 1px solid rgba(255,255,255,0.15);
    padding: var(--summit-space-8);
    border-radius: var(--summit-radius-lg);
}
.cta-tile h3 {
    color: var(--summit-white);
    margin-bottom: var(--summit-space-3);
}
.cta-tile p {
    color: var(--summit-navy-100);
    margin-bottom: 0;
    font-family: var(--summit-font-body);
    font-size: 16px;
}
@media (max-width: 720px) { .cta-grid { grid-template-columns: 1fr; } }

/* =============================================================================
   FOOTER
   ============================================================================= */
.site-footer {
    background: var(--summit-navy-900);
    color: var(--summit-navy-100);
    padding: var(--summit-space-16) 0 var(--summit-space-8);
}
.site-footer .footer-grid {
    display: grid;
    grid-template-columns: 1.4fr 1fr 1fr 1fr;
    gap: var(--summit-space-8);
    margin-bottom: var(--summit-space-12);
}
.site-footer .footer-brand img {
    height: 40px;
    width: auto;
    margin-bottom: var(--summit-space-4);
}
.site-footer .footer-brand .name {
    font-family: var(--summit-font-display);
    font-size: 18px;
    font-weight: 600;
    color: var(--summit-white);
    margin-bottom: var(--summit-space-2);
}
.site-footer .footer-brand p {
    color: var(--summit-navy-300);
    font-size: 14px;
    max-width: 36ch;
}
.site-footer h4 {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-white);
    margin-bottom: var(--summit-space-4);
}
.site-footer ul {
    list-style: none;
    padding: 0;
    margin: 0;
    display: flex;
    flex-direction: column;
    gap: var(--summit-space-2);
}
.site-footer ul a {
    color: var(--summit-navy-300);
    font-size: 14px;
    transition: color 0.15s;
}
.site-footer ul a:hover { color: var(--summit-white); }
/* Newsletter band sits above footer-bottom */
.site-footer .newsletter {
    background: rgba(255,255,255,0.04);
    border: 1px solid rgba(255,255,255,0.08);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-8);
    margin-bottom: var(--summit-space-12);
    display: grid;
    grid-template-columns: 1.2fr 1fr;
    gap: var(--summit-space-8);
    align-items: center;
}
@media (max-width: 720px) {
    .site-footer .newsletter { grid-template-columns: 1fr; }
}
.site-footer .newsletter h3 {
    color: var(--summit-white);
    font-size: 22px;
    margin: 0 0 var(--summit-space-2);
    line-height: 1.2;
}
.site-footer .newsletter p {
    color: var(--summit-navy-300);
    font-size: 14px;
    margin: 0;
    max-width: 44ch;
}
.site-footer .newsletter form {
    display: flex;
    gap: var(--summit-space-3);
}
.site-footer .newsletter input[type="email"] {
    flex: 1;
    padding: 12px 14px;
    border: 1px solid rgba(255,255,255,0.18);
    background: rgba(255,255,255,0.06);
    color: var(--summit-white);
    border-radius: var(--summit-radius-md);
    font-family: var(--summit-font-body);
    font-size: 15px;
    min-width: 0;
}
.site-footer .newsletter input[type="email"]:focus {
    outline: 0;
    border-color: var(--summit-bronze);
    background: rgba(255,255,255,0.10);
}
.site-footer .newsletter input[type="email"]::placeholder { color: rgba(255,255,255,0.45); }
.site-footer .newsletter button {
    background: var(--summit-bronze);
    color: var(--summit-white);
    border: 0;
    padding: 12px 22px;
    font-family: var(--summit-font-display);
    font-size: 14px;
    font-weight: 600;
    border-radius: var(--summit-radius-md);
    cursor: pointer;
    white-space: nowrap;
    transition: background 0.15s;
}
.site-footer .newsletter button:hover { background: #B89160; }
.site-footer .newsletter .nl-status {
    display: block;
    margin-top: var(--summit-space-3);
    font-size: 13px;
    color: var(--summit-navy-300);
    min-height: 16px;
}

.site-footer .footer-bottom {
    border-top: 1px solid rgba(255,255,255,0.1);
    padding-top: var(--summit-space-6);
    display: flex;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: var(--summit-space-4);
    color: var(--summit-navy-300);
    font-size: 13px;
}
@media (max-width: 860px) {
    .site-footer .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 520px) {
    .site-footer .footer-grid { grid-template-columns: 1fr; }
}

/* =============================================================================
   PAGE HEADER (interior pages)
   ============================================================================= */
.page-header {
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-20) 0 var(--summit-space-16);
    position: relative;
    overflow: hidden;
}
.page-header .hero-bg {
    position: absolute; inset: 0; z-index: 0; overflow: hidden;
}
.page-header .hero-bg img {
    position: absolute; inset: 0; width: 100%; height: 100%;
    object-fit: cover; opacity: 0.32;
}
.page-header .hero-bg::after {
    content: "";
    position: absolute; inset: 0;
    background: linear-gradient(to right, rgba(15,24,39,0.88) 0%, rgba(15,24,39,0.6) 60%, rgba(15,24,39,0.4) 100%);
}
.page-header > .container { position: relative; z-index: 1; }

/* Featured properties strip on home page */
.featured-strip {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: var(--summit-space-4);
}
.featured-strip a {
    position: relative;
    aspect-ratio: 4 / 3;
    overflow: hidden;
    border-radius: var(--summit-radius-md);
    display: block;
    text-decoration: none;
    color: var(--summit-white);
}
.featured-strip a img {
    position: absolute; inset: 0;
    width: 100%; height: 100%;
    object-fit: cover;
    transition: transform 0.5s ease;
}
.featured-strip a::after {
    content: "";
    position: absolute; inset: 0;
    background: linear-gradient(to top, rgba(15,24,39,0.85) 0%, rgba(15,24,39,0.1) 60%);
    transition: background 0.3s;
}
.featured-strip a:hover img { transform: scale(1.06); }
.featured-strip a:hover::after { background: linear-gradient(to top, rgba(15,24,39,0.92) 0%, rgba(15,24,39,0.2) 60%); }
.featured-strip .meta {
    position: absolute;
    bottom: 0; left: 0; right: 0;
    padding: var(--summit-space-4) var(--summit-space-5);
    z-index: 1;
}
.featured-strip .meta .city {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--summit-bronze);
    margin-bottom: 4px;
}
.featured-strip .meta .name {
    font-family: var(--summit-font-display);
    font-size: 17px;
    font-weight: 600;
    color: var(--summit-white);
    line-height: 1.2;
    letter-spacing: -0.01em;
}
@media (max-width: 880px) { .featured-strip { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 540px) { .featured-strip { grid-template-columns: 1fr; } }
.page-header .summit-eyebrow {
    color: var(--summit-bronze);
    display: block;
    margin-bottom: var(--summit-space-4);
}
.page-header h1 {
    color: var(--summit-white);
    font-size: clamp(36px, 4.5vw, 56px);
    line-height: 1.1;
    margin: 0 0 var(--summit-space-4);
    max-width: 20ch;
}
.page-header p {
    font-family: var(--summit-font-serif);
    font-size: clamp(17px, 1.4vw, 20px);
    color: var(--summit-navy-100);
    max-width: 60ch;
    margin: 0;
}

