:root {
  --navy: #0e2a4e;
  --navy-2: #143c67;
  --green: #84bd41;
  --green-2: #b6d85a;
  --ink: #17212f;
  --muted: #647082;
  --line: #dde5df;
  --paper: #f8faf6;
  --white: #ffffff;
  --clay: #b96f4a;
  --gold: #d8a94e;
  --shadow: 0 18px 50px rgba(14, 42, 78, 0.16);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: "DM Sans", system-ui, sans-serif;
  color: var(--ink);
  background: var(--paper);
  letter-spacing: 0;
}

body.menu-open {
  overflow: hidden;
}

a {
  color: inherit;
  text-decoration: none;
}

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

button,
input,
select,
textarea {
  font: inherit;
}

.site-header {
  position: fixed;
  z-index: 20;
  inset: 0 0 auto 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 16px clamp(18px, 4vw, 58px);
  color: var(--white);
  background: linear-gradient(180deg, rgba(8, 26, 49, 0.88), rgba(8, 26, 49, 0.42) 70%, transparent);
  transition: background 180ms ease, color 180ms ease, box-shadow 180ms ease;
}

.site-header.scrolled,
.site-header.menu-active {
  color: var(--navy);
  background: rgba(255, 255, 255, 0.96);
  box-shadow: 0 8px 30px rgba(14, 42, 78, 0.12);
  backdrop-filter: blur(14px);
}

.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  min-width: max-content;
}

.brand-mark {
  position: relative;
  display: grid;
  place-items: center;
  width: 52px;
  height: 52px;
  border: 2px solid currentColor;
  border-radius: 8px;
  color: currentColor;
}

.brand-mark::before {
  content: "";
  position: absolute;
  top: -8px;
  width: 30px;
  height: 30px;
  border-left: 4px solid var(--green);
  border-top: 4px solid var(--green);
  transform: rotate(45deg);
  background: transparent;
}

.brand-mark span {
  position: relative;
  z-index: 1;
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0;
}

.brand-copy {
  display: grid;
  line-height: 1;
}

.brand-copy strong {
  font-size: 19px;
  text-transform: uppercase;
}

.brand-copy span {
  color: var(--green-2);
  font-size: 13px;
  font-weight: 800;
  text-transform: uppercase;
}

.site-header.scrolled .brand-copy span,
.site-header.menu-active .brand-copy span {
  color: var(--green);
}

.top-nav {
  display: flex;
  align-items: center;
  gap: 20px;
  font-size: 14px;
  font-weight: 700;
}

.top-nav a {
  opacity: 0.9;
}

.top-nav a:hover {
  color: var(--green-2);
}

.site-header.scrolled .top-nav a:hover,
.site-header.menu-active .top-nav a:hover {
  color: var(--green);
}

.icon-button {
  display: grid;
  place-items: center;
  width: 42px;
  height: 42px;
  border: 1px solid currentColor;
  border-radius: 8px;
  color: inherit;
  background: transparent;
  cursor: pointer;
}

.menu-toggle {
  display: none;
}

.hero {
  position: relative;
  min-height: 92vh;
  display: grid;
  align-items: end;
  overflow: hidden;
  color: var(--white);
}

.hero-bg {
  position: absolute;
  inset: 0;
  background: var(--navy);
}

.hero-bg::before,
.hero-bg::after {
  content: "";
  position: absolute;
  inset: 0;
}

.hero-bg::before {
  inset: -18px;
  background: url("/assets/facilities/main-page-house.jpg");
  background-size: cover;
  background-position: center 46%;
  filter: blur(5px);
  opacity: 0.88;
  transform: scale(1.03);
}

.hero-bg::after {
  background:
    linear-gradient(90deg, rgba(7, 25, 48, 0.93), rgba(10, 31, 58, 0.76) 48%, rgba(10, 31, 58, 0.42)),
    linear-gradient(180deg, rgba(7, 25, 48, 0.26), rgba(7, 25, 48, 0.54));
}

.hero-inner {
  position: relative;
  width: min(1120px, calc(100% - 36px));
  margin: 0 auto;
  padding: 150px 0 56px;
}

.eyebrow {
  margin: 0 0 12px;
  color: var(--green);
  font-size: 12px;
  font-weight: 900;
  letter-spacing: 0;
  text-transform: uppercase;
}

