/* ============================================================
   COTERIE PROPERTY MANAGEMENT — DESIGN SYSTEM
   Brand Colors: #23423C (Forest Green) × #F2D4D7 (Blush Rose)
   Fonts: Cormorant Garamond (headings) × Inter (body)
   ============================================================ */

@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;1,300;1,400;1,500&family=Inter:wght@300;400;500;600&display=swap');

/* ---- RESET ---- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
ul { list-style: none; }
button { cursor: pointer; border: none; background: none; font-family: var(--font-sans); }
input, textarea, select { font-family: var(--font-sans); }

/* ---- TOKENS ---- */
:root {
  --green:       #23423C;
  --green-mid:   #2d5249;
  --green-light: #3a6b62;
  --green-pale:  #edf3f2;
  --blush:       #F2D4D7;
  --blush-dark:  #D9AEB3;
  --cream:       #FAFAF5;
  --warm:        #F7F3EE;
  --off:         #EFE9E1;
  --text:        #1C1C1C;
  --text-mid:    #4A4A4A;
  --text-muted:  #7A7A7A;
  --border:      #E4DEDA;
  --white:       #FFFFFF;

  --serif:  'Cormorant Garamond', Georgia, serif;
  --sans:   'Inter', -apple-system, BlinkMacSystemFont, sans-serif;

  --max-w: 1280px;
  --nav-h: 80px;
  --ease:  cubic-bezier(0.25, 0.46, 0.45, 0.94);
}

/* ---- BASE ---- */
body {
  font-family: var(--sans);
  color: var(--text);
  background: var(--cream);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

/* ---- TYPOGRAPHY ---- */
h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.12;
  letter-spacing: -0.01em;
}

.label {
  font-family: var(--sans);
  font-size: 0.6rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--text-muted);
}

.label-light { color: rgba(242,212,215,0.75); }

/* ---- LAYOUT ---- */
.wrap {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
}

.section   { padding: 6rem 0; }
.section-sm { padding: 4rem 0; }
.section-lg { padding: 9rem 0; }

/* ---- DIVIDER ---- */
.divider {
  width: 36px;
  height: 2px;
  background: var(--blush-dark);
  margin: 1.25rem 0;
}
.divider.center { margin: 1.25rem auto; }

/* ==============================
   NAV
   ============================== */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  height: var(--nav-h);
  z-index: 200;
  transition: background 0.35s var(--ease), box-shadow 0.35s var(--ease);
}

.nav.transparent { background: transparent; }

.nav.scrolled,
.nav.solid {
  background: var(--white);
  box-shadow: 0 1px 0 var(--border);
}

.nav-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
  height: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

/* Logo */
.nav-logo { display: flex; flex-direction: column; gap: 2px; line-height: 1; }
.nav-logo .name {
  font-family: var(--serif);
  font-size: 1.4rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  color: var(--green);
  transition: color 0.3s;
}
.nav-logo .sub {
  font-size: 0.525rem;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--text-muted);
  transition: color 0.3s;
}

.nav.transparent .nav-logo .name { color: var(--white); }
.nav.transparent .nav-logo .sub  { color: rgba(255,255,255,0.55); }

/* Links */
.nav-links {
  display: flex;
  align-items: center;
  gap: 2.25rem;
}

.nav-link {
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--text-mid);
  position: relative;
  transition: color 0.2s;
}

.nav-link::after {
  content: '';
  position: absolute;
  bottom: -4px;
  left: 0; right: 0;
  height: 1px;
  background: var(--green);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.3s var(--ease);
}

.nav-link:hover       { color: var(--green); }
.nav-link:hover::after,
.nav-link.active::after { transform: scaleX(1); }
.nav-link.active      { color: var(--green); }

.nav.transparent .nav-link        { color: rgba(255,255,255,0.72); }
.nav.transparent .nav-link:hover  { color: var(--white); }
.nav.transparent .nav-link::after { background: var(--white); }

/* CTA pill */
.nav-cta {
  display: inline-block;
  padding: 0.6rem 1.375rem;
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  border-radius: 2px;
  background: var(--green);
  color: var(--white);
  transition: all 0.3s var(--ease);
}
.nav-cta:hover {
  background: var(--green-mid);
  transform: translateY(-1px);
  box-shadow: 0 5px 16px rgba(35,66,60,0.28);
}
.nav.transparent .nav-cta {
  background: rgba(255,255,255,0.14);
  border: 1px solid rgba(255,255,255,0.38);
}
.nav.transparent .nav-cta:hover { background: rgba(255,255,255,0.22); }