/* Form */
.contact-form {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: var(--summit-space-5);
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-10);
    box-shadow: var(--summit-shadow-sm);
}
.contact-form .full { grid-column: 1 / -1; }
.contact-form label {
    display: block;
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--summit-graphite);
    margin-bottom: var(--summit-space-2);
}
.contact-form input, .contact-form select, .contact-form textarea {
    width: 100%;
    padding: 12px 14px;
    border: var(--summit-border-subtle);
    border-radius: var(--summit-radius-md);
    font-family: var(--summit-font-body);
    font-size: 16px;
    color: var(--summit-ink);
    background: var(--summit-white);
    transition: border-color 0.15s, box-shadow 0.15s;
}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus {
    outline: 0;
    border-color: var(--summit-navy);
    box-shadow: 0 0 0 3px rgba(25,39,60,0.08);
}
.contact-form textarea { min-height: 140px; resize: vertical; }
@media (max-width: 640px) { .contact-form { grid-template-columns: 1fr; padding: var(--summit-space-6); } }

/* Property tile */
.property-tile {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-6);
    display: flex;
    flex-direction: column;
    gap: var(--summit-space-2);
    transition: border-color 0.2s, box-shadow 0.2s;
}
.property-tile:hover {
    border-color: var(--summit-navy-300);
    box-shadow: var(--summit-shadow-sm);
}
.property-tile .city {
    font-family: var(--summit-font-display);
    font-size: 18px;
    font-weight: 600;
    color: var(--summit-navy);
    letter-spacing: -0.01em;
}
.property-tile .type {
    font-size: 12px;
    color: var(--summit-graphite);
    letter-spacing: 0.1em;
    text-transform: uppercase;
}
.property-tile .specs {
    margin-top: var(--summit-space-3);
    padding-top: var(--summit-space-3);
    border-top: var(--summit-border-hairline);
    color: var(--summit-graphite);
    font-size: 14px;
}

/* =============================================================================
   US TILE MAP (FiveThirtyEight-style geographic tile grid)
   ============================================================================= */
.us-map-wrap {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-8);
    box-shadow: var(--summit-shadow-sm);
}
.us-map-wrap .us-map-head {
    display: flex;
    align-items: baseline;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: var(--summit-space-3);
    margin-bottom: var(--summit-space-6);
}
.us-map-wrap h3 {
    margin: 0;
    font-size: 22px;
}
.us-map-wrap .legend {
    display: flex;
    gap: var(--summit-space-4);
    font-size: 12px;
    color: var(--summit-graphite);
}
.us-map-wrap .legend span {
    display: inline-flex;
    align-items: center;
    gap: 6px;
}
.us-map-wrap .legend i {
    width: 12px; height: 12px;
    border-radius: 2px;
    background: var(--summit-mist);
    display: inline-block;
}
.us-map-wrap .legend i.active { background: var(--summit-navy); }

.us-tile-map {
    display: grid;
    grid-template-columns: repeat(11, minmax(0, 1fr));
    gap: 4px;
    max-width: 720px;
    margin: 0 auto;
}
.us-tile-map .state {
    aspect-ratio: 1 / 1;
    display: flex;
    align-items: center;
    justify-content: center;
    font-family: var(--summit-font-display);
    font-size: clamp(9px, 1.2vw, 12px);
    font-weight: 600;
    letter-spacing: 0.04em;
    background: var(--summit-mist);
    color: var(--summit-slate);
    border-radius: 3px;
    transition: transform 0.15s, background 0.15s;
}
.us-tile-map .state.active {
    background: var(--summit-navy);
    color: var(--summit-white);
}
.us-tile-map .state.active:hover {
    transform: scale(1.08);
    background: var(--summit-navy-700);
}
.us-tile-map .state[data-count]::after {
    content: attr(data-count);
    position: absolute;
    background: var(--summit-bronze);
    color: var(--summit-white);
    font-size: 10px;
    padding: 2px 5px;
    border-radius: 999px;
    font-weight: 600;
}

/* =============================================================================
   FILTER BAR
   ============================================================================= */
.filter-bar {
    display: flex;
    gap: var(--summit-space-4);
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-4);
    box-shadow: var(--summit-shadow-sm);
    align-items: center;
    flex-wrap: wrap;
    margin-bottom: var(--summit-space-8);
}
.filter-bar .field {
    flex: 1;
    min-width: 200px;
    position: relative;
}
.filter-bar input,
.filter-bar select {
    width: 100%;
    padding: 12px 14px 12px 38px;
    border: var(--summit-border-subtle);
    border-radius: var(--summit-radius-md);
    font-family: var(--summit-font-body);
    font-size: 15px;
    color: var(--summit-ink);
    background: var(--summit-white);
    transition: border-color 0.15s, box-shadow 0.15s;
}
.filter-bar select { padding-left: 14px; }
.filter-bar input:focus,
.filter-bar select:focus {
    outline: 0;
    border-color: var(--summit-navy);
    box-shadow: 0 0 0 3px rgba(25,39,60,0.08);
}
.filter-bar .field svg {
    position: absolute;
    left: 12px;
    top: 50%;
    transform: translateY(-50%);
    color: var(--summit-slate);
    pointer-events: none;
}
.filter-bar .summary {
    font-size: 14px;
    color: var(--summit-graphite);
    font-family: var(--summit-font-display);
    font-weight: 500;
    padding: 0 var(--summit-space-2);
}
.filter-bar .reset {
    background: transparent;
    border: 0;
    color: var(--summit-navy);
    font-family: var(--summit-font-display);
    font-size: 13px;
    font-weight: 600;
    cursor: pointer;
    padding: 8px 12px;
    text-transform: uppercase;
    letter-spacing: 0.08em;
}
.filter-bar .reset:hover { color: var(--summit-navy-900); }

/* =============================================================================
   PROPERTY LIST (state-grouped + flat)
   ============================================================================= */
.state-group {
    margin-bottom: var(--summit-space-12);
    scroll-margin-top: 100px;
}
.state-group .state-head {
    display: flex;
    align-items: baseline;
    justify-content: space-between;
    border-bottom: var(--summit-border-rule);
    padding-bottom: var(--summit-space-3);
    margin-bottom: var(--summit-space-6);
    flex-wrap: wrap;
    gap: var(--summit-space-2);
}
.state-group .state-head h3 {
    font-family: var(--summit-font-display);
    font-size: 22px;
    margin: 0;
    color: var(--summit-navy);
}
.state-group .state-head .count {
    font-family: var(--summit-font-display);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--summit-bronze);
}

.props-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: var(--summit-space-4);
}
@media (max-width: 980px) { .props-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .props-grid { grid-template-columns: 1fr; } }

.prop {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-md);
    overflow: hidden;
    transition: border-color 0.15s, box-shadow 0.15s, transform 0.15s;
    display: flex;
    flex-direction: column;
}
.prop:hover {
    border-color: var(--summit-navy-300);
    box-shadow: var(--summit-shadow-md);
    transform: translateY(-2px);
}
.prop .photo {
    position: relative;
    aspect-ratio: 16 / 10;
    background: linear-gradient(135deg, var(--summit-navy-700), var(--summit-navy));
    overflow: hidden;
}
.prop .photo img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 0.4s ease;
}
.prop:hover .photo img {
    transform: scale(1.04);
}
.prop .photo.placeholder::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(135deg, var(--summit-navy-700) 0%, var(--summit-navy) 100%);
    display: flex;
    align-items: center;
    justify-content: center;
}
.prop .body {
    padding: var(--summit-space-4) var(--summit-space-5);
    display: flex;
    flex-direction: column;
    gap: 2px;
}
.prop .addr {
    font-family: var(--summit-font-display);
    font-size: 15px;
    font-weight: 600;
    color: var(--summit-navy);
    line-height: 1.3;
    letter-spacing: -0.01em;
}
.prop .city {
    font-size: 13px;
    color: var(--summit-graphite);
    margin-top: 2px;
}
.prop .city .st {
    color: var(--summit-bronze);
    font-weight: 600;
    margin-left: 4px;
}
.prop .has-photo-badge {
    position: absolute;
    top: 8px;
    left: 8px;
    background: rgba(255,255,255,0.92);
    color: var(--summit-navy);
    font-family: var(--summit-font-display);
    font-size: 10px;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    padding: 4px 8px;
    border-radius: 2px;
    backdrop-filter: blur(6px);
}

