/* Self-hosted brand fonts (SIL OFL 1.1, latin subset) */
@font-face{font-family:'Hanken Grotesk';font-style:normal;font-display:swap;font-weight:100 900;src:url(/assets/fonts/hanken-grotesk-latin-wght-normal.woff2) format('woff2');unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:'Marcellus';font-style:normal;font-display:swap;font-weight:400;src:url(/assets/fonts/marcellus-latin-400-normal.woff2) format('woff2');unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
/* SellingSgProperty — shared styles for static project, insights and hub pages.
   Brand: porcelain #F6F4EF, navy #0C1B2A, brass #B89B5E. Fonts: Marcellus (headings), Hanken Grotesk (text). */
:root{--bg:#F6F4EF;--navy:#0C1B2A;--navy2:#183049;--brass:#B89B5E;--brass2:#D4BC85;--ink:#1d2733;--muted:#5d6670;--line:#d9d5cc;--card:#fff;--soft:#EEEAE0;--green:#2E5D4B;--red:#7A2E2E}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--ink);font:400 16px/1.7 "Hanken Grotesk",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif}
a{color:var(--navy);text-underline-offset:3px}
a:hover{color:#8a6f35}
img{max-width:100%;height:auto;display:block}
h1,h2,h3{font-family:Marcellus,Georgia,"Times New Roman",serif;color:var(--navy);font-weight:400;line-height:1.25}
h1{font-size:clamp(1.9rem,4.5vw,2.8rem);margin:.2em 0 .3em}
h2{font-size:clamp(1.35rem,3vw,1.7rem);margin:2.2rem 0 .8rem}
h3{font-size:1.2rem;margin:1.6rem 0 .5rem}
.wrap{max-width:1120px;margin:0 auto;padding:0 20px}
.narrow{max-width:760px}
/* Header */
.top{background:var(--navy);color:#fff;position:sticky;top:0;z-index:20}
.top .wrap{display:flex;align-items:center;gap:20px;min-height:60px}
.brand{font-family:Marcellus,Georgia,serif;font-size:1.2rem;color:#fff;text-decoration:none;white-space:nowrap}
.brand span{color:var(--brass2)}
.nav{display:flex;gap:18px;overflow-x:auto;scrollbar-width:none;flex:1}
.nav::-webkit-scrollbar{display:none}
.nav a{color:#d5dce4;text-decoration:none;font-size:.92rem;white-space:nowrap;padding:18px 0}
.nav a:hover,.nav a[aria-current=page]{color:#fff;box-shadow:inset 0 -2px 0 var(--brass)}
.btn{display:inline-block;background:var(--brass);color:var(--navy);font-weight:700;text-decoration:none;padding:12px 20px;border-radius:3px;font-size:.92rem;letter-spacing:.02em;min-height:44px}
.btn:hover{background:var(--brass2);color:var(--navy)}
.btn.ghost{background:transparent;color:var(--navy);border:1px solid var(--navy)}
.top .btn{padding:9px 14px;font-size:.85rem;min-height:0}
@media(max-width:720px){.top .btn{display:none}.top .wrap{gap:14px}}
/* Trust strip */
.trust{background:#fff;border-bottom:1px solid var(--line);font-size:.8rem;color:var(--muted)}
.trust .wrap{display:flex;flex-wrap:wrap;gap:6px 18px;padding-top:8px;padding-bottom:8px}
.trust b{color:var(--navy);font-weight:600}
@media(max-width:720px){.trust span:last-child{display:none}.trust .wrap{font-size:.74rem}}
/* Breadcrumb */
.crumbs{font-size:.82rem;color:var(--muted);margin:22px 0 4px}
.crumbs a{color:var(--muted)}
.crumbs ol{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:6px}
.crumbs li+li::before{content:"›";margin-right:6px;color:#a39b8c}
/* Hero */
.kicker{font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:#8a6f35;font-weight:700}
.sub{color:var(--muted);margin:0 0 14px}
.badges{display:flex;flex-wrap:wrap;gap:8px;margin:10px 0 18px}
.badge{font-size:.75rem;font-weight:700;padding:4px 10px;border-radius:2px;background:var(--soft);color:var(--navy);letter-spacing:.03em}
.badge.up{background:#F4E9D3;color:#7a5a17}
.badge.ok{background:#E6EEE9;color:var(--green)}
.hero-img{border-radius:3px;margin:8px 0 18px;aspect-ratio:16/9;object-fit:cover;width:100%;background:var(--soft)}
.answer{background:#fff;border:1px solid var(--line);border-left:5px solid var(--brass);padding:18px 22px;margin:18px 0 6px;font-size:1.04rem}
.answer p{margin:0}
.asof{font-size:.8rem;color:var(--muted);margin:8px 0 0}
/* Layout */
.grid{display:grid;grid-template-columns:minmax(0,1fr) 300px;gap:40px;align-items:start}
@media(max-width:900px){.grid{grid-template-columns:minmax(0,1fr);gap:10px}}
.side{position:sticky;top:80px}
@media(max-width:900px){.side{position:static}}
.card{background:#fff;border:1px solid var(--line);border-radius:3px;padding:20px}