/* Mobile hamburger */
.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: 4px;
}
.nav-toggle span {
  display: block;
  width: 22px;
  height: 1.5px;
  background: var(--green);
  transition: all 0.3s;
}
.nav.transparent .nav-toggle span { background: var(--white); }

/* Mobile drawer */
.nav-mobile {
  display: none;
  flex-direction: column;
  gap: 0;
  position: absolute;
  top: 100%; left: 0; right: 0;
  background: var(--white);
  box-shadow: 0 8px 24px rgba(0,0,0,0.08);
  padding: 1rem 2rem 1.5rem;
  border-top: 1px solid var(--border);
}
.nav-mobile.open { display: flex; }
.nav-mobile .nav-link,
.nav-mobile .nav-cta {
  display: block;
  padding: 0.75rem 0;
  font-size: 0.75rem;
  letter-spacing: 0.14em;
  color: var(--text-mid);
  border-bottom: 1px solid var(--border);
}
.nav-mobile .nav-link::after { display: none; }
.nav-mobile .nav-cta {
  margin-top: 1rem;
  background: var(--green);
  color: var(--white);
  text-align: center;
  padding: 0.875rem 1.5rem;
  border-bottom: none;
}

/* ==============================
   BUTTONS
   ============================== */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  padding: 0.875rem 2rem;
  font-family: var(--sans);
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  border-radius: 2px;
  transition: all 0.3s var(--ease);
  white-space: nowrap;
}

.btn-primary {
  background: var(--green);
  color: var(--white);
}
.btn-primary:hover {
  background: var(--green-mid);
  transform: translateY(-1px);
  box-shadow: 0 8px 24px rgba(35,66,60,0.28);
}

.btn-outline {
  background: transparent;
  color: var(--green);
  border: 1.5px solid var(--green);
}
.btn-outline:hover {
  background: var(--green);
  color: var(--white);
}

.btn-ghost-light {
  background: transparent;
  color: var(--white);
  border: 1.5px solid rgba(255,255,255,0.45);
}
.btn-ghost-light:hover {
  background: rgba(255,255,255,0.1);
  border-color: var(--white);
}

.btn-blush {
  background: var(--blush);
  color: var(--green);
}
.btn-blush:hover {
  background: var(--blush-dark);
  color: var(--green);
  transform: translateY(-1px);
}

.btn-sm { padding: 0.625rem 1.375rem; font-size: 0.65rem; }

/* ==============================
   HERO (homepage)
   ============================== */
.hero {
  position: relative;
  height: 100vh;
  min-height: 680px;
  display: flex;
  align-items: center;
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
}

.hero-bg::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(
    155deg,
    rgba(18,34,30,0.62) 0%,
    rgba(18,34,30,0.28) 45%,
    rgba(18,34,30,0.58) 100%
  );
}

.hero-content {
  position: relative;
  z-index: 2;
  width: 100%;
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
  padding-top: var(--nav-h);
}

.hero-eyebrow {
  display: flex;
  align-items: center;
  gap: 0.875rem;
  font-size: 0.6rem;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--blush);
  margin-bottom: 1.25rem;
}
.hero-eyebrow::before {
  content: '';
  display: block;
  width: 28px;
  height: 1px;
  background: var(--blush);
  flex-shrink: 0;
}

.hero h1 {
  font-family: var(--serif);
  font-size: clamp(3.25rem, 6.5vw, 6rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.06;
  max-width: 700px;
  margin-bottom: 1.75rem;
}
.hero h1 em { font-style: italic; }

.hero-sub {
  font-size: 1rem;
  color: rgba(255,255,255,0.75);
  max-width: 430px;
  line-height: 1.75;
  margin-bottom: 2.5rem;
}

.hero-actions { display: flex; gap: 1rem; flex-wrap: wrap; }

.hero-scroll {
  position: absolute;
  bottom: 2.25rem;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0.5rem;
  color: rgba(255,255,255,0.45);
  font-size: 0.55rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  animation: bounce 2.2s ease-in-out infinite;
}
.hero-scroll svg { width: 18px; height: 18px; }

@keyframes bounce {
  0%, 100% { transform: translateX(-50%) translateY(0); }
  50%       { transform: translateX(-50%) translateY(7px); }
}

/* ==============================
   PAGE HERO (inner pages)
   ============================== */
.page-hero {
  background: var(--green);
  padding: calc(var(--nav-h) + 4rem) 0 4rem;
  position: relative;
  overflow: hidden;
}

.page-hero::before {
  content: '';
  position: absolute;
  top: -40%;
  right: -8%;
  width: 560px;
  height: 560px;
  background: radial-gradient(circle, rgba(242,212,215,0.07) 0%, transparent 70%);
  pointer-events: none;
}