.empty-state {
    text-align: center;
    padding: var(--summit-space-16) var(--summit-space-6);
    color: var(--summit-graphite);
    border: 1px dashed var(--summit-fog);
    border-radius: var(--summit-radius-lg);
}

/* =============================================================================
   PRIMARY MARKET CARDS — three-up grid for Twin Cities / Milwaukee / St. Louis
   ============================================================================= */
.market-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: var(--summit-space-6);
    margin-top: var(--summit-space-8);
}
@media (max-width: 980px) { .market-grid { grid-template-columns: 1fr; } }

.market-card {
    display: flex;
    flex-direction: column;
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    overflow: hidden;
    text-decoration: none;
    color: inherit;
    transition: border-color 0.2s, box-shadow 0.2s, transform 0.2s;
}
.market-card:hover {
    border-color: var(--summit-navy);
    box-shadow: var(--summit-shadow-lg);
    transform: translateY(-3px);
}
.market-card .photo {
    position: relative;
    aspect-ratio: 16 / 10;
    overflow: hidden;
    background: var(--summit-navy);
}
.market-card .photo img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 0.5s ease;
}
.market-card:hover .photo img { transform: scale(1.05); }
.market-card .body {
    padding: var(--summit-space-6) var(--summit-space-6) var(--summit-space-6);
    display: flex;
    flex-direction: column;
    gap: var(--summit-space-3);
    flex: 1;
}
.market-card .market-meta {
    display: flex;
    align-items: baseline;
    gap: var(--summit-space-2);
}
.market-card .market-meta .city {
    font-family: var(--summit-font-display);
    font-size: 26px;
    font-weight: 600;
    letter-spacing: -0.02em;
    color: var(--summit-navy);
    line-height: 1;
}
.market-card .market-meta .region {
    font-size: 13px;
    color: var(--summit-graphite);
    font-family: var(--summit-font-display);
    letter-spacing: 0.04em;
    text-transform: uppercase;
}
.market-card .market-count {
    font-family: var(--summit-font-display);
    font-size: 13px;
    font-weight: 600;
    color: var(--summit-bronze);
    letter-spacing: 0.06em;
    text-transform: uppercase;
}
.market-card .market-count strong {
    font-size: 15px;
    color: var(--summit-navy);
    margin-right: 4px;
}
.market-card p {
    font-family: var(--summit-font-serif);
    font-size: 16px;
    line-height: 1.55;
    color: var(--summit-ink);
    margin: 0;
}
.market-card .market-cta {
    margin-top: auto;
    padding-top: var(--summit-space-3);
    font-family: var(--summit-font-display);
    font-size: 13px;
    font-weight: 600;
    color: var(--summit-navy);
    letter-spacing: 0.04em;
    text-transform: uppercase;
}

/* "Additional Markets" divider header inside the property list */
.additional-markets-head {
    margin: var(--summit-space-12) 0 var(--summit-space-8);
    padding-top: var(--summit-space-8);
    border-top: 1px solid var(--summit-fog);
}
.additional-markets-head .summit-eyebrow {
    display: block;
    margin-bottom: var(--summit-space-2);
}
.additional-markets-head h3 {
    font-family: var(--summit-font-display);
    font-size: clamp(24px, 2.4vw, 32px);
    font-weight: 600;
    color: var(--summit-navy);
    letter-spacing: -0.01em;
    margin: 0 0 var(--summit-space-3);
}
.additional-markets-head p {
    font-family: var(--summit-font-serif);
    font-size: 17px;
    color: var(--summit-graphite);
    line-height: 1.55;
    max-width: 64ch;
}

/* Primary-state highlight in US tile map and state index */
.us-tile-map .state.active.primary {
    background: var(--summit-bronze);
    color: var(--summit-white);
}
.us-tile-map .state.active.primary:hover {
    background: var(--summit-bronze-dark, #82663F);
}
.state-index a.primary {
    border-color: var(--summit-bronze);
    color: var(--summit-navy);
    background: rgba(156,123,79,0.08);
}
.state-index a.primary .num { color: var(--summit-bronze); }

/* Address-only property card (no photo) — quieter compact treatment */
.prop.no-photo {
    background: var(--summit-white);
}
.prop.no-photo .body {
    padding: var(--summit-space-5) var(--summit-space-5);
    flex: 1;
    display: flex;
    flex-direction: column;
    justify-content: space-between;
    min-height: 110px;
}
.prop.no-photo .addr {
    font-size: 16px;
}
.prop.no-photo .card-cta {
    display: inline-block;
    margin-top: var(--summit-space-3);
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--summit-navy);
}

/* Compact grid for "Additional Markets" — more density for address-only */
.props-grid.compact {
    grid-template-columns: repeat(4, 1fr);
    gap: var(--summit-space-3);
}
@media (max-width: 1080px) { .props-grid.compact { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 720px)  { .props-grid.compact { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 480px)  { .props-grid.compact { grid-template-columns: 1fr; } }
.empty-state strong {
    display: block;
    font-family: var(--summit-font-display);
    color: var(--summit-navy);
    font-size: 18px;
    margin-bottom: var(--summit-space-2);
}

/* =============================================================================
   ANIMATIONS / SCROLL EFFECTS
   ============================================================================= */
.fade-up {
    opacity: 0;
    transform: translateY(24px);
    transition: opacity 0.7s ease, transform 0.7s ease;
}
.fade-up.in-view {
    opacity: 1;
    transform: translateY(0);
}

/* Sticky header compact-on-scroll */
.site-header.scrolled {
    box-shadow: var(--summit-shadow-sm);
}
.site-header.scrolled .container {
    padding-top: 10px;
    padding-bottom: 10px;
}
.site-header.scrolled .site-logo img { height: 32px; }
.site-header { transition: box-shadow 0.2s; }
.site-header .container { transition: padding 0.2s; }
.site-header .site-logo img { transition: height 0.2s; }

/* Quick state index chips */
.state-index {
    display: flex;
    flex-wrap: wrap;
    gap: var(--summit-space-2);
    margin-bottom: var(--summit-space-8);
}
.state-index a {
    font-family: var(--summit-font-display);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.04em;
    color: var(--summit-graphite);
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    padding: 6px 12px;
    border-radius: var(--summit-radius-pill);
    transition: background 0.15s, color 0.15s, border-color 0.15s;
}
.state-index a:hover {
    background: var(--summit-navy);
    color: var(--summit-white);
    border-color: var(--summit-navy);
}
.state-index a .num {
    color: var(--summit-bronze);
    margin-left: 6px;
}
.state-index a:hover .num { color: var(--summit-navy-100); }

