:root {
  --ink: #14201e;
  --muted: #52625f;
  --paper: #f6f8f6;
  --white: #ffffff;
  --green-950: #062f2c;
  --green-900: #083f3a;
  --green-800: #0d554c;
  --green-600: #238171;
  --sea-glass: #9fd4c8;
  --gold: #caa164;
  --line: #d9e1de;
  --content: 1180px;
  --header-height: 76px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: var(--header-height);
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: "DM Sans", Arial, sans-serif;
  font-size: 16px;
  line-height: 1.6;
}

body.nav-open {
  overflow: hidden;
}

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

a {
  color: inherit;
}

button,
a {
  -webkit-tap-highlight-color: transparent;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  font-family: "Libre Franklin", Arial, sans-serif;
  letter-spacing: 0;
}

h2 {
  margin-bottom: 24px;
  font-size: clamp(2rem, 4vw, 3.75rem);
  line-height: 1.05;
}

h3 {
  margin-bottom: 8px;
  font-size: 1.05rem;
  line-height: 1.3;
}

.skip-link {
  position: fixed;
  z-index: 1000;
  top: 12px;
  left: 12px;
  padding: 10px 14px;
  color: var(--white);
  background: var(--green-950);
  border-radius: 4px;
  transform: translateY(-150%);
}

.skip-link:focus {
  transform: translateY(0);
}

.site-header {
  position: fixed;
  z-index: 100;
  top: 0;
  left: 0;
  display: flex;
  width: 100%;
  min-height: var(--header-height);
  align-items: center;
  justify-content: space-between;
  padding: 10px max(24px, calc((100vw - var(--content)) / 2));
  color: var(--white);
  border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  transition:
    color 180ms ease,
    background 180ms ease,
    box-shadow 180ms ease;
}

.site-header.is-scrolled,
.site-header.is-open {
  color: var(--ink);
  background: rgba(255, 255, 255, 0.98);
  border-color: transparent;
  box-shadow: 0 8px 28px rgba(20, 32, 30, 0.1);
}

.brand {
  display: inline-flex;
  min-width: 0;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}

.brand img,
.footer-brand img {
  flex: 0 0 auto;
  border-radius: 50%;
}

.brand-name {
  display: grid;
  min-width: 0;
  line-height: 1.1;
}

.brand-name strong {
  font-family: "Libre Franklin", Arial, sans-serif;
  font-size: 1.02rem;
}

.brand-name span {
  margin-top: 4px;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 28px;
}

.site-nav a {
  font-size: 0.9rem;
  font-weight: 600;
  text-decoration: none;
}

.site-nav a:not(.nav-cta):hover {
  color: var(--sea-glass);
}

.site-header.is-scrolled .site-nav a:not(.nav-cta):hover,
.site-header.is-open .site-nav a:not(.nav-cta):hover {
  color: var(--green-600);
}

.nav-cta {
  padding: 10px 14px;
  color: var(--green-950);
  background: var(--white);
  border-radius: 4px;
}

.site-header.is-scrolled .nav-cta,
.site-header.is-open .nav-cta {
  color: var(--white);
  background: var(--green-900);
}

.nav-toggle {
  display: none;
  width: 42px;
  height: 42px;
  align-items: center;
  justify-content: center;
  padding: 0;
  color: currentColor;
  background: transparent;
  border: 0;
  cursor: pointer;
}

.nav-toggle svg {
  width: 25px;
  height: 25px;
}

.hero {
  position: relative;
  display: grid;
  min-height: 88vh;
  min-height: 760px;
  align-items: end;
  overflow: hidden;
  color: var(--white);
}

.hero-image,
.hero-shade {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-image {
  object-fit: cover;
  object-position: center 44%;
}

.hero-shade {
  background:
    linear-gradient(90deg, rgba(4, 32, 30, 0.92) 0%, rgba(4, 32, 30, 0.68) 43%, rgba(4, 32, 30, 0.18) 76%),
    linear-gradient(0deg, rgba(4, 32, 30, 0.72) 0%, transparent 42%);
}

.hero-content {
  position: relative;
  z-index: 1;
  width: min(100% - 48px, var(--content));
  margin: 0 auto;
  padding: 180px 0 142px;
}

.eyebrow,
.section-kicker {
  margin-bottom: 20px;
  color: var(--green-600);
  font-size: 0.76rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.eyebrow {
  color: var(--sea-glass);
}

.section-kicker.light {
  color: var(--sea-glass);
}

.hero h1 {
  max-width: 760px;
  margin-bottom: 24px;
  font-size: clamp(3.5rem, 7.4vw, 7rem);
  line-height: 0.94;
}

.hero-copy {
  max-width: 620px;
  margin-bottom: 34px;
  color: rgba(255, 255, 255, 0.88);
  font-size: 1.2rem;
  line-height: 1.55;
}

.hero-actions {
  display: grid;
  width: min(100%, 520px);
  gap: 12px;
}

.button {
  display: inline-flex;
  min-height: 52px;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 12px 20px;
  border: 1px solid transparent;
  border-radius: 4px;
  font-weight: 700;
  text-decoration: none;
  transition:
    transform 160ms ease,
    background 160ms ease,
    color 160ms ease;
}

