/* =========================================================
   Le Properties — Owner-operator property investor landing styles
   Palette: deep navy + warm gold / cream
   ========================================================= */

:root {
  --navy-950: #0c1524;
  --navy-900: #132033;
  --navy-800: #1a2d45;
  --navy-700: #243b5a;
  --cream-50: #faf7f2;
  --cream-100: #f3ece2;
  --cream-200: #e8dccb;
  --gold-400: #c9a227;
  --gold-500: #b8912a;
  --gold-600: #9a7820;
  --ink: #1c2430;
  --ink-muted: #5a6574;
  --white: #ffffff;
  --shadow-sm: 0 2px 8px rgba(12, 21, 36, 0.06);
  --shadow-md: 0 8px 28px rgba(12, 21, 36, 0.10);
  --shadow-lg: 0 16px 48px rgba(12, 21, 36, 0.14);
  --radius: 12px;
  --radius-sm: 8px;
  --header-h: 72px;
  --font-display: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --font-body: "Source Sans 3", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --max: 1120px;
}

/* Reset / base */
*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + 12px);
}

body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.65;
  color: var(--ink);
  background: var(--cream-50);
  -webkit-font-smoothing: antialiased;
}

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

a {
  color: var(--navy-800);
  text-decoration-thickness: 1px;
  text-underline-offset: 3px;
}

a:hover {
  color: var(--gold-600);
}

h1, h2, h3 {
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.2;
  color: var(--navy-900);
  margin: 0 0 0.6em;
}

h1 { font-size: clamp(2.4rem, 5vw, 3.6rem); letter-spacing: -0.02em; }
h2 { font-size: clamp(1.85rem, 3.5vw, 2.5rem); }
h3 { font-size: 1.35rem; }

p { margin: 0 0 1em; }

ul { margin: 0; padding: 0; list-style: none; }

.skip-link {
  position: absolute;
  left: -9999px;
  top: 0;
  background: var(--navy-900);
  color: var(--white);
  padding: 0.75rem 1rem;
  z-index: 1000;
}

.skip-link:focus {
  left: 1rem;
  top: 1rem;
}

.container {
  width: min(100% - 2rem, var(--max));
  margin-inline: auto;
}

.eyebrow {
  display: inline-block;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold-600);
  margin: 0 0 0.75rem;
}

.section {
  padding: clamp(3.5rem, 8vw, 6rem) 0;
}

.section-header {
  max-width: 36rem;
  margin-bottom: 2.5rem;
}

.section-header--center {
  text-align: center;
  margin-inline: auto;
}

.section-lead {
  color: var(--ink-muted);
  font-size: 1.1rem;
  margin: 0;
}

.fine-print {
  margin-top: 1.5rem;
  font-size: 0.85rem;
  color: var(--ink-muted);
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.5rem;
  padding: 0.85rem 1.5rem;
  font-family: var(--font-body);
  font-size: 0.95rem;
  font-weight: 600;
  line-height: 1.2;
  border-radius: 999px;
  border: 2px solid transparent;
  cursor: pointer;
  text-decoration: none;
  transition: background 0.25s var(--ease), color 0.25s var(--ease), border-color 0.25s var(--ease), transform 0.2s var(--ease), box-shadow 0.25s var(--ease);
}

.btn:hover {
  text-decoration: none;
  transform: translateY(-1px);
}

.btn-primary {
  background: var(--gold-500);
  color: var(--navy-950);
  border-color: var(--gold-500);
  box-shadow: 0 4px 14px rgba(185, 145, 42, 0.35);
}

.btn-primary:hover {
  background: var(--gold-400);
  border-color: var(--gold-400);
  color: var(--navy-950);
}

.btn-secondary {
  background: var(--navy-900);
  color: var(--cream-50);
  border-color: var(--navy-900);
}

.btn-secondary:hover {
  background: var(--navy-800);
  color: var(--white);
}

.btn-ghost {
  background: transparent;
  color: var(--cream-50);
  border-color: rgba(250, 247, 242, 0.45);
}

.btn-ghost:hover {
  background: rgba(250, 247, 242, 0.1);
  border-color: var(--cream-50);
  color: var(--cream-50);
}

.btn-block {
  width: 100%;
}

.text-link {
  font-weight: 600;
  color: var(--navy-800);
  text-decoration: none;
  border-bottom: 1px solid var(--gold-500);
  padding-bottom: 2px;
}

.text-link:hover {
  color: var(--gold-600);
}

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  height: var(--header-h);
  background: rgba(250, 247, 242, 0.92);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(26, 45, 69, 0.08);
  transition: box-shadow 0.3s var(--ease);
}

.site-header.is-scrolled {
  box-shadow: var(--shadow-sm);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: var(--header-h);
}

.logo {
  display: flex;
  align-items: center;
  gap: 0.65rem;
  text-decoration: none;
  color: var(--navy-900);
}

.logo:hover {
  color: var(--navy-900);
}

.logo-mark {
  display: grid;
  place-items: center;
  width: 2.25rem;
  height: 2.25rem;
  border-radius: 50%;
  background: var(--navy-900);
  color: var(--gold-400);
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 1.15rem;
}