.page-hero .label { color: rgba(242,212,215,0.65); margin-bottom: 0.75rem; }

.page-hero h1 {
  font-family: var(--serif);
  font-size: clamp(2.5rem, 5.5vw, 4.25rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.1;
  margin-bottom: 1rem;
}

.page-hero p {
  font-size: 1rem;
  color: rgba(255,255,255,0.6);
  max-width: 500px;
  line-height: 1.75;
}

/* ==============================
   STATS BAR
   ============================== */
.stats-bar {
  background: var(--green);
  padding: 2.75rem 0;
}
.stats-grid {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
}
.stat-item { text-align: center; }
.stat-num {
  font-family: var(--serif);
  font-size: 2.75rem;
  font-weight: 300;
  color: var(--white);
  line-height: 1;
  margin-bottom: 0.35rem;
}
.stat-lbl {
  font-size: 0.575rem;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.48);
}

/* ==============================
   PROPERTY CARDS
   ============================== */
.cards-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.property-card {
  background: var(--white);
  border-radius: 3px;
  overflow: hidden;
  box-shadow: 0 2px 10px rgba(0,0,0,0.05);
  transition: transform 0.35s var(--ease), box-shadow 0.35s var(--ease);
  display: block;
}
.property-card:hover {
  transform: translateY(-7px);
  box-shadow: 0 20px 52px rgba(35,66,60,0.14);
}

.card-img {
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--off);
}
.card-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.65s var(--ease);
}
.property-card:hover .card-img img { transform: scale(1.05); }

.card-body { padding: 1.5rem; }

.card-tag {
  display: inline-block;
  font-size: 0.55rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--green);
  background: var(--green-pale);
  padding: 0.3rem 0.65rem;
  border-radius: 2px;
  margin-bottom: 0.85rem;
}

.card-body h3 {
  font-family: var(--serif);
  font-size: 1.6rem;
  font-weight: 400;
  color: var(--text);
  margin-bottom: 0.3rem;
}

.card-address {
  font-size: 0.8rem;
  color: var(--text-muted);
  margin-bottom: 1.1rem;
}

.card-meta {
  display: flex;
  gap: 1.25rem;
  padding-top: 1rem;
  border-top: 1px solid var(--border);
}

.meta-item .meta-lbl {
  font-size: 0.55rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text-muted);
  display: block;
  margin-bottom: 2px;
}
.meta-item .meta-val {
  font-size: 0.875rem;
  font-weight: 500;
  color: var(--text);
}
.meta-val.available { color: var(--green); }

.card-cta {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  margin-top: 1.25rem;
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--green);
  transition: gap 0.25s;
}
.card-cta svg { width: 13px; height: 13px; transition: transform 0.25s; }
.property-card:hover .card-cta      { gap: 0.85rem; }
.property-card:hover .card-cta svg  { transform: translateX(3px); }

/* ==============================
   SECTION HEADER FLEX
   ============================== */
.section-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 1.5rem;
  margin-bottom: 3.5rem;
  flex-wrap: wrap;
}

.section-title {
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 2.875rem);
  font-weight: 300;
  margin-top: 0.5rem;
}

/* ==============================
   SPLIT SECTION
   ============================== */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  align-items: stretch;
}

.split-img {
  overflow: hidden;
  background: var(--off);
  min-height: 520px;
}
.split-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.split-content {
  padding: 5.5rem 4.5rem;
  display: flex;
  flex-direction: column;
  justify-content: center;
  background: var(--warm);
}

.split.reverse .split-img     { order: 2; }
.split.reverse .split-content { order: 1; }

.split-content h2 {
  font-family: var(--serif);
  font-size: clamp(1.875rem, 3vw, 2.625rem);
  font-weight: 300;
  margin-bottom: 1.25rem;
}
.split-content p {
  font-size: 0.9375rem;
  color: var(--text-muted);
  line-height: 1.8;
  margin-bottom: 1rem;
}
.split-content p:last-of-type { margin-bottom: 2rem; }

/* ==============================
   VALUE PROPS
   ============================== */
.value-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 3.5rem;
}

.value-item {}
.value-num {
  font-family: var(--serif);
  font-size: 4rem;
  font-weight: 300;
  color: var(--blush-dark);
  line-height: 1;
  margin-bottom: 1.25rem;
}
.value-item h3 {
  font-family: var(--serif);
  font-size: 1.4rem;
  font-weight: 400;
  margin-bottom: 0.875rem;
}
.value-item p {
  font-size: 0.9375rem;
  color: var(--text-muted);
  line-height: 1.8;
}