.cta-card{background:var(--navy);color:#d5dce4;border:0}
.cta-card h2,.cta-card h3{color:#fff;margin-top:0}
.cta-card p{font-size:.95rem}
/* Fact table */
table.facts{width:100%;border-collapse:collapse;background:#fff;border:1px solid var(--line);font-size:.95rem}
table.facts th,table.facts td{overflow-wrap:anywhere;text-align:left;padding:11px 14px;border-bottom:1px solid var(--line);vertical-align:top}
table.facts th{width:36%;overflow-wrap:anywhere;font-weight:600;color:var(--navy);background:#faf8f3}
table.facts tr:last-child th,table.facts tr:last-child td{border-bottom:0}
.tbl{overflow-x:auto;background:#fff;border:1px solid var(--line);margin:14px 0}
.tbl table{width:100%;border-collapse:collapse;font-size:.92rem;min-width:520px}
.tbl th,.tbl td{padding:10px 12px;border-bottom:1px solid var(--line);text-align:left;vertical-align:top}
.tbl thead th{background:var(--navy);color:#fff;font-weight:600;font-size:.78rem;letter-spacing:.06em;text-transform:uppercase}
.tbl tbody tr:nth-child(even){background:#faf8f3}
.note{font-size:.85rem;color:var(--muted)}
/* FAQ */
.faq details{background:#fff;border:1px solid var(--line);border-radius:2px;margin-bottom:8px}
.faq summary{padding:14px 44px 14px 18px;cursor:pointer;font-weight:600;color:var(--navy);list-style:none;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:18px;top:50%;transform:translateY(-50%);color:var(--brass);font-size:1.3rem}
.faq details[open] summary::after{content:"−"}
.faq details>div,.faq details>p{padding:0 18px 14px;margin:0}
/* Lists of links */
.links{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:12px}
.links li{background:#fff;border:1px solid var(--line);padding:14px 16px;border-radius:3px}
.links a{font-weight:600;text-decoration:none}
.links a:hover{text-decoration:underline}
.links span{display:block;font-size:.84rem;color:var(--muted);margin-top:2px}
/* Article */
.meta{font-size:.86rem;color:var(--muted);display:flex;flex-wrap:wrap;gap:6px 14px}
.toc{background:#fff;border:1px solid var(--line);padding:16px 20px;font-size:.92rem}
.toc ol{margin:6px 0 0;padding-left:20px}
.toc li{margin:3px 0}
.toc a{text-decoration:none}
.toc a:hover{text-decoration:underline}
.article-body{font-size:1.04rem}
.article-body p{margin:0 0 1rem}
.article-body ul,.article-body ol{padding-left:1.4rem;margin:0 0 1rem}
.article-body li{margin-bottom:.4rem}
.article-body strong{color:var(--navy)}
.article-body h2{scroll-margin-top:80px}
.article-body blockquote{border-left:4px solid var(--brass);padding:.75rem 1.25rem;margin:1.5rem 0;background:#fff}
.article-body table{width:100%;border-collapse:collapse;margin:1.2rem 0;font-size:.9rem;background:#fff;display:block;overflow-x:auto}
.article-body th{background:var(--navy);color:#fff;padding:.6rem .8rem;text-align:left;font-weight:600}
.article-body td{padding:.55rem .8rem;border-bottom:1px solid var(--line)}
.article-body tr:nth-child(even) td{background:#faf8f3}
.article-body a{color:#7a5a17}
.article-body .key-takeaway{background:#fff;border:1px solid var(--line);border-left:5px solid var(--brass);padding:1.1rem 1.4rem;margin:1.6rem 0}
.article-body .faq-item,.article-body details{background:#fff;border:1px solid var(--line);border-radius:2px;margin-bottom:8px}
.article-body summary{padding:14px 18px;cursor:pointer;font-weight:600;color:var(--navy);list-style:none;display:flex;justify-content:space-between;gap:12px}
.article-body summary::-webkit-details-marker{display:none}
.article-body details>p,.article-body details>div{padding:0 18px 14px;margin:0}
.article-body .faq-icon{color:var(--brass);font-style:normal;font-weight:700;transition:transform .2s}
.article-body details[open] .faq-icon{transform:rotate(45deg)}
.article-body .tldr{background:#fff;border:1px solid var(--brass);border-left:5px solid var(--brass);padding:22px 26px;margin:28px 0}
.article-body .tldr .tag{font-size:10px;letter-spacing:.28em;text-transform:uppercase;color:#8a6f35;font-weight:700;margin-bottom:10px}
.article-body .tldr h2{font-size:1.2rem;margin:0 0 10px}
.article-body .tldr p{margin:0}
.article-body .qa-box{background:var(--soft);border-left:3px solid var(--navy);padding:16px 20px;margin:20px 0}
.article-body .qa-box .lbl{font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;margin-bottom:8px}