.hero .eyebrow {
  color: var(--green-2);
}

h1,
h2,
h3,
h4 {
  margin: 0;
  font-family: "Fraunces", Georgia, serif;
  line-height: 1.02;
  letter-spacing: 0;
}

h1 {
  max-width: 920px;
  font-size: clamp(46px, 9vw, 96px);
}

h2 {
  max-width: 860px;
  font-size: clamp(34px, 5vw, 62px);
}

h3 {
  font-size: 25px;
}

h4 {
  font-size: 20px;
}

.hero-copy {
  max-width: 690px;
  margin: 24px 0 0;
  color: rgba(255, 255, 255, 0.9);
  font-size: 19px;
  line-height: 1.55;
}

.hero-actions,
.audience-actions,
.detail-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 9px;
  min-height: 48px;
  padding: 12px 18px;
  border: 1px solid transparent;
  border-radius: 8px;
  font-weight: 800;
  cursor: pointer;
  transition: transform 160ms ease, box-shadow 160ms ease, background 160ms ease;
}

.button svg,
.icon-button svg {
  width: 18px;
  height: 18px;
  flex: 0 0 auto;
}

.button:hover,
.icon-button:hover {
  transform: translateY(-1px);
}

.button.primary {
  color: var(--white);
  background: var(--green);
  box-shadow: 0 14px 32px rgba(132, 189, 65, 0.28);
}

.button.secondary {
  color: var(--navy);
  background: var(--white);
  border-color: var(--line);
}

.button.ghost {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.55);
  background: rgba(255, 255, 255, 0.08);
  backdrop-filter: blur(10px);
}

.hero-metrics {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 42px;
}

.hero-metrics span {
  display: flex;
  align-items: baseline;
  gap: 8px;
  min-height: 58px;
  padding: 12px 16px;
  border: 1px solid rgba(255, 255, 255, 0.2);
  border-radius: 8px;
  background: rgba(4, 18, 35, 0.38);
  backdrop-filter: blur(10px);
}

.hero-metrics strong {
  font-family: "Fraunces", Georgia, serif;
  font-size: 30px;
}

.audience-strip {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 28px clamp(18px, 5vw, 68px);
  color: var(--white);
  background: var(--navy);
}

.audience-strip h2 {
  font-size: clamp(28px, 4vw, 44px);
}

.audience-strip .audience-actions {
  margin: 0;
}

.section {
  padding: clamp(68px, 9vw, 118px) clamp(18px, 5vw, 68px);
}

.section-heading {
  display: grid;
  gap: 6px;
  margin: 0 auto 34px;
  max-width: 1160px;
}

.thesis-grid,
.waiver-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  max-width: 1160px;
  margin: 0 auto;
}

.thesis-grid article,
.waiver-grid article,
.portfolio-card,
.owned-panel,
.dashboard,
.financial-grid section {
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  box-shadow: 0 10px 28px rgba(14, 42, 78, 0.07);
}

.thesis-grid article,
.waiver-grid article {
  padding: 26px;
}

.thesis-grid svg {
  color: var(--green);
  width: 32px;
  height: 32px;
  margin-bottom: 18px;
}

.thesis-grid p,
.waiver-grid p,
.family-band p,
.contact-form,
.portfolio-card p,
.detail-content p,
.fine-print,
.site-footer p {
  color: var(--muted);
  line-height: 1.6;
}

.portfolio-section {
  background: #eef4ee;
}

.portfolio-heading {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 22px;
}

.filter-row {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}

.filter-chip {
  min-height: 38px;
  padding: 8px 13px;
  border: 1px solid var(--line);
  border-radius: 8px;
  color: var(--navy);
  background: var(--white);
  font-weight: 800;
  cursor: pointer;
}

.filter-chip.active {
  color: var(--white);
  border-color: var(--navy);
  background: var(--navy);
}

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 16px;
  max-width: 1240px;
  margin: 0 auto;
}

.portfolio-card {
  overflow: hidden;
}

.portfolio-card img {
  width: 100%;
  aspect-ratio: 1.18;
  object-fit: cover;
}

.portfolio-card-body {
  display: grid;
  gap: 10px;
  padding: 16px;
}

.portfolio-card h3 {
  font-size: 22px;
}

.meta-line,
.tag-row {
  display: flex;
  flex-wrap: wrap;
  gap: 7px;
}

.tag {
  display: inline-flex;
  align-items: center;
  min-height: 26px;
  padding: 4px 8px;
  border-radius: 8px;
  color: var(--navy);
  background: #eaf3dd;
  font-size: 12px;
  font-weight: 900;
}

