:root {
  --bg: #faf9f7;
  --fg: #0f0f0f;
  --accent: #c9973f;
  --accent-light: #f0e4c4;
  --muted: #6b6560;
  --border: #e8e4de;
  --card-bg: #ffffff;
}

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

body {
  background: var(--bg);
  color: var(--fg);
  font-family: 'DM Sans', sans-serif;
  font-weight: 400;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

/* NAV */
nav {
  padding: 1.5rem 3rem;
  border-bottom: 1px solid var(--border);
}
.nav-inner {
  display: flex;
  align-items: baseline;
  gap: 1.25rem;
  max-width: 1200px;
  margin: 0 auto;
}
.wordmark {
  font-family: 'DM Serif Display', serif;
  font-size: 1.35rem;
  color: var(--fg);
  letter-spacing: -0.02em;
}
.nav-tagline {
  font-size: 0.8rem;
  color: var(--muted);
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

/* SECTION SHARED */
.section-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 5rem 3rem;
}
.section-label {
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 600;
  margin-bottom: 1rem;
}
h2 {
  font-family: 'DM Serif Display', serif;
  font-size: clamp(1.9rem, 4vw, 2.8rem);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.02em;
  margin-bottom: 2.5rem;
}

/* HERO */
.hero {
  padding: 5rem 3rem 4rem;
  border-bottom: 1px solid var(--border);
}
.hero-inner {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: center;
}
.hero-eyebrow {
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 600;
  margin-bottom: 1.25rem;
}
.hero h1 {
  font-family: 'DM Serif Display', serif;
  font-size: clamp(2.4rem, 5vw, 3.8rem);
  font-weight: 400;
  line-height: 1.1;
  letter-spacing: -0.03em;
  margin-bottom: 1.5rem;
  color: var(--fg);
}
.hero-lede {
  font-size: 1.05rem;
  color: var(--muted);
  max-width: 42ch;
  line-height: 1.7;
}
.geo-block {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1px;
  background: var(--border);
  border: 1px solid var(--border);
}
.geo-inner {
  background: var(--card-bg);
  padding: 2rem;
  display: flex;
  flex-direction: column;
  gap: 0.4rem;
}
.geo-stat {
  font-family: 'DM Serif Display', serif;
  font-size: 2rem;
  color: var(--accent);
  letter-spacing: -0.02em;
}
.geo-label {
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  color: var(--muted);
  font-weight: 500;
}

/* HOW IT WORKS */
.how-it-works { background: var(--fg); color: var(--bg); }
.how-it-works .section-label { color: var(--accent); }
.how-it-works h2 { color: var(--bg); }
.step-row {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.1);
}
.step {
  background: var(--fg);
  padding: 2.5rem;
}
.step-num {
  display: block;
  font-size: 0.7rem;
  letter-spacing: 0.08em;
  color: var(--accent);
  font-weight: 600;
  margin-bottom: 1.25rem;
}
.step h3 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.25rem;
  font-weight: 400;
  margin-bottom: 1rem;
  color: var(--bg);
}
.step p {
  font-size: 0.9rem;
  color: rgba(250,249,247,0.65);
  line-height: 1.7;
}

/* THE SPREAD */
.spread-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
  margin-bottom: 2rem;
}
.spread-card {
  border: 1px solid var(--border);
  padding: 2rem;
  background: var(--card-bg);
}
.spread-card.featured {
  border-color: var(--accent);
  background: var(--accent-light);
}
.spread-range {
  display: block;
  font-family: 'DM Serif Display', serif;
  font-size: 1.8rem;
  color: var(--fg);
  letter-spacing: -0.02em;
  margin-bottom: 0.25rem;
}
.spread-type {
  display: block;
  font-size: 0.72rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 600;
  margin-bottom: 1rem;
}
.spread-card p {
  font-size: 0.88rem;
  color: var(--muted);
  line-height: 1.65;
}
.spread-note {
  font-size: 0.82rem;
  color: var(--muted);
  font-style: italic;
}

/* WHY NOW */
.why-now { background: #f0ece4; }
.why-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2rem 4rem;
}
.why-item {
  display: flex;
  gap: 1.25rem;
  align-items: flex-start;
}
.why-icon {
  flex-shrink: 0;
  width: 40px;
  height: 40px;
  background: var(--accent);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: white;
  margin-top: 0.1rem;
}
.why-item h3 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.05rem;
  font-weight: 400;
  margin-bottom: 0.5rem;
}
.why-item p {
  font-size: 0.88rem;
  color: var(--muted);
  line-height: 1.65;
}