.logo-mark--sm {
  width: 2rem;
  height: 2rem;
  font-size: 1rem;
}

.logo-text {
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-weight: 600;
  letter-spacing: 0.01em;
}

.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 2.5rem;
  height: 2.5rem;
  padding: 0;
  border: none;
  background: transparent;
  cursor: pointer;
}

.nav-toggle-bar {
  display: block;
  width: 22px;
  height: 2px;
  background: var(--navy-900);
  border-radius: 1px;
  transition: transform 0.25s var(--ease), opacity 0.2s;
}

.nav-toggle[aria-expanded="true"] .nav-toggle-bar:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}

.nav-toggle[aria-expanded="true"] .nav-toggle-bar:nth-child(2) {
  opacity: 0;
}

.nav-toggle[aria-expanded="true"] .nav-toggle-bar:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

.primary-nav ul {
  display: flex;
  align-items: center;
  gap: 0.25rem;
}

.primary-nav a {
  display: block;
  padding: 0.5rem 0.9rem;
  font-weight: 500;
  font-size: 0.95rem;
  color: var(--navy-800);
  text-decoration: none;
  border-radius: 999px;
  transition: background 0.2s, color 0.2s;
}

.primary-nav a:hover {
  background: var(--cream-100);
  color: var(--navy-950);
}

.primary-nav .nav-cta {
  background: var(--navy-900);
  color: var(--cream-50);
  margin-left: 0.35rem;
}

.primary-nav .nav-cta:hover {
  background: var(--navy-800);
  color: var(--white);
}

/* Hero */
.hero {
  position: relative;
  min-height: clamp(28rem, 78vh, 40rem);
  display: flex;
  align-items: center;
  background:
    linear-gradient(145deg, var(--navy-950) 0%, var(--navy-800) 55%, #2a4260 100%);
  color: var(--cream-50);
  overflow: hidden;
}

.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse 80% 60% at 85% 20%, rgba(201, 162, 39, 0.18), transparent 55%),
    radial-gradient(ellipse 50% 40% at 10% 90%, rgba(232, 220, 203, 0.08), transparent 50%);
  pointer-events: none;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background-image:
    repeating-linear-gradient(
      -12deg,
      transparent,
      transparent 40px,
      rgba(250, 247, 242, 0.015) 40px,
      rgba(250, 247, 242, 0.015) 41px
    );
  pointer-events: none;
}

.hero-content {
  position: relative;
  z-index: 1;
  padding-block: 4rem;
  max-width: 40rem;
}

.hero .eyebrow {
  color: var(--gold-400);
}

.hero h1 {
  color: var(--cream-50);
  margin-bottom: 1rem;
}

.hero-lead {
  font-size: 1.15rem;
  color: rgba(250, 247, 242, 0.82);
  max-width: 32rem;
  margin-bottom: 2rem;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem;
}

/* About */
.about {
  background: var(--white);
}

.about-grid {
  display: grid;
  gap: 2.5rem;
  align-items: center;
}

.about-visual {
  position: relative;
  max-width: 22rem;
  margin-inline: auto;
}

.about-photo {
  aspect-ratio: 4 / 5;
  border-radius: var(--radius);
  background:
    linear-gradient(160deg, var(--navy-700), var(--navy-900));
  display: grid;
  place-items: center;
  box-shadow: var(--shadow-md);
  border: 4px solid var(--cream-100);
}

.about-photo-initials {
  font-family: var(--font-display);
  font-size: 4rem;
  font-weight: 600;
  color: var(--gold-400);
  letter-spacing: 0.05em;
}

.about-badge {
  position: absolute;
  bottom: 1.25rem;
  left: 50%;
  transform: translateX(-50%);
  width: max-content;
  max-width: calc(100% - 2rem);
  background: var(--white);
  padding: 0.75rem 1.15rem;
  border-radius: var(--radius-sm);
  box-shadow: var(--shadow-md);
  text-align: center;
  border-left: 3px solid var(--gold-500);
}

.about-badge strong {
  display: block;
  font-size: 0.9rem;
  color: var(--navy-900);
}

.about-badge span {
  font-size: 0.8rem;
  color: var(--ink-muted);
}

.about-copy p {
  color: var(--ink-muted);
}

.about-copy strong {
  color: var(--ink);
}

.team-section {
  margin-top: clamp(3.5rem, 8vw, 5.5rem);
  padding-top: clamp(2.25rem, 5vw, 3.5rem);
  border-top: 1px solid var(--cream-200);
}

.team-section .section-header {
  margin-bottom: 1.75rem;
}

.team-grid {
  display: grid;
  gap: 1.25rem;
}

.team-card {
  display: flex;
  flex-direction: column;
  overflow: hidden;
  background: var(--cream-50);
  border: 1px solid var(--cream-200);
  border-radius: var(--radius);
  box-shadow: var(--shadow-sm);
  transition: transform 0.3s var(--ease), box-shadow 0.3s var(--ease), border-color 0.25s;
}