/* ==============================
   CTA BAND
   ============================== */
.cta-band {
  background: var(--green);
  padding: 5.5rem 0;
  position: relative;
  overflow: hidden;
}
.cta-band::before,
.cta-band::after {
  content: '';
  position: absolute;
  border-radius: 50%;
  right: 6%;
  top: 50%;
}
.cta-band::before {
  width: 460px; height: 460px;
  transform: translateY(-50%);
  border: 1px solid rgba(242,212,215,0.09);
}
.cta-band::after {
  width: 260px; height: 260px;
  transform: translateY(-50%);
  border: 1px solid rgba(242,212,215,0.06);
}

.cta-band-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2.5rem;
  position: relative;
  z-index: 1;
}

.cta-band h2 {
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 3.25rem);
  font-weight: 300;
  color: var(--white);
  max-width: 540px;
}
.cta-band h2 em { color: var(--blush); font-style: italic; }

.cta-actions { display: flex; gap: 1rem; flex-shrink: 0; flex-wrap: wrap; }

/* ==============================
   PROPERTY DETAIL (properties page)
   ============================== */
.prop-detail {
  padding: 5rem 0;
  border-bottom: 1px solid var(--border);
}
.prop-detail:last-of-type { border-bottom: none; }

.prop-detail-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
}

.prop-header {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 2rem;
  margin-bottom: 2.5rem;
  flex-wrap: wrap;
}

.prop-header h2 {
  font-family: var(--serif);
  font-size: clamp(2.25rem, 5vw, 3.5rem);
  font-weight: 300;
}

.prop-status {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--green);
  background: var(--green-pale);
  padding: 0.6rem 1.25rem;
  border-radius: 2px;
  align-self: flex-start;
  margin-top: 0.5rem;
}
.prop-status::before {
  content: '';
  width: 6px; height: 6px;
  background: var(--green);
  border-radius: 50%;
}

.prop-layout {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 4rem;
  align-items: start;
}

.prop-gallery { display: flex; flex-direction: column; gap: 0.75rem; }

.prop-gallery-main {
  border-radius: 3px;
  overflow: hidden;
  aspect-ratio: 16/10;
  background: var(--off);
}
.prop-gallery-main img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.prop-gallery-thumbs {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0.75rem;
}
.prop-gallery-thumb {
  border-radius: 2px;
  overflow: hidden;
  aspect-ratio: 3/2;
  background: var(--off);
  cursor: pointer;
  opacity: 0.75;
  transition: opacity 0.2s;
}
.prop-gallery-thumb img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.prop-gallery-thumb:hover { opacity: 1; }

.prop-info { display: flex; flex-direction: column; gap: 2rem; }

.prop-address {
  font-size: 0.875rem;
  color: var(--text-muted);
  margin-bottom: 0.25rem;
}

.prop-desc {
  font-size: 0.9375rem;
  color: var(--text-mid);
  line-height: 1.8;
}

.prop-specs {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}

.spec-box {
  background: var(--cream);
  border: 1px solid var(--border);
  border-radius: 2px;
  padding: 1rem;
  text-align: center;
}
.spec-box .spec-val {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 400;
  color: var(--green);
  display: block;
  margin-bottom: 0.25rem;
}
.spec-box .spec-lbl {
  font-size: 0.575rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
}

.amenities-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.625rem;
}
.amenity-item {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.875rem;
  color: var(--text-mid);
}
.amenity-item::before {
  content: '';
  width: 5px; height: 5px;
  background: var(--blush-dark);
  border-radius: 50%;
  flex-shrink: 0;
}

/* Floor Plans */
.floor-plans { margin-top: 2rem; }
.floor-plans h4 {
  font-family: var(--sans);
  font-size: 0.6rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 1rem;
}

.fp-cards { display: flex; flex-direction: column; gap: 0.75rem; }

.fp-card {
  display: flex;
  align-items: center;
  gap: 1.25rem;
  background: var(--white);
  border: 1.5px solid var(--border);
  border-radius: 3px;
  padding: 1rem 1.25rem;
  transition: border-color 0.2s, box-shadow 0.2s;
  cursor: pointer;
}
.fp-card:hover {
  border-color: var(--green);
  box-shadow: 0 4px 16px rgba(35,66,60,0.09);
}
.fp-icon {
  width: 48px; height: 48px;
  background: var(--green-pale);
  border-radius: 2px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.fp-icon svg { width: 22px; height: 22px; color: var(--green); }

.fp-details { flex: 1; }
.fp-name {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 400;
  margin-bottom: 2px;
}
.fp-specs { font-size: 0.8rem; color: var(--text-muted); }

.fp-badge {
  font-size: 0.6rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 0.35rem 0.75rem;
  border-radius: 2px;
  background: var(--green-pale);
  color: var(--green);
  white-space: nowrap;
}
.fp-badge.waitlist {
  background: rgba(242,212,215,0.4);
  color: var(--text-muted);
}