.tag.warn {
  color: #7b4a13;
  background: #f8e7c4;
}

.card-button {
  justify-content: space-between;
  width: 100%;
  margin-top: 5px;
  color: var(--navy);
  background: #f5f8f2;
  border-color: var(--line);
}

.property-detail {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(24px, 4vw, 58px);
  align-items: center;
  padding: clamp(68px, 9vw, 110px) clamp(18px, 5vw, 68px);
  background: var(--white);
}

.detail-media img {
  width: 100%;
  min-height: 520px;
  object-fit: cover;
  border-radius: 8px;
  box-shadow: var(--shadow);
}

.detail-content {
  max-width: 680px;
}

.detail-content p {
  font-size: 17px;
}

.stat-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
  margin: 24px 0;
}

.stat-list div {
  padding: 16px;
  border-radius: 8px;
  background: #f4f8f1;
}

.stat-list dt {
  color: var(--muted);
  font-size: 12px;
  font-weight: 900;
  text-transform: uppercase;
}

.stat-list dd {
  margin: 6px 0 0;
  color: var(--navy);
  font-size: 24px;
  font-weight: 900;
}

.numbers-panel {
  padding: 20px;
  border-left: 5px solid var(--green);
  background: #f9fbf6;
}

.numbers-panel h3 {
  font-size: 22px;
}

.numbers-panel ul,
.check-list {
  display: grid;
  gap: 8px;
  margin: 14px 0 0;
  padding-left: 18px;
  color: var(--muted);
  line-height: 1.5;
}

.secure-preview {
  display: none;
  padding: clamp(68px, 9vw, 116px) clamp(18px, 5vw, 68px);
  color: var(--white);
  background: var(--navy);
}

.secure-preview.active {
  display: block;
}

.secure-preview .section-heading {
  color: var(--white);
}

.portal-layout {
  display: grid;
  grid-template-columns: 310px minmax(0, 1fr);
  gap: 18px;
  max-width: 1200px;
  margin: 0 auto;
}

.owned-panel,
.dashboard,
.financial-grid section {
  color: var(--ink);
}

.owned-panel {
  padding: 18px;
}

.investor-id {
  display: flex;
  gap: 10px;
  align-items: center;
  padding-bottom: 16px;
  border-bottom: 1px solid var(--line);
}

.investor-id span:last-child {
  display: block;
  margin-top: 3px;
  color: var(--muted);
  font-size: 13px;
}

.status-dot {
  width: 11px;
  height: 11px;
  border-radius: 50%;
  background: var(--green);
  box-shadow: 0 0 0 5px rgba(132, 189, 65, 0.18);
}

.owned-panel h3 {
  margin: 18px 0 12px;
  font-size: 22px;
}

.owned-list {
  display: grid;
  gap: 8px;
}

.owned-button {
  width: 100%;
  min-height: 48px;
  padding: 10px 12px;
  border: 1px solid var(--line);
  border-radius: 8px;
  color: var(--navy);
  background: #f7faf4;
  text-align: left;
  font-weight: 900;
  cursor: pointer;
}

.owned-button.active {
  color: var(--white);
  border-color: var(--navy);
  background: var(--navy);
}

.dashboard {
  padding: 22px;
}

.dashboard-top {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  padding-bottom: 16px;
  border-bottom: 1px solid var(--line);
}

.dashboard-stats {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 12px;
  margin: 18px 0;
}

.dashboard-stats div {
  min-height: 100px;
  padding: 14px;
  border-radius: 8px;
  background: #f4f8f1;
}

.dashboard-stats span {
  display: block;
  color: var(--muted);
  font-size: 12px;
  font-weight: 900;
  text-transform: uppercase;
}

.dashboard-stats strong {
  display: block;
  margin-top: 8px;
  color: var(--navy);
  font-size: 24px;
}

.financial-grid {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 14px;
}

.financial-grid section {
  padding: 18px;
  box-shadow: none;
}

.mini-bars {
  display: grid;
  gap: 12px;
  margin-top: 18px;
}

.bar-row {
  display: grid;
  grid-template-columns: 92px minmax(0, 1fr) 82px;
  gap: 10px;
  align-items: center;
  color: var(--muted);
  font-size: 13px;
  font-weight: 800;
}