.team-card:hover {
  transform: translateY(-4px);
  border-color: rgba(185, 145, 42, 0.45);
  box-shadow: var(--shadow-md);
}

.team-card__image {
  aspect-ratio: 3 / 4;
  overflow: hidden;
  background: var(--navy-900);
}

.team-card__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
}

.team-card__body {
  display: flex;
  flex: 1;
  flex-direction: column;
  padding: 1.25rem 1.35rem 1.4rem;
}

.team-card__role {
  margin: 0 0 0.3rem;
  color: var(--gold-600);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  line-height: 1.3;
  text-transform: uppercase;
}

.team-card h3 {
  margin-bottom: 0.45rem;
}

.team-card__body > p:last-child {
  margin: 0;
  color: var(--ink-muted);
  font-size: 0.95rem;
  line-height: 1.55;
}

.partners-section {
  margin-top: clamp(3rem, 7vw, 4.5rem);
  padding-top: clamp(2.25rem, 5vw, 3.5rem);
  border-top: 1px solid var(--cream-200);
}

.partners-section .section-header {
  margin-bottom: 1.75rem;
}

.partners-card {
  max-width: 48rem;
  overflow: hidden;
  background: var(--cream-50);
  border: 1px solid var(--cream-200);
  border-radius: var(--radius);
  box-shadow: var(--shadow-sm);
}

.partners-card__image {
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: var(--navy-900);
}

.partners-card__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center center;
}

.partners-card__body {
  padding: 1.25rem 1.35rem 1.4rem;
}

.partners-card__body p:last-child {
  margin: 0;
  color: var(--ink-muted);
  font-size: 0.95rem;
  line-height: 1.55;
}

.mission-block {
  margin: 1.75rem 0 2rem;
  padding: 1.35rem 1.4rem 1.5rem;
  background: var(--cream-50);
  border: 1px solid var(--cream-200);
  border-left: 4px solid var(--gold-500);
  border-radius: var(--radius-sm);
}

.mission-block .eyebrow {
  margin-bottom: 0.45rem;
}

.mission-statement {
  margin: 0;
  color: var(--navy-900);
  font-family: var(--font-display);
  font-size: clamp(1.35rem, 2.5vw, 1.7rem);
  font-weight: 600;
  line-height: 1.3;
}

.mission-details {
  display: grid;
  gap: 1.25rem;
  margin-top: 1.35rem;
  padding-top: 1.15rem;
  border-top: 1px solid var(--cream-200);
}

.mission-details h3 {
  margin-bottom: 0.45rem;
  font-family: var(--font-body);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-600);
}

.mission-details p {
  margin: 0;
  font-size: 0.95rem;
}

.values-list {
  display: grid;
  gap: 0.35rem;
}

.values-list li {
  position: relative;
  padding-left: 1rem;
  color: var(--ink);
  font-size: 0.95rem;
}

.values-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.65em;
  width: 0.4rem;
  height: 0.4rem;
  border-radius: 50%;
  background: var(--gold-500);
}

.about-highlights {
  margin: 1.5rem 0 2rem;
  display: grid;
  gap: 0.65rem;
}

.about-highlights li {
  position: relative;
  padding-left: 1.4rem;
  color: var(--ink);
  font-weight: 500;
}

.about-highlights li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.55em;
  width: 0.55rem;
  height: 0.55rem;
  border-radius: 50%;
  background: var(--gold-500);
}

/* Properties */
.properties {
  background: var(--cream-100);
}

.property-grid {
  display: grid;
  gap: 1.75rem;
}

.property-card {
  background: var(--white);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  border: 1px solid rgba(26, 45, 69, 0.06);
  transition: transform 0.3s var(--ease), box-shadow 0.3s var(--ease);
}

.property-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-md);
}

.property-image {
  position: relative;
  aspect-ratio: 16 / 10;
  background: var(--navy-800);
}

.property-image--rental {
  background:
    linear-gradient(135deg, rgba(12, 21, 36, 0.35), rgba(12, 21, 36, 0.15)),
    linear-gradient(160deg, #3d5a7a 0%, #1a2d45 50%, #0c1524 100%);
}

.property-image--rental::after {
  content: "⌂";
  position: absolute;
  inset: 0;
  display: grid;
  place-items: center;
  font-size: 3.5rem;
  color: rgba(250, 247, 242, 0.25);
  font-family: var(--font-display);
}

.property-image--develop {
  background:
    linear-gradient(135deg, rgba(12, 21, 36, 0.4), rgba(12, 21, 36, 0.2)),
    linear-gradient(200deg, #6b5a3e 0%, #3d3428 40%, #1a2d45 100%);
}

.property-image--develop::after {
  content: "◇";
  position: absolute;
  inset: 0;
  display: grid;
  place-items: center;
  font-size: 3.5rem;
  color: rgba(201, 162, 39, 0.35);
  font-family: var(--font-display);
}

