/* ==========================================================================
   EDWARDS DEVELOPMENT AND MANAGEMENT SOLUTIONS
   Editorial · Navy / Cream / Brass · Playfair Display + DM Sans
   ========================================================================== */

:root {
  --navy:        #13287a;
  --navy-deep:   #0a1750;
  --navy-darker: #060f3a;
  --navy-soft:   #2a3f8a;
  --paper:       #f7f6f1;
  --cream:       #faf7ee;
  --white:       #ffffff;

  --grey-50:     #f0eee7;
  --grey-100:    #e3e0d6;
  --grey-200:    #cfccc1;
  --grey-400:    #9a978c;
  --grey-600:    #5d5b54;
  --grey-800:    #2a2924;
  --ink:         #0e1118;

  --accent:      #c4a575;
  --accent-deep: #9d8455;

  --serif: 'Playfair Display', 'Times New Roman', Georgia, serif;
  --sans:  'DM Sans', -apple-system, BlinkMacSystemFont, 'Helvetica Neue', sans-serif;

  --maxw: 1440px;
  --gutter: clamp(1.5rem, 5vw, 4rem);

  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --ease-elegant: cubic-bezier(0.65, 0.05, 0.36, 1);
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--sans);
  background: var(--paper);
  color: var(--ink);
  font-size: 16px;
  line-height: 1.55;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  position: relative;
}
body::before {
  content: "";
  position: fixed;
  inset: 0;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='180' height='180'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2' stitchTiles='stitch'/><feColorMatrix values='0 0 0 0 0  0 0 0 0 0  0 0 0 0 0  0 0 0 0.045 0'/></filter><rect width='100%25' height='100%25' filter='url(%23n)'/></svg>");
  pointer-events: none;
  z-index: 1;
  mix-blend-mode: multiply;
  opacity: 0.6;
}
main, header, footer { position: relative; z-index: 2; }

img, svg { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }

.container {
  max-width: var(--maxw);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}

/* ===== Type ===== */
.eyebrow {
  font-family: var(--sans);
  font-size: 0.7rem;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--navy);
  font-weight: 500;
  display: inline-flex;
  align-items: center;
  gap: 0.85rem;
}
.eyebrow::before {
  content: "";
  width: 1.75rem;
  height: 1px;
  background: currentColor;
}

.display {
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(2.8rem, 8vw, 7rem);
  line-height: 0.96;
  letter-spacing: -0.025em;
  color: var(--ink);
}
.display em {
  font-style: italic;
  font-weight: 400;
  color: var(--navy);
}

.section-title {
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(2.2rem, 5vw, 3.6rem);
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin-top: 0.9rem;
  color: var(--ink);
}
.section-title em {
  font-style: italic;
  font-weight: 400;
  color: var(--navy);
}

.section-sub {
  font-size: 1.05rem;
  color: var(--grey-600);
  margin-top: 1.2rem;
  max-width: 56ch;
  line-height: 1.65;
}

.section-head { margin-bottom: clamp(3rem, 6vw, 5rem); }

/* ===== Header ===== */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(247, 246, 241, 0.85);
  backdrop-filter: blur(20px) saturate(180%);
  -webkit-backdrop-filter: blur(20px) saturate(180%);
  border-bottom: 1px solid rgba(0, 0, 0, 0.06);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 1.1rem var(--gutter);
  max-width: var(--maxw);
  margin: 0 auto;
}
.brand { display: flex; align-items: center; gap: 0.8rem; color: var(--navy); }
.brand-mark {
  width: 34px; height: 34px;
  background: var(--navy);
  color: var(--white);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif); font-weight: 700; font-size: 1.4rem;
  flex-shrink: 0;
  letter-spacing: -0.02em;
}
.brand-wordmark {
  font-family: var(--serif);
  font-weight: 700;
  font-size: 1.3rem;
  letter-spacing: 0.05em;
  color: var(--navy);
  line-height: 1;
}
.brand-tagline {
  font-family: var(--sans);
  font-size: 0.62rem;
  letter-spacing: 0.18em;
  color: var(--grey-600);
  text-transform: uppercase;
  font-weight: 500;
  margin-top: 0.25rem;
}
.brand-text { display: flex; flex-direction: column; }

.primary-nav { display: flex; align-items: center; gap: 2.4rem; }
.primary-nav a {
  font-size: 0.88rem;
  font-weight: 400;
  color: var(--grey-800);
  position: relative;
  padding: 0.4rem 0;
  transition: color 0.3s var(--ease);
}
.primary-nav a:hover { color: var(--navy); }
.primary-nav a:not(.nav-cta)::after {
  content: "";
  position: absolute;
  left: 0; bottom: 0;
  width: 0; height: 1px;
  background: var(--navy);
  transition: width 0.4s var(--ease-elegant);
}
.primary-nav a:not(.nav-cta):hover::after { width: 100%; }