/* CLOSING */
.closing {
  padding: 6rem 3rem;
  background: var(--fg);
  color: var(--bg);
  text-align: center;
}
.closing-inner {
  max-width: 720px;
  margin: 0 auto;
}
.closing h2 {
  font-family: 'DM Serif Display', serif;
  font-size: clamp(1.8rem, 4vw, 2.6rem);
  color: var(--bg);
  margin-bottom: 1.5rem;
  line-height: 1.2;
}
.closing p {
  font-size: 1rem;
  color: rgba(250,249,247,0.65);
  line-height: 1.8;
  max-width: 58ch;
  margin: 0 auto;
}

/* FOOTER */
footer {
  padding: 2.5rem 3rem;
  border-top: 1px solid var(--border);
}
.footer-inner {
  max-width: 1200px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  gap: 2rem;
}
.footer-inner .wordmark {
  font-size: 1.1rem;
}
.footer-inner p {
  font-size: 0.82rem;
  color: var(--muted);
}

/* PIPELINE APP */
.pipeline-wrap {
  max-width: 1200px;
  margin: 0 auto;
  padding: 2rem 3rem 5rem;
}

.pipeline-header {
  display: flex;
  align-items: center;
  justify-content: space-between;
  margin-bottom: 2rem;
}
.pipeline-header h1 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.8rem;
  letter-spacing: -0.02em;
}

.section-tabs {
  display: flex;
  gap: 0;
  border: 1px solid var(--border);
  background: var(--card-bg);
  width: fit-content;
}
.tab-btn {
  padding: 0.5rem 1.25rem;
  font-size: 0.82rem;
  font-family: 'DM Sans', sans-serif;
  font-weight: 500;
  color: var(--muted);
  background: none;
  border: none;
  cursor: pointer;
  text-decoration: none;
  border-right: 1px solid var(--border);
}
.tab-btn:last-child { border-right: none; }
.tab-btn.active {
  background: var(--fg);
  color: var(--bg);
}

/* STATUS KANBAN */
.kanban-board {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--border);
  border: 1px solid var(--border);
  margin-bottom: 2.5rem;
}
.kanban-col {
  background: var(--bg);
  padding: 1.25rem;
}
.kanban-col-header {
  font-size: 0.72rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--muted);
  margin-bottom: 1rem;
  padding-bottom: 0.75rem;
  border-bottom: 1px solid var(--border);
}
.kanban-col-header .count {
  display: inline-block;
  background: var(--accent-light);
  color: var(--accent);
  font-size: 0.68rem;
  padding: 1px 7px;
  border-radius: 99px;
  margin-left: 0.4rem;
}

.deal-card {
  background: var(--card-bg);
  border: 1px solid var(--border);
  padding: 1rem;
  margin-bottom: 0.75rem;
  cursor: pointer;
}
.deal-card:hover { border-color: var(--accent); }
.deal-card .deal-address {
  font-size: 0.88rem;
  font-weight: 500;
  margin-bottom: 0.35rem;
}
.deal-card .deal-meta {
  font-size: 0.78rem;
  color: var(--muted);
  line-height: 1.5;
}
.deal-card .deal-spread {
  margin-top: 0.6rem;
  font-size: 0.82rem;
  font-weight: 600;
  color: var(--accent);
}

/* FORMS */
.panel {
  background: var(--card-bg);
  border: 1px solid var(--border);
  padding: 1.5rem;
  margin-bottom: 1.5rem;
}
.panel h3 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.1rem;
  margin-bottom: 1.25rem;
}
.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  margin-bottom: 1rem;
}
.form-row.thirds { grid-template-columns: 1fr 1fr 1fr; }
.form-row.single { grid-template-columns: 1fr; }
label {
  display: block;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.03em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.35rem;
}
input, select, textarea {
  width: 100%;
  padding: 0.55rem 0.75rem;
  border: 1px solid var(--border);
  background: var(--bg);
  font-family: 'DM Sans', sans-serif;
  font-size: 0.9rem;
  color: var(--fg);
  outline: none;
}
input:focus, select:focus, textarea:focus { border-color: var(--accent); }
textarea { resize: vertical; min-height: 60px; }
.btn {
  padding: 0.6rem 1.25rem;
  background: var(--fg);
  color: var(--bg);
  border: none;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.85rem;
  font-weight: 500;
  cursor: pointer;
  text-decoration: none;
  display: inline-block;
}
.btn:hover { background: var(--accent); }
.btn-secondary {
  background: var(--card-bg);
  color: var(--fg);
  border: 1px solid var(--border);
}
.btn-secondary:hover { border-color: var(--accent); color: var(--accent); }
.btn-sm { padding: 0.35rem 0.8rem; font-size: 0.78rem; }