/* =============================================================================
   PROPERTY DETAIL PAGE
   ============================================================================= */
.detail-hero {
    position: relative;
    height: clamp(420px, 60vh, 640px);
    overflow: hidden;
    background: var(--summit-navy);
    color: var(--summit-white);
}
.detail-hero img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    z-index: 0;
}
.detail-hero::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(to bottom,
        rgba(15,24,39,0.35) 0%,
        rgba(15,24,39,0.15) 40%,
        rgba(15,24,39,0.85) 100%);
    z-index: 1;
}
.detail-hero .container {
    position: absolute;
    bottom: 0; left: 0; right: 0;
    z-index: 2;
    padding-top: 0;
    padding-bottom: var(--summit-space-12);
}
.detail-hero .summit-eyebrow {
    color: var(--summit-bronze);
    display: block;
    margin-bottom: var(--summit-space-3);
}
.detail-hero h1 {
    color: var(--summit-white);
    font-size: clamp(32px, 4vw, 56px);
    line-height: 1.05;
    max-width: 22ch;
    margin: 0;
}
.detail-hero .city-state {
    font-family: var(--summit-font-display);
    font-size: 18px;
    color: var(--summit-navy-100);
    margin-top: var(--summit-space-3);
    font-weight: 500;
}

/* Property fact bar */
.fact-bar {
    background: var(--summit-white);
    border-bottom: var(--summit-border-hairline);
    padding: var(--summit-space-6) 0;
}
.fact-bar .container {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: var(--summit-space-6);
}
.fact-bar .fact .label {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--summit-graphite);
    margin-bottom: 4px;
}
.fact-bar .fact .value {
    font-family: var(--summit-font-display);
    font-size: 18px;
    font-weight: 600;
    color: var(--summit-navy);
    line-height: 1.2;
}
@media (max-width: 720px) {
    .fact-bar .container { grid-template-columns: repeat(2, 1fr); }
}

/* Gallery grid */
.gallery-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: var(--summit-space-3);
    margin-top: var(--summit-space-8);
}
.gallery-grid a,
.gallery-grid > div {
    position: relative;
    overflow: hidden;
    border-radius: var(--summit-radius-md);
    aspect-ratio: 4 / 3;
    background: var(--summit-mist);
    cursor: pointer;
    display: block;
}
.gallery-grid img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 0.4s ease;
}
.gallery-grid > *:hover img { transform: scale(1.05); }
/* Featured first photo span */
.gallery-grid > *:first-child {
    grid-column: span 2;
    grid-row: span 2;
}
@media (max-width: 880px) {
    .gallery-grid { grid-template-columns: repeat(3, 1fr); }
    .gallery-grid > *:first-child { grid-column: span 2; grid-row: span 2; }
}
@media (max-width: 540px) {
    .gallery-grid { grid-template-columns: repeat(2, 1fr); }
    .gallery-grid > *:first-child { grid-column: span 2; grid-row: auto; }
}

/* Case Study card (used on home page Track Record section + press) */
.cs-card {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    overflow: hidden;
    display: flex;
    flex-direction: column;
    text-decoration: none;
    color: inherit;
    transition: border-color 0.2s, box-shadow 0.2s, transform 0.2s;
}
.cs-card:hover {
    border-color: var(--summit-navy-300);
    box-shadow: var(--summit-shadow-md);
    transform: translateY(-2px);
}
.cs-card .photo {
    aspect-ratio: 16/10;
    overflow: hidden;
    background: var(--summit-navy);
    position: relative;
}
.cs-card .photo img {
    width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s;
}
.cs-card:hover .photo img { transform: scale(1.04); }
.cs-card .photo .badge {
    position: absolute; top: 12px; left: 12px;
    background: var(--summit-bronze);
    color: var(--summit-white);
    font-family: var(--summit-font-display);
    font-size: 10px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    padding: 4px 10px;
    border-radius: 2px;
}
.cs-card .body {
    padding: var(--summit-space-6) var(--summit-space-6) var(--summit-space-8);
    display: flex;
    flex-direction: column;
    gap: var(--summit-space-3);
    flex: 1;
}
.cs-card .city {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--summit-bronze);
}
.cs-card h3 {
    font-size: 22px;
    margin: 0;
    line-height: 1.2;
}
.cs-card p {
    color: var(--summit-graphite);
    margin: 0;
    font-size: 15px;
    line-height: 1.5;
}
.cs-card .metrics {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: var(--summit-space-3);
    margin-top: auto;
    padding-top: var(--summit-space-4);
    border-top: var(--summit-border-hairline);
}
.cs-card .metrics .m {
    display: flex;
    flex-direction: column;
}
.cs-card .metrics .m .v {
    font-family: var(--summit-font-display);
    font-size: 22px;
    font-weight: 600;
    color: var(--summit-navy);
    line-height: 1;
    letter-spacing: -0.02em;
}
.cs-card .metrics .m .l {
    font-size: 10px;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--summit-slate);
    margin-top: 2px;
}

/* Case study detail page layout */
.cs-content {
    padding: var(--summit-space-16) 0;
}
.cs-content .container { max-width: 880px; }
.cs-content h2 {
    font-size: clamp(28px, 3vw, 40px);
    margin-top: var(--summit-space-12);
    margin-bottom: var(--summit-space-4);
}
.cs-content p {
    font-family: var(--summit-font-serif);
    font-size: 18px;
    line-height: 1.7;
    color: var(--summit-graphite);
}
.cs-outcome {
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-12) var(--summit-space-10);
    border-radius: var(--summit-radius-lg);
    margin: var(--summit-space-8) 0;
}
.cs-outcome h3 {
    color: var(--summit-white);
    font-size: 22px;
    margin: 0 0 var(--summit-space-6);
}
.cs-outcome .metrics {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: var(--summit-space-6);
}
@media (max-width: 720px) {
    .cs-outcome .metrics { grid-template-columns: repeat(2, 1fr); }
}
.cs-outcome .m .v {
    font-family: var(--summit-font-display);
    font-size: clamp(36px, 4vw, 48px);
    font-weight: 600;
    line-height: 1;
    letter-spacing: -0.02em;
    background: linear-gradient(180deg, #FFFFFF 0%, var(--summit-navy-300) 100%);
    -webkit-background-clip: text;
    background-clip: text;
    -webkit-text-fill-color: transparent;
}
.cs-outcome .m .l {
    font-family: var(--summit-font-display);
    font-size: 11px;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--summit-bronze);
    margin-top: 6px;
}

.cs-disclaimer {
    background: rgba(184, 132, 47, 0.08);
    border-left: 3px solid var(--summit-warning);
    padding: var(--summit-space-4) var(--summit-space-5);
    font-size: 13px;
    color: var(--summit-graphite);
    border-radius: var(--summit-radius-md);
    margin: var(--summit-space-6) 0;
}

/* Property video section (Phase 5) */
.video-section {
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-16) 0;
    position: relative;
    overflow: hidden;
}
.video-section::before {
    content: "";
    position: absolute;
    top: 0; right: -10%; bottom: 0;
    width: 50%;
    background: radial-gradient(circle at 30% 50%, rgba(156,123,79,0.12), transparent 60%);
    pointer-events: none;
}
.video-section .container { position: relative; z-index: 1; }
.video-section .summit-eyebrow {
    color: var(--summit-bronze);
    display: block;
    margin-bottom: var(--summit-space-3);
}
.video-section h2 {
    color: var(--summit-white);
    font-size: clamp(24px, 2.5vw, 36px);
    margin-bottom: var(--summit-space-8);
    max-width: 24ch;
}
.video-section .video-wrap {
    position: relative;
    aspect-ratio: 16 / 9;
    max-width: 1100px;
    margin: 0 auto;
    border-radius: var(--summit-radius-lg);
    overflow: hidden;
    box-shadow: var(--summit-shadow-xl);
    border: 1px solid rgba(255,255,255,0.08);
}
.video-section video {
    width: 100%; height: 100%; object-fit: cover; display: block;
}