.nav-cta {
  background: var(--navy);
  color: var(--white) !important;
  padding: 0.65rem 1.3rem !important;
  font-weight: 500;
  letter-spacing: 0.02em;
  transition: background 0.3s var(--ease);
}
.nav-cta:hover { background: var(--navy-deep); }
.nav-cta::after { display: none; }

/* ===== Hero ===== */
.hero {
  padding: clamp(3.5rem, 8vw, 7rem) 0 clamp(3rem, 6vw, 5rem);
  position: relative;
  overflow: hidden;
}
.hero-grid {
  display: grid;
  grid-template-columns: 1.05fr 1fr;
  gap: clamp(2.5rem, 5vw, 5rem);
  align-items: center;
  max-width: var(--maxw);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
  position: relative;
}
.hero-text { position: relative; z-index: 2; }
.hero-text .eyebrow { margin-bottom: 2.5rem; }
.lede {
  font-size: clamp(1.05rem, 1.4vw, 1.2rem);
  line-height: 1.7;
  color: var(--grey-600);
  max-width: 56ch;
  margin-top: 2rem;
}
.hero-actions {
  margin-top: 2.8rem;
  display: flex;
  gap: 0.8rem;
  flex-wrap: wrap;
}
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  padding: 1rem 1.8rem;
  font-size: 0.85rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  border: 1px solid transparent;
  cursor: pointer;
  transition: all 0.3s var(--ease);
  font-family: var(--sans);
  text-transform: uppercase;
}
.btn-primary { background: var(--navy); color: var(--white); }
.btn-primary:hover { background: var(--navy-deep); transform: translateY(-1px); }
.btn-ghost { border-color: var(--ink); color: var(--ink); background: transparent; }
.btn-ghost:hover { background: var(--ink); color: var(--paper); }
.btn-arrow { display: inline-block; transition: transform 0.3s var(--ease); }
.btn:hover .btn-arrow { transform: translateX(3px); }

.hero-visual {
  position: relative;
  aspect-ratio: 4/5;
  max-height: 620px;
}
.hero-visual svg { width: 100%; height: 100%; }
.hero-photo {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.hero-tag {
  position: absolute;
  top: 8%;
  right: -6%;
  background: var(--paper);
  padding: 1.2rem 1.5rem;
  font-size: 0.72rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  font-weight: 500;
  border-left: 2px solid var(--accent);
  box-shadow: 0 30px 50px -25px rgba(0, 0, 0, 0.2);
  z-index: 3;
}
.hero-tag .accent-label { color: var(--accent-deep); }
.hero-tag strong {
  display: block;
  font-family: var(--serif);
  font-style: italic;
  font-weight: 400;
  font-size: 1.4rem;
  letter-spacing: -0.01em;
  text-transform: none;
  color: var(--navy);
  margin-top: 0.4rem;
}

.hero-watermark {
  position: absolute;
  right: -2vw;
  top: 50%;
  transform: translateY(-50%);
  font-family: var(--serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(8rem, 22vw, 22rem);
  color: var(--navy);
  opacity: 0.04;
  line-height: 1;
  pointer-events: none;
  white-space: nowrap;
  z-index: 0;
}

.hero-meta {
  margin-top: clamp(4rem, 8vw, 6rem);
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  border-top: 1px solid rgba(0, 0, 0, 0.1);
  padding-top: 2.5rem;
}
.hero-meta > div {
  padding: 0 1.5rem;
  border-right: 1px solid rgba(0, 0, 0, 0.08);
}
.hero-meta > div:first-child { padding-left: 0; }
.hero-meta > div:last-child { border-right: none; }
.hero-meta .num {
  display: block;
  font-family: var(--serif);
  font-size: clamp(2.4rem, 4vw, 3.4rem);
  font-weight: 700;
  line-height: 1;
  letter-spacing: -0.03em;
  color: var(--ink);
}
.hero-meta .num sup {
  font-size: 0.5em;
  color: var(--accent-deep);
  font-weight: 400;
  font-style: italic;
  margin-left: 0.1em;
  vertical-align: 0.5em;
}
.hero-meta .lbl {
  display: block;
  margin-top: 0.9rem;
  font-size: 0.7rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--grey-600);
  font-weight: 500;
}

/* ===== Stats band ===== */
.stats-band {
  background: var(--navy-darker);
  color: var(--white);
  padding: clamp(3rem, 5vw, 4.5rem) 0;
  position: relative;
  overflow: hidden;
}
.stats-band::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(transparent 95%, rgba(255, 255, 255, 0.04) 95%),
    linear-gradient(90deg, transparent 95%, rgba(255, 255, 255, 0.04) 95%);
  background-size: 80px 80px;
  pointer-events: none;
}
.stats-band > * { position: relative; }