.property-status {
  position: absolute;
  top: 1rem;
  left: 1rem;
  z-index: 1;
  padding: 0.35rem 0.75rem;
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  border-radius: 999px;
}

.status-active {
  background: var(--cream-50);
  color: var(--navy-900);
}

.status-opportunity {
  background: var(--gold-500);
  color: var(--navy-950);
}

.property-body {
  padding: 1.5rem 1.5rem 1.75rem;
}

.property-body h3 {
  margin-bottom: 0.25rem;
}

.property-meta {
  font-size: 0.9rem;
  color: var(--gold-600);
  font-weight: 600;
  margin-bottom: 0.85rem;
}

.property-body > p {
  color: var(--ink-muted);
  font-size: 0.98rem;
}

.property-specs {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1.25rem;
  margin: 1.25rem 0 1.35rem;
  padding-top: 1rem;
  border-top: 1px solid var(--cream-200);
}

.property-specs li {
  font-weight: 600;
  color: var(--navy-900);
  font-size: 0.95rem;
}

.property-specs span {
  display: block;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink-muted);
  margin-bottom: 0.15rem;
}

/* Services */
.services {
  background: var(--white);
}

.services-grid {
  display: grid;
  gap: 1.25rem;
}

.service-card {
  padding: 1.75rem 1.5rem;
  background: var(--cream-50);
  border-radius: var(--radius);
  border: 1px solid var(--cream-200);
  transition: border-color 0.25s, box-shadow 0.25s var(--ease);
}

.service-card:hover {
  border-color: rgba(185, 145, 42, 0.45);
  box-shadow: var(--shadow-sm);
}

.service-icon {
  display: grid;
  place-items: center;
  width: 2.75rem;
  height: 2.75rem;
  margin-bottom: 1rem;
  border-radius: 50%;
  background: var(--navy-900);
  color: var(--gold-400);
  font-size: 1.1rem;
}

.service-card h3 {
  margin-bottom: 0.5rem;
}

.service-card p {
  margin: 0;
  color: var(--ink-muted);
  font-size: 0.98rem;
}

/* Contact */
.contact {
  background:
    linear-gradient(180deg, var(--cream-100) 0%, var(--cream-50) 100%);
}

.contact-grid {
  display: grid;
  gap: 2.5rem;
}

.contact-info p {
  color: var(--ink-muted);
}

.contact-details {
  margin-top: 1.75rem;
  display: grid;
  gap: 1.15rem;
}

.contact-label {
  display: block;
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-600);
  margin-bottom: 0.2rem;
}

.contact-details a {
  font-weight: 600;
  text-decoration: none;
  color: var(--navy-900);
}

.contact-details a:hover {
  color: var(--gold-600);
}

.contact-form {
  background: var(--white);
  padding: 1.75rem;
  border-radius: var(--radius);
  box-shadow: var(--shadow-md);
  border: 1px solid rgba(26, 45, 69, 0.06);
}

.form-row {
  margin-bottom: 1.15rem;
}

.form-row label {
  display: block;
  font-size: 0.85rem;
  font-weight: 600;
  color: var(--navy-900);
  margin-bottom: 0.4rem;
}

.optional {
  font-weight: 400;
  color: var(--ink-muted);
}

.form-row input,
.form-row select,
.form-row textarea {
  width: 100%;
  padding: 0.75rem 0.9rem;
  font-family: var(--font-body);
  font-size: 1rem;
  color: var(--ink);
  background: var(--cream-50);
  border: 1px solid var(--cream-200);
  border-radius: var(--radius-sm);
  transition: border-color 0.2s, box-shadow 0.2s;
}

.form-row input:focus,
.form-row select:focus,
.form-row textarea:focus {
  outline: none;
  border-color: var(--gold-500);
  box-shadow: 0 0 0 3px rgba(201, 162, 39, 0.2);
  background: var(--white);
}

.form-row textarea {
  resize: vertical;
  min-height: 6rem;
}

.form-row-checkbox {
  margin-top: -0.15rem;
}

.checkbox-label {
  display: inline-flex !important;
  align-items: center;
  gap: 0.6rem;
  cursor: pointer;
  margin-bottom: 0 !important;
}

.form-row input[type="checkbox"] {
  width: 1.15rem;
  height: 1.15rem;
  padding: 0;
  accent-color: var(--gold-600);
  flex: 0 0 auto;
}

.conditional-field {
  margin-top: 0.55rem;
}

.form-section-note {
  margin: 1.25rem 0 0.35rem;
  font-size: 0.82rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--gold-600);
}

.form-note {
  margin: 1rem 0 0;
  font-size: 0.95rem;
  font-weight: 500;
  min-height: 1.4em;
}

.form-note.is-success {
  color: #2d6a4f;
}

.form-note.is-error {
  color: #9b2226;
}

.form-disclaimer {
  margin: 0.75rem 0 0;
  font-size: 0.8rem;
  color: var(--ink-muted);
}

.form-row input.is-invalid,
.form-row select.is-invalid,
.form-row textarea.is-invalid {
  border-color: #c1121f;
}