.bar-track {
  height: 13px;
  overflow: hidden;
  border-radius: 8px;
  background: #e7ede5;
}

.bar-fill {
  height: 100%;
  border-radius: 8px;
  background: linear-gradient(90deg, var(--green), var(--gold));
}

.scenario {
  display: grid;
  gap: 10px;
}

.scenario input,
.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 8px;
  color: var(--ink);
  background: var(--white);
}

.scenario input[type="number"],
.contact-form input,
.contact-form select {
  min-height: 48px;
  padding: 10px 12px;
}

.scenario-row {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 12px;
  padding: 13px 0;
  color: var(--navy);
}

.scenario-row strong {
  font-size: 28px;
}

.fine-print {
  margin: 0;
  font-size: 12px;
}

.waiver {
  background: var(--paper);
}


.family-band {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 26px;
  max-width: 1160px;
  margin: 0 auto;
  padding: 28px;
  border-radius: 8px;
  background: var(--white);
  box-shadow: var(--shadow);
}

.family-band h3 {
  font-size: 30px;
}

.contact {
  background: #eef4ee;
}

.contact-form {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
  max-width: 900px;
  margin: 0 auto;
}

.contact-form label {
  display: grid;
  gap: 7px;
  color: var(--navy);
  font-weight: 900;
}

.contact-form label:nth-child(4) {
  grid-column: 1 / -1;
}

.contact-form textarea {
  min-height: 130px;
  padding: 12px;
  resize: vertical;
}

.contact-form button {
  justify-self: start;
}

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding: 34px clamp(18px, 5vw, 68px);
  color: var(--white);
  background: #071b32;
}

.site-footer p {
  max-width: 520px;
  margin: 6px 0 0;
  color: rgba(255, 255, 255, 0.72);
}

.site-footer div:last-child {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
  align-content: start;
  font-weight: 800;
}

@media (max-width: 1080px) {
  .portfolio-grid {
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }

  .top-nav {
    gap: 13px;
    font-size: 13px;
  }

  .dashboard-stats {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 860px) {
  .menu-toggle {
    display: grid;
  }

  .top-nav {
    position: fixed;
    inset: 76px 14px auto 14px;
    display: none;
    flex-direction: column;
    align-items: stretch;
    padding: 18px;
    border: 1px solid var(--line);
    border-radius: 8px;
    color: var(--navy);
    background: var(--white);
    box-shadow: var(--shadow);
  }

  .top-nav.open {
    display: flex;
  }

  .top-nav a {
    padding: 11px 8px;
  }

  .hero {
    min-height: 88vh;
  }

  .audience-strip,
  .portfolio-heading,
  .family-band,
  .site-footer {
    align-items: stretch;
    flex-direction: column;
  }

  .thesis-grid,
  .waiver-grid,
  .property-detail,
  .portal-layout,
  .financial-grid {
    grid-template-columns: 1fr;
  }

  .detail-media img {
    min-height: 340px;
  }

  .portfolio-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

}

@media (max-width: 560px) {
  .site-header {
    padding: 13px 14px;
  }

  .brand-copy strong {
    font-size: 16px;
  }

  .brand-copy span {
    font-size: 11px;
  }

  .brand-mark {
    width: 46px;
    height: 46px;
  }

  .hero-inner {
    width: min(100% - 28px, 1120px);
    padding-bottom: 34px;
  }

  h1 {
    font-size: 43px;
  }

  .portfolio-grid,
  .stat-list,
  .dashboard-stats,
  .contact-form {
    grid-template-columns: 1fr;
  }

  .bar-row {
    grid-template-columns: 72px minmax(0, 1fr) 64px;
  }

  .contact-form label:nth-child(4) {
    grid-column: auto;
  }

  .hero-metrics span,
  .button {
    width: 100%;
  }
}


.install-app {
  position: fixed;
  z-index: 40;
  right: 18px;
  bottom: 18px;
  left: 18px;
  display: none;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  max-width: 720px;
  margin: 0 auto;
  padding: 14px;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: 8px;
  color: var(--white);
  background: rgba(8, 26, 49, 0.96);
  box-shadow: 0 24px 70px rgba(7, 25, 48, 0.32);
  backdrop-filter: blur(16px);
}