.categories-band {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 0;
}
.categories-band > div {
  padding: 0 1.4rem;
  border-right: 1px solid rgba(255, 255, 255, 0.12);
  display: flex;
  flex-direction: column;
  gap: 1rem;
}
.categories-band > div:first-child { padding-left: 0; }
.categories-band > div:last-child { border-right: none; }
.cat-num {
  display: block;
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.95rem;
  font-weight: 400;
  color: var(--accent);
  letter-spacing: 0.05em;
}
.cat-label {
  display: block;
  font-family: var(--serif);
  font-size: clamp(1.3rem, 2vw, 1.8rem);
  font-weight: 700;
  letter-spacing: -0.015em;
  line-height: 1.1;
  color: var(--white);
}

/* ===== Portfolio sections ===== */
.portfolio-section {
  margin-bottom: clamp(4rem, 7vw, 7rem);
}
.portfolio-section:last-child { margin-bottom: 0; }

/* Single-family card — different visual treatment */
.portfolio-section.single-family {
  margin-top: clamp(4rem, 7vw, 6rem);
}
.single-family-card {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: clamp(2rem, 4vw, 4rem);
  align-items: center;
  background: var(--cream);
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: clamp(2.5rem, 4vw, 4rem);
  position: relative;
  overflow: hidden;
}
.single-family-card::before {
  content: "✦";
  position: absolute;
  top: 1.5rem;
  right: 1.8rem;
  color: var(--accent);
  font-family: var(--serif);
  font-size: 1.5rem;
  opacity: 0.6;
}
.single-family-text { position: relative; z-index: 1; }
.single-family-text .section-title { margin-top: 0.9rem; }
.single-family-text .section-sub { margin-top: 1.4rem; }
.single-family-actions {
  margin-top: 2rem;
  display: flex;
  gap: 0.7rem;
  flex-wrap: wrap;
}
.single-family-visual { position: relative; }
.single-family-visual svg { width: 100%; height: auto; }

/* Storage card variant */
.property-card.storage-card .property-image { background: var(--navy-darker); }

/* ===== Portfolio ===== */
.portfolio {
  padding: clamp(5rem, 9vw, 9rem) 0;
  background: var(--paper);
  position: relative;
}
.portfolio-head {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 2rem;
  align-items: end;
  margin-bottom: clamp(3rem, 5vw, 4.5rem);
}
.portfolio-head .meta {
  text-align: right;
  font-family: var(--serif);
  font-style: italic;
  font-size: 1rem;
  color: var(--grey-600);
  border-bottom: 1px solid var(--grey-200);
  padding-bottom: 0.6rem;
  min-width: 180px;
}
.portfolio-head .meta strong {
  display: block;
  font-style: normal;
  font-weight: 400;
  color: var(--ink);
  font-family: var(--sans);
  font-size: 0.7rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  margin-bottom: 0.3rem;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(330px, 1fr));
  gap: clamp(2.2rem, 3vw, 3rem) clamp(1.5rem, 2.2vw, 2rem);
}
.property-card {
  display: block;
  position: relative;
  transition: transform 0.5s var(--ease-elegant);
}
.property-card:hover { transform: translateY(-6px); }
.property-image {
  aspect-ratio: 4/5;
  overflow: hidden;
  background: var(--navy);
  position: relative;
}
.property-image svg {
  width: 100%;
  height: 100%;
  transition: transform 0.8s var(--ease-elegant);
}
.property-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.8s var(--ease-elegant);
}
.property-card:hover .property-image svg,
.property-card:hover .property-image img { transform: scale(1.05); }
.property-index {
  position: absolute;
  top: 1.2rem;
  left: 1.2rem;
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.95rem;
  color: var(--white);
  z-index: 2;
  background: rgba(6, 15, 58, 0.5);
  padding: 0.3rem 0.7rem;
  backdrop-filter: blur(8px);
  letter-spacing: 0.04em;
}
.property-info { padding: 1.4rem 0 0; }
.property-meta-row {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 1rem;
  margin-bottom: 0.5rem;
}
.property-type {
  font-size: 0.68rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--grey-600);
  font-weight: 500;
}
.property-status {
  font-size: 0.66rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 500;
  font-family: var(--sans);
}
.property-status.now { color: var(--navy); }
.property-status.preleasing { color: var(--accent-deep); }
.property-status.waitlist { color: var(--grey-400); }

.property-name {
  font-family: var(--serif);
  font-size: 1.7rem;
  font-weight: 700;
  letter-spacing: -0.02em;
  margin-top: 0.2rem;
  line-height: 1.1;
  color: var(--ink);
}
.property-loc {
  margin-top: 0.4rem;
  color: var(--grey-600);
  font-size: 0.95rem;
  font-family: var(--serif);
  font-style: italic;
}