/* Footer */
.site-footer {
  background: var(--navy-950);
  color: rgba(250, 247, 242, 0.75);
  padding: 3rem 0 2rem;
}

.footer-inner {
  display: grid;
  gap: 1.75rem;
}

.footer-brand {
  display: flex;
  align-items: center;
  gap: 0.75rem;
}

.footer-brand strong {
  display: block;
  color: var(--cream-50);
  font-family: var(--font-display);
  font-size: 1.25rem;
  font-weight: 600;
}

.footer-brand p {
  margin: 0;
  font-size: 0.85rem;
}

.footer-nav {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1.25rem;
}

.footer-nav a {
  color: rgba(250, 247, 242, 0.7);
  text-decoration: none;
  font-size: 0.9rem;
}

.footer-nav a:hover {
  color: var(--gold-400);
}

.footer-disclaimer {
  font-size: 0.8rem;
  line-height: 1.55;
  max-width: 48rem;
  margin: 0;
  padding-top: 1rem;
  border-top: 1px solid rgba(250, 247, 242, 0.12);
}

.footer-disclaimer strong {
  color: var(--gold-400);
}

.footer-copy {
  margin: 0;
  font-size: 0.8rem;
  color: rgba(250, 247, 242, 0.45);
}

/* Responsive */
@media (min-width: 640px) {
  .property-grid {
    grid-template-columns: 1fr 1fr;
  }

  .services-grid {
    grid-template-columns: 1fr 1fr;
  }
}

@media (min-width: 640px) {
  .mission-details {
    grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  }

  .team-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
    max-width: 54rem;
  }
}

@media (min-width: 900px) {
  .about-grid {
    grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
    gap: 4rem;
  }

  .about-visual {
    margin-inline: 0;
    max-width: none;
  }

  .team-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
    max-width: 54rem;
  }

  .services-grid {
    grid-template-columns: repeat(4, 1fr);
  }

  .contact-grid {
    grid-template-columns: 1fr 1.15fr;
    gap: 3.5rem;
    align-items: start;
  }

  .contact-form {
    padding: 2rem;
  }

  .footer-inner {
    grid-template-columns: auto 1fr;
  }

  .footer-nav {
    justify-content: flex-end;
    align-items: center;
  }

  .footer-disclaimer,
  .footer-copy {
    grid-column: 1 / -1;
  }
}

@media (max-width: 767px) {
  .nav-toggle {
    display: flex;
  }

  .primary-nav {
    position: absolute;
    top: var(--header-h);
    left: 0;
    right: 0;
    background: var(--cream-50);
    border-bottom: 1px solid rgba(26, 45, 69, 0.1);
    box-shadow: var(--shadow-md);
    padding: 0.75rem 1rem 1.25rem;
    max-height: 0;
    overflow: hidden;
    opacity: 0;
    visibility: hidden;
    transition: max-height 0.35s var(--ease), opacity 0.25s, visibility 0.25s;
  }

  .primary-nav.is-open {
    max-height: 80vh;
    opacity: 1;
    visibility: visible;
  }

  .primary-nav ul {
    flex-direction: column;
    align-items: stretch;
    gap: 0.25rem;
  }

  .primary-nav a {
    padding: 0.85rem 1rem;
  }

  .primary-nav .nav-cta {
    margin-left: 0;
    text-align: center;
    margin-top: 0.35rem;
  }

  .hero-actions {
    flex-direction: column;
    align-items: stretch;
  }

  .hero-actions .btn {
    width: 100%;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    transition-duration: 0.01ms !important;
    animation-duration: 0.01ms !important;
  }
}


/* Services: 3-column variant */
.services-grid--three {
  grid-template-columns: 1fr;
}

@media (min-width: 640px) {
  .services-grid--three {
    grid-template-columns: 1fr 1fr;
  }
}

@media (min-width: 900px) {
  .services-grid--three {
    grid-template-columns: repeat(3, 1fr);
  }
}

/* Small / danger buttons */
.btn-sm {
  padding: 0.55rem 1rem;
  font-size: 0.85rem;
}

.btn-danger {
  background: transparent;
  color: #9b2226;
  border-color: rgba(155, 34, 38, 0.45);
}

.btn-danger:hover {
  background: #9b2226;
  color: var(--white);
  border-color: #9b2226;
}

.visually-hidden {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

/* Hours tracker */
.hours-hero {
  background: var(--white);
  padding-bottom: 2rem;
}

.hours-intro {
  max-width: 40rem;
  margin-bottom: 2rem;
}

.hours-progress-card {
  background: var(--cream-50);
  border: 1px solid var(--cream-200);
  border-radius: var(--radius);
  padding: 1.5rem 1.75rem;
  box-shadow: var(--shadow-sm);
  max-width: 40rem;
}

.hours-progress-header {
  display: flex;
  flex-wrap: wrap;
  align-items: flex-end;
  justify-content: space-between;
  gap: 0.75rem 1.5rem;
  margin-bottom: 1rem;
}

.hours-progress-label {
  margin: 0 0 0.25rem;
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-600);
}