/* ==============================
   ABOUT PAGE
   ============================== */
.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-top: 3rem;
}

.team-card {
  text-align: center;
}
.team-avatar {
  width: 100px;
  height: 100px;
  border-radius: 50%;
  margin: 0 auto 1.25rem;
  overflow: hidden;
  background: var(--off);
}
.team-avatar img { width: 100%; height: 100%; object-fit: cover; }

.team-name {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 400;
  margin-bottom: 0.25rem;
}
.team-role {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
}

/* Contact */
.contact-grid {
  display: grid;
  grid-template-columns: 1.2fr 0.8fr;
  gap: 5rem;
  align-items: start;
}

.contact-form-section {}
.contact-info {}

.contact-form { display: flex; flex-direction: column; gap: 1.25rem; }

.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }

.form-field { display: flex; flex-direction: column; gap: 0.5rem; }

.form-field label {
  font-size: 0.625rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text-mid);
}

.form-field input,
.form-field select,
.form-field textarea {
  width: 100%;
  padding: 0.875rem 1rem;
  border: 1.5px solid var(--border);
  border-radius: 2px;
  background: var(--white);
  font-size: 0.9375rem;
  color: var(--text);
  outline: none;
  transition: border-color 0.2s, box-shadow 0.2s;
}
.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus {
  border-color: var(--green);
  box-shadow: 0 0 0 3px rgba(35,66,60,0.07);
}
.form-field input::placeholder,
.form-field textarea::placeholder { color: #C0C0C0; }
.form-field textarea { resize: vertical; min-height: 130px; }

.contact-info-block {
  display: flex;
  flex-direction: column;
  gap: 2rem;
  padding: 2.5rem;
  background: var(--green);
  border-radius: 3px;
}

.info-item { display: flex; flex-direction: column; gap: 0.375rem; }
.info-lbl {
  font-size: 0.575rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.45);
}
.info-val {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.85);
  line-height: 1.6;
}
.info-val a { color: var(--blush); }
.info-val a:hover { text-decoration: underline; }

/* ==============================
   PORTAL PAGE
   ============================== */
.portal-wrap {
  min-height: calc(100vh - var(--nav-h));
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--green);
  position: relative;
  overflow: hidden;
  padding-top: var(--nav-h);
}

.portal-bg-circle {
  position: absolute;
  border-radius: 50%;
  border: 1px solid rgba(242,212,215,0.08);
  pointer-events: none;
}

.portal-card {
  position: relative;
  z-index: 2;
  background: var(--white);
  border-radius: 6px;
  padding: 3rem;
  width: 100%;
  max-width: 420px;
  box-shadow: 0 24px 80px rgba(0,0,0,0.2);
  margin: 2rem;
}

.portal-logo {
  text-align: center;
  margin-bottom: 2rem;
}
.portal-logo .name {
  font-family: var(--serif);
  font-size: 1.6rem;
  color: var(--green);
  font-weight: 400;
}
.portal-logo .sub {
  font-size: 0.55rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-top: 3px;
}

.portal-badge {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  background: rgba(242,212,215,0.35);
  color: var(--green);
  font-size: 0.625rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 0.5rem 1rem;
  border-radius: 50px;
  margin-bottom: 1.75rem;
  width: 100%;
  justify-content: center;
}
.portal-badge::before {
  content: '';
  width: 7px; height: 7px;
  background: var(--blush-dark);
  border-radius: 50%;
}

.portal-card h2 {
  font-family: var(--serif);
  font-size: 1.75rem;
  font-weight: 400;
  text-align: center;
  margin-bottom: 0.5rem;
}

.portal-card .sub-text {
  text-align: center;
  font-size: 0.875rem;
  color: var(--text-muted);
  margin-bottom: 2rem;
  line-height: 1.6;
}

.portal-form { display: flex; flex-direction: column; gap: 1rem; }

.portal-input-wrap { position: relative; }
.portal-input-wrap svg {
  position: absolute;
  left: 0.875rem;
  top: 50%;
  transform: translateY(-50%);
  width: 16px; height: 16px;
  color: var(--text-muted);
  pointer-events: none;
}

.portal-input {
  width: 100%;
  padding: 0.875rem 1rem 0.875rem 2.75rem;
  border: 1.5px solid var(--border);
  border-radius: 2px;
  font-size: 0.9375rem;
  color: var(--text);
  outline: none;
  transition: border-color 0.2s, box-shadow 0.2s;
}
.portal-input:focus {
  border-color: var(--green);
  box-shadow: 0 0 0 3px rgba(35,66,60,0.07);
}