/* Lightbox */
.lightbox {
    position: fixed;
    inset: 0;
    background: rgba(15, 24, 39, 0.94);
    z-index: 9999;
    display: none;
    align-items: center;
    justify-content: center;
    padding: var(--summit-space-8);
}
.lightbox.open { display: flex; }
.lightbox img {
    max-width: 100%;
    max-height: 100%;
    object-fit: contain;
    box-shadow: var(--summit-shadow-xl);
}
.lightbox .close {
    position: absolute;
    top: var(--summit-space-4);
    right: var(--summit-space-4);
    width: 44px;
    height: 44px;
    background: rgba(255,255,255,0.1);
    color: var(--summit-white);
    border: 1px solid rgba(255,255,255,0.2);
    border-radius: 50%;
    cursor: pointer;
    font-size: 22px;
    line-height: 1;
    display: flex;
    align-items: center;
    justify-content: center;
}
.lightbox .close:hover { background: rgba(255,255,255,0.2); }
.lightbox .nav {
    position: absolute;
    top: 50%;
    transform: translateY(-50%);
    background: rgba(255,255,255,0.1);
    color: var(--summit-white);
    border: 1px solid rgba(255,255,255,0.2);
    width: 56px;
    height: 56px;
    border-radius: 50%;
    cursor: pointer;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 24px;
    line-height: 1;
}
.lightbox .nav:hover { background: rgba(255,255,255,0.2); }
.lightbox .prev { left: var(--summit-space-6); }
.lightbox .next { right: var(--summit-space-6); }
.lightbox .counter {
    position: absolute;
    bottom: var(--summit-space-6);
    left: 50%;
    transform: translateX(-50%);
    color: var(--summit-navy-100);
    font-family: var(--summit-font-display);
    font-size: 14px;
    letter-spacing: 0.04em;
}

/* Detail-page content wrapper */
.detail-content { padding: var(--summit-space-16) 0; }
.detail-content .container { max-width: 880px; }
.detail-content h2 {
    font-size: clamp(24px, 2.5vw, 32px);
    margin-bottom: var(--summit-space-4);
}
.detail-content p {
    font-family: var(--summit-font-serif);
    font-size: 18px;
    line-height: 1.7;
    color: var(--summit-graphite);
}
.detail-cta-row {
    display: flex;
    gap: var(--summit-space-4);
    flex-wrap: wrap;
    margin-top: var(--summit-space-8);
}

/* =============================================================================
   POLISH PASS — premium micro-animations + dynamic hero
   ============================================================================= */

/* Scroll progress bar — thin bronze line at top of viewport */
.scroll-progress {
    position: fixed;
    top: 0; left: 0;
    height: 3px;
    width: 0;
    background: linear-gradient(to right, var(--summit-bronze), var(--summit-ember));
    z-index: 200;
    transition: width 0.05s linear;
    pointer-events: none;
}

/* Ken Burns slow zoom on static hero photo backgrounds */
@keyframes ken-burns {
    0%   { transform: scale(1.05) translate(0, 0); }
    50%  { transform: scale(1.12) translate(-1.5%, -1%); }
    100% { transform: scale(1.05) translate(0, 0); }
}
.hero .hero-bg img,
.page-header .hero-bg img {
    animation: ken-burns 24s ease-in-out infinite;
    transform-origin: center;
}
/* Don't animate when video is playing (it has its own motion) */
.hero .hero-bg video ~ img,
.hero .hero-bg video {
    animation: none;
}

/* Eyebrow underline draws on scroll-into-view */
.summit-eyebrow {
    position: relative;
    padding-bottom: 4px;
}
.summit-eyebrow::after {
    content: "";
    position: absolute;
    bottom: 0;
    left: 0;
    height: 1px;
    width: 0;
    background: var(--summit-bronze);
    transition: width 0.8s cubic-bezier(.16, 1, .3, 1) 0.1s;
}
.summit-eyebrow.in-view::after,
.fade-up.in-view .summit-eyebrow::after,
.in-view .summit-eyebrow::after {
    width: 32px;
}

/* Property card hover overlay with "View Property →" CTA */
.prop {
    position: relative;
}
.prop .photo {
    position: relative;
}
.prop .photo .hover-cta {
    position: absolute;
    inset: 0;
    background: linear-gradient(to top, rgba(15,24,39,0.85) 0%, rgba(15,24,39,0.2) 50%, transparent 80%);
    color: var(--summit-white);
    display: flex;
    align-items: flex-end;
    padding: var(--summit-space-4) var(--summit-space-5);
    opacity: 0;
    transition: opacity 0.25s ease;
    pointer-events: none;
    font-family: var(--summit-font-display);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
}
.prop .photo .hover-cta::after {
    content: " →";
    margin-left: 6px;
    transition: transform 0.25s ease;
    display: inline-block;
}
a.prop:hover .photo .hover-cta {
    opacity: 1;
}
a.prop:hover .photo .hover-cta::after {
    transform: translateX(4px);
}

/* Stagger reveal for grid items */
.grid-2 > *, .grid-3 > *, .grid-4 > *, .props-grid > *, .featured-strip > * {
    opacity: 0;
    transform: translateY(16px);
    transition: opacity 0.6s ease, transform 0.6s ease;
}
.grid-2.in-view > *, .grid-3.in-view > *, .grid-4.in-view > *, .props-grid.in-view > *, .featured-strip.in-view > * {
    opacity: 1;
    transform: translateY(0);
}
.grid-2.in-view > *:nth-child(2)  { transition-delay: 0.06s; }
.grid-2.in-view > *:nth-child(3)  { transition-delay: 0.12s; }
.grid-2.in-view > *:nth-child(4)  { transition-delay: 0.18s; }
.grid-3.in-view > *:nth-child(2)  { transition-delay: 0.06s; }
.grid-3.in-view > *:nth-child(3)  { transition-delay: 0.12s; }
.grid-4.in-view > *:nth-child(2)  { transition-delay: 0.04s; }
.grid-4.in-view > *:nth-child(3)  { transition-delay: 0.08s; }
.grid-4.in-view > *:nth-child(4)  { transition-delay: 0.12s; }
.featured-strip.in-view > *:nth-child(2) { transition-delay: 0.05s; }
.featured-strip.in-view > *:nth-child(3) { transition-delay: 0.10s; }
.featured-strip.in-view > *:nth-child(4) { transition-delay: 0.15s; }
.featured-strip.in-view > *:nth-child(5) { transition-delay: 0.20s; }
.featured-strip.in-view > *:nth-child(6) { transition-delay: 0.25s; }

/* US tile map pulse on active states */
@keyframes summit-tile-pulse {
    0%, 100% { box-shadow: 0 0 0 0 rgba(156,123,79,0); }
    50%      { box-shadow: 0 0 0 4px rgba(156,123,79,0.18); }
}
.us-tile-map .state.active {
    animation: summit-tile-pulse 4s ease-in-out infinite;
}
.us-tile-map .state.active:nth-child(3n)  { animation-delay: 0.5s; }
.us-tile-map .state.active:nth-child(3n+1) { animation-delay: 1s; }
.us-tile-map .state.active:nth-child(3n+2) { animation-delay: 1.5s; }