.hours-total {
  margin: 0;
  font-family: var(--font-display);
  font-size: 2.25rem;
  font-weight: 600;
  color: var(--navy-900);
  line-height: 1.1;
}

.hours-total-unit {
  font-size: 1.1rem;
  color: var(--ink-muted);
  font-weight: 500;
  font-family: var(--font-body);
}

.hours-remaining {
  margin: 0;
  font-size: 0.95rem;
  font-weight: 600;
  color: var(--ink-muted);
}

.progress-bar {
  height: 0.75rem;
  background: var(--cream-200);
  border-radius: 999px;
  overflow: hidden;
}

.progress-bar-fill {
  height: 100%;
  width: 0%;
  background: linear-gradient(90deg, var(--gold-600), var(--gold-400));
  border-radius: 999px;
  transition: width 0.4s var(--ease);
  min-width: 0;
}

.hours-percent {
  margin: 0.65rem 0 0;
  font-size: 0.85rem;
  color: var(--ink-muted);
  font-weight: 500;
}

.hours-main {
  background: var(--cream-100);
  padding-top: 2.5rem;
}

.hours-layout {
  display: grid;
  gap: 2rem;
  margin-bottom: 2rem;
}

.hours-form-panel h2,
.hours-list-header h2 {
  margin-bottom: 1rem;
  font-size: 1.5rem;
}

.hours-list-header {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 0.75rem;
  margin-bottom: 1rem;
}

.hours-list-header h2 {
  margin: 0;
}

.hours-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
}

.hours-list-panel {
  background: var(--white);
  border-radius: var(--radius);
  padding: 1.5rem;
  border: 1px solid rgba(26, 45, 69, 0.06);
  box-shadow: var(--shadow-sm);
  min-width: 0;
}

.hours-empty {
  margin: 0;
  color: var(--ink-muted);
  font-size: 0.98rem;
}

.hours-table-wrap {
  overflow-x: auto;
  -webkit-overflow-scrolling: touch;
}

.hours-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.92rem;
}

.hours-table th,
.hours-table td {
  text-align: left;
  padding: 0.75rem 0.65rem;
  border-bottom: 1px solid var(--cream-200);
  vertical-align: top;
}

.hours-table th {
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink-muted);
  white-space: nowrap;
}

.hours-table td:nth-child(6) {
  font-weight: 600;
  color: var(--navy-900);
  white-space: nowrap;
}

.btn-delete {
  background: none;
  border: none;
  color: #9b2226;
  font-family: var(--font-body);
  font-size: 0.85rem;
  font-weight: 600;
  cursor: pointer;
  padding: 0.25rem 0.35rem;
  text-decoration: underline;
  text-underline-offset: 2px;
}

.btn-delete:hover {
  color: #6a040f;
}

.hours-disclaimer {
  font-size: 0.85rem;
  line-height: 1.55;
  color: var(--ink-muted);
  max-width: 48rem;
  margin: 0;
  padding: 1.25rem 1.35rem;
  background: var(--white);
  border-radius: var(--radius-sm);
  border-left: 3px solid var(--gold-500);
}

.hours-disclaimer strong {
  color: var(--navy-900);
}

.primary-nav a[aria-current="page"] {
  background: var(--cream-100);
  color: var(--navy-950);
  font-weight: 600;
}

@media (min-width: 900px) {
  .hours-layout {
    grid-template-columns: minmax(0, 0.95fr) minmax(0, 1.25fr);
    align-items: start;
    gap: 2.5rem;
  }
}

@media (max-width: 639px) {
  .hours-table thead {
    position: absolute;
    width: 1px;
    height: 1px;
    padding: 0;
    margin: -1px;
    overflow: hidden;
    clip: rect(0, 0, 0, 0);
    white-space: nowrap;
    border: 0;
  }

  .hours-table,
  .hours-table tbody,
  .hours-table tr,
  .hours-table td {
    display: block;
  }

  .hours-table tr {
    margin-bottom: 1rem;
    padding: 0.35rem 0.85rem;
    border: 1px solid var(--cream-200);
    border-radius: var(--radius-sm);
    background: var(--cream-50);
  }

  .hours-table tr:last-child {
    margin-bottom: 0;
  }

  .hours-table td {
    display: grid;
    grid-template-columns: minmax(6.5rem, 34%) 1fr;
    gap: 0.75rem;
    padding: 0.65rem 0;
    border-bottom: 1px solid var(--cream-200);
    overflow-wrap: anywhere;
  }

  .hours-table td::before {
    content: attr(data-label);
    font-size: 0.7rem;
    font-weight: 700;
    letter-spacing: 0.05em;
    text-transform: uppercase;
    color: var(--ink-muted);
  }

  .hours-table td:last-child {
    display: block;
    border-bottom: 0;
    padding-bottom: 0.45rem;
  }

  .hours-actions-cell::before {
    content: none !important;
  }

  .hours-progress-card {
    padding: 1.25rem;
  }

  .hours-list-panel {
    padding: 1.15rem;
  }
}


/* Tenant Zelle payment page */
.pay-hero {
  background: linear-gradient(180deg, var(--white) 0%, var(--cream-50) 100%);
}