/* ===== Approach ===== */
.approach {
  background: var(--navy-darker);
  color: var(--white);
  padding: clamp(5rem, 10vw, 9rem) 0;
  position: relative;
  overflow: hidden;
}
.approach::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    radial-gradient(circle at 15% 20%, rgba(196, 165, 117, 0.08) 0%, transparent 50%),
    radial-gradient(circle at 85% 80%, rgba(42, 63, 138, 0.4) 0%, transparent 50%);
  pointer-events: none;
}
.approach > * { position: relative; }
.approach .eyebrow { color: var(--accent); }
.approach .section-title { color: var(--white); }
.approach .section-title em { color: var(--accent); }

.approach-inner {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(3rem, 6vw, 8rem);
  align-items: start;
  margin-top: clamp(2rem, 4vw, 3rem);
}
.approach-text p {
  margin-top: 1.5rem;
  font-size: 1rem;
  color: rgba(255, 255, 255, 0.78);
  max-width: 44ch;
  line-height: 1.75;
}
.approach-text p.lead-quote {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.3rem;
  font-weight: 400;
  color: var(--white);
  line-height: 1.45;
  border-left: 2px solid var(--accent);
  padding-left: 1.2rem;
  margin-top: 2.5rem;
}
.approach-pillars {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem 2.5rem;
}
.pillar { position: relative; }
.pillar:nth-child(2),
.pillar:nth-child(4) { transform: translateY(2.5rem); }
.pillar-num {
  font-family: var(--serif);
  font-size: 0.85rem;
  font-style: italic;
  color: var(--accent);
  font-weight: 400;
  display: block;
  margin-bottom: 0.6rem;
  letter-spacing: 0.05em;
}
.pillar-num::before { content: "— "; }
.pillar h3 {
  font-family: var(--serif);
  font-weight: 700;
  font-size: 1.4rem;
  letter-spacing: -0.015em;
  color: var(--white);
  line-height: 1.2;
}
.pillar p {
  margin-top: 0.9rem;
  font-size: 0.94rem;
  color: rgba(255, 255, 255, 0.7);
  line-height: 1.7;
}
.approach-ornament {
  display: block;
  font-family: var(--serif);
  font-size: 1.5rem;
  color: var(--accent);
  margin: 0 0 2rem;
  letter-spacing: 0.5em;
}

/* ===== About ===== */
.about {
  padding: clamp(5rem, 10vw, 9rem) 0;
  background: var(--paper);
  position: relative;
  overflow: hidden;
}
.about::before {
  content: "ABOUT";
  position: absolute;
  bottom: -3rem;
  right: -2vw;
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(10rem, 25vw, 26rem);
  color: var(--navy);
  opacity: 0.025;
  line-height: 0.8;
  letter-spacing: -0.05em;
  pointer-events: none;
}
.about > * { position: relative; }
.about-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: clamp(2.5rem, 4vw, 4rem);
  margin-top: clamp(2rem, 4vw, 3rem);
}
.about-feature {
  background: var(--cream);
  padding: clamp(2rem, 3vw, 2.8rem);
  border: 1px solid rgba(0, 0, 0, 0.06);
}
.about-feature .eyebrow {
  color: var(--accent-deep);
  margin-bottom: 1.5rem;
}
.about-feature h3 {
  font-family: var(--serif);
  font-size: clamp(1.4rem, 2vw, 1.8rem);
  font-weight: 700;
  letter-spacing: -0.015em;
  line-height: 1.2;
  color: var(--ink);
}
.about-feature p {
  margin-top: 1.2rem;
  color: var(--grey-600);
  font-size: 0.96rem;
  line-height: 1.7;
}
.about-block {
  border-top: 1px solid var(--grey-200);
  padding-top: 1.8rem;
}
.about-block .num-tag {
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.95rem;
  color: var(--navy);
  margin-bottom: 1.2rem;
  display: block;
}
.about-block h3 {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 700;
  letter-spacing: -0.01em;
  margin-bottom: 1rem;
  line-height: 1.3;
  color: var(--ink);
}
.about-block p {
  color: var(--grey-600);
  font-size: 0.94rem;
  line-height: 1.7;
}

