:root{
  --bg:#0d0f12; --panel:#15181d; --panel2:#1b1f26; --line:#262b33; --text:#e9e6df; --muted:#9a9ea6;
  --gold:#c9a45c; --gold2:#e2c487; --green:#3fb37f; --red:#e06363; --blue:#5b8def; --amber:#e0a33f;
  --r:14px;
}
*{box-sizing:border-box}
html,body{margin:0;background:var(--bg);color:var(--text);font:15px/1.45 Inter,system-ui,sans-serif}
a{color:var(--gold2)}
button,input,select,textarea{font:inherit;color:inherit}
.boot{display:grid;place-items:center;height:100vh;color:var(--muted)}

/* layout */
.top{display:flex;align-items:center;justify-content:space-between;padding:16px 24px;border-bottom:1px solid var(--line);position:sticky;top:0;background:rgba(13,15,18,.92);backdrop-filter:blur(8px);z-index:5}
.brand{display:flex;align-items:baseline;gap:10px}
.brand b{font-family:"Playfair Display",serif;font-size:22px;letter-spacing:.5px;color:var(--gold2)}
.brand span{color:var(--muted);font-size:13px}
.nav{display:flex;gap:6px;align-items:center}
.wrap{max-width:1200px;margin:0 auto;padding:24px}
h1{font-family:"Playfair Display",serif;font-weight:600;font-size:28px;margin:0 0 4px}
h2{font-size:15px;text-transform:uppercase;letter-spacing:1.2px;color:var(--muted);margin:28px 0 12px;font-weight:600}
.sub{color:var(--muted);margin:0 0 20px}

/* buttons */
.btn{background:var(--panel2);border:1px solid var(--line);border-radius:10px;padding:8px 14px;cursor:pointer}
.btn:hover{border-color:#3a414c}
.btn.gold{background:linear-gradient(180deg,var(--gold2),var(--gold));color:#1a1408;border:0;font-weight:600}
.btn.ghost{background:none;border-color:transparent;color:var(--muted)}
.btn.sm{padding:5px 10px;font-size:13px}
.btn.danger{color:var(--red)}

/* kpis */
.kpis{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:12px;margin-bottom:22px}
.kpi{background:var(--panel);border:1px solid var(--line);border-radius:var(--r);padding:16px}
.kpi .l{color:var(--muted);font-size:12px;text-transform:uppercase;letter-spacing:1px}
.kpi .v{font-size:24px;font-weight:700;margin-top:4px}

/* filters */
.bar{display:flex;flex-wrap:wrap;gap:8px;align-items:center;margin-bottom:16px}
.chip{border:1px solid var(--line);background:var(--panel);border-radius:99px;padding:6px 12px;cursor:pointer;font-size:13px;color:var(--muted)}
.chip.on{border-color:var(--gold);color:var(--gold2)}
.search{flex:1;min-width:200px;background:var(--panel);border:1px solid var(--line);border-radius:10px;padding:9px 12px}

/* cards */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:14px}
.card{background:var(--panel);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;cursor:pointer;transition:transform .15s,border-color .15s}
.card:hover{transform:translateY(-2px);border-color:#3a414c}
.card .img{height:150px;background:#20242b center/cover no-repeat;display:grid;place-items:center;color:#4a505a;font-size:13px}
.card .body{padding:14px 16px}
.card .addr{font-weight:600;font-size:16px}
.card .city{color:var(--muted);font-size:13px}
.card .row{display:flex;justify-content:space-between;margin-top:10px;font-size:13px;color:var(--muted)}
.pill{display:inline-block;padding:2px 9px;border-radius:99px;font-size:11px;font-weight:600;letter-spacing:.4px;text-transform:uppercase;background:#232832;color:var(--muted)}
.pill.construction{background:#2b2414;color:var(--amber)}
.pill.permitting,.pill.design{background:#16223a;color:var(--blue)}
.pill.listed,.pill.in_escrow{background:#13281f;color:var(--green)}
.pill.sold{background:#2a2414;color:var(--gold2)}
.pill.acquiring,.pill.acquired,.pill.pipeline{background:#25202f;color:#b392f0}
.pill.hold{background:#2c1818;color:var(--red)}
.tags{display:flex;gap:6px;margin-top:8px;flex-wrap:wrap}