.install-app.is-visible {
  display: flex;
}

.install-copy {
  min-width: 0;
}

.install-copy strong {
  display: block;
  margin-bottom: 4px;
  font-size: 15px;
}

.install-copy p {
  margin: 0;
  color: rgba(255, 255, 255, 0.78);
  font-size: 13px;
  line-height: 1.38;
}

.install-actions {
  display: flex;
  align-items: center;
  gap: 8px;
  flex: 0 0 auto;
}

.install-app .button {
  min-height: 42px;
  padding: 10px 14px;
  white-space: nowrap;
}

.install-app .icon-button {
  width: 42px;
  height: 42px;
}

@media (min-width: 861px) {
  .install-app.is-visible {
    display: none;
  }
}

@media (max-width: 860px) {
  html {
    scroll-padding-top: 86px;
  }

  body {
    overflow-x: hidden;
  }

  .section,
  .audience-strip,
  .property-detail,
  .secure-preview,
  .site-footer {
    width: min(100% - 28px, 1120px);
  }

  .top-nav {
    max-height: calc(100vh - 104px);
    overflow-y: auto;
  }

  .hero-bg::before {
    background-position: center;
    filter: blur(4px);
  }

  .hero-copy {
    max-width: 100%;
  }

  .audience-actions,
  .detail-actions,
  .hero-actions {
    width: 100%;
  }

  .dashboard,
  .owned-panel,
  .financial-grid section,
  .scenario,
  .contact-form {
    min-width: 0;
  }
}

@media (max-width: 560px) {
  h1 {
    font-size: 40px;
  }

  h2 {
    font-size: 34px;
  }

  .hero {
    min-height: auto;
  }

  .hero-inner {
    padding-top: 128px;
  }

  .hero-metrics {
    margin-top: 28px;
  }

  .filter-row {
    width: 100%;
  }

  .filter-chip {
    flex: 1 1 calc(50% - 8px);
    min-height: 42px;
  }

  .portfolio-card img {
    height: 176px;
  }

  .dashboard {
    padding: 18px;
  }

  .financial-grid section,
  .scenario {
    padding: 18px;
  }

  .install-app {
    right: 10px;
    bottom: 10px;
    left: 10px;
    flex-direction: column;
    align-items: stretch;
    padding: 12px;
  }

  .install-actions {
    width: 100%;
  }

  .install-actions .button {
    flex: 1 1 auto;
    width: auto;
  }
}


.brand {
  min-width: 0;
}

.brand-logo {
  display: block;
  width: clamp(173px, 18vw, 270px);
  height: auto;
  object-fit: contain;
  border-radius: 8px;
  background: rgba(255, 255, 255, 0.98);
  box-shadow: 0 10px 28px rgba(7, 25, 48, 0.16);
}


.contact-layout {
  display: grid;
  grid-template-columns: minmax(240px, 340px) minmax(0, 1fr);
  gap: 24px;
  max-width: 1060px;
  margin: 0 auto;
  align-items: stretch;
}

.office-preview {
  margin: 0;
  overflow: hidden;
  border-radius: 8px;
  background: var(--white);
  box-shadow: var(--shadow);
}

.office-preview img {
  width: 100%;
  height: 100%;
  min-height: 270px;
  object-fit: cover;
  background: #eef4ee;
}

.office-preview figcaption {
  padding: 14px 16px 16px;
  color: var(--navy);
  font-weight: 900;
}

.contact-layout .contact-form {
  max-width: none;
  margin: 0;
}

@media (max-width: 1080px) {
  .brand-logo {
    width: clamp(153px, 18vw, 219px);
  }
}

@media (max-width: 860px) {
  .contact-layout {
    grid-template-columns: 1fr;
  }

  .office-preview img {
    height: 260px;
    min-height: 0;
  }
}

@media (max-width: 560px) {
  .brand-logo {
    width: min(159px, 51vw);
  }

  .footer-logo {
    width: 86px;
  }
}


.footer-brand {
  display: flex;
  align-items: center;
  gap: 16px;
  min-width: 0;
}

.footer-logo {
  width: 106px;
  height: auto;
  flex: 0 0 auto;
  border-radius: 8px;
  background: var(--white);
}

@media (max-width: 860px) {
  .footer-brand {
    align-items: flex-start;
  }
}

@media (max-width: 560px) {
  .footer-logo {
    width: 86px;
  }
}