.portal-features {
  margin-top: 2.5rem;
  padding-top: 2rem;
  border-top: 1px solid var(--border);
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}
.portal-feature {
  display: flex;
  align-items: center;
  gap: 0.75rem;
  font-size: 0.8125rem;
  color: var(--text-mid);
}
.portal-feature svg {
  width: 16px; height: 16px;
  color: var(--green);
  flex-shrink: 0;
}

/* ==============================
   FOOTER
   ============================== */
.footer {
  background: var(--green);
  padding: 4.5rem 0 2rem;
}

.footer-grid {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem 3.5rem;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 3rem;
  border-bottom: 1px solid rgba(255,255,255,0.08);
}

.footer-brand .name {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 400;
  color: var(--white);
}
.footer-brand .sub {
  font-size: 0.525rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.35);
  margin-top: 2px;
  margin-bottom: 1.25rem;
  display: block;
}
.footer-brand p {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.55);
  line-height: 1.75;
  max-width: 280px;
}

.footer-col h5 {
  font-family: var(--sans);
  font-size: 0.575rem;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--white);
  margin-bottom: 1.25rem;
}
.footer-col ul { display: flex; flex-direction: column; gap: 0.625rem; }
.footer-col li {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.55);
}
.footer-col a {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.55);
  transition: color 0.2s;
}
.footer-col a:hover { color: var(--white); }

.footer-bottom {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 1.5rem 2rem 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  font-size: 0.8rem;
  color: rgba(255,255,255,0.3);
}
.footer-bottom a { color: rgba(255,255,255,0.4); transition: color 0.2s; }
.footer-bottom a:hover { color: rgba(255,255,255,0.75); }
.footer-bottom-links { display: flex; gap: 1.5rem; }

/* ==============================
   RESPONSIVE
   ============================== */
@media (max-width: 1024px) {
  .cards-grid      { grid-template-columns: repeat(2, 1fr); }
  .prop-layout     { grid-template-columns: 1fr; gap: 2.5rem; }
  .prop-gallery-thumbs { grid-template-columns: repeat(3, 1fr); }
  .footer-grid     { grid-template-columns: 1fr 1fr; }
  .split           { grid-template-columns: 1fr; }
  .split.reverse .split-img,
  .split.reverse .split-content { order: unset; }
  .split-img       { min-height: 380px; }
  .split-content   { padding: 3.5rem 2.5rem; }
  .contact-grid    { grid-template-columns: 1fr; gap: 3rem; }
  .team-grid       { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 768px) {
  :root { --nav-h: 68px; }

  .nav-links      { display: none; }
  .nav-toggle     { display: flex; }

  /* layout */
  .cards-grid     { grid-template-columns: 1fr; }
  .value-grid     { grid-template-columns: 1fr; gap: 2rem; }
  .stats-grid     { grid-template-columns: repeat(2, 1fr); gap: 0; }
  .cta-band-inner { flex-direction: column; align-items: flex-start; gap: 1.5rem; }
  .footer-grid    { grid-template-columns: 1fr; gap: 2rem; }
  .footer-bottom  { flex-direction: column; gap: 0.75rem; text-align: center; }
  .footer-bottom-links { justify-content: center; }
  .form-row       { grid-template-columns: 1fr; }
  .team-grid      { grid-template-columns: 1fr; }
  .prop-specs     { grid-template-columns: 1fr 1fr; }
  .section-head   { flex-direction: column; align-items: flex-start; }
  .prop-header    { flex-direction: column; }
  .prop-gallery-thumbs { grid-template-columns: repeat(3, 1fr); gap: 0.5rem; }

  /* spacing */
  .section        { padding: 3.5rem 0; }
  .section-sm     { padding: 2.5rem 0; }
  .section-lg     { padding: 4rem 0; }
  .cta-band       { padding: 3.5rem 0; }
  .stats-bar      { padding: 2rem 0; }
  .prop-body      { padding: 3rem 0; }

  /* hero */
  .hero           { min-height: 580px; }
  .hero-sub       { font-size: 0.9375rem; }
  .hero-scroll    { display: none; }

  /* page heroes */
  .page-hero      { padding: calc(var(--nav-h) + 2.5rem) 0 2.5rem; }
  .prop-page-hero { padding: calc(var(--nav-h) + 2rem) 0 2rem; }

  /* split sections */
  .split-img      { min-height: 280px; }
  .split-content  { padding: 2.5rem 1.5rem; }

  /* stat numbers */
  .stat-num       { font-size: 2.25rem; }

  /* value items */
  .value-num      { font-size: 3rem; margin-bottom: 0.75rem; }

  /* portal */
  .portal-card    { padding: 2rem 1.5rem; margin: 1.25rem; }
  .portal-features { grid-template-columns: 1fr; gap: 0.75rem; }
}

