/* ===== Tokens ===== */
:root{
  --navy:#0f1b2d;
  --navy-2:#16263d;
  --ink:#1a2233;
  --slate:#5a6577;
  --line:#e7e9ee;
  --bg:#ffffff;
  --bg-alt:#f6f7f9;
  --gold:#b08d57;
  --gold-soft:#c9a877;
  --white:#ffffff;
  --radius:14px;
  --shadow:0 18px 50px -24px rgba(15,27,45,.35);
  --maxw:1160px;
  --serif:"Fraunces",Georgia,serif;
  --sans:"Inter",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--sans);
  color:var(--ink);
  background:var(--bg);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}

.container{width:100%;max-width:var(--maxw);margin:0 auto;padding:0 24px}

h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.12;letter-spacing:-.01em;color:var(--navy)}
h1{font-size:clamp(2.3rem,5vw,3.9rem)}
h2{font-size:clamp(1.8rem,3.2vw,2.7rem)}
h3{font-size:1.25rem}
em{font-style:italic;color:var(--gold)}

.eyebrow{
  font-family:var(--sans);
  text-transform:uppercase;
  letter-spacing:.22em;
  font-size:.74rem;
  font-weight:600;
  color:var(--gold);
  margin-bottom:14px;
}

/* ===== Buttons ===== */
.btn{
  display:inline-flex;align-items:center;justify-content:center;
  gap:.5rem;
  font-family:var(--sans);
  font-weight:600;font-size:.95rem;
  padding:.85rem 1.6rem;
  border-radius:999px;
  border:1px solid transparent;
  cursor:pointer;
  transition:transform .18s ease,background .2s ease,color .2s ease,border-color .2s ease;
}
.btn-primary{background:var(--gold);color:#fff}
.btn-primary:hover{background:#9c7b49;transform:translateY(-2px)}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.5)}
.btn-ghost:hover{background:rgba(255,255,255,.12);border-color:#fff}
.btn-block{width:100%}

/* ===== Header ===== */
.site-header{
  position:sticky;top:0;z-index:50;
  background:rgba(255,255,255,.88);
  backdrop-filter:saturate(180%) blur(12px);
  border-bottom:1px solid var(--line);
}
.nav-wrap{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;align-items:center;gap:.6rem;font-weight:700}
.brand-mark{
  width:36px;height:36px;border-radius:9px;
  background:var(--navy);color:var(--gold);
  display:grid;place-items:center;
  font-family:var(--serif);font-size:1.2rem;
}
.brand-text{font-family:var(--serif);font-size:1.25rem;color:var(--navy);letter-spacing:-.01em}
.brand-accent{color:var(--gold)}
.nav{display:flex;align-items:center;gap:2rem}
.nav a{font-weight:500;font-size:.95rem;color:var(--ink);opacity:.8;transition:opacity .2s}
.nav a:hover{opacity:1}
.nav-cta{
  background:var(--navy);color:#fff!important;opacity:1!important;
  padding:.55rem 1.2rem;border-radius:999px;
}
.nav-cta:hover{background:var(--navy-2)}
.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:8px}
.nav-toggle span{width:24px;height:2px;background:var(--navy);border-radius:2px;transition:.25s}

/* ===== Hero ===== */
.hero{position:relative;color:#fff;overflow:hidden}
.hero-bg{
  position:absolute;inset:0;
  background-size:cover;background-position:center;
  transform:scale(1.03);
}
.hero-overlay{
  position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(15,27,45,.62) 0%,rgba(15,27,45,.78) 100%);
}
.hero-inner{position:relative;padding:120px 24px 160px;max-width:880px}
.hero h1{color:#fff}
.hero-sub{
  margin-top:1.4rem;font-size:1.18rem;max-width:620px;
  color:rgba(255,255,255,.85);
}
.hero-actions{margin-top:2.2rem;display:flex;gap:1rem;flex-wrap:wrap}
.hero-stats{
  position:relative;
  background:rgba(255,255,255,.07);
  border-top:1px solid rgba(255,255,255,.14);
  backdrop-filter:blur(4px);
}
.stats-grid{
  display:grid;grid-template-columns:repeat(4,1fr);
  gap:1rem;padding:34px 24px;
}
.stat{display:flex;flex-direction:column;gap:4px}
.stat-num{font-family:var(--serif);font-size:2rem;color:#fff}
.stat-label{font-size:.82rem;color:rgba(255,255,255,.7);text-transform:uppercase;letter-spacing:.08em}

/* ===== Sections ===== */
.section{padding:96px 0}
.section-alt{background:var(--bg-alt)}
.section-head{max-width:680px;margin-bottom:54px}
.section-lead{margin-top:1rem;font-size:1.08rem;color:var(--slate)}

/* About */
.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.about-media{position:relative}
.about-media img{border-radius:var(--radius);box-shadow:var(--shadow);aspect-ratio:4/5;object-fit:cover}
.about-badge{
  position:absolute;bottom:-22px;left:-22px;
  background:var(--navy);color:#fff;
  padding:18px 22px;border-radius:12px;box-shadow:var(--shadow);
  display:flex;flex-direction:column;
}
.about-badge-num{font-family:var(--serif);font-size:1.3rem;color:var(--gold)}
.about-badge-text{font-size:.8rem;color:rgba(255,255,255,.75);letter-spacing:.06em}
.about-copy p{color:var(--slate);margin-top:1rem}
.about-copy h2{margin-bottom:.4rem}
.check-list{list-style:none;margin-top:1.6rem;display:grid;gap:.7rem}
.check-list li{position:relative;padding-left:30px;color:var(--ink);font-weight:500}
.check-list li::before{
  content:"";position:absolute;left:0;top:9px;
  width:16px;height:16px;border-radius:50%;
  background:var(--gold);
  box-shadow:inset 0 0 0 3px #fff,0 0 0 1px var(--gold);
}