/* ===== Contact ===== */
.contact {
  background: var(--navy-darker);
  color: var(--white);
  padding: clamp(5rem, 10vw, 9rem) 0;
  position: relative;
  overflow: hidden;
}
.contact::before {
  content: "EDWARDS";
  position: absolute;
  bottom: -3rem;
  left: -2vw;
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(10rem, 22vw, 24rem);
  color: var(--white);
  opacity: 0.035;
  line-height: 0.8;
  letter-spacing: -0.04em;
  pointer-events: none;
}
.contact > * { position: relative; }
.contact .eyebrow { color: var(--accent); }
.contact .section-title { color: var(--white); }
.contact .section-title em { color: var(--accent); }
.contact-inner {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: clamp(3rem, 6vw, 6rem);
  align-items: end;
  margin-top: clamp(2rem, 4vw, 3rem);
}
.contact-text .lead {
  font-family: var(--serif);
  font-style: italic;
  color: rgba(255, 255, 255, 0.85);
  margin-top: 1.5rem;
  font-size: clamp(1.1rem, 1.4vw, 1.3rem);
  font-weight: 400;
  max-width: 38ch;
  line-height: 1.5;
}
.contact-details { display: grid; gap: 0; }
.contact-row {
  padding: 1.2rem 0;
  border-bottom: 1px solid rgba(255, 255, 255, 0.15);
  display: grid;
  grid-template-columns: 100px 1fr;
  gap: 1.5rem;
  align-items: baseline;
}
.contact-row:last-child { border-bottom: none; }
.contact-row h4 {
  font-size: 0.7rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 500;
}
.contact-row p {
  font-size: 1rem;
  line-height: 1.6;
  color: rgba(255, 255, 255, 0.9);
}
.contact-row a { border-bottom: 1px solid transparent; transition: border-color 0.3s var(--ease); }
.contact-row a:hover { border-color: var(--accent); }

/* ===== Footer ===== */
.site-footer {
  background: var(--navy-darker);
  color: rgba(255, 255, 255, 0.85);
  padding: clamp(3.5rem, 6vw, 5.5rem) 0 1.8rem;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
}
.footer-inner {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: clamp(2.5rem, 4vw, 4.5rem);
  margin-bottom: 4rem;
}
.footer-brand .brand { color: var(--white); }
.footer-brand .brand-wordmark { color: var(--white); }
.footer-brand .brand-tagline { color: rgba(255, 255, 255, 0.55); }
.footer-brand .brand-mark { background: var(--white); color: var(--navy); }
.footer-brand p {
  margin-top: 1.4rem;
  font-size: 0.92rem;
  color: rgba(255, 255, 255, 0.6);
  line-height: 1.65;
  max-width: 30ch;
  font-family: var(--serif);
  font-style: italic;
}
.footer-nav {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
}
.footer-nav h5 {
  font-size: 0.68rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  margin-bottom: 1.3rem;
  font-weight: 500;
  color: var(--accent);
}
.footer-nav a {
  display: block;
  font-size: 0.92rem;
  color: rgba(255, 255, 255, 0.85);
  padding: 0.35rem 0;
  transition: color 0.3s var(--ease), padding-left 0.3s var(--ease);
}
.footer-nav a:hover { color: var(--white); padding-left: 0.4rem; }

.footer-base {
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 1rem;
  padding-top: 1.5rem;
  border-top: 1px solid rgba(255, 255, 255, 0.1);
  font-size: 0.78rem;
  color: rgba(255, 255, 255, 0.5);
  letter-spacing: 0.04em;
}

/* ===== Property detail page ===== */
.property-page { padding-top: 2rem; }
.back-link {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.78rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--grey-600);
  margin-bottom: 2.5rem;
  font-weight: 500;
  transition: color 0.3s var(--ease);
  width: max-content;
}
.back-link::before { content: "←"; font-size: 1rem; }
.back-link:hover { color: var(--navy); }

.property-hero { padding: clamp(2rem, 5vw, 4rem) 0 clamp(2rem, 4vw, 3rem); }
.property-hero h1 {
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(2.6rem, 7vw, 5.5rem);
  line-height: 0.98;
  letter-spacing: -0.03em;
  margin-top: 1.2rem;
  color: var(--ink);
}
.property-hero .lede { margin-top: 1.8rem; max-width: 60ch; }

.property-hero-image {
  margin-top: 3rem;
  aspect-ratio: 21/9;
  overflow: hidden;
  background: var(--navy);
  position: relative;
}
.property-hero-image svg { width: 100%; height: 100%; }
.property-hero-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

/* Gallery — 2-column grid of figures */
.property-gallery {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.5rem;
  margin-top: 1.2rem;
  margin-bottom: 1.2rem;
}
.property-gallery figure {
  margin: 0;
  display: flex;
  flex-direction: column;
}
.property-gallery img {
  width: 100%;
  aspect-ratio: 4/3;
  object-fit: cover;
  display: block;
  background: var(--cream);
}
.property-gallery figcaption {
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.9rem;
  color: var(--grey-600);
  margin-top: 0.7rem;
  line-height: 1.5;
  padding-left: 0.8rem;
  border-left: 2px solid var(--accent);
}
@media (max-width: 700px) {
  .property-gallery { grid-template-columns: 1fr; gap: 1.2rem; }
}