@media (max-width: 480px) {
  /* tighter horizontal padding on small phones */
  .wrap           { padding: 0 1.25rem; }
  .stats-grid     { padding: 0 1.25rem; }
  .hero-content   { padding-left: 1.25rem; padding-right: 1.25rem; }
  .split-content  { padding: 2rem 1.25rem; }
  .section-head   { margin-bottom: 2rem; }

  /* single-column stats on very small screens */
  .stats-grid     { grid-template-columns: 1fr; }
  .stat-item      { padding: 0.75rem 0; border-bottom: 1px solid rgba(255,255,255,0.08); }
  .stat-item:last-child { border-bottom: none; }

  /* section spacing */
  .section        { padding: 3rem 0; }
  .section-lg     { padding: 3.5rem 0; }

  /* hero */
  .hero           { min-height: 520px; }
  .hero-actions   { flex-direction: column; }
  .hero-actions .btn { width: 100%; text-align: center; }

  /* property cards tighter */
  .card-body      { padding: 1.25rem; }

  /* cta band */
  .cta-band-inner { gap: 1.25rem; }
  .cta-band .btn  { width: 100%; text-align: center; }

  /* footer */
  .footer         { padding: 3rem 0 1.5rem; }
  .footer-logo .name { font-size: 1.4rem; }

  /* prop detail */
  .prop-page-hero h1 { font-size: clamp(1.875rem, 8vw, 2.75rem); }
  .prop-body-layout  { gap: 2rem; }
}

/* =======================================================
   PROPERTY DETAIL PAGES (lumiere, obsidian, halcyon)
   ======================================================= */
.prop-page-hero {
  background: var(--green);
  padding: calc(var(--nav-h) + 3.5rem) 0 3.5rem;
}
.prop-page-hero .wrap { max-width: var(--max-w); margin: 0 auto; padding: 0 2rem; }
.prop-breadcrumb {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.5);
  text-decoration: none;
  margin-bottom: 2rem;
  transition: color 0.2s;
}
.prop-breadcrumb:hover { color: rgba(255,255,255,0.85); }
.prop-breadcrumb svg { width: 14px; height: 14px; }
.prop-page-hero h1 {
  font-family: var(--serif);
  font-size: clamp(2.75rem, 6vw, 5rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.1;
  margin-bottom: 1rem;
}
.prop-page-hero h1 em { color: var(--blush); font-style: italic; }
.prop-page-hero .hero-meta {
  display: flex;
  align-items: center;
  gap: 1.25rem;
  flex-wrap: wrap;
}
.prop-page-hero .addr-tag {
  font-size: 0.825rem;
  color: rgba(255,255,255,0.6);
  letter-spacing: 0.03em;
}
.prop-body {
  background: var(--cream);
  padding: 5rem 0;
}
.prop-body .wrap {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
}
.prop-body-layout {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: start;
}
@media (max-width: 900px) {
  .prop-body-layout { grid-template-columns: 1fr; gap: 2.5rem; }
}

/* =======================================================
   PROPERTIES OVERVIEW PAGE (portfolio + pipeline)
   ======================================================= */
.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-top: 3.5rem;
}
@media (max-width: 1024px) { .portfolio-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .portfolio-grid { grid-template-columns: 1fr; } }

.port-card {
  background: var(--white);
  border: 1.5px solid var(--border);
  border-radius: 4px;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: box-shadow 0.25s, transform 0.25s;
  text-decoration: none;
}
.port-card:hover {
  box-shadow: 0 16px 48px rgba(35,66,60,0.12);
  transform: translateY(-3px);
}
.port-card-img {
  width: 100%;
  aspect-ratio: 4/3;
  object-fit: cover;
  display: block;
}
.port-card-body {
  padding: 1.75rem 1.75rem 2rem;
  display: flex;
  flex-direction: column;
  flex: 1;
}
.port-card-addr {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 0.6rem;
}
.port-card-name {
  font-family: var(--serif);
  font-size: 1.625rem;
  font-weight: 400;
  color: var(--text);
  margin-bottom: 0.75rem;
  line-height: 1.15;
}
.port-card-name em { color: var(--green); font-style: italic; }
.port-card-desc {
  font-size: 0.875rem;
  color: var(--text-muted);
  line-height: 1.7;
  margin-bottom: 1.5rem;
  flex: 1;
}
.port-card-meta {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-top: 1.25rem;
  border-top: 1px solid var(--border);
}
.port-card-units { font-size: 0.8rem; color: var(--text-mid); }
.port-card-link {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--green);
  display: flex;
  align-items: center;
  gap: 0.4rem;
}
.port-card-link svg { width: 14px; height: 14px; }