.pay-intro {
  max-width: 42rem;
  margin-bottom: 1.75rem;
}

.payment-note {
  max-width: 52rem;
  margin-bottom: 2.25rem;
  padding: 1.15rem 1.35rem;
  color: var(--navy-950);
  background: var(--gold-400);
  border-left: 5px solid var(--navy-900);
  border-radius: var(--radius-sm);
  box-shadow: var(--shadow-sm);
}

.payment-note strong {
  font-size: 1.05rem;
}

.pay-layout {
  display: grid;
  gap: 1.75rem;
  align-items: start;
}

.pay-card,
.payment-reference {
  background: var(--white);
  border: 1px solid rgba(26, 45, 69, 0.08);
  border-radius: var(--radius);
  box-shadow: var(--shadow-sm);
}

.pay-card {
  padding: 1.5rem;
}

.pay-card h2,
.payment-reference h2,
.zelle-recipient h2 {
  font-size: 1.65rem;
  margin-bottom: 1rem;
}

.payment-steps {
  display: grid;
  gap: 1.15rem;
  counter-reset: payment-step;
}

.payment-step {
  display: grid;
  grid-template-columns: 2.25rem 1fr;
  gap: 0.85rem;
  align-items: start;
}

.payment-step-number {
  display: grid;
  place-items: center;
  width: 2.25rem;
  height: 2.25rem;
  border-radius: 50%;
  background: var(--navy-900);
  color: var(--gold-400);
  font-weight: 700;
}

.payment-step strong,
.payment-step span:last-child {
  display: block;
}

.payment-step strong {
  color: var(--navy-900);
  margin-top: 0.1rem;
}

.payment-step div > span {
  color: var(--ink-muted);
  font-size: 0.92rem;
  line-height: 1.45;
}

.pay-sidebar {
  display: grid;
  gap: 1.25rem;
}

.zelle-recipient {
  padding: 1.5rem;
  color: var(--cream-50);
  background: var(--navy-900);
  border-radius: var(--radius);
  box-shadow: var(--shadow-md);
}

.zelle-recipient .eyebrow {
  color: var(--gold-400);
}

.zelle-recipient h2 {
  color: var(--cream-50);
  margin-bottom: 0.7rem;
}

.recipient-name {
  margin: 0;
  color: var(--gold-400);
  font-family: var(--font-display);
  font-size: clamp(1.45rem, 4vw, 2rem);
  font-weight: 700;
  line-height: 1.15;
}

.recipient-contact {
  margin: 0.5rem 0 0;
  color: rgba(250, 247, 242, 0.8);
}

.payment-reference {
  padding: 1.5rem;
}

.payment-reference h2 {
  margin-bottom: 0.35rem;
}

.reference-intro {
  color: var(--ink-muted);
  font-size: 0.92rem;
  line-height: 1.5;
}

.payment-tip {
  margin: 0.25rem 0 0;
  padding: 0.9rem 1rem;
  color: var(--navy-900);
  background: var(--cream-100);
  border-left: 3px solid var(--gold-500);
  font-size: 0.92rem;
}

@media (min-width: 900px) {
  .pay-layout {
    grid-template-columns: minmax(0, 1.1fr) minmax(20rem, 0.9fr);
    gap: 2.5rem;
  }

  .pay-card,
  .payment-reference,
  .zelle-recipient {
    padding: 1.75rem;
  }
}


/* Zelle tap targets (mobile-first) */
.zelle-tap {
  display: inline-block;
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--navy, #1a2744);
  text-decoration: underline;
  text-underline-offset: 0.15em;
  padding: 0.5rem 0;
  word-break: break-all;
}
.zelle-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-top: 1rem;
}
.zelle-actions .btn {
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0.75rem 1.1rem;
  border-radius: 8px;
  font-weight: 600;
  text-decoration: none;
  border: none;
  cursor: pointer;
}
.zelle-actions .btn-primary {
  background: var(--gold, #c4a35a);
  color: var(--navy, #1a2744);
}
.zelle-actions .btn-secondary {
  background: transparent;
  border: 2px solid var(--navy, #1a2744);
  color: var(--navy, #1a2744);
}
.zelle-tap-hint { margin-top: 0.75rem; }


/* Investor partnership page */
.invest-hero {
  background:
    radial-gradient(ellipse 70% 70% at 90% 15%, rgba(201, 162, 39, 0.18), transparent 55%),
    linear-gradient(145deg, var(--navy-950) 0%, var(--navy-800) 62%, #2a4260 100%);
  color: var(--cream-50);
}

.invest-hero .container {
  padding-block: clamp(3.5rem, 8vw, 6rem);
}

.invest-hero h1 {
  max-width: 46rem;
  color: var(--cream-50);
}

.invest-hero .section-lead {
  max-width: 42rem;
  color: rgba(250, 247, 242, 0.82);
}