.property-facts {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(150px, 1fr));
  border-top: 1px solid rgba(0, 0, 0, 0.1);
  border-bottom: 1px solid rgba(0, 0, 0, 0.1);
  padding: 2.2rem 0;
}
.property-facts > div {
  padding: 0 1.5rem;
  border-right: 1px solid rgba(0, 0, 0, 0.08);
}
.property-facts > div:first-child { padding-left: 0; }
.property-facts > div:last-child { border-right: none; }
.property-facts h4 {
  font-size: 0.68rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--grey-600);
  font-weight: 500;
  margin-bottom: 0.8rem;
}
.property-facts p {
  font-family: var(--sans);
  font-size: 1.35rem;
  font-weight: 600;
  letter-spacing: -0.01em;
  color: var(--ink);
}

.property-content {
  padding-top: clamp(3rem, 6vw, 5rem);
  padding-bottom: clamp(3rem, 6vw, 5rem);
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: clamp(2.5rem, 5vw, 6rem);
  align-items: start;
}
.property-content aside { position: sticky; top: 100px; }
.property-content aside h4 {
  font-size: 0.7rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  margin-bottom: 1.2rem;
  font-weight: 500;
  color: var(--navy);
}
.property-content aside ul { list-style: none; margin-bottom: 2.8rem; }
.property-content aside li {
  padding: 0.95rem 0;
  border-bottom: 1px solid rgba(0, 0, 0, 0.08);
  font-size: 0.95rem;
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  font-family: var(--sans);
}
.property-content aside li span { color: var(--grey-600); font-weight: 400; }
.property-content aside li strong { font-weight: 700; color: var(--ink); }

.property-content article h2 {
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(1.8rem, 3vw, 2.3rem);
  letter-spacing: -0.02em;
  margin-bottom: 1.4rem;
  color: var(--ink);
  line-height: 1.1;
}
.property-content article h3 {
  font-family: var(--serif);
  font-weight: 700;
  font-size: 1.25rem;
  margin-top: 2.8rem;
  margin-bottom: 0.9rem;
  letter-spacing: -0.01em;
  color: var(--ink);
}
.property-content article h3::before {
  content: "✦  ";
  color: var(--accent);
  font-size: 0.85em;
}
.property-content article p {
  margin-bottom: 1.1rem;
  color: var(--grey-800);
  line-height: 1.8;
  max-width: 64ch;
  font-size: 1rem;
}
.amenity-list {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(200px, 1fr));
  gap: 0.85rem 1.5rem;
  margin-top: 1.2rem;
  list-style: none;
}
.amenity-list li {
  font-size: 0.94rem;
  color: var(--grey-800);
  padding-left: 1.4rem;
  position: relative;
  font-family: var(--serif);
}
.amenity-list li::before {
  content: "—";
  position: absolute;
  left: 0; top: 0;
  color: var(--accent);
  font-weight: 700;
}

.property-cta {
  background: var(--navy);
  color: var(--white);
  padding: 2rem;
  margin-top: 1rem;
  position: relative;
  overflow: hidden;
}
.property-cta::before {
  content: "✦";
  position: absolute;
  top: 1rem;
  right: 1.2rem;
  font-family: var(--serif);
  color: var(--accent);
  font-size: 1.5rem;
}
.property-content aside .property-cta h4 {
  font-family: var(--serif);
  font-size: 1.4rem;
  font-weight: 700;
  margin-bottom: 0.7rem;
  letter-spacing: -0.015em;
  color: var(--white);
  text-transform: none;
}
.property-content aside .property-cta h4 em { font-style: italic; font-weight: 400; color: var(--accent); }
.property-cta p {
  color: rgba(255, 255, 255, 0.78);
  font-size: 0.92rem;
  margin-bottom: 1.4rem;
  line-height: 1.65;
}
.property-cta .btn {
  background: var(--white);
  color: var(--navy);
  width: 100%;
  justify-content: center;
  font-weight: 500;
}
.property-cta .btn:hover { background: var(--accent); color: var(--ink); }
.property-cta .btn + .btn {
  margin-top: 0.6rem;
  background: transparent;
  color: var(--white);
  border: 1px solid rgba(255, 255, 255, 0.4);
}
.property-cta .btn + .btn:hover {
  background: var(--white);
  color: var(--navy);
  border-color: var(--white);
}
.property-cta .leasing-info {
  margin-top: 1.4rem;
  padding-top: 1.4rem;
  border-top: 1px solid rgba(255, 255, 255, 0.18);
  font-size: 0.85rem;
  color: rgba(255, 255, 255, 0.78);
  line-height: 1.7;
}
.property-cta .leasing-info strong {
  display: block;
  font-size: 0.68rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 0.5rem;
  font-weight: 500;
}
.property-cta .leasing-info a {
  color: rgba(255, 255, 255, 0.92);
  border-bottom: 1px solid rgba(255, 255, 255, 0.3);
}
.property-cta .leasing-info a:hover {
  color: var(--white);
  border-color: var(--accent);
}