/* BUYER LIST */
.buyer-row {
  display: grid;
  grid-template-columns: 1fr 1fr 140px auto;
  gap: 1rem;
  align-items: center;
  padding: 0.9rem 0;
  border-bottom: 1px solid var(--border);
  font-size: 0.88rem;
}
.buyer-row:last-child { border-bottom: none; }
.buyer-name { font-weight: 500; }
.buyer-email { color: var(--muted); }
.buyer-range { font-size: 0.82rem; color: var(--accent); font-weight: 600; }

/* STATS BAR */
.stats-row {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--border);
  border: 1px solid var(--border);
  margin-bottom: 2rem;
}
.stat-cell {
  background: var(--card-bg);
  padding: 1rem 1.25rem;
}
.stat-cell .stat-value {
  font-family: 'DM Serif Display', serif;
  font-size: 1.4rem;
  color: var(--fg);
  letter-spacing: -0.02em;
  margin-bottom: 0.15rem;
}
.stat-cell .stat-label {
  font-size: 0.72rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
}

/* STATUS BADGE */
.status-badge {
  display: inline-block;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  padding: 2px 8px;
  border-radius: 2px;
}
.sourcing { background: #e8e4de; color: var(--muted); }
.under-contract { background: #d4e8f7; color: #2563a8; }
.assigned { background: var(--accent-light); color: var(--accent); }
.closed { background: #d1fae5; color: #065f46; }

/* DISTYPE TAG */
.distype {
  display: inline-block;
  font-size: 0.65rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  font-weight: 600;
  padding: 1px 6px;
  background: var(--fg);
  color: var(--bg);
  margin-left: 0.4rem;
}
.tax-lien { background: #7c3aed; }
.preforeclosure { background: #b45309; }
.probate { background: #0f766e; }
.other { background: var(--muted); }

/* MODAL */
.modal-overlay {
  display: none;
  position: fixed;
  inset: 0;
  background: rgba(0,0,0,0.45);
  z-index: 100;
  align-items: center;
  justify-content: center;
}
.modal-overlay.open { display: flex; }
.modal {
  background: var(--card-bg);
  border: 1px solid var(--border);
  padding: 2rem;
  width: 560px;
  max-width: 95vw;
  max-height: 90vh;
  overflow-y: auto;
}
.modal h3 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.2rem;
  margin-bottom: 1.5rem;
}
.modal-actions {
  display: flex;
  gap: 0.75rem;
  margin-top: 1.25rem;
}

/* DEAL SUMMARY IN MODAL */
.deal-summary {
  background: var(--accent-light);
  border: 1px solid var(--accent);
  padding: 1rem;
  margin-bottom: 1.5rem;
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 0.75rem;
}
.deal-summary .ds-item .ds-label {
  font-size: 0.65rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
  margin-bottom: 0.15rem;
}
.deal-summary .ds-item .ds-val {
  font-family: 'DM Serif Display', serif;
  font-size: 1.05rem;
  color: var(--fg);
}

.empty-col {
  text-align: center;
  padding: 2rem 1rem;
  color: var(--muted);
  font-size: 0.82rem;
}

@media (max-width: 900px) {
  .hero-inner { grid-template-columns: 1fr; gap: 2.5rem; }
  .step-row { grid-template-columns: 1fr; }
  .spread-grid { grid-template-columns: 1fr; }
  .why-grid { grid-template-columns: 1fr; }
  nav, .hero, .section-inner { padding-left: 1.5rem; padding-right: 1.5rem; }
  footer { padding-left: 1.5rem; padding-right: 1.5rem; }
  .footer-inner { flex-direction: column; align-items: flex-start; gap: 0.5rem; }
}
@media (max-width: 600px) {
  .geo-block { grid-template-columns: 1fr; }
}