/* Marquee city ticker */
.marquee {
    overflow: hidden;
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-5) 0;
    border-top: 1px solid rgba(255,255,255,0.08);
    border-bottom: 1px solid rgba(255,255,255,0.08);
}
.marquee-track {
    display: flex;
    gap: var(--summit-space-8);
    animation: marquee-scroll 60s linear infinite;
    width: max-content;
    will-change: transform;
}
.marquee:hover .marquee-track {
    animation-play-state: paused;
}
.marquee span {
    font-family: var(--summit-font-display);
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-white);
    white-space: nowrap;
    display: inline-flex;
    align-items: center;
    gap: var(--summit-space-8);
}
.marquee span::after {
    content: "·";
    color: var(--summit-bronze);
    font-size: 18px;
    margin-left: var(--summit-space-8);
}
@keyframes marquee-scroll {
    from { transform: translateX(0); }
    to   { transform: translateX(-50%); }
}

/* Magnetic primary buttons in hero — micro-interaction on cursor proximity */
.hero .summit-btn-primary,
.cta-banner .summit-btn-primary,
.detail-cta-row .summit-btn-primary {
    transition: transform 0.15s cubic-bezier(.16, 1, .3, 1), background 0.15s, color 0.15s;
}

/* Subtle bronze accent line under any h2 in section-head, draws on in-view */
.section-head {
    position: relative;
}
.section-head::before {
    content: "";
    position: absolute;
    top: -10px;
    left: 0;
    height: 2px;
    width: 0;
    background: var(--summit-bronze);
    transition: width 1s cubic-bezier(.16, 1, .3, 1) 0.2s;
}
.section-head.in-view::before,
.fade-up.in-view .section-head::before,
.in-view .section-head::before {
    width: 48px;
}

/* Detail-page hero gets Ken Burns too */
.detail-hero img {
    animation: ken-burns 30s ease-in-out infinite;
}

/* Improved video page-header — autoplay video underneath text overlay */
.page-header .hero-bg video {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    opacity: 0.32;
    z-index: 0;
}

/* =============================================================================
   PUNCH PASS — editorial, video-text, gradient mesh, custom cursor
   ============================================================================= */

/* Philosophy band — quiet cinematic strip (replaces SUMMIT video-cutout) */
.philosophy-band {
    position: relative;
    background: var(--summit-navy);
    color: var(--summit-white);
    overflow: hidden;
    min-height: clamp(420px, 50vh, 580px);
    display: flex;
    align-items: center;
}
.philosophy-band .pb-video {
    position: absolute;
    inset: 0;
    z-index: 0;
}
.philosophy-band .pb-video video {
    width: 100%;
    height: 100%;
    object-fit: cover;
    opacity: 0.40;
}
.philosophy-band .pb-overlay {
    position: absolute;
    inset: 0;
    z-index: 1;
    background:
        linear-gradient(180deg, rgba(25,39,60,0.78) 0%, rgba(25,39,60,0.55) 50%, rgba(25,39,60,0.90) 100%);
    pointer-events: none;
}
.philosophy-band .pb-content {
    position: relative;
    z-index: 2;
    text-align: center;
    padding: var(--summit-space-20) 0;
}
.philosophy-band .summit-eyebrow {
    color: var(--summit-bronze);
    display: inline-block;
}
.philosophy-band h2 {
    font-family: var(--summit-font-display);
    font-size: clamp(38px, 5vw, 68px);
    font-weight: 600;
    letter-spacing: -0.02em;
    line-height: 1.05;
    color: var(--summit-white);
    margin: var(--summit-space-4) 0 var(--summit-space-6);
    text-wrap: balance;
}
.philosophy-band p {
    font-family: var(--summit-font-serif);
    font-size: clamp(17px, 1.5vw, 21px);
    line-height: 1.55;
    color: var(--summit-navy-100);
    max-width: 56ch;
    margin: 0 auto;
}

/* Editorial stats section ("By The Numbers") — single confident row */
.big-stats {
    background: var(--summit-navy);
    color: var(--summit-white);
    padding: var(--summit-space-20) 0;
    position: relative;
    overflow: hidden;
}
.big-stats .container { position: relative; z-index: 1; }
.big-stats .head {
    display: flex;
    justify-content: space-between;
    align-items: flex-end;
    border-bottom: 1px solid rgba(255,255,255,0.15);
    padding-bottom: var(--summit-space-5);
    margin-bottom: var(--summit-space-10);
    flex-wrap: wrap;
    gap: var(--summit-space-4);
}
.big-stats .head .summit-eyebrow {
    color: var(--summit-bronze);
    font-size: 12px;
}
.big-stats .head .label {
    font-family: var(--summit-font-display);
    font-size: 13px;
    color: var(--summit-navy-300);
    letter-spacing: 0.08em;
    text-transform: uppercase;
}
.big-stats .row {
    display: grid;
    grid-template-columns: 1fr 1fr 1fr;
    gap: var(--summit-space-8);
    align-items: end;
}
@media (max-width: 880px) { .big-stats .row { grid-template-columns: 1fr; gap: var(--summit-space-10); } }
.big-stats .stat-num {
    font-family: var(--summit-font-display);
    font-size: clamp(64px, 8vw, 124px);
    font-weight: 600;
    line-height: 0.9;
    letter-spacing: -0.03em;
    color: var(--summit-white);
}
.big-stats .stat-label {
    font-family: var(--summit-font-display);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--summit-bronze);
    margin-top: var(--summit-space-3);
}
.big-stats .stat-detail {
    font-family: var(--summit-font-serif);
    font-size: 16px;
    color: var(--summit-navy-100);
    margin-top: var(--summit-space-2);
    line-height: 1.5;
    max-width: 28ch;
}

/* Manifesto pull-quote section */
.manifesto {
    background: var(--summit-paper);
    padding: var(--summit-space-24) 0;
    position: relative;
}
.manifesto .container { max-width: 1000px; }
.manifesto blockquote {
    font-family: var(--summit-font-serif);
    font-style: italic;
    font-size: clamp(28px, 3.5vw, 48px);
    line-height: 1.25;
    color: var(--summit-navy);
    margin: 0;
    padding: 0;
    position: relative;
    text-wrap: balance;
}
.manifesto blockquote::before,
.manifesto blockquote::after {
    color: var(--summit-bronze);
    font-size: 1.2em;
    line-height: 0;
}
.manifesto blockquote::before {
    content: "\201C";
    margin-right: 4px;
    vertical-align: -0.05em;
}
.manifesto blockquote::after {
    content: "\201D";
    margin-left: 4px;
    vertical-align: -0.05em;
}
.manifesto .attribution {
    margin-top: var(--summit-space-8);
    font-family: var(--summit-font-display);
    font-size: 14px;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--summit-graphite);
    display: flex;
    align-items: center;
    gap: var(--summit-space-3);
}
.manifesto .attribution::before {
    content: "";
    display: inline-block;
    width: 32px;
    height: 1px;
    background: var(--summit-bronze);
}

/* Editorial section markers — oversized bronze "01 / 02 / 03" */
.section-num {
    font-family: var(--summit-font-display);
    font-size: clamp(48px, 6vw, 96px);
    font-weight: 600;
    color: transparent;
    -webkit-text-stroke: 1px var(--summit-bronze);
    line-height: 0.9;
    letter-spacing: -0.02em;
    margin-bottom: var(--summit-space-4);
    display: block;
}