/* ===== Portal sign-in ===== */
.portal-page {
  min-height: 100vh;
  background: var(--paper);
  display: grid;
  grid-template-columns: 1fr 1fr;
}
.portal-pane {
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 3rem var(--gutter);
}
.portal-visual {
  background: var(--navy-darker);
  color: var(--white);
  position: relative;
  overflow: hidden;
}
.portal-visual::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(transparent 95%, rgba(255, 255, 255, 0.05) 95%),
    linear-gradient(90deg, transparent 95%, rgba(255, 255, 255, 0.05) 95%);
  background-size: 80px 80px;
}
.portal-visual::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(circle at 80% 90%, rgba(196, 165, 117, 0.12) 0%, transparent 50%);
}
.portal-visual-inner {
  position: relative;
  z-index: 1;
  max-width: 420px;
}
.portal-visual .eyebrow {
  color: var(--accent);
  margin-bottom: 1.8rem;
}
.portal-visual h2 {
  font-family: var(--serif);
  font-size: clamp(1.9rem, 3vw, 2.8rem);
  font-weight: 700;
  line-height: 1.05;
  letter-spacing: -0.025em;
  color: var(--white);
}
.portal-visual h2 em { font-style: italic; font-weight: 400; color: var(--accent); }
.portal-visual p {
  margin-top: 1.8rem;
  color: rgba(255, 255, 255, 0.75);
  font-size: 1rem;
  line-height: 1.7;
  font-family: var(--serif);
  font-style: italic;
}

.portal-form { width: 100%; max-width: 380px; }
.portal-form .brand { margin-bottom: 3rem; }
.portal-form h1 {
  font-family: var(--serif);
  font-size: 2rem;
  font-weight: 700;
  letter-spacing: -0.025em;
  margin-bottom: 0.6rem;
  color: var(--ink);
}
.portal-form > p {
  color: var(--grey-600);
  margin-bottom: 2.5rem;
  font-size: 0.95rem;
}
.sso-button {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.8rem;
  width: 100%;
  padding: 1.1rem 1.5rem;
  background: var(--navy);
  color: var(--white);
  border: none;
  font-family: var(--sans);
  font-size: 0.85rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 0.3s var(--ease);
  text-decoration: none;
}
.sso-button:hover { background: var(--navy-deep); }
.sso-button svg { width: 18px; height: 18px; }
.portal-form .help {
  margin-top: 2.2rem;
  font-size: 0.82rem;
  color: var(--grey-600);
  line-height: 1.65;
}
.portal-form .help a { color: var(--navy); border-bottom: 1px solid var(--navy); }
.portal-form .back {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  font-size: 0.78rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--grey-600);
  margin-top: 2.2rem;
  font-weight: 500;
}
.portal-form .back:hover { color: var(--navy); }