.mission-panel {
  max-width: 48rem;
  margin-top: 1.75rem;
  padding: 1.25rem 1.4rem 1.35rem;
  border-radius: var(--radius-sm);
}

.mission-panel--dark {
  background: rgba(12, 21, 36, 0.28);
  border: 1px solid rgba(250, 247, 242, 0.18);
  border-left: 4px solid var(--gold-400);
}

.mission-panel--dark .eyebrow {
  color: var(--gold-400);
  margin-bottom: 0.45rem;
}

.mission-panel--dark .mission-statement {
  color: var(--cream-50);
}

.invest-overview {
  background: var(--white);
}

.invest-grid {
  display: grid;
  gap: 1.25rem;
}

.invest-card {
  padding: 1.6rem 1.5rem;
  background: var(--cream-50);
  border: 1px solid var(--cream-200);
  border-radius: var(--radius);
}

.invest-card h3 {
  margin-bottom: 0.45rem;
}

.invest-card p {
  margin: 0;
  color: var(--ink-muted);
}

.invest-card ul {
  display: grid;
  gap: 0.55rem;
  margin-top: 1rem;
}

.invest-card li {
  position: relative;
  padding-left: 1.25rem;
  color: var(--ink-muted);
}

.invest-card li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.65em;
  width: 0.45rem;
  height: 0.45rem;
  border-radius: 50%;
  background: var(--gold-500);
}

.invest-card li strong {
  color: var(--navy-900);
}

.invest-card--wide {
  background: var(--white);
  border-color: rgba(26, 45, 69, 0.1);
}

.invest-deals {
  background: var(--cream-100);
}

.deal-grid {
  display: grid;
  gap: 1.25rem;
}

.deal-card {
  padding: 1.5rem;
  background: var(--white);
  border-radius: var(--radius);
  border-top: 3px solid var(--gold-500);
  box-shadow: var(--shadow-sm);
}

.deal-card h3 {
  margin-bottom: 0.4rem;
}

.deal-card p {
  margin: 0;
  color: var(--ink-muted);
  font-size: 0.98rem;
}

.invest-disclaimer {
  margin-top: 2rem;
  padding: 1.25rem 1.35rem;
  background: var(--white);
  border-left: 4px solid var(--gold-500);
  border-radius: var(--radius-sm);
  color: var(--ink-muted);
  font-size: 0.92rem;
}

.invest-disclaimer strong {
  color: var(--navy-900);
}

.invest-contact {
  background: var(--navy-900);
  color: var(--cream-50);
  text-align: center;
}

.invest-contact h2 {
  color: var(--cream-50);
}

.invest-contact p {
  max-width: 38rem;
  margin-inline: auto;
  color: rgba(250, 247, 242, 0.78);
}

.invest-contact .eyebrow {
  color: var(--gold-400);
}

.investment-callout {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  margin-top: 2rem;
  padding: 1.5rem;
  background: var(--navy-900);
  border-radius: var(--radius);
  color: var(--cream-50);
}

.investment-callout h3 {
  color: var(--cream-50);
  margin-bottom: 0.35rem;
}

.investment-callout p:not(.eyebrow) {
  margin: 0;
  color: rgba(250, 247, 242, 0.78);
}

.investment-callout .eyebrow {
  color: var(--gold-400);
  margin-bottom: 0.4rem;
}

.investment-callout .text-link {
  flex: 0 0 auto;
  color: var(--gold-400);
  border-color: var(--gold-400);
}

@media (min-width: 640px) {
  .invest-grid,
  .deal-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .invest-card--wide {
    grid-column: 1 / -1;
  }
}

@media (min-width: 900px) {
  .invest-grid {
    grid-template-columns: repeat(3, 1fr);
  }

  .invest-card--wide {
    grid-column: 1 / -1;
  }

  .deal-grid {
    grid-template-columns: repeat(3, 1fr);
  }
}

@media (max-width: 639px) {
  .investment-callout {
    align-items: flex-start;
    flex-direction: column;
  }
}


.about-photo--real {
  padding: 0;
  overflow: hidden;
  background: var(--navy-900, #1a2744);
}
.about-photo--real img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
}
.about-photo--real .about-photo-initials { display: none; }


.about-grid--copy-only { grid-template-columns: 1fr; max-width: 52rem; }
.work-gallery-grid {
  display: grid;
  gap: 1.25rem;
  grid-template-columns: 1fr;
}
@media (min-width: 768px) {
  .work-gallery-grid { grid-template-columns: repeat(3, 1fr); }
}
.work-shot {
  margin: 0;
  background: var(--cream-50, #f7f3ea);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: var(--shadow-md, 0 8px 24px rgba(0,0,0,.08));
}
.work-shot img {
  display: block;
  width: 100%;
  aspect-ratio: 16 / 9;
  object-fit: cover;
}
.work-shot figcaption {
  padding: 0.75rem 1rem 1rem;
  font-size: 0.9rem;
  color: var(--navy-900, #1a2744);
}

@media (min-width: 900px) {
  .work-gallery-grid--four { grid-template-columns: repeat(2, 1fr); }
}