.button:hover {
  transform: translateY(-2px);
}

.button svg {
  width: 18px;
  height: 18px;
}

.button-primary {
  color: var(--green-950);
  background: var(--white);
}

.button-primary:hover {
  background: var(--sea-glass);
}

.button-secondary {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.58);
  background: rgba(6, 47, 44, 0.25);
}

.button-secondary:hover {
  border-color: var(--white);
  background: rgba(6, 47, 44, 0.65);
}

.button-light {
  color: var(--green-950);
  background: var(--white);
}

.button-light:hover {
  background: var(--sea-glass);
}

.market-strip {
  display: grid;
  grid-template-columns: 1.35fr repeat(3, 1fr);
  width: 100%;
  color: var(--white);
  background: var(--green-950);
}

.market-intro,
.market-stat {
  min-width: 0;
  padding: 34px clamp(20px, 3vw, 52px);
}

.market-intro {
  grid-row: span 2;
  padding-left: max(24px, calc((100vw - var(--content)) / 2));
  background: var(--gold);
  color: var(--green-950);
}

.market-intro .section-kicker {
  margin-bottom: 8px;
  color: var(--green-950);
}

.market-intro p,
.market-stat span {
  margin: 0;
  font-size: 0.8rem;
  line-height: 1.35;
}

.market-stat {
  border-left: 1px solid rgba(255, 255, 255, 0.14);
}

.market-stat:last-child {
  grid-column: span 2;
}

.market-stat strong {
  display: block;
  margin-bottom: 6px;
  font-family: "Libre Franklin", Arial, sans-serif;
  font-size: clamp(1.35rem, 2vw, 2rem);
  line-height: 1.1;
}

.market-stat span {
  color: rgba(255, 255, 255, 0.7);
}

.section {
  width: min(100% - 48px, var(--content));
  margin: 0 auto;
  padding: 118px 0;
}

.section-heading {
  max-width: 820px;
  margin-bottom: 64px;
}

.section-heading.compact {
  max-width: 720px;
}

.explainer-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: clamp(48px, 9vw, 120px);
}

.lead-copy {
  font-size: 1.35rem;
  line-height: 1.55;
}

.feature-list {
  display: grid;
  gap: 30px;
}

.feature-list article {
  display: grid;
  grid-template-columns: 48px 1fr;
  gap: 18px;
  align-items: start;
  padding-bottom: 30px;
  border-bottom: 1px solid var(--line);
}

.feature-list article:last-child {
  padding-bottom: 0;
  border-bottom: 0;
}

.feature-list svg {
  width: 26px;
  height: 26px;
  color: var(--green-600);
}

.feature-list p {
  margin: 0;
  color: var(--muted);
}

.property-band {
  width: 100%;
  height: clamp(320px, 48vw, 560px);
  overflow: hidden;
  background: var(--green-950);
}

.property-band img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 42%;
}

.investor-section {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 0.9fr);
  width: 100%;
  max-width: none;
  gap: clamp(60px, 9vw, 140px);
  margin: 0;
  padding-right: max(24px, calc((100vw - var(--content)) / 2));
  padding-left: max(24px, calc((100vw - var(--content)) / 2));
  color: var(--white);
  background: var(--green-900);
}

.investor-heading > p:not(.section-kicker) {
  max-width: 640px;
  margin-bottom: 30px;
  color: rgba(255, 255, 255, 0.72);
  font-size: 1.05rem;
}

.investor-principles {
  display: grid;
  align-content: center;
}

.investor-principles article {
  display: grid;
  grid-template-columns: 42px 1fr;
  column-gap: 18px;
  padding: 26px 0;
  border-top: 1px solid rgba(255, 255, 255, 0.18);
}

.investor-principles article:last-child {
  border-bottom: 1px solid rgba(255, 255, 255, 0.18);
}

.investor-principles span {
  grid-row: span 2;
  color: var(--sea-glass);
  font-size: 0.74rem;
  font-weight: 700;
}

.investor-principles p {
  margin: 0;
  color: rgba(255, 255, 255, 0.68);
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(50px, 9vw, 130px);
  padding: 110px max(24px, calc((100vw - var(--content)) / 2));
  background: var(--white);
}

.contact-intro {
  max-width: 560px;
}

.contact-intro > p:not(.section-kicker) {
  color: var(--muted);
}

.scenario-list {
  display: grid;
  gap: 12px;
  margin: 30px 0 0;
  padding: 0;
  list-style: none;
}

.scenario-list li {
  display: grid;
  grid-template-columns: 28px 1fr;
  gap: 12px;
  align-items: center;
  padding: 14px 0;
  border-bottom: 1px solid var(--line);
  font-weight: 700;
}

.scenario-list li:first-child {
  border-top: 1px solid var(--line);
}

.scenario-list svg {
  width: 20px;
  height: 20px;
  color: var(--green-600);
}

.contact-details {
  display: grid;
  gap: 24px;
  align-content: center;
  align-self: center;
  padding: 34px;
  background: var(--paper);
  border: 1px solid var(--line);
}