.article-body .qa-box p{margin:0}
.article-body .data-tbl{margin:22px 0;background:#fff;border:1px solid var(--line);overflow-x:auto}
.article-body .data-tbl table{margin:0;display:table}
.article-body .data-tbl thead th.condo-col{background:var(--brass);color:var(--navy)}
.article-body .data-tbl td.metric{font-weight:600;color:var(--navy);width:38%}
.article-body .data-tbl tr.hl td{border-top:2px solid var(--brass);border-bottom:2px solid var(--brass);font-weight:600;color:var(--red);background:#f4ede0}
.article-body .data-tbl caption{padding:10px 16px;font-size:12px;color:var(--muted);text-align:left;background:var(--soft)}
.article-body .barviz{margin:22px 0;background:#fff;padding:22px 26px;border:1px solid var(--line)}
.article-body .bv-row{display:grid;grid-template-columns:130px 1fr 90px;align-items:center;gap:12px;margin-bottom:12px}
.article-body .bv-lbl{font-size:13px;font-weight:600;color:var(--navy)}
.article-body .bv-lbl small{display:block;font-weight:400;color:var(--muted);font-size:11px}
.article-body .bv-track{height:26px;background:var(--soft);overflow:hidden}
.article-body .bv-fill{height:100%;display:flex;align-items:center;padding:0 12px;font-size:14px;font-weight:700}
.article-body .bv-fill.f-navy{background:var(--navy2);color:#fff}
.article-body .bv-fill.f-brass{background:var(--brass);color:var(--navy)}
.article-body .bv-amt{font-size:14px;color:var(--navy);text-align:right;font-weight:600}
.article-body .bv-cap{font-size:12px;color:var(--muted);margin-top:12px;padding-top:12px;border-top:1px solid var(--line);text-align:center}
.article-body .dark-call{background:var(--navy);color:#fff;padding:24px 28px;margin:28px 0;border-left:4px solid var(--brass)}
.article-body .dark-call h3{color:#fff;margin:0 0 10px}
.article-body .dark-call p{color:#d5dce4}
.article-body .dark-call em{color:var(--brass2);font-style:normal}
.article-body .info-note{background:#E6EEE9;border-left:4px solid var(--green);padding:16px 20px;margin:20px 0;font-size:.95rem}
.article-body .info-note.warn{background:#F1E3E3;border-left-color:var(--red);color:var(--red)}
.article-body .art-faq summary::after{content:"+";color:var(--brass);font-size:20px}
.article-body .art-faq details[open] summary::after{content:"−"}
.article-body .art-src{margin:32px 0;padding:20px 24px;background:#fff;border:1px solid var(--line);font-size:.85rem}
.article-body .art-src h3{font-size:.8rem;margin:0 0 10px;letter-spacing:.08em;text-transform:uppercase;font-family:inherit;font-weight:700}
.article-body .art-cta{margin:32px 0;padding:28px 30px;background:var(--navy);color:#d5dce4;text-align:center}
.article-body .art-cta h3{color:#fff;margin-top:0}
.article-body .art-cta a.cta-btn{display:inline-block;padding:12px 24px;background:var(--brass);color:var(--navy);text-decoration:none;font-weight:700}
.article-body .art-disc{margin-top:32px;padding-top:14px;border-top:1px solid var(--line);font-size:12px;color:var(--muted)}
@media(max-width:640px){.article-body .bv-row{grid-template-columns:90px 1fr 70px;gap:8px}}
/* Author */
.author{display:flex;gap:14px;align-items:flex-start;background:#fff;border:1px solid var(--line);padding:18px;margin:30px 0}
.author .av{flex:0 0 48px;height:48px;border-radius:50%;background:var(--navy);color:var(--brass2);display:flex;align-items:center;justify-content:center;font-family:Marcellus,serif;font-size:1.1rem}
.author p{margin:4px 0 0;font-size:.9rem;color:var(--muted)}
/* Hub */
.tabs{display:flex;gap:8px;flex-wrap:wrap;margin:14px 0 4px}
.tabs a{font-size:.85rem;padding:8px 12px;border:1px solid var(--line);background:#fff;text-decoration:none;border-radius:3px}
.tabs a:hover{border-color:var(--brass)}
/* Footer */
footer{background:#fff;border-top:1px solid var(--line);margin-top:56px;padding:30px 0 90px;font-size:.8rem;color:var(--muted)}
footer p{margin:0 0 10px}
footer .fl{display:flex;flex-wrap:wrap;gap:8px 18px;margin-bottom:14px}
/* Mobile sticky CTA */
.mbar{position:fixed;left:0;right:0;bottom:0;background:var(--navy);padding:10px 14px;display:none;gap:10px;z-index:30;box-shadow:0 -4px 16px rgba(0,0,0,.15)}
.mbar a{flex:1;text-align:center}
@media(max-width:720px){.mbar{display:flex}}
:focus-visible{outline:3px solid var(--brass);outline-offset:2px}