.pipeline-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.25rem;
  margin-top: 3rem;
}
@media (max-width: 1024px) { .pipeline-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .pipeline-grid { grid-template-columns: 1fr; } }

.pipeline-card {
  background: var(--white);
  border: 1.5px solid var(--border);
  border-radius: 3px;
  padding: 1.5rem;
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}
.pipeline-badge {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  font-size: 0.575rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  padding: 0.3rem 0.7rem;
  border-radius: 2px;
  align-self: flex-start;
}
.badge-dev    { background: rgba(242,212,215,0.35); color: #8B5A60; }
.badge-plan   { background: var(--green-pale); color: var(--green); }
.badge-leased { background: rgba(35,66,60,0.08); color: var(--green); }
.pipeline-card h4 { font-family: var(--serif); font-size: 1.3rem; font-weight: 400; }
.pipeline-card .addr { font-size: 0.8rem; color: var(--text-muted); }
.pipeline-card .pipe-desc {
  font-size: 0.875rem;
  color: var(--text-mid);
  line-height: 1.65;
  padding-top: 0.5rem;
  border-top: 1px solid var(--border);
}

/* =======================================================
   LEGAL PAGES (privacy, terms)
   ======================================================= */
.legal-body {
  background: var(--cream);
  padding: 5rem 0 6rem;
}
.legal-body .wrap { max-width: 760px; margin: 0 auto; padding: 0 2rem; }
.legal-body h2 {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 400;
  color: var(--text);
  margin: 2.5rem 0 0.75rem;
}
.legal-body h2:first-of-type { margin-top: 0; }
.legal-body p {
  font-size: 0.9375rem;
  color: var(--text-muted);
  line-height: 1.85;
  margin-bottom: 1rem;
}
.legal-body ul { margin: 0.5rem 0 1rem 1.25rem; padding: 0; }
.legal-body ul li {
  font-size: 0.9375rem;
  color: var(--text-muted);
  line-height: 1.85;
  margin-bottom: 0.4rem;
}
.legal-meta {
  font-size: 0.8rem;
  color: var(--text-muted);
  border-bottom: 1px solid var(--border);
  padding-bottom: 2rem;
  margin-bottom: 2.5rem;
}
.legal-contact-box {
  background: var(--green);
  border-radius: 4px;
  padding: 2rem 2.25rem;
  margin-top: 3rem;
}
.legal-contact-box p { color: rgba(255,255,255,0.75); margin-bottom: 0.5rem; }
.legal-contact-box a { color: var(--blush); font-weight: 500; }

/* ==============================
   FAQ PAGE
   ============================== */
.faq-layout {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: start;
}

.faq-col {}

.faq-group {
  margin-bottom: 3rem;
}

.faq-group-title {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 500;
  color: var(--green);
  letter-spacing: 0.02em;
  margin-bottom: 1rem;
  padding-bottom: 0.625rem;
  border-bottom: 1px solid var(--border);
}

.faq-item {
  border-bottom: 1px solid var(--border);
}

.faq-item:last-child {
  border-bottom: none;
}

.faq-q {
  font-size: 0.9375rem;
  font-weight: 500;
  color: var(--text);
  padding: 1rem 2rem 1rem 0;
  cursor: pointer;
  list-style: none;
  position: relative;
  line-height: 1.5;
  transition: color 0.2s;
}

.faq-q::-webkit-details-marker { display: none; }
.faq-q::marker { display: none; }

.faq-q::after {
  content: '+';
  position: absolute;
  right: 0;
  top: 50%;
  transform: translateY(-50%);
  font-size: 1.25rem;
  font-weight: 300;
  color: var(--green);
  line-height: 1;
  transition: transform 0.2s;
}

.faq-item[open] .faq-q { color: var(--green); }
.faq-item[open] .faq-q::after { transform: translateY(-50%) rotate(45deg); }

.faq-a {
  font-size: 0.9375rem;
  color: var(--text-muted);
  line-height: 1.8;
  padding-bottom: 1.25rem;
}

.faq-a a { color: var(--green); text-decoration: underline; text-underline-offset: 2px; }

.faq-footer-note {
  text-align: center;
  margin-top: 4rem;
  padding-top: 3rem;
  border-top: 1px solid var(--border);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 1.25rem;
}

.faq-footer-note p {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 300;
  color: var(--text);
}

@media (max-width: 768px) {
  .faq-layout { grid-template-columns: 1fr; gap: 0; }
  .faq-group   { margin-bottom: 2rem; }
}