.signature-header {
  display: grid;
  grid-template-columns: 54px 1fr;
  gap: 16px;
  align-items: center;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--line);
}

.signature-header img {
  border-radius: 50%;
}

.signature-header h3 {
  margin: 0 0 2px;
  font-size: 1.28rem;
}

.signature-header p {
  margin: 0;
  color: var(--green-800);
  font-weight: 700;
}

.signature-header span {
  display: block;
  margin-top: 5px;
  color: var(--muted);
  font-size: 0.82rem;
  font-weight: 600;
}

.signature-lines {
  display: grid;
  gap: 14px;
}

.signature-lines > * {
  display: grid;
  grid-template-columns: 24px 1fr;
  gap: 12px;
  align-items: center;
  color: var(--ink);
  text-decoration: none;
}

.signature-lines svg {
  width: 18px;
  height: 18px;
  color: var(--green-600);
}

.signature-lines span {
  min-width: 0;
  overflow-wrap: anywhere;
  font-weight: 700;
}

.site-footer {
  padding: 58px max(24px, calc((100vw - var(--content)) / 2)) 26px;
  color: rgba(255, 255, 255, 0.72);
  background: var(--green-950);
}

.footer-brand {
  display: flex;
  align-items: center;
  gap: 12px;
  margin-bottom: 28px;
  color: var(--white);
  font-weight: 700;
}

.disclaimer {
  max-width: 900px;
  margin-bottom: 42px;
  font-size: 0.78rem;
  line-height: 1.6;
}

.footer-bottom {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 16px 28px;
  padding-top: 22px;
  font-size: 0.72rem;
  border-top: 1px solid rgba(255, 255, 255, 0.14);
}

.footer-bottom a {
  color: inherit;
}

.housing-mark {
  display: flex;
  align-items: center;
  gap: 8px;
}

.housing-mark img {
  width: 24px;
  height: 26px;
  object-fit: contain;
  filter: grayscale(1) brightness(3);
}

@media (max-width: 960px) {
  .site-nav {
    position: fixed;
    top: var(--header-height);
    left: 0;
    display: none;
    width: 100%;
    height: calc(100vh - var(--header-height));
    align-content: start;
    align-items: stretch;
    flex-direction: column;
    gap: 0;
    padding: 28px 24px;
    color: var(--ink);
    background: var(--white);
  }

  .site-nav.is-open {
    display: flex;
  }

  .site-nav a {
    padding: 17px 0;
    font-size: 1.1rem;
    border-bottom: 1px solid var(--line);
  }

  .site-nav .nav-cta {
    margin-top: 22px;
    padding: 14px 18px;
    color: var(--white);
    text-align: center;
    background: var(--green-900);
    border: 0;
  }

  .nav-toggle {
    display: inline-flex;
  }

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

  .market-intro {
    grid-column: 1 / -1;
    grid-row: auto;
    padding-left: 24px;
  }

  .explainer-grid,
  .investor-section,
  .contact-section {
    grid-template-columns: 1fr;
  }

  .investor-section {
    gap: 60px;
  }
}

@media (max-width: 720px) {
  :root {
    --header-height: 68px;
  }

  h2 {
    font-size: 2.25rem;
  }

  .site-header {
    padding-right: 18px;
    padding-left: 18px;
  }

  .brand img {
    width: 44px;
    height: 44px;
  }

  .brand-name span {
    display: none;
  }

  .hero {
    min-height: 720px;
  }

  .hero-image {
    object-position: 57% center;
  }

  .hero-shade {
    background:
      linear-gradient(90deg, rgba(4, 32, 30, 0.9) 0%, rgba(4, 32, 30, 0.58) 100%),
      linear-gradient(0deg, rgba(4, 32, 30, 0.82) 0%, transparent 55%);
  }

  .hero-content {
    width: min(100% - 36px, var(--content));
    padding: 140px 0 130px;
  }

  .hero h1 {
    font-size: 3.55rem;
  }

  .hero-copy {
    font-size: 1.05rem;
  }

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

  .button {
    width: 100%;
  }

  .market-strip {
    grid-template-columns: 1fr;
  }

  .market-intro,
  .market-stat {
    padding: 25px 18px;
  }

  .market-stat {
    border-top: 1px solid rgba(255, 255, 255, 0.14);
    border-left: 0;
  }

  .market-stat:last-child {
    grid-column: auto;
  }

  .section {
    width: min(100% - 36px, var(--content));
    padding: 84px 0;
  }

  .section-heading {
    margin-bottom: 44px;
  }

  .explainer-grid {
    gap: 42px;
  }

  .lead-copy {
    font-size: 1.18rem;
  }

  .feature-list article {
    grid-template-columns: 36px 1fr;
  }

  .investor-section {
    width: 100%;
    gap: 48px;
    margin: 0;
    padding-right: 18px;
    padding-left: 18px;
  }

  .contact-section {
    gap: 50px;
    padding: 82px 18px;
  }

  .footer-bottom {
    align-items: flex-start;
    flex-direction: column;
  }
}

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

  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
  }
}