/* Markets */
.market-grid{display:grid;grid-template-columns:1fr 1fr;gap:34px}
.market-card{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  overflow:hidden;box-shadow:0 10px 30px -22px rgba(15,27,45,.4);
  transition:transform .22s ease,box-shadow .22s ease;
}
.market-card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.market-img{height:240px;background-size:cover;background-position:center}
.market-body{padding:30px}
.market-body p{color:var(--slate);margin-top:.6rem}
.market-tags{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.3rem}
.market-tags span{
  font-size:.78rem;font-weight:600;color:var(--navy);
  background:var(--bg-alt);border:1px solid var(--line);
  padding:.3rem .75rem;border-radius:999px;
}

/* Steps */
.steps-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.step{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:32px 26px;position:relative;
  transition:border-color .2s ease,transform .2s ease;
}
.step:hover{border-color:var(--gold-soft);transform:translateY(-3px)}
.step-num{font-family:var(--serif);font-size:2.4rem;color:var(--gold-soft)}
.step h3{margin:.6rem 0 .5rem}
.step p{color:var(--slate);font-size:.96rem}

/* Portfolio */
.portfolio-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}
.property{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  overflow:hidden;transition:transform .22s ease,box-shadow .22s ease;
}
.property:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.property-img{position:relative;aspect-ratio:4/3;overflow:hidden}
.property-img img{width:100%;height:100%;object-fit:cover;transition:transform .4s ease}
.property:hover .property-img img{transform:scale(1.06)}
.property-flag{
  position:absolute;top:12px;left:12px;
  background:rgba(15,27,45,.85);color:#fff;
  font-size:.72rem;font-weight:600;letter-spacing:.05em;
  padding:.3rem .7rem;border-radius:999px;
}
.property-body{padding:20px}
.property-meta{color:var(--slate);font-size:.9rem;margin-top:.3rem}
.property-yield{color:var(--gold);font-weight:600;font-size:.92rem;margin-top:.5rem}

/* CTA band */
.cta-band{position:relative;color:#fff;text-align:center;overflow:hidden}
.cta-bg{position:absolute;inset:0;background-size:cover;background-position:center}
.cta-overlay{position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,27,45,.8),rgba(15,27,45,.86))}
.cta-inner{position:relative;padding:110px 24px;max-width:680px}
.cta-band h2{color:#fff}
.cta-band p{margin:1.1rem 0 2rem;color:rgba(255,255,255,.85);font-size:1.1rem}

/* Contact */
.contact-simple{max-width:640px;margin:0 auto;text-align:center}
.contact-lead{color:var(--slate);margin-top:1rem;font-size:1.08rem}
.contact-email{
  display:inline-block;margin-top:2rem;
  font-family:var(--serif);font-size:clamp(1.4rem,3.4vw,2.1rem);
  color:var(--navy);border-bottom:2px solid var(--gold-soft);
  padding-bottom:4px;transition:color .2s ease,border-color .2s ease;
}
.contact-email:hover{color:var(--gold);border-color:var(--gold)}

/* Footer */
.site-footer{background:var(--navy);color:rgba(255,255,255,.78);padding:60px 0 30px}
.footer-grid{display:flex;justify-content:space-between;gap:40px;flex-wrap:wrap;padding-bottom:36px;border-bottom:1px solid rgba(255,255,255,.12)}
.footer-brand .brand-text{color:#fff}
.footer-brand p{margin-top:.8rem;max-width:280px;font-size:.95rem}
.footer-nav{display:flex;gap:1.6rem;flex-wrap:wrap;align-items:center}
.footer-nav a{font-size:.95rem;transition:color .2s}
.footer-nav a:hover{color:#fff}
.footer-bottom{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding-top:24px;font-size:.82rem;color:rgba(255,255,255,.55)}

/* ===== Responsive ===== */
@media(max-width:900px){
  .nav{
    position:fixed;inset:72px 0 auto 0;
    flex-direction:column;align-items:stretch;gap:0;
    background:#fff;border-bottom:1px solid var(--line);
    padding:8px 24px 20px;
    transform:translateY(-130%);transition:transform .28s ease;
  }
  .nav.open{transform:translateY(0)}
  .nav a{padding:14px 0;border-bottom:1px solid var(--line);opacity:1}
  .nav-cta{text-align:center;margin-top:12px}
  .nav-toggle{display:flex}
  .stats-grid{grid-template-columns:1fr 1fr;gap:24px}
  .about-grid{grid-template-columns:1fr;gap:40px}
  .about-badge{left:0}
  .market-grid{grid-template-columns:1fr}
  .steps-grid{grid-template-columns:1fr 1fr}
  .portfolio-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:560px){
  .section{padding:64px 0}
  .hero-inner{padding:84px 24px 110px}
  .steps-grid,.portfolio-grid{grid-template-columns:1fr}
  .stats-grid{grid-template-columns:1fr 1fr}
}