/* Custom cursor removed — sticking with native OS cursor */
.summit-cursor { display: none !important; }

/* Gradient mesh on existing dark sections (CTA banner, video sections) */
.cta-banner {
    position: relative;
}
.cta-banner::after {
    content: "";
    position: absolute;
    inset: 0;
    background:
        radial-gradient(circle at 20% 80%, rgba(156,123,79,0.12), transparent 50%),
        radial-gradient(circle at 80% 20%, rgba(74,106,146,0.10), transparent 50%);
    pointer-events: none;
    animation: mesh-drift 25s ease-in-out infinite alternate-reverse;
}
@keyframes mesh-drift {
    0%   { transform: translate(0, 0) scale(1); }
    100% { transform: translate(2%, -2%) scale(1.05); }
}
.cta-banner .container { position: relative; z-index: 1; }

/* Bronze accent decoration — bracket marks around section titles */
.bracketed {
    position: relative;
    padding-left: var(--summit-space-6);
}
.bracketed::before {
    content: "";
    position: absolute;
    left: 0;
    top: 0;
    bottom: 0;
    width: 2px;
    background: linear-gradient(to bottom, var(--summit-bronze), transparent);
}

/* =============================================================================
   TECH PASS — ⌘K palette, bento, dot grids, mono playbook, status pills
   ============================================================================= */

/* Subtle dot grid background — applies to section.surface-paper.dotgrid */
.dotgrid {
    position: relative;
    background-image:
        radial-gradient(circle at 1px 1px, rgba(15,24,39,0.10) 1px, transparent 0);
    background-size: 24px 24px;
    background-position: 0 0;
}
.dotgrid.surface-navy {
    background-color: var(--summit-navy);
    background-image:
        radial-gradient(circle at 1px 1px, rgba(255,255,255,0.07) 1px, transparent 0);
    background-size: 24px 24px;
}

/* Portfolio summary pill (sits next to logo on desktop) */
.status-pill {
    display: inline-flex;
    align-items: center;
    gap: 6px;
    font-family: var(--summit-font-display);
    font-size: 12px;
    font-weight: 500;
    color: var(--summit-graphite);
    background: var(--summit-paper);
    border: 1px solid var(--summit-fog);
    padding: 6px 14px;
    border-radius: 999px;
    letter-spacing: 0.02em;
    white-space: nowrap;
}
.status-pill strong { color: var(--summit-navy); font-weight: 600; }

/* Site-header inline status pill (sits next to logo on desktop) */
.site-header .status-pill {
    margin-left: var(--summit-space-3);
}
/* Hide pill earlier so the header doesn't crowd on smaller desktops */
@media (max-width: 1180px) {
    .site-header .status-pill { display: none; }
}
/* Hide cmdk-trigger label below 1024px to save space */
@media (max-width: 1024px) {
    .cmdk-trigger .cmdk-text { display: none; }
    .cmdk-trigger { padding: 8px 10px; }
}

/* Search button in nav */
.cmdk-trigger {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    font-family: var(--summit-font-display);
    font-size: 14px;
    font-weight: 500;
    color: var(--summit-graphite);
    background: transparent;
    border: 0;
    padding: 8px 12px;
    border-radius: var(--summit-radius-md);
    cursor: pointer;
    transition: color 0.15s;
}
.cmdk-trigger:hover { color: var(--summit-navy); }
.cmdk-trigger svg { color: currentColor; }
.cmdk-trigger .cmdk-kbd { display: none; }  /* hide keyboard chip on the trigger; modal still shows it */
@media (max-width: 1024px) {
    .cmdk-trigger .cmdk-text { display: none; }
    .cmdk-trigger { padding: 8px 10px; }
}

/* Command palette overlay */
.cmdk {
    position: fixed;
    inset: 0;
    z-index: 9500;
    display: none;
    align-items: flex-start;
    justify-content: center;
    padding-top: 12vh;
    background: rgba(15, 24, 39, 0.6);
    backdrop-filter: blur(8px);
    -webkit-backdrop-filter: blur(8px);
}
.cmdk.open { display: flex; }
.cmdk-panel {
    width: min(620px, calc(100vw - 32px));
    max-height: 70vh;
    background: var(--summit-white);
    border: 1px solid var(--summit-fog);
    border-radius: var(--summit-radius-lg);
    box-shadow: var(--summit-shadow-xl);
    overflow: hidden;
    display: flex;
    flex-direction: column;
    animation: cmdk-in 0.18s cubic-bezier(.16,1,.3,1);
}
@keyframes cmdk-in {
    from { opacity: 0; transform: translateY(-8px) scale(0.98); }
    to   { opacity: 1; transform: translateY(0) scale(1); }
}
.cmdk-search {
    display: flex;
    align-items: center;
    gap: 12px;
    padding: 16px 20px;
    border-bottom: 1px solid var(--summit-mist);
}
.cmdk-search svg { color: var(--summit-slate); flex-shrink: 0; }
.cmdk-search input {
    flex: 1;
    border: 0;
    outline: 0;
    font-family: var(--summit-font-body);
    font-size: 16px;
    color: var(--summit-ink);
    background: transparent;
}
.cmdk-search input::placeholder { color: var(--summit-slate); }
.cmdk-search .cmdk-kbd {
    display: inline-flex;
    align-items: center;
    padding: 2px 6px;
    background: var(--summit-mist);
    border: 1px solid var(--summit-fog);
    border-radius: 4px;
    font-family: var(--summit-font-mono);
    font-size: 10px;
    color: var(--summit-graphite);
}
.cmdk-results {
    flex: 1;
    overflow-y: auto;
    padding: 8px;
}
.cmdk-group {
    padding: 8px 12px 4px;
    font-family: var(--summit-font-mono);
    font-size: 10px;
    font-weight: 600;
    letter-spacing: 0.12em;
    color: var(--summit-slate);
    text-transform: uppercase;
}
.cmdk-item {
    display: flex;
    align-items: center;
    gap: 12px;
    padding: 10px 12px;
    border-radius: var(--summit-radius-md);
    cursor: pointer;
    color: var(--summit-ink);
    text-decoration: none;
}
.cmdk-item:hover, .cmdk-item.selected {
    background: var(--summit-navy-50);
    color: var(--summit-navy);
}
.cmdk-item .icon {
    width: 28px;
    height: 28px;
    border-radius: 6px;
    background: var(--summit-mist);
    display: flex;
    align-items: center;
    justify-content: center;
    color: var(--summit-graphite);
    flex-shrink: 0;
    font-family: var(--summit-font-mono);
    font-size: 11px;
    font-weight: 600;
}
.cmdk-item.selected .icon, .cmdk-item:hover .icon {
    background: var(--summit-navy);
    color: var(--summit-white);
}
.cmdk-item .title {
    font-family: var(--summit-font-display);
    font-size: 14px;
    font-weight: 500;
}
.cmdk-item .meta {
    font-size: 12px;
    color: var(--summit-slate);
    margin-left: auto;
    font-family: var(--summit-font-mono);
}
.cmdk-empty {
    padding: 32px;
    text-align: center;
    color: var(--summit-slate);
    font-family: var(--summit-font-mono);
    font-size: 13px;
}
.cmdk-footer {
    border-top: 1px solid var(--summit-mist);
    padding: 8px 16px;
    display: flex;
    justify-content: space-between;
    align-items: center;
    font-family: var(--summit-font-mono);
    font-size: 11px;
    color: var(--summit-slate);
    background: var(--summit-navy-50);
}
.cmdk-footer span { display: inline-flex; align-items: center; gap: 6px; }
.cmdk-footer .cmdk-kbd {
    display: inline-flex; align-items: center;
    padding: 1px 5px;
    background: var(--summit-white);
    border: 1px solid var(--summit-fog);
    border-radius: 3px;
    font-size: 10px;
}