/* ===== Portal dashboard ===== */
.portal-shell { min-height: 100vh; background: var(--paper); }
.portal-header {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 1.1rem var(--gutter);
  background: var(--cream);
  border-bottom: 1px solid rgba(0, 0, 0, 0.08);
}
.portal-user {
  display: flex;
  align-items: center;
  gap: 0.8rem;
  font-size: 0.88rem;
}
.portal-avatar {
  width: 32px;
  height: 32px;
  background: var(--navy);
  color: var(--white);
  display: flex;
  align-items: center;
  justify-content: center;
  font-weight: 600;
  font-size: 0.78rem;
  border-radius: 50%;
}
.portal-user a {
  color: var(--grey-600);
  border-bottom: 1px solid transparent;
  font-size: 0.78rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}
.portal-user a:hover { border-color: var(--navy); color: var(--navy); }
.portal-main {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: clamp(2.5rem, 5vw, 4.5rem) var(--gutter);
}
.portal-main > h1 {
  font-family: var(--serif);
  font-weight: 700;
  font-size: clamp(2rem, 4vw, 3rem);
  letter-spacing: -0.025em;
  margin-bottom: 0.5rem;
  color: var(--ink);
  line-height: 1.05;
}
.portal-main > h1 em { font-style: italic; font-weight: 400; color: var(--navy); }
.portal-main > p.intro {
  color: var(--grey-600);
  margin-bottom: 3.5rem;
  font-size: 1rem;
  font-family: var(--serif);
  font-style: italic;
  max-width: 50ch;
}
.portal-section { margin-bottom: 3.5rem; }
.portal-section h2 {
  font-family: var(--sans);
  font-size: 0.7rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--navy);
  font-weight: 500;
  padding-bottom: 1.1rem;
  border-bottom: 1px solid rgba(0, 0, 0, 0.15);
  margin-bottom: 2rem;
  display: flex;
  align-items: center;
  gap: 0.8rem;
}
.portal-section h2::before {
  content: "✦";
  color: var(--accent);
  font-size: 1rem;
}
.resource-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(260px, 1fr));
  gap: 1.5rem;
}
.resource {
  display: block;
  padding: 1.7rem;
  background: var(--cream);
  border: 1px solid rgba(0, 0, 0, 0.06);
  transition: all 0.4s var(--ease-elegant);
  position: relative;
}
.resource:hover {
  transform: translateY(-3px);
  border-color: var(--navy);
  box-shadow: 0 20px 40px -20px rgba(19, 40, 122, 0.2);
}
.resource-icon {
  width: 32px;
  height: 32px;
  margin-bottom: 1.4rem;
  color: var(--navy);
}
.resource h3 {
  font-family: var(--serif);
  font-weight: 700;
  font-size: 1.15rem;
  letter-spacing: -0.015em;
  margin-bottom: 0.5rem;
  color: var(--ink);
}
.resource p {
  font-size: 0.86rem;
  color: var(--grey-600);
  line-height: 1.6;
}
.resource-arrow {
  position: absolute;
  top: 1.7rem;
  right: 1.7rem;
  color: var(--grey-400);
  transition: transform 0.4s var(--ease-elegant), color 0.3s var(--ease);
}
.resource:hover .resource-arrow {
  color: var(--accent-deep);
  transform: translate(3px, -3px);
}
.resource-internal {
  background: var(--paper);
  border-color: var(--accent);
}
.resource-internal:hover {
  border-color: var(--accent-deep);
  box-shadow: 0 20px 40px -20px rgba(196, 165, 117, 0.35);
}
.resource-tag {
  position: absolute;
  top: 1rem;
  right: 1rem;
  font-family: var(--sans);
  font-size: 0.62rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--accent-deep);
  background: rgba(196, 165, 117, 0.12);
  padding: 3px 9px;
  border: 1px solid rgba(196, 165, 117, 0.4);
}
.resource-internal .resource-arrow {
  top: 2.5rem; /* push down to clear the tag above */
}

/* ===== Responsive ===== */
@media (max-width: 980px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-visual { max-height: 400px; }
  .hero-tag { right: 5%; }
  .approach-inner,
  .contact-inner,
  .property-content,
  .footer-inner { grid-template-columns: 1fr; }
  .approach-pillars { grid-template-columns: 1fr 1fr; gap: 2rem; }
  .pillar:nth-child(2),
  .pillar:nth-child(4) { transform: none; }
  .about-grid { grid-template-columns: 1fr; }
  .single-family-card { grid-template-columns: 1fr; }
  .categories-band { grid-template-columns: repeat(3, 1fr); gap: 1.5rem 1rem; }
  .categories-band > div:nth-child(3) { border-right: none; }
  .categories-band > div { padding: 0 1rem; }
}

@media (max-width: 880px) {
  .primary-nav { gap: 1rem; }
  .primary-nav a:not(.nav-cta) { display: none; }
  .brand-tagline { display: none; }
  .footer-nav { grid-template-columns: repeat(2, 1fr); }
  .property-content aside { position: static; }
  .hero-meta > div { border-right: none; padding: 1.2rem 0; border-bottom: 1px solid rgba(0,0,0,0.08); padding-left: 0; }
  .hero-meta > div:last-child { border-bottom: none; }
  .property-facts { grid-template-columns: 1fr 1fr; }
  .property-facts > div { border-right: none; padding: 0.9rem 0; border-bottom: 1px solid rgba(0,0,0,0.08); padding-left: 0; }
  .property-facts > div:last-child { border-bottom: none; }
  .portal-page { grid-template-columns: 1fr; }
  .portal-visual { display: none; }
  .approach-pillars { grid-template-columns: 1fr; }
  .portfolio-head { grid-template-columns: 1fr; }
  .portfolio-head .meta { text-align: left; }
  .contact-row { grid-template-columns: 1fr; gap: 0.4rem; }
}

@media (max-width: 480px) {
  .property-facts { grid-template-columns: 1fr; }
  .footer-nav { grid-template-columns: 1fr; gap: 1.5rem; }
  .hero-tag { display: none; }
  .categories-band { grid-template-columns: repeat(2, 1fr); }
  .categories-band > div:nth-child(2n) { border-right: none; }
  .categories-band > div { padding: 0 0.8rem; }
  .cat-label { font-size: 1.1rem; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
}