/* detail */
.back{color:var(--muted);cursor:pointer;display:inline-block;margin-bottom:12px}
.head{display:flex;justify-content:space-between;gap:16px;align-items:flex-start;flex-wrap:wrap}
.tabs{display:flex;gap:4px;border-bottom:1px solid var(--line);margin:22px 0 18px;overflow-x:auto}
.tab{padding:10px 14px;cursor:pointer;color:var(--muted);border-bottom:2px solid transparent;white-space:nowrap}
.tab.on{color:var(--gold2);border-color:var(--gold)}
.panel{background:var(--panel);border:1px solid var(--line);border-radius:var(--r);padding:18px}
.fields{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:12px}
label.f{display:flex;flex-direction:column;gap:4px;font-size:12px;color:var(--muted);text-transform:uppercase;letter-spacing:.6px}
label.f input,label.f select,label.f textarea{background:var(--panel2);border:1px solid var(--line);border-radius:9px;padding:9px 10px;text-transform:none;letter-spacing:0;font-size:14px;color:var(--text)}
label.f textarea{min-height:90px;resize:vertical}
.actions{display:flex;gap:8px;justify-content:flex-end;margin-top:14px}
table{width:100%;border-collapse:collapse;font-size:14px}
th{text-align:left;color:var(--muted);font-weight:500;font-size:12px;text-transform:uppercase;letter-spacing:.6px;padding:8px;border-bottom:1px solid var(--line)}
td{padding:9px 8px;border-bottom:1px solid var(--line)}
td.num,th.num{text-align:right;font-variant-numeric:tabular-nums}
.addrow{display:grid;gap:8px;grid-template-columns:repeat(auto-fit,minmax(120px,1fr));margin-top:12px}
.addrow input,.addrow select{background:var(--panel2);border:1px solid var(--line);border-radius:9px;padding:8px 10px}
.bar-meter{height:8px;background:#232832;border-radius:99px;overflow:hidden;margin-top:8px}
.bar-meter i{display:block;height:100%;background:linear-gradient(90deg,var(--gold),var(--gold2))}
.bar-meter i.over{background:var(--red)}
.timeline{list-style:none;padding:0;margin:0}
.timeline li{border-left:2px solid var(--line);padding:0 0 16px 16px;position:relative}
.timeline li:before{content:"";position:absolute;left:-6px;top:4px;width:10px;height:10px;border-radius:50%;background:var(--gold)}
.timeline .d{color:var(--muted);font-size:12px}
.photos{display:grid;grid-template-columns:repeat(auto-fill,minmax(180px,1fr));gap:10px}
.photos figure{margin:0;background:var(--panel2);border-radius:10px;overflow:hidden}
.photos img{width:100%;height:140px;object-fit:cover;display:block}
.photos figcaption{padding:6px 8px;font-size:12px;color:var(--muted)}
.empty{color:var(--muted);padding:18px;text-align:center}
.note{color:var(--muted);font-size:13px}
.toast{position:fixed;bottom:20px;left:50%;transform:translateX(-50%);background:var(--panel2);border:1px solid var(--gold);padding:10px 16px;border-radius:10px;z-index:50}

/* login */
.login{min-height:100vh;display:grid;place-items:center;padding:24px}
.login .box{width:100%;max-width:380px;background:var(--panel);border:1px solid var(--line);border-radius:18px;padding:30px}
.login .box b{font-family:"Playfair Display",serif;font-size:28px;color:var(--gold2)}
.login input{width:100%;background:var(--panel2);border:1px solid var(--line);border-radius:10px;padding:11px 12px;margin:16px 0 10px}
.login .btn{width:100%;padding:11px}

@media(max-width:640px){.wrap{padding:16px}.top{padding:12px 16px}h1{font-size:23px}td,th{padding:7px 5px}}