/* Mono "Playbook" code-block style — Stripe/Linear-style structured list */
.playbook {
    background: var(--summit-navy);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-8);
    box-shadow: var(--summit-shadow-xl);
    color: var(--summit-white);
    font-family: var(--summit-font-mono);
    font-size: 14px;
    line-height: 1.8;
    overflow: hidden;
    position: relative;
    border: 1px solid rgba(255,255,255,0.08);
}
.playbook::before {
    content: "";
    position: absolute;
    top: 0; left: 0; right: 0;
    height: 32px;
    background: rgba(255,255,255,0.04);
    border-bottom: 1px solid rgba(255,255,255,0.08);
}
.playbook .pb-dots {
    position: absolute;
    top: 12px; left: 16px;
    display: flex;
    gap: 6px;
}
.playbook .pb-dots span {
    width: 8px; height: 8px;
    border-radius: 50%;
    background: rgba(255,255,255,0.18);
}
.playbook .pb-title {
    position: absolute;
    top: 0; left: 0; right: 0;
    height: 32px;
    line-height: 32px;
    text-align: center;
    color: var(--summit-navy-300);
    font-size: 11px;
    letter-spacing: 0.06em;
}
.playbook .pb-body {
    margin-top: var(--summit-space-8);
    padding-top: var(--summit-space-3);
}
.playbook .pb-line {
    display: flex;
    gap: 12px;
    align-items: baseline;
}
.playbook .pb-num {
    color: var(--summit-slate);
    flex-shrink: 0;
    width: 24px;
    font-size: 12px;
    user-select: none;
}
.playbook .pb-cmd { color: var(--summit-bronze); }
.playbook .pb-arg { color: #B6C9E6; }
.playbook .pb-str { color: #9FCBA0; }
.playbook .pb-comment { color: var(--summit-slate); font-style: italic; }
.playbook .pb-check {
    color: var(--summit-success);
    margin-right: 4px;
}

/* Bento grid — asymmetric layout for Why Summit */
.bento {
    display: grid;
    grid-template-columns: repeat(6, 1fr);
    grid-auto-rows: minmax(220px, auto);
    gap: var(--summit-space-4);
}
.bento .b-tile {
    background: var(--summit-white);
    border: var(--summit-border-hairline);
    border-radius: var(--summit-radius-lg);
    padding: var(--summit-space-8);
    transition: border-color 0.2s, transform 0.2s, box-shadow 0.2s;
    position: relative;
    overflow: hidden;
}
.bento .b-tile:hover {
    border-color: var(--summit-navy-300);
    box-shadow: var(--summit-shadow-md);
    transform: translateY(-2px);
}
.bento .b-tile h3 {
    font-size: 22px;
    margin-bottom: var(--summit-space-3);
}
.bento .b-tile p {
    color: var(--summit-graphite);
    margin: 0;
}
/* Bento sizing — first tile spans 4 cols and 2 rows, rest fill 2 cols */
.bento .b-tile:nth-child(1) { grid-column: span 4; grid-row: span 2; }
.bento .b-tile:nth-child(2) { grid-column: span 2; }
.bento .b-tile:nth-child(3) { grid-column: span 2; }
.bento .b-tile:nth-child(4) { grid-column: span 3; }
.bento .b-tile:nth-child(5) { grid-column: span 3; }
@media (max-width: 880px) {
    .bento { grid-template-columns: repeat(2, 1fr); }
    .bento .b-tile { grid-column: span 1 !important; grid-row: auto !important; }
}
@media (max-width: 540px) {
    .bento { grid-template-columns: 1fr; }
}
.bento .b-tile.dark {
    background: var(--summit-navy);
    border-color: var(--summit-navy-700);
    color: var(--summit-white);
}
.bento .b-tile.dark h3 { color: var(--summit-white); }
.bento .b-tile.dark p { color: var(--summit-navy-100); }
.bento .b-tile .b-num {
    font-family: var(--summit-font-display);
    font-size: 64px;
    font-weight: 600;
    line-height: 1;
    letter-spacing: -0.03em;
    margin-bottom: var(--summit-space-3);
    background: linear-gradient(180deg, var(--summit-navy) 0%, var(--summit-navy-500) 100%);
    -webkit-background-clip: text;
    background-clip: text;
    -webkit-text-fill-color: transparent;
}
.bento .b-tile.dark .b-num {
    background: linear-gradient(180deg, #FFFFFF 0%, var(--summit-navy-300) 100%);
    -webkit-background-clip: text;
    background-clip: text;
    -webkit-text-fill-color: transparent;
}

/* Tech tag/chip */
.chip {
    display: inline-flex;
    align-items: center;
    gap: 6px;
    font-family: var(--summit-font-mono);
    font-size: 10px;
    font-weight: 500;
    letter-spacing: 0.06em;
    text-transform: uppercase;
    color: var(--summit-graphite);
    background: var(--summit-paper);
    border: 1px solid var(--summit-fog);
    padding: 3px 8px;
    border-radius: 4px;
}
.chip.bronze {
    color: var(--summit-bronze);
    border-color: rgba(156,123,79,0.3);
    background: rgba(156,123,79,0.05);
}
.chip.live {
    color: var(--summit-success);
    border-color: rgba(63,122,91,0.3);
    background: rgba(63,122,91,0.05);
}
.chip.live::before {
    content: "";
    width: 5px; height: 5px;
    border-radius: 50%;
    background: var(--summit-success);
    box-shadow: 0 0 0 0 rgba(63,122,91,0.6);
    animation: status-pulse 2s ease-in-out infinite;
}

/* Property card — add a tiny status chip overlay */
.prop .photo .live-chip {
    position: absolute;
    top: 8px; left: 8px;
    z-index: 2;
}

/* Spring physics on primary hovers — replace linear with ease-spring */
.summit-btn, .card, .b-tile, .featured-strip a {
    transition-timing-function: cubic-bezier(.16, 1.2, .3, 1);
}

/* Utility */
.text-center { text-align: center; }
.mt-8 { margin-top: var(--summit-space-8); }
.mt-12 { margin-top: var(--summit-space-12); }
.mt-16 { margin-top: var(--summit-space-16); }
.mb-8 { margin-bottom: var(--summit-space-8); }
.mb-12 { margin-bottom: var(--summit-space-12); }

/* CTA inline link */
.cta-link {
    display: inline-flex;
    align-items: center;
    gap: var(--summit-space-2);
    font-family: var(--summit-font-display);
    font-weight: 600;
    color: var(--summit-navy);
    border-bottom: 1px solid var(--summit-navy);
    padding-bottom: 2px;
    margin-top: var(--summit-space-4);
    transition: color 0.15s, border-color 0.15s;
}
.cta-link::after { content: "→"; transition: transform 0.2s; }
.cta-link:hover { color: var(--summit-navy-900); }
.cta-link:hover::after { transform: translateX(3px); }
.section.surface-navy .cta-link { color: var(--summit-white); border-bottom-color: var(--summit-white); }